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

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Articles from Vol 24 No. 10 - October 5, 2024

Northern El Paso County Coalition of Community Associations (NEPCO) – NEPCO gets an update on county planning and code enforcement

By Marlene Brown

NEPCO held its bi-monthly meeting Sept. 14 at the Woodmoor Barn. NEPCO is an association of homeowner associations in northern El Paso County. With over 50 member associations in the Tri-Lakes and Black Forest area, NEPCO represents over 22,000 voters. It works to inform residents of Land Use and Transportation issues as well as keep up with the new laws that have been passed to govern homeowners associations.

One of NEPCO’s main purposes is to provide support for growth management in the area. Construction of a number of homes, apartments, and new businesses continues to rise. NEPCO continues to be involved with planning commissions, such as the Town of Monument Planning Commission and the El Paso County Planning Commission, on new projects being considered.

The Land Use and Transportation Committee is looking for a new committee chairman. Anyone who’s in an HOA and is a member of NEPCO can join the committee and help keep it informed of any new projects being considered or that has been approved. Belinda Warren is a volunteer for NEPCO. She will be working with the county Land Development Code Support Group. Mike Pipkin, of Cherry Creek HOA, has joined the NEPCO board. Members of the board will be voted for at the Annual Membership Meeting in November, then the positions will be assigned by the sitting board. For more information, email Bob Swedenburg at vicepresident@nepco.org.

Guest speakers

Meggan Herington, executive director of the county Planning and Community Development Department, spoke to the membership. Herrington was named executive director in 2022. She has lived in the area for the last 20 years and has held several management positions in the county, including previous work in land use and comprehensive planning. She also worked as the planning director for the Town of Monument in 2021.

The county Planning Department staff oversees all land use applications, works with the developer to be sure that any application complies with Colorado statutes and the county Master Plan and Land Development Code. After all agencies involved (189 agencies receive referrals from the county Planning Department) and comments have been reviewed, the Planning Commission votes to approve the application and then it moves on to the Board of County Commissioners for final review and approval. This process could take two to six months or more. Any questions regarding a specific land use project should be submitted online at epcdevplanreview.com.

Josh Palmer, county engineer of Code Enforcement, stated that he started working for the county Department of Public Works as Capital Engineering supervisor in 2020. Palmer is responsible for revising and updating the county Engineering Criteria Manual, which is now electronic and searchable at https://library.municode.com/co/el_paso_county/codes/engineering_criteria_manual_

Any questions or requests for road and infrastructure repairs should be submitted to the newly updated Citizen Connect portal https://citizenconnect.elpasoco.com. You will then be able to follow the progress of your request.

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NEPCO’s next meeting is scheduled to be the Annual Membership Meeting, with guest speakers County Commissioner Holly Williams and the District 3 Commissioner on Saturday, Nov. 9 from 10 a.m. to noon at the Woodmoor Barn, 1691 Woodmoor Dr. For more information regarding NEPCO, go to nepco.org.

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

Other NEPCO articles

Gleneagle Civic Association, Sept. 19 – GCA annual meeting date moved

By David Futey

The Gleneagle Civic Association (GCA) Zoom meeting began Sept. 19 with a quorum of board representation. The attending board members were Shawna Uehling, board vice president and Architectural Control chair, Glen Leimbach, board member at-large and Ray Berg Open Space manager, Mark Connell, board member at-large and Roads, Signs and Ditches chair, and Glenn Gutnayer, board member at-large and representative on the Architectural Control Committee (ARC). Gordon Streich, board president and Covenants Control chair, was unavailable for the meeting.

The meeting was moderated by Warren Management representative Howie Feller. He introduced himself as the new representative for Warren Management as Josh Gregory, the previous representative, had left the company. Feller noted that he works with three homeowners associations at this time.

After the prior meeting minutes were approved without modification, Feller proceeded through the Financial and Manager’s Reports. The August financial report, available in full through the portal at portal.warrenmgmt.com, showed the GCA as of Aug. 31 with $233,806 in total assets, $7,397 in total liabilities, total unallocated reserves of $179,899, and total equity of $36,509. Feller noted that most expense categories went over budget for the August reporting period including professional fees, administrative, and committees. During the manager’s report, Feller stated that two board member positions will be up for re-election and the Warren Management renewal is scheduled for December.

During the Roads, Signs, and Ditches Committee report, Connell stated that temporary street signs have been placed on Huntington Beach and Pauma Valley. He will buy wooden posts in quantities of 10 for those and other signpost repairs and convert existing metal signposts to wood.

In the ARC report, Gutnayer said the process is continuing to convert GCA members over to the Warren Management portal from the GCA website for request submittals. The ARC has the Architectural Control approval process and variance policy and form pdfs available on the portal. Gutnayer said three or four ARC requests were awaiting a response at this time.

Violations reported

Leimbach presented for the Covenant Control Committee. He said there are six to eight violations being pursued, most related to trailers and recreational vehicles parked in yards and driveways. One resident has an “unkempt” yard. Residents in violation receive a first notice sent by registered mail. If not resolved, a second notice will be sent registered mail

Leimbach also presented on Common Elements and the Ray Berg Open Space. He said 100 cubic yards of fill were used to move the trail between the 13th and 14th fairways. A new culvert was installed as part of the trail move.

He said an elderly gentleman was walking in the open space, fell and required assistance. The Monument Fire Department could not reach him as they could not determine how to enter the open space. Leimbach has since provided a map with access points to Jonathan Bradley, Monument Fire Division chief of Community Risk Reduction. The map will be incorporated into the department’s vehicles online map system.

New annual meeting date

During the new business portion of the meeting, Feller said the annual meeting needs to be moved from Oct. 9 to formally set it up. Feller needs a meeting budget from the board, to send out the call for candidates to the community, the printing and mailing of the 701 pamphlets to each community member, and a required 15-30 days’ notice of the meeting. A tentative date of Nov. 6 at 6:30 p.m. at Antelope Trails Elementary School cafeteria was settled on. It was stated that seven community members attended the 2023 membership meeting.

Leimbach led a discussion regarding the creation of a sign and flag policy. The policy and related discussion resulted from a situation where “two GCA neighbors became at odds over religious rights and the posting of a sign.” The sign in question was posted near the property line, facing the neighbor. A lawyer, consulted by the board, said the GCA needs to establish a uniform way to protect the rights of all parties.

The policy draft sets sign dimensions at 24 by 18 inches, the sign is placed in the front yard of the property, close to and visible from the street and not directed toward a neighbor. This policy draft also stipulates a flag size no larger than 3 by 5 feet. It was stated that a political flag possibly exceeds that dimension. When approved, all flags would fall under this policy.

The discussion involved the flag size being changed to no greater than 4 by 6 feet and establishing a time frame for a displayed sign to be posted was not stipulated in the policy draft. The board decided to table a vote on the policy to resolve the flag size and the duration for displaying a sign. A GCA member on the call brought up Colorado HB21-1310: HOA Regulation of Flags and Signs, which was passed into law in July 2021. It broadens homeowner protections regarding the display of flags and signs relative to HOA policies.

Member comments

The GCA member comments portion of the meeting included discussions on benches, Airbnbs in the community, noise from the Ford Amphitheatre, and loose dogs in the open space. A GCA member requested a bench be placed along the new 14th fairway access trail. Leimbach said bench material (expanded metal), dipped in a rubberized compound, set in concrete would cost about $600 each. The board is seeking community members to donate for the bench and board members would install it. No board monies are presently allocated.

It was also suggested that the board get a post hole digger for the GCA-owned tractor for signpost installation. Connell priced a post hole digger rental at Home Depot at $150 for four hours. The rental option is only supported currently and until it becomes cost effective to purchase one and store it. The GCA does not have a storage facility. A storage facility is needed because equipment is presently left outside, a board member said.

GCA members living on Doral Way asked what the policy is regarding Airbnb properties. The homeowners have been subjected to unattended fire pits left burning overnight, outdoor music, noise, and trash from an Airbnb next door. A lengthy discussion ensued that brought up the issues of absentee landlords, not wanting to limit long-term rentals, a number of related Colorado Revised Statutes found under Title 38, Article 33.3 (Colorado Common Interest Ownership Act), the difficulty in organizing a membership vote to pass a declaration, and the enforceability to restrict Airbnbs. It was suggested to have covenant violations accumulate for the owner to address the situation.

A Candlewood Court GCA community member asked if the board could raise the issue of noise from the Ford Amphitheatre as it is affecting GCA members. The community member noted that the Sun Hills board presented to the Colorado Springs City Council on the impact of noise being experienced by its members. It was suggested that a GCA citizens’ committee needs to be formed to gather information on the issue, bring it up at the annual meeting to assess the impact, and determine further action.

A 30-year GCA community member, whose backyard abuts the open space, said that dogs off leash in the open space has become an issue. The member believes the off-leash dogs occur in part from dog owners who live outside the community using the open space as a dog park. The community member has observed cars being parked on the street and dog(s) subsequently let loose in the open space. They have witnessed dog fights caused by off-leash dogs and have concern for children riding on bikes being attacked. They have also limited their own dog walking in the open space as well for safety concerns. They noted it is posted that dogs must be on a leash and questioned who enforces it. Leimbach said it is difficult to enforce due to limited resources. It was suggested to report instances to Animal Control or the Humane Society.

The meeting adjourned at 5:26 p.m.

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

Other Gleneagle Civic Association articles

Woodmoor Improvement Association, Sept. 25 – Board seeks community support for wildfire mitigation grant

By Jackie Burhans

At its regular board meeting on Sept. 25, the Woodmoor Improvement Association (WIA) board called for residents to express their interest to qualify for a fire mitigation grant and approved the Waterside development governing documents.

The board also heard from residents about the prairie dog removal and heard director reports. Treasurer Pete Giusti and Forestry Director Cindy Thrush were absent.

Residents asked to help qualify for possible mitigation grant

President Brian Bush asked that residents interested in participating in a 50/50 matching forestry grant email their name, address, and contact information to forestrygrant@woodmoor.org by Oct. 7. WIA is currently applying for a new fire fuel reduction grant for 2025 and must demonstrate community interest to improve its chances of being awarded it. The grant would improve forest health and protect life and property during a devastating wildfire.

Waterside governing documents approved

Bush spoke to representatives of La Plata, who are working on the proposed Waterside development, noting some concerns about their governing documents. The development consists of 7.531 acres between The Barn and The Cove along Woodmoor Drive and Deer Creek Road. It is currently planned for four single-family homes and 40 multi-family, according to an agreement with the Woodmoor Water and Sanitation District regarding a supplemental water agreement. See https://wp.ocn.me/v24n9wwsd.

Bush expressed concerns about the declaration’s consistency with Colorado law and was concerned that a management company was required during the first three years of the development’s homeowners association (HOA). He said the board would approve the documents with the condition that La Plata put a restrictive covenant on the property behind The Barn down to the lake. A representative for La Plata said that the restriction was part of the plat and noted that the management company would be in place during the buildout before it is turned over to residents.

Director of Woodmoor Public Safety (WPS) Brad Gleason raised concerns about allowing street parking. He said the roads are 24 feet wide, and with cars permitted on either side, it might impinge on the Fire Department’s requirement for 20-foot unrestricted streets. He strongly recommended that La Plata not allow street parking. A La Plata representative agreed, noting plenty of off-street parking was available.

Residents thank board for handling prairie dog infestation

Two residents returned to the board to cautiously thank the board for beginning prairie dog mitigation in the South Woodmoor Preserve. While the job was not done, they expressed concerns about communication. They said they looked forward to working with the mitigation company on their properties.

Bush noted that the board had spent double what it had initially planned by switching from aluminum phosphide to carbon monoxide. He reminded the residents that the board has a fiduciary responsibility to all Woodmoor residents and that funds are limited.

Board highlights

  • Bush reported on behalf of Giusti that there have been both unexpected expenses and income and that WIA is analyzing whether it will end up evening out. HOA Administrator Denise Cagliaro reported there were 79 lots with outstanding dues, 47 of which had liens and 26 of which would have liens filed shortly.
  • Director of Covenants Sue Leggiero reported 138 covenant-related items for August, with four violations issued. There were 11 HOA checks and no covenant hearings in August, September, or October. She reminded residents to stow trash cans quickly after pickup, cut down tall grass, and move trailers and RVs after 72 hours or obtain a variance from the office.
  • Gleason noted that fire danger is still high, kids are in school, and the sun is coming up later and going down earlier, urging residents to be safe.
  • Director of Architectural Control Ed Miller reported that 76 projects were submitted in the office for approval by the administrator or the Architectural Control Committee. There was a year-to-date increase of 8.4%, with an approval rate of 99.8%.
  • Covenants and Forestry Administrator Justin Gates reported in lieu of Thrush that there were 11 forestry visits in August. He said it was the perfect time to check for and remove trees infested with mountain pine beetles.
  • Director of Common Areas Steve Cutler reported that WIA is soliciting bids for scrub oak mitigation at Lake Woodmoor. He said several dead trees would be removed at the same time. WIA will put up a snow fence to block off dangerous areas on Toboggan Hill, and WPS is authorized to remove anyone seen violating this and other safety features that have been added, he said.

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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 Oct. 23.

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

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

Other Woodmoor Improvement Association articles

September Weather Wrap

By Bill Kappel

Temperatures were well above normal most of the month, with plenty of sunny and warm days interrupted by just a few days with rainfall. Precipitation ended right below normal overall. Unfortunately, we have transitioned into a strong La Niña pattern, which usually means drier than normal conditions for us during fall and winter. This also can lead to some Arctic air intrusions during the winter as cold conditions develop through the northern Plains and southern Canada. So hopefully you enjoyed the warm September.

Temperatures started off warmer than normal over the first week of the month, but this period included some heavy rainfall. Strong thunderstorms developed the afternoon and evening of the 4th and continued into the early morning of the 5th. This was accompanied by gusty winds and areas of severe weather in the region. Temperatures cooled after this storm moved through, enough to bring a dusting of snow to the higher elevations above tree line.

After a dry and partly cloudy day on the 5th, scattered thunderstorms with brief rain showers developed each afternoon on the 7th and 8th. Temperatures warmed back above normal over the next week with highs consistently in the low to mid-80s from the 8th through the 12th. And with the exception of a quick shower on the afternoon of the 11th, dry conditions prevailed. This continued through the 15th with temperatures continuing above normal.

During the last week of summer, temperatures cooled only slightly into the upper 70s, but this was still above normal for mid-September. This quiet period was only interrupted by a few thunderstorms and rain showers on the afternoon of the 17th. Then just in time for the start of fall, our coolest weather of the month moved in. This produced rain starting during the early evening of the 21st which continued into the 22nd. Temperatures continued to cool as well. By the next morning, temperatures were in the upper 30s with rain, a definite sign that winter isn’t too far away. In the mountains, this wet and cold weather meant the first widespread snowfall.

After this system departed, the rest of the month was quiet and warm. Sunshine was the rule, with just scattered afternoon clouds. Temperatures remained well above normal for the rest of the month, with cool mornings. The good outcome from this was a nice progression into fall with leaves starting to change.

A look ahead

October can be an active weather month for the region with our first snowy conditions often experienced. Most years, we seem to get a good snowfall around Halloween, and after a warm and dry September, we could use a wet and cold October. Snow can be heavy at times during any part of October. For example, over 20 inches of snow fell from Oct. 9-10 in 2005 and 2006 saw over 24 inches of snow fall in less than 24 hours on Oct. 26. Of course, the big storm some of us remember occurred around during October 1997, when nearly 4 feet of snow and blizzard conditions shut everything down for several days. But we are just as likely to get mild and sunny conditions, and any snow that falls generally melts quickly, so enjoy those sunny days when you can.

September 2024 Weather Statistics

Average High 77.0° (+6.1); 100-year return frequency value max 77.5° min 63.5°

Average Low 46.1° (+4.9); 100-year return frequency value max 46.7° min 36.1°

Monthly Precipitation 1.07” (-0.73”), (60% below normal); 100-year return frequency value max 4.34” min 0.40”

Monthly Snowfall 0.0” (-0.4”)

Highest Temperature 85° on the 3rd

Lowest Temperature 35° on the 23rd

Season to Date Snow 0.0” (-0.4”), (100% below normal) (the snow season is from July 1 to June 30)

Season to Date Precip. 12.45” (-7.32”), (37% below normal); (the precip season is from Jan 1 to Dec 31)

Heating Degree Days 201 (-167)

Cooling Degree Days 87 (+64)

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

Other Weather articles

Between the Covers at Covered Treasures Bookstore – Book series for children and young adults

By the staff at Covered Treasures

“Let children read whatever they want and then talk about it with them. If parents and kids can talk together, we won’t have as much censorship because we won’t have as much fear.”—Judy Blume

These series books for children and young adults are a fun way to settle into the fall season and cooler temperatures.

Henry Hecklebeck and Heidi Hecklebeck series

By Wanda Coven (Simon & Schuster) $5.99

With easy-to-read language and illustrations on nearly every page, these two separate series of chapter books are perfect for beginning readers. Written by Colorado Springs author Wanda Coven, the Hecklebeck siblings find themselves in situations familiar to most first- and second-graders: playing soccer, camping, keeping a secret (or not!) with a little help from a magic spell from Heidi thrown in here and there.

Unicorn & Yeti

By Heather Ayris Burnell (Scholastic) $6

This series is part of Scholastic’s early reader line, Acorn, aimed at children who are learning to read. With easy-to-read text, a short-story format, plenty of humor, and full-color artwork on every page, these books will boost reading confidence and fluency.

Princess Truly

By Kelly Greenawalt (Scholastic) $5

These funny and empowering short stories of a lively, curious little girl promote believing in yourself, building confidence, and having a positive self-image. The target age group is 4-6. Each book features a “You Can Draw” page that provides an opportunity to learn how to draw a variety of items.

Mia Mayhem

By Kara West (Little Simon) $7

The Mia Mayhem chapter books are a witty, action-packed series about a regular girl who has a super-secret; she is a superhero-in-training who goes on adventures, and mishaps follow. This series is perfect for emerging readers (suitable for ages 5-9). Each page has easy-to-read language and graphic novel-style illustrations.

The Secret Explorers

By SJ King (Dorling Kindersley) $6.99

Each story in this fast-paced and fact-filled series is perfect for children age 7-9 who are into nature, science, technology, and adventure. The Secret Explorers—a band of brainiac kids from all around the world—take young readers on a series of fact-filled fictional adventures! From a moon mission to lost whales, each story ends with mission notes: facts about the mission, a short quiz, and a glossary of terms.

Island Trilogy

By Gordon Korman (Scholastic, Inc.) $8

Luke, J.J., Will, Lyssa, Charla, and Ian didn’t want to be on the boat in the first place. They didn’t want to be stuck at sea with a bunch of strangers. But when you’re in the middle of the deepest part of the Pacific Ocean, there’s no easy way out. And when a terrifying storm hits, it’s all about survival. But landing on an island isn’t as safe as one would think.

A Good Girl’s Guide to Murder

By Holly Jackson (Ember) $14

A pretty and popular high school senior was murdered by her boyfriend, Sal, who then killed himself. But Pip can’t shake the feeling that there was more to what happened that day. Now a senior herself, Pip decides to re-examine the closed case for her final project, at first just to cast doubt on the original investigation. But soon she discovers a trail of dark secrets that might actually prove Sal innocent. This series is suitable for ages 14 and up.

Skandar

By A F Steadman (Simon & Schuster Book for Young Readers) $19

Skandar Smith has spent years studying for the annual test that selects a handful of Mainlander 13-year-olds to train to become unicorn riders. But on the day of Skandar’s exam, things go horribly wrong, and his hopes are shattered—until a mysterious figure knocks on his door at midnight, bearing a message. Skandar is thrust into a world of epic sky battles, dangerous clashes with wild unicorns, and rumors of a shadowy villain amassing a unicorn army.

The Tripods

By John Christopher (Aladdin) $9

As his 13th birthday approaches, Will Parker expects to attend his capping ceremony and become connected to the Tripods—huge, three-legged machines that control all of Earth. But after an encounter with a strange homeless man, Will sets out for the White Mountains, where people are said to be free from the control of the Tripods. A classic alien trilogy targeted at ages 9-13.

Until next month, happy reading.

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

Other Covered Treasures Bookstore articles