Meridian Lake Park, Meadows & Pristine Point Newsletter #18 www.MeridianLake.com Dec 2004 ___________________________________________________________________________________________
Capital Improvement Project Status
With good early season snowfall, the
construction season within our community is winding down. It's
a good time to assess the progress of the Capital Improvement
Project from both an accomplishment and financial perspective.
Natural Gas
The gas pipeline was installed
throughout the subdivision with the exception of the link crossing
the dam. That link requires a State permit that has been slow
in coming. We have received assurances that the delay is due to
workload at the State agency and not related to the merits of
our submitted design. We anticipate State approval within the
next few weeks. However, due to weather, the dam crossing will
not be installed until after the spring thaw.
Natural gas began to flow ahead of schedule in late August. The gas company, ATMOS, indicates that 26 tie-ins were made this fall. This represents roughly 25 % of current homes.
Remediation of Sewer and Water
Numerous sewer and water line connections
were moved from the center of the road to the edge of the road
easement to facilitate future paving of our interior roads. This
work was completed by late summer as an integral part of the gas
line utility work.
Financials
Project expenses are running favorable
to budget and none of the contingency allowance has been spent.
The project spans multiple years so the portion of the project
that was scheduled for this year was submitted in the annual budget
to the association in July. The following table shows our actual
expenses compared to this budget.
Budget Actual
Excavation $212,000 $154,002
ATMOS $188,000 $188,501
Legal $5,573 $6,002
Project Mgmt $15,000 $14,635
Interest $15,000 $13,421
Total $435,573 $376,561
In early October, members were notified that the CIP assessment would be invoiced in January, 2005. You were given the option to pay the assessment in lump sum or to participate in MLPC's financing plan. If you were one of the 112 members who elected the lump sum payment option, your January assessment invoice for $3,600 will be payable no later than February 28, 2005. Otherwise, your January assessment invoice will represent the first quarterly installment due no later than March 31, 2005. Finally, those members using the MLPC finance plan can accelerate their payments on a quarterly basis, in full or in part, in minimum amounts of $500.
By the end of our fiscal year at the end of March, we will have paid off the construction loan. We will also have adequate cash on hand in the CIP capital reserve to complete the project over the next two years.
Roads - What to expect next?
The maintenance of all roads within
Meridian Lake, with the exception of Pristine Point Drive and
Pristine Point Way, is the responsibility of Gunnison County.
The County holds the bond with Lacy Construction Company for all
work performed on the roads last summer. Lacy Construction has
completed a list of repairs mandated by the County. However, the
bond will not be released until after the spring thaw to ensure
that there is no significant ground settling or other related
issues. If you have concerns regarding the condition of the roads,
please feel free to bring them to the attention of the County
Roads Department or an MLPC Board member.
The County began to prepare Washington Gulch Road for paving last fall. Work will commence again in the spring. The County budget for 2005 includes the cost of completing the paving of Washington Gulch Road from Gothic Road to the trailhead north of the subdivision. A contract was signed between Gunnison County and MLPC covering the paving of the interior roads within the subdivision. You can expect some preparation work on the interior roads next summer and fall. Current construction plans call for paving of the interior roads during the summer of 2006. Since Gunnison County is not responsible for the maintenance of Pristine Point private streets,, MLPC will separately contract for the paving of those roads. We are working with the Towns of Crested Butte and Mt. Crested Butte to add the Pristine Point roads to their road surfacing projects in either 2005 or 2006.
Weed Management
The amount of ground disturbance
this past summer and the continuing disturbance anticipated for
the remaining two years of the CIP project exacerbates weed management
efforts by our residents. Solutions range from aggressive "pulling"
efforts to spraying or some combination of each.
Reseeding of disturbed ground is an obvious need but it does not resolve the weed issue. We'd like to do the reseeding once, not multiple times for obvious financial reasons.
The County has offered to assist us in drawing up a weed management program. Adena Green will be attending our February Board meeting to provide guidance and advice. We expect to adopt a weed management protocol before the spring thaw is complete. The protocol will also address the reseeding issue.
Conclusion
The CIP is running on time and
on budget. The risk provision in the budget remains untouched.
We have all shared the frustration of the construction season
with a great deal of understanding and support. We have a greater
appreciation for the utilities we take for granted based on a
number of construction related service interruptions. The Board
and the CIP Team thank you for your patience.
Meridian Lake Park Entrance Sign
A new sign was placed at the entrance
to Meridian Lake Park. Based on our displeasure with the original
sign design, the contractor replaced the sign at his expense.
The sign is more in keeping with the signs already in place in
the Meadows and Pristine Point. After the spring thaw, landscaping
will be planted to enhance the appearance of the sign.
High Speed Internet
Just a reminder, residents of the sub-division
can now enjoy the benefits of Qwest DSL High Speed Internet Service.
Contact the phone company directly if you would like to subscribe.
MLPC is the first community outside the Town of Crested Butte
at the north end of the valley to have access to this expanded
service offering.
Water
MLPC is working with Mt. CB Water and
Sanitation to ensure long-term access to adequate water supplies
for the full build-out of our community. An important next step
in this process is connecting the reservoir to our water treatment
system so we have a backup source of water in addition to our
primary source, the Jaklich Ditch.
This fall, a water line was installed from the treatment plant down to the dam, crossing Washington Gulch Road. This work needed to precede paving of the road next year. The current plan is to install pump equipment at the base of the dam and connect to our treatment plant sometime during 2005. As members of MLPC, we have already paid for this addition to our system via a capital assessment included in our usage charges from the utility.
MLPC's original 1995 Memorandum of Agreement (MOA) with Mt. CB Water and Sanitation specifies that the water system is for the exclusive use of our subdivision and that others may not tie into the system without our approval. The tie-in to the dam raised questions about where our system actually begins and ends.
For the past 11 months we have sought to clarify the language of our original agreement with the District and to establish a cooperative approach for future needs. As you know, the District owns the water rights and all the facilities. But we have the right to approve any connections to the water system. One of our goals was to better define what exactly is included in our "water system" as legally defined in the 1995 MOA. Unfortunately, we have been unable to reach agreement on several important points. Our water attorney, Mark Hamilton, has been involved in these discussions and has provided much helpful advice. We are presently documenting our positions on these key issues and are formally advising the District.
We may ask for help from MLPC owners in the future to let our elected officials know of our feelings. Additional information will be provided at that time, in the event your support is required. If you have a question about these negotiations, or desire additional information on our water system, please call Bill Ronai at 349-2183 or Chuck McGinnis at 349-1503.
Design
& Construction Guidelines (Link)
From time to time, the MLPC Design
& Construction Guidelines require updating to reflect a variety
of issues that arise as our development matures. This fall, the
MLPC Board took on the task of doing a complete rewrite. The full
revision of the D&C Guidelines was adopted by the Board on
December 16, 2004. The revised copy can be found on our web-site
http://www.meridianlake.com/. If you do not have access to the
Internet, you may request a printed copy of the revised guidelines
by calling or faxing the MLPC number 349-2002.
The key changes and revisions (with section
numbers) are:
Adoption of an on-line revision process (2.1)
Identification of non-compliance in Final Plans (2.4.2)
Additional emphasis on Exterior Lighting (2.5.3, 3.4)
Deletion of Building Section drawings
Simplified Landscaping requirements (2.5.7, 4.10)
Changes to Security Deposit amount (2.7.1)
New section on Post-Approval Design Changes (2.7.4)
Major revision to Security Deposit Refunds (2.8)
New Remodel & Additions section (2.10)
New Building Footprint requirement (3.4.4)
More explanation on Fencing restrictions (3.6)
New Interior and Exterior Fireplace sections (4.8, 4.9)
New requirement for silt fencing around Construction Site (6.1)
New Construction Hours limitation (6.4)
Many Revisions to D&C Check List
Similarly, both Meridian Lake Meadows and Pristine Point have been working to improve their design and construction guidelines. Meridian Lake Meadows revised sections 2.5, 2.7, and 6.5 of their previous guidelines approved August 28, 1997. Pristine Point adopted a completely new set of Architectural Standards, Design & Construction Guidelines on July 12, 2004. Copies of both of these documents are available on the Meridian Lake website.
Cattle Fencing
Cows visited our community with increased
frequency this fall. It is our responsibility to keep the cows
out, not the rancher's. Every spring and early summer we sponsor
a workday to patch our aging fence-lines where they exist. Of
course, about a third of our boundaries are not fenced at all.
The Board is investigating the cost of a permanent solution to the problem due to the increased level of resident complaints about meandering cows in the neighborhood. We hope to address the aging nature of the fence-line along filings 1 & 2 and the missing fence-line around most of filing 4. Funding could potentially come from the MLPC capital account. However, the anticipated expense would mean we would have to put on hold, our plans for a playground and picnic area.
If you feel strongly about either project, please contact a Board member.
Winter Recreational Use of Washington Gulch
The Forest Service continues to evaluate
the winter recreational use of Washington Gulch. They previously
went on record discouraging motorized use during winter months,
but they have not prohibited it. There are residents in our community
who have passionately held positions on both sides of the issue.
Regardless of the type of use, the trailhead is congested with vehicles with increased frequency. We have entered into conversations with the County and the Forest Service seeking longer term solutions to this problem.
The Police Department has confirmed that it is illegal to ride snowmobiles on any County roads. This includes the County maintained roads within our community. If there are complaints, they will patrol our subdivision roads and Washington Gulch Road. A ticket may carry a court appearance and a fine.
Residents who decide to drive on any subdivision roads do so at their own risk. The Board is concerned about any activity that could present a hazard to its residents. High-speed operation of any vehicle represents a danger to both the vehicle operator and other residents. Snowmobile operators should be aware that non-snowmobiling residents might not welcome additional noise or potential damage to property inside the park. Driving your snowmobile on any lot except on your own or in the common areas of the community is a trespassing violation and could also result in unwanted legal consequences.
Web Site
Gordon Reeves continues to make improvements
to our Web Site. It can be located at http://meridianlake.com/.
It is a great way to find the latest information on our area.
This includes benefits like obtaining discount ski lift and lodging
packages.
Meadows & Pristine Point Boards
On the Meadows Board are President
Bill Ronai, Vice Pres Curt Wilker and Sec/Treasurer Tammie Lawrence
plus Sam Ganz and Chuck Tutor.
On the Pristine Point Board are President Chuck McGinnis, Parry Mothershead, Secretary / Treasurer, and Marty Evans, ACC Chairman plus Alan Wolff and Kurt Giesselman.
Your MLPC Board Information
Ron Baker, President, CIP member
Filing 2-27, 349-0211
Lash Hansborough, ACC member
Filing 2-65, 349-1227
Chuck McGinnis, ACC Chairman
Filing 4-1, 349-1503
Lara Moscatelli, Vice-President, ACC member
Filing 2-19, 349-0209
Gabi Prochaska,
Filing 1-2, 349-6176
Bill Ronai, Secretary/Treasurer, ACC & CIP member
Filing 3-43, 349-2183
Curt Wilker, CIP Chairman
Filing 3-40, 349-1345
The Board meets the third Thursday of every month.
RECENT NEWSLETTERS Just click on a title below to see other past articles of interest
How do Filing 1, 2, 3 & 4 Relate?
Cattle in the Park Call 349-2002
How to Handle Dog Problems
Need a Hidden Dog Fence?
Speeding on Meridian Lake Drive
Recycling for Meridian Lake Park
Bright Lights At Night
Need More Delineators on Washington Gulch Road
Private "Limo" Service
No More Shiny Roofs
Who can use the Courts?
Parking for the Tennis Courts
Black Marks on Tennis Courts
Short Term RV Parking
Dumpster for Part-timers
Snowmobiles in Meridian Lake Park
Bears Some Interesting Facts