Twin River Ranch Property Owners Association

White Bird, Idaho

TRRPOA
P.O. Box 130
White Bird, ID 83554
Phone numbers available here.
  • Home
  • Board of Directors
    • Code of Conduct
  • Board Meetings
  • Annual Meetings
  • Newsletters
  • Helpful Resources
    • CCRs
    • Bylaws
  • Pre-Approval Form
  • Road Updates
You are here: Home / 2021 / Archives for January 2021

Archives for January 2021

November 2020 Newsletter

Twin River Ranch Property Owners Association
PO Box 130 White Bird, ID 83554
twinriverranch.com

November 2020

Happy Holiday Season to our members.  Mailed are the 2021 dues invoice and the 2021 budget.  Details for the 2021 budget will be presented at the 2021 Annual Meeting.  Please contact Treasurer Debbie Little for questions on the invoice or budgets.

Here’s a look at the year in review.  The major road project for 2020 was the graveling and rolling of Gregory and Hammer Creek Roads using “Grading F” gravel.  Regular graveling and maintenance will continue in 2021, including Pilgrim Ridge.  The grader will require replacement of the transmission seal at an estimated cost of $5000.  In 2020 the Board removed obstructions and repaired damage to roadways, easements, and signs, all intentionally caused.  The Board was able to identify the perpetrators for some of the damage and is currently seeking reimbursement from the property owner.  The Board also continues to enforce CC&Rs to maintain the quality of life that owners expected when they purchased in Twin River Ranch. Three homes have been started in 2020.  This year 25 properties have sold with five currently for sale.  The Board continues to try and collect past due accounts from three property owners. Please follow the CC&Rs and respect the roadways, easements, and road signs.  You can refer to the Board minutes for the year on the Association website for information on additional Board activities for 2020. You can also visit trr-thisandthat.com for other interesting articles, upcoming events, and property for sale listings.

Our webmaster is currently working on setting up an email account for the Association. If you would like to receive communications via email instead of mailed paper copies in 2021, please send us a note with your email address to our address above. 

The biggest local event of 2020 was the closing of US95 due to a rockslide on July 3.  A bypass on Pollock Road was used until the road was finally restored to full use at the end of July and early August.  This year also hosted the Rainbow Family down near Riggins.  Local events, including White Bird Days in June, were canceled starting in March because of the virus and still have not resumed.  Some local businesses remain open, some with limited hours.  Idaho County started out very slow with no or very few cases of the virus but has seen the number of cases increase during the summer and early fall.  Idaho numbers have also increased, with large increases in recent weeks.  Idaho is now at Stage 3.  Please visit trr-thisandthat.com, the Coronavirus page, for weekly updates on the virus in Idaho.

Hopefully, we can all meet again in June 2021!

Filed Under: Newsletters

2020 Annual Members Meeting

Twin River Ranch Property Owners Association

Minutes, Annual Members Meeting

September 5, 2020

Hoots Cafe, White Bird

Call to Order: The meeting was called to order at 10:30 AM by President Pat Hurt.  Present were John Urbahn, Vice President; Debbie Little, Treasurer; Susan Schubert, Secretary; Kristin Donaldson, Webmaster; and Cathy Little.  Robin Lipinski, Equipment Operator, was also present with the Board.

Nomination and Election of Board Members: Cathy Little and Wolfgang Schubert were nominated from the floor.

President’s Message:  Pat announced rules for the meeting – only one person talking at a time and no side conversations.  Pat introduced the Board members and thanked each for their contribution and volunteer work which saves the Association money: Debbie keeping the books and preparing the Association’s taxes; Cathy doing all the printing and mailings; and Kristin managing and updating the website.  Other members have helped throughout the year with mailings and road maintenance.

Voting Commenced.  Ballots were collected, and the meeting resumed.

Road and Equipment Report:  Robin reported the following.  Hammer Creek and Gregory Creek Roads were graveled and rolled this year, and Elk Run was graveled.  Pilgrim Ridge will be graveled next year.  Grades, such as on Hammer Creek, are too steep to keep gravel on hills.  Grading F gravel and rolling helped but would have helped more if the roads had been watered.  Watering costs more as we must hire someone with a water truck and permit to withdraw water from the River.   Puncture weeds were sprayed twice this year, but we may spray three times next year.  Grading when the roads are this dry pulls out clumps of weeds and grass and rocks, so he will wait until we have sufficient rain and then will grade.  Equipment maintenance is doing good with the exception of the grader which has a transmission seal leak.  It is recommended that the John Deere dealer in Grangeville fix it.  Cost will be $3,000 to $5,000.  The truck is running well.  This was a normal year for roads.  There is $3,000 left in the budget for graveling this year.  It was moved, seconded, and all agreed to approve the Road Report.  

Treasurer’s Report: The following documents were given to those in attendance: Balance Sheet Comparison for December 31 for 2019 and 2018; Income Statement – Actual and Budgeted for Year Ending December 31, 2019; Statement of Cash Flow for Year Ending December 31, 2019; Balance Sheet Comparison for August 31 of 2019 and 2020; and Income Statement for Eight Months Ending August 31, 2020.  Please contact Debbie if you would like to see copies of these statements or if you have any questions on them.

Debbie reported that the Board adopted the Accrual Method of accounting this year.  Previous treasurers have used the Cash Method or a mix of accounting methods.  The Accrual Basis of accounting provides more accurate information because it properly matches income and expenses in the correct accounting period.  Income is recognized when it has been earned, not when it is received; and expenses are recognized when they are incurred, not when they are paid.  

The Association had not previously included a Balance Sheet with the financial reports, so Debbie reconstructed our Balance Sheet based on historical and current records.  The Balance Sheet is required for complete financial reporting since it shows the financial position of the Association as of a specific date, and includes information not found on the Income Statement, such as our cash balances, property and equipment, accounts receivable and payable, and any debt owed.   

Under Assets, Debbie discussed the Reserve Account, Accounts Receivable, Property and Equipment and Depreciation.  The current Board has decided to try and build the reserve account up to $100,000 to offer better protection for emergency expenditures.  The Board’s goal is to have an excess of income over expenses of at least $5,000 each year; that excess cash will be moved into the reserve account at the end of the year.  There should also be enough in the reserve account to cover the depreciated amount of the property and equipment, which is currently $24,000.  Property and equipment depreciation show how much of the equipment’s life has been used up, and is the amount we should anticipate for replacement or major repair costs.  The accounts receivable balance is primarily from seven properties that are owned by three people.  The Association is pursuing collection activities on all of these accounts.  The Board adopted a three-step collection procedure this year: 1) if dues are not received within 30 days of January 1st, a lien is filed against the property; 2) if the amount is still owed 12 months later, a lien extension is filed to cover the next 12 months; and 3) if the amount is still owed 24 months later, the Association will take the property owner(s) to small claims court to receive a judgement.  We currently have one small court action in progress.

Under Liabilities, Debbie discussed that dues paid in advance (i.e. 2020 dues received in 2019), are a liability because they are not earned yet, and would have to be refunded if the Association were dissolved on December 31.  The Association has no long-term debt since all of our equipment purchases have been made in cash.

Under Member’s Equity, she also explained that this is the net worth of the Association, and, in essence is the amount money that would be returned to the members if the Association was liquidated. 

Income Statement.  The Income Statement shows income and expenses, including Dues Assessments, Other Income, Road and Equipment Maintenance and Administrative Expenses.    Since the 2019 budget included a large deficit, which would have had to be funded out of our small Reserve account, the current Board decided to restrict planned expenditures for the remainder of 2019 so that we could come as close as possible to a break even.  These cutbacks created a large favorable variance between actual and budgeted expenditures for 2019.

It was moved, seconded and all agreed to approve the Treasurer’s report.  

Secretary’s Report:  Susan thanked Debbie and Cathy for tracking property sales.  There have been 21 properties sold in the last year with buyers from Idaho, Washington, California, Oregon, Texas, Pennsylvania, and Florida.  Three homes have been completed and are now occupied.  Two additional homes have been started.  Plans have been submitted for another home, and two lots have had driveways and/or building pads developed.  There are eleven properties for sale, two that are pending or contingent, and one that should close this week.  Susan delivered a Certificate of Appreciation and gift card to a retiring Board member who chose not to run again.  Susan also reported that pop and beer cans and cigarette butts are starting to appear on Bucks Boulevard between Doumecq Road and Salmon View Road.  She asked that property owners remind visitors and workers not to litter and especially not to throw cigarettes out during these hot, dry conditions.  It was moved, seconded and all agreed to approve the Secretary’s Report.

Obstruction of Shuck Creek:  Pat reported that the covenants clearly give the Board authority to clear obstructions from the roadway and easement area and to recover costs if a property owner knowingly obstructs the roadway or easement.  This summer a couple who are property owners obstructed one of the Association roads by putting a rock and debris pile in the center of the road.  They also dug a large trench in the easement area at the same location.  The Board hired someone to remove the rock and debris and fill in the trench.  The property owners were billed $90 for the cost of the cleanup and given a certain date to pay by.  They did not pay so were invited to a Board meeting where the Board would discuss what action to take next.  The couple did not attend the meeting.  At that meeting, the Board voted to put a limited assessment on the couple’s property and give them 10 days to pay it.  If they do not pay it, the Board will take them to small claims court.

Political Signs:  The CC&Rs do not allow political signs; however, the State of Idaho does not allow HOAs to ban political signs.  The Board will allow political signs, but they must meet the restrictions in the CC&Rs for signs.

Election Results: Cathy Little and Wolfgang Schubert were elected to the Board for three-year terms each.

From the Floor:  The Board responded to questions from the floor.  Reserve Fund: Assets in excess of $5,000 will go into the Reserve Fund.  The current Board cannot guarantee that future Boards would continue to strive for $100,000 in Reserve.  The membership could try again for a covenant that limits how much the Board can spend without membership approval.  The membership can also pay attention to the budget that the Board presents and request that the Board continue the deposits into the reserve fund.  Shuck Creek Road Sign: The Shuck Creek Road sign was placed at the intersection with Hammer Creek Road because the road is passable and many folks in the Association use it to get from Hammer Creek Road to Gregory Creek Road.  That portion of Shuck Creek Road also provides another exit in case of a fire.  The Board could possibly put a warning sign or a sign indicating no winter maintenance along with the road sign.  Hunter Trespass: Hound hunters have been trespassing on Association property to collect their dogs.  However, there is no trespassing allowed on Twin River Ranch property. Anyone who trespasses does so at their own risk.  Road Insurance: We have 25 miles of road to maintain and were asked to look into getting catastrophic insurance if it is available and what it would cost and if dues would have to be raised to cover it.  Electronic Mailings: The Board will look into using email instead of USPS mail for sending out mailings to the membership. Summer Grading: Members wishing to discuss the possibility of grading during the dry summer months to try and eliminate washboards should contact the Board in writing and ask for a meeting.

Meeting Adjourned at 11:45.

Respectfully Submitted,

Susan Schubert, Secretary

Twin River Ranch Property Owners Association

Filed Under: Annual Meetings

October 24, 2020 Board Meeting

Minutes, Board of Directors Meeting

October 24, 2020

Call to Order:  President Pat Hurt called the meeting to order at 1:03. Present were Pat, John Urbahn, Vice President; Debbie Little, Treasurer; Cathy Little, Member at Large; Kristin Donaldson, Webmaster; Susan Schubert, Secretary; and Wolfgang Schubert, Road Chair.  Association member Annelle Urbahn was also present. 

Approval of Agenda:  A motion was made, seconded, and all agreed to approve the agenda.

Approval of Prior Minutes: A motion was made, seconded, and all agreed to approve the prior minutes of September 5, 2020.

Road Report:  Wolfgang reported that two gradings have been done: September 20 all lower roads were graded except Canyon View, Buck Horn, and Deer Path; October 12 the steeper sections of Hammer Creek and Gregory Creek were graded.  Wolfgang also reported that Robin will order diesel fuel for the year, and that the truck is set up to plow snow.  A motion was made, seconded, and all agreed to approve the road report.

Treasurer’s Report:  Debbie reported that there were no changes to the previous report other than an additional charge for recent grading.  It was moved, seconded, and all agreed to approve the treasurer’s report.

Secretary’s Report:  Susan had nothing to report 

Update on Board Activity Relative to Covenant Violations: Pat reported on the status of the Board’s efforts to stop a covenant violation regarding an unapproved business operating on Association property.  Several requirements were given to the property owner who has met some of the requirements but not all.  It was moved, seconded, and all agreed to have the 

Association lawyer send another letter to the property owner asking that the remaining requirements also be met.

Update on Board Activity Relative to Delinquent Homeowner Association Dues:  Debbie reported on the Board’s attempts to collect delinquent dues from several owners.  One owner has not paid dues since 2014.  The Board had tried filing in Small Claims Court, but the Sheriff in the State and County where the owner’s last recorded address is has not been able to find the owner to serve the papers.  It was moved, seconded, and all agreed to stop the Small Claims Court action and instead have the Association lawyer file a lawsuit.  This owner owes $3,500 plus legal fees.  We will almost certainly win a judgement which will include all legal fees; however, there are several judgements ahead of us against this individual.  In addition, there are three other owners who are past due, two of whom are out of state.  Pat will try calling the out of state owners who owe $600 plus $200 for 2021 plus legal fees.  Debbie will call the third owner again.  This owner owes $1600 plus $200 for 2021 dues plus legal fees.  If these owners fail to respond to the phone calls and pay their dues, then further action will be taken against them.  In addition to the delinquent dues, there is a fifth owner who has a limited assessment against them for $90 plus service and filing fees.  The Sheriff has been unable to serve this owner, so an alternate method of serving will be used.  It was moved, seconded, and all agreed to pursue collection of these past due amounts as described.

Shuck Creek/Hammer Creek Intersection Sign:  This sign was removed without authorization this summer by either a property owner or someone trespassing on Association land.  It was moved, seconded, and all approved to have Robin reinstall the sign with a metal signpost in concrete.  This is a small section of unimproved road on Shuck Creek which can be difficult to traverse, so it was moved, seconded, and all agreed to add a yellow warning sign that says “Caution Unimproved Road, Travel at Your Own Risk”.  Cathy will order the sign, and the Board will have Robin install both the road sign and the warning sign

Facebook:  Susan had previously suggested to the Board that there was interest in a community Facebook page where Association members could post items of interest or for discussion.  It was decided that, in the Board’s best interest, any community page should be created and maintained by a non-Board member.  Board members can join the community page but cannot participate in discussions involving any Board or Association business.  Discussions of Board or Association business are to be referred to the entire Board for discussion.  Board members can offer to take an item of discussion to the Board but cannot discuss it, either on Facebook or any other social media platform or in person.  A single Board member cannot discuss Board or Association business with anyone through any media or in person without the entire Board being present.  If non-Board members create a Facebook page, they cannot use Twin River Ranch in the title and will be requested to add a disclaimer that the page does not represent the Board.

Twin River Ranch Website: A link will be added to the website for the trr-thisandthat.com blog that is maintained by Cathy and Susan and which contains useful information including non-Association news and events and a list of Association properties for sale.  Kristin will also set up several email accounts associated with the Association website so that members and others can email the Board without using any of the Board member’s private emails.  

Electronic Communications and Billings:  Once the email accounts are set up by Kristin, owners will be given the choice of receiving communications from the Board, newsletters, and invoices electronically.  Dues payments will not be done electronically as there is a cost associated with this.  Also, proxies will not be done electronically and will remain paper proxies sent via USPS.

2021 Budget:  Debbie presented the 2021 budget with some questions and recommendations.  She also explained that items, such as the grader repair, estimated at $5000, would normally come out of reserves but since we know it is coming, we can budget for it instead of putting that money in the reserve account and then pulling it back out again.  Some minor changes were made to the Road budget for 2021, including increasing Robin’s grading time from $2000 to $3000 and increasing the roller rental to $3000.  It was moved, seconded, and all agreed to approve the 2021 budget.

Property Sales and Housing Starts/Finishes:  Cathy reported four new sales – two of which have closed and two of which are pending.  She also reported there are only five properties for sale – one by owner and four listed with a realtor.  One property sale fell through because the buyer thought the CC&Rs were too restrictive.  Only one of the four buyers is from Idaho. 

Member Forum:  There was only one member present and she had nothing to discuss.

Adjourn: There being no further business, the meeting was adjourned at approximately 3:00 PM.

Respectfully Submitted,

Susan Schubert, Secretary

Twin River Ranch Property Owners Association

Filed Under: Board Meeting Minutes

Documents by Category

  • Annual Meetings (12)
    • Special Members Meeting (3)
  • Board Meeting Minutes (53)
    • Agendas for Board Meetings (19)
  • Newsletters (8)

Most Recent Posts

  • October 22, 2022 Board Meeting Minutes November 29, 2022
  • October 22, 2022 Board Meeting Agenda September 29, 2022
  • September 8, 2022 Board Meeting September 29, 2022

Archives

  • November 2022 (1)
  • September 2022 (2)
  • August 2022 (1)
  • July 2022 (1)
  • June 2022 (1)
  • May 2022 (3)
  • November 2021 (2)
  • July 2021 (3)
  • May 2021 (3)
  • April 2021 (2)
  • February 2021 (1)
  • January 2021 (3)
  • October 2020 (1)
  • September 2020 (3)
  • August 2020 (3)
  • July 2020 (1)
  • May 2020 (1)
  • March 2020 (1)
  • January 2020 (1)
  • December 2019 (1)
  • November 2019 (1)
  • October 2019 (1)
  • July 2019 (1)
  • June 2019 (3)
  • May 2019 (1)
  • April 2019 (2)
  • March 2019 (2)
  • February 2019 (2)
  • January 2019 (2)
  • October 2018 (2)
  • September 2018 (4)
  • August 2018 (2)
  • July 2018 (1)
  • June 2018 (1)
  • May 2018 (1)
  • April 2018 (2)
  • February 2018 (1)
  • October 2017 (1)
  • August 2017 (1)
  • June 2017 (2)
  • May 2017 (2)
  • March 2017 (1)
  • January 2017 (1)

Copyright © 2023 · Twin River Ranch Property Owners Association. All Rights Reserved. · Log in



Website Disclaimer Statement


This is the official website of Twin River Ranch Property Owners’ Association, Inc., an Idaho non-profit corporation (hereafter “TRRPOA”). The information contained in or linked by this website is provided as a courtesy by TRRPOA for general information purposes only. Use of this website is at the user’s own risk.

THE INFORMATION IN OR LINKED BY THIS WEBSITE MAY NOT REFLECT THE MOST CURRENT INFORMATION OR DEVELOPMENTS. While TRRPOA periodically updates the information on the website, TRRPOA make no representations or warranties about its completeness, accuracy, reliability, suitability or availability with respect to your purposes or otherwise. Contact TRRPOA directly to verify current information before acting in reliance on information in or linked by this website.

In no event shall TRRPOA be liable for any loss, damage or injury, or damage including without limitation, indirect, consequential or incidental loss, damage or injury, arising from the use of this website, including but not limited to statements or information provided in or linked by this website.

TRRPOA has no control over the nature, content and availability of any sites that may be linked by this website. The inclusion of any such links in this website does not imply a recommendation, sponsorship or endorsement of the views expressed within them by TRRPOA. Use of any linked website or any information contained therein is at the user’s own risk. TRRPOA takes no responsibility for, and shall not be liable for, this or any linked website being temporarily unavailable due to technical or other issues.

No information or statement in or linked by this website is intended to nor shall a.) be binding upon or constitute an official action of the TRRPOA Board of Directors unless otherwise expressly stated on the website, or b.) amend, modify or supercede any official corporate records or actions of TRRPOA or its Board of Directors. All rights are reserved.