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Pine Meadow
Ranch Home Owners Association
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Pine Meadow Ranch Identification StickersPMR identification stickers are required on all cars, trucks, ATVs, snowmobiles, equipment trailers and living trailers. Window stickers are are that are now available. (We ran out of the plastic mirror hangers.) The cost for these stickers is $1.00 per sticker. (House trailer stickers are free of charge and 2 are available per lot.) To order stickers, mail $1.00 per sticker requested to:
Seven Steps Toward Building a Cabin1. Have your lot surveyed. This seems like a nuisance but it may prevent problems down the road. 2. Draw up your cabin plan - or have it drawn up for you. 3. Submit one copy of your plan to the Home Owners Association (HOA) for approval. This is a non-returnable plan. It should indicate the outside siding material and color, the roofing type and color, location of cabin on your lot. You will receive an approval letter from the HOA. See Home Owners Documents tab for example of the letter. 4. Get a Water Letter from the mutual water company. Mail your request to:
For more information on water letters and the water company, visit their website at:
5. Contact the Summit County Health Department in Coalville for a septic tank permit. 6. Submit your plans and water letter to the Summit County Building Department in Coalville for approval. Be ready for a long wait and high fees. 7. Contact Utah Power in Park City for electrical connection.
DATE: February 10, 2000 RE: STATUS REPORT ____________________________________________________________________ Pine Meadow Ranch Home Owners Association (the "Association") has recently been named or referenced in a series of lawsuits and other claims on which, in the opinion of the Association's officers, the Association will ultimately prevail. Though these claims appear completely baseless and to have been filed in an attempt to create confusion and harass the Association, we want to alert you about them because the need to hire counsel to appear and defend these actions is a considerable drain on the Association's resources. The legal actions began when Paul Howard Peters filed a petition in the Third District Court in Coalville, Civil No. 990600413, against the Association seeking to have the Pine Meadows Declaration of Covenants, Conditions & Restrictions (the "Declaration") declared a "wrongful lien." He asked the Court to utilize a summary ten-day procedure to remove the Declaration which had been on file for about 30 years. After a hearing, Judge Brian declined to do so on the basis of the materials that had been filed. Mr. Peters re-filed his petition on or about December 27, 1999, seeking the same relief. This petition was rejected by a new judge, Judge Hilder, after a hearing. In denying the petition, Judge Hilder did allow Mr. Peters to proceed, if he chose, with a more conventional lawsuit against the Association to determine the validity of his claims about the Declaration. All transactions regarding lots in the last 30 years in that subdivision have assumed the validity of the Declaration. Indeed, Mr. Peters' own deed conveyed title to him subject to the Declaration. We expect it to be upheld in the face of his continued challenge. During this same time, Mr. Peters set up an entity which he apparently owns and controls, named the Pine Meadow Ranch Property Owners Association, LLC, a name deceptively similar to that of the Association. In the name of that entity, Mr. Peters has sued the Summit County Board of Commissioners, Summit County, the Pine Meadow Special Service District and the County Commissioners individually in Summit County, Civil No. 990600412. Falsely claiming to act also purporting to file "on behalf" of the owners of all of the lots in Pine Meadows and Forest Meadows, he has challenged certain actions taken by Summit County, sought recovery for claimed diminished values of real property, and has asserted against the county officials unspecified claims of mental distress and punitive damages. While the Association has not yet been named as a defendant in this complaint, it is apparently intended to be a "John Doe defendant," as he also complains about its actions and existence. The county has moved to dismiss the complaint. While its motion has not yet been heard, the funds collected from you by the Special Service District are being consumed by the defense of this action, which also appears to be baseless. More recently, Mr. Peters, as attorney for the owners of one lot in Pine Meadows, brought a third action, Civil No. 000900178MI filed in Salt Lake County, against the president of the Association, asking for damages for "mental distress, loss of sleep, physical and emotional manifestations of stress and anxiety and other damages to be proved at trial" as a result of the fact that the Association asked the lot owner to remove a fence erected in violation of the Declaration. The Association believes this action, like the others, was brought to harass the Association and dissipate its assets, and that it will ultimately be dismissed. In the meantime, the Association has no option but to defend the action and its right to enforce the Declaration where appropriate. Mr. Peters has also filed, on his own behalf, on behalf of his Property Owners Association and for several other individuals, Notices of Claim against the county, the county commissioners, and others under the Utah Governmental Immunity Act. These claims generally allege damages for fraud, deprivation of civil rights, intentional infliction of emotional distress, conversion (theft) and other claims arising out of the county's actions regarding the assessments and operation of the Special Service District. Notices of Claim are generally prerequisites to legal action against governmental entities and officials. The Association has taken steps to affirmatively respond to the county's directives with regard to the Special Service District assets, and will likely be named in any litigation filed against the county on the subject of the Notices of Claim. With this series of actions and claims, Mr. Peters has declared his desire to invalidate the Declaration and, in turn, frustrate the Association's ability to function in any meaningful way, leaving the entire ranch area in a state of anarchy with no ability to set or enforce rules, to own or maintain roadways, open space or other common property, or act for the common good. He has also declared "war" (his term) on the Summit County Attorney's office for its role in carrying out the directives of the County Commission. The Association officers believe these attacks are misguided and will continue to act in the interests of the Pine Meadow lot owners and residents. The Association has no choice but to resist efforts to deprive the Association of its means to govern itself, especially where the alternative would be the chaos of no association or governance at all, no rules or regulations, no maintenance of common roadways, right-of-ways and other assets, and a resulting reduction in property values throughout the ranch area. Unfortunately, the successful defense of these legal actions will require a continual expenditure of your Association and Special Service District funds. We will keep you posted and will update this report as further developments occur. As was explained and voted upon at the annual meeting, a special assessment of $100 per lot has been requested by the Owners Association for the setting up of the Mutual Water System. You should be receiving a statement requesting payment in the mail soon. Please send your check to the address indicated. This will help us get the water board up and running in the manner in which it should be done. Return to Top of Page
CHANGEOVER FROM SSD TO OWNERS ASSOCIATION Things are going relatively smoothly for the changeover from the soon to be dissolved Special Service District to the Pine Meadow Ranch Owners Association. The association will be responsible for roads, scheduling electrical hookups, cabin plan approvals and operation of the environmental control committee (ECC). Where did the money go?report by Jerry Rupert, District Manager Many property owners have been wondering where their money has gone in the past year. There were a number of goals established in the fall of 1998 and most of those goals were achieved during the year. Some of the goals were related to power and water line installation. Another area was road improvement. It was important to me as the District Manager to try and get power and water to those property owners who have been paying for years for these services but did not have access to them. Also, the access into the Forest Meadow Ranch area has been poor to say the least. It was a priority of mine to provide, not only the property owners in this area but all property owners, a good access road into the Ranch. Following is a break down of the construction projects that were completed during the 1999-year.
Construction Projects Completed 1999 Schmid Oilfield Services Roads Graded and bar ditches cleared out 1. Tollgate Canyon Road - from end of rotomill to Bobcat Springs 2. Arapahoe drive 3. Pine Meadow Drive 4. Bull Moose Drive - from Junction court to Bear Tooth (south)/from Forest Meadow Road to Bear Tooth (north) 5. Deep Forest Road - 640' from Forest Meadow Road 6. Pine Loop Road 7. Pine cone Circle 8. Pine ridge Circle 9. Pine Needle Circle 10. Forgotten Lane - from Bull Moose Drive to Lot 101 11. Valley View road 12. Hillcrest Lane 13. Grand View Lane 14. Forest Meadow Road - from pond to Junction Court 15. Porcupine Loop (south) - from Forest Meadow Road to Lot 169 16. Forest Circle 17. Shady Lane 18. Artist Point 19. Valley View Circle 20. Hidden Circle 21. Porcupine Loop (north) - from Forest Meadow Road to Lot 162 22. Willow Circle 23. Chipmunk Way 24. Heather Lane 25. Willow Way 26. Canyon Road 27. Windy Ridge Drive 28. Windy Circle 29. Woodchuck Way 30. Road north of Elk Road created by District for access to lots on Elk Road 31. Apache Circle 32. Iroquois Loop 33. Pawnee Circle 34. Crow Loop 35. Modoc Loop 36. No Name Road by Modoc Loop 37. Salt Box Circle 38. Valley Vista Drive 39. Aspen View Drive 40. Aspen Circle 41. Bear Tooth (south) 42. Uinta View Drive 43. Elk Road 44. Alexander Canyon Road 45. Oak Road 46. River Birch Drive 47. Maple Place 48. Bear Tooth (north) 49. Porcupine Circle
*Note: I have closed Porcupine Loop Road on to the eastern end due to the poor condition of the road. All property owners still have access to their property. Culverts Installed 7 roadway culverts on Pine Loop Road 7 driveway culverts on Pine Loop Road 1 Navajo Road 1 Forest Circle 1 FM - Lot - 36 (property owner paid for the culvert) 1 Alexander Circle 1 River Birch Circle 1 Artist Point 1 Pine Cone Circle 1 Oak Road 1 PM - Lot I - 33 (property owner will pay for culvert) 3 Bear Tooth (south) 3 Forgotten Lane 1 Heather Lane 2 Woodchuck Way 3 Navajo Road 2 Beaver Circle 4 Tollgate Canyon Road 2 FM - Lot - 75 (property owner will pay for culverts) 3 Bear Tooth (north) 1 Bull Moose Drive
Meters Installed or Repaired
F - 66 F - 34 Also installed 300' of service line D -85 B - 32
Roadway Repairs
Repaired several areas where dips were in the road. Rebuilt Alexander Circle
Water Line Repairs
Repaired water line leak on Deep Forest Road Repaired water line leak on Elk Road Repaired water line leak on Beaver Circle
River Birch circle
Dug 250' of power trench and put in bedding material. Put in conduit as requested by Utah Power and Light - covered it with bedding Put in marking tape and back filled UP & L came and put in transformer and connected power Power Line Project Complete For this Area Dug out area for wash out assembly and man hole for air valve Installed pipe, wash out assembly, man hole and air valve Improved the roadway around the man hole so it would meet the road grade Dug trench for meter for Lot I - 10 Put in 250' of 6" water line and all fittings Water line was dug, taped, bedded and back filled Completed all work on water line including chlorinated and pressure testing Water line project in this area is complete Added extensions to two culverts at intersection Improved the bar ditches to improve drainage
Bull Moose Drive (North)
2200' of 6" pipe is complete and a T - Joint was put in at the intersection of Bull Moose Drive and Bear Tooth (north) All fittings are complete except for the two inch drain valve that we added to the plans Made the connection at the 6" line on Bull Moose and installed pipe to it Installed thrust blocks and back filled Pressure tested lines Flushed lines Took bacteria samples Dug 1100' of power line trench Dug 1100' of power line trench Bedded 2200' of power line trench UP & L put in power line and power boxes Back filled power line trench Dug up Mike Bowen's power line and had UP & L inspect it
Bull Moose Drive (South)
Repaired leak where the 6" line and 1" line meet Installed 550' of 6" water line *Note: Did not connect to water system yet Installed valves and fire hydrant Made connections to water system Pressure tested lines Flushed lines Took bacteria samples
Bear Tooth (north)
600' of 6" pipe is complete Meter for Lot 25 has been reconnected *Note: The drawings for this area provided by the previous engineer were inaccurate. The map shows a 6" line going out Bear Tooth (north) for 600'. It was only a 1" line and will be replaced. This will be an increase in the project cost of approximately $8000.00. Installing 6" pipe (900') Installed fire hydrant at the end of the line Made connection to the existing water line Installed valves, fittings and poured thrust blocks Back filled water line Pressure tested lines Flushed lines Took bacteria samples Dug 1500' of power line trench Bedded the trench Put in conduit for road crossings for power line UP & L installed power line and junction boxes Back filled power line trench Hauled away excess material to gravel pit
Bear Tooth (South)
Installed 1210' of 6" water line Installed valves, fittings and fire hydrant Poured thrust blocks Connected to existing water line Back filled water line Pressure tested lines Flushed lines Took bacteria samples
Porcupine Loop and Porcupine Circle
Dug 2000' of power line trench Bedded the trench Put in conduit for road crossings for power line UP & L put in power line and power boxes Back filled power line trench
Staker Paving
Forest Meadow Road
Installed 9 culverts Cut down two dead trees on the corner of Forest Meadow Road by the Anderson Cabin *Note: by removing the trees and extending the culvert here the access to this area will be much better. Filled in 700' of roadway with pit run/these were the low spots in the road
These areas were graded and rolled *Note: One section was not accepted and had to be redone Graded, shaped and cleared out bar ditches from Pine Meadow Drive to Grand View Lane Placed road base on this stretch of road and graded it and rolled it Finished work on culverts Graded, shaped, cleaned out bar ditches and rolled the road in preparation for road base Placed road base on road, this included dump trucks hauling in road base, road base being spread by a grader, road base being watered and then rolled to 95% compaction 2.3 miles of Forest Meadow Road was completely redone Project in this area complete *Note: Had a number of problems working with Staker but all the work was inspected by Horrocks and everything eventually passed
Alexander Canyon Circle
Grubbed out the road Installed 175' of .75" pipe Installed a water meter on Lot F - 10 Had Staker come back and clean up this area as it was not acceptable
River Birch Circle
Grubbed out the road Hauled excess material away to the yard and started placing pit run material Began the process of cleaning up the area Put in culvert at the end of River Birch Circle Brought in road base and followed the same procedure as on Forest Meadow Road * Had to ask them to do some more grader work as the work done was not complete along the berm of the road. Also had to ask them to relocate one of our culverts as they had covered it up Project in this area is complete
Deep Forest Road
Installed 110' of .75" water line for Lot FM - 181 *Note: Mr. Bird paid half of the cost.
Culverts Installed
1 Chipmunk Way 1 Willow Circle 1 Heather Lane 2 Porcupine Loop |