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Home Owners Association Articles

Woodmoor Improvement Association, May 28 – Board announces fire education

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on May 28 to discuss fire education and mitigation efforts and upcoming changes to rules and regulations, and to revisit prairie dog infestation.

Fire education

Director of Forestry Jason Hann announced the first education seminar, hosted by the Monument Fire Department, on June 14 from 10 a.m. to noon at the Barn. Division Chief Jonathan Bradley will cover wildfire hazard management, vegetation and forest health, area features, and ingress/egress. RSVP by June 6 to justin@woodmoor.org, denise@woodmoor.org, or 719-488-2693.

Hann also reported on free chipping days at Lewis-Palmer High School on June 21-22 and July 26-27. The site will be open from 8 a.m. to 4 p.m. Saturday and 8 a.m. to 2 p.m. Sunday. Residents may drop off wood, branches up to 8 inches in diameter, pine needles, pine cones, and junipers. The contractor will not accept trash, weeds, yucca, nails, wire, rocks, grass clippings, or bagged leaves. For details, contact Forestry Administrator Justin Gates.

Prairie dogs return

President Brian Bush said the board received a request to repeat prairie dog mitigation in the South Woodmoor Preserve. Last September, after research and discussion, the board chose carbon monoxide over aluminum phosphide due to environmental concerns. Though not a permanent solution, he said they didn’t expect the issue to return so soon.

Vice President Peter Bille noted that Architectural Control Administrator Bob Pearsall received a quote similar to last year’s, as the treatment covers the same number of holes, though the activity status is unclear. Pearsall will secure a second quote before the board reviews it in June.

Bush urged the board to reconsider aluminum phosphide, a lower-cost option. Bille confirmed its USDA approval but noted the requirement for warning signs. Bush voiced concerns about mitigating amid ongoing construction. Director of Common Areas Steve Cutler warned that waiting until September would reset conditions and suggested leveling mounds post-mitigation.

Updates to rules and regulations

Director of Public Safety Brad Gleason requested that WIA’s next rules update include electric vehicle regulations for common areas. Hann noted rising unicycle use, while Cutler opposed mini-bikes but supported pedal-assist e-bikes.

Highlights

  • Treasurer: Bush, speaking for Treasurer Pete Giusti, reported strong finances and lower expenses.
  • Covenants: Director Jennifer Davis reported 21 cases, three unfounded complaints, and 16 ongoing or resolved issues. No hearings occurred in May or are scheduled for June. Bush asked the covenants administrator to verify a tall weeds complaint and send a mowing request letter. He also urged residents to document loose dogs in the Preserve and notify Woodmoor Public Safety at 719-499-9771.
  • Public Safety: Gleason warned of increased mail theft during graduation season. He recommended USPS Informed Delivery (usps.com) and lockable mailboxes. He said new WPS vehicles have arrived and will be outfitted by the end of the month. The board approved an extended warranty for the newest car.
  • HOA: Administrator Denise Cagliaro requested approval to replace windows and an external door, citing insulation issues. The board approved the low bid of $38,100 from a contractor who previously worked on the Barn. Bush noted the money would come from reserves.
  • Architectural Control: Director Ed Miller reported 52 project submissions in April, 35 of which were approved administratively and 16 by the Architectural Control Committee—a 29% drop from last year while maintaining a 96.7% approval rate. Bush noted positive community feedback.
  • Forestry: Hann said Gates is handling numerous fire mitigation grant inquiries. WIA completed 10 forestry and Firewise visits in April.
  • Common Areas: Cutler reported that a Boy Scout had installed three benches along the Preserve trail for his Eagle Scout project.

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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 25.

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

Other Woodmoor Improvement Association articles

Woodmoor Improvement Association, April 23 – Resident sparks Firewise® discussion

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on April 23 to hear a resident’s concerns and recommendations on its Firewise® program.

Resident fire concerns

Resident Erik Lessing presented his thoughts and recommendations on the Firewise® program to the board. He started by commending the board for updating its Forest Stewardship and Community Wildfire Protection Plan (CWPP) available at https://woodmoor.org/forestry-firewise/. He suggested the board make Firewise® its top priority to get resident buy-in. Lessing said that WIA must have a goal to get Woodmoor 100% Firewise® in 15 years, with progressive goals of 50% in five years and 90% in 10 years. He stated that only 145 homeowners had been made Firewise® in the last 17 years.

The CWPP notes that 145 homeowners participated in the grants between 2008 and 2017, but WIA staff noted that additional mitigation grants have been awarded since then and that ongoing mitigation is required.

The Western States Wildland Urban Interface Grant helps homeowners reduce the fuels around their homes. Homeowners receive 50% cost-shares on their first $1,000 of expenses. In addition to homeowner mitigation, WIA mitigates common areas, including thinning areas of dense forest. The CWPP also noted that 15% of grant applicants did not seek reimbursement. WIA’s rules make it easy to work in the area within 30 feet of the home without needing permission, but WIA could improve its follow-up and record-keeping, according to the CWPP.

Lessing suggested a plan to include Firewise® Leaders who would motivate neighbors to mitigate contiguous properties at significant economies of scale. He suggested a pilot program of 100 properties in the first year, in four to seven areas led by a resident who has already implemented Firewise® measures, engaging professional support to carry out the work in bulk, and empowering homeowners with clear estimates and access to the matching grants. He handed out copies of the Colorado State Forest Service brochure The Home Ignition Zone, a guide to preparing your home for wildfire and creating defensible space. This document and other forest and fire management resources are available on the WIA website.

Forestry Director Jason Hann thanked Lessing for his information, noting all the board had shared his emails, read the documentation provided, and had multiple discussions with him. Hann said WIA was committed to doing what is sustainable and fiscally possible, which might not be the same as Lessing’s suggestions. He noted that WIA has 3,400 homes across a wide geographical area and was looking to produce the biggest impact. Hann said WIA was implementing Firewise® Ambassadors who would volunteer to help with lot evaluation. The chipping event is scheduled for June 21 and 22 and July 26 and 27 at Lewis-Palmer High School. Residents can bring their slash to this site for free; non-residents are asked for a minimal donation.

Board President Brian Bush noted that WIA is actively soliciting Firewise® Ambassadors and that the Fire Department has offered to use its drone to locate key areas to target for mitigation. The board discussed options for community outreach.

Hann moved to modify the Project Design Standards Manual (PDSM) to change the definition of a standard tree to 12 inches in diameter when measured 4 feet 6 inches above the ground, simplifying removal regulations. Hann confirmed this change would allow homeowners to maintain their properties without requiring permission for smaller trees. The board unanimously approved this change. Hann noted that verbiage in the PDSM about Firewise® gate material within 10 feet of the house would remain the same, and the ACC administrator would handle requests for alternate material. The PDSM can be found in the Documents section of the WIA website.

Hann said the new grant would be announced soon. It will total about $148,000 and have a different scope of guidelines requiring a lot evaluation before and after the mitigation to offer the 50% match. Since it is a smaller grant, WIA will focus on the areas of greatest need.

Hann reported that the first education seminar, hosted by the Monument Fire Department, will be held on June 14. It will provide information on Firewise® and home hardening and will be held at The Barn at 10 a.m. WIA is asking for RSVPs at 719-488-2693.

Highlights

  • Treasurer Pete Giusti reported that finances were on track for the end of March. As of April 23 there were 232 unpaid dues, he said, with liens going into effect on June 2. He said a warning letter would be sent out shortly.
  • Director of Covenant Control Jennifer Davis reported 21 covenant-related items, two unfounded complaints, and 18 issues resolved via friendly communications. One covenant hearing was held in April, and no hearing is scheduled for May.
  • Director of Architectural Control Ed Miller said WIA had 29 projects submitted in March, 21 approved by the Architectural Control Committee (ACC) administrator, and eight approved by the ACC. This represents a 30.5% decrease in projects from the prior year and maintains a 95.6% approval rate this year.
  • Bush announced a new fan has been installed at The Barn that is controlled remotely by a switch on the wall. Hann installed the fan on a volunteer basis.

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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 May 28 after Memorial Day.

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

Other Woodmoor Improvement Association articles

Northern El Paso County Coalition of Community Associations (NEPCO)- NEPCO hosts Colorado deputy commissioner of insurance

By Dave Betzler

At its March 15 bi-monthly Membership Meeting at the Woodmoor Barn, NEPCO provided attendees with a brief business report, followed by guest speaker presentations focusing on homeowners associations (HOA) and homeowner insurance. NEPCO has 49 member HOAs which range in size from less than 100 to over 3,000 properties and are geographically dispersed from County Line south to Glen Eagle/ Northgate Road, Black Forest/Meridian on the east, and Monument/Mount Herman on the west. Members pay a small annual fee based on the number of properties within the HOA.

NEPCO provides a collective voice for area HOAs and property owners and serves as an advocate for community engagement and smart growth, twin essentials for maintaining a high quality of life in the Tri-Lakes community.

The business report included discussion of an enhanced web capability, a sophisticated map capability in collaboration with Monument Fire District, and an update on wildfire emergency preparedness that included Constant Connect, a Monument Fire District initiative to identify and link residents as an important technology for emergency evacuation of handicapped residents. Monument Fire and NEPCO are working jointly on development of a layered geospatial information mapping of the region’s HOAs, which will also display other data layers (e.g., metropolitan districts, water districts) and potentially, current and proposed land developments.

Guest speakers included Jason Lapham, Colorado deputy commissioner—property and casualty insurance, and Robb Soucek, a local insurance broker/agent. Colorado’s Division of Insurance regulates the insurance industry including both insurance companies and insurance agents.

Lapham addressed homeowners’ insurance challenges and opportunities, highlighting hailstorms and wildfires as the primary drivers behind rising insurance premium rates. Major increases in reconstruction costs, as well as construction of new homes in the wildland-urban interface and increasing density of housing developments also contribute to increased premium costs. Members were encouraged to access the Department of Insurance website (doi.colorado.gov) and review the new comprehensive Toolkit for Homeowners and HOAs on Insurance.

Discussion focused on recent HOA and homeowner-related state legislation. HB23-1174 addresses homeowner insurance and underinsurance and adds requirements for insurers: reporting costs of rebuilding after total loss, a stipulation for homeowner notification before cancellation or refusal to renew, and addition of guaranteed replacement cost coverage. HB25-1182 focuses on the increasing use of risk and catastrophe models, requiring public disclosure and transparency on how insurers determine risk and set premiums.

HB23-1288 established Colorado’s “last resort” insurance program or FAIR plan. FAIR provides a minimum of property insurance coverage for homeowners who have been denied insurance. HB24-1108 directs the Division of Insurance to complete a state property and casualty insurance market study to be published in 2026. The study will include assessment of market conditions in Colorado and recommendations to ensure insurance availability and sustainability for HOAs and property owners.

HB25-1362 establishes two state enterprises or businesses: Colorado Homes Enterprise and Wildfire Catastrophe Reinsurance Enterprise. Under the Homes Enterprise, insurers pay a fee that provides funding of a new grant program for homeowners to upgrade their roof systems. The Wildfire Reinsurance Enterprise, an initiative prompted by California’s recent catastrophic wildfires, provides reinsurance payments to insurers offering homeowner insurance in the event of a state or federally declared wildfire-related disaster. The reinsurance program requires insurers to sell insurance in high-risk areas and is designed to stabilize the homeowner insurance market.

The second speaker, Robb Soucek, a local insurance broker/agent, pointed to increased labor and material costs as major factors in dramatically rising insurance premiums, evidenced by a 70% rise in premiums (2020-24). Additional factors included reduction in the number of Colorado insurers and risk reduction measures by individual insurers. Homeowners were encouraged to compare their policies with multiple insurers and conduct an annual review of their insurance coverage.

The meeting concluded with short updates from previous NEPCO speakers. Chief Jonathan Bradley of the Monument Fire District emphasized the district’s availability to advise homeowners on individual property fire mitigation efforts. Sean Saw, president of Tri-Lakes Preservation, gave a brief update on the proposed Buc-ee’s development, noting major concerns over water availability and traffic volume.

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Guest speaker presentations as well as meeting minutes can be found on the NEPCO website, nepco.org. The next NEPCO Membership Meeting is scheduled for May 10, 10 a.m. to noon at the Woodmoor Barn.

Dave Betzler can be contacted care of editor@ocn.me.

Other NEPCO articles

Gleneagle Civic Association, March 19 – Covenants undergoing updates

By David Futey

The Gleneagle Civic Association (GCA) board held its bi-monthly meeting on March 19 at Antelope Trails Elementary School. The board members in attendance were Jimmy Owenby, GCA board president, Glen Leimbach, vice president and co-manager of the GCA green space, Steve Kouri, treasurer, Mark Connell, Road Signs and Ditches Committee, and Jeff McLemore, member at large and member of Architectural Review Committee (ARC).

Covenants being updated

During the new business and member comment portions of the meeting, the board discussed the ongoing process of updating the GCA covenants. Kouri said the biggest problem with the association’s governing documents is, “They’re all over the board. There are two or three different versions, and nobody knows the proper one. So, we are attempting to combine them.” Kouri is leading the Covenants Review Committee.

Owenby said the first iteration of the covenants was in 1983, followed by a revision in the mid-1990s, then another revision in 2000. He said, “Colorado law has changed so much that a lot (in the covenants) is voided.” He cited the example of landscaping where the covenants require a percentage of grass in a yard, but Colorado state law does not allow associations to cite a member who does 100% xeriscaping. There are items that are also contradictory within the covenants, Owenby said.

Owenby and association members in attendance brought up the difficulty in locating compliance information in the present covenant documents. An association member voiced a need to make the covenants ”understandable” and continued “so that people don’t have to be an attorney or get an attorney to understand what the covenants actually are.”

Another issue is clarity regarding assessments, the collection process, and when assessments are due. The board has spent $3,000 on assessment collection letters to encourage members to pay their assessments. If members are not responsive, the board refers the matter to the association’s attorney, Bryce Meighan with Orten, Cavanagh, Holmes & Hunt LLC.

At the suggestion of Meighan, the board decided to draft a new covenants document as opposed to revising the existing documents with declarations. Meighan will be commenting on the update and is being paid a flat fee. Owenby said a first draft is expected in a week or two. He said the board will attempt to find a balance between not being overbearing but at the same time providing some semblance of order. The board will host two or three town halls, seeking feedback from association members on the covenants draft.

The board hopes association members will approve the new covenants in September. A vote by 66.7% of the over 700 association members, by proxy or actual vote, is required.

Board approves compensation for committee members

By a vote of 5-0, the board approved a change in the bylaws that will allow association members participating in GCA committees to be compensated. Owenby emphasized that board members will not be compensated. He stated, “We’ve had a Covenants Committee for a number of years with volunteers. The problem with volunteers is they don’t want to stay. They’ll do a month or two, and then they do not want to continue. This arrangement will probably be by a contract that goes through our attorney for the association.”

Though this mainly concerns the Covenants Committee, the compensation will be for any association member participating in a committee. Owenby continued that “committees are very labor intensive, and the number of volunteers needed to participate is non-existent.” He said that for “a working association, some items are going to be farmed out. But the Covenants Committee, in general, is going to stay in-house. In other words, it will be staffed with members of the association, so we’re not going to have a management company doing covenant enforcement.”

Funding for green space maintenance

Owenby initiated a discussion regarding the maintenance of the GCA green space. He said the board is discussing ways to create a sustainable model for future boards and the association. He said volunteer support cannot be guaranteed, and it is estimated that maintenance, such as mowing and trail maintenance, would cost $40,000 annually if done completely by an outside company. He suggested a hybrid model of volunteers and a paid company, when volunteers are not available, would be practical. As the covenants documents are being updated, one proposal to support the green space is increasing the present base assessment amount of $63.15 with an additional $65 specifically for the green space to generate a maintenance operating budget for it. Any increase would need association voter approval. Presently, the board can only increase assessments by 5% annually.

Board member updates

Kouri provided a summary of the association’s financial status. He said, “Financially, we’re in good shape. Keeping in mind that we haven’t started any of the green space projects, the association has $40,000 in the operating account. There are account receivables of over $12,000 that the board is working on collecting.” Kouri said the association is no longer renting a storage unit where a tractor and other items were stored. This is saving $200 a month.

Reporting on the green space, Leimbach said that weather dependent, work is continuing on the previous 14th-hole cart path that starts at the top of the hill by the mirror, goes down toward then crosses Pauma Valley, and then up to the east. “After 50 years, the asphalt on the hill is breaking down badly and needs [to be] built up to improve the drainage away from the path,” Leimbach said.

There is also an issue with water drainage from the Eagle Villa Townhomes through a 12-inch pipe. It is causing a flooding issue in GCA backyards near Silver Rock and Spyglass Streets.

Leimbach said individuals, possibly under 18 years old, riding electric motorcycles in the green space are causing significant damage, up to $1,000 at this time. It was requested that if association members see the riders in the green space to contact the El Paso County Sheriff’s Office (EPCSO) non-emergency line at (719) 390-5555. If possible, provide photos, date and time information. EPCSO is aware of the situation.

Leimbach concluded, “I see a lot of you out walking in the open space, and that’s wonderful. That’s the best thank you that you can give to us for maintaining the beautiful trails.”

Connell said he replaced a signpost at Rangely and Desert Inn with a pressure-treated post. He will continue replacing signposts that have been knocked down and those that are metal, changing them to the wood standard. He said the post cost has risen significantly.

McLemore said the ARC has been going through a backlog of six or seven requests that hadn’t been addressed for several months. There have been painting approvals, a couple of shed requests, and questions about mailbox holders. McLemore, Connell, and Leimbach are the board members of the ARC.

Member comments

An association member asked how long it normally takes to get approval from the ACC. Kouri said 30 days is the stated time frame though McLemore said simple requests can be a week or two. This led to further discussion regarding the covenants, difficulty in finding compliance information, whether any building and landscape criteria will be changed in the new covenants, and communicating with association members about the covenants and related changes through postal mailers. Owenby encouraged association members to provide their email address if they have not done so to receive timely information regarding the covenants change process and related information.

A member asked for additional information regarding the Eagle Village storm water drainage. Eagle Village water from a street catchment drained to two locations when the green space was a golf course. This situation did not affect the golf course since it was more fully vegetated than the green space. Leimbach said the golf course had no drainage system and being downhill, the green space must accept the water. Owners of the affected houses have asked the developer to fix it.

Leimbach said he and others have looked at options like rip-rap rocks but that creates another set of issues such as spraying for noxious weeds that will inevitably grow. The ideal solution would have the water fan out instead of channeling, which creates erosion. He has yet to receive a solution from the developer.

An association member asked about the announced change from Warren Management to Balanced Bookkeeping. Owenby said they are transitioning from Warren Management at the end of April due to a change in strategic direction. He said the board thought Balanced Bookkeeping “would mesh a little bit better on the financial side and we’re not using them for covenant enforcement.” There will also be cost savings with the change, he said.

Another association member asked about a set of policies that the board sent out that seemed to provide the board with “very sweeping financial powers.” The member said the policies appeared to provide the board with the right to make a special assessment at any time for any amount and the right to take out a loan out for any amount at any time without member input or approval. The member said it was “disturbing” to read the policies but said, “I got to believe that is not what you really intended, but that’s what it said.” The board said it will review the policies and report back at the next meeting.

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The next GCA board meeting is scheduled for May 20.

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

Other Gleneagle Civic Association articles

Woodmoor Improvement Association, Feb. 26 and March 26 – Board addresses residents’ concerns

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Feb. 26 and March 26 to address residents’ concerns about a well being drilled and a dispute with a neighbor.

Residents’ concerns

At the February meeting, several residents expressed concerns about reports that Woodmoor Water and Sanitation District (WWSD) planned to redrill its Arapahoe aquifer well at the end of the cul-de-sac on Muzzle Loader Way in The South Woodmoor Preserve. Their concerns included noise, sediment control, revegetation, and hours of operation.

Vice President Peter Bille noted that WWSD usually installs a sound wall; Director of Covenants Jennifer Davis, who lives in the area, said a fully enclosed sound wall should be used.

One resident suggested that the hours of operation should be limited. Another resident noted that once the well drilling started, it had to run continuously until the well was completed; otherwise, the casing would collapse. Davis said there would be a lot of truck traffic carrying caissons and piping. Common Areas Administrator Bob Pearsall said the trucks would need to drive on Muzzle Loader Way until they reached the easement that leads to the well site.

Director of Forestry Jason Hann said he had noted the concerns and would review them when the plans come to WIA.

Note: This reporter suggested that residents attend the upcoming WWSD board meeting on March 10 to address their concerns or contact the general manager, Jessie Shaffer, to schedule a meeting to discuss their concerns.

At the March meeting, a different group of residents attended to follow up on a concern that a neighbor was allegedly shooting squirrels, storing discarded wood, and harassing neighbors. Residents were concerned about consistent covenant enforcement and how long the situation had been going on.

President Brian Bush said the resident who raised the issue would receive a letter from the board, which had done significant research and due diligence, about what steps it would take. Bush asked the residents for permission to go onto their property so that WIA could verify the complaint. He said the board can only operate on verified facts, and in the past, permission to go on a complainant’s property had not been granted. Now, the board could investigate and be able to take appropriate action, Bush said. Finally, Bush noted that the board is limited in its power and must be judicious in what it does.

Highlights

  • Treasurer Pete Giusti reported that WIA ended up in the black by $13,000 in 2024. Homeowners’ Association Administrator Denise Cagliaro noted that she had sent out a message from El Paso County about a March 5 meeting regarding a roundabout to alleviate traffic issues at Lake Woodmoor and Woodmoor Drive. See photo on page < 20 >.
  • Public Safety Director Brian Gleason said that March through June is the highest time for red flag warnings and encouraged residents to check the El Paso County Sheriff’s Office website for burn bans. He reminded residents that outdoor burning is not permitted in Woodmoor.
  • Hann said he had met with the Monument fire chief to request a drone flyover to look for areas of high risk. Covenants and Forestry Administrator Justin Gates has secured another matching grant for fire mitigation; details will be available soon.
  • The board discussed how it could be more proactive in providing wildfire education. Suggestions included revising the Project Design Standards Manual to allow a greater variety of fencing within 8 feet of homes, increasing the removal threshold for trees, and encouraging hard surfaces. They explored the challenges of communicating to residents with only 50% signed up for email news and notifications, web traffic, social media, and the cost of additional banners to spread the word.
  • Secretary and Community Outreach Director Rick DePaiva said that the Northern El Paso County Coalition of Community Associations (NEPCO) met on March 15 with representatives from the state and an insurance company to discuss insurance issues. Additional information, including a Toolkit for homeowners and HOAs, is available on the NEPCO website at: https://bit.ly/nepco-ins-toolkit.
  • Davis said that WIA would update the rules and regulations to clarify definitions.
  • Woodmoor Public Safety Chief Kevin Nielsen said WIA has gotten its first reports of bear sightings. He advised residents to keep their trashcans inside an enclosed garage and remove bird feeders.

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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 23.

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

Other Woodmoor Improvement Association articles

Northern El Paso County Coalition of Community Associations (NEPCO), Feb. 19 – Helping shape county land development code

By Dave Betzler

Talk to just about any Tri-Lakes or Monument resident today, and you’ll hear comments like “we’re losing that small town feel,” “there’s way too much growth,” “things are out of control.” The Tri-Lakes area, like the big city neighbor to the south, is rapidly growing. A 2024 national survey identified the Colorado Springs area as one of the “top 10 best places to live” in the U.S. A recent article on successful growing communities noted there’s a “tipping point” where citizens realize staying the same is not an option and simultaneously grasp that change is necessary to preserve and shape the community’s future.

A change in perspective is needed. The area’s population growth over the last two decades has been rapid and continuous, with a marked acceleration in the last few years. There’s direct correlation between population increase and increased housing development. The population in ZIP code 80132 grew rapidly from 20,245 to 27,533 (2005-20). Wikipedia highlighted a huge 88% population increase for Monument (2010-20) and an amazing 528% increase over the last 20 years (1,971 to 10,399), with an additional 1,600 by 2023. More people equate to more families, resulting in near doubling of school-age children in the D38 School District (517 to 1,171) since 2015-16 school year.

Local officials have been concerned about growth for years. Twenty-four years ago, Monument Trustee Ed Delaney was quoted in an August 2001 OCN article: “Local growth has been phenomenal and trying to stay up with it has been a lot more difficult than in the past … and we have a lot more to look out for than just the town.”

El Paso County has the largest land area and population of all Colorado counties. Zoning districts relate to defined geographic areas. Roughly 90% of land in the county falls into three categories: agricultural (more than 35 acres), residential rural (less than 5 acres), and agriculture (less than 5 acres). The remaining 10% consists of planned unit development, rural, residential suburban, and rural residential. Many existing residential developments fall within unincorporated portions of the county.

The county’s Land Development Code (LDC) document is the “bible” for all residential and commercial development, and it is part of a hierarchy of plans: County Master Plan (2021), Water Master Plan (2019), Parks Master Plan (2022), and Major Transportation Corridor Plan (2024). A much-needed LDC working group has been established to guide the LDC update process, with completion targeted for the first half of 2026. NEPCO is participating to represent homeowner interests and engage where possible to help shape future development and maintain a high quality of life for residents in our rapidly growing area.

The primary goal is to revise and modernize the LDC to make the document more user-friendly and easier to understand. Major emphases include consolidation of zoning districts and updating the Use and Development Standards. The working group will address a myriad of issues, ranging from manufactured housing affordability and construction methods to setting the decision authority for Additional Dwelling Units to updating standards for residential development parking. County officials have repeatedly stressed the need for public involvement in the LDC process and have taken steps to expand public notice provisions.

The county LDC document must comply with state regulations and evolving legislative requirements. For example, the governor signed HB24-1007 that prohibits residential occupancy limits by county, city, or municipal jurisdictions. The LDC update includes replacing the definition of “family” with “household,” which will allow non-family households in rental properties, to include Additional Dwelling Units.

In summary, the county’s lengthy and ambitious LDC review will result in modernized standards (building design, construction, and land use) and updated and simplified development processes. In sports and in life, to participate fully, one must know the rules. NEPCO participation and engagement in the LDC update will help ensure area homeowner and resident concerns and issues are considered.

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NEPCO is an established, volunteer-run nonprofit supporting over 50 area HOAs, their members and the community. Our mission tagline is succinct and direct: “community engagement, smart growth and quality of life.” Information is available at www.nepco.org.

To review Land Development Code documents, story maps and interactive zoning maps, visit elpasocountyldc.com.

Dave Betzler is director of Community Outreach for NEPCO. He can be contacted at info@nepco.org.

Other NEPCO articles

Woodmoor Improvement Association, Jan. 27 and 29 – Annual meeting and reorganization

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Jan. 27 for its annual meeting to elect new board members, review 2024 accomplishments, state 2025 goals, and recognize good neighbors. The board met on Jan. 29 to certify the election, reorganize its positions, and approve operational procedures. The regular February meeting was held on the 26th, after the deadline for Our Community News, and will be reported in next month’s issue.

Annual meeting

President Brian Bush covered the presentation available on the WIA website at http://bit.ly/wia-2025-annual. Bush confirmed that a quorum was achieved via residents returning their ballots and noted that the board had saved over $2,100 by not providing postage-paid envelopes and $1,000 by having staff count the votes. Bush reviewed the rules of conduct for the meeting, which he summarized as “Be respectful, civil, and concise.”

Bush noted that WIA comprises 3,196 homes and nine sub-homeowners associations (HOAs). When the Northbay development comes online, it will increase that number to 10. Information about upcoming developments in Woodmoor is at https://woodmoor.org/woodmoor-developments/. Most sub-HOAs run their own affairs and have their own dues, but residents still pay WIA dues. WIA has different relationships with different HOAs; one of them is a metro district, and WIA enforces covenants on its behalf. Some sub-associations are at the bottom of the WIA home page at https://woodmoor.org/. View the WIA map and boundaries at https://woodmoor.org/wia-map-and-boundaries/.

Bush reviewed the mission of WIA to perform covenant enforcement and architectural control, maintain and improve common areas, and provide public safety. He also noted that WIA monitors issues in surrounding areas that may affect its residents. Contrary to media reports on other HOAs, Bush emphasized that WIA does not foreclose on properties, enforce ridiculous covenants, and fail to work with residents on reasonable solutions, nor does it have rigid and unchanging rules and regulations. However, he said, the board cannot change the covenants without a 66% vote of lot owners. He noted that the board had recently altered the fence rules and increased the number of cars allowed to park on the property outside of a garage.

Noting that board positions are unpaid, he introduced the 2024 board members and WIA staff, many of whom are longtime employees. He said that Cindy Thrush and Sue Leggerio were not running for re-election to the board.

The WIA dues for 2024 have increased by $8.50 to $299 annually after considering the impact of inflation on salaries and the cost of improvements. The top three sources of income were dues, new construction fees, and Barn rentals. The top expenses other than payroll were common area improvements and forestry maintenance. Bush commended the WIA and WPS staff for holding expenses under budget. Bush said the reserve fund is well-funded to pay for expected replacements of vehicles, benches, windows, and flooring. In 2025, WIA will replace office windows to save energy and replace one WPS vehicle with a Toyota RAV4 hybrid.

WPS services include immediate officer response, vacation checks, crime prevention, traffic control, 24/7 patrols, and interagency support and communication. WPS can communicate directly with the El Paso County Sheriff’s Office, Tri-Lakes Monument Fire Department, and both Monument and Palmer Lake Police Departments over an 800 MHz radio system. All WPS personnel wear body cameras and record all incidents. In 2024, WPS had 13,427 on-duty hours, drove 65,800 miles, completed 13,106 vacation checks, responded to 772 calls for service, and more. WPS received $19,080 in donations for vacation checks.

Bush reminded residents that in 2023, the El Paso Board of County Commissioners had decided only to plow Priority 3 roads when snow depths reach 6 inches, which creates hazardous driving conditions; he noted that by law, WIA can’t plow county roads.

The top covenant violations are barking dogs and trailers or recreational vehicles left too long in resident parking lots. There were 744 total covenant items, which resulted in 44 violations. Bush’s pet peeve is residents leaving their trashcans out after pickup. He noted that there are mandatory hearings for open fire or fireworks violations, which carry a $5,000 fine. Bush said that residents had invested around $1.3 million collectively on fire mitigation, including fuel removal and replacing shake roofs or wood siding.

Accomplishments, goals, and awards

In 2024 WIA:

  • Received and fully executed a noxious weed grant from the state of Colorado.
  • Continued to work with D38 on the Safe Routes to School project.
  • Held four chipping days over two weekends that were free to residents.
  • Put in a small parking lot at the Meadows.
  • Put up a snow fence at Toboggan Hill to keep kids out of the trees.
  • Eradicated prairie dogs in the South Woodmoor Preserve.
  • For 2025 goals, WIA will:
  • Seek additional grant funding for fire mitigation.
  • Continue to develop trails in common areas.
  • Continuing to digitize WIA files.
  • Continuing Woodmoor Public Safety (WPS) patrols and assistance.

The top architectural projects were roof repairs or replacements, followed by house painting. There were 554 total projects (down from 595), of which 99.8% were approved by the Architectural Control Committee (ACC) or office staff.

Common area improvements included mitigating 350 cubic yards of dead trees and scrub oak, mowing, and removing noxious weeds. WIA performed weekly maintenance of pet waste stations, trails, and drainage in the common areas. In 2025, it intends to install the remaining benches and four pet waste stations in The Preserve.

The Good Neighbor award went to Matt Allner, Ryan Thomas, and David Steinberg for helping neighbors clear snow from driveways and streets after large storms. Winners received a $50 Home Depot gift card.

Board reorganization

At the Jan. 29 meeting, Bush reviewed the certified election results, in which he was re-elected and board members Jason Hann and Jennifer Davis were elected. The board directors were elected to the following roles:

  • Brian Bush, president, re-elected
  • Peter Bille, vice president
  • Pete Giusti, treasurer
  • Steve Cutler, Common Areas
  • Rick DePaiva, secretary and Community Outreach
  • Brad Gleason, Public Safety
  • Ed Miller, Architectural Control
  • Jennifer Davis, Covenant Control, newly elected
  • Jason Hann, Forestry, newly elected

Administrative motions

  • The board appointed Bush, Bille, Giusti, and DePaiva as authorized signers on its financial accounts.
  • The board voted unanimously to meet on the fourth Wednesday of each month at 7 p/m. The November and December meetings will be moved earlier due to the holidays. All meetings are held at The Barn.
  • The board set its covenant hearing dates for the second Thursday of each month at 6:15 p.m. when needed.
  • The board set its ACC meetings for the second and fourth Thursday of each month at 7 p.m. except for December, when there is only one meeting. The board appointed the 2025 ACC committee members.
  • The board authorized the ACC administrator to approve certain miscellaneous projects, handle compliance fee refunds up to $500, and handle routine change orders for all projects without prior ACC approval.
  • The board authorized the director of Forestry to review and approve tree removal requests and Firewise lot evaluations. The board appointed Forestry committee members for 2024.

WIA and area developments

WIA is a member of the Northern El Paso County Coalition of Community Organizations (NEPCO) which tracks new developments. WIA:

  • Continues to monitor the proposed development called Monument Ridge East.
  • Sent a letter to Palmer Lake leaders opposing the Buc-ee’s annexation request.
  • Approved governing documents for the 44-unit Waterside development north of The Barn which included an easement restricting construction on land between The Barn and Lake Woodmoor.
  • Amended covenants of the development just north of the YMCA where the new Monument Fire station will be located.

Bush noted that Woodmoor Water and Sanitation District agreed to buy three lots on the east side of the lake from the Waterside developer to ensure that they would not be developed.

For more information on NEPCO, see http://www.nepco.org;; for more information on development projects in Woodmoor, see https://woodmoor.org/woodmoor-developments/.

Residents’ questions and comments

Following the annual and reorganization meetings, residents had questions about changing covenants, their interest in keeping chicks, plans for adding more trails in The Preserve, the availability of water for Buc-ee’s and Monument Ridge West, and the need for fire mitigation.

Bush noted that covenants require a vote of two-thirds of property owners and were intentionally made difficult to change. He said the request to allow chickens comes up from time to time, but for everyone who wants them, many more do not. To call a vote on covenants would cost $6,000 to $10,000.

Regarding trails in The Preserve, Bush said that any promises not documented in the deed could not be guaranteed. WIA has done most of what was required by the deed, but the board had to look at what is in all WIA property owners’ best interests. That said, Bush invited the residents to bring their requests to the board and staff for consideration.

Regarding water availability for Monument Ridge East, Bush noted that its provider will be WWSD. It must pay supplemental water and tap fees and put in all of the infrastructure, which will then be conveyed to WWSD. Bush said Buc-ee’s situation is different, noting that Monument Sanitation District would provide wastewater service. Both the Town of Monument and WWSD declined water service, so Buc-ee’s is now looking to annex Palmer Lake. Bush suggested that concerned residents get involved with local groups opposing the annexation.

A resident raised an issue about a neighbor shooting squirrels with a BB gun on the resident’s property. They were told that the WPS chief and the covenant control administrator would investigate it again as a possible nuisance violation and bring their findings to the board.

At the Jan. 29 meeting, a resident expressed concern about the community’s lack of effort in fire mitigation. He suggested that the board and the people of Woodmoor get behind a major league program such as Firewise to prepare for a major fire. Bush said as long as he had been on the board, fire has been seen as the biggest threat to the community, which was the reason for restrictive rules and regulations and large fines.

He reminded the resident of WIA’s spending and accomplishments on chipping and mitigation. The board provides resources, encouragement, and support but cannot force people to use them. With the costs of mitigation increasing, the board has to find a balance, said newly elected Forestry Director Jason Hann, who volunteered to discuss offline what could be done to engage residents in the effort. The board made available a document on Wildfire safety online at https://woodmoor.org/wp-content/uploads/2025/01/Wildfire-Safety-Home-Hardening-Guide.pdf.

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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 March 26. The WIA calendar can be found at www.woodmoor.org/wia-calendar/. Once approved and posted, the WIA board meeting minutes can be found at www.woodmoor.org/meeting-minutes/.

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

Other Woodmoor Improvement Association articles

Northern El Paso County Coalition of Community Associations (NEPCO) – Jan. 11 – Fire mitigation efforts explained

By Marlene Brown

The Northern El Paso County Coalition of Community Organizations (NEPCO) held its bi-monthly meeting Jan. 11 at the Woodmoor Barn. There were 21 member homeowners associations (HOA) present at the meeting. There are over 54 HOAs in the NEPCO area, which includes Palmer Lake to County Line Road to the north, Gleneagle to North Gate Road to the south, Black Forest to Meridian to the east and Monument along the Front Range to the west. Yearly dues will be invoiced this month. Dues are based upon how many homes are in the HOA, usually less than $100 per year.

The first guest speaker was Jonathan Bradley, division chief of Community Risk Reduction, Monument Fire District (MFD).

Bradley explained that his department is focused on fire prevention and mitigation. The MFD service area is Palmer Lake to County Line Road to the north, Northgate Boulevard to the south, Black Forest Road to the east and Rampart Range to the west. Working with the community, preparedness is essential to lessen the risk of wildfire and loss of life, he said. Bradley said the following are necessary steps in fire prevention:

  • Adult/school education and prevention.
  • New construction reviews.
  • Property inspections with homeowners for fuel reduction mitigation.
  • Pre-fire plans including evacuation.
  • HOA seminars available.
  • Neighbors and Neighboring HOAs need to work together for effective mitigation.

Chipping days will be available. Registration will be announced soon. For more information email info@monumentfire.org or go the website www.monumentfire.org.

The other guest speaker was Roy Martinez of Tri-Lakes Preservation Inc., who talked about the proposed Buc-ee’s travel center.

Buc-ee’s was founded in 1982. It is a 24/7 convenience store. It’s estimated that 90 percent of the customers will come from I-25 and 70 percent of them will be from out of state. They plan to have 120 fuel pumps. The site cannot be moved any farther north because that would be in Douglas County and Greenland is a conservation easement, Martinez said..

There are concerns regarding excessive consumption of water, power, and other natural resources. Water usage could be up to 860,000 gallons per month. There is a proposal to annex it into Palmer Lake, which would put a strain on the first responder staff, Martinez said. For more information, contact Woodmoor.writer@gmail.com.

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Bi-monthly meetings are usually held on the second Saturday of the month from 10 a.m. to noon at The Barn, 1691 Woodmoor Dr. in Monument. For more information on future NEPCO meetings and your HOA becoming a member, see www.nepco.org.

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

Other Northern El Paso County Coalition of Community Associations articles

Gleneagle Civic Association, Nov. 14 – City responds to GCA regarding amphitheater noise

By David Futey

During the Nov. 14 Gleneagle Civic Association (GCA) member meeting, there were two discussions regarding resident complaints about noise emitting from the Ford Amphitheater and its effect on GCA community members. During those discussions, GCA members on the Zoom call meeting asked the GCA board to send a letter to the Colorado Springs mayor and City Council requesting that the amphitheater’s noise hardship permit not be renewed. The permit allows the amphitheater to exceed the 50 decibels limit stipulated in city code and Colorado Revised Statue Section 25-12-103. The GCA board said it would meet on Nov. 15 to discuss that request and review the information provided by community members.

On Dec. 9, Warren Management, the GCA’s homeowners association (HOA) management team, and on behalf of the GCA board, sent the following summary and two letters, one from the GCA board to Mayor Yemi Mobolade’s office and the other being the response from the mayor’s office to the GCA board. As alluded to in the mayor’s office’s response, the mayor attended a meeting held at The Classical Academy on Dec. 17 where citizens could voice their opinion regarding the amphitheater and the noise hardship permit. In August, the city and Venu, operator of the amphitheater, announced sound mitigation modifications including increasing the size of the buffer walls.

Emailed to GCA members on Dec. 9

Dear Gleneagle Homeowners,

The Board of Directors of the Gleneagle Civic Association has been actively monitoring the noise levels emanating from the Ford Amphitheater and their potential impact on our community.

We recently sent a letter to the City of Colorado Springs expressing our concerns. We are pleased to share that we have received a response from the Mayor’s Office.

Attached is the letter presented to the Mayor’s Office by the Gleneagle Civic Association and a copy of the email received from the City of Colorado Springs.

We will continue to monitor the situation and advocate on behalf of our community. We will provide further updates as they become available.

Thank you for your continued support and understanding.

Sincerely,

Gleneagle Civic Association

Letter from GCA Board to Mayor Mobolade

November 18, 2024

Dear Mayor Mobolade,

We, the board of directors of the Gleneagle Civic Association (“GCA”), are writing as we understand that you will soon be deciding whether to grant a “Hardship Waiver” for the Ford Amphitheater’s (henceforth “Ford”) next concert season. We respectfully request that you reject a blanket waiver and limit the waiver to the Polaris Apartments to the south of Ford.

The seven-hundred-member GCA is located north of North Gate Boulevard and east of Struthers Road and is within hearing distance of Ford. From what we can gather from news sources and testimony before City Council, it seems that Ford representatives have stated that they are willing to comply with state and city sound limits except to the extent that said limit is less than the ambient noise found in a locality when Ford is not operational, in which case they will not exceed the ambient sound level. The one notable exception is the Polaris Apartments directly to the south of Ford where a waiver is required.

The sound levels experienced by our members from Ford varies and not everyone is impacted or upset about the sound from Ford. However, a large number of our members are experiencing sound in excess of statute limits and/or the ambient noise levels in their neighborhood when Ford is not open. It is for those impacted that we are asking that Ford comply with state and city statutes. Ford founder JW Roth says he can operate within the city regulations and/or the ambient noise levels in a neighborhood.

We are not suggesting that Ford be closed. In fact, Ford is a welcome new asset to the community and will save many a long and unpleasant drive to Denver to experience high-end outdoor concerts.

Thank you for your time and for listening to our concerns.

Regards,

The Board of Directors

Gleneagle Civic Association

Response from Mayor Mobolade’s office

Good morning,

Thank you for reaching out and sharing your thoughts and concerns with our office. Mayor Yemi wants to foster an environment where every voice is heard and where collaboration leads to innovative solutions. He has called upon each and every Colorado Springs resident to join him in building a united Colorado Springs.

I will share your comments and concerns with Mayor Yemi and he will keep them in mind as he continues his work as Mayor. Greater things are yet to come and greater things are still to be done in this city.

Please see below for the letter Mayor Yemi shared regarding the Ford Amphitheater including future noise mitigation plans and a neighborhood meeting with Mayor Yemi.

Mayor Yemi shares letter to the community regarding Ford Amphitheater

COLORADO SPRINGS, Colo. – Today, October 25, Mayor Yemi Mobolade hosted a meeting with Founder, Chairman, and CEO of Venu Holding Corporation (VENU) J.W. Roth and City Council President Randy Helms to discuss the 2024 Ford Amphitheater concert season and ongoing noise mitigation efforts by VENU. In the spirit of continued transparency from both the City and VENU, the presentation is publicly available: 10-25 Presentation.pdf

In addition, the following is a letter to the community from Mayor Yemi regarding today’s meeting and next steps.

This year, our community welcomed a new and innovative outdoor live music venue to the Polaris Pointe neighborhood—Ford Amphitheater. Ahead of its opening, there were three primary community concerns that the new venue, neighbors and the City were watching closely – parking, traffic and noise.

I’m pleased to report that our shared review of parking and traffic has been overwhelmingly positive. Noise, however, remains an area of concern for some in nearby neighborhoods.

Throughout the amphitheater’s 2024 concert season, the City received numerous comments regarding noise. I want these community members to know that the City has been working closely with VENU and J.W. Roth, the amphitheater’s owner, on this issue. I met personally with Mr. Roth over the course of this year, specifically to address noise complaints. Our most recent meeting was today, October 25.

At today’s meeting, VENU presented a recap of its opening season, which by many accounts, was a resounding success. Data shows the amphitheater is having an overall positive impact economically, with more than 100,000 people attending shows and individuals coming from more than 5,000 zip codes. Local businesses, including hotels and restaurants, are also reporting increased sales related to concert activity.

Today, VENU also shared critical and specific plans to further address sound mitigation. I believe their efforts to improve are genuine, and I am pleased by their data-based approach, use of expert consultants and actionable plan.

The plan focuses on three action areas: physical, electro-acoustic and operational changes. It proposes material changes to the structure of the amphitheater that are significant in both physical size and cost to them. This includes an expansion of the solid surface wall, sound curtains and sound absorption panels. They are also continuing to model and test ideal speaker locations to address low frequency noise, and proposals are being reviewed to reduce decibel limits and earlier end times for non-weekend shows.

The presentation VENU gave today can be accessed here: 10-25 Presentation.pdf

We all acknowledge there is a lot of work needed to be done between now and the start of the 2025 concert season this May. VENU will provide a more specific timeline on these steps in the coming weeks.

Also, next week, the City will publish the results of an independent noise study commissioned by City Council President Helms and I to track amphitheater noise from the 2024 season. Further, to ensure neighbors are heard, I am personally committed to a neighborhood meeting before this year ends. More information on that opportunity is forthcoming.

We will continue to work together—the City, VENU and neighbors—to make this a successful endeavor that contributes to our City’s vision to be a safe, economically prosperous, culturally rich, welcoming and vibrant world-class American city on a hill that shines brightly.

We are Colorado Springs.

Onward and upward.

Mayor Yemi

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

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Woodmoor Improvement Association, Dec. 18 – Board confirms opposition to Buc-ee’s

By Jackie Burhans

At its regular board meeting on Dec. 18, the Woodmoor Improvement Association (WIA) board confirmed it had sent a letter of opposition to the Buc-ee’s development, approved amendments to the Woodmoor Placer covenants, and heard director reports.

Buc-ee’s development opposition confirmed

President Brian Bush confirmed that, pursuant to a vote by the board, he had signed and sent a letter opposing the development of a Buc-ee’s at the southwest corner of I-25 and County Line Road. The letter was sent to Glant Havenar, mayor of Palmer Lake; Dennis Stern, mayor pro-tem; and all the Palmer Lake trustees. The letter was also posted on the WIA website at https://woodmoor.org/wp-content/uploads/2024/12/Letter-to-Palmer-Lake.pdf. Bush said that residents’ response to the letter has been generally positive.

Board approves amendments to Woodmoor Placer covenants

Bush introduced a request by the Jackson Creek Land Development Corp. to amend portions of the Woodmoor Placer covenants by substituting the Monument Land Development code. The parcel of land is north of the YMCA, is zoned commercial, and will include the new Monument Fire Department station.

The board unanimously approved the covenant changes.

Board highlights

  • Board Secretary and Director of Community Outreach Rick DePaiva said that judging for the holiday lighting contest had begun and noted that El Paso County Commissioner Holly Williams had come to speak about area issues at Northern El Paso County Coalition of Community Organizations (NEPCO) on Dec. 14. Information on NEPCO and its presentations can be found at www.nepco.org in the member area; contact WIA or your member homeowners association (HOA) for information on how to access presentations.
  • Treasurer Pete Giusti reported that expenses and income were on target, with income being positively impacted by interest rates.
  • HOA Administrator Denise Cagliaro noted annual dues invoices would be sent out around Dec. 20. She also said that WIA’s annual meeting would be on Jan. 27, followed by the reorganization meeting on Jan. 29. Four candidates are running for three board positions; ballots will be sent out the first week of January. She asked that residents submit their votes so that WIA could achieve a quorum.
  • Director of Covenant Control Sue Leggiero reported 14 total covenant-related items in November, with two resulting in covenant violations. She said eight issues were resolved with a friendly letter, and no covenant hearings were held in November or December and none was anticipated for January.
  • Director of Public Safety Brian Gleason announced that Officer Darren Abe resigned from Woodmoor Public Safety, thanked him for his service, and wished him well.
  • Director of Architectural Control Ed Miller reported 18 projects were submitted in November, with 16 of them approved administratively and two approved by the Architectural Control Committee. Year to date, 545 projects were submitted, which represented a 3.8% decrease from last year, with an approval rating of 99.8%.
  • Covenants and Forestry Administrator Justin Gates reported on behalf of Director of Forestry Thrush that there had been only two forestry and Firewise visits in November due to the cold. He noted that he could do an evaluation and provide a letter to residents’ insurance companies to help them avoid being dropped. He said he is looking into another federal grant opportunity and will know more in early March. Gates added that he would reach out to homeowners along Woodmoor Drive after winter when he can confirm their trees are dead.
  • Director of Common Areas Steve Cutler reported that the oven in the kitchen at The Barn had been replaced and that the 2025 noxious weed removal grant application had been submitted. He expects to hear the results on Feb. 14. Finally, he reported that scrub oak mitigation on a Lake Woodmoor common area tract had been completed on Dec. 2.
  • Bush noted that the El Paso County Planning Commission had approved 340 homes at the Monument Ridge East development.

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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 annual meeting will be held on Jan. 27 followed by a reorganization meeting on Jan. 29.

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

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

Other Woodmoor Improvement Association articles

Gleneagle Civic Association annual member meeting, Nov. 14 – Leaders urged to oppose noise variance renewal

By David Futey

On Nov. 14, the Gleneagle Civic Association (GCA) held its annual meeting online. The meeting was originally scheduled for Nov. 6 but was cancelled due to bad weather, and then technical difficulties occurred when it was attempted online that evening. During the meeting, the board heard calls for it to show support to deny renewal of the Colorado Springs noise variance regarding the Ford Amphitheater.

The meeting opened with a verification of quorum. A quorum for GCA is 20% of the homeowner membership in the HOA, so at least 141 was required. This number was not achieved between the proxies received and those attending online at the time of the meeting. So, the election of new officers could not be conducted. A proof of notice of meeting was presented by Howie Feller, the Warren Management representative who also moderated the meeting.

The GCA officers were introduced: Gordon Streich, board president and Covenants Control chair, Shawna Uehling, board vice president and Architectural Control Committee chair (ACC), 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 Jimmy Owenby, board member at-large. Owenby was previously on the board and replaced Glenn Gutnayer, who recently resigned. Streich and Uehling retired from the board after this meeting. All board positions are voluntary.

Next was the first of two lengthy and sometimes contentious discussions regarding noise levels from the Ford Amphitheater in Colorado Springs affecting Gleneagle residents. A community member stated they are “working with a number of people that are trying to fight the excessive noise from the Ford Amphitheater.” He added that there are “a lot of people suffering from this excessive noise.” He provided a link to a “noise map” (Noise Map Ford Amphitheater – Colorado Springs – www.ajudavem.com/noise/noisemap.php) where at least 60 homes in Gleneagle area have complained about the noise. He stated that others have sent complaints directly to Colorado Springs City Council.

The immediate concern is that the Colorado Springs mayor’s office is nearing a decision on whether to renew the hardship noise permit for the amphitheater. This would enable the amphitheater to again exceed the noise variances that residents need to abide by. According to the community member, the mayor’s office has not received “overwhelming influence” to not renew that hardship waiver. It was stated that the city and state statutes indicate noise should not exceed 50 decibels after 7 p.m. in residential areas.

The community member asked the Gleneagle board to at least submit a request for non-renewal to the mayor’s office and City Council as soon as possible. He noted that the Sun Hills HOA leadership expressed to the City Council how the noise is affecting their community. He added that “my house is within a mile and a half from the amphitheater, and we can hear music through our closed windows; it’s enough to keep us awake at night.” He noted the Home – Ford Hurts Families ((www.fordhurtsfamilies.org) has information on the noise issue and a template that can be modified to file a noise complaint and request the city not to approve the waiver.

After a brief discussion on whether the board could send a letter that would properly represent the over 700 members and clarity on what was being asked of the board, Feller interjected and stated this discussion should be moved to the homeowners’ forum at the end.

Homeowners’ forum

The homeowners’ forum began with a continuation of the discussion regarding the board submitting a request to the Colorado Springs mayor and City Council that they not renew the noise variance waiver for the Ford Amphitheater.

From the community members on the call, it was reiterated that a request needs to be sent in a timely manner because the Colorado Springs mayor is potentially deciding on extending the noise variance within the week; there is no sound mitigation toward the north and Gleneagle is at a higher elevation, enhancing the noise affect; various members on the call stated that they and their neighbors have expressed to them that if the noise situation does not improve they will be forced to move; some community members have been forced to go into their basement during concerts to mitigate being exposed to excessive noise levels in their home; the city is taking input from outside the city; there is no data given the relative newness of the situation but property values will most likely decline as who wants to buy in an area where 40-60 times a years the homeowner is impacted by noise from the venue; the variance is supposed to be a one-time exemption; the city has made it a for or against the venue when the issue is the noise from the venue.

Board members said they are trying to understand the facts and related information being provided to them at this meeting. Streich said as board president he feels this is not in the board’s purview given Gleneagle is not in the city; he has not received any complaints from members though his email and phone are available to members; he knows there are members who enjoy hearing the music. He and other board members were not aware of the noise-tracking website and Ford Hurts website; how can the board send a letter that represents the over 700 Gleneagle members when five members are on the call complaining about it? Streich restated he is off the board after the meeting. This discussion concluded with the board agreeing to review the information and, if agreeing, use the template to submit a request for non-renewal of the variance and possibly submit it by the following day.

President’s report

During the president’s report, Streich said Leimbach had almost completed the open space trail section off Pauma Valley and other trail sections. The open space trails require ongoing maintenance because the road base tends to wash away more than expected. Streich stated that the GCA hired Warren Management in 2024 and the transition has been completed. He expects that the GCA will be able to take full advantage of Warren Management’s contracted resources in 2025. He also stated there was a “fairly large delinquency list for assessment dues” at the beginning of the year, with about half being resolved.

Committee reports

Uehling said one new build was approved for the year and only a handful of buildable lots remain. There were quite a few ACC approvals for roofs, painting, sheds, landscaping, xeriscaping, fencing, decks, patios, and solar panels. She said, “Those were the majority of the requests, and community members are finding their way to the new approval system through the Warren Management portal.” Requests are uploaded through the portal, then forwarded to the appropriate committee, which reviews it, and Warren provides the response. Feller should be contacted if community members are interested in assisting with the ACC.

Connell reported on the Roads, Signs and Ditches Committee. The primary responsibility of this committee is replacing signs that have been knocked down by decay or vehicles and refinishing existing signposts. The committee is also seeking to replace the metal sign posts that the county uses with the standard wood or cedar posts as seen throughout Gleneagle. It works with the county on the street signs.

Streich noted that the Covenants Committee has “gone through a couple chairmen over the last couple years, resigning for medical or work reasons.” The current Covenants Committee is composed of three GCA board members and a member of the community. The committee meets about every other week, usually by Zoom, reviewing violations and “issuing a friendly letter” if follow-up is required. The committee is trying to avoid a formal process with a certified letter, which involves various costs. In general, community members have been responsive in resolving violations with the initial contact. Streich said prospective volunteers for this committee should contact Feller.

Leimbach described the efforts of the Open Space Committee. There was a “land swap” at the previous 14th Fairway west of Pauma Valley so walking the trail has changed. Leimbach cautioned that the new trail can be icy and slippery since it slopes north, which he will try to address in the future. He said the rest of the open space is going well, with a yet undeveloped part of the access that runs on the north side of the tunnel that crosses underneath Gleneagle Drive and heads toward the cul-de-sac on Silver Rock. He is waiting to address that location because there are three more lots to be developed in that vicinity. He said the road base on the trail seems to need to be built up each year.

Financial review and ratification of 2025 budget

As of Sept. 30, the operating account was at $20,511 with operating liabilities equaling $7,858. So, the actual balance at that time was $12,653. The reserve balance is $183,665. Streich provided clarification on the reserve balance. He said, “It is not really reserved because we don’t have anything to reserve for, it’s just surplus.” The reserve is invested in government guaranteed CDs.

The projected 2025 budget income is $55,362, with the majority coming from projected assessment dues totaling $46,106. The board approved an annual assessment increase to $66.15 beginning in January 2025. The maximum the board can increase the assessment dues is 5% annually, resulting in an increase of $3.15 for 2025. Total operating expenses for 2025 are projected at $56,226.

A community member asked about the management line item under professional fees. He noted that the projected management expense for 2024 is over $26,000, and the 2025 budget indicates $20,000. It was explained that 2024 was the introductory year with Warren Management and when the contract was signed, neither party knew what the startup costs would be along with the cost to operate the GCA. Thus, Warren fees were on a time billing status.

Warren uses a time-tracking application to bill at 6-minute increments. Feller provided an overview of the HOA billing process. The $20,000 for 2025 represents the cost of basic services that Warren will provide. Costs above the contracted amount could include if Warren is involved in an election process for a covenant change, which requires a two-thirds approval from the membership. The budget can be reviewed on the Gleneagle owner portal.

Another community member asked a question about Everlights, lighting that goes under the eaves that has become popular. Uehling said a homeowner needs to submit a request to the ACC to seek approval for the installation similar to any other request. She continued that if the lights become annoying or obnoxious or if your neighbors complain, that would be a complaint filed with the Covenants Committee and handled that way. The covenants contain vague verbiage regarding obnoxious lighting, she said.

This discussion led to a question about antiquated covenants. It was restated that a two-thirds vote of membership is required to make a covenant change. Streich said this is one of the reasons the board decided to hire Warren, because of its ability to manage an election. He continued that changing the covenants is a “difficult process” but sees the board bringing some issues to the community in the coming year such as covenant changes and possibly a one-time increase in dues, for which the board would need to make a case.

Wildfire preparedness summary

The election of directors could not take place because of the insufficient quorum. The meeting continued with a required overview on wildfire preparedness and creating a defensible space. Feller provided a summary presentation because representatives of the Monument Fire District were unable to attend this rescheduled meeting. Feller said homeowners should ensure they are thinning trees and shrubs, making sure nothing is up against their house, and that pine needles are cleaned up. Streich stated that Leimbach was cleaning up stands of scrub oak in the open space, and volunteer help for this effort would be greatly appreciated. He said members using the open space should be aware of their physical location if a situation arises and the fire department needs to be contacted. For example, stating “I’m at the windmill” as the fire department can see the windmill on its map.

A community member complained about a lack of response from the board and Warren Management after repeated correspondence regarding speeding on their street. This too became a contentious back-and-forth discussion as the community member said she originally sent an email in mid-September with follow-up correspondences since that time with no response. It eventually reached a point for both parties where Streich asked Feller to mute the community member so the meeting could proceed.

Another community member said, “My wife and I do enjoy walking the pathways in the open space and that area. So, thank you for maintaining that space and giving us a place to enjoy the outdoors.”

After no other community comments, Streich addressed the community member’s concern about a lack of responsiveness. He said, “We are in the first year with Warren and it has been a challenge. In general, we’ve come a long way. I expect that the performance on both our parts will be better next year.”

Streich continued, “As far as the individual board members responding, that is up to them individually. We all have the best of intentions, but we all have lives, too.” He added these are volunteer positions, there is an open board position, and the asset of Warren Management will ease some of the day-to-day burden of financial management and HOA administration. Also, the annual state legislative changes related to HOA governance has become a burden for volunteer boards. This is also where Warren can help.

The meeting adjoined at 7:50 p.m.

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

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Woodmoor Improvement Association, Nov. 20 – Board hears resident request for letter on Buc-ee’s

By Jackie Burhans

At its regular board meeting on Nov. 23, the Woodmoor Improvement Association (WIA) discussed an email from a resident who requested the board weigh in on the potential Buc-ee’s development at the southwest corner of I 25 and County Line Road. The board also heard director reports.

Buc-ee’s development opposition requested

President Brian Bush said he had exchanged emails with a resident who wanted the board to oppose the Buc-ee’s proposed development on the west side of I-25. Bush explained that the county seeks input from WIA on developments that are in or contiguous with Woodmoor. He did not think Palmer Lake was interested in WIA’s input. The resident claimed Palmer Lake was out of water taps, but Bush said this was false. He said Palmer Lake had a moratorium on sewer taps some time ago when a new sewer line was being installed.

Note: Palmer Lake passed resolution 2020-18 on Sept. 24, 2020, to impose a temporary moratorium on new water taps, which expired on Jan. 31, 2021. Palmer Lake also passed a land use moratorium by ordinance on Sept. 14, 2017, which it lifted in October of the same year.

Bush said he understood that the Monument Sanitation District agreed to provide sanitation service, but the developer still needs to find water. The Town of Monument and Woodmoor Water and Sanitation declined to provide water to the site, so the developer has to look to Palmer Lake.

Bill Normile, who arrived after the owner’s comment portion of the meeting, said he is a 30-year resident of Woodmoor and a longtime volunteer. He has talked to quite a few other people who ask why homeowners associations (HOAs) are not taking a stance, he said. Since WIA is one of the biggest HOAs and has a lot of constituents that would be impacted, including the high school, he asked that they do so. Vice President Peter Bille confirmed that Normile understood the Buc-ee’s is slated to go on the west side of I-25, south of County Line Road.

Bush noted that the developer who owns the area known as Monument Ridge West, the land proposed for Buc-ee’s, had proposed townhomes for this site. The same developer also owns the area known as Monument Ridge East (MRE) on the east side of I-25 and had submitted plans for residential development to the county. The developer is collaborating with an HOA adjacent to MRE to transition the density.

Bush said he did not object to sending a letter to Palmer Lake but noted it has merely agreed to look at the application and not annex the land. He advised the resident to attend the Palmer Lake Board of Trustees meeting on Dec.12. Normile noted that Buc-ee’s would host a community meeting at Palmer Lake Elementary School on Dec. 3 at 6 p.m.

Normile repeated his request that WIA write a letter opposing Buc-ee’s. Bille suggested that Normile had a misconception that WIA had a lot of pull, which it does not. Director of Public Safety Brad Gleason noted that WIA had opposed the treatment center on Woodmoor Drive and had significant safety concerns about allowing parking on the roadways in Woodmoor, but the county was indifferent to WIA’s recommendations. Bille said it would be more impactful if 200 people attended the meeting.

Normile said he expected a large crowd at the meeting but it would still be important for WIA to issue a statement. Bush asked each of the board members to email him their opinion on whether WIA should issue a statement. Bush said that if five board members say yes, he will do so.

Board highlights

  • Bille reported that WIA has completed its transition from its former IT provider. Bush asked that a formal agreement be established with the new provider.
  • Bush reported on behalf of Treasurer Pete Giusti that WIA should finish the year with a small surplus, and the board will decide where to allocate it.
  • Board Secretary and Director of Community Outreach Rick DePaiva said more information would be coming out on the holiday lighting contest and noted that due to the recent three-day storm, the Northern El Paso County Coalition of Community Organizations (NEPCO) meeting was moved to Dec. 14.
  • HOA Administrator Denise Cagliaro noted that the December meeting will be on Dec. 18 due to holidays.
  • Director of Covenant Control Sue Leggiero reported 25 total covenant-related items in October, with two resulting in covenant violations. She said no covenant hearings were scheduled in October or November, and none was anticipated for December. Bush asked for a summary of covenant violations for the year for the annual meeting report.
  • Gleason reminded residents that WIA is not responsible for the public roads in Woodmoor. All roads are the county’s responsibility, including pavement, grading, repair, signage, and snow removal. Residents can call the El Paso County Department of Public Works (DPW) at 719-520-6460 or via the DPW Citizen Connect app or website at https://citizenconnect.elpasoco.com/.
  • Director of Architectural Control Ed Miller reported 41 projects were submitted, 32 of them approved administratively, and nine approved by the Architectural Control Committee. Year to date, he noted a 2.6% decrease in projects submitted to the committee, with a total approval rate of 99.8%.
  • Covenants and Forestry Administrator Justin Gates reported on behalf of Director of Forestry Thrush that there had been only six forestry and Firewise visits in October and that he expected to hear the results of the mitigation grant application in February or March. In response to Bush, he said he contacted The Country Club at Woodmoor monthly about their tree mitigation.
  • Director of Common Areas Steve Cutler reported that the sprinkler system at The Barn was shut down and winterized on Oct. 22. Safety fencing has been installed at Toboggan Hill, and he asked that residents avoid the fenced area for their safety. He said four dog waste stations will be installed at The Preserve open space in South Woodmoor, and WIA will apply in 2025 for another noxious weed removal grant.
  • Bush said the developer of the parcel of land north of the YMCA wanted to change some items in the Placer Covenant. He said he is trying to get a draft of those changes, which he will send to board members for an electronic vote. He did not think the changes would be contentious. The lot, he noted, is zoned commercial and will include a new fire station for the Monument Fire Department.
  • The board unanimously authorized Gleason to decide whether to file a claim or cover the damage recently sustained to Woodmoor Public Safety’s Toyota Rav 4. Bush noted that there is a fairly significant deductible and that insurance rates are already high.

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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. Due to the holiday, the next meeting will be held on Dec. 18.

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.

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Woodmoor Improvement Association, Oct. 23 – Board approves budget, dues increase

By Jackie Burhans

At its regular board meeting on Oct. 23, the Woodmoor Improvement Association (WIA) board approved its 2025 budget, which included an increase in annual dues.

The board also heard about a development just north of the YMCA along with director reports.

2025 budget increases dues

President Brian Bush said the board has looked at the budget for next year, which includes a proposed increase to $299.50 in dues, which is just under the 3% maximum allowed. The budget proposed salary increases for staff with a cost-of-living adjustment (COLA) of 3%, noting that the Consumer Price Index (CPI) for Denver/Boulder is slightly less, but WIA has not been able to grant increases to match inflation in recent years. The budget is balanced and will be posted on the website, he said.

Vice President Peter Bille said that, in addition to salaries, insurance plays a big part in the increased dues. Bush concurred, saying that insurance prices have gone up nationwide but are a requirement for the organization.

The board unanimously approved the budget.

Development north of YMCA

Bush said he had been approached by the developer of the 11 acres just north of the YMCA in Woodmoor Placer Tract B. They may ask the board to change covenants to include light commercial, which the board can do per the KAB Pankey agreement of 1999. This development will also include a new fire station.

For more on developments in Woodmoor, see www.woodmoor.org/woodmoor-developments.

Board highlights

  • Bille reported that WIA experienced computer issues in the past week which delayed staff responses. Those issues have been resolved.
  • Secretary and Director of Community Outreach Rick DePaiva said WIA would repeat its holiday lighting contest this year with winners in three categories, each receiving $100 Mountain View Electric Association (MVEA) credits. Watch for details in the November eBlast; sign up at woodmoor.org.
  • Treasurer Pete Giusti reported that income and expenses were on target.
  • Homeowner Association (HOA) Administrator Denise Cagliaro noted that the November meeting was moved to Nov. 20 and the December meeting to Dec. 18 due to holidays. She also noted that the new website has launched.
  • Director of Covenant Control Sue Leggiero reported 457 covenant violations in September, primarily regarding tall grass and noxious weeds along with nine HOA checks. No covenant hearings were scheduled for October or November.
  • Director of Public Safety Brad Gleason advised residents that bears are very active right now and they should not leave trash cans out. He also recommended not leaving keys in cars whether or not they are running.
  • Director of Architectural Control Ed Miller reported a 2.5% increase in projects submitted to the Architectural Control Committee with the majority approved by the administrator for a total rate of 99.8% approved.
  • Director of Forestry Cindy Thrush thanked residents who called and wrote to support efforts for a new fire mitigation grant, which has been submitted to the state for consideration.
  • Director of Common Areas Steve Cutler said prairie dog mitigation was completed on Sept. 16, and the second mowing of common areas occurred the week of Oct. 21.
  • Bush asked Cagliaro to prepare an accounts payable detailing who owed money, how much and for how long, noting that the outstanding balance was $75,000.

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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 held on Nov. 20 due to the holiday. 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.

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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.

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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.

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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.

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Woodmoor Improvement Association, Aug 28 – Change to prairie dog elimination causes delay

By Jackie Burhans

At its regular board meeting on Aug. 28, the Woodmoor Improvement Association (WIA) board heard from residents about the delay in prairie dog elimination and heard director reports. President Brian Bush, Treasurer Pete Giusti, and Forestry Director Cindy Thrush were absent.

Prairie dog delay

Two residents spoke during the public comment portion of the meeting to discuss the prairie dog removal approved by the board at its previous meeting. See https://wp.ocn.me/v24n8wia/.

The first resident reiterated the impact of the prairie dog infestation on her property, noting that she had tried to follow WIA guidelines on noxious weed removal, but this had increased the number of prairie dogs. The resident said that KRDO reporters had shown up on her doorstep and informed her that the board had changed directions but was awaiting materials. She expressed concern that the damage was continuing while the extermination date kept getting pushed further away.

Vice President Peter Bille said the board did change tracks. He said they had to listen to everyone, and a few members had expressed concern about using aluminum phosphide. He said it was a split decision, and the board considered both optics and liability. WIA Administrator Bob Pearsall noted that after the board decided to switch to carbon monoxide from aluminum phosphide, he contacted Alpine Animal Control to modify the contract, and there was a four- to six-week wait due to supply chain issues. Bille said the board was unaware of the delay when it made its decision.

Another resident said the contractor didn’t have enough carbon monoxide because it was not meant to be used that way. She said the board’s changing direction has caused a delay. She said neighbors who had agreed to participate in the prairie dog removal had been asking for an update. She expressed disappointment in the communications, saying she felt “thrown under the bus” by being asked to communicate with neighbors. She said if the communication had come from WIA, it would have been better.

Pearsall noted that in the past, WIA had sent out an informational flyer on noxious weeds, which was now required by the grant WIA received. He said WIA signed the agreement to accept the donation of The Preserve at South Woodmoor in 2022, and there had been 20 years of no treatment. A resident noted that the last time the property was treated for prairie dogs, it was the Walters property, and the Walters family paid for it. The resident said the board said it would decide about future treatment based on the effectiveness of the current effort. She did not think it was fair since the board picked the less effective method. Director of Woodmoor Public Safety Brad Gleason said that although carbon monoxide was less effective, it was still very effective and noted that this would not be a one-time effort. The board agreed it could do a better job communicating as it had for noxious weeds.

Pearsall agreed to continue his regular communication with the exterminator and would try to get an estimated date.

Board highlights

  • Bille reported that WIA has a prototype for a new website for the board to review.
  • Homeowners Association (HOA) Administrator Denise Cagliaro reported for Giusti that there were 81 outstanding accounts. Expenses were a little high due to the damage caused by the water leak, but WIA is doing well.
  • Pearsall noted that La Plata Communities would probably present on the Waterside development at next month’s meeting.
  • Covenants Director Sue Leggiero reported 16 covenant items in July, resulting in two violations. There were 14 HOA checks and four covenant hearings regarding fireworks, unstowed possessions, and unapproved projects. Letters have been sent out reminding residents that trailers can be parked onsite for only 72 hours unless they get a permit. Tall grass checks and related letters will be done soon. Leggiero asked residents to store their trash cans properly.
  • Gleason reported Monument Fire Department had donated three automatic external defibrillators (AEDs) to WIA to place in Woodmoor Public Safety (WPS) vehicles. Emergency Medical Service (EMS) trainer Carrie Fuller was instrumental in coordinating this generous donation and getting WPS officers and staff certified in cardiopulmonary resuscitation (CPR). The board unanimously agreed to spend up to $1,700 to replace the AED pads and get unit cases.
  • Director of Architectural Control Ed Miller reported a 9.5% increase in project submissions for the year, with a 100% approval rate. Most projects are approved administratively, with a few going to the Architectural Control Committee. Pearsall noted that projects sometimes needed to be modified before they were approved.
  • Cagliaro reported for Thrush that there had been 12 Forestry and Firewise visits in July and that WIA is in a two-month process of applying for a new 50% matching grant focused on forest health, fuel reduction, and fire mitigation. The latest grant may require statements of interest from residents, which would go to Covenants and Forestry Administrator Justin Gates.
  • Director of Common Areas Steve Cutler reported that rubber feet had been added to all chairs and tables to limit damage to The Barn’s newly refinished floors. He said the first mowing of the common areas was complete by June 15.

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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 Sep. 25.

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

Woodmoor Improvement Association, July 24 – Board confirms plans to eradicate prairie dogs

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board held a special meeting on July 18 to fill a vacancy and held its regular meeting on July 24 to discuss prairie dog eradication and hear director reports.

Treasurer vacancy filled

At a special meeting, the WIA board met with Pete Giusti, a candidate to fill the board vacancy left by Connie Brown, who served as treasurer. Giusti introduced himself and answered questions about why he wanted to fill the vacancy. After his departure, the board unanimously voted to appoint Giusti to fill the remainder of Brown’s term ending in 2026.

Prairie dog eradication

After hearing a resident’s complaint about prairie dog infestation in her yard and in The Preserve open space in South Woodmoor, the board agreed to eradicate the prairie dogs so long as neighbors were encouraged to simultaneously treat their surrounding properties. See wp.ocn.me/v24n6wia/. Since that decision, residents have contacted the board and attended the meeting to speak for and against the eradication.

One resident thanked the board for its support of Woodmoor residents near The Preserve near Lewis-Palmer High School. She noted that a very large prairie dog colony had grown due to the construction of Monument Junction and that there were few predators. She said she had bought her property in 2007 and had previously coordinated with Alpine Wildlife Control (AWC) to exterminate prairie dogs on her property as well as the Walters property (subsequently donated to WIA as The Preserve), and had acquired a dog, utilized pellet guns, and installed fencing that was trenched below ground which worked for a while.

More recently, she said there were prairie dog holes in the new trails at The Preserve, her fence and walkway have been damaged, and her dog had to be treated by a veterinarian. She spoke again with AWC to get information about the extermination method, aluminum phosphide (AIP), and its safety for pets, kids, and the trail. She said that nearly all neighbors (13 of 16) agreed to treat their properties. She also acknowledged that the biggest concern would be dogs, who should be kept leashed, and that this will not be a permanent solution and will need to be readdressed further down the road.

Board President Brian Bush noted the board had voted to hire a federal- and state-licensed company to reduce prairie dogs at The Preserve once the number of holes was verified and with the commitments of neighbors to treat their properties. He expected the program to start shortly. Bush said the contractor would return after five days and would remove any prairie dogs they found on the ground.

Another resident expressed her disagreement with the eradication, although she noted she had an infestation of voles near her property. She chose to handle things without poison, she said, after learning that the city of Longmont was using a company called Smith Environmental and Engineering from Dacono, Colo., to remove prairie dogs from Dry Creek Community Park to the U.S. Army Pueblo Chemical Depot (USAPCD) to help restore historic animal populations including black-footed ferrets. The USAPCD is being transferred to local ownership after work was completed to neutralize the chemical weapons that had been stored there. The resident noted that Smith also performed eradications but had switched to carbon monoxide from AIP due to its inhumanity. She suggested that carbon monoxide (CO) was more humane, had no biological fallout, and that the cost was closer to the planned eradication than the removal of the prairie dogs.

Vice President Peter Bille said he has a published report from U.S. Department of Agriculture (USDA). Chapter nine discusses the use of AIP and says it does not have bio fallout. Bush added that the volunteer board had to make decisions in the best interest of all residents and had to be good stewards of the funds entrusted to it from homeowners. He said the contractor would use CO within 100 feet of homes, put AIP into the burrows farther away, and cover the burrow entrances. He said he found debating how to kill prairie dogs, whether by AIP or CO or by removing them to Pueblo, where they would be killed by a predator, interesting, but that in any case, the prairie dogs would be dead. He added that the board’s research shows that CO is not as effective as AIP.

Forestry Director Cindy Thrush said the regulations requiring the use of CO within 100 feet of a home were there for a reason and that the common area is where people walk, so why take the risk? She said she preferred the more humane approach even if it was less effective and cost a small amount more.

Another resident expressed concerns about the environmental impact, suggesting the board let nature take its course. He said the prairie dogs would simply move back in afterward, given the continuing construction. He said he understood that relocation was the most expensive method and did not have a solution but appreciated the board and that his heart goes out to people whose property borders the empty space. Bush noted that predators had not been effective and that eradication would cost $4,240 versus $120,000 to move them to Pueblo and kill them there. He affirmed that the board had made a difficult decision and done a lot of diligence.

Bille said the USDA reports showing the human health and ecological risk assessment on AIP and CO show little difference. He said that dead carcasses fed to birds did not cause them to die and could help regenerate the soil and make it richer. He said that he got different answers from the exterminator and from the USDA reports on how quickly AIP degrades from 30 seconds to 28 hours half-life in the atmosphere and degrades to undetectable levels underground in 18 to 40 days, depending on moisture levels. Bille encouraged residents to read the USDA report, which can be found at www.aphis.usda.gov/sites/default/files/9-aluminum-phosphide.pdf; the report on CO can be found at www.aphis.usda.gov/sites/default/files/8-gas-cartridge-peer-reviewed.pdf.

Bush reiterated that the board makes decisions it feels are in the best interest of the community, and it knows that not everyone will agree. He confirmed that the board will pursue eradication.

Board highlights

  • In answer to a resident’s question about providing an approved list of roofing materials on the website, Administrator Bob Pearsall replied that there were so many varieties that WIA was focusing on approving manufacturers. Bille noted that, as a non-profit, WIA had an obligation to avoid the appearance of unfairness and suggested that residents contact Pearsall at bob@woodmoor.org or 719-488-2693 Ext. 3.
  • Secretary/Community Outreach Director Rick DePaiva reported that the Northern El Paso County Coalition of Community Organizations (NEPCO) held a meeting on parks and trails. He encouraged residents to attend NEPCO meetings and contact WIA for access to the NEPCO website ((www.nepco.org)) for information on community development and resources. See NEPCO article on page < 6 >.
  • With Giusti out of town, Bush reported that WIA is doing well financially. He noted that floors had been redone at The Barn for $8,000 and that the chairs were fitted with new feet to reduce damage to the floors, which will be inspected after each rental.
  • Covenants Director Sue Leggiero reported 25 violations in June, with two unfounded complaints. Two covenant hearings were held in July for fireworks and covenant violations, and unapproved projects.
  • Public Safety Director Brad Gleason reminded homeowners of their responsibility to mow up to the roadway and control tall grasses, which can become a fire hazard. He noted that school starts soon (Aug. 14) and asked residents to be mindful of kids walking to bus stops and schools.
  • Architectural Control Director Ed Miller reported that 61 projects were submitted in June, 49 of which were approved administratively and 12 by the Architectural Control Committee. Year-to-date projects are up 12.5% from the same time last year, and the approval rate is 100%.
  • Forestry Director Cindy Thrush reported 10 forestry visits and noted a successful chipping day held at Lewis-Palmer High School in June, with a second one scheduled for the end of July. Thrush asked the board to approve a motion for an additional $5,000 for mitigation for WIA forestry, which was unanimously approved.
  • Common Areas Director Steve Cutler reported that The Barn had a leak due to a failed pressure relief valve; the carpets were treated, and the wall damage was fixed. He also noted that spraying for noxious weeds had been completed, and the grant paperwork would be submitted by the end of the month.
  • Bush reported that August Drive had finally been repaved and that Lake Woodmoor Drive at Highway 105 was open, but Knollwood Drive had been closed again for two weeks.

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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 Aug. 28.

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 (WIA) articles

Northern El Paso County Coalition of Community Associations (NEPCO) – County park planning manager discusses new parks

By Marlene Brown

NEPCO, an association of homeowner associations, held its bi-monthly meeting July 13 at the Woodmoor Barn. With over 50 member associations in the Tri-Lakes and Black Forest, NEPCO represents over 22,000 voters. It works to inform residents of Land Use and Transportation issues as well as keeping up with the new laws that have been passed to govern homeowner associations.

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

The Land Use and Transportation Committee is looking for a new chairman. Anyone whose HOA is member of NEPCO can join the committee and help keep it informed of any new projects that are being considered or have been approved. Belinda Warren is a new volunteer for NEPCO. She will be working with the El Paso County Land Development Code Support Group. For more information email, Bob Swedenburg at vicepresident@nepco.org

Guest speakers

Jason Meyer, manager of the El Paso County Park Planning Division, discussed several new parks being built around the county and the Nature Center in Fox Run Regional Park. The county Parks Master Plan is the guiding document that is coordinated with other county plans to provide outdoor recreation through parks, trails, and open space. The projects include Homestead Ranch Regional Park, Jones Park, and Ute Pass Regional Trail. The Master Plan provides a sustainable approach to allocation of resources for the next five to 10 years, according to the county website at communityservices.elpasoco.com/park-planning. For additional information, contact Meyer at jasonmeyer@elpasoco.com.

Madeline VanDenHoek, director of Parks and Community Partnerships for the Town of Monument, said the responsibilities of the Parks Department include planning of parks and recreation facilities, maintaining buildings, curbing, fences, parking facilities, structure and walkways, and protecting natural resources within the parks and open space properties. The Parks Department also repairs any vandalized facility, landscape equipment, lighting, and plumbing and irrigation systems. For more information, go to townofmonument.org/277/Park-Open-Space-Department.

VanDenHoek is also the acting town manager during the paid administrative leave of Mike Foreman since June 13. No reason is available, only that it is a “personnel issue.”

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The next meeting will be on Saturday, Sept. 14, 10 to noon at the Woodmoor Barn, 1691 Woodmoor Dr. The proposed topic will be El Paso County Planning and Roads with speakers Meggan Harrington, executive director of Planning and Community and Kevin Mastin, executive director of Public Works. For more information regarding NEPCO, go to nepco.org.

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

Other NEPCO articles

Woodmoor Improvement Association, June 26 – Board reminds residents of $5,000 fine for fireworks

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on June 26 to discuss fire safety and hear director reports.

Fire prevention and resident responsibility

With the Fourth of July holiday approaching, many of the discussions at WIA revolved around fire safety. Homeowners Association Administrator Denise Cagliaro sent emails to every registered short-term rental in Woodmoor to remind them that they are responsible for guest behavior and that fireworks are never allowed in Woodmoor. WIA also reached out to its sub-associations to ask that they remind their members.

Director of Public Safety Brad Gleason said an extra duty officer will be available specifically for fireworks patrols and will issue fines of $5,000.

Gleason also noted that open fires are subject to the same fine and that only approved, commercially constructed firepits with spark arresters are allowed. He asked that residents not park cars on the grass, as the heat can spark a fire. Board President Brian Bush encouraged residents to cut down tall grass, which, along with pinecones, increases fire risk.

Board highlights

  • Bush reported that the Northern El Paso County Coalition of Community Organizations (NEPCO) is looking for people to join its board, noting that Director of Forestry Cindy Thrush had agreed to look at the land use position. He suggested that NEPCO should exercise its political clout by testifying in front of state or county political bodies.
  • Bush noted that state laws limit the ability to prohibit home businesses, but the board can regulate those businesses under its covenants, including its nuisance clauses.
  • Bush introduced Director of Covenants Sue Leggiero, who is serving out a vacant term ending in February 2025. Leggiero reported 20 covenant items in May, three of which resulted in violations. The remaining 17 were resolved with a courtesy communication and did not result in a violation.
  • Gleason noted that Woodmoor Public Safety (WPS) had received complaints about solicitors. While WPS cannot prohibit access to public roads, it will respond to complaints about trespassing. Gleason cautioned residents against signing contracts with roofing contractors as they can have expensive cancelation clauses.
  • Director of Architectural Control Ed Miller reported that WIA maintains a 100% approval rate of the 244 projects submitted to date. Seventy-six projects were submitted in May, with 66 approved in the office and 10 approved by the Architectural Control Committee.
  • Director of Commons Area Steve Cutler reported that the Barn sprinkler system was started, and flowers were planted in early May. Working in conjunction with adjacent neighbors, noxious weed spraying in common areas was completed by the end of June, and prairie dog removal is scheduled for early August.
  • The board unanimously approved refinishing the floors in the Barn for a cost not to exceed $8,000, and WPS was directed to track any damage that occurred after Barn rentals.

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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 July 24.

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

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

Other WIA articles

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.

Other HOA articles

Woodmoor Improvement Association, April 24 – Board member passes away

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on April 24 and announced the death of one of its members. The board also heard a response from a resident on a covenant issue and heard director reports.

Board Director Per Suhr passes away

Before hearing director reports, President Brian Bush invoked presidential reports to announce, with great sadness, the death of Covenant Director Per Suhr. He was found deceased in his home on April 19 at age 81. He had just returned from a golfing trip to Laughlin, Nev. with fellow country club members. Suhr was a longtime resident of Woodmoor and had served on the WIA board for more years than anyone could count, including the past nine years alongside Bush. He was also a golfing buddy, friend, and colleague, said Bush, and his wisdom, integrity, and humor will be sorely missed by all who had the pleasure of knowing him. The board sends its condolences to his wife Alice, son Drew and daughter Shannon. Vice President Peter Bille will oversee covenant enforcement until the board appoints a replacement.

Resident response

Resident Jennifer Davis returned to the board to respond to the letter she received on her concerns that a neighbor had built a shed inside an easement. Referring to a letter from Bush, she said it had some factual errors. She noted that it said she had 14 days to respond after the Architectural Control Committee (ACC) approval, but since a shed is a miscellaneous project, it did not require noticing of the neighbors. She noted that no one in the meeting was a surveyor but that there were nearby rebar and surveyor caps which could be used to measure the location, and she claimed that it was not “very close” to the easement but two feet into the easement. The letter noted that the ACC approval was based on WIA’s Project Design Standards Manual (PDSM) and covenant restrictions. However, she cited the South Woodmoor Covenants as saying “no buildings, fences, or structures of any type shall be built over, across, in the line of, or in such a manner as to include such easements in the lot or tract.”

Davis further objected to the letter which claimed she was trying to weaponize the covenants and paint her as someone who is trying to cause trouble. She said she called attention to the board that a mistake was made and needed to be rectified and the board does not want to go down that path. The board, she said, is setting a precedent and, by allowing the shed to stay where it is, it would now let others build fences in the easement. She said that the board noted that it did not want to get involved in a lawsuit, but that it might have to and that she had already spoken with counsel. It would be unfortunate, she said, if the neighbors have to get together to get a judge to make the board do its job.

Bush responded that, based on her comments at the previous meeting, the board had sent the covenants administrator out to do measurements and found her allegations to be unsupportable. Although he had noted that overreaching by some HOAs had resulted in difficult legislation, the main reason for the board’s response was that, after re-measurement, it believes the shed complies within an inch or two. We simply disagree on the facts, he said, and the matter has to stop here. You have our decision, he concluded.

Board highlights

  • Bush reported for Treasurer Connie Brown that he had reviewed the financial statements and expenses and income both look good. He noted that the board is making more in interest income than expected, and less in Barn and office rentals.
  • Homeowners Association Administrator Denise Cagliaro said that WIA had mailed 85 third and final notices with a deadline of May 17 before liens would be filed, adding a cost of $350 to their balance. Bush noted that the board has a long-standing policy that, although it would place liens for unpaid dues or fines, it would not proceed to foreclosure on any property.
  • Woodmoor Public Safety (WPS) Chief Kevin Nielsen reported receiving the first reports of bears and reminded residents to keep trash and pet food in their garage.
  • Nielsen said there had been a few reports of Criminal Trespass Auto (CTA), this month, one of which included a stolen laptop its owner was able to track. The Sheriff’s Office found and impounded the vehicle and executed a search warrant and found the vehicle filled with property. All three vehicles in Woodmoor were left outside and unlocked.
  • ACC Director Ed Miller reported 39 projects submitted to the ACC for approval in March for a year-to-date total of 97, which represents a 4.3% increase from the previous year. The project approval rating for 2024 stands at 100%. Bush asked if large projects occurring in the neighborhood were checked for ACC approval. Miller replied that if they were not approved it would be a covenant violation and Nielsen confirmed that WPS calls in large projects to confirm.
  • 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.
  • Common Area Director Steve Cutler reported that sprinklers at The Barn would start up after Mother’s Day and flowers would be planted by Memorial Day. He also reported looking at a prototype raptor pole to test where there is a colony of prairie dogs.
  • Bush confirmed that WIA is sending letters to neighbors near The Preserve about spraying noxious weeds. Bille noted that the substance used is environmentally friendly and safe for pets. Cutler noted that the grant WIA had received included resident education.

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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 May 22.

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.

Above: At the April 24 meeting of the Woodmoor Improvement Association, President Brian Bush announced the passing of Covenants Director Per Suhr. Suhr was a longtime resident of Woodmoor and had served on the WIA board for many years in various capacities. He will be sorely missed, Bush said, extending the board’s condolences to his family. Photo courtesy of Woodmoor Improvement Association.

Other Woodmoor Improvement Association articles

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.

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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.

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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.

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Woodmoor Improvement Association, Jan. 29, 31 – Annual meeting and reorganization

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Jan. 29 for its annual meeting to elect new board members, review 2023 accomplishments, state 2024 goals, and recognize good neighbors. The board met on Jan. 31 to certify the election, reorganize its positions, and approve operational procedures. The regular February meeting was held on the 28th, after the deadline for Our Community News, and will be reported in next month’s issue.

Annual meeting

Board President Brian Bush called the meeting to order and covered the presentation available on the WIA website at bit.ly/wia-2024-annual. Bush confirmed that a quorum was achieved via residents returning their ballots and noted that the board had saved over $2,100 by not providing postage-paid envelopes and saved $1,000 by having staff count the ballots in lieu of the League of Women Voters. Bush reviewed the rules of conduct for the meeting, which he summarizes as “Be Nice!”

Bush reviewed the mission of WIA to perform covenant enforcement and architectural control; maintain and improve common areas; and provide public safety. He also noted that WIA monitors issues in surrounding areas that may affect its residents. Bush emphasized that, contrary to media reports on other homeowners’ associations (HOAs), WIA does not foreclose on properties, enforce ridiculous covenants, or fail to work with residents on reasonable solutions, nor does it have rigid and unchanging rules and regulations. However, he said, the board cannot change the covenants without a 66% vote of lot owners. He noted that the board had recently changed the rules for gates and fences as well as increasing the number of cars allowed to park on the property outside of a garage. If a resident has a problem, Bush invited them to contact WIA via email.

Noting that board positions are unpaid, he introduced the 2023 board members and WIA staff, many of whom have been on staff for quite some time. The WIA dues for 2024 have increased by $8 to $291 annually after considering the impact of inflation on salaries and the cost of improvements. The top three income sources were dues, new construction fees, and Barn rentals. Top expenses other than payroll were common area improvements and forestry maintenance. Bush commended the WIA and Woodmoor Public Safety (WPS) staff for holding expenses under budget.

WPS services include immediate officer response, vacation checks, crime prevention, traffic control, 24/7 patrol, and interagency support and communication. In 2023, WPS had 13,500 on-duty hours; drove 72,837 miles; completed 12.772 vacation checks, responded to 882 calls for service, and more. WPS received $19,080 in donations for vacation checks. In 2023, WPS added two new vehicles to replace aging jeeps. Bush noted that the board invested in body cameras for all officers. He also noted that in 2023 the El Paso Board of County Commissioners had decided to only plow Priority 3 roads when snow depths reach 6 inches, which creates hazardous driving conditions; he noted that by law WIA cannot plow county roads.

Bush reviewed 2023 highlights:

  • WIA purchased a new computer server to replace its 8-year-old server.
  • WIA continues to support the Safe Routes to School trail, which has been a long-term project. He noted that the trail will benefit association members as well and hopes to report on more progress this time next year.
  • Thanks to the $275,000 matching grant for wildfire mitigation, $550,000 of mitigation has been done in the community.
  • Four chipping days over two weekends that were free to residents; a $10 donation was requested of non-residents.
  • WIA improved two miles of trail on the South Woodmoor Preserve that it accepted as a donation from WOSC LLC.

For 2024 goals, Bush highlighted:

  • Obtain more funding for a fire mitigation grant.
  • Developing trails in common areas.
  • Continuing to digitize WIA files.
  • Continuing WPS patrols.

Top architectural projects were roof replacement repairs, with 595 total projects (down from 634), of which 98.8% were approved by the Architectural Control Committee (ACC) or office staff.

The Good Neighbor award went to John and Susanna Finter, who helped an ill neighbor by watering, removing snow, and helping in the house. The couple received a $50 Home Depot gift card.

The meeting ended with a round of questions and answers about vegetation blocking visibility at intersections, the cattails at Wild Duck Pond, WIA’s role in traffic safety for School District 38, and the decision not to plow streets until there are 6 inches of snow. If an intersection is in the WIA area, WIA’s contractor can help remove overgrown vegetation, said Bush. ACC administrator Bob Pearsall said he had plans for the contractor to work on the Wild Duck Pond cattails. Bush said that the board had concluded that it was unsafe for officers to do traffic control in front of the middle and high schools. He also noted that snow removal is solely done by the county and recommended residents contact their county commissioner Holly Williams (HollyWilliams@elpasoco.com).

Board reorganization

At the Jan. 31 meeting, Bush reviewed the certified election results, which re-elected three members. The board re-instated directors to the following roles:

  • Brian Bush, president
  • Peter Bille, vice president, re-elected
  • Connie Brown, treasurer
  • Steve Cutler, Common Areas, re-elected
  • Rick DePaiva, secretary and Community Outreach
  • Brad Gleason, Public Safety
  • Ed Miller, Architectural Control, re-elected
  • Per Suhr, Covenant Control
  • Cindy Thrush, Forestry

Board highlights

  • The board appointed Bush, Bille, Brown, and DePaiva as authorized signers on its financial accounts.
  • The board voted unanimously to meet on the fourth Wednesday of each month at 7 pm. The November and December meetings will be moved earlier due to the holidays. All meetings are held at The Barn.
  • The board set its covenant hearing dates for the second Thursday of each month at 6:15 pm.
  • The board set its ACC meetings for the second and fourth Thursday of each month at 7 p.m. except for December when there is only one meeting. The board appointed the 2024 ACC committee members.
  • The board authorized the ACC administrator to approve certain miscellaneous projects, handle compliance fee refunds up to $500, and handle routine change orders for all projects without prior ACC approval.
  • The board authorized the director of Forestry to review and approve tree removal requests and Firewise lot evaluations. The board appointed Forestry Committee members for 2024.

WIA and area developments

WIA is a member of the Northern El Paso County Coalition of Community Organizations (NEPCO), which tracks new developments. WIA is working with The Heights property owners association (POA) to monitor the proposed development called Monument Ridge East. The Heights, a 62-member association, is behind the proposed Monument Ridge East development. WIA also works with the David Weekley Homes on the development of the Cloverleaf area, which has 131 homes. WIA will administer the covenants of this sub-HOA. Bush noted that they wanted to have wrought-iron fences which were not approved.

Bush noted that the North Bay development proposals have ranged from 41 to 13 units but is currently inactive. The Waterside development, which is just north of The Barn, is active and has changed from 52 to 44 units. WIA is working with the La Plata Communities/Vantage Homes and will be reviewing the governing documents. Bush reiterated that there is not one-square-inch of Tri-Lakes that is not planned for development at some point.

For more information on NEPCO, see www.nepco.org; for more information on development projects in Woodmoor, see woodmoor.org/woodmoor-developments/.

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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 March 28.

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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Northern El Paso County Coalition of Community Associations (NEPCO), Jan. 20 – Group hears from law enforcement officials

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its bi-monthly meeting on Jan. 20. NEPCO’s purpose is to serve and be an area-wide point of contact for interaction with local government and agencies regarding land use matters that impact member associations and their residents. NEPCO’s area of interest is bordered on the north by the county line, on the east by Meridian Road, on the south along Northgate Boulevard to Highway 83, and west along the ridgeline of the Front Range.

NEPCO has over 50 members of homeowner associations (HOAs), which represents over 10,000 homes and over 20,000 registered voters. Cherry Creek Crossing is the newest member HOA to join NEPCO.

Board President Mike Aspenson announced that the Land Use Committee chair is open. Current Committee Chair Bob Mooney is retiring but is available for training anyone that is a member of an HOA. They will be able to run and update the spreadsheets and files that coordinate with the county Planning Commission using EDARP (epcdevplanreview.com), which is a database of current land development projects in the county that is available to the public and the Monument Planning Commission. For more information, interested parties should email president@nepco.org. No experience needed.

Beth Lonnquist, chairman of the Wildfire Preparedness Committee, Red Rocks Ranch Home Owners Association, explained that January is the time to begin planning wildfire mitigation. Contact the Tri-Lakes Monument Fire Protection District dba Monument Fire District (MFD) for a chipping date. The chipping is free for HOAs. MFD will send two firefighters and chipper truck. They will man the truck, and the homeowners need 10-12 volunteers to get small trees and brush ready for the chipping day and to feed the chipper. To sign up your HOA for chipping day, go to www.monumentfire.org.

Wildfire Neighborhood Ambassador training class is coming Feb. 21-March 27 online. This year’s six modules will be presented by Fire Adapted Colorado for free to residents of neighborhoods that already have established slash chipping programs and want to build more depth in their Firewise volunteer group. For information, call Lisa Hatfield 719-339-7831 before Feb. 14.

Guest speakers—law enforcement

Undersheriff Jeff Kramer spoke on behalf of the county (EPC) Sheriff’s Office. It is the largest sheriff’s office in the state, with 542 sworn personnel and 336 professional staff. EPC is the most populous county in Colorado. The office also runs the EPC Jail, which is like a small city. As of Jan. 20, there were 1,100 inmates in the jail. On any given day there are 100-200 inmates that must be transported to court in downtown Colorado Springs. The officers have mental health and crisis intervention training. There are 11 school resource officers working for the office that are contracted and are placed in county schools.

County areas are divided into districts. Northern District 1 is Woodmoor, Gleneagle, Monument and Palmer Lake. District 2 is Black Forest and eastward. District 1 has 11,200 houses with goals of call response times of 15 minutes for one car and 20 minutes for two cars depending on the call priority. Black Forest has a 20-minute response time and Falcon 20-25 minutes.

The Town of Monument’s new police chief as of May 9, Patrick Regan, is working to hire five more officers. The officers would include two to be hired this year, two more would be school officers and one would be a detective. Plus, more are needed as supervisors. Regan has over 23 years in leadership and training positions. He moved here from Arizona and mentioned the crime rate is very low in the Tri-Lakes area compared to what he is used to.

Woodmoor Chief of Police Kevin Nielsen spoke next. Woodmoor has eight sworn officers. They work in collaboration with Monument and Palmer Lake police and the Sheriff’s Office. They have a Missing Persons Officer, Kelly Fisher, and two resource officers at Monument Academy. Most of their calls are criminal trespass and vehicle break-ins, smash and grab, porch pirates, and mail theft. Nielsen said to be sure to lock up your cars and if there was no mail in your box you might be a victim of theft.

Be sure to sign up for Peak Alerts, and in event of an emergency messages can be sent via text, phone, email, or mobile app. See https://elpasoteller911.org/246/Peak-Alerts.

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NEPCO meets every other month, and the next meeting is scheduled for March 9, 10 a.m.-noon at the Woodmoor Barn, 1691 Woodmoor Dr., Monument. For more information regarding membership and future meetings, go to www.nepco.org

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

Other Northern El Paso County Coalition of Community Associations (NEPCO) articles

Woodmoor Improvement Association, Dec. 13 – Board changes fencing standards, parking limits, election process

By Jackie Burhans

At its December meeting, the Woodmoor Improvement Association (WIA) board discussed modifications to fencing, parking, and elections. It also discussed the Christmas lights contest, got updates on past items, and heard board reports.

Fencing standards modified

The board considered a modification to the fencing standards in its Project Design Standards Manual (PDSM), which can be found under Governing Documents at woodmoor.org/governance/. Citing recent variance approvals and the need to modernize its standards, the board unanimously agreed to the changes, which were read aloud. Under “Fencing, walls, enclosures, & raised gardens,” the language will include the following points:

  • No fence or partial fence, section or walls, or enclosures may be placed on any lot without the approval of the Architectural Control Committee (ACC).
  • The only three decorative fences approved are split rail, dowel, and slip board built with the tongue and groove technique without the use of metal hardware and require either two or three rails. These fence types are to be rustic and open in appearance, shall not be painted or stained, and must remain of natural color. It may be protected by a clear sealant. Residents are permitted to add galvanized 14- to 16-gauge 2-by-4 wire mesh to contain animals and children.

For further clarification, residents are encouraged to reach out to ACC Administrator Bob Pearsall.

The board voted unanimously to approve these changes.

Driveway parking limit increased

Board President Brian Bush introduced the topic of increasing the maximum driveway parking limit from three to four cars as a way of modernizing WIA’s rules and recognizing reality. He noted that when the original limit was set, it was unusual for families to have two cars, whereas now it is not unusual for kids of driving age to have their own cars. He also noted that county ordinances allow for street parking but said it was an appearance, safety, and security benefit to have owners park in their garages or driveways. Finally, he said, this increase would cut down on the number of complaints, covenant hearings, and requests for variances.

Covenants and Forestry Administrator Justin Gates reported that Woodmoor Public Safety (WPS) had processed 276 visits to houses for excess vehicle complaints over the last three years, the vast majority of which were for four cars. The complaint process can take up to 24 hours of WPS’ time to check the houses, send a letter, and follow up.

Covenants Director Per Suhr asked why WIA has this limit at all. Bush replied that no one wants to see Woodmoor look like a recreational vehicle park or used car lot. ACC Director Ed Miller said this rule could be reviewed annually and increased or eliminated as needed. Public Safety Director Brad Gleason suggested there should be some deterrence, but WIA still can issue a variance for someone with more cars, noting that this is usually only a request from people with larger driveways or otherwise it would be hard to move the cars around. This change would reduce WPS responses, staff issue handling, and resident street parking, which is a win, he said.

The board voted unanimously to approve this change.

Board election process

Resident Jennifer Davis asked if the board still intended to do its own ballot counting for its board elections. Bush replied that the counting would be done by two staff tallying the votes simultaneously. Anyone could watch, he said, and it takes about an hour and a half. The board had previously had the League of Women Voters do the counting, but doing it internally saves about $1,000.

Ballots will be sent out on Jan. 2, according to Homeowner Association (HOA) Manager Denise Cagliaro. Bush asked the board to consider not sending stamped return envelopes with the ballots, noting that only about 600 of the 3,400 ballots sent out are returned, and the cost of stamps will rise to 68 cents in January. Residents can drop their ballots off for free or put their own stamp on the envelope. Bush pointed out that WIA could save over $2,000 by eliminating the stamps, but there was a risk that it might not receive a quorum of 340 votes. Miller pointed out that including stamps only started in 2009, and WIA had never missed its quorum. Cagliari noted that about 10% of residents dropped off their dues in person and confirmed that some people reuse the stamped envelopes for their own mail. Bush said WIA could send an eBlast and put up signs reminding residents to turn in their ballots.

The board voted unanimously to approve this change.

Board reports

  • The board had previously agreed to take advantage of Mountain View Electric Association’s (MVEA) offer to provide bill credits for winning a Christmas light contest run by WIA. There will be three $75 and three $25 bill credits for the top two winners in three categories. The board unanimously agreed to run the contest, with WPS providing the nominations for the board to review and pick the top two winners.
  • Common Areas Director Steve Cutler got unanimous approval to apply for a $9,075 matching grant for noxious weed spraying.
  • Cutler reported that the new pet waste station contractor had started on Dec. 1, saving hundreds of dollars per month and improving the consistency of service.
  • Bush reported for Treasurer Connie Brown that it looked like WIA’s revenues would exceed its expenses by $25,000.
  • Suhr said there were 15 covenant-related items in November, with nine resolved via friendly communication, one unfounded complaint, and one HOA check. No hearings were scheduled for December or January. Bush noted that WIA preferred informal resolution of covenants.
  • Gleason noted that it is the season for porch pirates and recommended the use of delivery lockboxes available by Amazon and others. He also said the damaged Toyota RAV4 was at the body shop and should be ready around the first of the year.
  • Miller reported that there have been 560 projects submitted so far in 2023, which is a decrease of 7.7% from 2022. The approval percentage is 98.8%.
  • Forestry Director Cindy Thrush said there were three Forestry and Firewise visits in November and that WIA was preparing its final grant reimbursement package, having exhausted the $275,000 in matching grants for mitigation. She is working with the state to secure additional funding in the new year.

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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. There will be no regular board meeting in January. Instead, the annual meeting will be held on Jan. 29, and the reorganization meeting will be held on Jan. 31; both will be at the Barn at 7 p.m.

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 (WIA) articles

Northern El Paso County Coalition of Community Associations (NEPCO), Nov. 11 – County Commissioners and staff visit NEPCO

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) annual membership meeting was held Nov. 11 for general elections of board members. The purpose of NEPCO is to promote an economic, ecological, and sociological community environment in which a high quality of life can be sustained for member homeowners associations (HOAs)

There was a quorum present, and the board was voted in by acclamation, an overwhelming affirmative vote by cheers and applause rather than by ballot. The board was affirmed for another year. The decision of who would hold each office will be decided at the next board meeting. Several board positions are available to members of member HOAs. Those who are interested can email board members at position@nepco.org.

The Treasurer’s report was given by the President Mike Aspenson, who reported that membership included 51 active HOAs representing 10,000-plus homes and 20,000-plus registered voters. Reports were given by committee chairs: retiring Bob Mooney (West Oak Ridge HOA), Transportation, and Beth Lonnquist (Red Rock Ranch HOA), Land Use.

Guest speakers

Several people from El Paso County spoke to the membership, including Holly Williams, District 1 county commissioner; Kevin Mastin, Department of Public Works; Meggan Harrington, director of the Department of Planning and Community Development; and Brandi Williams, representing District 3.

Holly Williams said the county is one the most populated counties in the country. It has over 737,000 residents, a larger landmass than the state of Delaware, and more veterans than the total population of 53 counties in the state. The top 10 services and budget priorities that are provided by the county include: human services, public health, veteran services, clerk and recorder, assessor, elections, pretrial services, jail, district attorney, and coroner. The strategic objectives of the county are infrastructure, including roads, stormwater, and parks; service quality with a qualified workforce dedicated to continuous improvement; and community trust, health, and safety.

The Pikes Peak Promise published Oct. 11 represents a comprehensive initiative to bring together elected officials, law enforcement, and community partners, uniting their efforts to tackle critical issues of the county. The initiative hopes to cultivate a safer, more affordable community through legislative action and community engagement. For more information, go to www.elpasoco.com/transformative-pikes-peak-promise-initiative-unveiled-local-leaders

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NEPCO normally meets at the Woodmoor Barn every other month on the second Saturday. The next regular member meeting will be on Jan. 13, 2024, from 10 a.m.-noon. For more information, go to nepco.org

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

Other NEPCO articles

Woodmoor Improvement Association, Nov. 15 – Board approves 2024 budget and increased dues, hears residents’ concerns

By Jackie Burhans

At its November meeting, the Woodmoor Improvement Association (WIA) board approved its 2024 budget and increased annual dues. The board also heard concerns from residents about public use of the land at the edge of their properties.

President Brian Bush was absent.

2023 budget and dues increase approved

Treasurer Connie Brown reported that annual dues are proposed to increase to $291, just shy of a 3% increase compared to the 2023 rate of $283. Vice President Peter Bille noted that the primary driver of the increase was inflation. Commons Area Director Steve Cutler noted that the cost increase of maintaining common areas was more than 3%. The board voted unanimously to approve the increase.

The board moved and seconded the motion to approve the 2024 budget. During the discussion, Forestry Director Cindy Thrush noted that she had sent an email to the board expressing that she felt the budget was out of balance between public safety, forestry, the common area, and The Barn. She noted that 50% of the funding goes to public safety while only 3% goes to forestry and 12% to common areas. She acknowledged that she was looking for more money in her area.

Bille noted that WIA had to balance its budget, and it estimates revenues from dues based on historical payment rates. Outside of that, it is challenging to estimate fees for construction and remodeling and covenant violation fines. The board is comfortable that there will be money coming in in those areas, and he encouraged Thrush to continue to bring requests to the board for consideration.

Thrush replied that her larger concern is where people place value on their amenities. She didn’t know if WIA had done a survey of its residents. Architectural Control Director Ed Miller said that the highest priority is Woodmoor Public Safety (WPS), noting that initially, dues for WPS were separate and that the community overwhelmingly approved combining the dues. He said without WPS, there would be more crime. Thrush asked if the percentage of the budget allocated to WPS could be scaled back from 50% to 30%. WPS Chief Kevin Nielsen noted that the vote to combine the dues raised the total assessment and said that if WPS’ budget were cut, the WPS portion of the assessment would have to be decreased.

Bille said WIA gets good feedback from residents, and he feels comfortable that public safety, fire mitigation, and common areas are the top three priorities. He again encouraged Thrush to come to the board with any funding requests. The board approved the 2024 budget, with Thrush voting no.

Resident concerns

Two residents appeared before the board, handing it a packet of information and showing a slide show of their properties to demonstrate their concern. The adjacent properties have addresses on the southeast end of Lake Woodmoor Drive and Lakeview Lane respectively, and their concern is with people parking on Lake Woodmoor Drive both in the county right of way and on their property.

Leah Grady, whose property is on Lake Woodmoor Drive, said she has been a resident for six years and that she and her husband had agreed to allow WIA to place a sign on their property. There was a pullout on their property when they purchased it, but the parking problem has become dramatically worse since 2022, she said. Grady spoke with Architectural Control Committee Administrator Bob Pearsall, who acknowledged the problem. She was under the impression that WIA was working on the problem, but no further work or communication happened. Grady noted that construction vehicles parked on both the county right of way and on her private property during the repaving of Lake Woodmoor Drive. Other people park on the property and smoke and leave cigarette butts, she said. Nielsen had informed her it was up to her to put private property signs on her land. Woodmoor Water and Sanitation Department had to come in to repair a damaged fire hydrant and replace some water lines. She has called El Paso County Commissioner Holly Williams and the Department of Public Works multiple times without getting a solution. Grady expressed frustration with her interactions with WIA and the county over two years, saying she is only interested in solving the situation. Barbara Roeder, who owns the adjacent property, said they are asking for assistance, cooperation, and guidance.

Public Safety Director Brad Gleason noted that the county owns and is responsible for the street and has a right of way of 40 feet on either side of Lake Woodmoor, which is larger than the typical eight feet. WIA has no control over that, he said, and is very limited in what it can tell people they can do in a public right of way, just as they are limited in what they can tell people they can do on their private property. Gleason said if they had signs indicating where the private property was, they could get license plate numbers and call the sheriff.

Grady suggested she wanted to solve the problem by placing bushes or boulders that could be moved if needed later. Bille said WIA could not plant on county property. Grady noted that many of her neighbors had landscaped up to the street and that the county had said they don’t monitor or enforce rules in their rights of way. Gleason said the best thing for the homeowners to do was to talk to Pearsall and Cutler to make sure they are complying with covenants on their property, but that WIA could not tell them what to do or not do in county property.

Board reports

  • Gleason noted that the United Services Automobile Association (USAA) insurance company had accepted fault for the damage to Woodmoor Public Safety’s vehicle. He said that a meeting had been held with the adjuster, and parts had been ordered, but he did not know how long it would take.
  • Brown reported there were 63 unpaid accounts.
  • Covenants Director Per Suhr reported that there were no violations in October; there were seven issues resolved through friendly communication with two unfounded complaints.
  • Miller noted that 67 projects had been submitted in October, with 57 approved in the office, nine approved by the Architectural Control Committee, and one disapproved. Year to date, the number of submitted projects is 535, which is a 5.3% decrease from the prior year. The project approval rate is 98.9%.
  • Thrush reported that there had been 11 Forestry/Firewise visits in October. She anticipated that all the mitigation matching funds available would be used, and WIA is looking for additional funds for 2024.
  • Cutler said that the sprinkler system at The Barn community center was shut down for the winter, and common area fire mitigation was completed by Oct. 2. Additional work was planned at The Point on Nov. 28-30, weather permitting, and the final portion of the trail at The Preserve was completed.
  • Bille, on behalf of Bush, requested that trash cans be pulled in once trash has been picked up.

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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 has been moved to Wed., Dec. 13 due to the holidays.

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 WIA articles

Woodmoor Improvement Association, Oct. 25 – Board president explains WIA approach

By Jackie Burhans

At its October meeting, the Woodmoor Improvement Association (WIA) board heard remarks from President Brian Bush comparing WIA to other homeowners associations (HOAs) and reviewed board director reports.

Board president contrasts WIA with other HOAs

Bush noted that the news about homeowners associations is frequently negative, citing recent reports that Green Valley Ranch HOA foreclosed on homes without notifying owners. He noted that Colorado House Bill 22-1137, which requires improved notices and a public vote on referring debts to a collection agency, now controls the foreclosure process for HOAs.

However, he emphasized that WIA does not and never has operated that way. Bush said that WIA, which is one of the state’s largest HOAs, has never foreclosed on a property in his eight years on the board. WIA does not like to impose hearings or fine owners, preferring to work with them to correct any deficiencies. WIA wants to maintain community standards and common areas for the benefit of all residents, Bush added. All board members are volunteers, and WIA includes outstanding staff and public safety officers who focus on customer service. In one example, it was noted that a resident wondered on social media whether a 12-foot skeleton would be allowed by the HOA and was contacted by WIA staff, who said it would be fine.

Bush said if there were no HOA, he felt the area’s appearance would quickly degrade. He expressed concern about the legislative direction that might make it impossible to have or to serve on HOAs. A resident asked if WIA had any connections with the Legislature, and Bush said he had contact with our local state senator and state representative and had testified on behalf of WIA residents to the El Paso Board of County Commissioners.

Asked how WIA communicates with its residents, Bush noted there was an electronic newsletter, but WIA only has contacts for about half of its residents. Residents can subscribe to the monthly newsletter, important notices, and WPS reports at the bottom of its web page at www.woodmoor.org. Email addresses are never shared or sold, he said.

Finally, Bush noted that the WIA annual assessment is about $283, contrasting it with other HOAs that charge as much as $700 per month. WIA provides architectural and covenant control, access to many common areas, The Barn community center, and the services of Woodmoor Public Safety (WPS).

Board reports

  • Public Safety Director Brad Gleason noted that Lewis-Palmer D38 has received approval to proceed with its Safe Routes to School trail project. Once the school district finalizes its agreement with Woodmoor Water and Sanitation, the trail and the bridge will go out to bid, and the school district will take ownership and responsibility for the maintenance of the bridge over the spillway on Woodmoor Lake.
  • Board Treasurer Connie Brown reported there were 66 unpaid accounts. Bush noted that the income and expenditures were on track, and the board might end up with some savings.
  • Covenants Director Per Suhr reported 35 covenant-related items yielding two violations. Ten issues were resolved with friendly communications, and there were three unfounded complaints. WIA processed 10 HOA checks related to home sales. There were no covenant hearings in October, and none planned yet in November.
  • Architectural Control Director Ed Miller noted that 67 projects had been approved in September, and one project had been disapproved. Year to date, the number of submitted projects is 465, which is a 4.2% decrease from the prior year. The project approval rate is 98.8%.
  • Forestry Director Cindy Thrush reported there had been 15 Forestry/Firewise visits in September and that a $26,000 reimbursement request had been submitted, bringing WIA to the end of its original $245,000 matching grant for fire mitigation. An additional grant of $30,000 was received in May, and WIA is suspending new applications until it determines the amount remaining after six recent applications. Thrush said WIA is looking for new funding opportunities.
  • Common Area Director Steve Cutler said that the sprinkler system at The Barn community center would be shut down at the end of the month, common area fire mitigation is continuing, and work on common area trails would be done as weather permits, pending contractor availability.
  • Bush said that a new Woodmoor Public Safety WPS vehicle had been rear-ended and was out of commission until repairs were completed. He also noted that a bench in the Fairplay Drive median had been destroyed by a car and would be covered by insurance and replaced as soon as possible.
  • Bush said that a draft budget for WIA had been presented at the executive session ahead of the board meeting and is available to consider until the Nov. 15 board meeting, at which time the board will be asked to approve it. The budget sets salaries, expenses, and income for the year and will drive next year’s annual assessment rate. Once approved, the 2024 budget can be found at www.woodmoor.org/budget-statements.

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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 has been moved to Nov. 15 due to the holiday.

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 WIA articles

Northern El Paso County Coalition of Community Associations (NEPCO) – Sept. 9. Monument Fire Department, Planning Commission visit NEPCO.

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) general membership heard presentations on Sept. 9 by staff members of the Town of Monument Planning Commission (MPC) and Monument Fire District (MFD) Chief Andy Kovacs and Chairman of the Board of Directors of Donald Wescott Fire Protection District (DWFPD) Mark Gunderman.

Gunderman and Kovacs explain timeline for fire district merger.

Gunderman and Kovacs said the legal untangling of the merger of MFD and DWFPD should take another six months to a year to complete. DWFPD created the Northern Subdistrict and, should the ballot issue pass in the November’s election, the subdistrict will be dissolved and the two districts will merge into one fire district. Please see more information on November’s ballot issues 6A and 6B on MFD’s website at https://www.monumentfire.org/_files/ugd/799ff1_16524d0042504539b024b6d9caf8f1ff.pdf.

Planning Commission presentation.

Two MPC staff members, Rey Medina and Jeff Lijegren, spoke to the membership on planning and land development. What are MPC’s duties? The process of the Planning Commission is identifying, evaluating, and acting upon land use alternatives and public requests. Community involvement is essential. What is land use planning? It includes community goals, guiding documents, master plans, and visionary goals. Current planning includes zoning maps and regulations, subdivision regulations, development review, subdivision design standards, and enforcement. The MPC looks for citizen participation, asking questions and offering solutions. The applicant needs to learn regulations and processes and communicate issues and concerns. The staff offers technical guidance, provides the information, researches applications, and then reports to the public.

Land use decisions made by the MPC include community goals and growth management. Land lots can include residential, single-family detached and residential attached, mixed use, commercial, light industrial, and parks and open space. The development review process includes annexation, plat, zoning, site plan, construction documents and building permits.

Recently, the Town of Monument (TOM) received a request for a public meeting regarding the possible annexation of Gleneagle into the TOM. A public meeting was held Aug. 29 and after a question-and-answer session and discussion with the TOM officials, it was noted this meeting was strictly preliminary and any annexation would require 51% of voter approval. The majority of the residents at the meeting were opposed to the annexation. The TOM said it would not pursue any further action. See TOM article on page < 12 >.

NEPCO has requested member HOAs in the area to join NEPCO’s Land Use Committee. No experience is needed and training and guidance would be provided. Please contact retiring Land Use Chair Bob Mooney at bobmooney01@msn.com or any board member at boardposition@nepco.org.

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NEPCO normally meets at the Woodmoor Barn every other month on the second Saturday. The next regular member meeting will be on Nov. 11, 10 a.m. to noon. For more information, go to nepco.org.

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

Other Northern El Paso County Coalition of Community Associations articles

Woodmoor Improvement Association, Sept. 27. Board hears concerns about development next to common area.

By Jackie Burhans

At its September meeting, the Woodmoor Improvement Association (WIA) board heard from residents concerned about a developer’s impact on drainage near one of its common areas. Board directors provided reports on their areas of responsibility.

  • Residents voice concern about development and drainage.

Residents voice concern about development and drainage

The WIA board heard from residents concerned about a home being built on Four Winds Way next to the common area known as The Point. According to the WIA website at https://woodmoor.org/common-areas/, The Point is one of the smaller common areas and is surrounded by private property, except for the access point on Four Winds Way.

One resident, who had been exchanging emails with WIA, noted that development had been ongoing for 2½ years, and the home was almost complete except for water and sewage lines. He requested three things: an approved drainage plan, vetted width on ingress/egress to the common area, and a list of all concerns, issues, and complaints against the builder. The resident said he felt an obligation to make these issues known. He was concerned about safety, saying that a dump truck and a cement truck had gone off the driveway in good weather. He said he’d had to call the builder about silt fences and dump trucks delivering dirt after midnight without watering down the driveway. The driveway is huge, he said, with a parking lot at the bottom exceeding the approved width of 15 feet and impinging on the common area. He cited the lack of property markers, making pushing the dirt into the right location impossible. If we get a major rain, he said, it will clog up the ditch, soak into the ground, and mess with the water table. He did say that the homeowner was great to work with, and his complaints were with the builder.

Board President Brian Bush said that the WIA board members are volunteers with limited authority. If Pikes Peak Regional Building Department (PPRBD) approves a plan, it will come out and inspect it, he said, suggesting asking a supervisor to come out early to confirm the builder is following the plan. Bush said WIA could provide general information about previous complaints but had no ability to ban builders, though it could let PPRBD know of its concerns.

Bush noted that he had personally approved a one-time off-hours delivery of dirt by the contractor working on the Highway 105 project, given the challenges that the project is facing with traffic. He encouraged the resident to call Woodmoor Public Safety (WPS) if trucks show up from now on during off hours. Bush said that WIA’s common area would not be infringed upon at the end of the day, though he expected things could get chaotic during construction. He noted that Steve Cutler, director of common areas, and Bob Pearsall, common areas administrator, were the contacts for any concerns or suggestions about common area changes.

Another neighboring resident reported that her basement had flooded twice due to the creation of the driveway, with the dirt from the drainage clogging her sump pump. The property owner has been open about what they can do to reconcile that damage, she said, but she would be following up with PPRBD about the drainage issue.

Board reports

  • Bush provided the treasurer report in the absence of Connie Brown, saying that expenses are at 66% of the budget and revenue was down from homeowners’ association (HOA) check fees, but substantially up from interest income after moving money to higher performing instruments. WIA expects administrative fee revenue from the Cloverleaf development, which he recommends go into reserve funds for 2024 on a one-time basis. HOA administrator Denise Cagliaro is developing the 2024 budget, which will be presented in November to the board for approval. He said it was too early to tell if WIA would have a surplus.
  • Covenants Director Per Suhr reminded residents that trash cans must be stowed out of site on the same day as pickup, tall grass and weeds need to be cut, and trailers and RVs cannot be on lots for more than 72 hours without a variance. Residents who are out of compliance may be issued notices. Bush commended Covenants Administrator Justin Gates and Pearsall for achieving a higher degree of compliance than in the past.
  • Public Safety Director Brad Gleason asked residents to be extra careful when driving due to earlier sunsets, school being in session, and extensive construction. Bush shared that residents should be careful not to hit the orange road dividers in construction zones.
  • Architectural Control Director Ed Miller said WIA has had 401 projects submitted year to date, which is down only 11% from last year’s 451 projects. The increase in projects so far this year has primarily been roof work due to recent hailstorms.
  • Gates, who also serves as Forestry administrator, said there is only $30,000 left in the Wildfire Mitigation Grant, which he wants to spend quickly so he can apply for additional funds. He also said that now is a perfect time to look for mountain pine beetles (MPB) and to have them removed. For more information on having your lot evaluated for MPB, see https://woodmoor.org/forestry-firewise/.
  • Common Areas Director Steve Cutler reported that the sprinkler system around The Barn would be shut down by the second week of October, common area fire mitigation is ongoing, and trail and common area maintenance during October would see the removal of grass from the trail base.
  • Pearsall reported working with a prototype computer, loading and testing all the software he uses. Once his computer is working, the new computers can be rolled out to other staff members.

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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. 25.

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

Woodmoor Improvement Association, Aug. 23 – Board hears about possible extension of Furrow Road

By Jackie Burhans

At its Aug. 23 meeting, the Woodmoor Improvement Association (WIA) board heard about traffic-related issues and solutions and discussed moving its investments to higher interest-bearing accounts. Board directors provided updates in each of their areas of responsibility.

Furrow Road extension back on the table

The WIA board discussed area traffic issues stemming from construction projects and the start of the school year. President Brian Bush commended Woodmoor Public Safety (WPS) Chief Kevin Nielsen for providing guidance about the change in WPS’ role in school traffic control.

Public Safety Director Brad Gleason reported that Highway 105 has transitioned to night work for at least another week, and the complete closure of Knollwood Drive has been delayed until early September. He also reported that the El Paso County Department of Public Works was also considering opening Furrow Road south of Highway 105 to Higby Road as soon as feasible, making traffic more efficient for emergency vehicles.

Note: Furrow Road is closed off south of Highway 105 at Lamplight Drive.

Above: At the August Woodmoor Improvement Association board meeting, Director Brad Gleason and Woodmoor Public Safety Chief Kevin Nielsen noted that the county is looking into removing the barriers at Furrow Road and Lamplight Drive to allow traffic to proceed south to Higby Road. This extension had been discussed in 2021 and tabled in February 2022. At the time, consultants and county engineers noted that the road would probably have to be opened by 2040 per the county’s Master Transportation Corridor Plan or sooner if there was an extended emergency or an increased pace of development that required traffic relief. The county had discussed plans to install traffic calming measures to address residents’ concerns. Photo by Jackie Burhans.

Vice President Peter Bille asked if the county was talking about extending Furrow after they said they wouldn’t at an Aug. 17, 2022, community meeting. See photo caption in the OCN September 2022 issue at www.ocn.me/v22n9.htm#photos.

At that meeting, Stantec consultants said they did not recommend extending Furrow Road at that time, though a county engineer anticipated it might be needed by 2040 according to the Major Transportation Corridors Plan or in the case of a long-term significant emergency or if an increased pace of development required traffic relief. The road, Bille said, would not be extended without implementing the traffic calming measures discussed at that meeting.

Nielsen noted that the Monument Fire Distirct (MFD) was pushing to have Furrow extended. He said some logistical things need to happen before the county removes the barriers. Asked if they might shut it down when the construction is done, Nielsen said he wasn’t sure but noted that the road was always intended to be open, but he thought they might have to close again temporarily to complete the traffic calming measures.

Finally, Bush noted that Wildcat, the firm working on Highway 105, had 25 loads of dirt to deliver to a builder who needed it but could only do so between 7 p.m. and 10 p.m., so he granted the exception to do so on behalf of the board. He said the contractor had contacted almost all the neighbors and hoped to take delivery this coming weekend.

Note: For updates on Highway 105, please see: http://EPC-Hwy105AConstruction.com/

Board moves investments, reviews finances

Bush said that WIA was converting assets into higher interest-bearing accounts. Some of the money had been locked into Certificates of Deposits (CDs), which have come or are coming due. He said that WIA was working with its financial advisor to roll that money into accounts that would yield 5% to 5.5% as compared to less than 2% for CDs. He said that WIA would invest in more liquid instruments to take advantage of future actions by the Federal Reserve.

He said expenses are generally well in hand thanks to the staff, though the $175 budget for property taxes was exceeded (a total of $900) due to taxes on The Preserve. He asked that staff work on improved projections as WIA moves into its budgeting cycle, noting that expenses for The Preserve were taken out of the prior year’s operational funds but would come into the current budget at some point.

Board highlights

  • Resident Jennifer Davis thanked the board for its July meeting with South Woodmoor residents soliciting feedback on the South Woodmoor Preserve improvements.
  • Covenants Director Per Suhr reported three covenant hearings in July and August for fireworks use, a barking dog, and a loose dog, resulting in fines.
  • Gleason reported that the new vehicles are in use, and each has pros and cons, with one having a better backup camera and visibility and the other getting 48 to 52 miles per gallon compared to 20. Bush provided feedback to the officers that taking good care of their vehicles allowed WIA to get money for selling old Jeeps to help fund these new vehicles.
  • Architectural Control Director Ed Miller reported that 62 projects had been submitted in July, with 52 approved in the office and nine approved by the Architectural Control Committee for a 98.89% approval rate year-to-date. In 2023 WIA has had 329 projects to date, which is a decrease of 15.6% over 2022.
  • Forestry Administrator Justin Gates reported 12 Firewise and forestry health visits in July, noting that the rate has been slowing down for wildfire mitigation projects. There is still money available in the 50/50 matching grant for mitigation work, he said, and agreed to send out an email blast as well as write a newsletter article encouraging residents to sign up.
  • Common Areas Director Steve Cutler reported that the parking lot by The Barn had been resealed and restriped and that common areas identified as areas of concern had been mitigated in July and August.
  • Bush reported that the Country Club at Woodmoor would be digging a trench for its new bathroom near hole 5 in the coming week and had already completed the sewer hookup for a new bathroom near hole 13. The bathrooms are not yet functional.

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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 Sep. 27.

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

Northern El Paso County Coalition of Community Organizations, July 22 – NEPCO hears about renewable water projects

By Jackie Burhans

The Northern El Paso County Coalition of Community Organizations (NEPCO) held its general membership bi-monthly meeting on July 22 at the Woodmoor Improvement Association (WIA) Barn community center. NEPCO has 49 member associations representing over 10,000 homes and 20,000 registered voters within its focus area, which extends from the foothills to the west to just past Highway 83 on the east and from County Line Road on the north of El Paso County to Shoup Road on the south. NEPCO also has two individual members, two business members, and six honorary associate members, including Our Community News.

NEPCO’s purpose is to protect property rights; encourage beautification, planned development, and maintenance by government agencies; provide a forum for the free exchange of ideas; and serve as an area-wide point of contact regarding land use matters.

NEPCO conducted board business and heard committee reports, reported on the Monument Ridge annexation, and heard presentations on “Water Issues and Future Renewable Water in the NEPCO Region,” followed by a panel discussion.

Board business and committee reports

President Mike Aspenson announced that Bob Mooney, chair of the Transportation and Land Use Committee, would be retiring soon. He asked that anyone interested in the leadership position to contact any board member by their position (e.g., president@nepco.org) or contact Mooney at bobmooney01@msn.com or at 719-930-9735. No experience is necessary as NEPCO will provide guidance and training, he said.

Vice President Bob Swedenburg noted that homeowners associations (HOAs) are struggling with the increase in HOA insurance costs for their boards. He found an insurance company with good rates that is reaching out to HOAs and recommended contacting Dwayne Thomas of American Family Insurance.

Monument Ridge annexation update

Harold Larson, member at large, reported that in 2017, the Town of Monument made a comprehensive plan that looked at contiguous areas it might annex if they met some minimum prerequisites. Larson said he reached out to the developer of the Monument Ridge parcels that are south of County Line Road on either side of I-25. He noted that this area is a beautiful point of entry to El Paso County, and Monument Ridge East is near his backyard.

The developer’s plan showed a high-density, “worst case” scenario, he said, with a lack of definition regarding trees, trails, wildlife, and impact on nearby property values. There was a lot of community input during the Monument Planning Commission meeting, and the commission voted to recommend the annexation but stipulated that it would be zoned for 2.5-acre lots.

The Monument Ridge West parcel has many of the same issues, planning for high density, with the county paving and expanding Beacon Lite Road and lanes to enter and exit on County Line Road. This parcel also had a significant issue with insufficient available water to support the desired density. At the recent Monument Town Council meeting, after two hours of public comment, the council voted no with a 5-2 vote. Larson expressed disappointment that the town and developer could not reach a compromise. The next step, he said, was for the developer to take its plans to the county, who will be the governing body. He requested that the community remain active. Mayor Pro Tem Steve King, who was in attendance, noted that this area is not open space; it is undeveloped land. The developer has some rights, he explained, noting that the town would like to annex the property under its guidelines. The Monument Town Council would like to bring it in under Planned Unit Development (PUD) zoning, respecting the land and preserving the trees. Voting no is not the end, he said, and the town is actively working on the next steps.

For more on the Monument Ridge annexation, see the article on the Monument Town Council meeting on page < 1 > and the Monument Planning Commission meeting on page < 4 >.

Renewable water projects

Secretary Roy Martinez, who is also a board member at Woodmoor Water and Sanitation District (WWSD) with an extensive background in water, noted that water is a big topic with many challenges, such as supply, availability, draining reservoirs, lowering aquifers, water quality, and contaminants of concern such as pharmaceuticals and poly-fluoroalkyl substances (PFAS) or “forever chemicals.” Aging infrastructure and workforce are a concern, as well as indirect and direct potable reuse (IPR and DPR). He said that many don’t realize that water is a high-tech industry but also needs accountants and MBAs. When you turn on the tap, he said, good quality water is always there due to the fabulous job done by local agencies. He referenced a document he had sent around by the American Water Works Association, called the State of the Water Industry report, which listed top issues as aging infrastructure, long-term water supply, the public value of water resources, water source protection, and aging workforce.

Martinez introduced Jim McGrady, who has worked as a district manager for 22 years and is the current general manager of Triview Metropolitan District (TMD). McGrady, who has been with TMD for six years, has advanced the ball down the field quite a way for renewable water, Martinez said, noting that the pipeline installation on Roller Coaster Road for the Northern Delivery System (NDS) is about 50% done.

TMD provides water, wastewater, stormwater, park and open space management, and road service on the east side of Monument. TMD serves 2,697 single-family equivalents, which include 78 commercial properties and 53 irrigation customers. TMD is located entirely within the Arkansas River Basin, and its current water supply is 100% Denver Basin groundwater (DBG). Given the concerns with depleting aquifers, TMD felt that if it could get renewable water in place, it could help preserve the DBG. Toward that end, TMD has acquired various renewable water rights and contracts as well as storage space to manage the variability and to recapture reusable return flows.

TMD has focused on partnerships to allow it to avoid construction, such as making use of the Southern Delivery System (SDS) infrastructure and contracting with Colorado Springs Utilities to convey, treat, and deliver water. TMD will use a reclaimed gravel pit for water storage in what is now called the Stonewall Springs South Reservoir complex. The NDS, which is expected to deliver water to TMD by 2024, is being funded through tap fees and renewable water fees.

For more information on TMD, see http://triviewmetro.com. For more information on the NDS project, see https://triviewnds.org.

Martinez then introduced Jessie Shaffer, district manager for WWSD, who is a Colorado native who graduated with a bachelor’s in engineering from the Colorado School of Mines and a master’s in business administration from Colorado Christian University. Shaffer has 21 years of experience as a design professional focusing exclusively on water and wastewater. He has been the district manager of WWSD for 15 years and is currently focused on redundancy, resiliency, and sustainability. Shaffer also serves as the president of the board for the El Paso County Regional Loop Water Authority (EPCRLWA).

Shaffer said that the Town of Monument, Donala Water and Sanitation District (DWSD), Cherokee Metropolitan District (CMD), and WWSD have come together over the past two years to form a new water authority through an intergovernmental agreement. The goal is to pool and share resources and leverage all their assets to build infrastructure that would allow water, including treated effluent, that is flowing south in Monument and Fountain Creeks to be stored at Calhan Reservoir at Woodmoor Ranch and then pumped back north to be used by customers of the participating districts.

The concept is not new, Shaffer said, with studies having been done as far back as 2011 when WWSD purchased what was then called JV Ranch, which came with very senior water rights and a reservoir. One of the studies looked at options on how to capture reusable water, some of which is reusable to extinction. He noted that half of the water delivered to customers is irrigated outdoors and evaporates while the other half gets captured in the wastewater treatment system. He noted that many water districts have or will soon have plans for IPR and/or DPR. The game plan is to construct a treatment plant by the reservoir for water diverted by the Chilcott Ditch and pump it up north via a pipeline owned by CMD, along with some additional construction of pipeline into the northern part of the Loop area. One possible future option would be to use the Upper Black Squirrel Designated Groundwater Basin, a shallow aquifer for non-evaporative storage.

By pooling resources, the Loop could achieve economies of scale, lowering costs and increasing efficiency, redundancies, and resilience. The Loop can capture most of its participating entities’ return flows and Fountain Creek water supplies. The Loop would enable regional well field management and storage with opportunities to reduce evaporation and streamflow losses by piping the Chilcott Ditch and covering the Calhan reservoir in the future, Shaffer said. In 2022, the authority was formed via an IGA and was awarded $4 million in American Rescue Plan Act (ARPA) fund grant dollars to evaluate and move forward with the project.

In 2023, EPCRLWA has been refining the cost-sharing and business models, will study the operations and maintenance costs, and begin the schematic design to improve cost estimate accuracy. Shaffer expects the authority to develop and implement a public relations plan once it knows the costs and to begin engineering design by Q1 2024. From 2024 to 2025, the authority would complete the engineering design and develop and execute the financing strategy. From 2025 to 2026, he expects construction to begin. Shaffer noted that Colorado Springs Utilities (CSU) had its own reuse study but that EPCRLWA had calculated that while initial construction costs would be lower, the associated annual fees mean that after nine years, the Loop would be cheaper for customers in the long run.

Shaffer answered a question about the purity of treated wastewater delivered to homes by saying that there are a number of treatment options used, that every stream nationwide has treated wastewater going into it and that he was very confident that it would make customers’ water very pure. He said that he could not say that it would taste the same as water from the Denver Basin; noting that WWSD is already delivering surface water in parts of the year from Lake Woodmoor, which has a different taste than groundwater.

Martinez then hosted the panel, taking questions from the audience. McGrady answered a question, saying that the NDS has no plans at this time to provide service to neighborhoods on individual wells. A resident asked why medians were being watered in Northgate, and Shaffer noted that heavy-handed conservation conflicts with land use and that WWSD is not a land use organization but does have mandatory conservation restrictions every year. King noted that the Town of Monument is looking at the issue and expects to develop more restrictive water conservation moving forward.

Residents noted that the Loop and NDS sounded similar and wondered why they did not join forces. McGrady answered that NDS had originally expected to have five to six participants but that, reviewing CSU’s permits for SDS, they found an “over the divide issue” where SDS was not allowed to serve water out of Division 2 in the Arkansas watershed into Division 1 in the South Platte watershed (see https://waterknowledge.colostate.edu/water-management-administration/water-rights/administration-of-water-rights/..) That precluded some of the WWSD service area which extends into Division 1. Shaffer said it would be problematic to re-open the SDS permit. King added that one of the concerns with the Monument Ridge West annexation was that it would preclude the town from using the NDS.

For more information on WWSD, see https://woodmoorwater.org;; for more information on EPCLRWA, see https://www.loopauthority.org.

Presentations and resources from the NEPCO meeting can be found in the member area of the NEPCO website. Contact your HOA for information on how to access the member area.

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NEPCO meetings are usually held on the second Saturday of every other month at the Woodmoor Barn, 1691 Woodmoor Dr., 10 a.m. to noon. The next meeting is Sept. 9 with the topic of Town of Monument Land Use Planning. All members of HOAs are welcome. For more information, see https://nepco.org.

Jackie Burhans can be reached at jackie.burhans@ocn.me.

Other NEPCO articles

Woodmoor Improvement Association, July 5 and 26 – Board questioned by residents, hears input on common areas

By Jackie Burhans

At its July 5 meeting, the Woodmoor Improvement Association (WIA) board president, Brian Bush apologized for rescheduling its June meeting, explaining that there had not been enough board members to form a quorum. In addition to directors’ reports, the board addressed a resident’s concern about its operations. At its July 26 meeting, the board heard input from residents of the South Woodmoor Preserve.

Resident questions board operations

South Woodmoor resident Jennifer Davis expressed her concerns that the board’s executive sessions are not being held in accordance with the law. The public board meeting, generally held on the fourth Wednesday of each month, is usually preceded by an executive session that is not open to the public. Davis handed the board a copy of the Colorado Common Interest Ownership Act (CCIOA, pronounced “Kiowa”), referring to section 308 regarding executive sessions. Davis asserted that the board must open its public meeting first and then go into executive session and that the minutes are supposed to indicate the purpose of the board meeting. She further noted that CCIOA limits the purpose of executive sessions to six specific reasons.

Davis also noted that there had been some concerns raised on the NextDoor platform, indicating people felt disconnected. She said the board’s agenda was not posted and recommended it do so on its website. Her own concerns revolved around issues with WOSC LLC, and she asserted that it was possible that, in a court of law, a judge could deem the board’s actions null and void if they were not conducting their meetings in accordance with the law. WOSC LLC was formed to purchase open space in south Woodmoor and donate it to WIA.

Board President Brian Bush noted that the association is not governed by CCIOA but that her concerns were valid and that the board would discuss them. CCIOA, which is part of the Colorado Revised Statutes (CRS 38-33.3-101 to -401), is a set of laws that govern the formation, management, powers, and operation of common interest communities, also known as homeowners associations (HOAs). According to the Colorado Department of Regulatory Agencies website, some provisions apply only to communities created after July 1, 1992, while others are limited based on the annual assessment and size of the planned community. WIA was established in 1971 and has an annual assessment of under $300. For more information, see https://dre.colorado.gov/ccioa-and-other-state-local-and-federal-laws.

HOA Administrator Denise Cagliaro noted that the board agendas are posted on the website at https://woodmoor.org/meeting-agendas/

Resident input on common area improvements

At its July 26 meeting, the board invited community members to provide input on common area improvements, focusing primarily on the South Woodmoor Preserve that the board had accepted in June 2022 from WOSC LLC. See article at https://www.ocn.me/v22n7.htm#wia. About 25 people attended the meeting.

Bush noted that the board constantly tries to improve the common areas but thought it would be good to solicit input from the community to consider as it develops budgets and makes maintenance and management plans. He noted that, as part of the acceptance, WIA had agreed with WOSC LLC on specific improvements it would make at the preserve. He also said the board is committed to treating the preserve like its other open spaces. He also reminded attendees that, as a nonprofit entity, WIA cannot prevent members of the public from accessing its open spaces.

The following input was given regarding the South Woodmoor Preserve:

  • The ability of first responders to locate people on its unnamed trails.
  • Opposition to dog waste stations, questions about the cost, and input on locations.
  • Approval of the new trail base and concern about its width.
  • Reconsideration of a fence to keep others’ dogs out of a private yard.
  • Concern about the possible addition of parking around the South Woodmoor Preserve
  • Concerns about prairie dogs, the raptor poles previously installed, and a request for collaboration with WIA.
  • Concern over loose dogs on the trail and a request for signs reminding users of state leash laws.
  • The procedure for requesting access over the trails to deliver landscape rocks.
  • Whether WOSC LLC could change the agreement that was made, removing some of its provisions.

Bush thanked the residents for their input, which the board would consider, he said. In responding to specific input, Safety Director Brad Gleason said a cell phone would help responders home in to within three to five meters of a call. Bush said previous surveys indicated residents want waste stations, of which 10 are already installed in other open spaces; they cost $250 to install and are maintained by a contractor for $70 per month. Common Areas Administrator Bob Pearsall said the width of the trail and the denial of the fence were related to the need for easement access by both WIA and Woodmoor Water and Sanitation District. Bush suggested the resident work with Pearsall to reconsider the fencing.

Noting the cost of installation and maintenance, Bush said the board has no plans to install parking at this time, He said the board was in “wait and see” mode on both parking and prairie dog concerns, given the extremely active construction in the area. The raptor poles previously installed were to encourage natural mitigation of prairie dogs and avoid the need for pesticides. Some of the poles have blown down due to high winds and will be removed, and the board will determine later whether to install more sturdy poles or what other actions to take. For the resident working with a wildlife company to control prairie dogs on their property, Bush directed them to work with Steve Cutler, director of common areas, on any possible collaboration on the nearby common area space.

Gleason suggested residents call Woodmoor Public Safety (WPS) or the Pikes Peak Humane Society (PPHS) animal enforcement division and take photos or videos to help identify people with loose dogs. WPS can only cite residents, he said, while PPHS has additional resources. Bush said an email could be sent out on leash laws but noted that WIA has email addresses for only about half of its residents. He also noted that none of the open spaces has extensive signs. Bush suggested that the resident who wanted to access their yard over the trail work with WIA staff.

Finally, on the matter of WOSC LLC changing its requirements, Bush noted that the commitment was recorded by the clerk and recorder and was legally binding. Tish Norman, former president of WOSC LLC, noted that it had worked with WIA and reached a compromise agreement that would not please everyone. She also noted that as of June 1, WOSC LLC had been disbanded, and she would send out her last update the following weekend.

Other concerns unrelated to the South Woodmoor Preserve included the possibility of a trail on the median in the middle of Fairplay Drive, guidelines for donations to WPS for vacation checks, and questions about the mowing of open spaces. Bush noted that the county was responsible for Fairplay Drive itself and wouldn’t let WIA create a trail due to the cost of installing needed crosswalks. He suggested that residents contact the county. WPS Chief Kevin Nielsen said donations were voluntary, so no guidelines were available, but any contribution would be gratefully received. Pearsall noted that open spaces are mowed twice a year, and those that were accessible had been mowed recently and would be mowed again in October. He said the increased rainfall has caused the grass to grow exponentially; Bush asked that residents mow tall grass on their property so it would not dry up and become a fire hazard.

Board highlights

  • Homeowners Association manager Denise Cagliaro reported that WIA was still working with IT to get the insurance company to replace the newly ordered computers that were damaged in storage.
  • Director of Community Outreach Brain DePaiva reported that a Northern El Paso County Coalition of Community Organizations (NEPCO) meeting was held on July 22 at the Barn covering the recent annexation request by Monument Ridge and presentations by Triview Metropolitan District and the El Paso County Regional Loop Water Authority (EPCRLWA). For more on NEPCO, see the article on page < 18 >.
  • The board unanimously approved spending $1,150 to replace batteries for WPS’ Motorola radios.
  • Nielsen reported that WPS will no longer provide traffic control for Lewis-Palmer Middle School and Palmer Ridge High School due to risk and liability issues. He asked that residents drive carefully and watch for kids as school starts back up.

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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 Aug. 23.

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

Northern El Paso County Coalition of Community Organizations (NEPCO) – Wildfires drive up insurance costs in county

By Dave Betzler

The good news is that Colorado has earned another top three recognition. The not-so-great news is that this somewhat smoke-obscured national ranking is for Colorado’s wildfire risk. May was Wildfire Awareness month, providing an opportunity to look at wildfire risks and rising insurance costs facing individual homeowners. The recent catastrophic East Troublesome and Marshall/Boulder wildfires sharply, and in some case painfully, highlighted the dynamics of property insurance, a Rubik’s cube of wildfire risk, rebuilding costs, premiums, and regulatory changes.

Colorado is third nationally for properties in areas of high or extreme risk, and over 40 percent of Colorado’s nearly 6 million people live within the wildland urban interface (WUI). By definition, the WUI is the line, area, or zone where man-made structures and development intersect with undeveloped lands and vegetative fuels. In a two-state—Colorado and New Mexico—risk study, El Paso County was “particularly concerning” for properties at risk of wildfire damage.

Homeowners across northern El Paso County face twin challenges of insurance availability and affordability, and overcoming these challenges will not be easy, quick, or inexpensive. Area homeowners as well as those moving to Colorado face annual insurance costs that are roughly 30% higher than the national average, with 2021 reflecting insurance premiums that were up an average of 12%.

The all-too-common reality for consumers is fewer insurance carriers, limited policy choices, and continuing premium spikes. Nationally, tornadoes and hurricanes account for almost 90% of all losses, with wind/hail accounting for 5.4%, followed by catastrophic fires for 1.5%. Louisiana, Florida, and Texas, followed by Colorado, are the highest-cost states for property insurance. At the state level, more than 75% of insurance carrier groups have written fewer policies, and in Darwinian fashion, large firms are absorbing the small.

In a turbulent and dynamic insurance market, the desired homeowner goal of stable policies and reasonable premiums can often appear like a distant mirage. In Colorado, consumers do have an insurance watchdog and advocate. Vince Plymell, a senior Division of Insurance official, noted that investigation of consumer complaints following the East Troublesome and Marshall fires recovered $19.6 million for consumers, a 93% increase in dollar recovery over the previous year.

In Colorado, property and casualty insurers are governed by regulations and guided by administrative agencies, with oversight by the state Legislature. Legislators are increasingly concerned with today’s dynamic insurance environment of rising costs and limited policy choices and the downstream effect on homeowners. The Legislature developed Senate Bill 22-213, which called for creation of a wildfire urban interface Code Board to oversee statewide wildfire-related buildings and land-use standards. SB 23-213 included language for statewide regulation and enforcement of land use, a particularly concerning clause for homeowners associations and their members. The 2023 Colorado legislative session ended May 8 with SB 23-213 failing to pass after legislators were unable to reach a compromise between the Senate and House versions.

Most states have some type of minimum coverage or insurance-of-last-resort as a safety net for homeowners. Fair Access to Insurance Requirements (FAIR) plans were created as a response to insurance market unavailability that occurred when insurers stopped providing coverage to high-risk properties and individuals in specific geographic areas. These state-mandated FAIR plans create an insurance pool funded by the insurance companies to provide coverage to individuals and businesses who are unable to obtain insurance in the regular market. In essence, FAIR plans function as a quasi-governmental insurer for homeowners unable to secure a regular insurance policy. This session, Colorado legislators proposed a FAIR plan that, if enacted, would function as insurer-of-last-resort for homeowners and businesses.

Colorado’s heightened and growing wildfire risk, coupled with a more stringent insurance market conditions, limit consumer options and add more difficulty for the individual insurance decision maker. A statewide independent poll in 2015 found that 96% of Coloradans said that it’s very important or pretty important for homeowners to undertake fire mitigation. Monument Fire District has a no-cost risk assessment program that gives homeowners important steps to reduce the wildfire risk, and NEPCO’s (Northern El Paso County Coalition of Community Organizations) Wildfire Preparedness Committee provides practical tips to ensure safety and survivability for those living in the wildland urban interface.

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NEPCO meetings are usually held on the second Saturday of every other month at the Woodmoor Barn, 1691 Woodmoor Dr., 10 a.m. to noon. The next meeting is July 15. The topic is water issues. All members of HOAs are welcome. For more information, see http://nepco.org.

Other NEPCO articles

Woodmoor Improvement Association, May 24 – Board hears about new regulation regarding vegetable gardens

By Jackie Burhans

At its April meeting, the Woodmoor Improvement Association (WIA) board heard an update from the Northern El Paso Coalition of Community Organizations (NEPCO) meeting regarding legislation around homeowner association (HOA) rules for vegetable gardens. It also heard residents’ concerns about trashcans and email communication and heard director reports.

HOA legislation on vegetable gardens

HOA Administrator Denise Cagliaro attended the May meeting of NEPCO in Director Rick DePaiva’s stead. She reported that the state Legislature passed a bill requiring HOAs to allow vegetable gardens in the side and front yards of homes. WIA must pick three designs that are pre-approved and post them on its website. Cagliaro clarified that the rule does not cover greenhouses. The Architectural Control Committee (ACC) is working on developing the approved designs and taking into consideration the need for deer fencing, said ACC Administrator Bob Pearsall.

The legislation in question is SB23-0178, Water-wise Landscaping in Homeowners’ Associate Communities. It reiterates current regulation that allows for non-vegetative turf in backyards, hardscape in a portion of the landscaping area, 80% drought-tolerant plantings, and vegetable gardens in the front, back, or side yard of an owner’s property. The bill requires an HOA to permit three pre-approved garden designs that adhere to principles of water-wise landscaping or be part of a water conservation program operated by a local water provider. For more information, see https://leg.colorado.gov/bills/sb23-178.

Resident concerns

Two residents spoke at the board meeting. One of them noted that there were several neighbors leaving their trashcans out after their trash had been picked up and asked if there weren’t something that could be done. President Brian Bush, for whom this is a pet peeve, noted that WIA has stickers they can place on trashcans reminding them to take them in. Bush noted that residents could report such incidents to covenant enforcement or Woodmoor Public Safety (WPS), and they will treat it as a covenant violation.

Above: Woodmoor Public Safety stickers may be placed on residents’ trash cans if they are left out after trash pickup has occurred. The issue of trash is covered in Article IV on Covenant Maintenance Assessments, Section 11 on Refuse and Rubbish. See more on the WIA covenants at https://woodmoor.org/governance/. Courtesy WIA.

Another resident asked if WIA had fixed its email problem. Vice President Peter Bille said it had not, but WIA was looking to switch providers. The resident said she could provide a referral to her provider, and Bush suggested she send it to Cagliaro and Bille, but not via email.

Board highlights


  • Treasurer Connie Brown noted that there will still be 100 unpaid accounts and that WIA would file 56 liens before June 1, noting this was a very small percentage of property owners. Bush noted that it was more expensive to pay liens than to pay the annual dues.

  • Brown commended the staff for holding down expenses.

  • Director of Covenants Per Suhr said there were 13 covenant-related items in April and that WIA preferred to handle issues with phone calls or friendly letters. There were no covenant hearings in May, nor did he anticipate one in June. Suhr commended Covenants Administrator Justin Gates, saying he has done a tremendous job, noting that in the past, there had been meetings every month with many residents.

  • Director of Architectural Control Ed Miller reported 47 submitted projects in April; 37 were approved by Pearsall and 10 were approved by the ACC. Year to date, 138 projects have been submitted, 31.3% fewer than in 2022, Miller said. The approval rate is 99.2%.

  • Cagliaro reported on behalf of Director of Forestry Cindy Thrush that there were seven Firewise grant visits and that WIA had just been notified by the state of an additional $30,000 in grant money.

  • Chipping days are scheduled at Lewis-Palmer High School on June 10 and 11, as well as on July 29 and 30. This service is free to Woodmoor residents.

  • The board unanimously approved a $1,000 deposit and budget not to exceed $39,000 to acquire a new Toyota RAV 4 hybrid to be received sometime in July. Public Safety Director Brad Gleason noted that WPS is transitioning away from Jeeps due to maintenance issues.

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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 28.

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

Woodmoor Improvement Association, April 26 – Board considers common area concerns

By Jackie Burhans

At its April meeting, the Woodmoor Improvement Association (WIA) board considered parking and rodent concerns at its newest common area as well as a request to purchase a portion of one of its common areas. The board heard about leveraging a county portal to report on roadwork needs and other operational reports.

Concerns at The Preserve

President Brian Bush noted that a resident had brought up a concern about people parking on the roads near the newest common area known as The Preserve in South Woodmoor to access its trails. Bush noted that all roads in Woodmoor are under the authority of El Paso County rather than WIA. He also reiterated that WIA, as a 501(c)(4) nonprofit organization, has no authority to restrict public access to the common areas in Woodmoor. Finally, he noted that WIA had just taken ownership of The Preserve land recently and would keep an eye on the parking situation but felt it was too early to decide on any course of action.

Similarly, he brought up a concern about prairie dog activity in The Preserve area, some of which may be caused by the increased construction in the Clover Leaf, Monument Junction, and Home Place Ranch developments. He felt it was too early to address this issue as well.

Bush asked for and received the board’s unanimous consent and ratification of this position.

Request to purchase part of common area

Bush said a resident had approached WIA with a request to purchase a portion of one of its common areas adjacent to their lot to combine it and offer the entire parcel for sale. He explained that WIA’s covenants do not allow it to sell or transfer any common area to any individual. He noted that it would take a vote with two-thirds of property owners agreeing to even allow an easement to a public utility. The only way to get around the restriction would be to change the covenants, and he believes the board would not recommend an election to change the covenants to sell a part of a common area.

He said he believes that the vast majority of residents wouldn’t want the board to sell a portion of any common area. Bush said he did not want to open that Pandora’s box for any reason and feels that the original developers made it difficult to sell the common areas for a reason. While the resident accepted that response, Bush asked the board for its consent and ratification of that position, which it unanimously provided.

Note: The WIA covenants and other governing documents can be seen at https://woodmoor.org/governance/.

County portal used to report road issues

Director of Woodmoor Public Safety (WPS) Brad Gleason noted that WPS customarily provided a semi-annual road assessment to El Paso County but had not found that to be very effective in getting roads repaired. WPS now uses the county’s Citizen Connect portal to provide information and hopes that will be more responsive. Board Vice President Peter Bille said that the portal works and WPS Chief Kevin Nielsen confirmed that it gives you an email trail of your request. Bush asked Nielsen to contact the county to see if he could get a list of planned road work over the summer so WIA could provide that information to its residents.

You can learn more about and sign up for the El Paso County Citizen Connect portal at https://www.elpasoco.com/county-launches-citizen-connect/ or via the EPC Citizen Connect app, which is available for both iOS and Android devices from their respective app stores.

Board highlights

  • A resident who noted she had not received promised communication via mail or email was provided a paper version of the mail sent and told that her email domain was blacklisted so the association was unable to email her and that her area was known for difficulty with mail and package deliveries.
  • Homeowner Association Administrator Denise Cagliaro noted that there were 114 properties with outstanding dues and that WIA would be filing 65 additional liens for unpaid dues.
  • Director of Covenants Per Suhr noted that there were 25 reports in March with no covenant violations. There were two unfounded complaints, and 12 issues were resolved with friendly letters or phone calls. There was no covenant hearing needed in April, and he thought there would not be one needed in May.
  • Director of Architectural Control Ed Miller reported that there were 39 projects submitted in March of which 29 were approved by the office, nine were approved by the Architectural Control Committee and one was disapproved. The total number of projects to date this year is 92, which is down 21.4% from 2022, with an approval rate of 98.9%.
  • Director of Forestry Cindy Thrush reported that WIA is working with the state forestry office on additional funding opportunities for wildfire mitigation. The chipping dates are set for June 10 and 11 and for July 29 and 30 at Lewis-Palmer High School. This service is free to Woodmoor residents to dispose of slash from their property.
  • Director of Common Areas Steve Cutler reported that common area mitigation has been scheduled along with spraying for noxious weeds in May. Information will go out to residents near The Preserve in South Woodmoor about the noxious weed program to get their buy-in and participation on their own properties to benefit themselves as well as the common area.

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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 May 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

Northern El Paso County Coalition of Community Organizations – NEPCO hears from fire officials

By Marlene Brown

The Northern El Paso County Coalition of Community Organizations (NEPCO) held its general membership bi-monthly meeting March 11 at the Woodmoor Improvement Association (WIA) Barn Community Center. Bob Swedenberg, vice president, introduced board and committee members.

Swedenberg also discussed County Ordinance No. 22-002 regarding parking on county roads in Homeowner Association (HOA) areas. Numerous HOAs sent emails to the El Paso Board of County Commissioners (BOCC) recommending that the exception for indefinite parking of specialized vehicles be rejected. The county ordinance was passed for the regulation of traffic by the BOCC, adopting the 2020 edition of the “model traffic code” repealing all ordinances in conflict as registered with the county clerk and recorder. For the full ordinance, go to https://clerkandrecorder.elpasoco.com.

Larry Oliver, director of Membership, stated NEPCO has 47 members/homeowners associations representing over 10,000 homes and 20,000 registered voters within the NEPCO area.

Harold Larson, member-at-large, is now on the Pikes Peak Area Council of Governments (PPACG) representing NEPCO and the Tri-Lakes area. The mission of PPACG, a voluntary organization of 16 counties and municipalities, is to provide a forum for local governments. See www.ppacg.org.

Beth Lonnquist of Red Rock Ranch spoke about taking expenses for fire mitigation off taxes owed on Line 65 on the 1040 tax form, regarding Colorado HB16-1052 Wildfire Mitigation Income Tax Credit. The bill changed the wildfire mitigation income tax credit. As stated on the Colorado Legislature website www.leg.colorado.gov, an income tax deduction reduces a taxpayer’s taxable income. A tax credit reduces a taxpayer’s liability by taking a dollar-for-dollar reduction in what is owed by what the credit allows. It allows a landowner a credit of 25% of the costs incurred in performing wildfire mitigation measures not to exceed $2,500. Any amount more than the landowner’s tax liability in the year the credit is first claimed may be carried forward to offset the landowner’s tax liability for five years.

Lonnquist also reminded everyone that it is time to sign up for the Monument Fire for Chipping Day. HOAs can sign up for free and the Fire Department will send a chipper and two firefighters to help homeowners with tree and bush limbs.

Swedenberg introduced special guests Mark Gunderman, president, Donald Wescott Fire Protection District (DWFPD) Board of Directors, and Andy Kovacs, fire chief for the Tri-Lakes Monument Fire Protection District (TLMFPD). Gunderman explained how they spent $50,000 on an Emergency Services Consulting International (ESCI) Feasibility Study. The benefits of unifications are the realization of economies of scale between the two departments, better resources and coverage, and better pay for DWFPD personnel without raising taxes, Gunderman said.

Kovacs has been TLMFPD chief for two years and has 30 years in the fire service. His focus has been pre-fire planning; zone haven, an evacuation tool; free home inspections by firefighters; and 21 chipping events this year. Eventually, DWFPD will be dissolved and the mill levy will be reduced to match TLMFPD. The new district will be named Monument Fire District.

Bob Mooney, Transportation and Land Use Committee chair, reported that the Monument Planning Commission (MPC) will recommend reinstating Hay Creek subdivision. The plan proposes 213 acres in 20 parcels with a minimum parcel of 5.5 acres. Terra Ridge North proposes 11 2.5-acre lots. Lots will have individual wells and septic systems.

NEPCO is looking for help regarding the Land Use Committee. Contact Mooney at bobmooney01@msn.com or 719-930-9735.

Above: At left, Jim Reid, regional director of the Pikes Peak Office of Emergency Management, announces his retirement. At right is Chief Kevin Nielsen of Woodmoor Public Safety. Photo by Marlene Brown.

Jim Reid, regional director for the Pikes Peak Office of Emergency Management (PPOEM), announced his retirement after 20 years of leadership service with El Paso County. He served as executive director of the Public Works Department and the county OEM director with a budget of over $35 million, 170 employees, 2,100 miles of roadway, 22,000 acres of right-of-way and 273 bridges. Since Reid became director of PPOEM, it has concentrated on zone haven, evacuation exercises, and emergency response times.

For more information about PPOEM, go to https://admin.elpasoso.com/pproem.

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NEPCO meetings are usually held on the second Saturday of every other month at the Woodmoor Barn, 1691 Woodmoor Dr., 10 a.m. to noon. Next meeting is May 13. All members of HOAs are welcome. For more information, see http://nepco.org.

Marlene Brown can be reached marlenebrown@ocn.me.

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Woodmoor Improvement Association, March 22 – Board approves revisions to design manual

By Jackie Burhans

At its March meeting, the Woodmoor Improvement Association (WIA) board approved revisions to its Project Design Standards Manual (PDSM), postponing its response to a resident’s concern about a neighbor’s shed. It also approved the acquisition of a hybrid Toyota RAV4 to replace an aging Jeep. Board members also provided reports.

Revised PDSM applies to resident concern

Resident Jennifer Davis addressed the board to call attention to a covenant violation she had submitted on March 1 for which she had not gotten a confirmation or response. Her complaint pertained to a shed installed in South Woodmoor that has a gable roof while the home has a hip roof. The covenants for South Woodmoor require that other structures be in harmony with the external design of the primary dwelling, she noted. She also expressed concern that the roof pitch on the shed was in violation of the PDSM and that it was not installed on a concrete foundation.

President Brian Bush apologized that WIA’s response was delayed and she had not yet received it. He noted that the PDSM was a living document and might not reflect the current guidance followed by WIA and the Architectural Control Committee (ACC). ACC administrator Bob Pearsall also noted that the complaint was received on the 1st and the next available ACC meeting was on the 14th, after which director of Architectural Control Ed Miller needed some time to fashion a response.

Bush noted that the ACC had adopted changes over time, some of which were just now being incorporated into the PDSM. He asked that Davis review the updated PDSM in light of her concerns and then come back to discuss it with board members or the ACC administrator. He noted that she still had the ability to object to decisions made by the ACC or the board.

Later in the meeting, Miller moved to approve the PDSM as revised by the ACC. Bush noted that all board members had had an opportunity to review the changes. Pearsall characterized the changes as updating the PDSM to reflect current guidance and adding a section on subdividing lots that a resident had noted was missing. The board voted unanimously to approve the revised PDSM.

The PDSM, covenants, and other governing documents can be found on the WIA website at https://woodmoor.org/governance/.

Toyota hybrid to replace aging Jeep

Board member and director of Woodmoor Public Safety (WPS) Brad Gleason moved to approve an expenditure not to exceed $38,000 to acquire a 2023 Toyota RAV4 Hybrid to replace one of the 2019 Jeep Cherokees.

Bush commended Gleason and Chief Kevin Nielsen for their extensive analysis and noted that the vehicle being replaced had over 100,000 miles and had issues with reliability. WIA hopes to save on fuel costs and will analyze this vehicle to inform future purchases. The board unanimously approved the request.

Board highlights

  • Bush noted that he had met with El Paso County officials and learned that Highway 105 Project A, to widen the highway from the Kum & Go to Lake Woodmoor Drive, would start in June or July. Monument Academy will separately put in a loop this summer that goes around the back of its building and feeds to a roundabout on Knollwood Drive at Village Ridge Point that the county will install as part of its project to improve traffic safety.
  • Bush said the developer may start improving Jackson Creek Parkway (JCP) from the future Whataburger to Highway 105 this summer. The section of JCP to Higby is the responsibility of the Town of Monument.
  • Project B on Highway 105 between Lake Woodmoor Drive (LWD) to Martingale Road, funded for 2024, will flatten hills and install extensive retaining walls with fences on top. Below LWD there will be a four-lane road, and above LWD there will be a three-lane road with a “T” intersection at Fairplay and Furrow Road. The “T” intersection will be a lane, concrete divider, left-turn lane, and another concrete divider.
  • Bush met with the developer of North Bay and Waterside who said they will designate a piece of land behind The Barn as part of the homeowners association of Waterside and put in a deed restriction so that no one can build on it.
  • Gleason reported that WPS has hired Darrin Abbink, a retired lieutenant from the Colorado Springs Police Department.

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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 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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Woodmoor Improvement Association, Jan. 30, Feb. 1 and 23 – Annual meeting, reorganization, and signage

Woodmoor Improvement Association, Jan. 30, Feb. 1 and 23 – Annual meeting, reorganization, and signage

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Jan. 30 for its annual meeting to elect new board members, review 2022 accomplishments, state 2023 goals, and recognize good neighbors. The board met on Feb. 1 to certify the election, reorganize its positions, and approve operational procedures. Finally, the board held its regular meeting on Feb. 23 to hear a request for trail names for the South Woodmoor Preserve open space.

President Brian Bush implored residents to store their trash cans after pickup and reminded them that open fires are prohibited and are subject to a $5,000 fine.

Annual meeting

Bush opened the Jan. 30 meeting, inviting the audience to ask questions as he presented. The presentation is available on the WIA website at http://bit.ly/wia-2023-annual. After conducting the pledge of allegiance, Bush recorded the required proof of notice for the meeting, confirmed the quorum, and reviewed the rules of conduct for the meeting.

At the time of the meeting, four people had submitted nomination forms, residents could vote at the annual meeting, and ballots were scheduled for counting the following week.

Above: Woodmoor Improvement Association held its annual meeting on Jan. 30 at The Barn to review accomplishments, set goals, recognize good neighbors, and hold its board election. President Brian Bush presided, with board members Ed Miller, Cindy Thrush, Steve Cutler, Peter Bille, Per Suhr, Brad Gleason, and Rick De Paiva available to speak and answer any questions. Photo by Jackie Burhans.

Bush reviewed the mission of WIA to perform covenant and architectural control, maintain and improve common areas, and provide public safety. He also noted that WIA monitors issues in surrounding areas that may affect its residents.

Noting that board positions are unpaid, he introduced the 2022 board members and WIA staff. The WIA dues for 2023 have increased by $8 to $283 annually after considering the impact of inflation on salaries and the cost of improvements. The top three income sources were dues, new construction fees, and rentals. Top expenses other than payroll were common area improvements, maintenance, and forestry. Bush commended the WIA and WPS staff for holding expenses under budget. He noted that insurance was becoming more expensive, and if it continued to increase or was denied, WIA might have to close Toboggan Hill or drain the remaining ponds.

Woodmoor Public Safety (WPS) services include immediate officer response, vacation checks, crime prevention, traffic control, 24/7 patrols, and interagency support and communication. In 2022, WPS had 12,000 on-duty hours, drove 72,200 miles, completed 12.556 vacation checks, responded to 945 calls for service, and more. WPS received $20,602 in donations for vacation checks. Bush noted that, despite concerns about the recovery center on Woodmoor Drive, the El Paso County Sheriff’s Office reported patient calls, parking complaints, and a few welfare checks, but “nothing of too much concern.”

Bush reviewed the 2022 highlights:

  • Modest improvements to The Barn, including adding a small roof, refinishing the floors, and purchasing new tables.
  • Continuing support for the Safe Routes to School trail. The county prohibited using Lake Woodmoor Drive in front of the spillway, so the D38 school district got another grant to build a bridge.
  • Managing the $245,000 matching grant for wildfire mitigation to facilitate the creation of a defensible corridor.
  • Four chipping days over two weekends that were free to residents.
  • Acceptance of the 65-acre South Woodmoor Preserve from the Woodmoor Open Space Committee LLC (WOSC). WIA will mow, mitigate, and spray for noxious weeds, upgrade two trails, and, eventually, add benches and pet waste stations, and raptor poles after resident input.

For 2023 goals, Bush highlighted:

  • Managing the final year of the fire mitigation grant.
  • Developing trails and enforcing community standards.
  • Administering covenants and design standards for the new Cloverleaf development of 131 homes.
  • Proactively managing the reserve fund so that future needs are planned and funded.
  • Continuing to digitize WIA files.
  • Scheduling two chipping weekends in June or July; they will be free to residents.

Top covenant violations include trailers on property more than 72 hours and barking or aggressive animals. Many issues are resolved with a friendly email or phone call without requiring hearings or fines. There was a total of 304 violations, which was down from 425 the previous year. Top architectural projects were repainting and deck replacement, with 634 total projects (down from 762), of which 98.2% were approved by the Architectural Control Committee or office staff.

Good neighbor award nominations were awarded to three couples: Peter and Carol Clark, Charles and Shirley Cooke, and Louis and Sue Plants. The couples were recognized for their kindness and compassion in looking after their neighbors and helping them with yard work, snow removal, and food deliveries. Each couple received a $75 Home Depot gift card.

The meeting ended with a round of questions and answers on topics, short-term rentals (STRs), increased crime, updates on developments near The Cove townhomes, water availability, and the level of Woodmoor Lake. Bush replied that Woodmoor covenants cannot prohibit STRs, but WIA does regulate them as a home business. Public Safety Director Brad Gleason said crime trends have increased in the county, but Woodmoor has seen only minor increases in thefts from open garages and vehicles. Bush noted that the latest plans for North Bay included 30 single-family homes, and he had not seen any update on Waterside. Bush said, as the current president of Woodmoor Water and Sanitation Department (WWSD), it had enough water for a total build-out of 7,000 units, currently from wells but later from the Woodmoor Ranch. He confirmed that the developments on either side of Jackson Creek Parkway would be served by WWSD, which had increased tap fees and charges a premium for high-density development. Woodmoor Lake, owned by WWSD, had to be drained for some infrastructure development and will be refilled to its normal level by next year.

Board reorganization

At the Feb. 1 meeting, the board provided certified election results, which re-elected three members. The board re-instated and reorganized to the following roles:

  • Brian Bush, President
  • Peter Bille, Vice President
  • Connie Brown, Treasurer, re-elected
  • Steve Cutler, Common Areas
  • Rick DePaiva, Secretary and Community Outreach, re-elected
  • Brad Gleason, Public Safety, re-elected
  • Ed Miller, Architectural Control
  • Per Suhr, Covenant Control
  • Cindy Thrush, Forestry

Woodmoor area developments

As a member of the Northern El Paso County Coalition of Community Associations (NEPCO), WIA monitors new developments in the area and comments where appropriate. The board submitted comments opposing the back entrance/exit from the proposed Caliber apartments near Palmer Ridge High School. The proposal has since been withdrawn. The board submitted additional comments opposing the routine use of the back entrance onto South Park by the Brookmoor development. WIA has been working with The Heights property owners association (POA) to monitor the Monument Ridge East development. Finally, WIA weighed in on the new El Paso Board of County Commissioners (BOCC) traffic ordinance, but the BOCC passed the ordinance as proposed.

South Woodmoor Preserve signs

At the regular Feb. 23 meeting, the board heard from resident Tish Norman, president of WOSC LLC, about its request to name trails in the South Woodmoor Preserve (SWP). Noting that WOSC had been instrumental in preserving and donating the land, she presented the results of a survey by the members of WOSC on finishing unimproved social trails, naming connector trails, and concerns about bench, pet waste stand, and raptor pole placements. She said she had sent the 17-page document, including free-form comments, to Bush, who said he would share it with the rest of the board.

Above: The map shows the newly improved trail in blue in the South Woodmoor Preserve (SWP) open space recently donated by WOSC LLC to the Woodmoor Improvement Association. At the Feb. 23 meeting, the board reported that it approved its contractor’s suggestion to include the yellow “spur” as it would be more cost-effective and would result in less disturbance to the land. The SWP is near Jackson Creek Parkway and Higby Road, behind Lewis-Palmer High School. The map also shows the Cloverleaf development next to SWP. Map provided by Woodmoor Improvement Association.

Norman said she had been told by the Architectural Control Committee (ACC) that WIA would not name the trails but was not given a reason. She said WOSC was not asking for trail signs but wanted to put the names on the approved map stands. Her concern was for safety, she said, noting that Emergency Medical Services (EMS) would have difficulty finding someone on the intermingled trails. Gleason noted that a 911 system would show the nearest house and that naming the trail would have no bearing on EMS being able to find someone.

Bush thanked Norman for her presentation and said the board would consider the comments from the survey. He explained that no other trail in WIA has a name and that the request included proposed trails that might never become trails. The board has 200 acres to shepherd with a finite budget, he noted, and had already undertaken significant work in the SWP in the eight months it has owned it. Thrush expressed her concern that this had been proposed and rejected four times and suggested that residents could add names to trail apps if they wished. She felt the board should put the issue to bed. Resident Jennifer Davis was not in favor of trail naming and thought designating them on apps was a good idea; she also thanked the board for its clarification on EMS responses.

Above: President Brian Bush, right, recognized Peter Clark, left, and his wife Carol along with two other couples—Charles and Shirley Cooke and Louis and Sue Plants—as good neighbors. The Good Neighbor Award started in 2005 to recognize fellow residents whose generous neighborly deeds normally go unrecognized. The couples were recognized for their kindness and compassion in looking after their neighbors and helping them with yard work, snow removal, and food deliveries. Each couple received a $75 Home Depot gift card. Photo by Jackie Burhans.

Board highlights

  • The board appointed Bush, Bille, Brown, and DePaiva as authorized signers on its financial accounts.
  • The board voted unanimously to meet on the fourth Wednesday of each month at 7 p.m. following a 6 p.m. executive session. The November and December meetings will be moved earlier due to the holidays.
  • The board also set its covenant hearing dates and appointed committee members.
  • The board authorized the ACC administrator to approve certain projects, handle compliance fee refunds up to $500, and handle routine change orders for all projects.
  • The board authorized the director of forestry to review and approve tree removal requests and Firewise lot evaluations and appoint Forestry Committee members.
  • Gleason noted that most red flag warning days, which indicate increased fire danger, occur in March through July and asked residents to check local media and the sheriff’s website for fire bans before using outdoor grills.

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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 March 22.

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