Promontory Conservancy HOA Information

Conservancy HOA Info

Conservancy Staff and Contact Information

GENERAL INQUIRIES

conservancy@promontoryclub.com

Executive Director

Tod Bean | tbean@promontoryclub.com | (435) 333-4224

Director of Owner Services

Joe Ellis | jellis@promontoryclub.com | (435) 333-4014

For all community-related questions, including: Shuttle services, Mailbox set up, Lot sign ordering and General community rules and policies

Director of Field Safety

Matt Urban | murban@promontoryclub.com | (435) 200-1704

For all roadway safety, traffic, construction access, and general gatehouse questions.

Director of Legal Services

Morgan Reese | mreese@promontoryclub.com | (435) 333-4063

For all inquiries regarding Promontory’s CCR’s and Use Restrictions, Design Guidelines, specific property encumbrances, residency-related forms, and/or any written correspondence you have directly received from the Conservancy.

Director of Land Assets

Darrin Nielsen | dnielsen@promontoryclub.com | (435) 333-4074

For all road, open space, landscape, weed control, and snow removal questions.

For a serious snow removal concern, you may also email: snowremoval@promontoryclub.com

Architectural Review Committee (ARC) New Construction Inspector

Dan Cobb | dcobb@promontoryclub.com | (801) 318-9527

For homesite construction questions/concerns and to schedule construction inspections

Architectural Review Committee (ARC) Covenants Compliance Inspector

Aimee Toner | atoner@promontoryclub.com | (435) 333-4015

For remodel questions/concerns and any covenant compliance issues, or to schedule construction inspections

Architectural Review Committee (ARC) Architect

Christine Morr | cmorr@promontoryclub.com | (435) 333-4067

For design review related questions and/or inquiries

CONSERVANCY BOARD MEMBERS

John Irvine | jirvine1952@gmail.com

Mitch Manassa | mjmanassa@gmail.com

Philip Rizika | prizika@promontoryclub.com

Robin Milne | rmilne@promontoryclub.com

Shawn Potter | spotter@promontoryclub.com

Equestrian Gatehouse (435) 333-4035

Main Gatehouse (435) 333-4030

UTILITIES FOR SUMMIT COUNTY/PROMONTORY

TRASH REMOVAL & RECYCLING | Republic Services (435) 615-8311

NATURAL GAS | Dominion Energy (800) 323-5517

ELECTRICITY | Rocky Mountain Power (888) 221-7070

WATER | Mountain Regional Water District (435) 940-1916

SEWER | Snyderville Basin Water Reclamation District (435) 649-7993

TELEPHONE/INTERNET | All West (435) 783-4361

USPS

MAIL SET UP

Promontory mail rooms are at The Main Gate, The Equestrian Gate; and at The Shed. All mail services are operated by the USPS.

To activate a mailbox, go to the main Post Office in Park City, at 2100 Park Avenue (next to the police station). Bring a copy of your deed, homeowner insurance, or other official document with your name and your Promontory street address included. Identify yourself to the clerk and request to have a mailbox in Promontory activated for mail delivery and request mailbox keys. The clerk will identify your Promontory mail room and mailbox number.

SKI SHUTTLE SCHEDULE

All shuttle trips must be scheduled using the Promontory App.

During the ski season, shuttles depart each morning from The Shed to both the Deer Valley and PC Lodges at: 8:00am | 9:30am | 11:00am

Shuttles depart from both the Deer Valley and the PC Lodges to The Shed at: 11:45am | 1:45pm | 3:15pm | 4:45pm

Promontory Snow Removal

The Promontory Conservancy and its snow removal contractors make it a priority to be responsive during and immediately after a storm. The Conservancy has contracted with three separate snow removal companies for various roads and neighborhoods within our community, and utilizes its own internal team as well to help keep Promontory’s roads clear. Response time to individual streets and neighborhoods will depend on several factors, including timing and duration of the storm.

The best way to contact the Conservancy related to snow removal issues is by email at snowremoval@promontoryclub.com. This email is monitored consistently throughout the day during and after snow events.

Timing

Crews will make every effort to keep Promontory Ranch Road, Ranch Club Trail, Painted Valley Pass, and Golf Club Link (Main Roads) clear of snow and ice. These heavily traveled roads will receive top priority. The next priority are all remaining roadways (Residential Roads). During evening and early morning storms, crews should have time to prepare for commuting hours. Plows will continue to clean, treat, and widen roadways until reasonably safe conditions are met.

Duration

The duration of a storm plays an important role in snow plowing operations. Storms of extended duration require all available resources to keep roads open over the extended period of time. For example, a snow storm of four inches over a 24-hour period will require more time, labor and equipment than a storm of six inches over an 8-hour period. Please keep in mind that snow crews are still hard at work well after the snow has stopped falling.

Snow removal crews are prepared to work 24 hours a day from November 1 to March 30. In order to ensure the safest travel conditions possible, snow removal routes are prioritized by the amount of traffic received. During heavy snowstorms, it is unlikely that residential roads will be reached immediately because main roads must be repeatedly plowed.

Promontory and Contractors’ Responsibilities During a Snow Storm

ROADWAYS

Crews will remove snow as soon as possible with the following priorities in mind:

• Clear Main arterial roads with the most traffic first, followed by the roads with less traffic.

• Remove snow from Residential Roads once priority Main Roads are clear and safe.

PARKING AREAS

Amenity parking lots are plowed at the same priority as residential roads. If there is snow, the parking lots and walkways are plowed in the morning prior to operating hours. If snow continues, crews will return to remove accumulated snow.

CABIN AND VILLA NEIGHBORHOODS

Crews will remove snow from the driveways and to the front door in the following neighborhoods that are subject to supplemental HOA dues for the additional snow removal and landscaping services provided: Trappers Cabins, Ranch Club Cabins, Golf Club Cabins, Dye Course Cabins, Nicklaus Villas and Nicklaus Residences, Double Deer Cottages, Clubhouse Villas, and The Gallery.

Owners in Cabin or Villa Neighborhoods may request priority driveway clearing for a certain time as early as early as 7:00 AM. Priority requests are not guaranteed depending on snow conditions.

Resident Responsibilities During a Snow Storm

DRIVING

Slow down! Even a small amount of snow or ice can be slick.

Stay back at least 50 feet from plow trucks (many trucks spray salt or de-icing materials from the back of the truck).

RESIDENTIAL SNOW REMOVAL

Property owners (unless in the cabin or villa neighborhoods identified above) are responsible for removing snow in the following areas:

• From their own driveways and walkways.

• From driveway openings.

PLEASE NOTE: trucks plowing the Residential Roadways will leave a berm of snow along driveways and that is the responsibility of the homeowner to clear. To minimize the size of the berm, clear your driveway snow to the area on the left of your driveway opening to give plows a place to drop snow. DO NOT place snow from your property on or near the road. See the diagrams below for an easy visual.

Please remember that shoveling, plowing, or blowing snow into the Residential Road and road right of way is a trespass. Promontory’s road right-of-ways are common areas. Placement of snow in the road right-of-way slows overall snow removal and can damage snow removal equipment. Promontory’s road right-of-way for snow storage extends approximately 12 feet from the edge of asphalt. Landscaping and personal property within the road right-of-way is installed at the property owner’s risk and will very likely be damaged by snow removal operations. Please ensure that all obstructions are removed during and immediately following a storm (e.g. vehicles and trash containers).

Please let us know if you have any questions we can help address.

For Questions about Snow Removal please email: snowremoval@promontoryclub.com

Water-wise Landscape Requirements

Promontory’s scope of water-wise practices and initiatives is robust, but we recognize that the most significant factor is managing our community’s total water usage is individual homeowners’ usage, especially as it relates to landscaping. The Conservancy has implemented water-wise strategies including installation of smart clocks and real time water flow controls to better conserve and manage water use in open areas and continues to do so. Due to ongoing drought conditions, the Conservancy Board modified the Promontory Design Guidelines in April 2022 to further assist with water wise landscaping throughout our community.

The following changes will apply to all landscape plans and revised plans submitted to the Design Review Committee (full and detailed landscaping requirements are found in the Design Guidelines)

1. No more than 2,000 square feet of lawn may be planted – preferably less.

2. New tree installations will now allow 2” caliper deciduous trees and 8’ tall evergreens.

3. Water features will no longer be allowed unless they are part of the natural drainage/runoff from the home, or if they are only supplied with proper gray water/recycled rainwater.

4. Smart watering systems consisting of 1) a master control valve; 2) a smart clock connected to local weather; and 3) flow meters will be required (see below).

Water recycling is encouraged in compliance with applicable regulations.

SMART WATERING SYSTEMS

There are literally hundreds of components and ways that a yard irrigation system can be created or modified. A proper system has three main components:

1) Master Control Valve

A master valve is an electric valve installed at the main water supply for the irrigation system. A master valve will greatly reduce any water loss due to a leaky station valve because the leaky station valve can only leak while the master valve is providing pressure to the system

2) Flow Meters

Flow meters notify owners immediately when water is running. This helps owners identify leaks. Some flow meters can be configured to send information to a control valve to automatically turn off in the event of a leak.

3) Smart Clock

The smart clock is the overall irrigation controller. Hundreds of irrigation clocks are labeled “smart” simply because they utilize WiFi and smartphone interactivity. Look for clocks that incorporate real-time weather conditions, leak detection (with flow meters), and master control valve interaction.

Homeowners who adopt these smart control systems may qualify for a rebate from the Weber Basin Water Conservancy District. Learn more about the rebate here: https://www.utahwatersavers.com/smartcontrollerprogram

Water conservation will continue to be a necessity in our high desert area. The following links provide information about drought conditions and water wise landscaping: https://weberbasin.gov/Conservation/IrrigationBasics https://extension.usu.edu/cwel/research/water-wise-landscaping https://conservewater.utah.gov/weekly-lawn-watering-guide/

Homeowners Insurance

Beginning in early 2023, we heard from a few Promontory residents who had questions about insurability of their home in Park City. In most cases their primary homeowners insurance carriers were either declining to provide ongoing coverage or passing on new quotes. We discussed this issue with our own broker and several local insurance companies and brokers. We learned that the insurance industry is restructuring its mountain community practices in the wake of wild fires and other recent natural disasters around the country. Below are some take aways and potential considerations for those in the market for new coverage.

Some things that can help appeal initial denials (some carriers just deny whole zip codes/ communities at first based on exposure limits) is to show the home is sprinklered, within 5 miles of the fire station, that the trees and brush around the house have been cleared, etc.

Promontory has taken steps to help reduce wild fire risk and if the insurer is informed it may affect an insurer’s interest in providing coverage. Homeowners can provide the following information:

» The Promontory Conservancy’s Design Guidelines mandate fire-wise practices including interior fire sprinklers, a four foot from grade non-combustible exterior; and landscaping to create defensible space.

» The Promontory Conservancy developed a Community Wildfire Preparedness Plan (in consultation with the Park City Fire District and the Utah Department of Forestry, Fire and State Lands) and continues to maintain standards.

» Promontory has been a Firewise USA® Community since 2020. Last summer Promontory performed ongoing thinning and maintenance within the firebreak along I-80. Regular ongoing projects occur each year.

Some insurers have modified practices such as:

» Insuring a portion of the home value (i.e., a $10 million home but they will provide $6 million in coverage).

» Requiring a separate wild fire deductible.

Some direct writers (i.e., the State Farms, Allstate, USAA, etc) may write policies for mountain luxury homes but some of the larger brokerages may not have access to these policies.

Because we are a mountain community, certain carriers may require supporting business to quote (i.e., they won’t just write the homeowners policy, especially if it’s a second or third residence, but may also require the main residence, auto, etc to bundle).

Keep in mind that insurers will also limit their exposure in a specific community. For example, if an insurer covers 80 homes in Promontory, it may decline the 81st because it has reached its maximum exposure. Shopping and having multiple carriers offering coverage inside Promontory would be a good practice.

We are hopeful that this information will assist in obtaining necessary insurance coverage. In our review of the issue we were assisted by the following brokers and agents:

American Family Insurance

Tim Rosendahl | (435) 615-7716

Timothy.rosendahl@amfam.com

Buckner Group (Promontory’s insurance broker)

Dillon Straw | (801)-365-0895

dstraw@buckner.com

Dearden & Associates

Eric Dearden | (801) 928-2381

eric@deardeninsurance.com

If you have additional questions about the Design Guidelines, Firewise USA communities, or Promontory’s Community Wildfire Preparedness Plan, please contact Tod Bean, Executive Director of the Promontory Conservancy at tbean@promontoryclub.com or (435) 333-4224.

P ARK CIT Y

Beyond Promises