PMLA General Managers Message
Joe Powell, PCAM, CCAM-LS, CMCA, AMS
PG&E Power line undergrounding project
The PG&E undergrounding project planning and design process is in full swing. PG&E staff and their contractors are currently conducting surveys in PML, in preparation for the planning and design phase of the project. In some cases, they are using drones as part of their planning and project design work. We are in active communication and coordination with the PG&E team to ensure that the project has the least amount of impact possible on our community members. We are meeting onsite with the PG&E team this month to perform the project walk-through and to coordinate our efforts. We are also working with our roads engineer and project manager to ensure that that our roads refurbishment project is meshes with whatever work PG&E performs with the powerline undergrounding project.
Access Gate Upgrade Project Status Update
Our Access Gate Upgrade Project is still in progress. Our maintenance team performed the trenching needed at the Main Gate and Gate 8, and worked with the integrator and Yuris our IT manager to get the hardware installed. The new gate readers are installed and will be able to read the QR code in the near future. We are implementing this project in phases. After the installation and upgrades at the Main Gate and Gate 8 are completed, we will be testing the system to determine performance and future viability. If the system test is successful, we will continue to implement the upgrades to additional gates starting with those that receive the most vehicle traffic and usage.
PMLA Environmental Control Committee - Rules, Guidelines and Construction Standards update
The ECC Rules, Guidelines and Construction Standards draft update was presented to the Board and then posted for member review and comment. This comprehensive booklet provides members with all the information they need to construct an improvement on their property. The draft amendment to the policy booklet is under review by legal counsel to ensure that it comports with our governing documents and current law. If Association General Counsel does not have any suggested changes, the Board of Directors will consider the approval and adoption of the amended policy booklet at the March 15th monthly board meeting.
Trespassing on Private Property in PML is Illegal
We are seeing an uptick in the number of complaints regarding individuals trespassing onto the private properties of other members. In some instances, the person entering the property is doing so for a legitimate purpose, such as an insurance inspector or a Tuolumne County planning and permitting official. Unfortunately, most of the time the trespasser is a neighbor, renter or guest who is out for a walk and enjoying the scenery. Many of these folks do not use good judgment and they do not respect property boundaries. We have seen some of these trespassers walking all around someone’s home, using their furniture or hot tubs or they are just looking around at the beautiful view from someone else’s property. This is extremely disrespectful and illegal. It is important that all members remind their visiting family members, friends, and renters that they should all be respectful of others folks and their property rights and boundaries.
HOA Electronic Voting will be allowed by the State starting in 2025 – We need your email address
Just a reminder that the Governor signed Assembly Bill 2159 in September 2024, making electronic voting legal for California HOAs starting January 1, 2025. We are currently working with Association General Counsel on updating our election rules to reflect this change and to bring them up-to-date with current law. Members will still have the option of voting by mail if they wish.
Given the onerous noticing requirements and other elements of the law, we will most likely not be able to implement online voting in 2025 for our Association, but plan to do so as soon as we can. Online voting is much more convenient and a cost savings to the Association and our membership. In the meantime, we will finalize the draft election rules update and work towards gathering email addresses from members who have not yet submitted these with their member contact information for our file.
It is important that members provide their email address to the Association if they wish to vote online in the future. We are asking all members to update their contact information with their email addresses so that we can prepare for this new process. Members can update their contact information online at the Official PML Website at www.pinemountainlake.com.
Get your PML Facts from the right Source
Just a reminder that it is important to use official methods of communication with the Association if you are looking for factual information or if you have a concern or issue that you wish to convey to the Board or the management team. Our contact information is readily available on the Official PML Website at www.pinemountainlake.com and in the monthly PML News Magazine. Posting questions to unofficial social media sites may get you a lot of responses from other members and non-members, but you are not reaching the Association team where we can actually assist you. All Official PML social media pages display the Official PML logo for easy identification.
Until next month, wishing everyone a Happy St. Patrick’s Day!
PRESIDENT'S MESSAGE
MIKE GUSTAFSON – PMLA BOARD PRESIDENT
The State of California has passed some new rules and one that I am excited about is Online Voting. Yes, you read that correctly, your PML Association is carefully proceeding with a plan to evolve future PML elections to electronic/online voting. It will save money and we hope it will encourage more members to vote.
Of course, we need to be sure that the system is totally secure and fail-safe. The company that currently runs our elections is in the forefront of this process. We will be working on updating our election rules to conduct online voting in the future.
I am pleased to announce that the PML golf course was named #4 of public courses in the U.S. This is a great recognition of the golf staff, headed by golf pro Mike Cook and golf course superintendent Rob Abbott. Congratulations to Mike, Rob and their teams; great job!
The current Pool Survey has attracted lots of respondents; as of today, we have 767 replies! There are some interesting responses, such as how our members might use the new pool/recreation center. The two top votes, Exercise Center and Family Water Play garner 62% and 45% respectively. On the question of how to pay for the new center, 52% are in favor of a dues increase of between $10 and $25 a month. A new amenity like this requires a vote of the membership, and 73% of the respondents say they would potentially vote in favor of the project! If you have not yet taken the survey please do as we want to hear from everyone. It’s on the PML web page and will run until the end of March.
Apparently, Santa brought new LED outside lights to a number of our members. Here is the scoop about their installation and use. Light pollution is real. The light from any of your outside lights may not shine on your neighbors’ property nor the roads. It must be shaded to shine only on your own home and property.
Studies have shown leaving outside lights on all night does not make your home safer nor does putting lights on a timer. A better solution is a motion sensor that turns them on when someone is detected.
Please review your outside lights and for the benefit of all members, keep light limited to your own property. Contact Suzette Laffranchi in the ECC department for more information.
Due to the invasive Golden mussel, the PML boat launch ramp is closed until further notice. Our staff is working with the appropriate authorities to understand how best to proceed with normal boating this summer season. Our lake biologist, Dr. Stephen McCord, will speak on this topic at the May 18 meeting of the Friends of the Lake club at 5:00pm at Lake Lodge. All welcome.
We do live in interesting times!
Protect Our Lake
By: Michelle Cathey – Assistant General Manager CCAM, CPO
The Golden Mussel is an invasive species and has been detected in various waterways in California, including the Port of Stockton and surrounding rivers leading to Clifton Bay. It resembles quagga and zebra mussels but is more resilient, thriving in lower calcium levels and temperatures. These mussels reproduce rapidly, forming colonies that can block water pipes, disrupt ecosystems, and negatively impact recreation. The Golden Mussel can attach to hard surfaces, such as boats, using byssal threads.
Due to their harmful impact, California issued an emergency order in January 2025, making it illegal to transport Golden Mussels.
To prevent the spread of the invasive Golden Mussel, always clean, drain, and dry your boat and equipment after every waterbody, every time:
Clean: Remove all visible mussels, plants, and debris from your boat, trailer, and gear.
Drain: Empty all water from your boat, including live wells, ballast tanks, and bilge areas.
Dry: Let everything dry completely before entering another body of water.
Following these steps helps protect our lake from harmful infestations.
The Pine Mountain Lake (PML) Marina temporarily closed its launching dock in January to protect its waters from the invasive Golden Mussel. A key takeaway is that keeping our lake mussel-free requires cooperation between property owners and Marina staff. Please note the following:
PML staff are trained and certified to inspect and assess boats but will not decontaminate them.
Property owners are responsible for cleaning, draining, and drying their boats.
Boats failing inspection must be decontaminated by the owner before launching.
Monitoring efforts are led by limnologist Stephen McCord to ensure the lake remains free of invasive species.
PML continues to educate the community on protecting the lake. Keep an eye out for flyers and more articles.
Starting March 1st, boaters can call the Marina to schedule a launch appointment Monday thru Friday from 8 am until 4 pm. Weekend available may be added based on demand. If someone else is launching for you, ensure they know the rules.
The reservation process has been updated to include prerequisite questions that will help determine the level of risk (or lack of risk) for your vessel.
Walk-ins will not be accommodated. If you arrive without and appointment you will be asked to make one. There is no guarantee of same-day launching.
The inspection process has also been updated and is interactive. Upon arrival you will need to turn off your vehicle and exit it. You and Marina staff will inspect the trailer, outside, and inside of the boat.
Collaboration is key—owners and Marina staff must work together to protect the lake.
Our shared goal is to protect Pine Mountain Lake from aquatic invasive species and maintain a healthy ecosystem.
We need to working together for a greater impact. We can do this collaboration, encouragement, communication, and patience.
This is an evolving process, and efficiency will improve over time.
By working as a team, we will enhance our efficiency and protect our lake for years to come!
For more information, please visit www.pinemountainlake.com and navigate to the Marina page, then click on the CLICK HERE link to access more information.
PMLA Money Matters
By Dan Szathmary, Association Controller
As we wrap up the first quarter of the year and are getting through the annual audit, our next big project for 2025 is the reserve study. To get a fresh set of eyes on our asset picture, we bring in a new company every few years to ensure we adequately fund our reserves and allocate expenditures from that fund as effectively and efficiently as possible.
This year we are bringing in a new company and are doing a full “level one.” In industry lingo, that means we are reviewing everything in depth from the ground up, through every inch of the common areas of the association. Though this is a more in-depth review than what is generally required, this sort of study is performed every once in a while, to ensure the highest level of accuracy possible over time.
The investment in a “level one” will give is a higher level of precision and confidence when factoring in both reserve funding, and spending; and ensure we are funded “just right;” that that sweet spot between being over and underfunded.
What does it mean to be “overfunded?” Isn’t more money in the reserves better? Well, yes. All other things being equal, the more money we have set aside for a rainy day, especially a really bad one, the better.
However, all things in the real world are almost never “equal” or without opportunity cost. Being over funded means, we are putting more money into reserves than will be required in any reasonably foreseeable future. That money, or at least 80% of it in our case, ultimately comes from your monthly assessments.
So, being overfunded means we asked members to pay a higher increase in a given year than was absolutely necessary to adequately replace or maintain the assets of the association.
Being underfunded? That’s erring on the wrong side of the equation, and can ultimately be much more expensive.
When an association runs out of reserve funds and needs money to maintain and replace assets, what happens? This situation can occur when an association funds its reserves too conservatively, and they weren’t prepared for the unplanned or unexpected. So, what are our options in a situation where we need reserve funds that aren’t there?
The first option: We can levy a special assessment. This is fairly common across the industry, but has never once happened at PMLA in its over 50 year history. Though PMLA is an anomaly in this regard, it’s likely we all agree, that situation is unacceptable and to be avoided at all costs. Avoiding that scenario is the very reason why we have a reserve fund in the first place. Though from time-to-time in most other associations, special assessments have and will happen.
The second option: Borrow the money. Borrowing carries interest expense, and could involve securing funds with assets of the association as collateral. Though applying leverage to fund new projects is a great way to fund growth or expansion with minimal pain on a monthly basis; paying surprise interest to fund something that was supposed to have a 30-year funding plan behind it is also unacceptable.
To prevent having to explore two unacceptable options, it is safe to say it is better to be over funded than underfunded. Yet, the opportunity cost can be quite high if we play it too safe and fund with a “more is always better” philosophy.
When you are maintaining 779 components (last count) collectively worth over $18 Million, that you are keeping up for at least another 30 years; precision and accuracy is worth a lot of money to our members.
At the end of the day? A good 100% ground up reserve study will help us find that sweet spot with the highest level of precision and confidence possible.
What we are doing this year will help us ensure our reserves are well funded, we have everything we need to replace or repair in the next 30 years, and we spend just enough but not too much money to make it all happen.
Questions or comments? Feel free to contact me anytime at Controller@PineMountainLake.Com or 1-209-962-8606.
Compliance Corner
Suzette Laffranchi – Community Standards Director
Open land does not mean open access
Warmer weather brings beautiful greenery, seasonal blooms, babbling creeks and an increase in visitors who come to enjoy nature’s show off season. Sounds like a peaceful time to take a stroll through the woods but strolling onto private property could cause unwanted conflict. A common rule to remember there is NO trespassing or parking on private property, or green belt areas to access the Lake or Golf Course.
Please inform your guest and tenants that Pine Mountain Lake is a group of private property owners and at no time shall you wander through other private property without permission from the owner of record. Adjoining property shall not be trespassed upon. If you use your neighbor’s property for any purpose, please obtain permission, in writing, from your neighbor.
Trying to access the lake for a picnic or some peaceful time to reflect, there are four common areas to visit the Lake; Fisherman’s Cove, Lake Lodge, Marina Beach and Dunn Court Beach. Pine Mountain Lake also offers walking trails with plenty of mountain views, tall pine trees and seasonal creeks. Check out the Big Creek Trail, Rock Canyon Trail, The Campground Recreation and Trail Area or visit the Equestrian Center to do a fun guided trail ride.
A map of Pine Mountain Lake Association is available at the administration office for a fee. Please highlight these common areas for your guest to prevent an unintended trespass. By visiting our web site https://www.pinemountainlake.com/resources/ click on the Community Standards tab where you will find some great resources such as the Guest & Renters Handbook or click below for a direct link at https://www.pinemountainlake.com/wp-content/uploads/2024/01/Guest-and-Renters-Handbook2024.pdf, a resource for renters and guest to learn about the PML community standards and provide them with information about our amenities, trailhead parking areas and hiking trails maps.
In order to avoid conflicts with your neighbors and your own peace of mind, it is best to have your property corners clearly marked to know your property boundaries. Once you have taken the steps to confirm your property pins, take the effort to keep your property well maintained pin to pin keeping your property boundaries clearly identified.
As always, if you have any questions, please feel free to reach out to me at 1(209)962-1241 or communitystandards@pinemountainlake.com . I will be happy to guide and provide you with the information you need to navigate our governing documents to maintain our beautiful community.
OPEN HOUSE SEASON
Carrie Harvey- Community Standards Specialist
Spring has sprung around Pine Mountain Lake, with the warmer weather on the horizon it is the perfect time for house hunters. It is the time of year when those potential buyers are out and about and want to find that perfect home, or maybe you are the one selling your home, this information can help you. Open House signs have been a big topic lately, I receive several calls weekly asking what the rules are, and where the Open House signs can be placed. While we do welcome open houses here in PML, but there are a few rules that go with them. Please refer to Resolution #95.12 below:
A. Placement: “Open House” signs must be displayed at the intersection of street, a maximum of one (1) sign per change in direction, in the landscaped area between the street and the curb. One (1) sign may also be placed on the lot during the specified open house days and hours. Written approval from a property owner must be obtained for sign placement that is not Association maintained property.
B. “Open House” signs may be displayed on designated Open House Days: Saturday, Sunday, and Legal Holidays. Signs can be posted from 10:00 am to 6:00 pm on designated days only.
C. “Open House” signs must conform to the sign specifications. Please see Figure 3, attached to Resolution #95.12, that can be found on our website by logging in under the Governance tab. https://www.pinemountainlake.com/governance/
Please make sure that if you are planning on having an Open House at your home, that you also make sure that your potential buyers are on your guest list for entry at the Main Gate. If you have any questions regarding an Open House, please reach out to me at 1-209-962-1242 or compliance@pinemountainlake.com I can assist you. Happy Spring!
Fire Safety, Know Your Zones!
Joe Milani – Fire Safety Coordinator
Spring is on the way! The first day of spring will be on March 20th, 2025 and with it we will begin to see some changes around our beautiful community. During early spring, the axis of the Earth is increasing its tilt relative to the Sun, and the length of daylight rapidly increases for the relevant hemisphere. The hemisphere begins to warm significantly, causing new plant growth to “spring forth,” giving the season its name. Although this is a stunning time of year, it is imperative to stay vigilant and remember that we live in the Wildland Urban Interface. With it comes the responsibility to maintain your defensible space and prepare for the fire season ahead of us.
This month’s article will highlight three of the most important zones to consider while performing your annual spring cleanup this year. It’s important to understand how wildfire can threaten homes and what one can do to effectively reduce the wildfire risk. Wildfire causes homes to burn in three ways:
· Wind-blown embers (leading cause of home ignition).
· Contact by flames (burning vegetation near or touching home).
· Radiant heat (flames heat up siding or attachments causing them to combust.
Click the link below to see a quick example of home hardening in zone 0 at work:
https://www.youtube.com/watch?v=AYvwogREEk4
It’s important to remember that, in addition to State Code 4291 PMLA Fire Safety holds all property owners’ property pin to property pin (entire lot) improved or vacant.
Immediate Zone (Zone 0): 0’ – 5’
The Immediate Zone extends 0-5' from your house. ZONE 0 is the area closest to one’s house, including the structure itself, decks, outdoor furniture, and the outside walls and coverings. This area is most vulnerable, and should be most aggressively maintained for fire resistance.
Use only inorganic, non-combustible mulches such as stone or gravel.
Remove any combustible outdoor furniture. Replace jute or fiber doormats with fire resistant materials.
Remove or relocate all combustible materials, including garbage and recycling containers, lumber, trash, and patio accessories.
Clean all fallen leaves and needles regularly. Repeat often during fire season.
No vegetation is recommended within 5' of structures.
Remove tree limbs that extend into this zone. Fire-prone tree varieties should be removed if they extend within 5' of structures.
Do not store firewood, lumber, or combustibles here, especially under decks or overhangs.
Move stored combustibles inside, or at least 30' away from structures.
Intermediate Zone (Zone 1): 5’- 30’
The Intermediate Zone from 5' to 30' out from buildings, structures, decks, etc. Keep ZONE 1 "Lean, Clean, and Green” and employ careful landscaping to create breaks that can help influence and decrease fire behavior.
Remove all dead plants, grass and weeds (vegetation).
Rake and haul debris 30 ft around structures (needles, leaves, and dead vegetation).
Clear your roof and gutters of all debris regularly. Roof and gutters often need to be inspected and cleaned multiple times a year, once a year is typically insufficient.
Trim trees regularly to keep branches a minimum of 10 feet from structures.
Remove branches within 10 ft of your chimney.
Limb dead branches 15ft up and live branches 6ft up.
Remove vegetation and items that could catch fire from around and under decks.
Create additional separation between trees, shrubs and items that could catch fire, such as patio furniture, wood piles, swing sets, etc. Provide adequate spacing between all plants.
Firewood piles in this zone it must be stacked neatly and covered with a fire-resistant tarp or covering.
Remove fire-prone plants i.e. rosemary and juniper, and choose only fire-resistant varieties. Irrigate regularly.
Remove dead vegetation from shrubs, bushes, trees, and ornamentals regularly.
Use only fire resistant inorganic mulches. "Gorilla Hair" or similar shredded bark mulch should be removed in this zone.
Clear 10ft in all directions around propane tank down to bare mineral soil. (Including live vegetation).
Extended Zone (Zone 2): 30’ – 100’
The extended zone is 30' to 100’ from your home. In some cases more than 100’ is required due to steep slopes, nearby vegetation conditions. The goal here is not to eliminate fire but to interrupt fire’s path and keep flames smaller and on the ground. This zone should include at a minimum:
Cut annual grass down to a maximum height of 4 inches. (pin to pin)
Create horizontal spacing between shrubs, trees and vertical spacing between grass, shrubs and trees.
Limb dead branches 15ft up and live branches 6ft up.
Remove fallen leaves, needles, twigs, bark, cones, and small branches. However, they may be permitted to a depth of 3 inches if erosion control is an issue.
Understanding the three zones will aid in employing these techniques and strategies to maintain a fire resistive property that stands a better chance in the event of wildland fire. It is strongly encouraged that all PMLA members develop an individual fire abatement plan. If help is needed in developing individual fire abatement plan please contact our office.
Please remember to test all smoke and carbon monoxide detectors once a month and replace any faulty alarms or low batteries immediately.
Lastly, fire safety inspections will continue in Pine Mountain Lake. Remember a fire safe community begins with you! The fire safety team is here to help with inspections of your property, and questions or concerns regarding fire safety or defensible space zones. Please contact Amanda Birmingham at 1-209-990-5263 or email inspector@pinemountanlake.com or Joe Milani at 1-209-990-5260 or Email fsc@pinemountainlake.com.
Maintenance Matters
“Our life is March weather, savage and serene in one hour” Ralph Waldo Emerson
March is here and while I am writing this article it is 41* outside and we have had only 11.3 inches of rain this water season. The lake is 1.9 feet below spill and as with last month I am still concerned about the ability to fill the lake this year. Rain woes aside the drier weather provides a continued opportunity to perform Fire Abatement work throughout the association. As with last month we continue to perform clearing and burning at our Green Waste site. Just a side note, in fiscal year 2024 we burned nearly 9000 yd3 at Compost while also chipping and removing an additional 9000 yd3 using an outside contractor. This is enough debris removed to cover an area of 583,200 square feet 1 ft deep. In addition to the compost work PMLA facilities team cut, burned and masticated nearly 70 acres of green belt along with Cal-Fire contributing another nearly 75 acres of treatment in the association alone.
The Building and Grounds crew continues with a heavy supply of work orders, the month of January produced over 150 work orders, mostly preventative and predictive which includes monthly checks on the Generators to cleaning Icemakers, Dam evaluation and safety checks and a whole plethora of additional work. March starts to be a transitional month around the 15th with the team switching to preparations for the fast-approaching summer season. This includes testing and repairing” if Needed” Irrigation systems through-out the association punching and fertilizing lawns, painting restrooms and road edges. In addition to the preparations for season the generator at the Administration building will finally be replaced, this has been a long process with permitting taking a good portion of time as well as waiting for a period of time with the least anticipated number of chances for power interruptions at the building itself. The department continues to perform well and we have reached full staffing. Finally, I would like to recognize Patty Groothuyzen she is the Maintenance Administrative assistant, Patty is the Glue that binds this department and without her my job would be exponentially more difficult. So, Patty thank you and to all the members have a wonderful March.
Rick Laffranchi
Maintenance and Operations Manager
Governing DocumentEnforcement Actions January 2025 |
|
|
Courtesy Notices |
48 |
|
Notice of Non-Compliance |
11 |
|
Final Notice of violation |
3 |
|
Fines Assessed Member Service |
8 635 |
