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

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John Heiser

Northern El Paso County Coalition of Community Associations (NEPCO), May 11 – New legislation reviewed

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its regular bi-monthly meeting May 11 at the Woodmoor Community Center (The Barn) located at the Woodmoor Improvement Association (WIA), 1691 Woodmoor Dr.

The meeting was called to order at 10 a.m. by board President Mike Aspenson, who introduced the board. Vice President Bob Swedenburg reported that the NEPCO board has vacancies for treasurer, secretary, and land use/transportation chair. Swedenburg, who has been with NEPCO for over 20 years as a founding member of the board, reiterated the board would be available for training and guidance, helping new board members to feel comfortable and fit in with their position. For more information, email vicepresident@nepco.org.

Aspenson gave the treasurer report and Larry Oliver, membership chair, reported that NEPCO represents over 50 member HOAs in northern El Paso County. Swedenburg gave the land use/transportation report. Some of the projects at the El Paso County Planning Commission that pertain to the northern Tri-Lakes area are:

  • Monument Ridge East—361 residences
  • Neighborhood public meeting—June 4, 5:30-7:30 p.m., Woodmoor Community Center (The Barn)
  • Settlers Ranch Filing No. 3—24 lots
  • New Breed Ranch Filing No. 3—seven lots

For information regarding these county projects and others, go to epcdevplanreview.com. The Electronic Development Application Review Program (EDARP) is for unincorporated areas. You can submit, review, and search development applications online. The Monument Planning Commission currently has development projects that include infrastructure, residential, commercial, and parks.

The Wildfire Committee highlighted wildfire preparedness regarding mitigation and insurance guides published by the Colorado State Forest Service. Note that the term/program “Firewise” is evolving into a “Fire-Adapted” approach. HOAs are encouraged to reach out to Fire Adapted Colorado (FACO) for more guidance and research: fireadaptedco.org.

Outreach Communications Chair Dave Betzler said the July 13 NEPCO meeting would feature executives from the Trails & Open Space Coalition, Monument Parks and Recreation, and El Paso County Community Services.

Recent legislative impact on HOAs

Steven King, Monument mayor pro tem, said that in general, new legislation impacts local control and property rights, and in Monument, especially, since it is a home-rule community. King was joined by Bryce Meighan, Orton Cavanaugh Holmes & Hart LLC.

Signed legislation with yet-to-be determined impacts:

  • HB 1007 occupancy limits
  • HB 1152 ADU/accessory dwelling units
  • HB 1304 Metro District Parking/ unknown status regarding ADA
  • SB 005 Restricts installation of artificial turf
  • HB 1091 Requires fire-hardened property/building materials
  • HB 1098 Cause required eviction of residential tenants
  • SB 021 Exempt small communities, such as HOAs, requirement cap annual assessments
  • HB 1233 HOA delinquency enforcement
  • SB 1267 Metro districts covenant enforcement
  • HB 1313 Housing in transit corridors – affordable housing, applicable to home-rule towns
  • SB21 1110 Incorporation of federal ADA requirements
  • SB 058 Landowner Liability—requires posting of warning signs, limits landowner actions

Passed, not signed:

  • HB 106 Construction defect procedures
  • HB 1051 Towing carrier regulation
  • HB 1108 Insurance commissioner mandated study of property and casualty insurance costs
  • HB 1337 Real property owner unit association of attorney fees, assessments, collections, and enforcement fees.

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NEPCO meets every other month on the second Saturday. The next regular general membership meeting will be held July 13 from 10 a.m. to noon at The Barn. For more information, go to nepco.org.

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

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Woodmoor Improvement Association, May 22 – Board fills vacancy, explains approach to forestry

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on May 22 to announce it had filled its vacancy, address a resident’s concern about prairie dog infestation, and explain its approach to forestry and fire prevention.

Board vacancy filled

Board President Brian Bush started the meeting by announcing that the board had held a special meeting on May 15 to fill the vacancy left by Per Suhr, who recently passed away. The new board member, Susan Leggiero, will serve for the remainder of Suhr’s term, which ends in February 2025.

Prairie dog infestation

Resident Mary Ann Schroeder, who lives on Leggins Way near The Preserve common area in South Woodmoor, expressed concern that prairie dogs are invading and destroying her property. She said the same thing is happening in open space. She recently moved into the area and spent over $30,000 on landscaping. She asked the board to address the infestation and offered to be involved.

Bush said he had discussed this earlier with Common Areas Director Steve Cutler, and they have received an estimate of $4,290 to treat six acres with an estimate of 480 holes. He said he was prepared to recommend to the board that some mitigation of the prairie dogs be done, but he recognized that with all of the construction around the area, prairie dogs are going to go to places that are not disturbed. Bush said he would ask Common Areas Administrator Bob Pearsall to do a general survey to confirm that the estimate is reasonable.

However, Bush emphasized that the community’s involvement is crucial in tackling this issue. He likened the situation to noxious weeds, stating that the board’s efforts in the open space are ineffective if the neighbors who border the area do not act. He requested that Schroeder act as a special emissary to the neighbors, providing them with the name of the contractor WIA would be using. Schoeder, who had already begun speaking to neighbors, expressed her willingness to assist. Bush said the board would consider this request at its next meeting on June 26.

Public Safety Director Brad Gleason asked what would stop the prairie dogs from returning. Bush said nothing would prevent it, but the board would have to address the issue at some point. Gleason asked if the recommended product was something WIA could use. Pearsall explained that exterminators must be licensed and certified to use the product, which is environmentally friendly and will not harm pets.

Pearsall asked if Woodmoor Water and Sanitation (WWSD) would be willing to treat its property and whether he should approach WWSD District Manager Jessie Shaffer. Bush said that would be a good place to start and to tell Shaffer that the WWSD president (Bush) thinks it’s a wonderful idea.

Approach to Forestry and Fire Mitigation

Bush reported getting a call from a resident concerned that others were cutting down too many trees and that the WIA board has a clear-cutting policy in Woodmoor. That is not true, Bush said and asked Forestry Administrator Justin Gates to talk about the factors that go into decisions on tree removal, including fire mitigation, insurance, risk management, and community appearance.

Gates said he consults WIA’s Covenants and Rules & Regulations and weighs that against fire risk, forest health, and insurability. He said another factor is appearance, noting that people have moved to Woodmoor for the forested look. He indicated that he must consider the state regulations and input from the state foresters when applying for grants, but that WIA had pushed back on some of the state standards. WIA provides information on Firewise and state forestry office guidelines.

Section U of the Rules & Regulations document states that WIA covenants require approval to remove evergreen trees with a diameter greater than 4 inches. Felled and dead trees and trees infested with mountain pine beetle must be properly disposed of. Gates said the WIA does not force homeowners to do basic fire mitigation but fosters conversation and partnership. Recently, WIA focused its grant offers for mitigation on opening an evacuation corridor on Woodmoor Drive. Gates will write an article for the upcoming WIA newsletter to address any misconceptions.

Gleason emphasized that everything Gates does aligns with federal and state recommendations, including those of FEMA and Firewise organizations, which are invested in protecting communities from wildfires.

Board highlights

  • Bush reported on behalf of Community Outreach Director Rick DePaiva that the board was aware of opposition to the Monument Junction East development and requested that one or two board members attend the upcoming community meeting at The Barn on June 4 at 5:30 p.m.
  • Bush reported on behalf of Treasurer Connie Brown that the board is ahead of the curve on interest income but behind on Barn rentals and office space. The board is also behind on revenue from covenant fines, which is OK with Bush. Staff members are holding down expenses, he said.
  • Homeowners Association Administrator Denise Cagliaro said that WIA is filing 50 liens on properties with unpaid dues. WIA has been contacted by El Paso County to use The Barn as a voter polling and service center for the upcoming presidential election, she reported.
  • Gleason noted that school is out and asked residents to watch their driving speed.
  • Architectural Control Director Ed Miller reported that 71 projects were submitted to the Architectural Control Committee for approval in April, which is 18.3% higher than last year. Although projects have increased, revenue has decreased as most of the projects have no administrative fee, said Pearsall.
  • Board member Cindy Thrush confirmed 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 asked Thrush to write a letter of thanks to the new D38 superintendent and the high school principal for their support.
  • Bush, who also serves as WWSD president, said site work on Well 22 on County Line Road would be done soon and the transmission line to Misty Acres would be done by November. WWSD is building a new tank in South Woodmoor next to its existing tank, he reported.

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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 June 26.

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.

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May Weather Wrap

By Bill Kappel

May was cool and relatively dry, an unusual combination where we would normally expect cooler than normal temperatures to be accompanied by a couple good snowfalls. But not this year.

The first week of the month was dry with temperatures right about normal. Overnight lows were just below freezing most mornings, with afternoon highs in the 50s and 60s. An unsettled pattern then affected the region for the next week from the 9th through the 15th. During this period, daily rain showers mixed with snow at times were seen from the 9th through the 12th. High temperatures were well below normal on the 9th and 10th, only reaching the 40s. This was a good example of how important elevation is for determining whether precipitation falls as rain or snow, which is especially relevant during the fall and spring. In this case, heavy, wet snow accumulated above 8,000 feet, with 1-2 feet in Teller County, while we just received cold rain mixed with snow.

Temperatures warmed slightly over the next few days, and we received only rainfall. The unsettled period ended with area of thunderstorms, some producing decent hail especially for areas farther east of Black Forest.

Temperatures continued to warm over the next couple of days, moving into the mid-60s on the 16th, then mid-70s from the 17th through 19th. On the 18th, a series of thunderstorms developed, producing rounds of rain showers that afternoon and early evening, with hail covering the ground in some areas of Black Forest.

For the remaining two weeks of the month, conditions were generally quiet and dry. We did have a quick cool down on the 21st and 22nd and a few showers and thunderstorms. But outside of this period, most days started off quietly with partly to mostly cloudy skies developing during the afternoon. Temperatures dipped below freezing on the mornings, of the 22nd and 24th. And highs jumped into the low to mid-70s on the 23rd, 25th, and the 27th-30th giving the region our first real feel of summer-like conditions as we head into June.

A look ahead

By June we can usually say goodbye to our chance of snowfall but hello to frequent afternoon and evening thunderstorms. Most of the time we can expect warm, sunny days with those afternoon and evening thunderstorms.

May 2024 Weather Statistics

Average High 64.2° (-1.5°)

100-year return frequency value max 75.7° min 57.9°

Average Low 36.1° (-2.7°)

100-year return frequency value max 43.2° min 32.5°

Highest Temperature 78° on the 30th

Lowest Temperature 26° on the 9th

Monthly Precipitation 0.60”

(-2.04” 80% below normal)

100-year return frequency value max 6.94” min 0.15”

Monthly Snowfall Trace

(-5.7” 100% below normal)

Season to Date Snow 137.1”

(+13.9”, 10% above normal)

(the snow season is from July 1 to June 30)

Season to Date Precip 7.78”

(-1.06” 12% below normal)

Heating Degree Days 461 (+143)

Cooling Degree Days 0

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

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Between the Covers at Covered Treasures Bookstore – Time for travel and adventure!

By the staff at Covered Treasures

“The purpose of life is to live it, to taste experience to the utmost, to reach out eagerly and without fear for newer and richer experience.”—Eleanor Roosevelt

June is the time to set out for travel adventures. Check out these books to get ideas of where to visit or simply find a cozy spot and travel in your mind. The first two authors will be signing their books at Covered Treasures this month.

Death Valley Duel (A National Park Mystery)
By Scott Graham (Torrey House Press) $18

When archaeologist Chuck Bender makes a stunning discovery of a century-old crime, he believes it may be related to a series of deadly accidents plaguing the Whitney to Death 150, the world’s toughest ultra trail-running race. While Chuck’s teenage stepdaughter races to win the competition, Chuck races to uncover the wicked intent lying behind the tragedies—before Carmelita becomes the next victim. Scott is an avid Colorado outdoorsman who enjoys backpacking, river rafting, skiing, and mountaineering.

Mystery in Rocky Mountain National Park: A Mystery Adventure in the National Parks (National Park Mystery #1)
By Aaron Johnson (Aaron Johnson Publisher) $14

Before Jake’s grandfather died, he entrusted a mystery to Jake, leaving behind a set of hidden codes, riddles, maps, and other clues that lead Jake and his friends on a scavenger hunt into the heart of Colorado’s wild and rugged Rocky Mountain National Park. Through twists and turns, the mystery unfolds while Jake, Amber, and Wes learn about survival skills, natural history, integrity, character, and friendship. With over 30 illustrations by the author, this page-turning adventure is designed to capture the imagination of even the most reluctant of young readers. Parents looking for a delightful read-aloud adventure will find it hard to put down.

Americana: Dispatches from the New Frontier
By Hampton Sides (Anchor Books) $19

For more than 15 years, Hampton Sides has traveled widely across the continent exploring the America that lurks just behind the scenes of our mainstream culture. In these two dozen pieces, Sides gives us a fresh, alluring, and at times startling America brimming with fascinating subcultures and bizarre characters who could live nowhere else. Following Sides, we crash the redwood retreat of a group of fabulously powerful military-industrialists, drop in on the Indy 500 of bass fishing, and join a giant techno-rave at the lip of the Grand Canyon.

Ask a Pilot: A Pilot Answers Kids’ Top Questions about Flying
By Justin Kelley (Bushel & Peck Books) $16

This juvenile nonfiction book addresses questions like “Why don’t planes hit each other in the sky? Do you start a plane with a key? Why do my ears feel funny?” In Ask a Pilot, author, pilot, and dad Justin Kelley puts kids at ease by answering 20 of their most pressing questions. With friendly language, simple explanations, and colorful illustrations, Ask a Pilot is the perfect handbook for aviation lovers and nervous flyers alike.

Travels with Charley: In Search of America
By John Steinbeck (Penguin Classics) $16

John Steinbeck set out, at the age of 58, to rediscover the country he had been writing about for so many years. With Charley, his French poodle, Steinbeck drives the interstates and the country roads, dines with truckers, encounters bears at Yellowstone and old friends in San Francisco. Along the way he reflects on the American character, racial hostility, the particular form of American loneliness he finds almost everywhere, and the unexpected kindness of strangers.

America’s National Heritage Areas: A Guide to the Nation’s New Kind of National Park
By Robert Manning (Globe Pequot Press) $25

There are 55 National Heritage Areas (NHAs) scattered across the U.S., and they continue to grow in number and diversity. Though they’re not officially national parks, their conservation, education, and recreation related objectives echo those of the national parks: to conserve nationally significant natural and cultural landscapes and to make them available to the public for purposes of education, recreation, and sustainable tourism-related economic development. Each chapter in this guidebook describes the remarkable natural and cultural resources that define NHAs and highlights nearby visitor attractions, enticing readers to visit NHAs and to enjoy and appreciate the attractions offered.

Until next month, happy reading.

The staff at Covered Treasures can be reached at books@ocn.me.

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June Library Events – Summer Reading Program now open to all ages

By Harriet Halbig

The 50th anniversary edition of Summer Adventure at the Monument Library, presented by Children’s Hospital of Colorado, will include participation by all ages for the first time.

The program will last from May 31 until July 31 this year. You can register online via the district website, www.ppld.org, or go to the library and register in person.

As in the past few years, log your daily reading, exploration, or creativity activities on a log sheet available at the library and online. When you have completed 30 days of activities, those up to age 3 will receive a bath toy and an entry for a grand prize, those 4 to 11 will receive a reading medal and an entry for the grand prize, and those 12 to 18 will receive a choice of a book or journal and an entry for the grand prize. Those over 19 will receive an entry to win a grand prize.

Two exciting grand prizes are a private movie screening for 30 at Road House Cinema, including sodas and popcorn, and a four pack of premium seats to see the Switchbacks play, including a goody bag of team merchandise. Many additional prizes will be awarded.

There will be special programs during June associated with Summer Adventure. On June 11 from 10:30 to 11:30, enjoy a visit from Steve Weeks with music, humor, and games for all ages.

On June 25 from 10:30 to 11:30 enjoy the Feathered Adventure Magic Show.

For teens, there will be a Galaxy Painting program in Monument on June 12 from 3:30 to 4:30. The same program will be offered at the Palmer Lake Library on June 26 from 3:30 to 4:30. Registration is required for these programs. You can register online by going to www.ppld.org, programs by location, or call your local library.

Please note that all Pikes Peak Library facilities will be closed on July 4 in observance of Independence Day.

Harriet Halbig may be reached at harriethalbig@ocn.me.

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