Wednesday, August 14th, 2025 (RESCHEDULED FROM AUGUST 13, 2025)
ONLINE ZOOM MEETING
Trustees Present: Sharon Caulfield, John Ott, Beth Hoff Blackmer, Eric Pelander, Carolyne Heldman Rovira
There were a number of neighbors involved in providing comment on the coming construction projects scheduled for this fall and next summer on Alexander Avenue. Management of construction traffic and parking is of significant concern, especially on this steep hill and during snowy and icy weather. The Board asked Keith Edquist to prepare a semi-permanent sign to be placed at the intersection of Alexander Avenue and East Sopris Creek Road to remind contractors that no parking is allowed along the street and right of way. Neighbors have kindly offered off-street parking as an accommodation.
This led to a reminder discussion that large vehicles, eg recreational vehicles and trailers, should be parked in a location on the owner’s property that is generally shielded from street view. No tenants should be using recreational vehicles for on-site residential living space.
Consent Agenda Reports:
Consideration of Items removed from Consent Agenda:
The Board, acting in its capacity as the Architectural Control Authority, worked with Rob and Joan Lipsitz as they develop their ground-installed solar project for their home at 90 Alexander Avenue. The Lipsitz’ neighbors have commented on the project and are generally positive, with requests for screening of the solar panels. Sharon Caulfield moved to approve the project with the following conditions: 1) that the finished height shall be no taller than the extended height of the Lindholm’s solar installation next door; 2) that the installation shall be installed at least 20 feet from any property line; 3) that the installation shall not obstruct the use of the ditch that runs perpendicular to Alexander Avenue; 4) that the installation shall be screened with evergreens; and 5) that all Pitkin County permits shall be timely obtained and complied with. Eric Pelander seconded the motion and it passed unanimously. The Board requested a $3000 construction deposit as described in the Architectural Guidelines; upon receipt of the deposit, manager Keith Edquist will release the HOA’ letter to notify Pitkin County that the ACA approval has been obtained on the terms described herein.
The Board, acting in its capacity as the Architectural Control Authority, reviewed the final proposal for the Means family’s house addition at 12 Alexander Avenue. The proposed plans have been subjected to neighborhood comments, which have been consistently positive. Sharon Caulfield moved that the proposal be approved by the ACA as submitted. This includes a recognition that the Means family have been granted a variance from the HOA Covenants’ 30 foot setback from the east property line. John Ott seconded the motion, which passed unanimously. The Board asked the Means family to submit a $10,000 construction deposit as described in the Architectural Guidelines; upon receipt of the deposit, manager Keith Edquist will release the HOA’s letter to notify Pitkin County that the ACA approval has been obtained on the terms described herein.
Building upon the discussion in public comment, the Board noted that the new location of the Means’ driveway will be offset from the driveway being constructed by the Howard family at 7 Alexander Avenue. The Board asked that all construction driveways comply with the terms of the Architectural Guidelines that some protective gravel or other surface be placed at the junction of the driveway with the street to prevent damage to the common roadway from construction mud and materials.
The Board, acting in its capacity as the Architectural Control Authority, reviewed the further proposal for the completion of the Ott family shed and house painting project at 129 Little Elk Creek Avenue. John Ott presented the proposed house paint color, which is a grey with a green undertone in consonance with the "earth tones" requirements of the LECV covenants. The accent color will be the charcoal black that will tie in with the newly built shed. John indicates that the Pitkin County inspectors have done their permitting inspection and John believes that the retroactive permit will soon be issued. The project will also include a tie-in screening back for the propane tank that will be faced with the same charcoal metal siding that is on the shed. Beth Hoff Blackmer moved approval of the project, to be effective upon the receipt of the Pitkin County permits. Eric Pelander seconded the motion, in which Carolyne Heldman Rovira concurred. John Ott recused himself from the vote, and Sharon Caulfield abstained from the vote.
The Board, acting in its capacity as the Architectural Control Authority, reviewed the final proposal for the Caulfield-Andrews family’s house addition at 310 Little Elk Creek Avenue. The addition will continue the one-story character of the home, retain the existing color and siding, and include a metal roof. After review, Carolyne Heldman Rovira moved to approve the addition, with Eric Pelander seconding the motion. The Board adopted the motion unanimously after Sharon Caulfield’s recusal. The Board asked the Caulfield-Andrews family to submit a $7,000 construction deposit as described in the Architectural Guidelines; upon receipt of the deposit, manager Keith Edquist will release the HOA’s letter to notify Pitkin County that the ACA approval has been obtained on the terms described herein.
Water Systems Management:
Following on the discussion at the July meeting, Sharon Caulfield moved, John Ott seconded, and the Board approved the purchase and installation of a Safety Washing Station for the pump house. The Board approved this safety purchase and installation regardless of whether it is required to meet the requirements of the Colorado Department of Public Health and Environment. The cost of this Safety Washing Station is expected to fall in the range of $500, plus installation costs. John Ott has observed that there is an appropriate location within the pump house for installation of this portable washing station.
Beth Hoff Blackmer moved, and Carolyn Heldman Rovira seconded, a motion to discontinue the voluntary additional testing that the LECVHOA has engaged during the process of water systems reporting and updates with the Colorado Department of Public Health and Environment. The motion passed unanimously. The HOA’s Operator in Responsible Charge, EPC, will continue to ensure that the legally required testing procedures are followed.
The Board revisited the question of whether an updated inventory of pump house equipment can be developed. The inventory is important to the LECVHOA, at least as to equipment listed as capitol, because the periodic HOA reserves financial analysis is based upon such information to determine infrastructure useful life. John Ott will ask Dan Harris to work together to develop the updated inventory.
Dan Harris reported that the pump house operations are delivering water resources that are consistent with historical usage for the summer months, in the range of 20,000 gallons. Some 7000 gallons are lost due to attrition within the system, likely from pipe leaks. Dan asked that he be given authority to work with contractor Ron Samuelson to replace the non-functioning third pump. Dan anticipates an expenditure of approximately $4000 for this purpose. The replacement can be done without digging up the pump lines – rather, the existing pump can be pulled from the lines and replaced. Sharon Caulfield moved to grant Dan the authority to move forward with this project, with Beth Hoff Blackmer seconding, and the motion passed unanimously.
Dan identified three projects that could be priorities for the fall season. He will ask Lucas of Timberline Construction to bring a proposal to dredge at least the easternmost pond, which is a siltation pond. He will also ask Timberline to prepare the new Little Elk Creek irrigation diversion at the Fusaro property on Davidson. And he will follow up with John Burke’s inquiry about muskrat digging at the second pond berm.
John Ott has been trained on the Eye on Water system and can provide training for new homeowners on how to use this app, which allows each homeowner to monitor water usage at their property.
Ditch and Willow Actions
The Board received an update from George Johnson on the status of ditch and irrigation management during this drought year. George is the manager of the Boram and White Ditch that serves about 2/3 of the residents in LECV. Snowpack was only 40% of normal in the Elk Range, which has reduced ditch water resources for the summer. The City of Aspen has instituted water management requirements. The Boram and White Ditch flows remain sufficient to cover conservative irrigation requirements, although George is diverting the entire flow of Capitol Creek at the Boram and White diversion, and it is only flowing at about half of the water right allocated to LECV. In response to dry ditch conditions on the Little Elk Creek Ditch, which serves about 1/3 of the LECV households, George and Joey Carlson contacted Dan Oppenheimer, the LEC Ditch manager, who was out of town, and received permission to walk and manage the LEC Ditch. George found that an extra temporary diversion had been placed on the LEC Ditch, which was sending more water than warranted into the LECV from the first LECV lateral. George removed that temporary diversion and this, along with adjustments to LEC Ditch flows made by upstream irrigators, has restored some flow to the lower sections of Little Elk Creek Ditch (including downstream irrigators who are not part of LECV). Although the valley’s irrigators are known for cooperation in ditch management, the primary diversion for Little Elk Creek Ditch is higher in elevation than the primary diversion of Boram and White Ditch, which makes it impossible to "share" water between the two ditches. Should the situation become dire, however, George has identified a potential fall line on the Maurin property that might allow a temporary transfer of water between the ditches if all ditch users agree. (Eventually, all irrigation return flows from both ditches return to Capitol Creek and Snowmass Creek.) For now, George is of the opinion that with conservation the water in the Boram and White ditch will last through the irrigation season.
Jeff Weiss, the LECV HOA member who is on the Board of the Little Elk Creek Ditch Company, reported that he has called a meeting of that Ditch Company to consider how to address the adverse conditions experienced this year. Jeff states that it is likely that Little Elk Creek Ditch Company will develop a water management plan to address the current conditions and provide guidance should they recur. John Ott and Sharon Caulfield will attend that meeting as representatives of the Little Elk Creek Homeowners Association’s water rights. If changes to ditch management are adopted by the Ditch Company, the LECVHOA will work with homeowners to implement those matters.
George Johnson and John Ott suggested that a water management plan also be prepared for the Boram and White Ditch. The plan will be circulated to the water committee first. John also will prepare an entrance road sign that will tell people of the need for water conservation and ask that all irrigation occur during the evening, night, and early morning hours to avoid evaporation.
The project for reduction of the willow stand at the Hedges property continues to progress. Keith Edquist is in contact with Mike Leonard to schedule the trucking off of the willows that were removed from the ditch this spring.
Old Business:
Banking - Treasurer Beth Hoff Blackmer is continuing to make the necessary changes in signature authority for the Community Banks, Alpine Banks, and Wells Fargo accounts. A CD at Community Banks came due in July, and was renewed at only a .7% per annum interest rate. Working with bookkeeper Kim Clinco, Beth and John Ott will be able to transition this CD to a 9 month deposit at a 4.1% interest rate. To facilitate this update, Sharon Caulfield moved, and Beth Hoff Blackmer seconded, a resolution to authorize John Ott to transfer the approximately $104,000 in Community Banks CD funds to a renewed CD at any rate greater than 4% per annum. The Board passed this resolution unanimously.
Records Retention and Inspection Policy - Sharon Caulfield requested final approval to destroy old homeowner assessment and HOA obligation records for the periods that exceed 7 years from today, in accordance with the newly adopted Records Retention and Inspection Policy.
Weed Control - Keith Edquist reported that contractor Green Acres will return in September or October to perform the second round of weed control in the open spaces. They plan to mow throughout the open spaces to get better access to weed roots for eradication. Keith Edquist will use a "stump stopper" on the cottonwoods recently cut by the pump house. Keith will also seek a contractor to remove the large fallen cottonwood limb by the pump house; no resident asked to do that removal and keep the firewood after Keith sent out an email invitation for that project.
Collections Activity - LECVHOA water user Veronika Miller has asked for further information concerning her debt for water deliveries, and will work with bookkeeper Kim Clinco to bring her account current.
Management - Keith Edquist has signed and delivered his contract extension by which he will continue in his management duties through September 30, 2025. Keith will arrange for new management candidate interviews to take place later in August.
New Business:
Executive Session:
The Board entered into an Executive Session pursuant to section 308 of the Colorado Common Interest Ownership Act to consider matters pertaining to the management of the Association’s relations with one or more officers, agents or employees of the Association. During the executive session, the Board received a report from Keith Edquist about his efforts in the recruitment of a new manager or management company to follow the resignation of Keith Edquist. No action was taken by the Board.
Respectfully submitted,