PAGOSA LAKES NEWS Winter 2018 • Vol. XXXXII
Photo: Kierstan Correnti Renner plpoa.com
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PLPOA BOARD OF DIRECTORS APPROVES 2018 Capital & Operating Budget By: Allen Roth, General Manager The Board of Directors passed the 2018 budget during their November 9, 2017 meeting. The approach to constructing this budget is by viewing each line item of every Department and building each line item from zero, taking into consideration a 3-5 year trend for things such as utilities, janitorial expenses and other supply items. Extraordinary expenses from previous years are identified and not included and any new expenses are added that will be atypical for 2018. Capital and reserve expenditures for projects or equipment are identified using the master plans and Reserve Study as guidelines. The budget is reviewed many times by the General Manager along with the Comptroller and Department Managers before being presented to the Board for their first review during their October general meeting. The Board and the General Manager work together on making changes, adjustments as necessary to arrive at a completed approved budget no later than their December meeting. The focus for next year’s budget was to keep the assessments at the same rate of $230 and also try to increase the fund balances for the reserves and capital project funds. The goals were met with this budget, with dues remaining at $230 and the reserve fund balance increasing by $142,855 while the three capital funds increase at $35,000 each. The budget does not have any funds scheduled for capital improvement projects with a small number of reserve expenditures totaling $158,300. Meanwhile operating expenses remained consistent with the exception of an 8.8% increase in insurance costs. On the revenue side, the Association continues to lose lots counted for assessment purposes due to the consolidation of lots. The total number of lots is now down to 6,192. Even though there is a lot consolidation fee, it puts additional pressure on the Association to reduce costs to keep the annual assessments in line. The lot consolidation fees are only one time and not guaranteed each year. Through the strategic planning process, additional revenue was identified in various ways. This is in the form of fee increases and some new fees. The Board approved these with a resolution during their October meeting. This increase in revenue is from transfer fees, lien and intent to lien fees, permit inspections and the new review fees. This amounts to an increase of $128,880. A revenue increase is also budgeted for Wyndham Recreation fees in the amount of 6%. Fishing permit fees have been simplified and increased for a net projected increase of $24,000. The remaining revenue remains fairly the same as this fiscal year. This final budget makes sense fiscally, yet adds value to the Owners investment in our Association. Please note, the Association anticipates a dues increase for the 2019 budget year. It is unrealistic to keep dues at the same rate and maintain existing facilities and operations. Dues assessments are the primary revenue source for the Association. A number of factors affect the Association’s dues revenue each year. Lot consolidation, bad debt, inflation and growth are the biggest contributors to forcing the dues to increase. The number of lots at the outset was 6,600 and now is 6,192 from consolidation which reduces the dues assessment revenue. Bad debt or when an owner fails to pay their dues has added up to millions of dollars over the last 47 years. Yes, the Association does take legal action against those owners and is obligated, but it costs the Association more than the return. Inflation increases every year. Over the years dues have not kept up with the rate of inflation. Also, the continued growth of the community with more houses / members has an impact on staffing, recreation amenities, assets, programs, services, lakes permits, compliance etc. It is the Board’s fiduciary responsibility to take corrective financial action to make the Association whole. As part of the strategic planning process, the Board will be creating short and long term financial strategy plans. Plan your household budget now for a 2019 dues increase.
Where does the money go? Administration Community Standards Property & Environment Lifestyle & Communication Recreation Center Reserve Projects Utilities DEFINITIONS:
26% 17% 24% 3% 21% 7% 2%
Administration - Administer all accounting, human resources, manage insurance, legal requirements, financial planning Community Standards - Assist ECC, assist owners through project permit process, educate & enforce covenants & provide community services Property & Environment - maintenance and upkeep of all association facilities and property Lifestyle & Communication - Coordinate programs and events, manage clubhouse operations, provide education, information, marketing through multiple outlets Recreation Center - provide recreation / fitness programs & services, manage daily operations of Rec Center & amentities Utilities - gas, water, electric, phone, internet, street lights according to the Reserve Study 4 Reserve Projects - replacement or repair of existing facilities and equipment plpoa.com
GOOD NEIGHBORS
PLPOA UPDATING RESERVE STUDY
Pagosa Lakes is a beautiful community with all sorts of nice people living it. The Association promotes community harmony and a big part of that is being a good neighbor. Listed below are some tips to assist you in being a good neighbor and achieve a peaceful coexistence:
The association has hired a professional reserve study provider to conduct a reserve study for the PLPOA. The Association has hired Reserve Advisors, a company dedicated to providing this type of study to homeowners associations. The study update is part of the 2018 budget reserve expenses. When the study results are completed, the document will be shared with owners via the website.
Say hello. At the mailbox, while walking the dog on a trail or when you see a moving van arrive, introduce yourself. Learn your neighbors’ names and regularly offer a friendly greeting. Do unto others. Treat neighbors as you would like to be treated. Be considerate about noise from vehicles, stereos, pets, etc. Provide a heads up. If you’re planning a construction project, landscaping or hosting a big party, contact your neighbors beforehand. Know your differences. Make an effort to understand each other. Differences in age, ethnic background and years in the neighborhood can lead to different expectations or misunderstandings. Consider the view. Keep areas of your property that others can see presentable. Appreciate them. If the neighbors do something you like, let them know. They’ll be pleased you noticed, and it’ll be easier to talk later if they do something you don’t like. Be Helpful. Don’t be shy to lend a hand, whether it is house project, snow shoveling etc. You may need a hand someday yourself. Neighborhood Watch. If your neighbors are away, watch over their property, offer your assistance while they are away and watch out for strangers. Stay positive. Most people don’t try to create problems. If a neighbor does something that irritates you, don’t assume it was deliberate. Be respectful. Talk directly to your neighbors if there’s a problem. Gossiping with others can damage relationships and create trouble. Remain calm and Listen. If a neighbor mentions a problem they have with you, thank them for the input. Try to be understanding of their point of view and why they feel that way and work it out with them. plpoa.com
A reserve study is a complex document that projects when numerous major components—like a roof, furnace or piece of maintenance equipment—will need to be replaced, what they will cost and how much the Association needs to set aside each year to pay for the various components at the necessary time. Preparing it requires a unique combination of specialized engineering knowledge, a keen understanding of financial projecting and savvy investing skills. Professional reserve study providers are extensively trained before they are considered qualified to perform competent reserve studies tailored for each community. These professionals have met stringent requirements and are held to high standards. They have a thorough knowledge of common interest developments, HOAs, and community associations, and can provide the board with sound guidance. Updating this study will benefit PLPOA by providing more consistent budgeting, deter or minimize special assessments, reduce long-term costs of maintaining common property and increasing curb appeal. The study update also fulfills the board’s fiduciary responsibility, supports board decisions on replacement projects and saves hours in budget meetings regarding reserve replacements. 5
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DUES ASSESSMENT COMPARISON A survey by the Community Managers International Association was completed in 2017. This survey was done from large-scale communities only, the same classification as PLPOA. Based on 117 large-scale communities participating, the average assessment per unit/lot is a mean of $2,693 and a median of $1,289. Another survey which was completed by the Foundation for Community Association Research shows the average annual assessment rate based on all types of communities across the nation. The typical annual assessment per unit/ lot was $850. Nearly one-third of all communities reported annual assessments of over $2,000.
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EN V I RO MENTAL NEWS 2018 Fishing Season Opens January 1st The 2018 Pagosa Lakes fishing season officially opens
on January 1st. That is when 2018 season, weekly and daily permits go on sale and will be available at the Pagosa Lakes Administration Offices in Vista and at the Recreation Center. Not too many changes in store for the 2018 season, regulations, daily bag limits and fishing methods will remain the same for the new season. The Association will begin fish stocking in mid-April with a nice assortment of rainbow trout, and for the first time in a few years it looks like cutbow trout will be available and stocked into the lakes. The cutbow are a hybrid of cutthroat trout (natives) and rainbow trout and have historically done very well in our lakes, are fast growers and aggressive. They can be identified by a slight reddish colored slot on the area under the gills and mouth. Additionally, largemouth bass and crappie will be stocked in the lakes sometime in May. The price for the 2018 fishing permits will be increasing slightly this year to help offset increases in fish stocking prices over the past few years. Rainbow trout, for example, are coming in around $4 per pound currently from area hatcheries, a big increase from $3 a pound we were paying just a few years ago. The season permit will be $40 this year, the family season permit will be $85, a 7-day weekly permit will be $35 and daily permits will be $20. Youth permit prices (ages 6-12) will remain the same as previous years; $20 season, $15 weekly and $10 daily. Th=e price increase is based on a recommendation from the volunteer Lakes and Fisheries Committee. The Association will be increasing the annual stocking budget in 2018 from $85,000 to $95,000 which will enable us to increase stocking by around 10%. All of the 2018 fishing regulations and pricing information are available on the Association website in addition to regular stocking and fishing reports. The lakes were all stocked in early October with several thousand pounds of rainbow trout and the fishing has been very good heading into late fall and winter. We anticipate that the lakes will begin freezing over sometime in December and ice fishing anglers will be itching to get out on the lakes. However, we want to remind everyone to make sure there is at least 6 inches of solid, clear ice in place before venturing out onto the frozen surfaces of the lakes.
By Property and Environment Manager, Larry Lynch
Vista Trail Ribbon Cutting 2017
Winter at Hatcher Lake
Be on the lookout for announcements about our annual ice fishing contest sometime after the first of the year and we are also looking into organizing a snow shoe fun race near Vista Lake sometime later this winter.
2018 Property and Environment Project Outlook Looking ahead into 2018 we have another busy year coming up with a number of planned projects including improvements on the lakes and dams, continued operation of our brush collection area with a new chipper/ grinder. Facility improvement projects such as landscaping and painting, National Forest fence line maintenance and improvements, roadside
New Wood Chipper Purchased in 2017 plpoa.com
mowing and weed control, post office cluster box installs and maintenance and general property and facility maintenance. With regards to Department capital improvement and reserve replacement projects, 2018 will be somewhat limited as the Association will be working to re-build these funds after several years of large projects involving the Recreation Center expansion and new hard surface trail construction projects in Pagosa Lakes. As most everyone is aware, the past three years have seen some great improvement projects including four new segments of hard surface trails on lake Forest Circle, Vista Blvd and North Pagosa Blvd. These trail projects were partially funded from a Colorado State Trails grant but two-thirds of the funding comes from the Association Parks and Trails Capital Fund. This fund is now fairly depleted and 2018 will be a fund re-building year with possible new trails to be constructed in 2019 or 2020. Reserve projects that are planned for 2018 will include some routine reserve budget replacement items such as replacing an aging furnace in the maintenance building, replacing a 2006 Ford F-350 work truck, and a crack-fill/ seal coat maintenance project on the Lake Forest Circle pedestrian trail. The construction of a simple shed-roof dry storage garage addition at the maintenance building is also planned to house the new Rayco chipper/grinder machine that was purchased in June (with the assistance of a State DNR grant) by the Association. The storage garage will be built by our staff saving us quite a bit of money. Lastly, some new tables and a portable/foldable stage for the Clubhouse will also be purchased in 2018. The final item that was considered by the board during 2018 budget meetings was the proposed Highland Park trailhead and neighborhood park project. The Association held a community meeting and sought input on this proposed park in late August of this year. The Parks, Trails and Outdoor Recreation Committee, made up of volunteer residents, did make a recommendation for a limited park development on the property, taking into consideration some of the concerns of nearby neighbors. A simple parking area screened by topography, a kids playground and picnic area at the rear of the property screened in by a hillside and trees and a gate into the forest. However, due to constraints in the 2018 capital and reserve funds budget the board elected not to fund those improvements in 2018. The project will be reviewed again next fall during 2019 budget discussions. 9
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Recreation Center News By Recreation Center Manager, Penny Kipley Are you looking to create specific strength in areas of your body? Are you wanting to improve how you feel and perform during your daily activities? If so, you will want to try the NEW Functional Trainer at the Rec Center! Functional training is not a “fad” or the newest machine in the industry. Using workouts that shift the focus in fitness to a much more practical full body workout, functional training works by exercising your muscles in a similar way to how your body would be used in everyday life. It’s the type of training that prepares your body for various forms of daily activity and thus, maintains body strength and endurance that can be applied across all areas of life. With an emphasis on strength and flexibility the benefits of functional training differ from other workouts because of the way it targets your body. Functional training has deep roots in rehabilitation and helping people get back to their normal lives quicker. The movements mimic everyday activities and is aimed at boosting your health and general wellbeing. We offer training sessions several times per month so come in and check it out! In other Rec Center news, the strength equipment we currently have at the Rec Center is nearing 20 years old. With thorough preventative maintenance procedures performed over the years, we have kept these pieces in good functioning order. Unfortunately, we can no longer get crucial replacement parts for these machines from the company (Cybex) or a parts representative as they stopped producing them earlier this year. We have 12 pieces of equipment that fall into this category. This situation propelled us into getting quotes from three different fitness company reps. The brands we considered in this process are Life Fitness, Precor and Cybex. After completing the budget, we were allotted some money for new equipment. We have narrowed down the top priority pieces to replace. We will do the replacement in two phases over 2 fiscal years. We prioritized the 1st phase based on parts we do not have in stock for certain pieces, machines that are ergonomically out of date, and pieces in the roughest shape. After sorting through quotes and going through our list of priorities we decided on 6 pieces to replace in this first phase starting in 2018. After much thought and deliberation, we decided to stick with Cybex. The old equipment we had was Cybex brand and we had a great experience with their strength equipment products and we feel this brand is superior compared to the others. The pieces getting replaced in 2018 are the Chest Press, Row, Pull Down, Rear Delt, Leg Press and Cable Crossover. The increased functionality of these pieces will be a major upgrade to our facility.
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Pagosa Lakes Lifestyle Drummers
Every culture has some form of drumming tradition. In Pagosa, we’re happily creating our own, each Tuesday at noon. At my free hand drumming class, the goal is to have fun exploring tonal possibilities and applying them to rhythmic patterns and improvisations. The class offers a welcoming environment that encourages fun, creativity, playfulness and connecting with others. Hand drums are provided for those who don’t have one. Even participants who have no experience playing a musical instrument can immediately get into the groove. According to researcher and music educator Dr. Anita Collins, “While listening to music engages the brain in some pretty interesting activities, playing music is the brain's equivalent of a full-body workout, activating practically every area of the brain at once.” Recent studies are finding significant health benefits from hand drumming, including reducing stress, boosting the immune system, accelerating physical healing, improving cognitive abilities, and increasing spontaneity, communication skills, and self-confidence. “Paul’s drumming sessions are delightful,” says Pam Spitler. “It almost feels like when he guides me through the rhythms that I'm able to get in touch with a primal, creative part of myself that must have been hiding someplace.” For further information, email banjocrazy@centurytel.net or call 731-3117
Line Dancers
What started out as 3 women in a basement learning to line dance has blossomed into a group of 30 or more men and women at the PLPOA clubhouse on Monday mornings. Line dancing is a great form of exercise and a wonderful way to meet new people. Line dancing is terrific therapy, mentally and physically. It demands that one’s mind and body communicate and work together. Line dancing reduces stress, increases energy, improves strength, increases muscle tone and coordination, lowers your risk of coronary heart disease, decreases blood pressure, helps you manage your weight, requires using muscles you may not even know you had. Just 15 minutes of this form of dancing burns 75 calories without even breaking a sweat! There are many local venues in Pagosa Springs where you can reinforce what you learn in class and also throughout the country, even in Las Vegas. We are always looking for new faces to join our friendly group. We meet Monday mornings at 9:30 and would love to have you join us.
Wild West Squares
Kick up your heels with the Wild West Squares and learn how to square dance! Our open house Barn Dance is January 17th, at 6:00 PM, at the PLPOA Clubhouse. Anyone interested in learning beginning square dance is invited for food, fun and dance. Singles, couples and families are welcome. For more information call Carla Roberts at 970-903-6478. Wild West Squares offers a modern approach to the uniquely American tradition of square dancing. Caller Carla Roberts teaches simple calls that are quick to learn in a fun, easygoing and free introduction. Looking for something to do in Pagosa? If you can walk at a brisk pace you can square dance. Dancers may walk three to four miles per evening without even noticing, while burning 300 to 800 calories, improving cardio condition, strengthening bones and lowering blood pressure. Square dancing helps maintain your balance, coordination and range of motion. Kick off the New Year and join us for a Wild West Barn Dance on Wednesday evening Jan 17th, starting at 6:00 pm. To best enjoy dancing, wear comfortable clothes and clean shoes. The PLPOA Clubhouse is located at 230 Port Avenue.
High Country Square Dancers The Pagosa Springs square dance club, the High Country Squares (HCS), dances at the PLPOA clubhouse. During the summer months we dance every Monday from 6:30 pm to 8:30 pm with Jim Parks calling both Mainstream and Plus square dances. During the winter months we dance every other Sunday from 2-4 pm with Richard Berry calling. If you’re a square dancer living in Pagosa Springs or the surrounding area or just visiting and would like to participate you are most welcome to attend our dances and, if desired, join the club. If you have never square danced but would like to learn please contact Steve at (970) 731-0044 and he can be sure you are informed about the next opportunity for beginning classes. Why square dance with the HCS? It’s just plain fun! Eight people in a square dancing together and executing dance moves in rapid succession is physically exhilarating and mentally stimulating. Square dancing helps keep your mind sharp and provides a moderate level of physical activity. During a typical evening of dancing you will walk from 3-5 miles. Square Dancing is movement to music. It is done in couples, with teams of four couples called a “Square”. It is not a spectator sport. It is for the active at heart and mind. We dance to a wide variety of music from country, to rock, to jazz, and more. It’s very inexpensive and provides and enjoyable evening of entertainment. Its sociable – you will meet people and make many new friends dancing. Square Dancing is something the whole family can enjoy, children old enough to follow instructions can quickly learn to dance (usually 10 or older) and can participate right along with adults. Many single attend the dance so not to worry about being left out if you’re a single. In addition to our regular dances at the PLPOA club house, HCS host a district dance once a year that brings in dancers from Farmington, Aztec, Durango and Cortez. We usually hold this district dance on a Friday evening in Durango (a central location). In addition, HCS holds special dances with guest callers, potlucks, and other social functions at the PLPOA clubhouse.
Current Groups
&
Line Dancing: Monday and Wednesday at 9:30am Drum Circle: Tuesday at noon Let’s Dance: Tuesday 7pm Wild West Square Dancing: Wednesday 5pm High Country Square Dancing: Sunday 2pm All classes are subject to change check our calendars on our website for up to date information and announcements plpoalifestyle.com
Upcoming Events
January 27th: Backcountry Film Festival March 21st: Pagosa Chamber of Commerce Business After Hours March 24th: PLPOA Easter event and Pancake Breakfast April 21st: PLPOA Earth Day and Owner Appreciation Event May 19th : Spring Flea Market Make sure to subscribe to our weekly e-blast to stay up to date on other event announcements and community dance dates.
New Groups to start in February Documentary Club: The Documentary Club will meet every 4th Thursday of the month at 6pm starting Feb 22nd. The group will choose the Documentaries that they will view and discuss. The group is open to all and no fees will apply. Members of the group will be welcome to bring snacks to share on viewing night. The benefit to watching Documentaries are vast including but limited to: helping in understanding the present world, they have educational value, benefit families and strengthen their bond, and they have an inspirational value. Consider participating. For more information call 970-731-5635 ext. 210. More Groups: Everyone wants something to do, but maybe more importantly, we all yearn for social interaction while doing the things we love to do. Creating groups allows individuals to network, exchange interactions and builds relationships — gathering together creates community! We are always looking for members of the community to lead groups and take advantage of the clubhouse as a gathering location. We do not charge for clubs/groups to meet at the clubhouse as long as what the group is offering is also offered at no charge and is open to the public. We are open to hear ideas from those that might be willing to facilitate groups. We would like to see the following groups start up in February, we just need a few leaders that are equally as interested: Poker, Farm to Table, Yoga, Cribbage, Creative Arts, Spanish, Wine, Life Long Learning, and Public Service Groups. If you are interested please contact our Lifestyle department at 970-731-5635 ext. 210 plpoa.com
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News From the Department of Community Standards By Community Standards Manager, Karen Katsos It has been another busy year in the Department of Community Standards. The number of applications we have received for projects and new houses seems to reflect a confidence in the current economy. In 2016, we saw a sharp jump in the number of project and new home applications being submitted, from the previous number of years (since the recession of 2008). In 2016, the Environmental Control Committee (ECC) approved 77 new homes to be constructed, 481 projects approved and 85 tree removals. As of November 16, 2017, the ECC has approved 77 new homes, 581 projects and 114 tree removals. We expect to receive more requests for new homes and projects before the end of the year. Our department has been working to improve the condition of several specific neighborhoods over the past year or two while also keeping our eye on all subdivisions to ensure community appearance and property values are maintained in accordance with the CC&Rs of the Association. We feel we have made significant progress working with owners to improve the state of their properties. We have also enlisted help from churches and Habitat for Humanity to help owners who are unable to make the required improvements. We very much appreciate the willingness and efforts of these organizations to assist property owners in this area. Pagosa Lakes has helped several owners to finance needed repairs when they did not have the savings to make them. When we enter into these contracts, the owners must pay the Pagosa Lakes back the full amount within 2 years. This has proven to be a valuable tool for us to enlist in helping to bring some properties into compliance.
Propane Tanks: It was discovered this year that a requirement that is in the Declaration of Restrictions has not been enforced for many years because a past Board of Directors mistakenly believed that the POA could not enforce the screening of propane tank requirements because of fire codes. The staff was instructed not to enforce this requirement. After review, it was determined that the Association is required to enforce this regulation. “Every tank for the storage of fuel outside any building in the Subdivision shall be either buried below the surface of the ground or screened to the satisfaction of the Committee by fencing or shrubbery.”
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Our department will be inspecting the subdivisions and sending out letters to give owners of visible tanks plenty of and time to decide how they would like to screen their tanks. There are several options: burial, moving a tank to a different location, screening the tank with shrubbery or constructing a screen around the tank. For more specific information about distances to combustible materials or if your project requires a project permit from our office, please contact us directly. Our letters will also include more information about your options and requirements. There will be no permit fee for screening you tank.
Other Changes to Requirements and Standards: • Manufactured homes that are newly installed in the Pagosa Vista subdivision are now required to be purged to the property. • Modular homes are now allowed in the Pagosa Vista MH-50 land use code areas.. • The POA has adopted the International Residential Code “height of buildings” definition to have the same definition as Archuleta County. • The collection of rainwater that flows off of your roofs is now allowed with the following guidelines: the maximum storage capacity is 110 gallons for outdoor purposes, no tank shall exceed 55 gallons each, tanks must be earth tone in color, and containers must be designed and marketed for rainwater collection with re-sealable lids. For more information please see Resolution 2017-04 available on our website under “Resource Center”. • The Board of Directors has approved a new Application Fee Schedule for the submission of project applications in the POA. These fees will take effect on January 1, 2018. The Fee schedule can be found on our website. Just click the link, “Building, Planning and Permits” (These increased fees will help to have the users of our services pay more of the share of the costs of these services. Despite the fee increase, all owners in the PLPOA will continue to subsidize every building permit we process and issue. We never want to raise fees, but we also do not like to have to raise the POA assessments for all of our owners. These new fees will help us continue to do the best we can at being fair and also try to keep up with continually rising costs.)
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Pam Eaton-Scott plpoa.com
www.exitrealtypagosa.com Broker & Owner
Showing at The Pagosa Lakes Clubhouse Saturday 1/27/2018 7:00pm $15
Photo by Morgan Heim
2017-2018
PLPOA Residents use discount code PLPOA17 to receive a discounted ticket price of $12 www.backcountryfilmfestival.org
Films in this year’s program include: The Space Within, DPS Skis Cinematic | 5 min 28 sec Ruth Gorge, Noah Howell | 8 min 1 sec Below 0, Itai Hagage | 4 min 54 sec The End of Snow, Jane Zelikova and Morgan Heim | 20 min 35 sec Follow Through, Anya Miller and Becca Cahall | 21 min 48 sec Genesis, Ben Sturgulewski and Dan Pizza | 5 min 50 sec Idaho 12ver Project, Matt Ortiz | 12 min 10 sec plpoa.com Adventure Not War, Max Lowe | 7 min 35 sec
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230 Port Ave. Pagosa Springs, CO 81147-9486
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