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

Meeting topics: ACA review of Wright plans for irrigation ponds, review of Lindholm request for 6 month extension. Discussion regarding upper pond excavation costs and Board approval of this work, current financial and aging reports, Notice of Default letter to owner, curb stop update and review of proposed actions for spring, review of  attorney’s draft for HOA work on private property.

Approval of Minutes—the Board approved the minutes of the January 11, 2012 meeting without changes. These will be posted to the website.

Architectural Control Authority- Owners Robert and Valerie Wright presented two copies of plan and elevation views of previously approved irrigation ponds. These had been reviewed by George Johnson in respect of ditch flows, size and location at prior Board request. Owner Tim Lindholm requested a further 6 month extension to complete construction on his CDU. Management was asked to make clear to Mr. Lindholm and to have him acknowledge, in writing, that an existing fence encroaches on common space and is not located on his property in its current location. Both the above submissions were approved, Trustee Wright abstaining to vote on his application.

Financial Reports-Bruce submitted February financials and aging reports. Keith was asked to write a Notice of Default letter to an owner in arrears. Bruce said the IRS1099 forms were mailed at the end of January, and the IRS 1096 forms prior to the deadline of 2/29/2012. He also said the federal and Colorado tax returns for LEC had been prepared and filed. Now these are completed the financial reports can be updated for posting to the website.

He reported that the chart of accounts has been changed so that capital reserves are no longer specifically designated as water reserves, per prior Board direction. Also, the certificate of deposit has been reduced below $250,000 (approximately $5200 was moved to a money market fund) in order for the balance to remain fully covered by FDIC. The rate on the CD at 0.9% was determined to be not significantly below other rates available, and the funds were not moved from Community Banks of Colorado.

He stated that he was completing an application on behalf of LEC for an insurance proposal from Devlin Financial Services. He said also that the renewal date on present policies from the Neil Garing agency is July 1.  He suggested policies and prices be compared prior to that date. Last, he noted that an invoice for 2011 had been received and paid by LEC towards its expense in the Little Elk Creek Ditch Company.

Unfinished Business

Pond Excavation-Bruce provided a recap of the current expense of having the upper and middle ponds dredged. The Board approved up to $25,000 in January’s meeting for dredging of the upper pond. By email communication beginning 2/6/2012 from and with Dan Harris, the Trustees approved dredging of the middle pond as well, with total expenses estimated at the time to be $35,547. There was motion to approve this additional expense, seconded and carried unanimously at this meeting. All relevant emails have been retained.

Bruce stated that total costs to date were $25,755 to Aspen Earthmoving, and $2864.78 to Harris’s ACME Company, total $28,619.78. At this meeting Harris still expected to have AE back to install culvert on a leaking ditch section, and re-configure the inlet to the middle pond from the upper pond. He does not expect those charges to exceed the approved total figures. Manager Edquist added that mud and ice in the ponds appeared to be melting quickly and that it is not believed necessary at this time to re-excavate either pond.

In a 3/14/2012 email to the Trustees, Dan Harris also noted a need to revegetate, perhaps, the areas used by trucks in the haul-out process. He said he could not guarantee that all the weed growth in the upper pond would be eliminated by the dredging. He said also that a transducer in the water tank had failed and had been replaced and the radio at the tank had been removed for repairs. He is manually turning on and off the water system daily until the radio is returned. There still seems to be a leak elsewhere on the water system and Dan will be trying to isolate that location.

The proposal to improve access to the greenbelt from Driskell was discussed, along with the improvement of the path through boggy areas. It was determined to wait a bit later in the year to address this.

New Business

Curbstops found and unfound were again discussed. The Trustees intend to move towards all owners having a working stop, whether installed by owner or for the owner by the Association at owner expense.  This again brought forward the legal issue of access to private property and the Association’s duty to “regulate, manage and maintain the supply of domestic water in Little Elk Creek Village” (Item 16 of the covenants)”.  The Trustees determined that each property needs to have a working curbstop, and that the Association ought to have the ability to turn off water to a lot, via a working curbstop, to either repair or maintain the water system. There was a consensus that these requirements should be added to the LECVHOA covenants if they are not presently in place. 

Source Water Protection Plan (SWPP). The Trustees again reviewed the timing and agreed that April is the month for mailing the septic information packet. Beth was to review Andrew’s revisions one more time and send this to the Trustees prior to mailing it to all the owners.  After review by the Trustees, a packet containing the two letters (Carla’s and Beth’s) and the brochure will be sent out in April. Owner George Johnson will, with Trustee Anderson, prepare this mailing.

Board terms were discussed. Present Trustees Wright, Blackmer and Ernemann are willing to stand for re-election. There will need to be a replacement for Trustee Meager, who is serving only one year of his second, two-year term. There were some suggestions for replacements, and a request of management to send out an email soliciting those interested in becoming a Trustee.

Road repairs were discussed briefly. Manager Edquist will review road conditions and report on necessary repairs at the next meeting. There is need for work again this coming summer.

Next meeting-The next meeting of the Trustees was set for May 9^th. There will be no meeting in April. The May meeting will be primarily for approval of the 2012-2013 budget.

There being no other business to come before the Board, the meeting was adjourned at 8:50 pm.

Respectfully submitted,

Keith M. Edquist, Association Manager

Beth Blackmer, President

Send article as PDF to

The meeting was held at the Firehouse. In attendance were: Beth Blackmer, Kent Meager, Bob and Valerie Wright, Andrew Ernemann and Bruce Anderson. Manager Keith Edquist was unable to attend. Also in attendance were owners Dan Harris, and Doug and Carolyn Rovira

Meeting topics: ACA review of Rovira plans for home remodel and garage addition. Discussion regarding upper pond excavation costs, review of George Johnson’s proposed update to owners on the Source Water Protection Plan, current financial and aging reports, curb stop update, , attorney’s draft for HOA work on private property.

Approval of Minutes—the Board approved the minutes of both the October and November 2011 meetings without changes. These will be posted to the website.

Architectural Control Authority- Owners Doug and Carolyn Rovira attended the meeting to present the ACA complete signoffs on the work on lot12, block 1 from all adjacent neighbors, including Bob and Valerie Wright ( as determined by the ACA) and to advise the Trustees of the disposition of two trailers located on the lot, to be used during the construction.

Mr. Rovira stated the white trailer would be moved to the rear of the existing house, if it is needed at all. The grey construction trailer will remain at the top right section of the driveway (approximate location of the new garage.)The upper floor of the new garage will be a finished living space and the Rovira’s were reminded this cannot become an additional dwelling unit (ADU–an apartment which would include cooking or bathroom facilities).

The present blue color of the house was discussed and there was some concern about how the blue would be changed to an earth tone, which is preferred by the Rovira’s and required by the ACA. The steel roof proposed was discussed as this will be installed on the garage addition, and eventually, put on the house when a new roof is needed there. Since this roof was improved not long ago, the one that is on the house now will remain, post-construction.

The Rovira’s were given approval to proceed with their plans as submitted. However, they must show color samples and samples of roof materials to those neighbors affected and obtain signatures. Mr. Edquist will generate a letter to the Rovira’s confirming this approval and contingencies. President Blackmer retained the submitted plans.

Upper Pond Excavation-Dan Harris addressed the group with an update on the pond excavation and updated estimated costs. Dan met with Aspen Earthmoving and it is estimated that there is between 18 to 20 inches of water remaining in the drained pond. AE can dig through the ice on the bottom. Some frozen material may have to be stored at the edge of the pond until spring. Trucking time could be as little as a half hour, which would greatly reduce costs, estimated now to be between $20,000 and $25,000. Dan also suggested that a simple silt collecting system could be constructed at this time, above the pond. There was a motion and second to approve the draining, digging and disposal of silt from the upper pond for an estimated cost not to exceed $25,000. The vote was unanimous in favor.

Financial Reports-Bruce submitted December financials and aging reports and provided an update. He reported that LEC recently received reimbursement from Pitkin County for the year 2010 road expenses. The reimbursement, historically slightly over $6,000, was lower by approximately $1,100. Inquiry revealed that the state has imposed an additional fee of approximately $550 per year. When the county paid us last year they were unaware of that reduction, so the payment this year also recovered the $550 reduction for year 2009 reimbursements. Going forward we can expect the reimbursement amount to be approximately $5,700-$5,800.

The rate on the CD and the timing cycle was discussed regarding a two-year CD at 0.9%. We will revisit if rates go up. The FDIC insurance of deposits of $250,000 was discussed. Since we have slightly over this amount deposited in one account, it was discussed and agreed that we would move a portion of these funds to a different bank. Bruce will investigate rates and move a small amount to protect our funds.

Unfinished Business-The curb stop update had been sent to all board members previously via e-mail by Manager Edquist. Due to winter, the Trustees will revisit this issue in the spring. Similarly, the legal issue of access to private property will be tabled now and revisited at a later time.

Source Water Protection Plan (SWPP). The Trustees reviewed the timing and agreed that March would be better for mailing the septic information packet. Kent would like to see more language in Beth’s letter pertaining to co-payments available to owners, and Andrew agreed to revisit the letter and rewrite it. After review by the Trustees, a packet containing the two letters (Carla’s and Beth’s) and the brochure will be sent out in March.

Next meeting-The next meeting of the Trustees was set for March 14^th; there will be no meeting in February. Some potential scheduling conflicts were discussed for subsequent meetings. April and later meetings will be discussed as they get closer.

There being no other business to come before the Board, the meeting was adjourned at 8:30 pm.

Respectfully submitted,

Robert Wright, Secretary

Beth Blackmer, President

Send article as PDF to

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

Send article as PDF to

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

Send article as PDF to

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

Send article as PDF to

Draft only-to be reviewed/approved by Homeowners in 2012 annual meeting-Draft only

Agenda and Minutes June 8, 2011 annual meeting

1.   Call to Order/Introductions/Approval of Minutes of 2010 Meeting

Manager Edquist called the meeting to order and stated proper notice had been sent but that a quorum of owners was not present by attendance or by proxy. At the start of the meeting 34 members were present; others would join later, eventually resulting in a quorum for this meeting. President Beth Blackmer introduced the Board of Trustees and the owners then introduced themselves around the room. Following this, the minutes of the 2010 annual meeting were provided, reviewed and approved as written.

2.   LEC year in review- President Blackmer and Manager Edquist

Keith and Beth spoke about the actions of the Board of Trustees over the last year. The Architectural Guidelines were revised by Trustee Ernemann, clarifying procedures and construction deposit requirements. Manager Edquist requested that owners contact him or a Trustee when making any changes to the exterior of a home or outbuildings. President Blackmer commented on the need to minimize exterior lighting and to use downlighting whenever possible.

An audit of the association books was successfully completed for fiscal year 2009-2010 and has been posted to the website. The Trustees also purchased fidelity insurance which applies to the association’s bookkeeper in respect of the Association’s funds. The Trustees approved a ninth “Responsible Governance Policy” in respect of an association reserve study. In March, Manager Edquist registered the LECVHOA with the Colorado Division of Real Estate as required by recent legislation. Manager Edquist reported that trash service had been renegotiated and that costs had decreased, with recycling now to be done on a weekly basis. Bookkeeper Bruce Anderson reported on the two recent home sales in the neighborhood.

3.   Source Pollution Study and Grant, George Johnson

Mr. Edquist introduced owner George Johnson to speak about the on-going “Water Source Pollution Study”, which LECVHOA began participating in last year. This study will identify possible contaminant sources– including owner septic systems– to the community water supply. George stated that the process was moving forward, and that the Board had approved funding in this year’s budget for production of a “Little Elk Creek Drinking Water Handbook” addressing the water system and owner’s responsibilities in protecting it. Primarily this will mean regular inspection and maintenance of individual septic systems.

The state is providing a $5,000 grant to facilitate protection of private water system’s like Little Elk’s. The Little Elk funds and the grant together will help produce the handbook, add signs at the ponds, encourage neighborhood land conservation efforts, fund a septic tank inventory study, well fencing, water sampling and secondary issues relating to protection of the water source and system. The HOA will facilitate the homeowners’ participation and use of state grant funds that will address the individual home septic system inspections, tank inspection/cathode rod installation and home water conservation program with the residents. Each homeowner will be offered the septic system and tank inspection with the expense split between the homeowner and the association.  An executive summary of this plan is on the website.

Owner and realtor Tim Cotrell mentioned that septic system inspections are required in Pitkin County with any home sale. Owner Tony Fusaro noted also that $30,000 worth of home improvements will also prompt a County test and inspection of a home septic system. Trustee Kent Meager characterized the issue as one in which “we are our own worst enemy” in respect of potential harm to Little Elk water due to improperly maintained or ancient septic systems. The soils are porous, the water table high, and many systems are approaching 30 years of age. Once a tank begins leaking there is no mitigation available for the groundwater which feeds the wells. He said tanks should be inspected for integrity and pumped out frequently. President Blackmer concluded this part of the meeting by asking that owners report septic inspections and maintenance to management or the Trustees, and that the HOA should begin to collect inspection records on these systems.

4.   Water System Report-Dan Harris-Tom Gering

Dan Harris provided the following information for the meeting.

The water system is functioning fine overall. In the last year, a new diversion gate for water sent to the ponds was installed. A heater was installed at the storage tank to prevent ice cap from giving false readings for the tank level. A digital control system to run well pumps was installed: Water valves were installed on Haystack Lane and on Alexander Avenue to better segregate sections of the system. For 2011-2012 the water tank will be painted and the area around it cleaned up. Water valves will be straightened at the main entrance and at a location of East Sopris Creek. If needed, the ditch will be cleaned up to divert water from ponds:

There were several breaks over the past year on service lines to homes. There were two leaks in December/January which drew the water supply level down very low and generated some emergency expense on the part of the homeowners and the HOA. Again this year, one serious leak involved an unknown curbstop location on a home service line. Knowing where your curb stop is located and knowing how to access that curb stop can be a money saver for you as a home owner.

Tom Gering recounted the Trustees work, which is on-going, to locate all curb stops in the interest of maintaining the water system/supply. Any leak jeopardizes the water system and supply; all the previous leaks have been found on owner’s service lines, never on the mains. President Blackmer said the Board’s intent is to try to locate all curbstops by October, and to test all the found stops for proper operation. She said the winter leaks caused the system pumps to run continuously for almost two months, initiating undo wear and electrical expense to all owners. It is imperative that owners notify management or a Trustee of any suspected leaks, which often show up first as low water pressure in the home.

There followed brief discussion about possible dredging of the ponds to increase the water supply to the wells, and/or to control vegetation growing there. Costs to dredge were up to $80,000, and the problem remains of where to go with the dredged materials. The Trustees will continue to investigate both of these problems.

5.      Treasurer’s Report and Budget-Bruce Anderson

Bruce Anderson, association accountant, reviewed his handouts on 2010-2011 profit and loss and the 2011-2012 budget. There will be no increase in assessments, but there are some changes in expense categories, notably increased expense to the road fund of $16,500. These changes were shown on a spreadsheet prepared by Trustee Kent Meager and distributed as a handout at the meeting. Bruce said that the receivables were manageable, and that total equity had increased by $73,000 form a year ago. The assessment breakdown will be $545 per quarter, with $245 going to administration, $150 to water operations, and $150 to the capital reserve. 

Bruce noted that quarterly financial statements are posted on the website—littleelkcreekvillage.org

6.      Election of candidates to Board of Trustees: Four owners and current Trustees had indicated a wish to serve prior to the meeting:

• Beth Blackmer
• Andrew Ernemann
• Bob Wright
• Kent Meager

The Trustees had asked bookkeeper Bruce Anderson to serve on the Board to replace retiring Trustee Tom Gering. Mr. Edquist asked for other nominations from the floor, but there were no additional nominations. Blackmer, Ernemann, Meager, Wright and Anderson were elected to the Board by a motion, seconded and approved unanimously.  The new Board will determine officers and terms at its next meeting.

Kent Meager offered thanks to Tom Gering for his service to the association. Mr. Edquist thanked each of the trustees for working closely with him over the last year.

7.      Unfinished business

There was brief discussion on the poor quality of internet service to the homes and an update on Skybeam’s attempts to improve same by upgrading a tower on Watson Divide. This was not an HOA issue, just a point of discussion. No action was taken.

8.      New business

There was no new business to be discussed.

Meeting adjourned at 8:55 pm

Send article as PDF to

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

Send article as PDF to

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

Send article as PDF to

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

Send article as PDF to