LAKE OF THE PINES PROPERTY OWNERS ASSOCIATION
2025 ANNUAL MEETING MINUTES
Saturday, August 2, 2025
lakeofthepines.org
INTRODUCTIONS
1. Welcome and Call to Order.
Meeting called to order at 10:07. Leslie welcomed those in attendance: Heidi Arceneaux, Lambert Arceneaux, Amanda Cricco, Ken Crider, Scott Gibson, Wendy Glidden, John Glidden, Dean Husmer, Greg Ingram, Kim Ingram, Michael Krause, Janet King, Ron Liston, Tom Owens, Kevin Steed, Robert Tomicic, Tara Tomicic, Pat Walquist, Jonathan White, Peggy White, and Dave Willis.
2. Approval of 2024 Minutes. See Attachment A (Moved to end of document for ease reading)
Leslie called for approval of 2024 Minutes. Minutes were accepted unanimously.
ANNUAL REPORTS
3. President’s Introductory Report.
Leslie thanked Dave Willis and Wendy Glidden for their help. Leslie was also thanked for all her hard work.
Leslie reported that we have a new owner, David Hetzel who has purchased lot 40 on Hwy 550. We have 2 properties for sale, Ira Kostrinsky and Daniel Gregory.
4. Treasurer's Report (see Attachments B thru D).
Refer to report for details.
Income $ 43,405
Expenses $42,374
Net Income $1,031 (tax exempt)
Balance sheet ending balance $42,900 in account
Annual Contributions. We had successful contributions from home and lot owners. Some have generously paid above and beyond such as Janet Plosser. We do, however, have a few delinquent owners. In the instance of Daniel Gregory, when his home sells this month, the delinquent funds will be received.
5. Operational Reports
a. Lake Report.
Lambert Arceneaux reported:
-Dye has been added this year. Leighton Roberts will also be adding again later. Wendy Glidden has a case of dye and will provide to Leighton.
-Fish have not been provided this year. Fish will continue to be installed every other year.
- We have a dam at the SW corner of the lake, and it does need to continue to be cleaned each year. Leighton will be providing cleaning. Lambert has a contractor to provide cleaning if Leighton needs it. Lambert will provide that information to Leighton.
Leslie reported:
-Renters. Renters are continuing to use the lake. The sheriff was contacted but was unable to enforce the misuse of the lake by the renters.
-Easement. Leighton has asked that all boats be located off the 10’ easement around the lake. Jonathan White read the 1966 Covenants and although there is a 10’ easement, that doesn’t technically allow Leighton that right. However, Leslie asked that we honor that request as best as possible.
-Beavers. Beavers have caused damage to properties, specifically Leighton Roberts and Tom Owens. Leighton hired a trapper, and it was unsuccessful. By Colorado law, traps set by a professional need to be checked every day. That may not be the case for individuals. Leslie asked for suggestions. Peggy White suggested that in the past, smoke bombs have been set, and it eliminated the beavers. Tom Owens will check with Hodiak Wildlife to further investigate this and other options. Tom also asked for permission to get woodchucks to eliminate the dam after beaver removal. He will report back to the Board on this process and expense.
b. Road Maintenance Report
Leslie reported that AJ Construction maintained roads again this year. They focused on the gulley on Ridge Road and the drainage issue on Lake Shore Drive to the north of Tom Owens home. AJ did not recommend mag chloride this year as the price is very high now and it wasn’t necessary. Total cost was about the same as previous years (around $9000).
c. Snowplow Report
-New Provider. We contracted a new company after Josh Dearien, Dearien Construction declined to provide service this year. AVL Construction was hired to replace Josh. We’ve had challenges but the owner Victor Longinotti, was accommodating. Dave Willis coordinated with the new provider and owners. Dave reported there was very little snow which resulted in gravel being dug up. Remediation was provided for those areas where that was a problem.
-Lot Diagrams. Dave thanked those who diagrammed their driveways as it was very helpful. Victor is creating a master plan utilizing these diagrams for all drivers. To make the process easy, Dave indicated the County website has the availability to show your lot and you can mark that up and send to Dave. Should you have any concerns or additional comments, please contact Dave: anasazinvestments@gmail.com or (970) 759-2457.
-New Machinery. Leslie reported that Victor suggested renting our own skid steer/Bobcat dedicated to our property and left on site. Victor has this equipment but because it is not on site, delays occur. The cost is approximately $2300/month for 160 hours and we would need for 5-6 months. Leslie estimated the additional cost would be approximately $100/month for this rental.
Discussion on this occurred with Lambert Arceneaux suggesting that a purchase of this equipment was a possibility. Tom Owens suggested that owning this equipment also required insurance, maintenance, etc. Dean Husmer asked for clarification on the advantage of this equipment. Dave explained the benefits and the process. Leslie asked for a vote on whether to proceed with this rental and it was decided that we hold off on the skid steer rental at this time. The Board has also approved a monthly retainer of $800 to AVL. This is the customary procedure used by local subcontractors for snow plowing.
d. Mosquito Report
Only half the number (10) participated in mosquito spraying this year. Cost is $625/year no matter how many participate. There will be (2) sprays each in July and August. We also received one free spray for a total of 5 sprays this year.
e. Western Tent Caterpillar Update.
The Western Tent Caterpillars are killing the aspen in our region. Leslie reported that Animas Valley Arborists came out and assessed her property for this insect. Spring is the time to spray for the caterpillars. Each property owner will need to spray their property. Please notify Leslie if you desire to have your property sprayed next May
ELECTIONS OF BOARD AND OFFICERS
6. Current and suggested slate
President – Leslie Lubin
Vice President – Heidi Arceneaux
Secretary – Wendy Glidden
Treasurer – Leslie Lubin
Board Members – Tom Owen and Dean Husmer
Leslie asked if anyone opposed the existing Board and Officers. No one opposed.
OLD BUSINESS
7. Entry Fence Removal
The cost to redo a fence was exorbitant and the Board elected not to replace at this time. The fence has been removed. The “Private” sign will also be removed in the future. Tara Tomicic asked if it could be replaced or be visible from 550. Kevin Steed wondered if trees could be planted. Wendy Glidden will donate some small aspen and have their contractor plant. Ken Crider wondered about spruce. Wendy will investigate spruce relocation as well.
8. Renter’s Report – Jonathan White
Legal aspects.
Jonathan White reported that he, Rob and Tara Tomicic and Kevin Steed have discussed the legal aspects of renting. The county and the city have laws governing rentals. However, since we are not in the city, we are governed by state and county regulations. These stipulate that owners who rent:
-maintain a state sales tax license
-remit sales tax and lodgers’ tax to Colorado Department of Revenue
The committee suggested that our association could monitor that these requirements are met.
Covenant aspects.
The committee also looked at our governing Covenants that address the renting situation:
- “Section 1. All lots in the subdivision, except Lots 13, 14, 15 and 41, shall be used for residential purposes only. No building shall be erected, altered, placed or permitted to remain on any lot, other than the excepted lots, which is other than one single-family dwelling not to exceed two stories in height, with a private garage for not more than three cars and a detached single-family guest house for the convenience of the owner and not for rental purposes.”
Discussion occurred as to what this meant. Leslie felt this references the detached unit, but noted that this is a legal question. Later, Michael Krause suggested that the end of that sentence could indicate that there can be no rentals at all. Michael also noted that due to the date of the Covenants, they may no longer be in effect.
- “Section 7. No noxious or offensive activity shall be conducted on any lot, nor shall anything be done thereon which may be, or become, an annoyance or nuisance to the owner of any other lot.”
- “Section 13. These covenants shall run with the lands included within the Lake of the Pines Subdivision and shall be binding on all present and future lot owners, and their successors and assigns, in perpetuity. At any time after June 1, 1975, these covenants may be rescinded or changed by the recording in the office of the County Clerk and Recorder of La Plata County, Colorado, of an instrument in writing making such recission or change, which instrument shall be signed under oath by the owners of a majority of the lots in Lake of the Pines Subdivision. No change, however, shall be effective which prohibits or limits a then existent use of any lot, unless the owner or owners of such lot shall have agreed unanimously to such change.”
Discussion occurred about the meaning of these sections. Tara Tomicic suggested we consider changing our Covenants to say, “no new rental units.” Tara also suggested that deposits be forfeited when renters violated neighborhood rules. The Association could notify the rental agency of these violations. Since property values are affected if you can rent a property, it may be best to do this after the sale of the two properties.
-Renter Issues.
We continue to have some issues with renters. Discussion regarding how to handle these issues occurred. Kevin Steed proposed warnings and then fees for violations. Wendy Glidden suggested rental time limits of 3 days.
-Vehicles. Renters are being made aware that 4-wheel drive is needed in our neighborhood in the winter. This is an ongoing problem however, and vehicles were stuck in our road this year. Columbine Rd is particularly a problem.
-Fire Pits. Renters were reported creating their own fire pits. Any violations shall in the future be reported to the Board who will report violation to the owner and their rental agent for appropriate fines/ramifications. In the case of illegal activity, please also report immediately to the Fire Department. It is possible that you need a fire burn permit as well.
-Good neighbor policy. The Renters Committee used Chat GPT to create a “Renters’ Pledge” that Jonathan suggested that we ask owners who rent to post in their homes. Jonathan, Kevin and Scott will continue to create a Renters Pledge that they will forward to the Board for review. After final approval by the Board, owners who rent (7) will be asked to display this Pledge in their home.
-HOA. Discussion was also held on our current voluntary HOA versus a formal HOA. Comments were regarding enforcement, costs, fees, and desirability. There was no consensus for or against a formal HOA as opposed to our current volunteer organization. Michael Krause suggested that the Colorado Common Interest Ownership Act (CCIOA)is worth looking into regarding rental concerns.
-Covenants. After much discussion as to our current Covenants and how it relates to Renters, it was agreed that we look at updating and revising these Covenants. Unanimous approval was given to retain an attorney for this purpose.
9. Fire mitigation.
Leslie contacted the Wildlife Adaptive Partnership last year regarding an assessment of our neighborhood. Heidi will communicate with them again for recommendations. They do have matching grants to consider for remediation. Later, Greg Ingram reported that the WAP has created recommendations for clearance around the home. Greg will forward that report to the Association and Leslie will make it available to Owners.
As we have no common areas, each owner is responsible for mitigation on their property. Recommendations were given.
Waste and small tree removal:
Clear View Waste Pick Up, Wayne Jasmer
970-946-4649 Recommended by Wendy Glidden
Fire Remediation:
Forest Scapes Tree Service, Aaron,
970-769-4026 Recommended by Michael Krause
-Homeowner’s Insurance. Companies are dropping those in high-risk fire areas. Leslie mentioned a state-run coverage as well. Kevin Steed recommended the insurance broker Wilson Group. Leslie and Robert Tomicic recommended Chubb.
NEW BUSINESS
10. HOA Dues
Leslie reported that we have not increased dues for 4 years. The Board is suggesting that we raise the dues from $600 to $700 per year. Vacant lot Owners will pay half that rate ($350). This increase was approved.
11. Roads – Public versus Private
As we maintain our roads as if they were private, it was suggested we legally vacate them from public to private. This is a complicated process. To explore this option, Dave Willis, Leslie Lubin and Wendy Glidden will meet with La Plata County to address their concerns. After that, an attorney would need to address and facilitate the process. Approval was requested for funding to speak with an attorney and approved. Owners will be kept up to date on this process.
Amanda requested more speed limit signs be posted.
12. Entry Refurbishment
The entry columns are due to be stained. The stain color will be different than existing and samples in a dark brown or brownish black will be put on the columns on Monday, August 4. Please feel free to weigh in with your opinion. A selection will be made quickly, and they will be stained next week.
13. Dumpster locks
A new combination for the dumpster lock was given to all. Discussion was held regarding an enclosure or moving. No changes will be made at this time.
Meeting was adjourned 12:34.
Respectfully Submitted,
Wendy Glidden
