Bulletin — Alpine Lakes Ranch POA

Message from President Fran Cubberley

Given the devastation so many others experienced during this recent onslaught, we are very blessed. I am told that the canyon area where the massive flooding occurred is now passable, and power was restored to Elk Ridge this morning around 10:30.

Special kudos should go to Dean Jones, Peter Coe, Rod and Michelle Downey, and Pat Smith for being on top of things for us. I would like us to consider what we might do to thank them at a future meeting.

— Fran Cubberley, ALRPOA President, November 3, 2026

Monday Morning — High Water at the Crossing

Monday morning, 6 to 8 inches of fast-moving water was flowing over the canyon creek crossing. The culvert was partly blocked with tree debris but was still flowing. Rain and snow were still falling at the time, and Roads Director Pat Smith expected the water to stay high for another 6 to 8 hours.

Elk Ridge Power Outage

Sunday night, the same electrical junction box that was damaged in last week's flood was knocked loose again, and Elk Ridge lost power. Elk Ridge owners should plan for an extended outage.

Monday Afternoon — Water Receding

By early afternoon the water was going down, as expected, and the sun came out. However, one stretch was still hazardous for vehicles. Pat walked it and estimated the current at about 10 miles per hour. Now that the storm has passed, we expect the water to keep dropping, which will give us a better idea of the road's condition.

Photo Gallery — Monday at the Crossing

Morning — High Water

Damage Detail — Junction Box, Culvert & Road Edge

Afternoon — Water Receding

Video — Fast Water Over the Crossing

Approximately 20 seconds — filmed Monday morning

We Will Keep You Posted

The Board will post more updates and photos as we hear from our directors in the field. Thank you, Pat, for your regular reports from the crossing.

Official Sources for Up-to-Date Information

• Emergency: call 911
• Archuleta County news and emergency alerts: archuletacounty.gov
• Sign up for county emergency text alerts (NIXLE): archuletacounty.gov/services/citizens-alert-nixle
• Archuleta County Sheriff's Office: sheriff.archuletacounty.gov (and its Facebook page)
• Sheriff's non-emergency dispatch: 970-731-2160
• LPEA power outage map: outage.lpea.coop
• State highway closures: cotrip.org
• National Weather Service warnings: weather.gov/gjt

— ALRPOA Board of Directors, November 3, 2026

Update — Sunday, November 1, 2026 · 3:00 PM MST

Conditions on the Ranch have worsened. Many of the repairs made this past week are once again under water.

• Water has breached the road at the east end of Coyote Creek Canyon and water levels continue to rise.
• Emergency cones are in place at the Coyote Creek Crossing. Do not attempt to cross unless it is an emergency situation.

CRITICAL — Archuleta County Sheriff's Office Imminent Threat Alert

Flooding will occur Sunday PM through Monday AM. Predictions of historic water levels up to 19.71 feet. Some roads may be impassable by Sunday PM.

Mandatory evacuation orders still in effect for all low-lying and flood-prone areas along the San Juan, Rio Blanco, Navajo, and Piedra Rivers, and residents along Stollsteimer Creek.

Low-lying and flood-prone areas: evacuate. All other areas: shelter in place.

— ALRPOA Board of Directors, 3:00 PM MST November 1, 2026

Message from the ALRPOA Board of Directors

Archuleta County has issued a severe flood warning and mandatory evacuation orders for low-lying and flood-prone areas. The County predicts greater flooding than what we experienced last week. Since dangerous conditions are not expected until Sunday evening through Monday, now is the time to make preparations by stocking up on food and water, batteries, flashlights, etc. While we hope to avoid power outages again, Mother Nature will decide. Please take this warning very seriously and safeguard yourself, your family, and property.

What the County Is Saying

The Archuleta County Sheriff's Office issued an Imminent Threat Alert today:

• Up to 3 inches of rain is expected across the county, with heavy snow in the high country.
• Heavy rain starts Sunday. Flooding is expected Sunday afternoon through Monday morning.
• Some roads may be impassable by Sunday afternoon or evening.
• Storm effects may be worse than last week.
• Mandatory evacuations remain in effect for all low-lying and flood-prone areas along the San Juan, Rio Blanco, Navajo, and Piedra Rivers. If you have not evacuated, do so today.
• The San Juan River at Pagosa Springs is expected to crest at 16.9 feet around midnight Sunday night. Last week's crest was 15.5 feet, and the historic record is 17.8 feet.
• The County warns that conditions after the storm may delay their ability to reach you. Don't assume help will be immediately available if you become stranded.
• Even if you are not in an evacuation area, the County urges residents with medical needs, or without the resources to shelter safely in place, to consider evacuating for the duration of the storm.

Here on the Ranch

• Last week's flood damaged our roads, including the canyon road and creek crossings. Expect those areas to be hit again, and plan for the possibility that you can't get in or out for a period of time.
• Elk Ridge owners: power restoration was already delayed after last week's flooding, so plan for an extended outage.
• If you plan to leave, go before the heavy rain starts on Sunday.
• Never drive through water over the road, and stay away from creeks and culverts.

Prepare Now

• Food, drinking water (at least 1 gallon per person per day for several days), medications, and pet supplies
• Flashlights, batteries, a battery-powered radio, and charged phones and power banks
• A full fuel tank, and fuel for generators (never run a generator indoors or in a garage)
• Important documents in a waterproof bag
• Move vehicles, equipment, and valuables to higher ground
• Tell a neighbor or family member your plan

Official Sources for Up-to-Date Information

• Emergency: call 911
• Archuleta County news and emergency alerts: archuletacounty.gov
• Sign up for county emergency text alerts (NIXLE): archuletacounty.gov/services/citizens-alert-nixle
• Archuleta County Sheriff's Office: sheriff.archuletacounty.gov (and its Facebook page, which posts frequent updates)
• Sheriff's non-emergency dispatch, including evacuation assistance: 970-731-2160
• County Incident Call Center for general flood questions: 970-508-9928
• Evacuation center: Pagosa Lakes POA Clubhouse, 230 Port Avenue, Pagosa Springs. It was open during last week's flood; confirm before you go.
• Report flood damage to your property: Archuleta County is collecting reports through “Crisis Track.” See the county website for details.
• LPEA power outage map: outage.lpea.coop
• State highway closures: cotrip.org
• National Weather Service warnings: weather.gov/gjt
• Local news: Pagosa Springs SUN and Pagosa Daily Post

Disclaimer: This bulletin is provided as a courtesy, based on volunteer field observations and publicly available information at the time of posting. Conditions are changing quickly. The ALRPOA Board cannot guarantee that this information is complete, accurate, or current, and it is not responsible for timely updates. For decisions about safety, evacuation, or travel, rely on official sources such as Archuleta County, the Sheriff's Office, LPEA, and the National Weather Service. In an emergency, call 911.

— Pat Smith, Director of Roads, Alpine Lakes Ranch Property Owners Association

The ALRPOA Grazing Committee is looking for a Ponderosa Hills resident to serve as our neighborhood grazing representative. We are grateful for the years Tom Porter volunteered in this role and will miss his dedication.

This is your opportunity to help keep things running smoothly in your neighborhood while preserving the ranching traditions that make Alpine Lakes Ranch special — and helping maintain the agricultural tax status for yourself and your neighbors.

What's Involved?

• Attend 1–2 luncheon meetings per year with the Grazing Committee.
• Coordinate with the grazing director and ranchers when cattle move into and out of Ponderosa Hills — typically once per year.
• Keep an eye out for damaged or downed fencing and report it so repairs can be arranged. Fence repair is not expected unless you choose to help.

Love horses? There may even be an opportunity to participate in cattle movements and roundups on horseback. No cattle or ranching experience is necessary — just a willingness to help your neighborhood.

The Alpine Lakes Ditch and Reservoir Company Board of Directors will hold its regular meeting on Saturday, October 10th at 10 AM. All shareholders are welcome and encouraged to attend.

The meeting will be held at Craig and Mary's Greenhouse at 17774 Highway 84 — take HWY 84 to Trophy Lake Place and turn at the first drive on the left (formerly known as Headquarters).

A Zoom link is available for remote access and an agenda will follow. Please contact Mary Schwartz at 217-414-7969 or alrditchcomp@gmail.com with any questions.

Unfortunately, the repairs are taking longer than originally expected, and they are hoping to find a home to rent within Alpine Lakes Ranch for at least the next few months, and possibly longer.

If you have a home available, know of one that may be available, or would consider renting your home temporarily, please contact Kim St. Claire directly at 757-343-8568. (corrected)

Any leads or assistance would be greatly appreciated.

Thank you for looking out for one another. That willingness to help a neighbor in need is part of what makes the Alpine Lakes Ranch community so special.

— Keith Corrigan, Secretary, Alpine Lakes Ranch Property Owners Association

There are still three cows remaining in Ponderosa Hills and nine remaining in Coyote Park. The ranchers plan to return on Sunday, August 23 to complete the process — we appreciate everyone's continued patience.

Please Slow Down Through the Meadows

Now that the cattle are in the Meadows, please be especially mindful of your speed when traveling through the area. Slower speeds are important not only for the safety of the cattle, but also to protect the condition of our roads. Your cooperation helps preserve both.

Thank you to the Grazing Committee, Tommy and Leslie, Larry, and special appreciation to Mary and Craig for hosting lunch for the ranchers and all those who helped today.

— Kendall Smith, ALRPOA Grazing Director

As we move through cattle season, all cows are currently in Coyote Park. You may also see some in the meadows — these are animals that have temporarily moved in from the National Forest.

Upcoming Herd Movement

Starting this Saturday, August 22, and possibly continuing into Sunday, August 23, or a later weekend, ranchers will begin moving the herd from Coyote Park across Highway 84 into the meadows. This is a coordinated effort that requires assistance from the Sheriff's Department and may include temporary highway closures. We appreciate your patience — a few cattle may delay the process if they remain in the National Forest or hesitate to cross.

The meadows will be the herd's final location for the season. We expect all cattle to be off the property by the end of September, if not sooner.

A Note on Fencing

This season we have had some challenges with both internal and neighboring fencing, which has occasionally allowed cattle into Alpine Lakes Ranch. In each case, we have worked quickly to identify the responsible rancher and coordinate removal. We are sorry for any inconvenience this may have caused and appreciate your understanding as we continue to address these issues.

Thank you for your cooperation, and as always, our appreciation goes to all Grazing Committee members.

— Kendall Smith, Grazing Director, Alpine Lakes Ranch POA

Road work is currently underway on Alpine Lakes Ranch roads. The ALRPOA Board requests that all property owners, guests, and contractors take the following precautions while work is in progress.

Contractors using Ranch roads: Please communicate these requirements to all drivers and crew members operating on Alpine Lakes Ranch. Slow travel and caution in work areas are required of everyone — including contractor vehicles and equipment.

Posted on behalf of Pat Smith, ALRPOA Board. Questions? Email roads@alrpoa.com.

Alpine Lakes Ranch is a wildland community. Wildfire is a year-round reality in the San Juan Mountains — not just during active incidents. Property owners are encouraged to stay prepared at all times:

• Maintain an emergency supply kit with food, water, and medications
• Keep important documents readily accessible and backed up
• Maintain defensible space around homes and structures
• Know multiple evacuation routes out of the ranch
• Keep vehicles adequately fueled at all times
• Have a plan for pets, horses, and livestock
• Keep phones charged and emergency alerts enabled

Official Sources — Bookmark These Now

When a wildfire occurs, rely on official sources — not social media or this website. Sign up for alerts before you need them.

• InciWeb — fire status, maps, and incident information
• Archuleta County — emergency information and evacuation orders
• San Juan National Forest — fire and closure notices
• Watch Duty — real-time wildfire maps and alerts

Until further notice, address changes cannot be self-updated by owners within Condo Control — the system is not currently allowing owners to edit address fields directly.

Email addresses and phone numbers can still be updated by owners within the portal. Please log in and review your contact information — update what you can on your own, and for any mailing address changes, please send the update directly to Treasurer Keith Tice at treasurer@alrpoa.com for processing.

We appreciate your patience while this is resolved. Thank you for keeping your information current.

The ALRPOA Annual Meeting was held on Saturday, July 12, 2026 at 9:00 AM at the Pagosa Springs Community Center. Thank you to all owners who attended in person or submitted proxy votes.

✅Budget Approved

The 2026–2027 annual budget passed with all but one vote in favor. We appreciate the community's continued confidence in the Board's financial stewardship.

🗳️Board Election Results

We received the required threshold of owner votes (>20%) to approve the incoming Board. The new Board of Directors is as follows:

• President: Fran Cubberley (returning)
• Vice President: Vacant
• Secretary: Keith Corrigan (replaces Sharon Dickson — thank you, Sharon, for your service!)
• Treasurer: Keith Tice (returning)
• Director of Roads: Pat Smith (returning)
• Director of Grazing: Kendall Smith (replaces Laurie White — thank you, Laurie!). Kendall and Laurie will jointly manage the grazing program until further notice. For grazing questions, email grazing@alrpoa.com (with a copy to pagosacowgirl@gmail.com) until the transition is finalized.
• Director of Architecture: Jeri Burton (new)

📄Official Vote Summary

The official owner vote summary document is available for download below.

🔄Board Transition

The grazing program transition is being handled jointly by Kendall Smith and Laurie White until further notice (see above). For all other board positions, the formal transition is expected to be completed within the next couple of months. We appreciate everyone's patience during this changeover period.

🙏A Note of Thanks

A special thank you to Jeri Burton, Keith Corrigan, and Kendall Smith for volunteering their time and energy to serve on the Board. Community governance only works because neighbors step up — and we are grateful they did.

If you are interested in serving on the Board or a committee, we encourage you to consider volunteering next year. It is a meaningful way to help shape the future of Alpine Lakes Ranch. Watch the bulletin for announcements about the 2027 annual meeting and nomination process.

The Board is grateful for the participation of all owners and looks forward to another productive year serving the Alpine Lakes Ranch community. — The ALRPOA Board of Directors

We are pleased to report that we successfully moved over 100 head of cattle from Ponderosa to Coyote Park on Sunday, July 19th. Thank you to everyone who helped make that move possible.

The process will continue over the coming days. Please be patient as afternoon lightning activity is limiting our available time for the roundup. We appreciate your understanding as we work around weather conditions to complete the move safely.

The cattle are expected to remain in Coyote Park through approximately August 9th.

📞Questions?

Please reach out to our new Grazing Director, Kendall Smith, with any questions:

• (805) 217-5440

Thank you for your continued patience and cooperation. — The ALRPOA Board of Directors

The ALRPOA Board has been made aware of recent theft activity at the community mailbox clusters located near the Ranch entrances. Locked boxes have been broken into and their contents stolen. We want all property owners to be informed and take precautions immediately.

📬What You Should Do

• Retrieve your mail as frequently as possible — do not allow it to accumulate.
• Avoid leaving packages or envelopes in your box overnight or over weekends.
• If you notice any damage to the mailbox cluster or suspicious activity, report it to the Archuleta County Sheriff at (970) 264-8430.
• Consider using a P.O. Box in Pagosa Springs for sensitive mail such as checks, financial statements, or legal documents.

📋Board Action

The Board will address this issue at an upcoming board meeting and will be looking at options to improve security at the mailbox areas. We will keep property owners informed as plans develop.

🤝Please Share With Your Neighbors

Not all property owners may see this bulletin. Please communicate this alert to neighbors within ALRPOA who may not be aware of the situation. The safety and security of our community depends on all of us looking out for one another.

Thank you for your vigilance and cooperation. — The ALRPOA Board of Directors

As spring and early summer conditions continue across the Ranch, we are beginning to see increased growth of thistle and other invasive weeds throughout the community. Owners are encouraged to inspect their properties regularly and treat thistle early before it flowers and spreads.

Thistle can become a significant issue on ranch properties because it:

• Spreads rapidly by seed and wind
• Competes with native grasses and forage
• Reduces pasture quality for grazing
• Creates challenges for wildlife habitat and land management
• Becomes increasingly difficult and expensive to control once established
• Can spread quickly across neighboring ranches and common areas if left untreated

Early spraying and removal are the most effective methods of prevention. Owners are encouraged to use approved herbicides or appropriate weed management practices while following all label instructions and environmental precautions.

🔎Common Thistle Identification

Owners may begin seeing:

• Canada Thistle
• Musk Thistle
• Bull Thistle

Typical characteristics include:

• Spiny leaves and stems
• Purple or pink flower heads
• Rapid vertical growth in spring and early summer
• Dense patches forming in disturbed or unmanaged areas

⏰Important Seasonal Timing

This is the critical time of year when thistle begins active growth and seed development. Treating thistle before flowering and seed production is far more effective than attempting control later in the season.

🧴Weed Control Recommendations

Common treatment methods may include:

• Spot spraying with approved broadleaf herbicides
• Hand pulling small infestations before seed formation
• Regular mowing in heavily affected areas
• Monitoring disturbed soil areas where weeds establish quickly

Owners should always:

• Follow herbicide label instructions carefully
• Avoid spraying during high winds
• Protect nearby desirable vegetation and waterways

🤝Protecting the Ranch Community

Effective weed management is a shared responsibility across the Ranch. Early action helps:

• Preserve native grasses and open space
• Support grazing quality
• Reduce long-term maintenance costs
• Improve wildfire mitigation efforts
• Protect neighboring properties from spreading infestations

Additional information and weed management guidance can also be found through the Archuleta County Weed & Pest Department and Colorado State University Extension resources.

Thank you for helping maintain the beauty, usability, and long-term health of our Ranch community.

Bears are active throughout the Ranch during spring, summer, and fall. As neighbors to wildlife, property owners play an important role in keeping both people and bears safe. The best way to avoid conflicts is to remove attractants and never intentionally feed bears.

Download the full guide below for tips on securing food, trash, and other attractants, what to do if you encounter a bear, and how to report sightings.

The full agenda for the June 18, 2026 Board Meeting is available to download below. All property owners are welcome to attend.

Welcome to the Bulletin Board. This page holds social events, Ranch updates, items for sale by Ranch owners, and more for our Ranch community. Check back regularly for the latest news and announcements from the Board of Directors.

For urgent matters, always contact local emergency services first by calling 911. For non-emergency Board inquiries, email treasurer@alrpoa.com.