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ADMINISTRATION
230 Port Ave
Pagosa Springs, CO 81147
Monday-Friday 8 AM - 5 PM
plpoa@plpoa.com (970)-731-5635 plpoa.com
Our Vision: To be the best POA in the state by enriching the lives of our residents, protecting property values, providing sound financial management and creating a harmonious, wellmaintained and beautiful community.
Our Mission: To protect property values, further and promote community welfare, protect and enhance the civic, social and recreational interests of PLPOA Owners.
BOARD
BOARD OF DIRECTORS
LARS SCHNEIDER
President (2025)
SASHA KING
Vice President (2027)
ERICKA BAILEY
Treasurer (2025)
MONTY WHITMAN
Secretary (2027)
WADE LUNDY
Director (2026)
BEN GARCIA
Director (2026)
ZANE KRAETSCH
Director (2026)
ALLEN ROTH
General Manager
COMMITTEES
ECC COMMITTEE
Dave Butcher, David Rosandich & Leslie Rosczyk
COMMITTEE CHAIRS
ADAM BLOCKI
Finance
KURT RAYMOND Parks, Trails & Outdoor Recreation
ROGER FLYNN Lakes & Fisheries
DENNY MINGO Recreation
TONI GALLEGOS Community Garden
Notice & Call
2025 Special MeetingGymnasium
Pagosa Lakes Property Owners Association
Pagosa Lakes Clubhouse • 230 Port Ave. • Pagosa Springs, CO 81147 Saturday, March 1, 2025 • 9:00 A.M.
I.Notice and Call
The purpose of the meeting is to vote on the construction of a gymnasium located on the backside of the existing Rec Center. The project comes with a one-time $255 special assessment to assist in funding the project. According to the Bylaws Article VIII, Section 1, the Association is precluded from any capital expenditure in excess of 15% of total equity as determined by the most recent audit unless a majority of the members in good standing present at a meeting of members in which a quorum is present, vote to approve.
II.Ballot Instructions
1.You may vote in person at the Special Meeting from 9:00 a.m. to 11:00 a.m., or vote absentee by going online to www.plpoavote.com with your access code that was sent via email or U.S.P.S. In either case, you must have been a “Member in Good Standing” for inclusion on the voter list certified at 5:00 p.m. on Tuesday, December 31st, 2024, sixty (60) days prior to the election
2.Article III, Section 6 of the Association Bylaws states: “The ownership of one or more lots shall entitle that ownership to only two votes, no matter how many lots are in that ownership. For each Time Share Unit interval, (1week) there shall be two votes on behalf of all Owners within such Unit interval. Such Time Share Unit interval votes shall be counted as one-fiftieth (1/50) of a regular lot owner. The signature of a Time Share Unit interval Owner in Pagosa Lakes shall be counted as onefiftieth (1/50) of that of a regular lot Owner for purposes of meeting any petition requirements of these Bylaws, provided that said Owner is in good standing and provided further that in no event shall the cumulative total of signatures of Owners in any Time Share Unit interval be greater than two.
“Voting Privileges - A Member in Good Standing shall have the right to vote at any meeting of the Association. The privilege to vote shall be based upon one ownership - two votes, and one Time Share Unit interval - two votes.”
Remember – Each ownership entity receives two votes for each issue posted on the ballot, regardless of the number of properties owned.
III.Online Elections – voting will be available from 5:00pm Monday, January 27, 2025 through 11:00am Saturday, March 1, 2025
1.PLPOA Property Owners - Email
a.If the Association has your email address on file, your voter access code and instructions will be emailed to you.
b.If the email sent to you is not delivered, you will receive a voter access post card via U.S.P.S. a few days later.
2.PLPOA Property Owners – U.S.P.S. Mailing
a.If the Association does not have your email address on file, a voter access post card and instructions will be mailed to you via U.S.P.S.
3.Wyndham Timeshare Owners – U.S.P.S. Mailing
a.A voter access post card and instructions will be mailed to you via U.S.P.S.
4.Other Voting options –
a. Paper Ballots - PLPOA Property Owners may request paper ballots by calling the toll-free number on the voter access post card. Have your access code available when you call.
b. Phone Voting – PLPOA Property Owners may vote by phone by calling the toll-free number on the voter access post card. Have your access code available when you call.
c.Voting on Saturday, March 1st will be available online only from your computer or at the Administration Offices from 9:00 a.m. – 11 a.m.
WHERE CAN I OBTAIN INFORMATION ON THE GYMNASIUM PROJECT
In order for you to make an educated decision on how to vote regarding the gymnasium project, PLPOA has provided the following methods for you to receive all the correct information.
1.PLPOA.com – The Association’s website
a.Click on Learning about PLPOA
b.Click on Gymnasium
2.Friday eblasts – Every Friday the Association sends information updates through an eblast on what is happening in your community. Information regarding the gymnasium is posted in these eblasts. Not getting the eblasts? Notify us with your current email address.
3.Owner Meetings – The first owner meeting providing a presentation on the gymnasium already has taken place. The next two meetings are scheduled for January 8 at 6:00pm in the PLPOA clubhouse. A final presentation will be given on March 1 at 9:00am before voting closes.
4.Display boards at the PLPOA Administration Office
5.Facebook
Scan to directly link to the Gymnasium Page
GYMNASIUM BALLOTS WILL OPEN ON JANUARY 27, 2025
AND CLOSE MARCH 1, 2025
Voting Process:
• Voting will be conducted through a secure third-party system, Vote Now
• Members will receive instructions via email or USPS, depending on the contact information on file. If neither is received, contact details for assistance will be provided on the PLPOA website or call us at 970731-5635 ext 210 AFTER JAN 27, 2025 if you have not received your information. Your Voting Rights:
• Number of Votes: You receive two votes per ownership of real property regardless of how many lots you own (Bylaws, Article III, Section 6). Wyndham Timeshare ownership receives a fraction of a vote (1/52).
• Special Assessment per Lot: Yes, you will pay the special assessment for each of your lots unless they are legally consolidated into a single assessment. (Declarations of Restrictions Section 11 (a))
Ballot verbiage for Vote on Funding for New Gymnasium &
Special Assessment Details
Do you approve the funding for the construction of a gymnasium through a one-time special assessment of $255 which will be billed April 1, 2025 and due by July 1, 2025?
Payments can be made in full or in four monthly installments of $63.75 by the due date or requests can be made for a *written payment plan up to 18 months (minimum $25 per month) without late fee penalties if set up before the due date.
*Per collection policy – Resolution 2024-04
DUES ASSESSMENT /BUDGET COMPARISON
How Does PLPOA Compare?
It is always difficult comparing your community association to others in the state or across the nation. Size, amenities, services and location are varying factors. However, the information provides you an overall general comparison of how PLPOA stacks against other associations.
A survey conducted by Rubyhome on community associations across the country listed the average yearly dues assessments for single family homes is $3,600. For condos it is $4,800 a year. Here in Colorado, 40.1% of residents live in an HOA and 2/3 of all new construction in the western U.S. is located in an HOA.
One survey completed by the Community Managers International Association was done from large-scale communities only, the same classification as PLPOA. A community is considered large-scale if it has an on-site, full-time manager, a minimum of 1,000 units or a minimum of 1,000 acres, and a minimum annual operating budget of 2 million dollars. PLPOA has a full-time on-sight manager, 6,334 lots, over 14,000 acres and an annual operating budget of $3.1 million. The survey is based on 77 large-scale communities participating, the average annual assessment per unit/lot is a mean of $2,977 and a median of $1,290. PLPOAs annual assessments are $335. Large-scale communities reported the average capital improvement fund is a mean of $4.76 million and a median of $3.58 million. PLPOAs capital fund is only at $809,131. Reserve funds are at a mean of $1.23million and a median of $1.0 million. PLPOAs reserve fund is at $925,915. The survey also shows that operating budgets are a mean of $8.95 million and a median of $4.35 million. PLPOAs annual operating budget is at $3.1 million.
2025 OWNERS SPECIAL BUDGET MEETING
The General Assembly of the State of Colorado has passed House Bill 18-1342 which became effective July 1, 2018. This statute added a section to the Colorado Common Interest Ownership Act (“CCIOA”) Section 303(4)(a) which requires that preColorado Common Interest Ownership Act (“CCIOA”) communities, i.e. communities formed prior to July 1, 1992, comply with the budget veto process now added in CCIOA.
The statute contains a budget veto process that requires the board adopt a budget, provide a copy of this budget to the owners and set a meeting with the owners within 90 days to provide an opportunity to veto the budget. If the veto fails then the budget passes. However, if the budget is vetoed the last budget that passed will remain in effect. In order for the budget to be vetoed, a majority of ALL owners in good standing must attend and approve to veto the budget at the meeting. For PLPOA, this means that a total of over 2,500 owner votes are needed to veto the budget at the meeting.
The PLPOA Board of Directors approved the 2025 operating budget during their December 12th meeting. In order to comply with the above-mentioned state statute, PLPOA has set an owners’ meeting for the opportunity to veto the budget on January 25, 2025 at 9:00 a.m. in the Vista Conference Room on 230 Port Ave., Pagosa Springs, CO. Owners can view the 2025 budget on the website at www.plpoa.com. A budget summary is included in this newsletter. If you are unable to attend the meeting, you may vote by proxy. Proxy forms are available on the website or at the administration office. You must sign-in on the website and then click on the Resource Center. If you do not have an account set-up, please contact Jen at 731-5635, ext. 210. Please keep in-mind, the 2025 budget does not include the special assessment for the gymnasium. The Gymnasium special assessment meetings are a separate issue and separate meetings.
OWNERS SPECIAL BUDGET MEETING
AGENDA: Owners have opportunity to ratify or veto the 2025 budget Presentation of the 2025 budget & PLPOA Financial System Question & Answer Period
WHEN: January 25, 2025 at 9:00 a.m.
WHERE: PLPOA Administration Building, 230 Port Ave.
PUBLIC DISCLOSURES
The Colorado Common Interest Ownership Act 38-33.3-209.4 requires all associations to make certain public disclosures to owners. This information can be found on the Association’s website www.plpoa.com . Go to the Resource Center tab, click and then choose the Public Disclosure Tab which will take you to all the required information to be disclosed to the owners of PLPOA.
2025 Budget Summary
By General Manager Allen Roth, CMCA®, AMS®, PCAM®
As required by the Bylaws, the Pagosa Lakes Property Owners Association Board of Directors adopted the 2025 budget for the association at their regular meeting on December 12, 2024.
The 2025 annual assessment will increase by $0.84 a month increasing the dues by $10/ year to $335. The total operating budget is $3,022,702. The General Reserve Fund transfer amount is set at an additional $477,570 with the Trails Reserve Fund transfer at $58,900. The Capital Improvement Fund transfer is set at $329,427. The General Reserve Fund expenditures are budgeted at $390,594 and the Capital Improvement Fund does not have anything scheduled in the budget at this time. If the Gymnasium project is approved, $520,000 would be used from the Capital Improvement Fund for that project. The Trails Reserve Fund does not have anything scheduled. The total budget amount for the Operating, Reserves and Capital funds is $3,413,296. Property owners’ assessments account for $2,042,830, or 60% of the income. Time-share owner dues account for 10% and Short-term rental owners’ dues account for 8 % while a myriad number of other methods of income including funds generated from our recreation amenities, community events and service fees account for the remaining 22.0%.
The budget process begins in September with the first draft presented to the Finance Committee for review and to provide recommendations to the Board of Directors. The Board of Directors review the budget during their regular scheduled meetings in October, November and December, plus additional work sessions open to the membership.
The 2025 budget break-down is as follows:
• Capital Improvement and Reserve Funds (for improvements to and major repairs and replacement of existing capital assets, such as our buildings, recreation center, lake improvements/docks and parks and trails and new construction) = $390,594
• Administration (overall administration and accounting, Insurance, human resources, legal, property owner records, market fund accounts, licenses & certifications, elections, computer tech and postage) = $908,918
• Community Standards (administration of property owner applications for improvements/construction, covenant enforcement and community enhancement) = $574,250
• Property & Environment (management and maintenance of buildings and grounds, including the lakes, parks and trails) = $739,525
• Recreation Center (operations & management, maintenance, utilities and programming for the recreation center campus) = $670,250
• Lifestyle & Communications (recreation programs & events, clubhouse rental, clubs, website, newsletter, e-blasts, brochures, software programs, Board packets & Annual ballots) = $69,989
• Utilities (electricity, natural gas, telephone, internet and waste collection for all property other than the recreation center) = $59,770
So, what does my dues assessment pay for? Department
$7
$42
PLPOA is no different than any other organization in that it is subject to rising costs each year to maintain its operations. Inflation has had a big impact on our daily lives and all organizations trying to run their operations. Goods and services have increased dramatically, whether it be gas, food, lumber, housing, construction materials, or dining out and everything else we use has consistently remained at a high rate and has not come back down.
Every year the Association is faced with projecting the impact of continued inflation. The index has increased 2.6 percent over the last 12 months. The Social Security COLA is expected to rise 2.5 percent for 2025. This budget reflects those inflationary costs across every line item.
The largest encumbrances to PLPOA besides dealing with inflation on the expense side are; staffing, insurance, legal expenses, utilities and services. Staff salaries need to increase with inflation and the demand for quality employees has become very competitive. Health insurance increases every year and we are budgeting for another 10% increase next year. The Association is now paying more for its umbrella and liability insurance. With the increase in natural disasters across the country, it is difficult to find an insurance carrier. We are facing a 30% increase in umbrella and liability insurance. Services such as legal expenses have been increasing each year. The pine needle pick-up program has received so much participation that we are budgeting for a 23% increase. Fish stocking will cost the Association an additional 5% next year. Of course, we all know utilities continue to climb. Electric is expected to increase 4.5%, waste disposal at 3.0% and natural gas at 2.0%.
Other factors influencing the operating budget is lot consolidation and population increase. Each year owners who have more than one lot choose to consolidate them. This provides the owner additional benefits and advantages to having one lot larger in size versus two smaller lots. However, the Association must budget for the reduced number of lots paying dues. The increase in population is the other factor. Dues assessments are based on lots and not on homes. So, additional homes, does not provide any additional revenue to the Association. The increase in residents means additional use of amenities and services resulting in higher costs to the Association. The Association must continue to expand and improve its facilities and services to meet the increased demand.
In the budget, you will observe two separate reserve funds. They are the General Reserve Fund and the Trails Maintenance Fund. The Reserve Study identifies 150 common reserve components and 14 trail reserve components. The Reserve Study identifies the remaining useful life on each and the future reserve expenditures for these items in the next 30 years. With these expenditures identified, the Study then recommends the amount the Association should be contributing to the reserve fund each year and what balance should be maintained in the fund. For 2025, the Reserve Study recommends another increase of 4% to the Reserve Fund. The Reserve Study provides for more consistent budgeting, deters or minimizes special assessments, reduces long-term costs of maintaining common property and enhances the community’s appearance. This is why it is so important to continue to contribute funds to the Reserve Fund each year so when major components—like a roof, furnace or piece of maintenance equipment—will need to be replaced, the Association will have set aside each year funds to pay for the various pieces at the necessary time.
The Capital Improvement Funding Plan identifies the projects and the estimated cost amounts for each one and the year scheduled for the improvement, and how much the Association needs to put into the fund to stay on schedule. Capital projects are based on the Capital Improvement Funding Plan in the budget.
The 2025 budget contains separate sections for the two reserve funds and the capital fund. In keeping with the updated Reserve Study, the budget lists the repair/replacement of 18 different items totaling $390,594 in the General Reserve Fund. There is not any maintenance projects listed for The Trails Maintenance Reserve fund for 2025. The Capital Improvement Plan does not have any projects scheduled for 2025. However, this would change if the gymnasium project is approved.
PLPOA continues to use the Strategic Plan as a guide and strive to meet its goals and objectives each year. This budget is a result of that planning and every dollar has a purpose to meet the objectives and to secure the Association’s financial standing for the future. The Association makes every effort to be as efficient as possible when developing a budget yet continue planning efforts to grow and improve with the community. The Association is doing everything it can to keep the annual assessment as one of the lowest in the nation for an association of our size. You can review a copy of the 2025 Budget online at www.plpoa.com. Also, we will be doing a budget presentation during the owner meeting on January 25th, 2025.
PLPOA Common Area Improvements
This past year PLPOA has continued their work in upgrading the facilities for the benefit of the owners. Over the past few years, PLPOA has been working to upgrade many of the mailbox sites. With the increasing population in Pagosa Lakes and the rise in cost for postal boxes at the Post Office, there has been a large increase in demand for mailboxes at the Association’s sites. The Association continued to upgrade mailbox sites this past summer with a new site constructed at Vista Blvd. This will replace 4 small sites located throughout the Vista Subdivision. Two new mailbox sites were constructed in the Meadows Subdivisions replacing existing sites on Hersh Ave. and Carino Place. As with most of the mailbox sites before improvements, they presented a lot of safety, size limitations, accessibility and logistical issues. Thus far, the Association has spent over $500,000 on improving mailboxsites.
five-year plan for fire mitigation on the greenbelts
PLPOA has also continued its five-year plan for fire mitigation on the greenbelts. This summer another four greenbelts received mitigation work. Work was done in Tract A of Martinez Mountain Estates, Tracts B & C in Twincreek, Tract E in Lake Forest Estates and Tract H in the Vista Subdivision. The Association received a grant from the Wildfire Adapted Partners for 50% of the total cost of $37,500. Fire Mitigation work will continue next summer and the following years until the five-plan is completed.
ALLEN ROTH CMCA, AMS, PCAM
A lot of maintenance work was done on the trails in the community. Two sections of trails were completely repaved. They were located on Lake Foret Circle and North Pagosa Blvd. Two other sections on N. Pagosa Blvd. and Vista Blvd. receivedcrackfillandsealwork.Thisworktotaled$196,619.
An additional parking lot was constructed at the Rec Center. This parking lot has been in the capital improvement plan for a couple of years. The main purpose of the parking lot is to provide space for future development of recreation amenities at the Rec Center property. One of those amenities already constructed is the dog park. A multi-purpose field is to be constructed as included in the Capital Improvement Plan and the Recreation Master Plan. The multi-purpose field will providerecreationactivitiessuchasfootball,soccer,softball,baseball,lacrosseandothers.
Pagosa Springs Medical Center
Visit our website for scheduling, pricing, programing and all other rec center information
With the new year upon us, the Rec Center would like to welcome you by providing many opportunities to stay active, engaged, and connected within our PLPOA community. We are excited to provide a mix of classes, events, programs, and clubs that will keep individuals of all ages moving and having fun.
Now that the short crisp days of Winter are here, relax and unwind with a unique new fitness class offering at the Rec Center. Tired after a long work week? Join Pinna for our new Candlelight Yoga class on Friday evenings. This class is designed for all fitness levels and includes mindful movements and full body stretching. The serene and restorative candlelit glow creates a tranquil atmosphere that is sure to release mind and body tension.
Rec Center
The new year will bring a new class to the Rec Center for a “small” demographic. Mini Movers is a toddler fitness class designed for ages 2 to 5. It is designed to build body and spatial awareness, provide an introduction to sports and exercise, and promote socialization and listening skills. The tots will gain confidence in their physical abilities through fun and engaging activities to boost balance, coordination, strength, and flexibility. This Mini Movers class will strive to provide an energy outlet for toddlers while fostering a foundation for healthy living through movement.
Want to ride on a love boat? Or how about building one yourself? Around Valentine’s Day, join the Rec Center for their first Cardboard Boat Regatta. Put your ingenuity to the test by creating a cardboard boat, propelled by humans with cardboard paddles, that will float on the water. Teams of two to four will race across the pool, but it isn’t just the fastest who will be the winners. Most creative boat design, most dramatic sinking, and best team spirit can also snag you a prize. This is sure to be a wet and wild spectacle all will love.
February will bring the end of the high school swim team season. This will open up pool availability and will allow time for the much-anticipated Spring Swim Lessons. Starting at age 3, under the attentive guidance of our certified swim instructors, children can learn essential swimming skills through playful and educational activities. With beginner, intermediate, and advanced skill categories, every child can find a level that is right for them. Whether it’s blowing
bubbles, floating, or learning a new stroke, children are sure to gain confidence in the water. Keep an eye out for program registration.
In a town known for its active outdoor community, a new youth sport venture is coming your way. The PLPOA Rec Center is establishing a youth triathlon club, Peak3. This club will begin training youth ages 8 to 14 in March. Young athletes of all levels are welcome to challenge themselves in the disciplines of swimming, biking, and running. The club aims to focus on camaraderie, personal growth, and competitive spirit. With many youth triathlons available in CO and NM, Peak3 athletes will have the chance to travel and compete throughout the summer. More information and registration will be available soon.
While the winter sunshine is warm and inviting, many of us are missing the muchneeded snow for cold weather activities. Should Mother Nature decide to bestow upon us the coveted white precipitation, more Rec Center events and programs will be in store. We would love to adorn the Rec Center front lawn with snowmen of all sorts. The family-friendly snowman building contest, complete with hot cocoa, cider, and snacks, will surely be an event you won’t want to miss. Cross-country ski lessons will also be on the schedule if and when the snow arrives. Should the weather continue to remain dry, be on the lookout for the early return of the Jabberwalkies Walking Group.
ENVIRONMENTALNews
BY LARRY LYNCH
The change of seasons is always an exciting time, one of the reasons many of us choose southwestern Colorado, and more specifically the Pagosa Lakes community to live. I think it would get boring if it were 72 degrees and sunny yearround, it’s as if our environment and surroundings completely transform with each season offering new things to see and do along with a few extra challenges to keep us on our toes. However, as of this writing in late December things are looking a little mild and dry, hopefully that evolves into some much-needed moisture and snowpack in January.
This past summer and fall were a busy period for the department of property and environment. A number of big projects were completed including continued heavy chipping operations at our association brush collection area where over 1000 drop-offs of brush and woody material were processed to help owners reduce wildfire threat on their properties; a number of large greenbelt properties in Martinez Mountain, Lake Forest Estates and Twincreek Village were thinned and mitigated through contractor awards; a number of lake improvement projects were completed this year including a new large floating dock installation at Hatcher Lake and several dam improvement projects; a busy season of noxious weed control in the community where common areas and association properties were treated as well as helping out individual property owners with weed control on their properties; a number of large hazard trees were removed from the greenbelt properties this summer; new mailbox locations were constructed in the Meadows and Vista Communities and a significant amount of new and relocated cluster box units were installed on new concrete pads at these locations.
Our region saw a good amount of monsoon moisture this past summer and fall which resulted in stable lake levels for the most part which certainly benefited the recreational aspects as well as the community drinking and irrigation water storage. The fishing was very good in the spring, early summer and fall. However, the fishing was not as good in the late summer where we were recording water temperatures of over 74 degrees resulting in some stress on the fishery. We continue to need to be vigilant in our water quality monitoring during those stretches and some degree of aquatic weed and algae control measures were indicated.
We are looking forward this year to get a new work truck for the department, a heavy duty ¾ ton GMC. This will replace an older 2006 F350 truck that has reached the end of its service life. The new truck will be equipped with a snowplow which will give us a total of three working plows for snow removal in the community which include multiple parking lots, several miles of paved trails within the subdivisions, various parks and access areas and around 20 common mailbox cluster box locations. We have also, from time to time, been able to help out a few owners in some extreme hardship cases with some limited assistance in driveway or berm clearing on a case-by-case basis.
TRAIL WORK
The Association focused on trail maintenance in 2024, a very important and sometimes under-appreciated aspect of providing a significant system of hard surface trails in the community. Currently, approximately seven miles of 8-foot-wide multipurpose trails connect many neighborhoods and amenities. The beginnings of the trail system date back to around 2002 when the first couple of segments of paved trails were constructed on the southerly portion of North Pagosa Blvd and a few blocks of Park Avenue easterly to the area of the Recreation Center. Slowly, over the years the trail system was expanded to where it is now. The asphalt surface of these trails has an estimated lifespan of about 15-20 years and the Association has a special trail maintenance reserve fund that is funded each year to replace and resurface these trails as they reach their expected lifespan. A few years ago, sections of the Park Avenue trail were re-surfaced with a new asphalt overlay. This year a couple sections of the North Pagosa Blvd trail and the Lake Forest Circle trail were re-surfaced. Unfortunately, due to increasing construction costs over the past few years we have needed to reduce the overall project scope to a degree to accommodate these increasing costs. We will work to update our budgets and cost estimates going forward and continue long-term trail maintenance projects in the coming years.
Over the past 14 years, the Parks and Trails Committee has been working to advise the board on various park and trail projects within the community. In 2013 a seven-year Parks and Trails Master Plan was developed after multiple community meetings were held to get feedback and ideas from owners. At that time, Davis Engineering was hired to help design and formulate cost estimates for the proposed projects. The plan included recommendations for future parks and playgrounds as well.
In 2014 the very first project from that 7-year plan was constructed, a playground park in the Vista subdivision. In 2015, with the help of a Colorado State Trails grant award, a two-year project was implemented to fund and construct new trails along Vista Blvd and two segments of trail paralleling and completing the Lake Forest Circle aspect. Also, during this time span a gravel trail segment in the Hatcher Lake area paralleling North Pagosa Blvd was constructed. The following year a paved trail segment extending the North Pagosa Blvd trail (to Lake Forest Circle intersection) was completed to tie in a large loop. In 2019, after 2 community feedback meetings, the Highland Park playground and forest access parking were constructed. Later an additional gravel trail segment joined the Hatcher area trail with Highland Park. In 2022, another big push was made, again with the help of a Colorado State Trails grant award and a contribution from the county Conservation Trust fund to construct the steel footbridge on North Pagosa Blvd that spans the spillway on Village Lake dam and 1000 feet of curbed sidewalk across the dam crest to complete a safe and accessible loop connecting the core trail system. More recently, in 2023 the gravel trail along Northlake Avenue was constructed satisfying a high priority need in that neighborhood.
The Parks and Trails committee has been working over the past couple of years to update the 2013 Master Plan and has developed a priority list of new park and trail projects as well as incorporating several projects that were not completed as part of the 2013 Master Plan due to funding constraints. The goal is to have an updated plan for the community to review sometime this year. In the meantime, the 2013 Master Plan is available to view on the PLPOA website.
Chris Simpson has recently joined the PLPOA as the new Manager of the Department of Community Standards. He brings a wealth of experience and a fresh perspective to the role.
Hello, I am Chris Simpson. My wife, Valerie, and I moved to Pagosa Springs a few months ago, and I am excited to be part of this wonderful community. Before accepting this position, I served as the Land Use and Building Inspector, as well as the Code Compliance Officer, with the Community Development department at the City of Durango. I grew up in San Diego, where I played sports and worked in my family’s Land Surveying and Civil Engineering business. Construction and community development have been lifelong passions, spanning roles in consulting construction management, community management, snow removal operations, mountain ski operations, and youth sports coaching.
As the new manager, I hope to approach this position with a strong focus on engagement, education, and collaboration. My goal is to foster compliance by building relationships, providing clear guidance, and always keeping the PLPOA's Vision, Mission, and Strategic Plan at the forefront. I look forward to working with the community to ensure our shared success and to continue helping others—something I’ve been passionate about throughout my career.
My family and I are avid outdoor enthusiasts, and we love spending time together with my daughters, Tori and Elie, who live and work in Durango. I am thrilled to contribute to the growth and well-being of the Pagosa Springs community.
I'm happy to have landed here with such a wonderful team already in place. These faces are probably familiar to you, but like me, you might enjoy getting to know a little more about the talented individuals who make up the Department of Community Development team at Pagosa Lakes:
Sherrie Vick, DCS & ECC Administrative Services
DCS Admin Assistant I have been helping people with permitting for almost 20 years; before coming to PLPOA, I worked for the Archuleta County Development Services. I am a certified member of the ICC. I have a Bachelor's with a double major and am a 3rd generation Colorado Native. As a Director of AWANA for 32 years, I completed and earned a Citation award for my book, Bible studies, and memorization. I enjoy crafting, signing, servicing at my church, and helping people in Archuleta County and PLPOA get through the permitting process. My motto is “Let me help you be successful.”
Department of Community Standards
Kelly Myers, DCS Administrative Services Assistant
Hi, I am Kelly Myers. I have 32 years of experience working administratively in various interesting careers. I love people and am passionate about making interactions positive and productive. As we celebrate the holidays, we are so thankful for our community here at Pagosa Lakes Property Owners Association. Thank you for asking questions and educating yourself on the project permit process. It is a pleasure working with all of you and getting all the correct information on the applications so your home improvement dreams can become a reality. As a homeowner’s association, we are truly fortunate to have so many people who care about our community and want their homes and property to look beautiful.
Luke Bedford, DCS Community Liaison Inspector
Hello, I am Luke Bedford. I currently serve as the Community Liaison and Building Inspector for PLPOA. In this role, I focus on bridging communication between property owners and the Association, working to resolve issues and enhance the overall living experience in Pagosa Lakes. Originally from Farmington, NM, I have always had a deep passion for exploring the San Juan Mountains. Whether fly fishing in alpine lakes during the summer or backcountry skiing in the winter, I find peace and inspiration in this remarkable region's solitude and natural beauty. I am excited to continue building relationships with the members of our community and contribute to making Pagosa Lakes an even better place to live.
Danny Musgrove, DCS Senior Inspector
The construction industry has always been my life, from rural South Georgia building tobacco barns and farming projects with my grandfather to studying construction management at University and the ICC Code “to do it right,” as Daddy would put it, I never was away from it very long. Now, I work with great people at the office, such as good builders and super homeowners, daily; it could not get any better. Thanks to all of you!
Together, we are committed to serving the PLPOA community with dedication, professionalism, and a shared vision for fostering growth, compliance, and collaboration. I'm confident this incredible team will continue to make a positive impact in the community, and I look forward to leading and working alongside them.
COMMUNITY STANDARDS NEWS - WINTER 2025
WINTER SAFETY >
COMMUNITY SAFETY INFORMATIONWINTER SAFETY IS NO JOKE!
Driving in the winter means changing your driving style. Snow, sleet, and ice can lead to hazardous road conditions. Your vehicle should be prepared for the winter season.
Be warm and safe this winter!
Did you know that heating equipment is one of the leading causes of home fire deaths?
Keep anything that can burn at least three feet away from heating equipment.
Have a three-foot "kid-free zone" around open fires and space heaters.
Have heating equipment and chimneys cleaned and inspected annually by a qualified professional. Turn off space and portable heaters when leaving the room or going to bed. For more heating safety tips,
Prevent Carbon Monoxide Poisoning! Carbon monoxide detectors save lives! They should be tested regularly and replaced every five years. They should be located midwall. Every year, hundreds of people die, and thousands are treated for carbon monoxide poisoning. The most common symptoms of carbon monoxide poisoning are headache, dizziness, weakness, upset stomach, vomiting, chest pain, and confusion.
No matter your winter recreation choice, take safety precautions, such as learning fundamental skills and using appropriate gear, to avoid injuries while enjoying winter!
A sincere thank you to the Pagosa Fire Protection Agency! Happy Holidays from the PLPOA
HERE ARE SOME WAYS TO WINTERIZE A HOME>
Protect pipes: Drain indoor and outdoor plumbing water, and thoroughly drain water tanks and pumps. You can also winterize faucets by opening and leaving them open.
Block out the cold: Ensure your home is adequately insulated to prevent heat loss and reduce energy costs.
Maintain your heating system: Get a professional heating system tune-up. Prepare your exterior: Disconnect and drain hoses, shut off outdoor water sources, and blow out your sprinkler system. You can also clean gutters and downspouts, trim tree branches near your home, and clean up your yard.
Unplug appliances: Unplug all non-essential electrical appliances, especially the refrigerator.
Clean your fireplace: Clean your fireplace.
Change your thermostat: Change your thermostat.
Winterizing your home can help you save energy, prevent weather-related damage, and avoid unnecessary repairs. The cold season in Pagosa Springs lasts from November 19 to March 1, with January being the coldest month.
HOUSE WATCH
This is a FREE service offered by the PLPOA Department of Community Standards to its owners. PLPOA staff will conduct a monthly drive-by inspection of the property and email an up-to-date photo to the owner each month the service is provided. The owner will be contacted immediately if there are any perceived issues. It will be up to the owner to handle the situation as necessary. PLPOA staff will not enter any structure on the property, nor will they attempt to complete any emergency repairs that might be required. This service will not auto-renew on an annual basis. Owners should not expect this service to replace or act in lieu of a security or property management service. No warranty or guarantee is expressed or implied—to sign up go to plpoa.com or scan the QR code to go direct link to the DCS page.
2024 DSC SATISTICS
69 New Construction of Single-Family Dwelling Homes (45/2023, 69/2022, 87/2021)
55 Major Projects (49/2023, 53/2022, 59/2021)
307 Minor Projects (256/2023, 320/2022, 343/2021)
129 Written Request: Tree Removal/Fire Mitigation (102/2023, 126/2022, 126/2021)
283 Written Request: Extension/Revisions (280/2023, 255/2022, 136/2021)
1029 Total Application Submissions (883/2023, 981/2022, 857/2021) WOW!
