Pine Meadow Ranch is in the beautiful Wasatch Mountains, located minutes away from Park City, Utah. The ranch consists of roughly 800 privately-owned lots, ranging in size from 1/2 to 10 acres. The Ranch is managed by the Pine Meadow Ranch Home Owners Association.
Please remember that all property on the ranch is private property. If you are snowmobiling etc. on someone’s private property without their permission, you are trespassing and the owners can call the sheriff. Please be respectful and stay on designated ranch roads when recreating on the ranch this season.
Welcome to our new board members - 12/30/2020
We would like to announce the results of our recent election.
George Sears will remain our President as will Nick Jackson our Vice President. We have two new area rep: Dwaine Anderson for Area 1 and Jill Fadal for Area 3. Scott Boyle will remain as the Area 7 rep. Their contact information can be found on the Contact section of the website.
Additionally we have the results of the vote from our annual meeting. We had 58 owners request access to the annual meeting via zoom and of those there were 48 attendees. We received votes from 34 of the owners that attended the meeting.
Approval of 2019 Annual meeting minutes 33 For 1 against
Approval of Fee Assessment Schedule 31 For 3 against
Approval of the 2021 Budget 33 For 1 against
10/04/2020 - Crack Seal
Sealer will be applied to the lower section of Tollgate Canyon Road on Tues Oct 6th. Please drive slow and watch for road crews.
09/30/2020 - Plow RFP changes:
After discussion with our insurance provider, the HOA is making a few changes to the requirements stated in the Request for Proposals for the plow connector, effective immediately:
- $1 million aggregate insurance policy required (down from $3 million)
- Prepayment of insurance not required, proof of payment can be supplied each month
- Insurance only required to end of contract period (May 30, 2021)
The RFP can be found in the original post below dated 9/16/20
09/29/2020 - CCR Vote Last Call
Reminder that your last chance to vote on the proposed CCRs is Oct 1, 2020. You can still email or fax your ballot to the office. Current tallys are as stands:
Total ballots received: 391
For passing proposed CCRs: 158
Against passing proposed CCRs: 229
The CCRs must pass for the Amendment vote to be considered
For Amendment: 146
Against Amendment: 210
09/21/2020 - Owner Feedback Forum
The HOA Board would like to provide a forum for owner suggestions and feedback. We hope to schedule two sessions, one in person (outside while the weather permits) and one later via zoom.
Please join members of the board in the winter lot this coming Saturday (Sept 26th) from 5:00 - 7:00 pm for an informal get together, bring your own chair.
09/16/2020 - Plowing Request for Proposal
The HOA is seeking bids for plowing the emergency connector route. The link to the pdf with instructions on how to submit your bid if you are interested can be found here: RFP
Amended 09/30/2020 - After discussion with our insurance provider we are able to make the following changes to the RFP:
The HOA is making a few changes to the requirements stated in the Request for Proposals for the plow connector, effective immediately:
09/04/2020 - Wood Pile
Please take any wood cleaned up from your lot to the landfill until further notice.
The wood pile at the winter lot is FULL and the tractor is being repaired so there is no way to move it/ push it together to consolidate it.
09/02/2020 - Announcement from the board
The HOA board is saddened to announce that Pamela is stepping down from her position as president of the HOA board. She has been a tremendous asset to the Home Owners Association and she will be truly missed in this role. We are grateful for her incredible service both as the President and previously as the Secretary.
As outlined in our Bylaws our Vice President Nicholas Jackson will be acting as the interim President until the next scheduled HOA board meeting on September 15 at which time the board plans on voting on whether to appoint George Sears (current area 7 rep) to fulfill the position for the remainder of this year. If George is appointed to serve the remainder of this year, there will be a temporary vacancy in the area 7 rep position until the end of the year. If you are interested in being appointed as area 7 rep and own a lot or cabin in area 7, please email one of the current board members. Contact information for board members can be found on the contact page of this website.
Also, in accordance with the Bylaws, the position of President will be on the ballot for this November’s election where the owners can vote for a replacement for the remainder of the existing term (one year). If someone is interested in running for the position of President you will have the opportunity to submit a bio when the call for those interested comes out this month.
Letter from Pamela
07/20/2020 - FIRE RESTRICTION ORDER
Please be aware there is currently extreme fire danger and a county restriction on fireworks. This includes a fine up to $1,000 and 6 months in jail. For more details here is the Order: fire_restrictions.pdf
In addition to plowing, parking, dumpsters and fires, signs round out our top five issues with the most complaints and there has been an increase lately in the number of posted signs (realtor, construction, etc). In accordance with the recorded CCRs and posted on our website under important documents (http://www.pinemeadowranch.org/protective-covenants.html) sections 3 & 8, signs, including realtor signs are not allowed to be posted on properties. In our last HOA meeting it was discussed and determined that enforcement may not be consistent across areas. Area reps have begun talking to home owners in their areas to educate and bring them into compliance. As of Sept 8th owners will begin receiving written notices/ warnings and possible fines in the future when found to not be in compliance.
7/11/2020 ~ email errors
We became aware of an issue with emails sent to the official board emails found on the contact pages getting rejected this past Thursday. As of today Sat 7/11 we have identified the issue and are working to resolve it. I will update this page when the issue is resolved.
**As of 07/13/2020 this issue has been resolved.
05/27/2020 ~ Textedly
We recently became aware of an issue with our Textedly notifications earlier this month. We have worked to identify and resolve the issue which was due to a change in numbers at the host site. Instructions on how to sign up for text message alerts can be found under the Communications tab of the NEWS link.
There are currently 125 users signed up for INFO messages and 231 users signed up for FIRE messages.
A test message is scheduled for the INFO texts on June 1st at 10:20 a.m. so that owners can verify they are receiving texts as intended. A test message for the FIRE texts will be sent shortly after on June 1st at 10:25 am.
Holiday Parking Reminder
With the holiday weekend approaching, please remember that the lower lot at the bottom of Tollgate and the parking near the dumpsters should be used for temporary parking only. If you have a car that has been parked (and not moved) in the lower lot for over 7 days, please move it in the next 48 hours or it will be towed. If you have any concerns or need to make arrangements with the HOA, please contact Carol at firstname.lastname@example.org. Thank you!
Vote for the proposed PMR CC&Rs!
Vote ballots with instructions were emailed to owners on November 28. Please print out the ballot, complete the information and mail it back to the Ranch Office to the address provided to you.
A printed copy of the ballot will be mailed to all owners in the coming days if you would prefer to vote by mail.
While there will be ample time provided for owners to vote, it is important that if approved by 67% of owners, that the proposed CC&Rs are ratified as soon as possible to ensure increased protections for all owners.
NOTE: There are only two official HOA Facebook pages. They are:
1. Pine Meadow Ranch Homeowners Association
2. Pine Meadow Ranch CC&Rs Page
All other Facebook pages ands groups are NOT AFFILIATED with the PMROA and do not represent the opinions or views of the Pine Meadow Ranch Owners Association.
Pine Meadow Ranch 11/12/2019 Voter Results
Total Votes Received: 91 11% of the shareholders attending
Robert Rosing, Attorney for Pine Meadow Ranch Owners Association joins CC&Rs Committee Chair, Ted Bonnitt, to help explain in simple language the proposed CC&Rs document by Article and Section.
It concludes with a brief discussion of how voting to approve the proposed CC&Rs will greatly improve ranch owner rights and protections.
Follow along with your copy of the document. To find a particular article explanation, slide your cursor along the video timeline to images of each Article Page of the document in the video.
Click here to watch.
Simple Help Guide to understanding the CC&Rs document
The HOA has prepared a help guide that explains in plain English what each part of the proposed CC&Rs document means and why it is included. You can download it by clicking on the file just below.
PMRHOA Treasurer Andrew Pagel and PMRHOA Area Rep and CC&Rs Committee Chair Ted Bonnitt discuss the motivation behind the proposed CC&Rs. They are speaking as private owners on the ranch and are not speaking for the PMRHOA Board. They discuss the reasons behind the biggest initiatives of the CC&Rs: strengthening owner rights and protections with updated rules, caps on new home sizes and nightly rentals.
Click here to listen.
Nightly Rentals on Pine Meadow Ranch is one of the most discussed topics concerning the proposed CC&Rs. Currently, there are no restrictions on nightly rentals in Pine Meadow Ranch. The proposed CC&Rs give owners the choice of allowing them to continue or to stop them all together. Without new CC&Rs in place to control them, there could eventually be significant commercialization of the ranch with short term rentals.
Just about everyone has an opinion about nightly rentals. The CC&Rs Committee wanted to find out from an unbiased, local law enforcement perspective what, if any risks multiple nightly rentals may pose to the ranch.
Dr. Christina Sally is a career police officer and has been Investigator for the Summit County Attorney's Office for 12 years. She joins Ted Bonnitt, PMR CC&Rs Committee chair to discuss her concerns about nightly rentals on the ranch.
Click here to listen.
How to vote for the proposed CC&Rs
Voting is being conducted by a ballot and solicitation process. Voting will be open until October 1, 2020. But please vote as soon as possible! Look for your ballot in your email box. A printed ballot has also been mailed to all owners. You may request a replacement ballot at email@example.com.
The voting process is being conducted in accordance with the following Utah State statute:
REMEMBER- By state law, all votes have to be cast. If you don't vote, it must be counted as a NO vote against approving a critical update of our 50 year-old CC&Rs.
Every YES vote counts!
We need over 500 YES votes by owners to get the critically needed update to our CC&Rs ratified. Every ranch owner's vote is needed for this effort to succeed.
Whatever your preference, PLEASE VOTE!
This is the first CC&Rs vote in ranch history. The existing CC&Rs were only declared during the infancy of the ranch in the early 1970s.
The Voting Draft of the Proposed CC&Rs Has Been Emailed to Owners.
There is also a newsletter included to explain the document and the upcoming vote. If you have not received them, please email us with your name and lot information to: firstname.lastname@example.org. You can download the newsletter here.
The previous newsletters can be found HERE and HERE.
The ranch is experiencing a surge in development. Our community has grown from a part-time cabin retreat to an exurb with over 130 full time homes. Larger homes are being built. The rapid growth is challenging our infrastructure while redefining our community. Updating our CC&Rs will help preserve the unique character of Tollgate.
Updating our CC&Rs requires a 67% “yes” vote by all owners. That translates to over 500 “yes” votes, a tall order for any HOA. If you do not vote, your vote will be counted as a “no” vote. That is why the entire community must get involved in updating the CC&Rs to help protect your investment in our ranch’s natural beauty and wildlife.
Why update the CC&Rs?
CCRs are the rules on which all legal decisions are based on behalf of the ranch.
Our current CCRs were written in the early 1970's. Some of the rules are poorly defined and hinder the board’s ability to govern. Furthermore, there are multiple sets of CCRs that are contradictory and potentially expose the HOA to costly litigation.
The update is intended to close our legal vulnerabilities, clarify the rules and address new issues that have arisen on the ranch since the current CC&Rs were drafted nearly 50 years ago.
Dec 15th, 2020
Jan 19, 2021
Feb 16, 2021
The 3rd Tuesday of the month
6:30 to 8:00 pm
Due to Covid, in person meetings have been postponed and the regular monthly meetings will be held via Zoom until otherwise posted. Contact the secretary by email for dial in information if you wish to attend.
Special arrangements are being made for the annual meeting scheduled for Wed Nov 11, 2020 ~ details will be forthcoming.
(Agendas and Minutes are posted on the HOA Meetings page.)
We're on facebook
In an attempt to create an easy access forum for owners, we've started a Facebook page.
Go to www.facebook.com/pinemeadowranch to share thoughts about the ranch as well as find out about road conditions, or share a picture of that moose in your yard.
Fish from Bobcat Springs
If you have building questions or need help with forms, please contact our Architectural Committee here:
Tollgate Snow Cam