Meridian Lake Park, Meadows & Pristine Point Newsletter #19 www.MeridianLake.com April 2005 ___________________________________________________________________________________________
MLPC Annual Meeting
The 2005 Annual Meeting of MLPC is
scheduled for Wednesday, July 6th at 7:00 PM at the Community
School in Crested Butte. The meeting notice will be sent out in
late May. All members are encouraged to attend this meeting, if
you can possibly make it. There are many exciting things happening
in Meridian Lake Park. The Annual Meeting is a good time to meet
with your neighbors, catch up on the news and have your questions
answered.
MLPC Board of Managers Election
Lash Hansborough (Filing 2) has announced his resignation
from the Board of Managers, effective at the Annual Meeting. We
appreciate his dedicated service to the community and his leadership
in the development of the newly revised and updated Design and
Construction Guidelines for MLPC.
Five positions on the 7-person MLPC Board of Managers will come
open in July. One of the positions is for a one year term (completing
the term of Lash Hansborough). Four of the positions are for two
year terms and the incumbents are Gabi Prochaska (Filing 1), Ron
Baker (Filing 2), Bill Ronai (Filing 3), and Chuck McGinnis (Filing
4).
Any MLPC member who would like to be on the ballot for election
to these positions should self-nominate by sending an e-mail or
a letter to our MLPC Managers, Gordon and Angela Reeves.
The e-mail address is:
managers@meridianlake.com
The mailing address is:
P.O. Box 504,
Crested Butte, CO 81224.
In assessing your interest in these positions,
please be guided by the following scope details:
Participation is voluntary, without compensation
The Board meets once per month for 2-3 hours for regular meetings.
Attendance by teleconferencing is okay if you are unable to attend
in person.
Board members are expected to attend the Annual Meeting
Special meetings may be called as necessary
Board members should be able to communicate regularly by e-mail
via the Internet
Board members are expected to contribute in functional areas,
based on their backgrounds and interest. Functional areas include
capital
improvements, financial matters, water & sewer systems, maintenance
of common assets, weed abatement, architecture control committee
etc.
Self-nominations must be received by May 20th to allow for printing of the ballots and for mailing with the Annual Meeting package. If you submit your nomination, please include a paragraph or two introducing yourself and your reasons for wanting to run for election. This information will be included in the ballots sent to the members in May. Also, all nominees should plan on attending the Annual Meeting to communicate their interest in serving on the Board.
The Board encourages diversity of membership and strives to have proportional membership roughly corresponding to the number of owners in each Filing. Presently there is one representative from Filing 1, three from Filing 2, two from Filing 3 and 1 from Filing 4.
PPOA Board of Managers Election
The Pristine Point Board will have one open manager position up for election in July for a two-year term. Chuck McGinnis is the present incumbent. Any Pristine Point owner may self-nominate using the same process described earlier. The scope of the commitment is similar to MLPC, except the PPOA Board meets only once per quarter.
MLM Board of Managers Election
The Meridian Lake Meadows Board will
have two open manager positions up for election in July for a
three-year term. Sam Ganz and Curt Wilker are the present incumbents.
Any Meridian Lake Meadows owner may self-nominate using the same
process described earlier.
Capital Improvement Project Status
The CIP initiative has been relatively quiet due to the vast amount of snow received this winter. However, there are a couple of points of interest we want to share with you.
Natural Gas
We received the permit from the
State of Colorado to run the gas line across the dam. We expect
installation of the gas line across the dam to occur in late spring,
with the timing highly dependent on the weather.
Financials
113 members elected to pay the
CIP assessment in lump sum at the end of February. We were pleased
with the timely submission of assessments by these people. We
were able to pay off the construction loan and have funds left
over to deal with the dam crossing this spring. 67 members were
initial participants in the option to finance their CIP assessment
obligation. Of this group, a number of people have made accelerated
payments.
(As a reminder, if you chose the financing option, you can choose to prepay a minimum of $500 each quarter plus your accumulated interest and administration expense. Please contact the managers if you want to make a special payment.)
Project expenses are running favorable to budget and none of the contingency allowance has been spent. The budgeted expenses for this coming fiscal year will be quite modest. They include the gas line excavation cost for crossing the dam as well as some reseeding of disturbed ground from last year's construction season.
Work on the interior roads and our cost-sharing portion of that project is still on schedule for the summer of 2006. This coming summer, the county will be focused on the paving of Washington Gulch Road. They expect work to begin sometime in late June.
The finances of the CIP are held completely separate from MLPC's operating account and capital projects account. If we can maintain our favorable spending status through the paving stage of the project, there will likely be a surplus in the CIP account. If that is the case, the board must submit proposals for the use of those funds to the membership. Of course, one use of the funds could be in the form of a rebate to the members. The greatest cost uncertainty at the present time is the cost of materials (oil) in 2006. At this time, we remain confident that we have adequate budgets and reserves to handle even further increases in the cost of oil.
Weed Management
I. Introduction
The Colorado Noxious Weed Act was passed
in 1990. It has undergone two revisions since then as the presence
of noxious weeds has grown in the State. This Act mandates that
counties, municipalities and individual land owners take steps
to prevent, control and eradicate noxious weeds in our County.
The Act provides enforcement mechanisms including placing a lien
on individual property, but the State would prefer not to use
this authority.
MLPC prefers to work with Gunnison County Weed Management officials,
in line with State law.
Noxious weeds are non-native plant species which have been introduced into an environment with few, if any, natural biological controls, thus giving them a distinct competitive advantage in dominating and crowding out native plant species. They are aggressive, spread rapidly, possess a unique ability to reproduce profusely, and resist control. Noxious weeds, such as Canada thistle, yellow toadflax, oxeye daisy and chamomile adversely impact Meridian Lake Corporation (MLPC) by creating problems such as reducing aesthetic value, choking out native vegetation, invading landscaped areas, decreasing property value, and other concerns.
Soil disturbance such as roads, trails, and home sites are areas in which noxious weeds may become established. In non-residential areas noxious weeds also threaten valuable wildlife habitat and other natural resources.
At the March 17 Board of Managers meeting, the following weed abatement program was established and an initial budget of $1000 was approved.
II. Goal
"To
prevent and/or control the spread of noxious weeds in the MLPC
development."
III. Objectives
1) Control Canada thistle.
2) Control yellow toadflax.
3) Control scentless chamomile.
4) Control oxeye daisy.
5) To protect native wild flowers and vegetation within MLPC.
6) Prevent the invasion of State and/or County listed noxious
weed species within MLPC.
IV. Integrated Weed Management (IWM)
This weed management plan adopts
an Integrated Weed Management (IWM) approach. IWM is a strategy
using a comprehensive, interdisciplinary approach to manage noxious
weeds. The purpose of integrated weed management is to achieve
healthy and productive natural and agricultural ecosystems through
a balanced program. This program will include, but not be limited
to, education, prevention measures, good stewardship and control
methods.
A. Identification and Inventory
The Gunnison County Weed Coordinator has performed an initial
noxious weed inspection for MLPC. Canada thistle, yellow toadflax,
oxeye daisy and chamomile were found on the property. However,
homeowners and property owners should continue to monitor the
area for other noxious weed species that may become established
due to further development.
B. Awareness and Education
Awareness of what noxious weeds are and the problems they cause
will help the homeowners and lot owners understand why a long-term
noxious weed program is important to MLPC. Educational materials
regarding noxious weeds will be shared with all owners. Additional
copies are available at the Gunnison Watershed Weed Commission
Office, Mountain Meadow Research Center, 970-641-4393. Owners
are strongly encouraged to utilize this source to educate themselves
and increase their awareness of noxious weeds within MLPC.
C. Prevention
Prevention, early detection, and eradication of new noxious weed
plants are the most effective means of noxious weed management.
Prevention is best accomplished by ensuring that new weed species'
seed or vegetative reproductive plant parts are not introduced
into MLPC. To do this, the following actions are recommended:
1) Revegetate disturbed areas such as roadsides, pond banks, landscaped
areas and trails with certified noxious weed free seed;
2) Hydro mulch or certified noxious weed free forage should be
used as mulch; and
3) Open space areas should also be managed for noxious weeds through
good land stewardship (pasture/range management, riparian management,
etc.).
D. Control Methods
A number of control methods are available to the Association and
owners. The following control methods are standard components
of an IWM program. While these methods may be used singularly,
they are usually most effective when used in combination. Owners
should coordinate with the MLPC Weed Management Coordinator and
should utilize control method(s) that best meet their needs and
the needs of the site to be treated while controlling the target
specie(s). These methods include:
1. Physical Control - Physical control intentionally disrupts
the growth of weeds through cultivation, mowing, hand pulling,
flooding, and burning. All of these measures, when used correctly,
can be useful when used in conjunction with other control methods.
This method of control is best suited for annuals and biennials.
2. Cultural Control - Cultural control involves methods favoring
desirable plant growth such as proper fertilization, irrigation,
and seeding to vigorously grow competitive desirable plant species.
Revegetation is necessary on all disturbed sites as soon as possible
to reduce soil erosion and weed infestations.
3. Biological Control - Biological control involves the release
of beneficial organisms such as insects, fungi, rusts, pathogens,
parasites, and diseases to diminish weed seed production, increase
plant stress, and limit the expansion of underground parts of
the plant's reproductive system. This control method is best suited
for large infestations.
4. Herbicide Control - Herbicide control involves the application
of EPA-registered herbicides that are effective on target noxious
weed species based on the best available scientific facts and
current technology to reduce weed infestations. This method is
a tool for perennials. The root must be killed to control and/or
eradicate perennials. While herbicides are a powerful tool, it
must be realized that they are just that; and should be used only
as part of an Integrated Weed Management Program (IWM).
Before applying herbicides, volunteer owners or hired subcontractors are strongly encouraged to attend Private Pesticide Applicator training provided by the Gunnison Basin Weed Commission. This training combined with the careful use of herbicides according to the product label will help to ensure safe and proper use. Commercial applicators are also available for noxious weed control. Contact the Gunnison Basin Weed Commission for a list of these applicators.
Control methods will be established by an MLPC Weed Management Coordinator with the method(s) chosen appropriate for the noxious weed species being controlled and the area it is growing in. County listed noxious weeds are mandated by law (C.R.S. 35-5.5, et. seq.) to be controlled. There is also a State noxious weed list.
The MLPC Weed Management Coordinator will contact the County Weed Coordinator for assistance in determining the appropriate management action for the noxious weeds present. Recommendations are sight specific and species specific.
V. Responsibilities
The MLPC Owners' Association will
assume responsibility for controlling noxious weeds along private
subdivision roadways, and open space. Home and lot owners will
be responsible for controlling noxious weeds on their property
or in cooperation with MLPC.
The Gunnison County Weed Coordinator will be available to assist MLPC with weed identification and weed management strategies and will provide educational materials on noxious weeds. Colorado State University Cooperative Extension can also provide educational materials on noxious weeds.
VI. Monitoring / Evaluation
The MLPC Weed Management Program
will be evaluated each year to determine to what degree the program
is achieving success toward the plans goal and objectives. This
will allow owners MLPC to make appropriate changes to ensure the
long-term success of their weed management program. Home and lot
owners should monitor their respective properties in order to
detect new infestations and to determine the success or failure
of treatments (management actions). Because State and/or County
listed were found on the property, this area will continue to
be monitored by the Gunnison County Weed Coordinator until such
time that these weeds have been contained and/or eradicated.
VII. MLPC
Weed Management Plan Coordination
The MLPC Board of Managers will annually appoint an individual,
from the Board or a volunteer from the development, to act as
our Weed Management Coordinator. This individual will be responsible
for:
a. Creation and/or updating of a MLPC Weed Management Map showing
the principal locations of noxious weeds in the development. This
will be done with the involvement of the County Weed Coordinator.
b. Making decisions on control and eradication plans for specific
weed species.
c. Administering the Association's annual weed abatement budget.
d. Recruiting and scheduling volunteers from MLPC to assist with
the planned control methods.
e. Hiring subcontractors to supplement local volunteers.
f. Training volunteers or subcontractors on appropriate control
method techniques.
g. Coordinating with home and lot owners for permission to assist
owners with weed eradication and control on private property.
h. Preparing an annual report to the MLPC Board in February of
each year summarizing the results from the previous year's program
and recommending a plan and funding for the subsequent fiscal
year.
Water
Mt. CB Water and Sanitation has been monitoring water usage in MLPC and comparing our usage figures to those predicted by their engineer for full build-out. Three years of monitoring have shown the projections to be accurate. Based on this usage, the new pump station from the dam to the water treatment plant should not be necessary for a few more years although the work would be completed in the summer. At full build-out the pump might be necessary for up to 5 months of the year if the Yaklich Ditch does not produce enough water. If you have a question about our water system, please call Bill Ronai at 349-2183 or Chuck McGinnis at 349-1503.
Covenant Enforcement
In response to multiple requests from owners to enforce MLPC covenants more effectively, the Board of Managers, at its January 20th meeting, adopted the following policy, effective immediately:
"On notification or observation of a Covenant violation that is enforceable by MLPC, a member of the Board will orally notify the owner of the violation and ask that it be corrected immediately. If the violation has not been corrected within 7 days of the oral communication, a formal letter will be sent providing 30 days to remedy the violation and advising of the Board's intention to impose a daily fine if the violation is not corrected after 30 days. After 30 days, the Board will send another formal letter advising the amount of the daily fine being imposed and warning of the possibility of imposing a lien on the property if the fines are not paid."
The Board implemented this policy in response to complaints received regarding provisions of Article 7.2(n) of the MLPC Declaration of Protective Covenants dealing with parking and storage. The daily fine imposed for violations of 7.2(n) will be $20. Payment of the cumulative fine will be expected monthly. Owners are requested to review this article to ensure you are in compliance.
It is with reluctance that the Board feels it must resort to a fining system to ensure compliance with the Covenants. However, previous efforts to secure compliance have not been completely effective. If you have any questions about this policy, please contact any Board member.
Cattle Fencing
Cows visited our community with increased
frequency last 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. About
a third of our boundaries are not fenced at all.
In an effort to resolve the cow problem, the Board approved fencing the remaining open boundaries of MLPC this coming spring. The $6000 expenditure will be funded from the (Saddle Ridge) capital reserve.
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
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
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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