The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Bob and Valerie Wright, Andrew Ernemann. Trustees Kent Meager and Tom Gering were unable to attend.  Also in attendance were Association Accountant Bruce Anderson, and Manager Keith Edquist

Approval of Minutes—the Board approved the minutes from the October 13, 2010 Board meeting without changes.

Financial Reports –Bruce Anderson provided Profit and Loss and Balance Sheet information for Little Elk Creek as of October 31 and as of November 30, as the Board had not met since October 13^th.  He also provided aging statements for each of these periods. There were no questions in regard to the financial statements, and the Board focused on the aging statements, as there is more currently due than normal.

One home in foreclosure proceedings was noted as under contract for sale, and that balance would normally be addressed in closing. There was discussion about late fees and possible liens on property should other outstanding balances not be paid shortly. Trustee Bob Wright was to speak with one of these owners in arrears, and Trustee Blackmer with another, to see when these obligations could be met. Bruce was in contact with a third owner on the same topic. Mr. Anderson will keep the Board apprised of results.

Bruce said 2009-2010 fiscal year tax returns had not yet been prepared by Reese Henry and Co. CPA’s. He said an extension had been filed. The Trustees directed Bruce to have the tax return prepared without waiting for the final audit reports, which was the CPA’s reason for waiting to this date. President Blackmer recommended that she and Trustee Meager, work through the draft Management Letter with Mr. Anderson to complete that portion of the audit.

The written audit recommendations from McMahan and Associates were discussed. Bruce had prepared responses for Board consideration for each recommendation from his perspective as association accountant. The auditing firm’s recommendations were considered individually by the Board, along with Mr. Anderson’s opinions on each. The Board’s actions in regard to these recommendations were as follows:

Cash Receipts Posting-recommendation to post assessments received to the general letter on the date received. This will change present practice, and in particular in regard to charging of late fees. Mr. Anderson was asked to notify all owners of this change on the next statements.     Discussed and carried by motion and second, unanimous approval.

Replacement Study-recommendation that the Association complete and review a reserve study. Mr. Edquist was asked to confirm estimates from owner Dan Harris in regard to the expense of complete replacement of the water system. This process is underway via the Responsible Governance Policies and other actions, prior and present, of the Board of Trustees.  Discussed and carried by motion and second, unanimous approval.

Construction Deposits-recommendation to require receipt of construction deposits prior to approval of plans by the ACA. Discussed and carried by motion and second, unanimous approval.

Contractual Arrangements- recommendation that written contracts be executed for all significant agreements for the provision of goods and services. Discussed and carried by motion and second, unanimous approval.

Vendor Files-recommendation that hard copies of invoices be filed alphabetically by vendor name rather than by check number as is the current practice. Mr. Anderson displayed an entire year’s worth of Association checks and invoices in a letter size folder no larger than 1.5 inches in thickness. The association has so few vendors that finding hard copy records is not hindered by the present filing method. His recommendation was not to change the present method of filing, and the Trustees agreed. No action needed.

Assigning Accounting Numbers- recommendation to use account numbers for income and expense items in the Association’s bookkeeping. Mr. Anderson stated similar reasons to those regarding Vendor Files for not changing the present methods, and the Trustees agreed. No action needed.

Investment Policy- recommendation to establish a formal and written, investment policy to guide placement and use of Association funds. This process is underway via the Responsible Governance Policies and other actions, prior and present, of the Board of Trustees. Discussed and carried by motion and second, unanimous approval.

At this point, Mr. Anderson left the meeting, financial matters being concluded.

Unfinished Business- Mr. Edquist and President Blackmer signed a revised management contract with EMRE LLC to June 2011, with countersigned hard copies to each party.  

The three yet to be adopted Responsible Governance Policies were discussed, modified and passed by motions in favor, seconds and unanimous “yeas”. Secretary Wright is to sign these for website posting. These are:

Investment of Reserve Funds

Collection Policy and Procedure

Enforcement Policy/Schedule of Fines and Fees

All the State required Responsible Governance Policies have now been reviewed and adopted by the Board of Trustees for the Little Elk Creek Village Homeowners Association.

Unfinished Business-cont.

Further discussion of the revised Architectural Guidelines was undertaken, and Trustees Wright and Ernemann are to work through a final revision prior to the next meeting. Mr. Edquist’s comments have been incorporated in the most recent revisions. This document too will be posted to the website when complete.

Beth Blackmer made a brief report on the Source Water Protection Plan presentation held at Kent Meager’s home. She said owner George Johnson had volunteered to lead in the production of this document on behalf of LEC, and that the process was moving forward. She named the committee as LEC owners George Johnson, Dan Harris, Tom Gering, John Ott and herself.

Keith and Beth gave a brief update on Dan Harris’ leak seeking on the water system, saying he believes there is a slow leak, and that some manipulation this past week may have provided its location. Dan will continue to test the system for this leak, and provide Mr. Edquist with enough information to allow notice to affected owners prior to shutting off sections of the water system overnight.

New Business-none.

The next meeting of the Trustees is set for January 12^th, 2011. President Blackmer reminded all Trustees present and absent that the meeting is set for the second Wednesday each month and to place it on their calendars now.

There being no other business to come before the Board, there followed a motion to adjourn at 9:33 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Bob and Valerie Wright, Andrew Ernemann, and Kent Meager. Trustee Tom Gering was unable to attend. Also in attendance were Association Accountant Bruce Anderson, and Manager Keith Edquist

Approval of Minutes—the Board approved the minutes from the September 8, 2010 Board meeting without changes.

Architectural Control Authority- Bob and Valerie Wright gave a brief recap of progress on their home and landscaping. Manager Edquist reported on the Stahl and Lindholm construction projects. Approval of a six month extension in regard to the Stahl project was approved by the ACA.

The Board agreed with Mr. Edquist that ACA communications to applicants should not be attempted via minutes of Trustees meetings, and agreed to compensate Mr. Edquist for the time involved in responding in writing to applicants throughout the ACA process of review, amendment, approval, refund of deposits, etc. Manager Edquist is to document all such charges via the monthly statement. In addition, such expenses were agreed to be deducted from any fee or deposit received by LEC from the applicant.

There was brief discussion regarding work proposed by owner Dan Harris for the water system in relation to road cuts and repairing them. The Board asked Mr. Edquist is inquire as to the cost of the road cuts and advise Harris that these should be chip sealed to match the rest of the LEC roadways, as opposed to paving them.

Financial Reports -Bruce Anderson said McMahon and Associates had not yet produced a draft report for Board review, but that one was expected soon and would be forwarded when received. There followed some discussion regarding the balance sheet and p and l statements through September 30, and aging reports through October 10^th. Bruce expressed some concern about the larger than usual amounts due from owners, but noted it is still early in the 4^th quarter.

There followed some discussion regarding foreclosures and short sales, and how the HOA receives notice of them (typically notice is sent to the “registered agent” with the state-attorney Hal Dischler). In relation to the draft audit, information regarding the easement agreements with LEC water users outside the development were requested. President Blackmer was to research this, and manager Edquist to add it to his questions for owner Dan Harris.

Unfinished Business—Keith made a brief report on trash service, saying the present provider has not provided cause for concerns, and that the bid received from competing companies were 30% higher than what is paid at present. Therefore no changes will be made. Similarly, last year’s contractor for snow removal has been retained at the same cost per plow as last year. Snow removal by contract is to be from November 15 to April 15^th, 2011.

The playground has been brushed with protective sealant on the unstained wood areas. The water based SuperDeck product used is stored in the pump house for later applications.

Further discussion of the revised Architectural Guidelines was tabled, though Ernemann/Edquist are to work through it again prior to the next meeting. The three yet to be adopted Responsible Governance Policies were tabled and discussion will be resumed at the next meeting. These are:

Investment of Reserve Funds

Collection Policy and Procedure

Enforcement Policy/Schedule of Fines and Fees

The RGP’s will be posted to the website when they are finally approved by the Trustees

A draft of a policy on reserves and reserve funding prepared by Manager Edquist was adopted and signed by Secretary Bob Wright at this meeting, and will also become part of the Responsible Governance Policies for Little Elk Creek.. In regard to this policy and the present balance in the Water System Reserve, Manager Edquist was asked to sound out Mr. Harris on the feasibility of having Aspen Earthmoving provide a worst case scenario expense figure for replacement of the system’s main lines.

New Business

There was a general discussion of the water system upgrades, including overall costs of road cuts, tank painting, main line replacement expense, and easement agreements etc. which took place in association with various topics brought forward earlier in the meeting and described above.

There being no other business to come before the Board, there followed a motion to adjourn at 9:08 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Bob and Valerie Wright and Tom Gering. Trustees Meager and Ernemann were unable to attend. Also in attendance were Association Accountant Bruce Anderson, Manager Keith Edquist, and Grace Huffman and her daughter in relation to an ACA matter,

Approval of Minutes—the Board approved the minutes from the August 11 2010 Board meeting.

Architectural Control Authority- Grace Huffman submitted a color photograph showing the area of her roof to be modified by replacement of shingles and existing skylights. She also provided a a sample of the shingle color and metal flashing colors, as well as a signoff sheet with signatures from neighbors Davidson, Brettman, Johnson, and Norris. She expects to start this work within a week and be completed in two weeks. The ACA reviewed and approved this plan, and with a motion, seconded and carried unanimously determined not to require a construction deposit for this work. President Blackmer retained the submitted materials for the ACA files.

There was brief discussion of the Harris solar project, which is now complete. Beth said she had asked Mr. Harris if he wished the $3000 construction deposit check shredded or returned to him, but did not have his response. This was completed in an expeditious fashion, and the check was held in light of the expected rapid completion.

Bob Wright gave a brief update on his berm work and landscaping, which is on-going. He indicated the fence approved would be installed at a later time. He asked about watering plantings on the berm after the irrigation water is off, and was advised watering by hose would be allowed for new plantings in such a situation. He said the entire home is being re-roofed in October with synthetic cedar shakes which will match the existing roof closely. He said the additions would be built next year, and that plans for these would be submitted for ACA review.

Audit update and Financial Reports -Bruce Anderson said McMahon and Associates would send a representative to meet with him on September 15^th. The next step after that would be for them to produce a draft report for Board review.

Bruce provided the Board copies of the balance sheet and profit and loss budget vs. actual statement for August, and a current aging statement. There were no unusual numbers to discuss and no serious delinquencies in payments. There may be 2 foreclosures in process, and the Board wished to assure proper precautions are taken to insure collection of assessments. Manager Edquist was asked to look into the association’s rights, and see if it is possible for him to file a lien on these properties.

There was brief discussion of marking bumps and dips in the roadways, but the consensus was to defer this until next year, as roads will shortly be covered with snow and ice. There were no further questions regarding finances.

Unfinished Business—Keith made a brief report on bids for trash service, saying the present provider is willing to be competitive and responsive in retaining the accounts. Of two other companies, one candidly said they did not have the proper equipment to service LEC, and the other had not yet given a bid. The present vendor expense is $2450 per month, roughly $30 per owner.

There was brief discussion of the playground, which still needs some protective sealant added to the unstained wood areas. Keith said he had changed the irrigation timers to leave this zone dry, and would seal these areas in October. Playground surface was discussed, with recognition of a need for overall costs to grade and install a play surface and containment system. Note is made that the original playground has never had anything other than a grass surface at the play area.

Further discussion of the Responsible Governance Policies was tabled due to the absence of Trustees Ernemann and Meager, as was review of the amended Architectural guidelines. The approved policies should be signed and filed, and manager Edquist will work with Secretary Wright to accomplish this.

New Business

Mr. Edquist wrote and sent a draft of a policy to the Trustees in regard to Reserve Studies, which is a ninth Responsible Governance Policy required under Colorado law for associations. This was also tabled for the foregoing reasons.

Also tabled in view of the late hour and missing Trustees were discussions regarding bringing solar energy from remote production sites into Little Elk, and the concept of bringing natural gas into the neighborhood. Mr. Edquist volunteered to find out the time of the next meeting on the Source Pollution Study and advise the Board of this, as there may be activity in regard to Gateway next week.

There being no other business to come before the Board, there followed a motion to adjourn at 9:15 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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The meeting was held at the Firehouse. In attendance were:, Kent Meager, Beth Blackmer, Bob and Valerie Wright and Andrew Ernemann. Also in attendance were Association Accountant Bruce Anderson, and Manager Keith Edquist.

Approval of Minutes—the Board approved the minutes from the July 13 2010 Board meeting with the deletion and replacement of a single sentence in regard to the exterior materials to be used in the Wright garage addition.

Architectural Control Authority- Andrew Ernemann submitted a single page, hand drawn landscape plan for his lot, showing new plantings, an enlarged pond, excavation for irrigation system, and berming. The ACA reviewed and approved this plan pending receipt of signatures from adjoining property owners Wirtz, Forke and Gilmore (these have since been received). There was brief discussion of the Harris solar project, which is nearing completion.

Audit update and Financial Reports -Bruce Anderson said McMahon and Associates have received all of the information they requested. He was uncertain if they will need to meet with him in person to complete the audit.

Bruce emailed the Board the balance sheet and profit and loss budget vs. actual statement for July 31 prior to tonight’s meeting. He said he would produce a new format p and l statement for next month’s meeting, which will show figures comparing year to year and month to month vs. budget. He said he could also produce the QB detailed transaction report to help the Trustees track expenses.

Bruce said he and Trustee Kent Meager had a productive meeting earlier this month in regard to accounting services and insurance (fidelity bonding). Bruce said he had reduced his monthly fee by $100 as a result of these discussions. This addressed the Trustee’s concerns in regard to accounting expense from other vendors, in respect of Mr. Anderson’s knowledge of neighborhood history and efficiency in billing assessments. Manager Edquist reported that Bruce could be covered under the existing LEC insurance policy’s crime coverage as the association bookkeeper for an amount up to $25,000 for an additional annual premium of $50 per year. There was a motion, seconded and approved for this expense and a direction to management to add this coverage.

In relation to the above, Trustees Meager and Ernemann are to work on contracts for accounting and management services for presentation to the Board next month.

Unfinished Business—Manager Edquist was directed to get new bids for trash service for presentation at the next meeting. All fire hydrants have been checked and painted and are to be numbered by vendor John McDermott. Keith reported that he had received a bid for painting of the water tank, but was uncertain as to whether this work was budgeted for or required this year. He will speak with Dan Harris about this.

There followed discussion in regard to trailer and rv storage and the like, as Mr. Edquist sent an email of observed non-compliance in the neighborhood to the Board the previous week. The Board determined to try to classify various storage issues in some order of priority and respond to them as is deemed appropriate. Recognition of the neighborhood as horse property was noted, along with the need for horse trailers. Unsightly storage, recreational vehicles, inappropriate lighting, and unused vehicles were discussed. The Board determined they would make neighbor to neighbor calls to address several of these presently existing situations. The matter will be re-visited next month.

New Business—The Trustees reviewed drafts of the Responsible Governance Policies and approved the following for adoption at the September meeting:

Conflict of Interest Policy

Conduct of Meetings Policy

Inspection of Records Policy

Alternative Resolution of Disputes Policy

Adoption of Policies and Procedures Policy

The following policies were to be reviewed by Anderson, Ernemann and Meager in respect of language, existing policy, and amounts of fines and fees, with revisions available for the September meeting:

Investment of Reserve Funds

Collection Policy and Procedure

Enforcement Policy/Schedule of Fines and Fees

Mr. Edquist to write a draft of a policy in regard to Reserve Studies, which is a ninth Responsible Governance Policy required under Colorado law for associations.

Discussion of the Architectural Guidelines reviewed and revised by Trustee Ernemann was tabled until next month. There was brief discussion of the playground and playground surfaces, which will also be on the agenda for September.

There being no other business to come before the Board, there followed a motion to adjourn at 9:10 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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The meeting was held at the Firehouse. In attendance were: Sherri Spykerman, Kent Meager, Tom Gering, and new Directors Beth Blackmer, Bob Wright and Andrew Ernemann. Also in attendance were, Association Accountant Bruce Anderson, and Manager Keith Edquist. Valerie Wright attended in regard to submission for changes to the Wright property.

Approval of Minutes—the Board approved the minutes from the June 3 Board meeting as written.

Architectural Control Authority- Owners Bob and Valerie Wright sought the Board’s preliminary approval for a new roof, wood shed, garage addition, greenhouse, entry and rear patio pergola, fence, berm and irrigation pond on their property. Bob and Valerie presented color photos of the wood shed, garage addition, greenhouse, pergola, entry door modifications, and a landscape plan showing the berm, fence and pond locations. Discussion resulted in approval of the wood shed, fence, berm, entry modifications and pergola over the rear patio. Berm to be planted and revegetated as per accompanying written comment submitted at this meeting.

Additional plans will need to be submitted for the garage addition, greenhouse and particulars of the pond location and function. Board recommended Wrights contact George Johnson in regard to the ditch/pond irrigation aspects. Fence to be lower and two rail (Meager existing fence as model) and photo to be submitted. Garage addition to have siding of logs, half logs or other materials that reflect traditional LEC character. Final plan submissions will still need neighbor sign-offs, require a Pitkin County permit, and will need to be accompanied by a $3000 construction completion deposit. President of the Association will continue to keep Architectural Control Authority documents, including applicant submissions.

Election of Board Officers-the following officers were elected for the 2010-2011 fiscal year:

Beth Blackmer-President (term expires at end of 2012-2013 fiscal year).

Tom Gering-Vice President (term expires at end of 2010-2011 fiscal year).

Kent Meager-Treasurer (term expires at end of 2011-2012 fiscal year).

Bob Wright-Secretary (term expires at end of 2012-2013 fiscal year).

Andrew Ernemann (term expires at end of 2012-2013 fiscal year).

Reasonably, one of the recently elected directors should serve a two year term, stepping down in 2011-2012, in order to provide a more uniform succession of directors going forward.

Audit update and Financial Reports -Bruce Anderson said he is working with Mike Jenkins of McMahan and Associates on a “laundry list” of requested information. He said the June 30 financial reports given to the Board tonight were “near final” in regard to the year end figures. The aging report showed only one owner overdue. Bruce said the Reese-Henry firm will again produce the tax return for Little Elk.

Kent Meager led a discussion regarding a contract with Bruce for accounting services and insurance (fidelity bonding) for the accounting work. He also addressed the present expense and possible expense of association accounting from other vendors. This was largely for the benefit of the new Board members. Bruce has done the association books for 18 years, and the value of this history was discussed. Net result was a decision for Bruce and Kent to get together on these matters prior to the next Board meeting, including Manager Edquist as needed. .

New Business—Manager Edquist and Kent Meager are to work on review of the current trash service to see if compliance with Pitkin regulations regarding bear resistant containers can be addressed. Fire hydrants are being checked, painted and numbered by vendor John McDermott; Miller and Polsky hydrants to be included at Association expense, since both contribute to water expense.

There followed discussion in regard to trailer and rv storage and the like, as Mr. Edquist wished to know how this Board wants to respond to non-compliance issues in this regard. Consistency, notification, a period of time for resolution, and Board action were noted as parts of any management enforcement efforts. In the end it was determined Mr. Meager and Mr. Edquist will walk the neighborhood and try to classify various storage issues in some order of priority. Recognition of the neighborhood as horse property was noted. Ex-President Spykerman suggested terms such as “screening” and “in use” be determined and placed in the Good Neighbor policy on the website, and this was agreed to by consensus.

Unfinished Business—Manager Edquist reported that the play structure still needed a roof, staining and more securely attached siding. Also, the beam supporting the tire swing broke and will need to be replaced. The Board determined Mr. Edquist should continue to work on these matters, and asked Bruce Anderson to recap expenses for the structure to date.

The revised Architectural Guidelines were briefly considered, and Director Ernemann agreed to revise them yet again for consideration in the August meeting. Mr. Edquist said the Board should also plan on an hour or more at the next meeting to review and revise the Responsible Governance Policies.

Director Meager suggested “unfinished business” be placed before “new business” on the August agenda. Management was directed to send an email blast to owners in regard to weed control and suggest a possible vendor with which several owners have experience. There is also an email blast to be sent in regard to users of propane to see how many users of each vendor may be in the neighborhood. Knowing this volume pricing may be available. Director Meager volunteered to continue to investigate possible solutions to the appearance issues presented by the Pate property, and to present options at the next meeting.

There being no other business to come before the Board, there followed a motion to adjourn at 9:40 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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The meeting was held at the Firehouse. In attendance were: Sherri Spykerman, Kent Meager, Jodi Jacobson, Association Accountant Bruce Anderson, and Manager Edquist. Dan Harris attended in regard to submission for a structure on his property.

Approval of Minutes—the Board approved the minutes from the May 11 Board meeting as corrected.

Architectural Control Authority- Owner Dan Harris came with sketches of a garage mounted solar array he wishes to construct on his lot. After discussion and clarifications, the Trustees moved, seconded and approved installation of this structure pending receipt of neighbor acknowledgement of the plans, and the ACA’s receipt of the $3,000 construction completion deposit. Neighbors were determined to be Eastley, Nofziger, Slansky, Taylor, Timms, Wolf, Fusaro and Hedges. Dan had acknowledgements from Taylor, Spykerman and Fusaro at the time of the meeting. Dan agreed to provide the others to President Spykerman. Work should not proceed prior to this documentation being provided.

Water System update-Dan gave a brief description of work he wishes to complete on the water system next year including installation of an irrigation control gate at Hedges, and installation of 3 new water valves which will allow greater control in leak situations. He said these were likely fall projects due in part to water levels. Each valve and street cut, plus repairs, Dan estimates to cost $3500. This expense has been allowed for in the proposed budget for next year.

Financial Reports and Budget Discussion -Bruce Anderson provided a profit and loss overview for the period of July 2010 to June 2011, and the current aging statement. There followed discussion of the ‘water operations’, ‘water reserve’ and ‘other’ operations categories of the proposed budget. Bruce said that assessments were expected to stay the same in the coming year. There was discussion of what happens to surplus funds, with Mr. Anderson indicating that these were transferred to the water reserve account at year end as normal accounting practice. The directors agreed this was to be done when final figures for the year are in. Jacobson motioned to approve the budget as proposed, seconded by Meager, and passed unanimously.

New Business—Sherri reported she had attended a meeting of the Little Elk Ditch Company last week as representative for the HOA. She said a bill has been presented for the year and that the LECVHOA has paid their portion of this expense for this ditch company, which provides irrigation water to a dozen homes. Dan Oppenheimer is the present contact within LEC regarding this ditch and water.

There followed discussion regarding the requirement for Association vendors to provide certificates of insurance for work done or services provided to the community. It was also agreed that a written contract should exist for accounting services, and the Trustees asked Bruce to prepare a draft for review at the next Board meeting. Mr. Anderson was also asked to secure insurance in regard to accounting services he provides to LECVHOA.

The Trustees discussed what was to be covered at the annual meeting in regard to reports from management, on the water system and on the ponds and playground. Ballots and candidates for the three seats were discussed, and the need to contact owners for proxies. Finally, the board requested an annual contract from Bruce Anderson for accounting services and a certificate of liability insurance as with any sub-contractor. Mr. Anderson is not authorized to enter into any contract with a vendor on behalf of the HOA, all contracts are to be directed to the manager and brought forth to the board.

Unfinished Business—Manager Edquist stated that Sealco Inc. had been retained to chip seal the roadways and that they were expected to begin this work next week. He also said he had spoken with George Johnson regarding the study to be done on the ponds and that George did not have a report but would try to have one in time for the annual meeting. Keith said crime coverage had been put in place on the LECV insurance policy as previously directed. He said also that the carrier was to make an adjustment to premium based on the inclusion of the water storage tank, but that figure was not known at this date. He also gave an update on the status of the playground renovation and volunteer work day May 22. The Board began, and then tabled review of revisions to the Architectural Guidelines, which Sherri has worked on in recent weeks.

There being no other business to come before the Board, there followed a motion to adjourn at 9:10 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Sherri Spykerman, President

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The meeting was held at the Firehouse. In attendance were: Sherri Spykerman, John Corcoran, Kent Meager, Jodi Jacobson, Association Accountant Bruce Anderson, and Manager Edquist.

Beth Blackmer attended in regard to submission for a structure on her property.

Approval of Minutes—the Board approved the minutes from the April 13 Board meeting as written.

Architectural Control Authority- Owner Beth Blackmer came with photos and a sketch of a 12 x 16 “run in” shed she wished to construct on her lot, then stain/paint and roof to match her existing home. After discussion and clarifications, the Trustees moved, seconded and approved construction of this shed pending receipt of neighbor acknowledgement of the plans. Neighbors were determined to be Cowan, Nofziger, Wirtz and Wright. Beth had email approvals with her from Wirtz and Wright, and agreed to provide the others to President Spykerman.

Financial Reports-Bruce Anderson provided the current balance sheet and income statement. There followed discussion of the financial information the Board expects on a monthly, quarterly, and annual basis. Kent Meager said he had discussed with Bruce recent problems with assessment statements and that the Board was soliciting other accounting bids. The consultation recently done was discussed as was an audit for 2010. This brought discussion to the point of the 2010-2011 budget, and Manager Edquist asked for Board action regarding fidelity bonding, as this would, like an audit, need to be a budgeted expense. There followed a motion, seconded, discussed and finally passed unanimously to purchase $50,000 of such coverage to be added to the Association’s insurance policies, at a cost of $450 per year.

New Business–

Budget Discussion-there were no budget numbers provided at the meeting, and the Trustees determined there should be another meeting prior to the June 9^th annual meeting in order to finalize a proposed budget. That meeting is to be held June 3^rd. Manager Edquist and Accountant Anderson pointed out that the budget approved by the Board and presented at the annual meeting must be voted down by 67 percent of the ownership in order not to become the approved 2010-2011 budget. At this meeting, it was not expected that assessment levels would rise for the coming year.

Board Candidates-several owner names were discussed as potential board members, and the need for a secret ballot discussed, should there be more candidates at the annual meeting than available Board seats. Trustees Gering and Meager will retain their positions; all others are at the end of their terms. President Spykerman is to contact these potential candidates. There will be a line for write-ins on the ballots at the meeting. Manager Edquist was asked to contact the Windstar Conservancy to reserve the venue.

Unfinished Business—Manager Edquist provided bids received for work on the Little Elk roads. The Trustees determined to look at the roadways and get back to Keith regarding the work. He also said he had spoken with George Johnson regarding the study to be done on the ponds, and was told Mr. Johnson had not had contact with that vendor, and therefore there was nothing new to report. Manager Edquist, in view of progress made on the agenda to this point in the meeting, suggested tabling discussion of the Responsible Governance Policies until a later date. For similar reasons, review of revisions to the Architectural Guidelines, which Sherri has worked on, was also tabled.

There being no other business to come before the Board, there followed a motion to adjourn at 9:50 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Sherri Spykerman, President

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The meeting was held at the Firehouse. In attendance were: Sherri Spykerman, John Corcoran, Tom Gering, Kent Meager, Jodi Jacobson and Manager Edquist. Owner George Johnson attended the first part of the meeting in relation to the ponds, wells and water system.

Approval of Minutes—the Board approved the minutes from the March Board meeting.

Ponds etc-George Johnson—George said he had determined three priorities in regard to the ponds. First, protect the quality and quantity of the surface water. Second, determine the capacity of the ponds and need for the pond water in the augmentation plan, and last, manage vegetation in the ponds.

He presented a proposal from Aqua Sierra in regard to the ponds, under which this company would come to LEC May 10 and 11, and sample water and sediment from the ponds, including a core sample in the middle pond. This would allow analysis of the sediment and water’s suitability for treatment by “biological” techniques, given the pond’s proximity to the water wells. Options remain dredging, aeration to improve water condition, or addition of carp to control vegetation. The Board discussed this proposal and approved expenditure of $1040 for this preliminary work. Mr. Johnson is to proceed with this and report to the Board on the results. This should give direction in regard to maintaining of the ponds, wells and associated water quality.

Financial Reports-There were no questions in regard to the balance sheet or income statements for March. An owner’s past due balance and recent partial payment was discussed. There followed discussions in regard to present accounting issues, including statements not sent for the 2^nd quarter, and requests of and direction to accountant to issue these via email. Other Board concerns are lack of an audit of LEC finances for several years, and absence of fidelity insurance coverage with the Association’s current policy. Mr. Edquist and Treasurer Corcoran were to research standard information typically required of accountants to Boards for the May meeting.

New Business—Manager Edquist presented costs in relation to a proposed design for the playground from owner/architect John Ott. After review of the costs and discussion of having much of the actual work done over a weekend or two in May by owner/volunteers, the Trustees approved the design and costs involved. Suggested weekends are May 15 and May 22, both Saturdays. Mr. Edquist was directed to order the materials required. Mr. Ott is to be repaid for his work in producing these drawings, as was discussed in the March meeting. Sherri will contact John to produce an invoice.

Unfinished Business—The Trustees reviewed letters proposed to be sent to owners in regard to leak procedures, septic systems, and volunteering for in-kind contributions of time to the water source pollution study. It was determined that Kent Meager would rewrite each of these, send to Sherri, and that they would be mailed to owners in the near future. Discussion and review of the Architectural Guidelines revision Sherri had attempted was deferred to the May meeting, and further revisions.

Unfinished Business—cont.

There are still some disclosures required of Associations in Colorado which as yet are not up on the website. Keith said he could continue to work with the webmaster on these. In regard to the Responsible Governance Policies drafted by Manager Edquist, there was insufficient time for the Board to review these at this meeting. Keith said this typically takes a Board about 90 minutes to 2 hours to work through.

Curb stops found and missing were again discussed, with Tom Gering to write a letter to those owners who have not located their curb stops to be mailed later this spring. Keith also said owner Bari Stahl had called to advise that work was about to begin on their new residence on Alexander Avenue. Hours of construction were discussed, and Pitkin County regulations in regard to construction days and hours.

The next meeting will be devoted largely to the proposed budget for 2010-2011. The Trustees were asked to think about potential replacements for retiring members Jacobson, Corcoran and Spykerman, and make phone calls to gauge interest among owners in becoming a Trustee for Little Elk Creek Village.

There being no other business to come before the Board, there followed a motion to adjourn at 9:20 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Sherri Spykerman, President

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The meeting was held at the Firehouse. In attendance were: Sherri Spykerman, John Corcoran, Tom Gering and Manager Edquist. Trustees Jodi Jacobson and Kent Meager were unable to attend. Guest Ken Smith attended the first part of the meeting in relation to the ACA review of plans for the Stahl home. Mr. Smith is the general contractor for this home.

ACA Business—the trustees met to review the final submission of plans for the Stahl home to be constructed on Lot 14, Block 3 this summer. Mr. Smith had circulated the final plan set for signatures from adjacent owners, and returned it to President Spykerman. After review of the plans, and discussion and consideration of comments from owner Suzanne Richman, requesting additional tree plantings, there was a motion, seconded and passed unanimously, to approve the final plans as submitted, with direction to the applicant and neighbor Richman’s to resolve landscaping matters as possible between themselves.

Approval of Minutes—the Board reviewed the minutes from the February Board meeting, and after deletion of reference and inclusion of Mr. Ott’s letter in regard to septic systems, these minutes were approved by the Board.

Financial Reports-There were no questions in regard to the balance sheet or income statements for February. An owner’s past due balance was discussed. At length, the Board determined to have Manager Edquist contact this owner and see if a payment plan can be arranged. If this does not prove possible, management was directed to send a Notice of Intent to Lien letter, and follow with a Notice of Default letter, should the first letter not result in payments. The assessments in question are 3 to 6 months in arrears.

New Business—Manager Edquist reported that he had created drafts for eight of nine required Responsible Governance Policies for Little Elk Creek. He said he may need additional information in regard to the yet-to-be-created Reserve Study policy from Mr. Anderson and Mr. Harris in respect of the water system. Keith will forward these policies to the Board for review prior to the April meeting, with the intent to field all comments and incorporate them into the documents, so that they can be signed and adopted at the April meeting.

Manager Edquist included information in the Board materials in regard to disclosures required of Associations in Colorado, most of which he said could be provided via the website. There is need to provide some specific information on the site, including specifics regarding insurance, which agency Neil-Gering had provided. Edquist will work with webmaster to comply with these requirements. Manager Edquist noted new capabilities on the website which now allow downloading of individual documents there.

In regard to an insurance proposal from Community Underwriters Association discussed last month, the carrier declined to provide coverage based on equestrian concerns. Therefore, existing coverage with Travelers will continue. The Board asked management to investigate fidelity coverage and increased umbrella policy coverage through the existing policy.

Unfinished Business—The Trustees discussed at some length communication to the owners in regard to septic systems, leak protocol, and volunteers for the water source pollution study. It was agreed a summary letter in regard to septic be produced, and that the leak protocol letter would need some revision before being sent. The leak protocol will likely be posted to the LEC website as well as mailed. Trustee Corcoran will rewrite the leak protocol letter, and President Spykerman will contact John Ott in regard to a summary. If possible, this letter was discussed as being mailed to all owners by the end of March.

Manager Edquist reported that owner George Johnson had no new information from vendor Aqua Sierra in regard to what will be required to improve the state of the ponds. This information is expected at the April meeting. Options remain dredging, aeration to improve water condition, or addition of carp to control vegetation.

There was also further discussion in regard to those owners who have not located their curb stops, in light of a January leak at the Cowan home which necessitated shutdown of the whole street’s water system for 36 hours. Manager Edquist produced the map and spreadsheet regarding last year’s work to locate curbstops, and noted 11 curb stops not found, and an additional 8 curbstops located by general area, but not physically found. The Trustees discussed renewed efforts this spring to have these owners locate their curb stops.

President Spykerman had completed draft re-writes of portions of the Architectural Guidelines, which she will forward by email to the Board for review and comment. Manager Edquist recapped the playground status as on hold until owner Ott completes plan and elevation views of the previously discussed improvements. Once this is available, the Board can approve proceeding with the work of modifications, to begin in April or May.

There being no other business to come before the Board, there followed a motion to adjourn at 8:50 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Sherri Spykerman, President

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The meeting was held at the Firehouse. In attendance were: Jodi Jacobson, Sherri Spykerman, John Corcoran, Tom Gering and Manager Edquist. Guests Ed Church and Owners Dan Harris and John Ott attended at Board request in regard to the ponds/septic systems. Mr. Church attended in regard to septic systems. His business is “Onsite Wastewater Consultants”. Guests Ken Smith and Stuart Brumett attended the first part of the meeting in relation to the ACA review of plans for the Stahl home. Brumett is the architect, and Smith the general contractor.

ACA Business—the trustees met to review the final submission of plans for the Stahl home to be constructed on Lot 14, Block 3 this summer. Mr. Brumett presented 2 sets of the plan set submitted to Pitkin County, and dated 1/27/10. He also submitted a construction deposit check, # 5359 from Eric Stahl, and a point by point summary of the changes to the previously approved preliminary plans. The final plans were approved as submitted pending return of the plan set with signatures of all 4 adjacent neighbors, which Ken Smith had already begun to circulate. Smith is to return this plan set to President Spykerman. Edquist retained an unsigned set.

Approval of Minutes—the Board reviewed the minutes from the December Board meeting, and after deletion of a single sentence in regard to revision of the architectural guidelines, these were approved for posting to the website.

New Business—Owner Dan Harris came in relation to a potential grant from the State for a water source pollution study. This was discussed in a January 21 meeting with the Gateway Metro District, which Mr. Harris and Manager Edquist attended. As there seemed no down side to proceeding, at length there was a motion, seconded and approved, for the LECVHOA to participate in the combined study and grant for investigation of source pollution for the LEC water system/wells. Vendor Scott Leslie, Environmental Process Control, will do most of the legwork involved. However, the grant is a matching grant, and in-kind contributions of LEC owner’s time will be necessary going forward. Dan did not have time to devote to this, and the Board is to seek owners who may have such time.

Mr. Harris also submitted a draft of a leak protocol plan for Little Elk, by which any leak might be reported to the proper agents, promptly responded to, and completely followed up upon by owners impacted by leaks or shutoffs. The Board determined this should be finalized, posted to the website, and distributed to the owners, though the method of distribution was not determined. There was also further discussion in regard to those owners who have not located their curb stops, in light of a January leak at the Cowan home which necessitated shutdown of the whole street’s water system for 36 hours.

Owner John Ott and guest Ed Church made a presentation to the Board in regard to septic systems, their problems, maintenance requirements and need for safe operation. This discussion was timely, in that LEC septic systems will be among the most likely sources of problems for the LEC water system and wells. Mr. Church is based out of Denver Colorado, and had worked with John Ott in regard to a detailed report prepared for the Board, and ultimately, for owners in Little Elk. The Board felt a summary of the letter should be sent to the ownership along with a general letter asking for volunteers to participate in the water source pollution study.

Financial Reports-– There were no questions in regard to the balance sheet or income statement. Mr. Edquist was asked to contact Owner Gilmore in regard to their past due balance shown on the aging statement. Also discussed was sending a letter in regard to past due assessments. Manager Edquist stated he had such letters, but that LEC should adopt, as required by Colorado law, a Responsible Governance Policy for collection of debts. He said further that nine policies are required of homeowner associations, and said he had written such documents for other associations. At length the Board asked Mr. Edquist to draft Responsible Governance Policies for Little Elk Creek. The fee for this is $400.00, and the Board approved that expense.

Unfinished Business-

Manager Edquist reported on an insurance proposal from Community Underwriters Association, and produced a comparison sheet for the Board to consider in regard to present coverage and costs. It appears that more complete coverage is available, through the same Glenwood agency, from another carrier for about $1400 less per year. After discussion and questions, there was a motion to accept Mr. Edquist’s recommendation for a change in insurance carrier. This was seconded and passed without further discussion. President Spykerman was provided with an application to sign and return to the agency.

New Business-

Manager Edquist included information in the Board materials in regard to disclosures required of Associations in Colorado, most of which he said could be provided via the website. There was general consensus that these requirements should be met. Mr. Edquist asked the Board how they would like to be listed, as one requirement is for contact information for a homeowners Board be posted. Mr. Edquist will proceed with compliance in this regard for Little Elk Creek, though there was no discussion by the Board at this meeting regarding the requirements.

There being no other business to come before the Board, there followed a motion to adjourn at 9:20 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Sherri Spykerman, President

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