The Board has approved changing the 2-story vestibule paint color to Timberbark, to match the Hardie plank siding color.  The trim and all wood beams etc. will remain Black Magic.

The Board also approved leaving all of the other stucco Black Magic.

Hello Residents,

Once again, we, the CRC, are reaching out to everyone to answer a question that has been raised by some of you.

“If we have to rebuild the decks, can we make them bigger?”

The short answer is “NO.”  Please read the following for the details.

The information below was provided to the CRC by our Architect, Brian Adams at Apex Architecture, who is also the Chairman of the City of Steamboat Planning Commission.  This is a summary of his statements with additional information for definition and clarity.

Many of the buildings and decks are located where they are encroaching on the city zoning established setbacks.  (A property setback is the legally required minimum distance between a building or structure and the property line, road, easement, or other protected boundary.)  When the buildings were built, it has been assumed that the buildings were built “legally.”  Meaning that, though today the setbacks are a conflict, they most likely weren’t when originally built.  This is potentially due to one of a few reasons, the two most likely being 1) there were no setbacks established or 2) the setback distance was smaller at the time The Ranch was built.  Whatever the reason, our buildings are now considered “legally non-conforming.”  (Legally non-conforming refers to a property use that was legally established before a new zoning law or ordinance was enacted, meaning it does not comply with current zoning regulations but is allowed to continue.)

A second issue is our property is in a RN-1 (Residential) zone. This is probably an error that may have occurred when zones were updated at some point after the buildings were built. It is in error because RN-1 does not allow multifamily buildings by right, only single-family and two-family structures. Multifamily structures can be allowed, but this is a conditional use, which means it needs to prove a special consideration in this zone district on a property-by-property basis, through a public hearing process. Again, as above, ours existed before and so is considered “legally non-conforming” but only in its current size and scope of the buildings. So that is related to our building use.

If we were to extend the decks, by either making them longer or wider, this would further encroach into the currently established setbacks.  The encroachment into a setback requires a “variance.”   (A property usage “variance” is a legal exception or waiver granted by a local zoning board or planning commission that allows a property owner to use their land in a way that would otherwise be prohibited under the zoning ordinance.  It does not change the zoning law itself but instead provides relief when strict compliance would cause undue hardship or make reasonable use of the property impractical)  In our case, because of the distance into the setback, it would be a major variance which also requires a public hearing for approval, all the way to city council.

While this wouldn’t automatically make any deck extension non-feasible, the process to receive the required major variance from the City of Steamboat would take approximately 6 months, with no guarantee of approval.  The steps required include:

• An investigation into the original construction that would prove that our buildings were built legally for both the setback and the zoning at the time of construction. In other words, we need to prove that we are “legally non-conforming,” today.
• A survey of the complete property and all buildings.
• A full site architectural drawing identifying the existing encroachment based on the survey.
• A new deck design, potentially requiring additional engineering studies and solutions.
• A second full site architectural drawing identifying the encroachment based on the new design.
• Development of a Planning Submittal that would request setback variances, and a request to increase the size of the conditional use for multi-family. This would go through the city review process with staff (on average 3-6 months review time) and then after that would need planning commission and city council approvals in two separate public hearings.

In addition to the steps required with the city, there are several other considerations.  First, the decks would be unusable for over 6 months, and a more rigid locking system would need to be implemented on the slider doors.  Secondly, the impact on our rentals and our agreement with Mountain Resorts would need to be investigated.  Thirdly, it’s possible that we will lose our current contractor.  The legal and financial implications of this are unknown.  Lastly, the survey, engineering, architecture and increased material costs would need to be pulled together.

And to clarify, none of the steps required to prove that we are legally non-compliant are necessary when we keep the decks the same size, just like how it was not required for the exterior remodel.  As soon as the new deck design is complete and we receive the revised pricing, the deck construction will begin.  We hope this can occur in two weeks.

When all these items are considered together, we hope you understand why we recommend to the HOA Board, that the answer must be “no.”

Thank you,

The CRC

To the Ranch Owners,

This update includes 2 parts, a paint update (color choice) and a deck update.

Paint Update:
After the Zoom meeting held to update the homeowners on June 30 th , it was decided that we
should have the stucco in one 2-story vestibule painted with Timberbark colored paint and the
beams staying Black Magic. Once that is completed this coming week, the CRC will meet and
make a recommendation to the Board as to whether we proceed with the original vestibule
colors painted on the 600 building, or make the plans to change. The Board will then decide
the direction. The final decision on all color choices resides with the Board. To clarify that last
statement, a poll was conducted in December and that poll became the recommendation to
the Board. The Board then decided to go with the choice in the poll. There are no plans to
have another poll regarding vestibule entrances as the predominant feeling is that this is being
done as a potential compromise on one vestibule that is counter to the majority of
homeowners wishes voted on from the December poll.

We have paused all painting other than this one vestibule area (we will release, via the portal,
pictures of the newly painted Timberbark vestibules when complete) so that the Board can
resolve any open issues regarding the black vs. black espresso paint color. We will update you
when this has been resolved.

Deck Update:
After the homeowner update on June 30th , we received the inspection results from Knott
Laboratory (multi-disciplined engineering firm, who is also representing us during this
construction as our Owner Agent). The inspection found that roughly 70% of the decks’
structure is compromised. The conditions exhibited on the supporting joists include warp,
buckling, splits and water damage. The conditions exhibited on the glu-lam beams include
delamination of the layers and water damage. Many of these issues were hidden by paint and
the upper deck boards. Based on these inspection results, the engineer has recommended a
complete removal and replacement of the structural components.

This is a major change from just replacing a few boards that were included in the project cost,
to putting on an entire new deck structure. Our focus needs to be on safety and to achieve that,
we must move forward with the recommendation to replace all of the structure.
In order to do this, a new design for the cantilevered decks (non-end decks) is required. This is
because the main structural beam on each side of the existing decks runs approximately 20 feet
into each unit, under the floor. To avoid this extreme, invasive beam replacement, the new design will consist of post and pier supports, very similar to the end decks. However, because the decks of the 100 & 400 N buildings are located over the parking lots, a unique design will be done for these 2 buildings.

This will delay the completion of the decks and we do not currently have a schedule. It also will
surely exceed the assessment we collected this past year. The next steps are:
1. Complete the new structure design.
2. Obtain pricing and determine how to pay for the changes.
3. Determine how this change will be paid for. We should know more in the next 2
weeks and will send another update then.

You may wonder why this wasn’t caught during quoting. We did anticipate some joist rot and
built in an allowance for it — but the extent of the damage far exceeded our estimate, and we
had no way to predict that an external review would be recommending a complete
replacement of our decks.

We realize this might come as a shock, and with the upcoming costs and delays as something
we all do not want. We are considering all options to fund this effort, including financing,
regular reserves, and assessments. The CRC and your Board are committed to this project and
will be diligent in ushering it to its’ completion.

As we know more, we will release more information, but for now, we ask your patience as we
go through this process of engineering, pricing, scheduling and restarting the deck work.

Thank you,
CRC

All Ranch Owners,

Thanks to all who attended the Tuesday, June 30th Zoom call. The Capital Reserve Committee (CRC) provided an update on our current Capital Improvement Project. We are working on sending the PowerPoint out to the entire Ranch community shortly.

Following the owners’ Zoom meeting held on Tuesday, the CRC contacted the painter and asked them to put a hold on painting the vestibules and the areas above them, due to the dark appearance that was noted during the Zoom meeting. We did not pause the rest of the painting at this time.

The CRC is scheduling a meeting for Tuesday, July 7th to discuss next steps with regard to paint colors and choices, in response to the comments we heard from the owners. The CRC will make a recommendation to the Ranch HOA Board, who has the ultimate decision on building colors pursuant to the vote held in December.

Once we have more information on the direction we are proceeding, we will send another portal update as well as an email blast.

Thank you for your patience and involvement. We heard your feedback and will keep you updated as we move forward.

Dear Owners,

This email is to notify you that the City of Steamboat is requesting an engineering review on the deck structure.  This review is scheduled for July 1 and 2 for the 600, 500 East, 500 West, 300 and 200 East buildings.  Once this inspection is completed, we will develop a plan for completing those decks and also a plan for when work will commence on yours.  We expect to have the plan for your decks the week of 7/6/26, and there is the potential that the work would begin that week.

Please note that the post work is still on-going for the end decks.  They will remain blocked off.

Thank you for your understanding and patience.

Dear Owners.

The CRC regrets to inform you that your decks will remain unusable for the next few weeks.  When the City of Steamboat came to inspect the decks last week, prior to the installation of the new deck boards, they identified some deck joists to be replaced and some missing fasteners.  These items were expected and in our budget.  The inspector also asked for an engineering review of the major deck structure components.  We have now arranged for this inspection, and it will be completed on July 1 and 2.  Once this inspection is completed, we will develop a plan for completing the decks.

Thank you.

We are happy to announce that garage door replacement on Buildings 600 and also on the 500 buildings will begin next week on Monday June 15 !

Hello Ranch Residents.

The exterior project is progressing well.

The siding is ahead of schedule and the crews will start the removal process on the 200 East and the 300 building on Monday, June 1.  However, due to a few different circumstances, the decks are delayed.

In the pictures above, the latest schedule is included.  This is a living document, and you will find updates on the portal under the “schedule” tab.

Portal address:  crctheranch.com

Here are some pictures of the on-going exterior remodel.

Hello!

The Capital Reserve Committee project portal was down for a few days.  It is back up.  The portal website is: crctheranch.com

Also, there were issues trying to attach the project schedule.  It is now viewable in the portal.  Reminder, the schedule will continue to change due to weather, material deliveries, work being completed faster or slower than anticipated, etc.

Thanks!

The CRC Committee

Hello all 500 building residents.

In order for the siding work to be completed safely, an electrician will be entering all of the units to power down the deck lighting and exterior outlets at the electrical panels.  This will begin on or around 5/20/26.

Thank you!

The Capital Reserve Committee

Hello Ranch Owners!

After a wet and very snowy April & first few days of May, the construction materials are arriving at the Ranch.  The attached picture is from yesterday.  Numerous trucks are arriving in the snow, sleet and rain today.

As a result, starting Monday May, 11th THE GYM WILL BE CLOSED AND OFF LIMITS, until further notice. This is due the beginning of summer construction on property.

We also ask owners on property when accessing the office building please use the employee parking lot. The guest parking is being used for the staging of materials through out the summer construction period. Heavy equipment will be operating in this area and it is unsafe for owners to drive in this area.

REMINDER – please direct your construction questions to the portal, not to Susan and Maria.

Thank you.

Welcome to the 2026 Ranch CRC Owner Portal. This has been designed to provide you the most updated information on the 2026 Ranch Capital Improvement Project. It will be very important for you to check the portal frequently to look at the schedule. Ask questions to the experts, review the frequently asked questions and actions for the owners. This portal will be updated continually, as we manage the 5 various contractors working on this very important project.

This section of the portal is designed to give quick updates on the current activity for the project – for example, when all the siding is delivered to The Ranch, 1st garage door installed, and other key milestones. 

Stay tuned for more updates. You will be also be emailed directly when there is important updates and activity relating to your building.