November 17, 2011

The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Kent Meager, Bob Wright, Bruce Anderson and Manager Keith Edquist. Andrew Ernemann was unable to attend. Also in attendance were owners Tim Lindholm and George Johnson

Meeting topics: ACA Lindholm re-roof, ACA Ricker/Vonderhorst construction deposit return and discussion, discussion regarding pond diversion, draining, and excavation, Johnson update on the Source Water Protection Plan, current financial and aging reports, curb stop search update and next steps, attorney’s draft  for HOA work on private property.

Approval of Minutes—the Board will review the minutes of the October 12 meeting when they are produced. Manager Edquist apologized for not having prepared a draft for this meeting.

Architectural Control Authority- Owner Tim Lindholm attended the meeting of the ACA for two purposes in regard to Lot 4, Block 3, Filing 2:

1)To obtain permission for a re-roof of the sloped portions of his original home on the site.

2)To update the Board on progress on the Caretaker Dwelling Unit (CDU)
under construction on the property.

In respect of 1) Mr. Lindholm was given approval to proceed based on the photographs provided of the roof area to be redone, conditional upon receipt of sign-offs from neighbors, Gloz, Minceburg, Richman, Stahl and Cottrell.

In regard to 2) Tim said his construction extension from the HOA ends this January, but may need to be extended. He borrowed enough funds initially to construct the straw bale CDU but not enough to tear down the old home. Due to the present economy he does not intend to do so and thus the request to reroof this structure. In this regard the Trustees asked his plans for both homes. He said he and his family will continue to occupy the old home, and that relatives will be staying in the CDU.

Pitkin County regulations and LEC covenants allow only a single water tap on this lot. Mr. Lindholm said the county required a reconstruction of the leach field and septic system, which has been completed. There is a working curbstop on the property serving both structures, as does the waste system.   

The Trustees asked that Tim clean up the CDU jobsite immediately, and said an extension of the construction time would not be an issue was it needed and requested in January.  Mr. Lindholm agreed to clean up the back side of the lot (north side of lot on Alexander Avenue) as soon as possible.

Manager Edquist had reviewed the status of the Ricker/Vonderhorst property and gave the owners an ok for return of the construction deposit on behalf of the ACA. This was prior to comments from the Board in regard to the need to screen the propane tank. Trustee Anderson had the deposit check, which was signed and given to Edquist with instruction to release only after temporary screening of the propane tank on the property is completed. President Blackmer had spoken to the owners about this, so it should not come as a surprise. She also said the owners had plans for a permanent screening when they continue improvements in the spring. Manager Edquist is to contact the owners in regard to the deposit.

Financial Reports –Current aging matters were discussed, with the report looking better with some recent payments from owners in arrears. Bruce said two owners had withheld payments in respect of time spent in searching for their curbstops.  The balance sheet and income statement were reviewed without additional comments from the Trustees.  It was noted there has been no billing from the Little Elk Creek Ditch Company, so Manager Edquist was asked to contact owner Dan Oppenheimer and ask for minutes of this summer’s meeting. That meeting had no representative for the HOA interests in this ditch, aside from Mr. Oppenheimer and other owners served by its waters. In the recent past bills from this entity to the HOA have been late arriving.

Source Water Protection Plan(SWPP)- an update on this project was provided by owner George Johnson, who has been working with local, county and state personnel in regard to production of this plan. The SWPP Committee for Little Elk includes Mr. Johnson, Beth Blackmer, John Ott, Tom Gering and Dan Harris. The LEC Board approved a $5000 line item amount in the 2011-2012 budget to supplement a $5000 state grant and in-kind contributions by the LEC ownership to produce and implement this plan. It addresses possible sources of contaminants to the LEC water supply and water system.

George said the main product of this plan will be a magazine style document produced for and provided to all LEC owners, likely titled Homeowners Guide to Septic Systems. Its components will address the possible sources of water pollution at Little Elk, with focus on septic systems and leach fields, and secondary focus on underground storage tanks, typically fuel and propane.

He also said there would be a one page “Advisory Letter” produced and sent to the ownership this January, which will recap the program and the opportunities for cost sharing for septic inspections, emergency pumping if necessary, installation of cathodic rods for buried tanks, and various other costs of the plan. Mr. Johnson said most of the work will take place next summer, and consist of county-assisted seminars and workshops, and an aggressive program of cost-sharing for inspection, cleaning and maintenance of septic systems at Little Elk Creek. Within LEC these septic systems have also been organized into various priorities of need and/or potential harm to the water source, based on proximity to the ponds and wells.

Mr. Johnson provided a proposed budget for the plan, showing income from the grant, the LEC budget, residents and in-kind contributions from the county (Environmental Health Department). The Trustees reviewed this and wished to emphasize a wish to direct the majority of funds to inspection of septic systems and whatever emergency pumping may be found necessary. They questioned if the cost of the magazine/reference guide could not be reduced with this in mind. Discussion on this point was divided as to the value of a hard copy reference manual versus simple posting to the website of the relevant information. Mr. Johnson agreed to consider all costs, but no decision was reached about this budget, nor was action taken by the Trustees.

Curbstop update-Manager Edquist provided the Board with color copies of the most recent curbstop spreadsheet, which will also be placed in the pumphouse. After discussion, he offered to simplify this data by eliminating all owners with working curbstops, and by grouping those left in accord with a breakdown by owner Dan Harris which will minimize water system shutdowns when excavation is done on these properties. Manager Edquist offered to contact owners with easily found and tested curbstops individually, to encourage them to complete work this year.

The Trustees also briefly considered attorney Hal Dischler’s draft of an access agreement for owners to sign if HOA work were to be conducted on their property. No action was taken in regard to this draft at this time. As work proceeds in regard to curbstops, water system leaks over the winter,  and the SWPP, this should be further reviewed.  

Unfinished Business—After discussion of the diversion of water from the upper pond to dry it out, it was decided to excavate a hole from which to pump out, more completely, the upper pond. It is draining slowly, but the Trustees felt draining was reasonably accomplished, and would allow vegetation to freeze to its roots and the pond surface to freeze more thoroughly. This should allow greater ease of excavation and drier excavated materials, whether or not this happens on an expedited basis in January or waits until April or May.

Next meeting- The next meeting of the Trustees was set for January 11^th; there will be no meeting in December. There being no other business to come before the Board, the meeting was adjourned at 8:40 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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October 12, 2011

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

Meeting topics: ACA Gardner re-roof, ACA Spykerman trim changes, ACA Ricker/Vonderhorst update, current financial and aging reports, curb stop search update and next steps, draft again asked for HOA work on private property, snow removal information to owners, greenbelt walkway update.

Approval of Minutes—the Board approved the minutes from the September 14, 2011 Board meeting without changes.

Architectural Control Authority- Gib Gardner will re-roof his home with a brown asphalt shingle. No deposit was required as no building permit was required. Beth brought in sign offs from all Gardner’s neighbors, and gave Manager Edquist the Gardner’s plan view, shingle sample and sign-offs.

Owner Sherri Spykerman submitted photos of proposed minor trim changes to the ACA. These were digital and forwarded for review prior to the meeting. She also provided email sign-offs from affected neighbors. These changes were approved by the ACA.

Manager Edquist said he had spoken to the new owners of the Pate property in respect of their re-roof and need to clean the site to recover their construction deposit. Owner Greg Ricker indicated that the Airstream trailer parked there would be removed when they moved into the home at the end of the month, and that the front loader would also be leaving the site for the winter.

Financial Reports –Current aging matters were discussed. Management reported the Notice of Default sent to an owner in arrears had resulted in a call to him promising full payment. At the time of the meeting this had not yet been received.  Trustee Anderson noted that the water expense was slightly over budget due to efforts in the curbstop search. There were no further questions regarding the balance sheet or income statement provided, reporting through the end of September.

Curbstop update-Manager Edquist reported on the most recent finds in the curbstop search, noting that of 8 homes without discernable curbstop locations, 7 were such that it is not known where to dig to locate them. These are candidates for new curbstop installations. President Blackmer said she would work with owner Dan Harris in regard to these 8 stops and formulate a plan for excavations coordinated with water system shutoffs.  Beth said she would contact attorney Hal Dischler in this context, to draft an access agreement the HOA might use for expediting work on private property. This might be necessary where a water valve installation is required outside of a utility or roadway easement.

Mr. Edquist also reported 17 found curbstops still untested, of which 8 might be dug by hand, and 9 will need excavation.  Edquist was asked to inquire of Mr. Harris if staging of these digs should proceed according to some plan for systematic shutdowns of the water system, rather than at random. Mr. Edquist also noted that Harris had asked for a week’s prior notice before excavation, and that utility locates would be necessary, which take 3 days on a normal schedule. Subsequent to this discussion, Manager Edquist was asked to provide information to owners about these factors, and also to provide a list of contractors able both to excavate water lines and repair exposed curbstops.

Unfinished Business—Manager Edquist was directed to notify the owners of the contract for snow removal with Good Earth Landscaping and to offer other known vendors for plowing of private drives.

Trustee Ernemann again discussed a possible boardwalk area to bridge a perpetual soggy area of the greenbelt walking path, but the other Trustees had not looked at the area. Further discussion of a boardwalk was deferred, though the possibility of improving access to this end of the greenbelt using excavated material from the upper pond was suggested.  

Next meeting- The next meeting of the Trustees was set for November 16^th, as there was a date conflict with meeting on the 9^th. There being no other business to come before the Board, the meeting was adjourned at 8:07 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, Kent Meager, and Bob and Valerie Wright, Andrew Ernemann and Bruce Anderson. Also in attendance were owners Dan Harris, John Burke, Gib Gardner and Manager Keith Edquist

Meeting topics: ACA Ernemann shed additions and Wright sign-offs, discussion regarding pond diversion, water storage tank painting and related drainage, current financial reports, curb stop search update and next steps, draft asked for HOA work on private property, approve snow plow contract, greenbelt walkway proposed and discussed.

Approval of Minutes—the Board approved the minutes from the August 17, 2011 Board meeting without changes.

Architectural Control Authority- Andrew Ernemann presented plans regarding changes to his previously approved work involving the addition of three small shed structures. He had some neighbor signoffs on this work, but others were required. These are to be obtained and 2 fully signed copies provided to President Blackmer and one copy to Manager Edquist. Trustee Bob Wright provided similar signoffs regarding his garage addition project approved in the August meeting. Based on property walk through by Manger Edquist, the Trustees authorized return of the $3000 construction deposit to owner Holly Timms.

Owner Gib Gardner attended the meeting to encourage the Trustees to have a look at the interior work being done on the old Pate property, now owned by Greg Ricker and Kyle Vanderhorst. The construction deposit on this home is still being held awaiting clean-up of the site. Gib said the owners are working hard and making great progress on the home interior, and hope to move in by early November.

Water Operations update-Dan Harris discussed the water storage tank and work necessary there, and provided an overview of the proposed diversion of water over the winter from the upper pond to allow ground freezing and vegetation kill. Owner John Burke attended in regard to the proposed diversion.

Dan said the water tank painting was completed by Mannix Painting, that he had inspected the work, and authorized payment for the contractor. He said also that he had looked again at the retention pond and drainage from the storage tank to it that is located on the Weissner property. Dan now feels that the retention area should be eliminated altogether and a more natural drainage re-established. He will continue talks with Weissner but expects less expense in completing work at the tank than previously anticipated, as Mr. Weissner has agreed to a 50/50 sharing of expense. He said he would advise the Board before this work was done, and obtain an appropriate written agreement from Mr. Weissner.

In respect of the diversion of water from the upper pond, Dan believed this would be undertaken after the ditches were shut down and allowed to dry out. Mr. Burke said he had no issues with the diversion, but did want the work done by a professional excavator. There followed a motion, seconded and approved after discussion, to have Mr. Harris and Aspen Earthmoving excavate to dry out the upper pond this winter to see if freezing the bottom will kill the vegetation there. Dan said there were enough funds in water operations to address the water storage tank cleanup, the work at Weissners, and this diversion, and the Trustees are acting on that information.

Dan said he had spoken with Aspen Earthmoving about the potential expense of excavation of the ponds, and that to do both ponds would mean moving 2450 cubic yards of earth, at a little more than $10.00 per yard, with hauling to the LEC greenbelt. Again, the question arose as to where this material would/could be placed. There was some discussion of hauling this to the Monastery grounds, which is to be pursued. This discussion relates both to vegetation control and to water production at the wells, and has been visited several times over the last 2 years. At this time, the Trustees chose to defer consideration of this excavation until the spring, after the upper pond has dried out and better expense figures are available.

Financial Reports –Current aging matters were discussed. Management reported a Notice of Default had been sent to an owner in arrears. Bruce reported that information had been provided to the Reese Henry accounting firm for production of the LEC tax returns for 2010. He said also that he had charged participating owners for their approved electrical locates and Mr. Gering’s work in searching for curbstops. There were no questions regarding the balance sheet or income statement provided, reporting through the end of August.

Curbstop update –Manager Edquist reported the curbstop search had located only 2 of 13 missing stops. The Board discussed the next steps and agreed to engage Environmental Process Control/Alan Leslie to use more sophisticated equipment to trace water lines, with agreeing owners being charged a $60 per hour rate. Also agreed was Manager Edquist’s participation in this, with that expense being billed to water operations budget. In addition, the Trustees believed it was necessary to begin testing found curbstops to determine if they work. This work is to be undertaken by Mr. Edquist and Mr. Gering as soon as possible, with those expenses being billed to water operations.

This prompted a brief discussion of a document Trustee Meager produced for Board review and approval. This was a draft protocol for use when the HOA must work on the water system, or other HOA concerns, on private lots. Authority for this comes from the LECVHOA covenants at items 16 and 17, which were reviewed at the meeting. See http://www.littleelkcreekvillage.org/

After discussion, Trustee Meager agreed to re-write this with specific reference to the noted covenant items above and re-submit it to the Trustees for further consideration.

Unfinished Business—Manager Edquist had sent the Trustees the snow removal proposal for the 2011-2012 winter from Good Earth Landscaping. As it was the same as the previous year, and as there has been good response from this contractor, Edquist was directed to sign the proposal/contract with Good Earth

President Blackmer updated the Board on condition of two properties horse pasturage, which the Board will continue to monitor per LEC covenants. Mr. Edquist asked for designation of authorized persons to address the LEC insurance policies, at the request of the Neil-Garing Insurance agency. The Trustees determined President Blackmer should be such a designee, and Edquist is to return the authorization form to the agency.

Trustee Ernemann discussed a possible boardwalk area to bridge a perpetual soggy area of the greenbelt walking path. The Trustees determined they did not have enough information and determined to look at the area and discuss possible solutions at the October meeting.

Next meeting- There being no other business to come before the Board, the meeting was adjourned at 9:00 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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August 17, 2011

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

Meeting topics: ACA update Stahl and Vonderhorst projects, review Wright revision to prior plans, current financial reports, curb stop search update and next steps, set Board officers for coming year, water work protocol discussed, signers on bank account, appearance conditions at rental homes, horse lot concerns.

Approval of Minutes—the Board approved the minutes from the July 13, 2011 Board meeting without changes.

Architectural Control Authority- Manager Edquist reported that the Stahl project was complete in both construction and landscape, and the Trustees returned their construction deposit. Edquist reported the Vonderhorst property was not cleared of construction related materials after completion of the roof and the Trustees retained that construction deposit pending cleanup.

Trustee Bob Wright requested a reduction in the approved size of his garage addition from the 16 x 35 foot approved structure to one of 10 x 20 feet. This was approved pending sign offs from neighbors Ernemann and Lederer on the revised plans. These are to be obtained and 2 fully signed copies provided to President Blackmer and one copy to Manager Edquist

Financial Reports –Current aging matters were discussed. Management was directed to send Notice of Default to an owner in arrears. There were no questions regarding the balance sheet or income statement provided, reporting through the end of July. Manager Edquist reported that owner Dan Harris was requesting the Trustee’s permission to excavate an overflow pond near the water tank which has filled in with sediment over time. This is on the Weissner property, and not a part of LEC. The Board requested Mr. Harris provide them with expected costs for this work, and a written release from the Weissners allowing the work to proceed. This prompted a discussion on the need to produce a protocol for use when the HOA must work on the water system on private lots. Trustee Meager was asked to draft a document for Board review and approval at the September meeting. Last, the Trustees determined to have ex-Trustee Gering removed as a signer on the Association accounts.

Curbstop discussion –Manager Edquist reported that electrical locates were performed on 11 private lots to trace electric service to the street transformers. This might produce discovery of water line curbstops if a common trench were used for both utilities brought to a home. The results of the initial search with a magnetic detector by owner Tom Gering resulted in locating only 2 of 13 unfound curbstops. The Board directed that Mr. Gering undertake the next steps in this search by use of another search device which will allow tracing water lines from home basements or crawl spaces. Manager Edquist had reported that most of the owners with unfound curbstops had agreed to this search in prior communications. At the time of this meeting, there was not a device available to continue the search in this manner. Mr. Edquist will work with Mr. Harris and Mr. Gering on this. The Board further directed Edquist to work with Harris and Gering to begin testing of curbstops which are located, to see if they are operational.

Also discussed was trying to establish a cost to install a new curb stop. Toward this end, Edquist was asked to see if Harris would work with owner Michael Vernon to locate his elusive curbstop. If not located, Dan was to see if Mr. Vernon will agree to have Aspen Earthmoving install one to establish a baseline expense for such work.

Unfinished Business— Control of vegetation in the ponds was again discussed, with the result that Mr. Harris is to be asked to establish a method and costs for draining and freezing the upper pond, and inform the Board where the funds to do so will be drawn from. Still on the table for discussion in this fiscal year are dredging of the ponds, both for vegetation and to increase storage and water production, and/or manual pulling of the offending vegetation.

Next meeting- The Trustees discussed the possibility of meeting less often than monthly, but it was clear that September’s meeting would need to go forward as planned, as there is still much business to attend to.

There being no other business to come before the Board, the meeting was adjourned shortly after  9:00 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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LITTLE ELK CREEK VILLAGE

HOME OWNERS’ ASSOCIATION

Post Office Box 420

Snowmass, CO   81654-0420

July 13, 2011

The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Andrew Ernemann, Kent Meager, Bruce Anderson, and Bob and Valerie Wright. Also in attendance were owners Tom Gering Dan Harris, Michael Vernon, and Manager Keith Edquist

Meeting topics: ACA update Davenport/Vernon projects, review of ACA process and administration, ACA record keeping, current financial reports, curb stop locates and procedures for locating unfound stops, road maintenance contract, trash and recycling contract, water tank painting, vegetation in ponds and approaches to control, update on playground surface/irrigation.

Approval of Minutes—the Board approved the minutes from the May 18, 2011 Board meeting without changes.

Architectural Control Authority- President Blackmer reported the Davenport deck is completed, said she would walk the site and report to the Board on this work. This would authorize return of the construction deposit associated with this work. Manager Edquist reported that the Stahl home appears complete, including landscaping. He provided copies of an email from owner Tim Lindholm requesting a six month extension for his project, which the ACA approved. There was brief discussion of the impacts to Alexander Avenue from these construction projects.

Owner Michael Vernon attended specifically to apologize to the Trustees for proceeding with his deck and deck roof project without ACA review or payment of the construction deposit. He submitted a photo of the new deck roof with signoff from adjacent owner Marsh, but did not have, at this time, the requested sign off from adjacent owner Smith. Mr. Vernon indicated he would get this and provide to ACA/Edquist. The Marsh signoff on this project retained by Edquist.

The Trustees again discussed written communication with applicants to ACA, after Manager Edquist commented on recent ACA applications going forward without adequate paper trails and notice of all specifics/requirements to applicants. Trustee Ernemann has drafted a generic letter to be used for future communications in this regard. The Board acknowledged administrative expense on the part of the HOA and management in respect of ACA applications and follow through on the process from application to completion. There was consensus agreement to charge a standard $150 administrative fee, to be deducted from the construction deposit, to address these costs. Manager Edquist was requested to provide separate invoices for any work he performs in this regard, by owner/project. 

Curbstop discussion –With the assistance of owners Gering and Harris, the Board discussed at length the procedures to be used in assisting owners to locate unfound curbstops. This was discussed as a separate project from the related work of assuring all found curbstops are operable. At present, locate service had been called to locate utilities on the 17 properties where the stop is unfound. In practice this proved of limited usefulness, as the locates were only for phone service, and for main electrical lines, neither of which traced lines onto private lots, but only in the roadways.

The next step to be taken was to see if a special reduced rate could be obtained for paid locates on private lots, then solicit owner participation in the process individually. It was agreed that locating electrical service may also provide water line location, as experience has shown electric service to sometimes be laid in the same trench as a water line, at a shallower level. It was clear also that locating a curbstop near such found electrical service would require a detection device. The Board agreed to borrow or consider buying such a device for this purpose.

Owner Tom Gering was asked if he could be paid to locate water lines and search for curbstops, which he agreed to do at a reduced rate of $75 per hour; owners agreeing to participate in allowing Mr. Gering to search for their stops would be billed by addition to their quarterly assessment billings. The Trustees agreed to move forward with this project by email solicitation of owner participation. Manager Edquist and Trustee Wright were to coordinate the efforts. President Blackmer has offered use of rental equipment at no charge, should the above initial attempts to locate stops fail to do so.

President Blackmer said attorney Hal Dischler felt he could draft a document which would allow the HOA to enter private property to install curb stops or do other work on the common water system, which may be necessary should curbstops have to be located by excavation outside of the utility easements surrounding each lot, and on private property.

The Trustees again discussed the need for a protocol to be established with owner Harris with respect to his authorizing work done where the HOA and/or the homeowner is responsible for payment. Such situations have arisen in emergency fashion largely due to unfound curbstops on the system. Also, found and non-working stops could lead to serious issues, so the Board affirmed a further project for later this summer to check the operation of all curbstops.  

Financial Reports –At the meeting, Bruce Anderson briefly reported on current aging matters. It was noted that an owner significantly in arrears had paid near half of what was owed, thereby causing the Board to hold off sending the Notice of Default letter discussed in the May meeting. There were no questions regarding the balance sheet or income statement, as Mr. Anderson had not provided these for the proper time frame of July 2010 through June 2011 at this meeting. (The financial statements were emailed to Trustees shortly after this meeting).

Unfinished Business— The Trustees briefly discussed the present costs of trash and recycling service from Waste Management. Manager Edquist brought a proposed new contract for these services for a three year period. The Trustees took no action in respect of the contract; content to let the situation rest at its present status. Manager Edquist provided an update on the playground borders and surface, which he says seems to be well received by users. He said the irrigation system needed work to be operable in this area. He was asked to have owner George Johnson have a look at it, since George has maintained this in recent years.

The recent chip seal work done by Edward Davis Paving was discussed with general satisfaction in respect of the work done, personnel, timeliness etc. There was a motion, seconded and carried to approve the contracted work. This had been agreed by email communication prior to this meeting, at a total expense of $40,000. Actual incurred expense was $38,000 due some negotiated payment structures. There was work involved in pavement and chip seal repairs made to 3 areas relating to work done by Aspen Earthmoving on the water system. These costs will be billed to water operations instead of road maintenance.

There followed brief discussion of the growth of vegetation in the ponds, with reports from owner Johnson that manually pulling is effective and not too difficult. Beth also reported that George is proceeding with the Source Water Pollution study, and has suggested and is pursuing production of an owner’s handbook highlighting possible source pollution from septic systems, how to test and maintain these, and the importance of this to the aquifer supplying the LEC wells and water system.

Next meeting- Due to conflicts in August, the next Board meeting will be held on Wednesday August 17^th. Location to be determined, but likely at the Firehouse.

There being no other business to come before the Board, there followed a motion to adjourn at 8:55 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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

Meeting topics: Discussion of proposed 2011-2012 budget, Source pollution study update/septic systems and maintenance, anticipated water system costs, waste and recycling contract, playground borders invoice and 10 year warranty, road maintenance.

Approval of Minutes—the Board approved the minutes from the April 13, 2011 Board meeting without changes.

Source Pollution Study and Septic Maintenance—Owner George Johnson had prepared an executive summary of the Source Water Pollution Plan, the highlights of which would be inclusion of $5000 in the next budget year to fund production of an owner’s handbook on the LEC water system, including hazards to the system posed by various factors, most specifically septic systems, and information on how to maintain septic systems and protect the aquifer. There would be in-kind participation from the State, to enable the HOA to offer lower cost inspections of systems to LEC owners. George’s executive summary was posted to the website after the meeting.

Architectural Control Authority- Owner Andrew Ernemann reported that he had spoken with the Davenport’s contractor about their deck extension, and confirmed it will not have railings. The ACA approved a variance for this deck which allows it to encroach upon the LEC 30 foot setback, though not the Pitkin County 20 foot setback requirement, conditional upon there being no deck rails installed and upon a finished height not more than 30 inches.

Andrew also reported that a sale of the Pate residence closed today and that the new owners are demoing the interior, replacing windows, but will not be changing the exterior at this time. President Blackmer said they were going to re-roof the structure, with metal roofing. The ACA determined the new owners would need to obtain signoffs for the re-roof from neighbors Vernon, Gibson, Marsh and Stapleton in respect of roof materials and colors, and that the $3000 construction deposit will need to be collected in relation to this work. These are to be received before the start of any exterior work on the roof. President Blackmer volunteered to contact the new owners and advise them of this.

The Trustees briefly discussed written communication with applicants to ACA, after Manager Edquist commented on the difficulty of proper paper trails and notice of all specifics to applicants when the process is dealt with through the minutes of a Board meeting. Trustee Ernemann offered to draft a generic letter to be used for future communications in this regard. This process should be reviewed at the next regular Board meeting.

Financial Reports –At the meeting, Bruce Anderson provided Profit and Loss information for July 2010 through April 2011, and Balance Sheet and Aging report information for Little Elk Creek as of April 30. Bruce noted that 4 owners are overdue by one quarter, with another nearly 4 quarters in arrears. This situation was discussed in relation to a “Notice of Default” letter Manager Edquist had drafted indicating a lien would be filed were the past due assessments not received. Beth read this aloud in the meeting and the consensus of the Board was to send the letter. A lien on the property could then be filed if there is no response within 30 days. Finally, Manager Edquist reported that he had posted the audit report and the updated financial reports to the website.

Budget Discussion—Trustee Meager had spent time prior to the meeting going over the proposed budget for the coming year with bookkeeper and owner Bruce Anderson. Kent had prepared a summary spreadsheet highlighting differences between the prior and proposed budgets. There is no proposed increase in assessments. President Blackmer recapped an email from owner Dan Harris in regard to expected expenses in water operations, which were included in the proposed budget along with Mr. Johnson’s requests in relation to the water quality study and handbook. Manager Edquist reviewed the costs of the common space maintenance, and reported a reduction of $4.00 per home per month in the trash fees from Waste Management. They will also begin weekly recycling in June.

The Trustees reviewed the breakdown of expenses in some detail and eventually agreed to a proposed budget based on Mr. Anderson and Mr. Meager’s efforts. This budget was approved by the Trustees unanimously, following a motion and second to that effect. The Meager spreadsheet will be provided to all Board members and also available at the June 8, 2011 Annual Meeting.

Unfinished Business— The Trustees discussed terms and who would be staying and/or leaving the Board at the Annual meeting. Kent Meager agreed to another one year term, and Trustee Tom Gering will step down. This leaves a single position on the Board to be filled at the Annual meeting. Trustees were to contact other owners to see if any might have interest in serving.

President Blackmer again discussed finding curb stops to get a grip on the water system problems which continue each year. She said attorney Hal Dischler felt he could draft a document which would allow the HOA to enter private property to install curb stops or do other work on the common water system, but that he felt owners’ compliance would be necessary in regard to any inspections/testing of septic systems. Manager Edquist had emailed the HOA plats to the Board prior to the meeting. He said he would do some research with the Pitco Clerk and Recorder to see if there is further documentation to support the HOA’s authority to repair and maintain the water system.

Manager Edquist confirmed he had ordered the border materials for the playground area, and gained approval to re-stain the natural wood surfaces of the playground structure (climbing wall and swing support beam). He also said he had confirmed use of the Windstar room for the Annual meeting on June 8^th.

There being no other business to come before the Board, there followed a motion to adjourn at 8:55 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 Wright, Valerie Wright, Andrew Ernemann, and Tom Gering. Trustee Kent Meager was unable to attend. Also in attendance were owners John Corcoran, Sherri Spykerman, Bruce Anderson and Manager Keith Edquist

Meeting topics: ACA Corcoran/Timms, Ernemann, Davenport, Marsh, Vernon. Audit finalized and recent financials are to be posted. Road maintenance expense. Association CD/FDIC. Notice of Default Letter. Curb Stops and Septic Systems and HOA authority, Light Pollution, Source Water Protection Plan.

Approval of Minutes—the Board approved the minutes from the March 9th, 2011 Board meeting without changes.

Architectural Control Authority- John Corcoran submitted elevation views of the proposed 2^nd floor addition to his home, along with sign offs from 3 of 4 required neighbors. The ACA approved the submission, conditional upon receipt of the construction deposit check, a sample of the proposed corrugated metal roof covering, and signoff of the plans from the 4^th neighbor. Blackmer and Edquist retained copies of the submitted drawings. A check for $3000 is due to President Blackmer, which Mr. Corcoran will hand-deliver.  Owner Corcoran state the metal roof will be non-reflective, and approval is given conditioned upon that statement.

Owner Andrew Ernemann submitted plans for a driveway relocation and carport addition to his lot at 110 Katydid. Included were an 8.5 x 11 inch improvement survey, plan view of the realigned driveway location, showing existing location, and a shed construction detail. Roofing is represented as galvanized metal roofing intended to rust in place.  Also given were sign-offs from all neighbors. Mr. Ernemann to supply President Blackmer with a construction deposit check for this work. Conditional upon receipt of this check, the ACA approved this construction. Again, Blackmer and Manager Edquist retained copies of submitted materials.

The ACA discussed the modifications to the Vernon home, which proceeded without ACA review, based on conversations by Blackmer/Suzanne Vernon, and Edquist/Michael Vernon, in which deck replacement was discussed. However, during the course of this a decision to change the deck’s roof configuration from shed to gable was made. The ACA believes, at that point, that the plans should have been brought to ACA for review, and a construction deposit required. For tonight’s meeting, Suzanne Vernon supplied Blackmer a prior photo of the shed roof with new roof structure sketched thereon, and Manager Edquist supplied a photo from the same perspective of the now completed roof structure.

Given the location of the work on the Vernon home at the entry to the subdivision, it is believed most owners will have noted this work. Since this work is largely finished, the ACA determined to ask the Vernon’s for sign-offs on the plans from their neighbors and to submit plans regarding the changed roof deck configuration at the next meeting. Mr. Edquist is to contact them in this regard, and President Blackmer has spoken with them. It was also suggested an email update to all owners would be appropriate at this time, as people contemplate landscape and home improvement projects.

The ACA then discussed on-going landscape work, also at the subdivision entry, in the Marsh pasture. After discussion, it was determined that removal of rocks from the pasture, and fill of the resulting holes for the protection of livestock did not amount to regrading of the lot, and consequently it was not necessary to submit plans for this to the ACA for review. However, it is noted that a substantial piece of work such as this, with attendant heavy machinery, should probably be discussed both with neighbors and with ACA as a matter of courtesy. President Blackmer offered to contact owner Marsh and report this. Trustee Ernemann made a motion that this was not a project requiring ACA review, which was seconded and passed without dissent, along with the ACA suggestion that removed/relocated rocks not be shaped into a structure or firepit surround.

Last, no setback information has been received by President Blackmer in respect of the conditional approval given the Davenport’s deck construction in the March 9^th meeting. That work should not proceed without that information from the applicant.

Financial Reports –At the meeting, Bruce Anderson provided Profit and Loss information for July 2010 to March 2011, and Balance Sheet and Aging report information for Little Elk Creek as of March 31. Bruce noted that 2 properties are expected to sell and close in the near future, the Pates and Brettman lots. Bruce said the audit was completed at a cost of $5950, and that tax returns had been prepared, signed and mailed. There was no tax obligation in 2010. Bruce also said he would bill for his time in audit preparation, as previously agreed.

The audit information should be posted to the website.  Mr. Edquist noted that he can post items to the website, but that learning to do so in a consistent and uniform fashion will take some hours of time. Bruce said he would have the webmaster post this information, and also said he had sent the CCR (Consumer Confidence Report) on the water system to the webmaster for posting. Bruce also said that the 1^st and 2^nd quarter reports can now be posted with the audit complete, and that the 2001-2010 year end report is complete. These should all be posted to the website.

Bruce responded to a prior phone conversation he had with Manager Edquist, in respect of the funds used for road maintenance in LEC. He said that between snow removal and road maintenance, the average expense to LEC over the last 10 years has been $8824, vs. the Pitco contribution averaging $6200 per year. Consequently there are no retained funds for road maintenance. Edquist inquired due to the failing condition of some parts of the LEC chip sealed roadways.

Bruce also noted that the certificate of deposit with Community Bank which matures in December 2011, is now over the FDIC limit of $250,000, and consequently the excess over $250,000 may not be insured under that Federal program. Discussion resulted in a motion by Trustee Ernemann to have Bruce incur the 1 week interest penalty fee and reduce the balance in the CD below the $250,000 level. This will allow for approximately $500 per month of interest to be added to the balance until maturity and still keep the total below $250,000. This motion was seconded and unanimously approved.  This will require signers on the account and CD to accompany Bruce to Community Bank. The removed funds will be placed into the savings account.

The Board reviewed the aging statement, and determined to have Manager Edquist send owner Fulton a “Notice of Default” letter. This will allow a 30 day period before LEC files a lien on this property. Current outstanding balance is $1929.43.

Unfinished Business—The results of the light pollution email sent to all owners by President Blackmer was discussed. There are owners with problem lights who have not or will not respond to reductions/minimization of exterior lighting at night. It is noted that Pitkin County reviewed lighting in another association at its request, for conformance to county standards.

The Board again discussed finding curb stops to get a grip on the water system problems which continue each year. A draft letter from Trustee Wright was given to all to review and comment on, but given the late hour, Bob agreed to email this to all for comments. Manager Edquist emailed the Board the recorded plat for Filings 1 and 2 prior to tonight’s meeting. These should be taken together in determining areas in which the Association could place curbstops should unfound stops exist outside 10 foot utility easements.

President Blackmer is still to contact legal counsel in regard to the Association’s rights to require owners to install curbstops, and in regard to the Association’s ability to perform work on private property, outside of the platted 10 foot utility easements, when attempting to maintain the common water system; also any right the HOA might have to inspect, regulate or maintain septic systems. It was noted there is an in-ground fuel tank at a property adjacent to the ponds, which might also be a source of pollution to the water system. Trustee Ernemann suggested the HOA authority regarding water system and curb stops should be defined, and then a protocol set as to how to consistently address the curb stop problems.

The Trustees agreed to have Manager Edquist order materials for the playground surface and have them delivered to the site. A work day to install the surface was discussed for a May weekend.

President Blackmer made a brief report on the Source Water Pollution Study, saying owner George Johnson had written a draft and that the steering committee (owners Blackmer, Gering, Ott, Johnson, and Harris) was working toward a clear, clean document. This led to discussion of how Little Elk might test, inspect or otherwise ascertain that septic systems are in good repair. Owner John Ott was noted as a resource in this area, as a licensed inspector.

At this time, owner Sherri Spykerman sought and received the Trustees signatures on a “Vacation of a Proposed Easement” document, prepared by an attorney, which invalidated a prior easement “proposed to be established” in and over Lot 1, Block 2 (Taylor) and Lot 12, Block 3 (Spykerman), and which was recorded with Pitkin County, (BK 643 PG 635 4/11/91). However, neither the homeowners involved, nor the LEC HOA ever signed the document. This ‘vacation’ will clear this never established easement from the two lot’s individual surveys.

The Trustees discussed a situation in which an owner needed to park a guest rv on their property for a period of some weeks. After discussion at some length President Blackmer volunteered to contact this owner and suggest the Trustees would like them to look for another solution.

There being no other business to come before the Board, there followed a motion to adjourn at 9:55 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 Wright, Valerie Wright, Andrew Ernemann, Kent Meager and Tom Gering Also in attendance was owner Jesse Davenport, builder Buzz Weaver and Manager Keith Edquist

Approval of Minutes—the Board approved the minutes from the February 9th, 2011 Board meeting.

Architectural Control Authority- Jesse Davenport submitted elevation and plan views of a new deck, including new French doors, to her home on Katydid. Included were south and west elevations, floor plan and lot plan.  She provided signoffs from neighbors Adger, Rovira and Hutter, and a completion deposit check for $3000 (#4098). Approval to proceed was given contingent upon the results of establishment of the present deck set back dimension from Capitol Creek Road, to insure the new deck does not infringe on the 30 foot LEC setback requirement. This information is to be provided to President Blackmer, then to the ACA if necessary for further review.

Financial Reports –Prior to the meeting, Bruce Anderson provided Profit and Loss information for July 2010 to February 2011, and Balance Sheet and Aging report information for Little Elk Creek as of February 28th. The Board focused on the aging statements, noting that recent sales of the Topper property will reduce the outstanding balance, and that another strategy may be necessary for other owners who have made only partial payments of past due assessments. There was discussion of the recently completed audit, which Mr. Edquist said should be posted to the website when finalized. Trustee Meager was to follow up with the auditors in this regard.

Water Report—Owner Dan Harris came to the meeting at 7:30 pm to report on the water system. A large leak was isolated and repaired, relieving stress on the system and pumps. The leak and low production from the wells combined to create a near emergency situation last week. The well heads are in the process of being cleaned this week and it is expected that their production will increase. Dan has also been able to increase the pond depth, but is uncertain whether this increases well production. He will ask Shelton Drilling about the possibility of re-locating wells further from the ponds, as that may reduce siltation at the well intakes, which cuts down on water production.

Dan mentioned a possibility of dredging the ponds to increase water production and depositing the dredged materials at pond side, thereby increasing overall pond depth. He said this would be easiest on the middle pond. He was getting cost estimates for dredging. This summer Dan reports he will need to replace an existing headgate structure at Burke’s property, and install another valve on Haystack Lane, which will allow better leak testing without affecting so many owners. These activities have been allowed for in the budget.

Unfinished Business—Yet again this year, testing for leaks is more difficult due to missing or buried curb stops on some properties. The Board discussed its authority to compel owners to find their stops, or to place them on service lines. Education regarding the water system, incentivizing owners to find their curbstops, and possible fines were all discussed. The Board feels strongly that all curb stops should be found for each property, as the consequence is shutdown for all or part of the water system when a leak must be located, isolated and repaired.

Manager Edquist suggested the covenants and the recorded plat should be taken together in determining areas in which the Association could place curbstops should unfound stops exist outside the easements for the water lines. President Blackmer was to review documents she has, and Mr. Edquist was to search for the plat on the county database. Blackmer is also to contact legal counsel in regard to the Association’s rights to require owners to install curbstops, and in regard to the Association’s ability to perform work on private property, outside of platted easements, when attempting to maintain the common water system.

The Trustees discussed an early summer deadline for having owners find their curbstops, and possible steps to compel this if they are not found, including installation by the Association and a special assessment to owners for this work if it is not undertaken on their own. All curbstops should be tested for proper operation, though how this would be done was not discussed in detail. Trustee Wright is working on a curbstop letter to send to owners in advance of this effort to locate all the curbstops, install a stop if necessary for each home, and verify that they all work.

The playground surface was discussed briefly, and some cost estimates for retention structures were provided by Mr. Edquist. The area to be surfaced is still under snow, but could be measured more accurately in a few weeks. Blackmer again offered excavation services to prepare the area, and pea gravel was suggested as the surface material.

New Business-Manager Edquist said a community greenhouse had been proposed by Christopher Sabella, but he had no details other than the obvious considerations of size and placement. The Trustees suggested Mr. Sabella attend a meeting and provide details on the topic.

Septic system maintenance was discussed in connection with recent Pitkin County requirements for system testing and certification when a property is sold. This has also been noted as the single most likely source of pollutants to the LEC water system, and as such deserves the attention of the Board and owners. Potential strategies to insure all systems are properly maintained are to be discussed at the next meeting.

There was again discussion of lights/ light pollution and how to approach owners whose lighting others find offensive. Trustee Meager offered to draft a possible addition to the Good Neighbor Policy on this topic and circulate it to the Board by email. When an approach is agreed upon, the Board will determine how to inform the owners.

There being no other business to come before the Board, there followed a motion to adjourn at 9:05 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 Wright, and 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 December 8th, 2010 Board meeting without changes.

Architectural Control Authority- John Corcoran submitted preliminary elevations (north, south, and west) and floor plans (second level) for a remodel subsequent to the recent fire in the home.  John said the roof line would be raised by 2 feet on the remodeled section, and that he was considering the addition of solar panels to the roof. He expects construction to take 4 months start to finish, and the new roof and siding will match the existing materials. He said there was a possibility of a shed addition at one end, which would also match the existing materials.

The Board indicated which neighbors he would have to have sign off on his plans, and John said he would provide the completion deposit check along with a complete set of plans and sign offs when he submits for final approval.

Financial Reports –Bruce Anderson provided Profit and Loss information for June 2010 to January 2011, and Balance Sheet and Aging report information for Little Elk Creek as of January 31.. There were no questions in regard to the financial statements, and the Board focused again on the aging statements, as there is more currently due than normal.  One owner has made no payments since May of last year, and has been emailed, messaged, etc. but has made no effort to respond to these, to pay or contact Bruce.

It was determined that Beth and Keith would work on a letter to send to this owner via certified mail. Further steps, including Notice of Default letters, and lien filings were discussed. Keith noted that a foreclosure in this instance would limit LEC collections to the last 6 months of assessments, and some potential loss. The Board is concerned regarding the dollar volume of receivables, and Bruce will continue to work the other amounts due from owners. He noted that two sales were pending in the neighborhood, one of which would clear some of the receivables balance.

There was discussion regarding payment of vendors in situations which may call for more immediate response than at the monthly Board meetings. The Trustees indicated that in such situations they are willing to sign checks as necessary.  In conclusion of the financial discussion, Bruce noted that Management Letter from auditors McMahan and Associates had been signed and delivered, and the audit should therefore be complete. The written report should be delivered shortly for Board review and action. Mr. Edquist inquired if funds were available for a playground surface in 2010-2011 and suggested it was not too early to begin looking into materials and expense. He was asked to come back with estimates (gravel, retention devices, weed barriers etc.) for this work for the March meeting. At this point, Mr. Anderson left the meeting, financial matters being concluded.

Unfinished Business

Keith and Beth gave a brief update on leaks in the water system, indicating Dan Harris had located a leak on the service line to a residence at the far end of Haystack. This is being repaired at this time. Dan will continue to test the system for leaks, as this is not believed to be the only cause of current water loss. He will provide Mr. Edquist with enough information to allow notice to affected owners prior to shutting off sections of the water system, as testing progresses.

There was discussion in regard to Mr. Harris contracting work to be done on private property. He did speak with the owner prior to having this recent work done on the service line, but there remains some uncertainty in regard to working outside the water line easements, and also the basis under which contracted work is paid for by the beneficiaries of such work. The Board agreed this needed some clarification, if not an approval procedure of some nature. Beth was to check with Dan Harris about the basis on which a vendor is called, and how they expect to be paid for their work.

There was further discussion in regard to what the Board could do to compel owners to find their curbstops. Keith indicated some 21 such valves still had not been found. Leaks on service lines where the curb stop cannot be located jeopardize the entire water system, and typically require shutdown of water to several homes when the leak is finally located. This situation results in much time and effort on Mr. Harris part, usually in the coldest months, and hardships on other owners.

Trustee Wright suggested that owners should be educated as to the problem, and perhaps incentivized to correct it. Along with this there should exist some penalty for non-compliance. Trustee Ernemann asked that between now and the March meeting it be determined what authority the HOA has to compel curbstop location/installations for the water system. No determination on how to proceed was made at this meeting, but note is made the same discussion has been repeated each winter for several years now, and curbstops need to exist and be located for all homes on the system.

In other old business, the Board approved the final revision (thank you Andrew) of the Architectural Guidelines. These will be posted to the website, along with the Responsible Governance Policies and the December minutes.

New Business-none.

There was brief discussion in regard to fireworks in Little Elk Creek, with the Board determining that the recent action of a general email requesting that notice of planned fireworks be given to management, in order to alert neighbors to take in pets or otherwise protect livestock was appropriate and should be continued. This would mean a general email in advance of the 4^th of July and the Christmas/New Year’s holidays.  Any other action by the HOA was thought to be out of its boundaries. Owners may, of course, call the Pitkin County Sheriff if they feel compelled to do so as regards fireworks in the neighborhood.

Keith stated that HB 1278 has been passed and does require registration of Little Elk with the Colorado Division of Real Estate. There followed a motion and second, passed unanimously, to have Manager Edquist register with the state prior to the expiration of the current temporary registration on March 1, 2011.

Andrew gave a brief update on the potential purchase of home in LEC by a family with children, expected to close soon, and by which the receivable due on this home would be paid to LEC at closing.

There being no other business to come before the Board, there followed a motion to adjourn at 9:05 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

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