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Volunteers reporting on community issues in Monument, Palmer Lake, and the surrounding Tri-Lakes area

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Allen Alchian

Northern El Paso County Coalition of Community Associations (NEPCO), March 9 – Council of Governments preparing wildfire protection plan

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its bi-monthly meeting March 9. NEPCO’s purpose is to serve and be a point of contact between local government and agencies regarding land use matters that impact member associations and their residents. NEPCO is a nonprofit corporation formed in June 2000. Bob Swedenburg, vice president, is a founding member of NEPCO with continued service since its inception. Mike Aspenson, president, called the meeting to order. NEPCO has 51 Homeowners Associations (HOAs); there were 21 HOAs present, short of a quorum.

Several board members gave their reports. Wildfire/Preparedness Committee Chair Beth Lonnquist spoke to remind those present that Monument Fire District (MFD) opened registration on March 26 for free chipping days for HOAs in the area. MFD will send two firefighters and a chipping truck. HOAs will need 10-12 people working together to prepare the slash and tree limbs for the chipper, then on chipping day to help load the hopper with the debris. To sign up your HOA and more information about fire mitigation, go to www.monumentfire.org

Guest speakers Pikes Peak Area Council of Governments (PPACG) Director Andy Gunning explained that it is a council of 16 jurisdictions covering El Paso, Teller, and Park Counties. It is preparing a wildfire protection plan between Monument and Palmer Lake with a grant from the federal government.

PPACG also funnels funds from federal and state money to military planning programs, the Council on Aging, metro planning, and long-range transportation, air and water quality control. See www.ppacg.org.

Jared Verner, policy and communications legislative advocate, explained that PPACG continues to promote local control and opposes state-directed unfunded mandates. The Legislative Affairs Committee tracks and reviews legislative bills and proposals. For 2024’s 120-day legislative session, over 560 bills have been introduced. HOA members are welcome to the committee meetings www.ppacg.org/committees.

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NEPCO meets every other month on the second Saturday. The next meeting is scheduled for May 11, 10-noon at the Woodmoor Barn, 1691 Woodmoor Dr. The topic will be “Recent Colorado State Legislative Impacts on HOAs” with attorney Lenard Rioth and District 20 State Rep. Don Wilson, former Monument mayor. For more information, go to nepco.org.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other NEPCO articles

Gleneagle Civic Association Board of Directors, Mar. 17 – Discussion of management’s role continues

By David Futey

On March 21, the Gleneagle Civic Association (GCA) Board of Directors held its bi-monthly meeting, which was the second meeting since the all-volunteer GCA board hired Warren Management Group (WMG) to assist with administration of the associated Gleneagle community. The GCA board members in attendance were President Gordon Streich, Vice President Shawna Uehling, Glen Leimbach, Mark Connell, and Glen Gutnayer. There were eight community members in attendance along with WMG representatives Joshua Gregory and Holly Finney. The meeting began at 5:30 p.m.

In February, WMG emailed a document to GCA members and posted it to the GCA portal on the WMG website (portal.warrenmgmt.com). The document outlined WMG duties and services provided to the GCA board and community. These duties include certain homeowners’ communications; management services such as advising the Board of Directors who retain decision-making responsibility and serving as a liaison with legal counsel when legal action occurs; in-house accounting services such as tracking homeowners’ account balances and delinquencies, tracking insurance status, renewals, and claims, preparing meeting agendas and recording minutes, and tracking Architectural Control Committee submissions and approved modifications.

According to the document, WMG does not currently perform event attendance, governance inspection, violation letters, or management of the Rae Berg Open Space. In general, WMG can perform most duties except for those related to governance compliance, though part of the meeting discussed reviewing this option in the future.

The board reviewed and approved the 2023 year-end financials and reviewed the income and expense reports for January and February. Streich reported the GCA came in under budget for 2023.

WMG has an hourly based contract for the transition period and beginning of the relationship with GCA as requested by the GCA board. Streich stated the costs are within the GCA operational budget. He said the initial startup costs of the relationship were understandably high but had become more in line with what was expected as the relationship has become more defined.

Gregory suggested that the board withhold public discussion regarding specific residents who are delinquent in their assessment payments until the executive session following this meeting. During the Manager’s Report, Gregory stated 117 homeowners had not paid their assessment. This includes 74 that had not paid for 2023 and 49 who had not paid for multiple years. This equates to over $8,000 in uncollected assessments.

Gregory also requested an inventory of association assets, current contract information with Fast Track Construction, and term expirations for present GCA board members. He also said the transition to the WMG portal has been completed. Gregory said three new homeowners joined the association since December 2023.

When a home sale occurs, WMG is usually contacted by the prospective buyer through the title company who requests a Homeowners Association (HOA) status letter and occasionally an HOA compliance inspection and letter. The status letter provides information on the administrative history of the home and its standing within the association, such as whether HOA assessments had been paid and whether there were outstanding HOA violations. The compliance inspection requires a WMG representative to perform an inspection of the home to determine if it complies with the GCA governing documents. WMG is paid by the buyer, usually through the closing costs of the home sale, for providing the status letter and compliance inspection and subsequent letter. At this time, WMG cannot perform any governance (inspections and notifications) as outlined in the GCA governing documents. Funds received through GCA assessments cannot be used for governance inspections unless the GCA governing documents are changed, requiring a two-thirds vote from the membership to change it.

During the Roads, Signs and Ditches Committee report, Connell stated that the street sign on Pauma Valley that was damaged during the recent snowstorm is being repaired. He has spoken with a homeowner on Rangely Drive about removing vegetation that is obstructing a street sign. A request has been made to the El Paso County Department of Public Works to install crossing markers with possibly flashing signs where trails from the Rae Berg Open Space cross over streets including Gleneagle Drive, Pauma Valley Drive, and Doral Way.

A discussion about the submission process occurred during the Architectural Control Committee portion of the meeting. Submissions are currently performed through the GCA website and two GCA board members review the request, providing a decision to the homeowner. It was discussed what the process might be if WMG assumed this role and the possible associated fee for WMG to conduct the inspection and subsequent documentation. This was tabled for future discussion.

During the Covenant Control Committee portion, it was stated that WMG cannot provide governance enforcement given the present stipulation in the governing documents that assessment payments cannot be used to pay for governance enforcement. Presently, it requires a GCA board member to identify a violation and the GCA board to then send out the first notice by certified mail as required by Colorado Common Interest Ownership Act (CCIOA) and House Bill 1137. There was a discussion about having WMG perform the administration of sending the non-compliance notice(s) to the homeowner but that was tabled given the need for legal review of the governing documents to determine if this is allowable.

Connell suggested a one-year pilot program to use non-assessment funds from a land sale that totaled $60,000 to have WMG perform the entire convenance review process, from performing neighborhood inspections to sending out the notices and seeking compliance. A question was raised about whether those funds could be used depending on whether assessment payments were used in the original purchase of the land. Streich stated his concern that the relationship between WMG and GCA is still in its early stages and wants to ensure the original intent is being met before making changes to the relationship. This was tabled for future discussion.

New and other business

The annual GCA garage sale was approved for June 7 and 8.

The board unanimously approved the renewal of the Owners Insurance that provides umbrella insurance including liability coverage. There was an 8% increase. Worker’s compensation insurance is provided by Pinnacol Insurance. Streich said the GCA is fortunate to have insurance as it has become more difficult for HOAs to acquire and retain it.

A discussion occurred regarding renewing the contract with Fast Track Construction that presently provides mowing and weeding of the common areas and islands. The board tabled approving a renewal of the contract until information regarding the company’s insurance coverage was obtained and discussed with the company.

Gregory provided a draft of the assessment notice letter. A statement balance letter will accompany the notice. The board approved a change in payment date to April 30 and no credit card option due to the excessive fee.

Members raised the following items during the GCA member comment portion of the meeting:

• It was stated that there has been a lack of communication with the community regarding GCA board meetings and information regarding the relationship with WMG. The WMG portal and GCA website were noted as locations where community members should seek information. It was stated that the board only technically needs to inform residents of the annual GCA member meeting date.

• A request was made to contact the county about completely resurfacing River Oaks Drive. It has been patched numerous times as it is in near continual need of pothole repair. It was suggested that residents use the El Paso County Citizen Connect site (citizenconnect.elpasoco.com) to submit pothole repair requests.

• A request was made for the board to consider adding benches in the Rae Berg Open Space area. This has been previously discussed by the board along with related cost for concrete pad and needs for the bench placement.

• A member initiated a discussion regarding the number of garbage collection companies and the various days they perform their service. It was suggested that the association consider contracting with one provider. A discussion ensued regarding the practicality of this suggestion with concerns raised about the selection process and collection of fees, among other items.

• It was requested that the board contact the Gleneagle North HOA (GNHOA) about its annual paper shredding event to determine if GCA members can participate. The event usually occurs at Antelope Trails Elementary School. Streich said he would contact the GNHOA president about it.

The general meeting ended at 7:37 p.m. The board then went into executive session.

David Futey can be contacted at davidfutey@ocn.me.

Other Gleneagle Civic Association articles

Woodmoor Improvement Association, Feb. 28 and March 27 – Tri-Lakes Women’s Club donates defibrillator

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Feb. 28 after the deadline for the March edition of OCN. At that meeting, the board heard about plans to increase safety at Toboggan Hill along with other director reports.

At the March 27 WIA board meeting, representatives from the Tri-Lakes Women’s Club (TLWC) gave an automated external defibrillator (AED) to the board. The board also heard concerns from a resident on the placement of a shed on a neighboring property.

Automated external defibrillator given to WIA

Carol Costakis, Jan McKinley, and Sue Leggiero from the Tri-Lakes Women’s Club told about their organization which has existed for over 50 years with a mission to do community service, grant making, and provide educational opportunities for its members and the community. TLWC has given out over $1 million in grants to nonprofit organizations, schools, and public service agencies. Most recently they have hosted cardiopulmonary resuscitation (CPR) classes. This was motivated by a personal experience where a member’s 37-year-old daughter-in-law collapsed and because of the fast work of people who knew CPR and had access to an AED saved her life.

Above: Members of Tri-Lakes Women’s Club (TLWC) presented an Automated External Defibrillator (AED) and case to members of the Woodmoor Improvement Association Board of Directors on March 28. TLWC purchased the device to be placed in the Woodmoor Barn to be available to the many groups and individuals who use the building. TLWC recently held a CPR and AED training session for its members at the Barn and recognized the importance of having an AED in this location. From left are, TLWC board member Jan McKinley, WIA President Brian Bush, Kevin Nielsen, chief, Woodmoor Public Safety, and Carol Costakis, TLWC member and organizer of the CPR and AED training. Photo by Sue Leggiero.

TLWC decided it would offer classes and have trained over 75 members and their spouses in conjunction with Monument Fire District and UC Health. Costakis, McKinley and Leggiero noticed that The Barn did not have an AED and McKinley suggested that TLWC offer one to WIA, which approved the donation. TLWC does a lot of events at The Barn and feels it would be a great way to say thank you to WIA for having them and to give as a gift to the community.

Board President Brian Bush and Woodmoor Public Safety Chief Kevin Nielsen accepted the AED and its case, thanking the TLWC, noting that there are many events at The Barn that would benefit from this donation. McKinley suggested WIA notify the Monument Fire Department so that The Barn is listed as a location with an AED.

Toboggan Hill safety improvements

Noting that Toboggan Hill is a popular recreational sledding hill used by residents and others, Bush said the board decided to take some measures to increase safety. Caution signs have been placed on the hill, trees have been removed and orange fencing has been placed to block certain areas. The goal, he said, is to help sleds avoid contact with solid objects.

Resident concerns

Resident Jennifer Davis brought up two items that have been addressed by the Architectural Control Committee, but she wanted to make sure were brought to the attention of the board. First, she noted that a neighbor had been approved to build a shed, but Davis felt it was placed in an existing easement and wanted to have it addressed so it would not create a precedent. Davis also said that a neighbor had been doing a major house remodel for over a year and it was causing parking problems and tearing up a common area. She noted that the neighbor had been granted waivers to allow construction equipment on a trail without notification to nearby residents, and with extensions to their timeline.

Bush said the suggestion to notify affected neighbors when WIA grants a variance was very reasonable. He also noted that WIA has a restoration agreement that any damage will be rectified. He suggested Davis or her neighbors could call WPS for help with parking issues. As to the shed being in an easement, Bush said he isn’t certain that she is correct, but that he also didn’t think it was reasonable to ask someone to move a shed that had been approved for over a year by WIA. Bush said he would confirm the situation and let her know the result and what steps the board decides to take.

Board highlights

  • Board member Steve Cutler announced that WIA staff received a noxious weed spraying grant which is needed primarily at the South Woodmoor Preserve common area. WIA is working with adjacent neighbors to ensure they also address noxious weeds.
  • Board member Cindy Thrush noted that chipping days have been set for June 29-30 and July 27-28 at Lewis-Palmer High School. Chipping is free to residents and open to non-residents for a nominal fee.
  • Bush reported that WIA would gather information from its sub-HOAs on dues and insurance status and bring it back so the board would have that information.
  • Nielsen said that he has heard no reports of bears but it is spring and residents should keep trash cans, barbecue grills, and pet food inside a closed garage.

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The WIA Board of Directors usually meets at 7 p.m. on the fourth Wednesday of each month in the Barn at 1691 Woodmoor Drive, Monument. The next meeting will be on April 24.

The WIA calendar can be found at www.woodmoor.org/wia-calendar/. WIA board meeting minutes can be found at www.woodmoor.org/meeting-minutes/ once approved and posted.

Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Woodmoor Improvement Association articles

March Weather Wrap

By Bill Kappel

March this year had its usual swings between winter and spring and was of course punctuated by a major snowstorm during the middle of the month. Temperatures were a little below average overall, but there were no real cold or warm periods. Precipitation and snowfall were above average again, which is good news because moisture during this time of the year is critical for the start of the growing season. After a slow start to the snowfall this season, we have managed to put three months in a row of above normal snowfall, bringing our seasonal total to above average and we still have another month or so of good snowfall potential.

The month started off mild, with highs reaching the upper 50s to low 60s, about 15-20 degrees warmer than normal for the start of March. This was interrupted by a quick-moving cold front that brought a dusting of snow and cooler temperatures on the 3rd and 4th. After a couple of dry days, another cold front moved in bringing a couple days of unsettled conditions. This produced a couple inches of snowfall along with a few rumbles of thunder on the 8th. This was our first sign of the changing seasons as we begin to see more convective activity in the atmosphere.

Quiet and mild conditions then moved back in over the next several days as the atmosphere began to build up moisture and energy ahead of an anomalously strong and unsettled pattern that would bring significant impacts to the region during the second week of the month.

This next storm was a combination of several unusual factors that normally don’t all come together at once over our region. First was a cold upper-level area of low pressure moving out of the Pacific Northwest and dropping south along the Intermountain West. At the same time, low-level wind fields began to draw in moisture from the southeast out of the Gulf of Mexico. And finally, a cold front began to slide down the Front Range of the Rockies. This combination of factors set the stage for a widespread, heavy snow event across the region.

The area of upper-level low pressure cut off from the main flows sat over northern Arizona/Southern Utah for several days, sending several waves of energy over the region to help enhance lift. This made very efficient work of the moisture that moved in from the Gulf of Mexico, and cold air ensured snow for the Palmer Divide. The first signs of the storm began during the late afternoon of the 13th, with scattered snow showers. Snow began to fall heavily later that evening, with several inches accumulating before midnight. Temperatures continued to cool as well, and winds kicked in. This produced heavy snow and strong winds, with blizzard conditions through the night and into to the next morning. Snowfall accumulated at rates of 2-3 inches per hour at times, with over a foot by the time the sun came up on the 14th.

Snow continued through the day and into the night, with another 8-12 inches accumulating before midnight. The storm finally began to wind down the next morning, leaving behind a winter wonderland. Around the Palmer Divide, anywhere from 20-30 inches of snow accumulated, causing travel issues and some fallen trees. But we didn’t get the worst of it. In the foothills, 40-60 inches accumulated, making this the largest snowfall since our infamous March 2003 storm. See the photo on page 24.

Of course, the good news with this storm was the beneficial moisture that it left behind, with 2-3 inches of liquid equivalent that slowly melted into the soil over the next couple weeks.

Mostly sunny conditions and quiet weather moved back in from the 16th through the 23rd, and the strong March sun angle began the process of melting the snow a few inches each day. By the time the last storm of the month moved in on the 24th, most of the snowfall from the previous event had melted away. The exceptions were the large drifts and piles in the shaded and forested regions. This final storm was colder than previous storms and produced more wind and blowing snow, but because it was colder it did not have as much moisture to work with. Therefore, only 2-6 inches of new snow fell throughout the region on the 24th and 25th.

Once again, the springtime atmosphere was unstable as well, producing some thundersnow and graupel during the afternoon of the 24th. This was further evidenced by the convective snow showers that developed during the afternoon of the 26th behind the departing storm, very reminiscent of summer thunderstorms developing over the mountains and moving off the Front Range and over the Palmer Divide, only this time of the year they produce snow instead of rain.

After this last storm departed, mild air and quiet conditions again returned. The month ended with temperatures moving from the 40s to the upper 50s and low 60s along with gusty winds at times.

A look ahead

April is known for a wide range of weather conditions in the region and is on average our snowiest month of the year. We can see 70° temperatures one afternoon and blizzard conditions the next. Several recent years have seen over 50 inches of snow accumulate during the month. Of course, it also melts very quickly, often adding beneficial moisture to the soil and helping the vegetation, which is just getting started.

March 2024 Weather Statistics

Average High 47.6° (-4.4°)

100-year return frequency value max 57.9° min 38.0°

Average Low 23.0° (+1.4°)

100-year return frequency value max 27.0° min 12.0°

Highest Temperature 60° on the 2nd

Lowest Temperature 8° on the 28th

Monthly Precipitation 2.35” (+0.75”, 32% above normal)

100-year return frequency value max 4.29” min 0.22”

Monthly Snowfall 37.9” (+17.6”, 47% above normal)
Season to Date Snow 127.4” (+36.6”, 29% above normal)
(the snow season is from July 1 to June 30)

Season to Date Precip. 5.39” (+2.15”, 40% above normal)
(the precip season is from Oct 1 to Sept 30)

Heating Degree Days 922(+9)

Cooling Degree Days 0

Bill Kappel is a meteorologist and Tri-Lakes resident. He can be reached at billkappell@ocn.me.

Other weather articles

Letters to Our Community – Protect Fox Run Park from development

The El Paso County Parks and Recreation Department’s decision to construct a multi-million-dollar nature center facility in a remote section of Fox Run Park, with a tower and canopy walk, event room, and a 60-car parking area, will destroy the very qualities that make this small, forested park so special. A news release on the website even says the structure is envisioned as a hub for tourism. The county claims to have done public outreach but made zero effort to include locals who are most directly impacted. If you study the reports on its website, it is obvious that it began with this goal and worked backward to justify it; all decisions were made privately by park and nature center staff/volunteers and its hired design/architecture team.

The feasibility study doesn’t even consider any environmental or wildlife impacts, and the traffic study incredibly claims that there will be no impact on surrounding neighborhoods. All its “public meetings” are just fundraisers, like the one in March at a brewery; a meeting was hurriedly called in February because of local residents’ complaints at having this sprung on us with zero notice or input, but it was clear they had no interest in actually addressing any of our concerns and intended to proceed with this project. Once again, the county commissioners and agencies refuse to listen to citizens who disagree with their zeal to develop all of our increasingly scarce natural resources. If you agree that funding would be better spent on fixing the ponds/gazebo area and existing trails, and that this park should be protected, not developed, please let the county know about your concerns by contacting your county commissioner and parks@elpasoco.com.

Michelle Satterlee

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Disclaimer: The information and opinions expressed in Letters to Our Community are the responsibility of the letter writers and should not be interpreted as the views of OCN even if the letter writer is an OCN volunteer.

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