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Home Owners Association Articles

Northern El Paso County Coalition of Community Associations Inc. – Monument, Triview officials share information

Highlights

  • NEPCO, representing 42 HOAs with over 10,000 homes and 20,000 voters in northern El Paso County, held its bi-monthly meeting on March 14 at the Woodmoor Barn to facilitate communication between HOAs and local government entities.
  • The meeting included Monument Town Council and Planning Department members and featured speakers Dan Ungerleider, Monument Planning Director, and Jason Gross, Triview board president, who discussed planning and services.
  • Fire preparedness was highlighted by Beth Lonnquist, emphasizing home hardening and fuel reduction to slow wildfire spread, including mowing grasses under 4 inches and removing dead trees and limiting combustible materials around homes.
  • Ungerleider provided an update on Monument's 2040 Comprehensive Plan, noting population growth, new neighborhoods, staff turnover, and a long-range policy for development decisions over the next 10–15 years.
  • Gross explained Triview's role since 1985 in providing public services to Monument, with 2,595 current water accounts and projected growth to 3,226 single-family homes, plus about 31 full-time employees; the wastewater and water services are governed via an Intergovernmental Agreement and annual contracts.
  • The Higby Road Improvement Project began in March and is due for completion in November, featuring two roundabouts, a center island, pedestrian crossings, and sidewalks.

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its bi-monthly meeting on March 14 at the Woodmoor Barn. NEPCO currently has 42 member Homeowner Associations (HOAs) with over 10,000 homes and over 20,000 voters within northern El Paso County. NEPCO strives to provide meetings to facilitate communication between HOAs and state, county, and local government representatives.

A few of Monument’s Town Council and Planning Department members attended the meeting: Mayor Pro Tem Steve King and Councilmember Laura Kronick; Jenna Gorney, senior planner with the Monument Planning Department; and Assistant Manager of Triview Metropolitan District Steve Sheffield. The guest speakers were introduced: Dan Ungerleider, director of the Monument Planning Department, and Jason Gross, board president, Triview.

Beth Lonnquist, Red Rock Ranch HOA and board member of NEPCO, presented “Fire Preparedness.” Colorado is moving into wildfire season, and the spread of wildfires can be slowed by home hardening and reducing fuels to a fire’s spread with mitigation. Homes can be made fire-resistant by keeping the space between houses clear and limiting the presence of combustible materials. Keep grasses mowed under 4 inches, remove dead trees, and cut limbs up to 6 to 8 feet, she said.

As Ungerleider spoke of the Monument Planning Department, he focused on the town’s 2040 Comprehensive Plan. The last Comprehensive Plan was in 2017. Since then, the town has experienced population growth, development of new neighborhoods, turnover of staff in the Planning Department and in leadership at the town level. Monument has committed to a long-range policy to guide future development decisions over the next 10 to 15 years.

The plan will focus on core community issues related to land use, including transportation, economic development, housing, and growth in a meaningful way to reflect a small-town character. For more details regarding the Comprehensive Plan 2040, see www.monument2040.com.

Gross explained that Triview was formed in May 1985 to provide public services to Monument, including open spaces, roads, parks, and water. Currently, it has 2,595 water accounts. At full buildout, it is anticipated that there will be 3,226 single-family homes. Triview has 31 full-time employees, with Jim McGrady as the district manager.

Under an Intergovernmental Agreement (IGA) with Monument, wastewater treatment services are provided by the Upper Monument Creek Wastewater Treatment Facility, which is co-owned by Triview, Donala Water and Sanitation District, and Forest Lake Metropolitan District. Under an annual contract, services are provided to Forest Lakes Metropolitan District for water treatment, utility operations, and parks and open space maintenance. Go to triviewmetro.com for more information.

The Higby Road Improvement Project started in March and is expected to be complete in November. The project covers 5,500 feet of Higby Road from Jackson Creek Parkway to Harness Road, consists of two roundabouts, a center island, pedestrian crossings, and sidewalks on both the north and the south side of Higby Road. For more project information, detours, and closings, go to triviewhigbyroad.com.

Triview recently began moving to its new administration/utility building at 1641 Baja Dr. in the Terrazzo/Baja Planned Development.

Harold Larson, NEPCO board member, thanked the speakers for their informative presentations and adjourned the meeting at 11:45 a.m.

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The next NEPCO meeting will be on May 9 at 10 a.m. at the Woodmoor Barn, 1691 Woodmoor Dr. For more information regarding future presentations and membership information for HOAs in the area, go to nepco.org.

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

Other Northern El Paso County Coalition of Community Association articles

Gleneagle Civic Association, March 17 – GCA reports board changes, seeks declaration of covenants approval

Highlights

  • The Gleneagle Civic Association board is pursuing a court petition under CCIOA Section 217 to approve the rewritten declaration of covenants and short-term lease amendment, after the 2025 vote fell short of the 67% requirement.
  • A new GCA president, Mark Connell, announced other board changes including the appointment of Ray Micklewright as a new member; former president Jimmy Owenby stepped down.
  • The petitioning process, supported by Altitude Community Law, follows a failed 60% member approval in 2025 and aims to "clean up" the declarations and make information easier to find, though the assessment increase vote is not part of this action.
  • The board reported property damage risks from Mountain View Electric Association fiber installations and urged affected members to file claims, with ongoing monitoring of open space activity such as motorbikes.
  • Financial notes show a 5% assessment increase approved after the failed ballot, with 58 of 702 homeowners delinquent on payments and insurance costs rising to about $4,500 plus an umbrella policy, alongside other minor expenses.
  • Members discussed variances records, a Rivers Oaks-Pauma Valley property issue, noise-ordinance legislation implications, and potential Goodwill collaboration for a community donations day, with details to follow.

By David Futey

On March 17, the Gleneagle Civic Association (GCA) board held its bi-monthly meeting at Antelope Trails Elementary School. The meeting included updates on board position changes and the board proceeding with a court petition to have a declaration of covenants approved through a Colorado Common Interest Ownership Act (CCIOA) provision. The declaration did not achieve the required 67% approval for passage in the 2025 GCA membership vote.

Board members Mark Connell, president and Roads, Signs and Ditches chair, Glen Leimbach, vice president and Open Space manager, Steve Kouri, treasurer, and Ray Micklewright, secretary, were present. Jeff McLemore, Architectural Review Committee (ARC) chair, was unable to attend.

Connell introduced himself as the new GCA board president and updated other board changes. Connell stated that the previous GCA president, Jimmy Owenby, had to step down from the board. He introduced Ray Micklewright as a new board member. Micklewright is a Gleneagle resident who practiced law for the federal government for 20 years, serving mostly in overseas conflict posts. Though still a licensed attorney, Micklewright stated, “I am not the attorney for the board, but I am using my background as a lawyer to help the board.”

Connell introduced Leimbach as board vice president. Leimbach said, “I am also the co-manager of the open space, which has been pretty quiet” thus far this year. Leimbach then talked about the Mountain View Electric Association (MVEA) fiber-optic installations and damage caused to some member properties. The board recommends contacting MVEA and submitting a claim if property damage occurs. A Feb. 17 email from the board to members describes how to proceed with a claim.

The board is petitioning the courts to approve the rewritten declaration of covenants and short-term lease amendment, which was voted on by members in 2025, through CCIOA Section 217. The assessment increase that was voted on by members is not part of this petition. The declaration received 60%-member approval, but that was below the 67% threshold required in the current GCA covenants for passage. Section 217 provides a process where, if certain criteria are met, such as more than 50% of membership approving amending the declaration of covenants as occurred in the 2025 vote, the declaration can be approved through this petition..

The board has engaged Altitude Community Law firm to facilitate the petition through the courts. Kouri said, “Out of 700 homes, we had three-sevenths of the membership voting for the declaration, we had one-seventh of the membership voting against the declaration, and we have three-sevenths of the membership not even voting at all. We did everything we could with engaging the membership in the declaration rewrite with town halls and the voting process.”

By pursuing the vote on the declarations and now this legal avenue through Section 217, Kouri said the board wants to “clean up” the present declarations and amendments, some written as early as 1973, and make it easier for members to find information.

Kouri said the attorney informed him earlier in the day that “everything looks good” for the petition. The board had to provide a variety of documentation to the attorney, including emails to members, town hall information, returned ballots, and other information regarding the declaration and amendment voting process. GCA members will receive a notice in the mail about the petition so “nobody’s blindsided.” The board decided to take this legal step at its January meeting. The declaration and amendment proceeding through the courts is the same as was voted on by the membership.

Kouri said, “We really do appreciate everyone who participated in the (2025 voting) process. Whether you voted yes or no, we appreciate it because at least your voice was heard. But we didn’t want to start all over again.” Kouri then summarized the declaration updating process, which started in January 2025. The short-term lease will be an amendment to the declaration.

Connell said he attended the recent Northern El Paso County Coalition of Community Organizations (NEPCO) meeting. He said NEPCO has 42 HOAs as members and the meeting had two speakers: the Monument planning director and a speaker from the Triview Metropolitan District. Connell said, “It was a very interesting meeting,” and he intends to summarize his notes and provide them at a future date.

Connell talked about confronting individuals operating motorbikes on the Ray Berg Open Space (RBOS). He took photos and contacted the El Paso County Sheriff’s Office. He said this is “becoming a pattern” and reminded those in attendance of similar motorbike activity last year that “ripped up part of the open space.” He hopes the Sheriff’s Office will engage the riders.

A community member asked for clarification on what can be ridden on the open space trails. Electric bikes are permissible but not electric or gas-powered motorbikes. Connell said, “We are okay if it has pedals” and speeds “20-ish miles an hour,” though he was unsure of the exact number, “but it’s in that neighborhood.”

Connell talked about being approached by Goodwill Industries International Inc. Goodwill is interested in collaborating with GCA on a donations day. He said the board discussed the opportunity and is considering it, but “needs to develop that idea a little bit more.” He mentioned possibly combining it with a Monument-area food bank. It is tentatively scheduled for some time in July or August, possibly from 10 a.m. to 2 p.m. on the chosen date.

Kouri followed with a financial update. He said, “We started the year kind of awkward” because the ballot process with the related assessment vote was not finalized until Dec. 22. Since the assessment increase ballot measure failed, the board approved a 5 percent increase as allowed within the covenants. The board then had to inform the membership with a 30-day notice before that increase went into effect. This, in turn, caused assessment letters to be delayed. The due date for assessment payments was Feb. 1.

Kouri continued, “So we’re into March, and our financials right now are not quite where they should be.” He said there are only 58 homeowners out of 702 that have not paid their assessments. It was noted that several of the homeowners in arrears are repeat offenders. He said Balanced Bookkeeping’s communications with members have been “clear and straightforward,” and they are “doing a great job,”

Kouri said that it “is a slow time of the year, so we don’t have many expenses” at this time. The open space dog stations are being cleaned and emptied every other week, “well worth the money” for this being done. He said the insurance is due and has increased by $1,500. Other insurance companies were reviewed, but it was decided to stay with Auto-Owners Insurance. The annual insurance is now $4,500 with an umbrella policy at $1,100. There is also a $475 tax payment due.

A 40-square-foot plot of land off Westchester was discussed as property tax might need to be paid on it. When the developer transitioned, this plot was not included in the donation to the association; it is not presently tax-exempt. The tax on it is $22, or the association needs to file for exemption, possibly yearly.

Leimbach provided an update on the RBOS as two areas received attention. Near 14080 Gleneagle Drive, on the northside, about 100 yards were seeded and grass matted. On the open space, north of the windmill, is a large area that received topsoil and was seeded. The area was an old pit that was backfilled with broken asphalt and other material from the buildup near the original 14th hole. He then mentioned the MVEA fiber project and possible damage to public and private property. He said one GCA member was “really, really upset” as trees were cut down and flower beds damaged.

Regarding the Architectural Review Committee, Connell said that McLemore has new volunteers for the committee and that he is evaluating several submissions.

The following were discussed during member comments:

  • A GCA member asked if it is possible to get the records for all the variances that apply to a property. They have been cited for an RV, a closed trailer, that has been on the property for over 25 years, and screening projects. The member said he will ask for a board hearing. Micklewright provided information on how to submit for a hearing through the GCA website and that any recorded documents would be with the El Paso County Clerk’s Office, as a variance would be associated with the property.
  • A GCA member asked if the board knew the status of a property at Rivers Oaks and Pauma Valley. There is a car in a ditch, another car with a trailer, and a shed toward the front of the house. Connell said he would investigate it and provide the address to the covenants review company, Centerpoint Management.
  • A GCA member provided a lengthy update regarding noise abatement and ordinance legislation that is proceeding through the state Legislature. They were one of 15 citizens who recently testified regarding noise impact from facilities such as the Ford Amphitheater. The member said for-profit entities that own such facilities across the state are trying to attain legislation where they receive the same noise ordinance benefit as non-profit entities. This legal controversy concerning noise ordinances originated with Hobbs v. City of Salida (2024), which was a dispute regarding the city noise ordinance violating state standards in the Colorado Noise Abatement Act. If the legislation proceeds with Senate Bill 26-098, this might mean that noise from Colorado Springs venues impacting adjacent communities like Monument would be a legal issue between municipalities as opposed to being ruled by state law.

The board closed the meeting and proceeded into an executive session at 7:20 p.m.

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David Futey can be contaced at davefutey@ocn.me.

Other Gleneagle Civic Association articles

Woodmoor Improvement Association, March 25 – Public Safety leadership change

Highlights

  • The Woodmoor Improvement Association welcomed Darrin Abbink as the new Woodmoor Public Safety Chief, succeeding Kevin Nielsen who retired after 35 years of service.
  • A resident proposed expanding dog waste stations across Woodmoor, with about 90 survey responses showing 70% in favor, though the board cited cost, practicality, and aesthetics concerns and will seek clearer estimates and approvals before moving forward.
  • The board addressed the pace of the state wildfire mitigation reimbursement program, explaining that payments depend on state reimbursements and noting recent staffing changes as a factor in delays.
  • Reports from officers noted potential phone system problems, possible replacement needs, and financial shifts, including softer revenues from barn rentals and project fees.
  • Several operational items were reviewed: Covenants reported 27 items with zero violations, high archival approval rates for architectural projects, forestry activities and upcoming chipping days, and the notice of a destroyed Toboggan Hill picnic table requiring replacement.
  • For the Highway 105B project, the board approved granting to the county three easements valued at $81,200.

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on March 25 to say goodbye to one Woodmoor Public Safety (WPS) chief and welcome a new one. It also heard residents’ ideas for community dog waste stations, concerns about the pace of mitigation reimbursement, and director reports.

WPS chief changeover

Director of Public Safety Brad Gleason reported that WPS Chief Kevin Nielsen’s last day in office was March 26, with his last office day on Friday, March 27. Gleason said that after 35 years, he wanted to thank Nielsen for everything he had done for this organization and community. He wished Nielsen the very best.

Gleason also introduced the new WPS Chief, Darrin Abbink, saying WIA was excited to have Abbink on the team. He comes with a wealth of knowledge and experience leading a private security team. He retired from the Colorado Springs Police Department after 22 years of service in 2017 at the rank of lieutenant.

In the March newsletter, you can find a farewell letter from Nielsen and an introduction and biography of Chief Abbink: https://tinyurl.com/wia-news-2603.

Resident proposes expansion of dog waste stations

Resident Marty Froelich proposed expanding dog waste stations throughout the Woodmoor neighborhood to supplement the ones available in some of the common areas. He cited frequent encounters with bagged pet waste along the roadways during his runs and his wife’s daily dog walks. He said other communities had this amenity and wondered if Woodmoor residents would support this.

Froelich did an informal survey promoted throughout the neighborhood and on Nextdoor, garnering about 90 responses with 70% being in favor of the idea. He estimated installation costs at $250 to $300 per station, which could be covered by sponsors, and noted that the current monthly maintenance cost was about $66 per station. He suggested about 20 stations at high-traffic intersections along walking routes, including WIA-owned parcels or other easements, saying that the El Paso County Public Works staff expressed a willingness to work with the association.

Board members raised concerns about cost, effectiveness, and aesthetics, and President Brian Bush objected to the idea of sponsorship signage, noting that WIA seeks to maintain a natural character and avoid commercialization. Board member Jason Hann said installation and maintenance could exceed $15,000 annually and noted that the survey represented fewer than 3% of Woodmoor’s residents.

The board agreed that the proposal warrants further review but said it would need clearer cost estimates, written county approvals, and feedback from residents near proposed locations before committing funds. Froelich indicated he was willing to refine the proposal and gather additional input for the board to review at a later meeting.

Wildfire mitigation reimbursement discussed

A Woodmoor resident criticized the pace of a state-funded wildfire mitigation reimbursement program and said delays have discouraged him from completing additional work on his property. Bush and Hann explained that WIA must first receive reimbursement from the state before issuing payments to residents. Hann noted that the process is slow and complicated by state bureaucracy, noting that it had recently changed personnel and processes. Bush said Forestry Administrator Justin Gates had left his position in late January, and the new employee, Kelci Spencer, began working on March 16 with volunteers covering the operational gaps during the transition.

Hann said participation in the grant program is voluntary and urged residents not to abandon mitigation efforts. Bush apologized for the delay, saying that staff would follow up and get an answer in the next few days.

Highlights

  • Vice President. Homeowners’ Association (HOA) Administrator Denise Cagliaro reported on behalf of Vice President Peter Bille that WIA is starting to have problems with its phones and may need to buy new ones.
  • Treasurer. Bush reported for Treasurer Pete Giusti that revenues are down for Barn rentals and project fees but may pick up depending on the economy.
  • HOA Administrator. Cagliaro reported that WIA hired Kelci Spender as Covenants and Forestry administrator. She also reported that the realtor who had sponsored the community garage sale for the last 20 years would not be doing it, so there won’t be one unless someone takes their place. She reported sending 212 past-due letters to residents.
  • Covenants: Director Jennifer Davis reported 27 covenant items resulting in zero violations. There were no hearings in February or March, with one upcoming hearing in April for two possible issues. She reminded residents that there is no dumping in common areas, including golf balls.
  • Architectural Control: Director Ed Miller reported 21 project submissions in February, 19 of which were approved administratively and two by the Architectural Control Committee, which maintains an approval rate of 100% for the year. There are 35 projects for the year, which is a 12.5% decrease from 2025.
  • Forestry: Director Hann said that WIA completed seven forestry and Firewise visits. Spencer is going through training on site visits and mitigation planning, with grant training scheduled for the following week. He noted that the grant fund has plenty of money. Chipping days are set for June 20 and 21, and July 18 and 19. Mountain View Electric Association (MVEA) is also doing a mulching day on Saturday, April 11, from 10 a.m. to 2 p.m. at the intersection of Oktoberfest Drive and Slopeside Street, which is free to MVEA customers. See https://tinyurl.com/mulch-madness.
  • Common Areas. Cagliaro reported for Director Steve Cutler that a picnic table at Toboggan Hill had been destroyed and would not be replaced. Bush asked that anyone seeing damage done to WIA property contact WPS at 719-499-9771.
  • Easements granted. The board unanimously voted to grant three easements to the county for the Highway 105B project. The easements, for WIA property on the north side of Highway 105 near Furrow Road, were appraised at $81,200.

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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 22.

The WIA calendar can be found at www.woodmoor.org/events/. Once approved and posted, the WIA board meeting minutes can be found at www.woodmoor.org/board-of-directors/.

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

Other Woodmoor Improvement Association articles

Woodmoor Improvement Association, Feb. 25 – Public Safety notes stage 2 fire alert; Buc-ee’s continues

Highlights

  • El Paso County has enacted stage 2 fire restrictions, barring outside fires with exceptions for certain liquid propane or natural gas stoves or grills, and flames must be under 2 feet with an able-to-turn-off switch; hot work like welding and grinding is warned against due to recent fires.
  • Four grass fires occurred in the previous 24 hours, and residents are urged to be extra cautious as conditions are very dry.
  • The Buc-ee's proposal remains under county-level review with NEPCO involvement; a boundary adjustment to add 10 acres was noted, but the project itself is not approved and a full public hearing or commission vote has not occurred.
  • If Buc-ee's proceeds without Palmer Lake annexation, it would require water court and state engineer processes, potentially taking years; WIA is currently concerned but not actively involved due to unknowns.
  • Financial and governance updates: the WIA has an IT contractor agreement, 347 unpaid annual dues are outstanding, and reminders will be sent by March 15; 2025 closed with a small surplus.
  • Other updates: covenant violations are limited (four related to trailers and chickens), 14 January project submissions with a 100% approval rate for the year, six Forestry/Firewise visits completed, and an ongoing effort to finalize Highway 105B easements and update rules; March will bring the last WPS Chief Kevin Nielsen term.

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Feb. 25 to hear a Public Safety report on the county fire alert status, the status of the Buc-ee’s project, and director reports.

Stage 2 fire alert

Director of Public Safety Brad Gleason reported that El Paso County has enacted stage 2 fire restrictions. This means you can’t burn anything outside. One exception is that you can use liquid propane or natural gas stoves or grills that are at least 3 feet from all flammable materials. Flames must be under 2 feet and have a switch so they can be turned off. He also cautioned residents to be mindful of hot work like welding and grinding, because he has seen some fires started that way. Gleason said it is very dry outside and asked that residents be extra careful. President Brian Bush noted that there had been four grass fires in the previous 24 hours.

Information on the fire stage level can be found on the sheriff’s website at epcsheriffsoffice.com/services/fire-information/ where they have a handy chart of what is restricted and additional information on what evacuation notice levels require.

Buc-ee’s project continues at county level

Bush reported that the Northern El Paso Coalition of Community Organizations (NEPCO) was continuing its involvement in tracking the Buc-ee’s proposal. He said that WIA was asked to get re-involved and gave permission to use the letter it had written to the Palmer Lake Board of Trustees. Bush said the land owners have asked for a boundary adjustment to add 10 acres to the property, which does not approve the project itself. He noted that the county has received emails asking for a full public hearing and a full vote of the commission. If Buc-ee’s goes in without being annexed into Palmer Lake, it would have to work with the water court and state engineer, which could take years, he said. Bush said that at this point, WIA is concerned but not involved, as there is too much it doesn’t know.

Highlights

  • Vice president. Vice President Peter Bille said the WIA had signed an agreement with its IT contractor.
  • Treasurer. Bush reported for Treasurer Pete Giusti that finances are doing fine but that there are 347 unpaid annual dues. WIA will send reminder letters by March 15. He noted that WIA had ended 2025 with a small surplus.
  • Covenants: Director Jennifer Davis reported 27 covenant items resulting in four violations related to trailers and chickens. Twelve issues were resolved through friendly communications. In January, WIA processed 10 HOA checks, which ensure there are no violations that can hold up a home sale. There were no hearings in January or February, with the possibility of one scheduled for March. Davis said that if residents have a question about a fence meeting HOA standards, they can call WIA.
  • Architectural Control: Director Ed Miller reported 14 project submissions in January, three of which were approved administratively and 11 by the Architectural Control Committee, which puts the approval rate at 100% for the year.
  • Forestry: Director Jason Hann said WIA completed six Forestry and Firewise visits, noting that it is a slow time of the year. The first batch of mitigation reimbursements were paid, and there is $120,000 left of the 50/50 matching grant. Bush encouraged residents to take advantage of the grant, saying this is a great time to do mitigation.
  • Common Areas. Director Steve Cutler reported that the damage to the snow fence at Toboggan Hill was repaired. He asked residents to notify Woodmoor Public Safety (WPS) if they see someone damaging it in the future. Bush said WPS patrols regularly, and if WIA catches anyone intentionally removing or damaging the snow fences, it will take action.
  • President. Bush noted that WIA expects to act on the Highway 105B project easements next month, and he anticipates adopting a revised version of the rules and regulations as updated by Davis. Finally, he noted that March will be the last month for WPS Chief Kevin Nielsen.

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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 25.

The WIA calendar can be found at www.woodmoor.org/events/. Once approved and posted, the WIA board meeting minutes can be found at www.woodmoor.org/board-of-directors//.

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

Other Woodmoor Improvement Association articles

Northern El Paso County Coalition of Community Associations, Jan. 24 – NEPCO president urges more involvement

Highlights

  • NEPCO, an association of HOAs in Northern El Paso County, held its general meeting on Jan. 24 at the Woodmoor Barn to discuss open forums, proactive interaction with officials, and board involvement with four empty positions available.
  • Fire risk reduction guidance was shared, including year-round danger in Colorado, mandatory pre-evacuation planning, go bags for people and animals, and the need to practice evacuation routes and signals such as Peak Alerts.
  • The fire mitigation program offers HOA signups for a Fire Department chipping day and personnel to help develop evacuation and mitigation plans; details are available through Chief Bradley or monumentfire.org.
  • Colorado District 20 Rep. Jarvis Caldwell highlighted a budget shortfall of $800 million to potentially over $1 billion, citing priorities in infrastructure, safety, education, and health care, with concerns about funding adequacy.
  • NEPCO's next general membership meeting is scheduled for March 14, 10 a.m.–noon at The Barn, with membership information and inquiries accessible via NEPCO's contact channels.

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its General Membership Meeting on Jan. 24 at the Woodmoor Barn. NEPCO is an association of homeowners associations (HOAs) in Northern El Paso County, including Monument, Woodmoor, Palmer Lake, Gleneagle, and unincorporated parts of the county. There are over 50 homeowners associations in the area, with 42 current members in the area.

Mike Aspenson, president, spoke about some of the reasons that NEPCO started. One is to provide an open forum for HOAs and their members to discuss issues that concern living within and managing an HOA. The board works to provide structured and and pro-active interaction with county planning officials and land developers, and invites guest speakers from local, county, and state governments.

He urged members to become more involved and think about being on the board. There are four empty positions, including board observer, where you can come to the board meetings, listen, and learn about how the board works. For more information, contact info@nepco.org.

Fire Risk Reduction

Beth Lonquist (Red Rocks Ranch) introduced Monument Fire District Division Chief-Community Risk Reduction Jonathan Bradley and Division Chief of Operations Janaka Branden.

Both said that in Colorado, there is year-round fire danger. The Federal Emergency Management Administration (FEMA) suggests that everyone have a pre-evacuation plan. Get your family together, have a meeting, and discuss what you are going to do in the event of a fire and evacuation. Get your “go bags” ready and know what needs to be in them. Know what you are going to do with your animals. Dogs and cats (and horses) need to have a go bag and a place too.

Drive your evacuation route and know where the places of refuge might be. Do not abandon your car in the middle of the road. Evacuation routes will bottleneck. One of the traffic choke points in this area is between Baptist Road and Highway 105. You don’t have to wait for the evacuation order. You can leave early. Have a plan for where to go and where to meet in the event of an evacuation. Sign up yourself and your family members with cell phones with Peak Alerts. Peak Alerts is the emergency notification system used in El Paso and Teller County. https://www.elpasoteller911.org/peak-alerts

Your HOA can sign up for Chipping Day. The Fire Department will send a seven-member crew and a chipper to your HOA. Have a fire mitigation plan. Contact Chief Bradley, and they will come to speak to your HOA about how to be safe in an evacuation and how to set up your fire mitigation plan. Go to monumentfire.org.

State Legislature News

Colorado District 20 Rep. and House Minority Leader Jarvis Caldwell was elected in 2024 and in 2025, at just 36 years old, was chosen by the other 21 Republican House representatives as their minority leader for the 2026 session. District 20 covers Monument, Palmer Lake, Woodmoor, the Air Force Academy, Black Forest, Gleneagle, and a portion of the unincorporated part of El Paso County. The district has about 90,000 people, with about 25 percent military veterans. Caldwell spoke about the state’s budget shortfall of about $800 million, which he believes could be more than $1 billion. He said the state should have the following priorities: infrastructure, safety, education, and health care. He is concerned that cost increases are not going to meet actual needs.

Caldwell said the state Department of Transportation needs more funding than Special Projects receives. You can find out more about Caldwell and the bills he has sponsored at https://leg.colorado.gov/legislators/jarvis-caldwell.

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NEPCO usually meets bi-monthly at The Barn, 1691 Woodmoor Drive, Monument. The next general membership meeting will be on March 14, 10-noon. For more information about HOA membership to NEPCO, email membership@nepco.org or go to www.nepco.org.

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

Other NEPCO articles

Woodmoor Improvement Association, Jan. 26 and 28 – Annual meeting and reorganization

Highlights

  • The Woodmoor Improvement Association (WIA) annual meeting on Jan. 26 covered 2025 accomplishments, 2026 goals, and neighbor recognition, with the Jan. 28 certified election confirming re-elected directors and a board reorganization.
  • Key 2025 actions included fire mitigation efforts, four chipping days, a new North Park parking lot, maintenance of a snow fence, and prairie dog eradication in the South Woodmoor Preserve; 2026 priorities emphasize Firewise, trail development, standards enforcement, digitizing files, ongoing WPS patrols, and easement negotiations on Highway 105.
  • Dues for 2026 rose by $9 to $308 annually, driven by insurance costs, inflation, salaries, and common area improvements; top income sources remain dues, new construction fees, and Barn/office rentals.
  • Changes in staff and roles: Covenant and Forestry Administrator Justin Gates is leaving, and Woodmoor Public Safety Chief Kevin Nielsen retires March 31 after 35 years; several offices and committees were reappointed or clarified during the reorganizations.
  • Public safety and covenants were highlighted, including 2025 WPS activity (61,000 miles driven, 11,000+ vacation checks, and more than $19,000 in donations), with open fires and fireworks prohibited and a $5,000 fine for violations.
  • Remaining questions at the meeting covered Wild Duck Pond dredging considerations, 5G availability, Preserve trail plans, fencing options, and sub-association concerns, with 5G progressing slowly and fencing materials discussed under Firewise guidelines.

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Jan. 26 for its annual meeting to elect new board members, review 2025 accomplishments, state 2026 goals, and recognize good neighbors. The board met on Jan. 28 to certify the election, reorganize its positions, and approve operational procedures.

Annual meeting

President Brian Bush called the meeting to order and covered the presentation available on the WIA website at tinyurl.com/wia-2026-annual. Bush confirmed that a quorum was achieved via residents returning their ballots and noted that the board 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 courteous, respectful, and concise.” Noting that no one had submitted issues five days in advance, he encouraged attendees to bring up their concerns at the meeting and to turn in their ballots to elect board members.

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, such as writing a letter of opposition to the Palmer Lake Board of Trustees regarding the proposed Buc-ee’s development.

Bush emphasized that WIA doesn’t foreclose properties or fail to work with residents on reasonable solutions, nor does it have rigid and unchanging rules and regulations. However, he said changing covenants has proved virtually impossible.

Noting that board positions are unpaid, he introduced the 2025 board members and WIA staff, many of whom are longtime employees. Bush announced that Covenant and Forestry Administrator Justin Gates was leaving for other opportunities, and Woodmoor Public Safety (WPS) Chief Kevin Nielsen is retiring on March 31 after 35 years of outstanding service.

The WIA dues for 2026 have increased by $9 to $308 annually, which is still low compared to most homeowners’ associations. The biggest reasons were the cost of insurance, inflation, salaries, and common area improvements. The top three sources of income were dues, new construction fees, and Barn and office rentals. There is not a lot left to develop in Woodmoor beyond the six or seven homes in North Bay and about 41 homes at Waterside, Bush said. The top expenses are payroll, WPS, common area improvements and maintenance, and forestry, he said.

Bush said that WIA’s reserve fund was used in 2025 to replace a WPS vehicle, replace windows in the administrative offices, purchase new computer equipment, and install new fans in the Barn. There are no scheduled reserve fund expenditures scheduled for 2026.

WPS services include immediate officer response, vacation checks, crime prevention, traffic control, 24/7 patrol, and interagency support and communication. WPS can communicate directly with surrounding first responders using FirstNet, a public safety nationwide broadband network built by AT&T. All WPS personnel wear body cameras and record all incidents. In 2025, WPS drove 61,000 miles, completed over 11,000 vacation checks, and received over $19,000 in donations for vacation checks. Anecdotally, Bush said that Woodmoor experiences less crime because it has armed security patrols.

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 cannot plow county roads. Information about road priorities and an interactive map of snowplow deployment can be found at https://publicworks.elpasoco.com/snow-removal/.

The top covenant violations are barking, loose or aggressive dogs and trailers or recreational vehicles left too long in resident parking lots. There were 585 total covenant issues, which resulted in 26 violations. Only eight were escalated to a hearing, showing that WIA is committed to working with residents toward compliance over punishment, Bush said.

The top architectural projects were roof repairs or replacements, followed by house painting. There were 503 total projects (down from 548), of which 99% were approved by the Architectural Control Committee (ACC) or office staff.

Common area improvements included mitigating 300 cubic yards of dead trees and scrub oak, mowing, and removing noxious weeds. WIA added four new pet waste stations at the Preserve open space and continued weekly maintenance of the waste stations, trails, and drainage in the common areas.

Bush reiterated that open fires and fireworks of any kind are prohibited in Woodmoor and will result in a $5,000 fine. Bush said residents had invested around $1.3 million collectively on fire mitigation, including fuel removal and replacing shake roofs or wood siding. WIA was awarded a Fire Fuel Reduction Grant by the Colorado State Forestry Service. This 50/50 matching grant focuses on creating defensible space and removing ladder and excess fire fuels. To apply, contact the office or fill out the online form to schedule a visit and lot evaluation. Bush noted that Woodmoor has a higher wildfire risk to homes than 97% of the communities in the nation.

Above: At the Jan. 26 annual meeting, Woodmoor Improvement Association president Brian Bush reviewed 2025 highlights and accomplishments and 2026 goals. He also fielded questions from attendees on a variety of community concerns. WIA and Woodmoor Public Safety staff were also available to answer questions and meet residents. Photo by Jackie Burhans.

Accomplishments, goals, and awards

In 2025 WIA:

  • Continued to support the D38 on the Safe Routes to School project, which now includes a bridge over the dam.
  • Held four chipping days over two weekends at Lewis-Palmer High School at no cost to residents; there will be a $20 fee for non-residents in 2026.
  • Added a parking lot at the North Park open space.
  • Maintained a snow fence at Toboggan Hill to prevent injuries.
  • Eradicated prairie dogs in the South Woodmoor Preserve, which is expected to be required so long as construction continues.
  • For 2026 goals, WIA will:
  • Maintain a strong commitment to Firewise.
  • Continue to develop trails in common areas.
  • Enforce community standards.
  • Continue to digitize WIA files.
  • Continue WPS patrols and assistance.
  • Negotiate easements with Woodmoor Water & Sanitation District on WIA land on the north side of Highway 105 as part of phase B of the county widening project.
  • Continue its noxious weed eradication program, focusing on mowing rather than pesticides.

A last-minute nomination resulted in a Good Neighbor award for board member Brad Gleason, who was recognized for helping with bringing packages in, clearing snow from the driveway, and being the best possible neighbor.

Residents’ questions and comments

Following the annual meeting presentation, residents had questions about Wild Duck Pond, the availability of 5G, an update on trails in The Preserve, fencing, and a sub-association.

Common Area Administrator Bob Pearsall said that removing cattails from Wild Duck Pond would require dredging; Cutler said it was on the list at low priority due to the cost. Gleason said that 5G is slowly making its way to this area by upgrading existing towers.

A resident noted his expectation that trails in The Preserve would extend to the east side near Bowstring. Bush said the WIA board is waiting to see what happens with nearby developments and do more analysis before building more trails and incurring maintenance costs. Another resident noted that Firewise discourages flammable materials for fencing that connects to homes, and House Bill 24-1091 prohibits homeowners’ associations from prohibiting fire-hardened building materials. Pearsall said that WIA allows concrete split-rail fences, and Miller noted that metal fences are allowed up to 6 feet from the house upon request, but the challenge is the cost.

Finally, a resident noted that he lived in a sub-association that is defunct, and he feels trapped between WIA and his sub-association. Bush said he understood the issues and suggested the residents try to change their board.

Board reorganization

At the Jan. 28 meeting, Bush reviewed the certified election results, in which board members Rick DePaiva, Brad Gleason, and Pete Giusti were re-elected. The board directors were confirmed to continue in their roles as follows:

  • Brian Bush, President
  • Peter Bille, Vice President
  • Pete Giusti, Treasurer
  • Steve Cutler, Common Areas
  • Jennifer Davis, Covenant Control
  • Rick DePaiva, Secretary and Community Outreach
  • Brad Gleason, Public Safety
  • Jason Hann, Forestry
  • Ed Miller, Architectural Control

Administrative motions

  • The board retained 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. at the Barn, except that the November meeting will be on the 18th and the December meeting on the 16th due to holidays.
  • 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 in December, when there will be only one meeting. The board appointed the 2026 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 a Forestry Committee member for 2026 and approved bringing in a former employee as an hourly consultant when needed.

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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 Feb. 25.

The WIA calendar can be found at www.woodmoor.org/events/. Once approved and posted, the WIA board meeting minutes can be found at www.woodmoor.org/board-of-directors//.

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

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Northern El Paso County Coalition of Community Associations (NEPCO) – County commissioners Williams, Wysong featured at meeting

By Marlene Brown

The bi-monthly meeting of the Northern El Paso County Coalition of Community Associations Inc. (NEPCO) was held on Nov. 15. NEPCO was organized as a nonprofit corporation in June 2000. It was formed by residents of homeowners associations (HOAs) in northern El Paso County as a means to collectively influence growth and development through structured and pro-active interaction with county planning officials and land developers.

They share information with other HOAs that would be useful to all in managing their associations and address issues within the HOAs that have a bearing on other areas of interest and responsibilities.

Mike Aspenson, president, opened the meeting by explaining that NEPCO holds its annual membership meeting every November with board elections. NEPCO has 43 current HOA members, with 19 HOAs represented at the meeting. They did not have a quorum requirement of 22 HOAs, so elections could not be held that day. The board consists of seven positions with term limits on five of those positions. To volunteer or to learn about board member responsibilities and requirements, email info@nepco.org or membership@nepco.org.

El Paso County Commissioner Holly Williams (District 1) was present. Her district covers Northern El Paso County, Air Force Academy, Woodmoor, Gleneagle, and Black Forest. Williams took the oath of office for her second four-year term in January 2023. She is in her last year and term-limited. She told the audience that NEPCO is valuable resource for members, county planners, and commissioners.

Commissioner Bill Wysong (District 3) was also present at the meeting. His district encompasses the western portion of the county west of I-25. This includes the westside and downtown areas of Colorado Springs, City of Manitou, Town of Green Mountain Falls, Monument, Palmer Lake and unincorporated areas of western El Paso County including Ute Pass. Commissioner Wysong took the oath of office for his first four-year term in January 2025.

Commissioners are responsible for several departments, including roads and transportation, safety and health, property and water, and planning and growth, with a budget of over $500 million. They are continuously looking for members of the community to be involved and work with the county.

The Land Development Code update is an opportunity to have input at the county level. NEPCO has a volunteer, Belinda Warren, who is on the county Land Development Code Task Force. For more information, go to elpasocountyldc.com.

Citizen Connect, boards, and commissions

There are many opportunities to volunteer and work with the county. To learn more and to give back to the community, go to bocc.elpsaco.com/volunteer.

Sign up for emergency alerts for your whole family regarding evacuation, safety notices, and law enforcement activity. Go to peakalerts.org

More information regarding future projects and services available from the county commissioners is at https://bocc.elpasoco.com.

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NEPCO usually meets bi-monthly at The Barn, 1691 Woodmoor Drive, Monument. The next general membership meeting will be on Jan. 10, 10-noon. For more information about HOA membership to NEPCO, email membership@nepco.org or go to www.nepco.org.

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

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Woodmoor Improvement Association, Nov. 24 – Board approves 2026 budget, hears holiday light contest details

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Nov. 19 to approve its 2026 budget, hear details about its annual holiday lighting contest, and listen to director reports.

2026 budget and dues increase

President Brian Bush presented the 2026 budget for approval, saying that WIA expected $1.241 million in income and expenses of $1.244 million, which would result in a shortfall of $2,890 that would be covered by reserves. He noted that WIA was working to lower insurance costs and is aware that other things in 2026 will likely change the balance of the income and expenses. The budget includes a dues increase of 3% to $308.50 and a 3% cost of living adjustment for administrative staff and Woodmoor Public Safety (WPS). The board unanimously approved the budget.

Holiday lights contest

Community Outreach Director Rick DePaiva said the third annual holiday lighting contest would consist of three categories:

  • The Clark Griswold category for lights that can be seen from space.
  • The Frosty recognition for best use of holiday characters.
  • The Traditional category for standard lighting.

WPS will create a list of contenders, and voting will occur before Christmas, with the winners each receiving a $100 credit on their electrical bill by sponsor Mountain View Electric Association (MVEA).

Highlights

  • Vice President. Homeowners Association (HOA) Administrator Denise Cagliaro, speaking for Vice President Peter Bille, said the IT consultant was working through some computer issues, and she expected to have a contract in place by the end of the year.
  • Treasurer: Bush, speaking for Treasurer Pete Giusti, said excluding a one-time easement payment from Woodmoor Water and Sanitation District for Well 7R, WIA would end the year with a surplus, and the board would vote on which reserve fund would hold the money.
  • HOA: Cagliaro said the next meeting, if held, would be on Wednesday, Dec. 17 due to the holidays.
  • Covenants: Director Jennifer Davis reported 25 covenant items in October resulting in three violations, which were resolved through friendly communications. There were three unfounded complaints and 14 HOA checks. There were no hearings in October or November, and none scheduled for December. She reminded residents that there is no dumping in common areas.
  • Public Safety: Brad Gleason reported that Tri-Lakes continues to see burglaries, but video indicates that the perpetrators are different than in previous incidents. He encourages residents to keep valuables out of sight and to report incidents in Woodmoor to both Woodmoor Public Safety and the El Paso County Sheriff’s Office.
  • Architectural Control: Director Ed Miller reported 63 project submissions, including 53 approved administratively and 10 by the Architectural Control Committee. Year-to-date, there have been 437 projects, which is a 16.3% decrease from last year. Projects have been approved at a 98.9% rate.
  • Forestry: Director Jason Hann said that WIA completed seven forestry and Firewise visits, noting that it is a slow time of the year. He reminded residents that no open flames are allowed in Woodmoor, regardless of the season.
  • Common Areas. Director Steve Cutler reported that the sprinklers around The Barn had been blown out and shut down. The garage roof has been completed, and trash around the garage has been picked up; he said the garage door would be done in the spring. The second prairie dog mitigation was completed on Oct. 22, he said. Cutler reported that four new waste stations were installed in The Preserve common area as an Eagle Scout project by Alex Schaaf.

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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, if held, will be on Dec. 17. See www.woodmoor.org to confirm meeting details.

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

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Gleneagle Civic Association Board of Directors, Sept. 30 – Board defends use of companies for duties

By David Futey

On Sept. 30, the Gleneagle Civic Association (GCA) held its bi-monthly meeting at Antelope Trails Elementary School (ATES) with the latter portion of the meeting an opportunity for community member questions and comments. Board members Jimmy Owenby, GCA president, Steve Kouri, treasurer, Glenn Leimbach, board member at large, Mark Connell, board member at large, and Jeff McLemore, board member, were in attendance.

The initial discussion focused on financial updates. Kouri noted that legal fees for updating the covenants documents were not budgeted, but, “It is a great opportunity for the association to be current and have one set of documents that will be easy for everyone to read and understand.” Balanced Bookkeeping was hired in May, assuming bookkeeping responsibilities that were previously performed by Warren Management.

Since Balanced Bookkeeping began, the number of homeowners in arrears of paying their annual assessment dues has been reduced from 72 to 12. Late fees were waived due to conflicting information in the association’s declarations.

Kouri said, “We do not have a lot of assessments coming in every year to afford letting those go.” Over $40,000 was paid to Warren Management, and “they did nothing regarding collections” said Kouri. He said, “About $7,000 in aged receivables remain outstanding, and once that comes in we will be able to operate the normal budget.” Owenby provided a summary of the move from Warren Management, stating in part “there were a number of reasons for the move but the main was they were not doing their job and their responsibility in terms of collections and getting back to residents and realtors in a timely manner.”

Leimbach provided a report regarding covenants and the hiring of Centerpoint Management to provide fair and equitable covenant enforcement. Centerpoint was hired to identify covenants violations, driving the entire GCA area every two weeks. Centerpoint also monitors state legislation related to covenants and Colorado Common Interest Ownership Act (CCIOA) changes. Owenby and Leimbach conducted an initial drive around with Centerpoint to set enforcement standards that reflect the Gleneagle culture. Some of the issues that have been addressed include illegally parked RVs/campers, weeds, and overgrown yards.

Leimbach said “I have been here a long time, over 33 years and I have slowly seen the quality of Gleneagle on a downhill slide.” Owenby said that “some portions of this neighborhood need a little bit more work than others” and that using Centerpoint “is more fair, more equitable than opposed to how covenant enforcement worked in the past where neighbors essentially volunteered information on their neighbors.” Owenby said the board tried using volunteers regarding covenant enforcement, but it was inconsistent and, specifically with CCIOA guidelines, difficult to perform the required timing of violation notifications and re-inspections. Owenby added that Centerpoint provides two-week consistency.

For the Architectural Review Committee (ARC), McLemore said he estimated that since November 2024 there have been 60 ARC requests, with fences and sheds being the top two requests. Of those, there have been three or four variances issued. He also reviewed a new house. An ARC committee is forming to review related documents, some that are outdated.

During the Roads, Signs, and Common Areas update, Connell said a leaning signpost on Westchester and Scottsdale was corrected. He coordinated with a homeowner at Pauma Valley and Gleneagle Drive, trimming back shrubbery to correct a visibility issue at that intersection. He will be working on a visibility issue at Westchester and Scottsdale the following week.

Leimbach talked about the open space, beginning with the path that goes down from the top of the previous 14th fairway toward Pauma Valley. Fill was brought in to raise the path. Addressing the erosion issues on the 14th has stopped the general upgrade of all the open space trails. He mentioned the high costs and issues in getting trail material delivered. Leimbach said crosswalks have been painted across Gleneagle Drive and across Pauma Valley, where open space trails cross. Five benches have been installed around the open space area.

He then mentioned the poor condition of islands, particularly the one between Stone Eagle and Huntington Beach, which is 720 feet long. The initial bid to upgrade it was $55,000, which he said was exorbitant. He expressed the islands’ importance as they are “the first thing you see after the Welcome to Gleneagle sign. It has old mulch, torn-up fabric, and different gravel colors.” The objective is to install native grass that will align it with the islands at the north end. He is investigating whether some of it can be done through volunteers, thus mitigating some of the cost.

Regarding old business and the town hall, Owenby said the town halls were educational for the board and hopefully for those who attended and participated. The GCA board held two town halls related to updating the covenants before this town hall. He acknowledged and appreciated the feedback received. The GCA attorney is reviewing the updated covenants declaration for compliance with CCIOA.

Owenby brought up the short-term lease amendment, which was originally drafted by the previous board in 2022 but not voted on by GCA members. Owenby said that voting by mail on this amendment would cost at least $2,000 for sending out and the self-addressed return envelope. He said, “there are strong emotions” regarding the topic as “some residents are very anti-B&B, and there are some residents that are very pro-B&B.”

He continued, “We are trying to make it equitable as we know there are a number of residents that rent out their houses during Air Force Academy graduation, and that is a revenue generator for some people.” Owenby further stated that “some parts of the community have non-stop B&Bs.”

The present board seeks to finish this amendment process started by the previous board, with ballots including a vote on this amendment mailed to GCA members on Oct. 16. CCIOA states the board has 60 days to collect all the votes or 67% of affirmative votes once the first vote is cast.

The board presented information and justification concerning the need to increase the annual assessment dues. The proposed dues increase is to cover three primary areas, covenant enforcement, accounting, and maintaining the open space and related areas, the highest of the three costs. The following highlights information presented by the board.

Dues summary

  • The board is 100% volunteer.
  • Covenant enforcement for 703 homes with a volunteer board is unsustainable.
  • Professional covenant enforcement is recommended for fairness and sustainability.
  • The proposed dues increases include: $30/household/year for covenant enforcement by Centerpoint. $25/household/year for accounting by Balanced Bookkeeping (this is 75% of Warren’s cost). $82/household/year for open space maintenance.

Open space and liability

  • Ninety acres of open space and islands cannot be effectively maintained by volunteers.
  • Liability issues, like wildfires, were discussed.

Insurance

  • The association maintains comprehensive and general liability for common areas, property for common areas, officers and directors, and liability insurance.
  • Insurance companies are dropping coverage on HOAs.

HOA dues comparisons

  • The GCA dues are presently $67/year. The GCA board is proposing $140/year.
  • He said, “There is truly not a direct comparable, meaning there is no 700-member organization that has a 90-acre open space.”
  • Gleneagle North HOA: $125/year not including trash for about 350 members with 5-10 acres of open space.
  • Sanctuary Pointe: $420/year with trash removal.
  • NorthGate Highlands: $630/year with trash and snow removal
  • Paradise Villas: $2,600-$3,000/year depending on patio property size that includes landscape maintenance and snow and trash removal.
  • Connell concluded, “There is no other HOA our size in the Colorado Springs area that is managed solely by volunteers.”

Upcoming meetings and elections

  • The board is attempting to schedule ATES for the annual member meeting in November.
  • There will be an election call for candidates to fill the two-year terms of board president and member-at-large beginning in December. Owenby and Leimbach are not returning.

Community comments

  • When community members asked about Balanced Bookkeeping and Centerpoint being used, Owenby said, based on the current covenants, “The board has the discretion to hire companies as it sees fit in order to run the daily business of the organization.”
  • A community member asked what happens if the ballot measure for the dues increase fails. Owenby said the community would have to decide on what budget cuts to make.
  • Owenby said collecting dues was “number one” in terms of the input they received from community members. He added that “when you have a 30% rate of attrition, that’s problematic for an organization and it’s not fair.”
  • A community member suggested “looking inward” to solicit landscapers, lawyers, and accountants within the community to volunteer roles. Owenby said this board and previous boards have tried to use volunteers. The role and challenges of volunteerism were discussed including consistency, commitment, liability, and training.
  • The viability of the open space, which is presently private property owned by the GCA, being converted to a “public” space was discussed.
  • Communication issues from the board to community members were a major topic, including emails not being received by community members, outdated contact lists, suggestions for a newsletter, and improving outreach to community members.
  • In response to a resident stating, “Why should people care what other people do?” and concerns about the dues increase, Leimbach said, “I have been here 33 years, and I know what we were doing in the past (regarding covenant enforcement) wasn’t working. You either don’t enforce covenants or they were enforced unfairly. Both options are not good options, they are bad options. We are talking about 12 bucks a month to run this entire area.” He continued that Centerpoint is efficient with addressing violations and with communications to residents, saving the association money. Later, Owenby said the 750-foot island along the southern part of Gleneagle Drive is the “front door to the community” and it and the common spaces need to be maintained. He said, “We are not a new community.”
  • A community member mentioned the expense of the benches ($650 each) when the board is asking to increase dues. Owenby responded with, “There have been a number of people who have wanted benches for years. On a personal level, you might not see it as a priority, but a lot of people walk that trail two or three times a day and all they were asking for was a place to sit.” Owenby said the board looked at eight benches to find something that would last so that the next board would not need to replace them in four or five years. Reserve money was used to buy the five benches.
  • The board discussed efforts to increase community participation in voting, aiming for a 67% turnout, and the need for volunteers to help with voting outreach and “get people to vote,” Owenby said.
  • Covenant enforcement and the process for granting variances were explained, with an emphasis on legal responsibilities and fairness. Owenby said, “There were a couple of trailers that we (the board) granted temporary variances [to] because of extenuating circumstances where they (the homeowners) needed to keep the trailers on their lot.”
  • Balanced Bookkeeping has 620 email addresses out of the 703 GCA homes. They sent out a notice by mail to community members to confirm contact information. There’s a link on the GCA website to update contact information with Balanced Bookkeeping.
  • Owenby said Bryce Meighan, the attorney assisting the covenant review, was paid a flat fee as opposed to hourly because that was more cost effective for the GCA. He said the board had to pay an additional amount given adjustments made in the declaration’s development and explained, “We try to be very responsible with this and at the same time trying to get this stuff updated.”

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For more information on the Gleneagle Civic Association, see https://www.gleneaglehoa.org.

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

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Gleneagle Civic Association Town Hall Meeting, Oct. 15 – Town Hall covers ballot measures

By David Futey

On Oct. 15, the Gleneagle Civic Association (GCA) board held a Town Hall in the Antelope Trails Elementary School (ATES) gym, presenting information on the voting process and highlighting specifics related to three ballot measures. Residents are asked to vote on the re-written GCA covenants declarations, an amendment regarding short-term leasing, and increasing the annual assessment dues. Ballots were scheduled to be mailed to addresses on file associated with all 703 homeowners on Oct. 16. Documents and other information related to these measures can be found at the GCA website (https://www.gleneaglehoa.org/home/).

Board members Jimmy Owenby, GCA president, Steve Kouri, treasurer, Glenn Leimbach, board member at large, Mark Connell, board member at large, and Jeff McLemore, board member, along with GCA legal counsel Bryce Meighan with Orten, Cavanaugh, Holmes & Hunt LLC were present. There were over 40 GCA members in person and others joining online. Owenby and Meighan primarily presented information on the voting process, background on each ballot measure, and answers to questions from in-person and online attendees.

Key points from the meeting include:

  • A 67% approval is required for each measure to pass. Thus, if all 703 households are in good standing, meaning not in arrears of paying their annual assessment and their voting right is suspended, then 471 households need to vote in the affirmative for a measure to pass.
  • There is one ballot vote per household.
  • The measures are independent of each other. Thus, one or two measures can pass while the other(s) fail.
  • An unreturned ballot is considered a no vote for all three measures.
  • Ballots must be returned by Dec. 14 to be counted.
  • The ballot mailing will include a letter with information on the voting process and on how to get a copy of the documents being voted on. A SASE will also be included.
  • Owenby said the board received 100-120 emails with suggestions for the declaration re-write along with feedback from the previous two town halls. So, the declarations being voted on are different in part from what was originally proposed. He reiterated that the present covenants were mainly written in 1973 and 1983 along with amendments added over time. He said, “There are items [in the present covenants] that do not comply with Colorado Common Interest Ownership Act [CCIOA], state law, are no longer relevant or are unenforceable.”
  • Among the changes made from the original draft of the covenant declarations to the voted-on document include:
    • A GCA mission statement was added.
    • A maximum yearly assessment is capped at $200. It was set at $400 in the original draft. If the covenants declaration passes, the $200 cap exempts the association from CCIOA for a large, planned community. This would be a “big benefit,” according to Meighan.
    • Any change to the open space would require an 80% affirmative vote from GCA members in good standing.
    • A section on borrowing was removed given the GCA’s reserves and insurance coverage.
    • A special assessment vote affirmation was changed from 51% to 67%.
  • The proposed annual assessment is $140. The present annual assessment is $67.
  • The board is preparing two separate budgets, depending on whether the proposed annual assessment increase passes or doesn’t.
  • Any board proposals on rules or regulations cannot conflict with the covenants’ declarations.
  • There was a discussion on the impact of members not paying their assessments, fines for violations, and if the board can foreclose on a property. Meighan said, “I have been involved with the GCA for 20 years and do not recall any foreclosure” related to unpaid assessments or fines. Fines are seen as a method to achieve compliance with the covenants. Voting rights and other privileges can be suspended if assessment dues are in arrears.
  • Members expressed concern about not receiving or inconsistently receiving emails regarding the process to update the covenants. Owenby said, “At least two letters have gone out since May requesting updated contact information, one from Balanced Bookkeeping after they took over for Warren Management and the other from Centerpoint.” Balanced Bookkeeping manages the master contact file. Members should contact the board if they are not receiving information or go to the GCA website, where they can update their information with Balanced Bookkeeping.
  • Members expressed concern about the special assessment section in the declaration. Owenby said the board had difficulty determining what a special assessment might be because the GCA “has no swimming pool, tennis court or other facilities” that might require significant or unexpected upkeep. He said one possibility would be if flooding from the open space caused damage to adjacent houses. A special assessment might be needed to cover costs above what the association’s insurance covers. He noted “the proposed annual assessment increase is for maintaining the operation of the association such as maintaining the open space” and mitigating the possibility of flooding or fire.
  • The leasing amendment, if it passes, would be incorporated into whichever covenants declaration is retained after the voting concludes.
  • The GCA annual meeting will be held at ATES at 6:30 p.m. Nov. 12.

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For more information on the Gleneagle Civic Association, see https://www.gleneaglehoa.org.

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

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Woodmoor Improvement Association, Oct. 24 – Board urges safety, announces holiday light contest

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Oct. 24 to discuss the need for residents to exercise caution and to announce its annual holiday lighting contest.

Board reminds residents to be vigilant

Public Safety Director Brad Gleason reported that on Oct. 8, illegal entry of vehicles was reported in northwest Woodmoor. Enhanced images were circulated but had not produced identification, he said. Numerous stolen items were found in a backyard in Woodmoor and returned to their owner. Gleason noted that there was a similar incident earlier in Castle Pines.

Woodmoor Public Safety (WPS) Chief Kevin Nielsen said that most of the vehicles were unlocked. One was locked but had a purse inside, and the window was broken. One victim reported that someone got into his truck and used his garage door opener to steal a motorcycle.

Gleason reminded residents to lock their car doors and remove valuables and garage door openers.

Nielsen also said that December and May are the biggest months for mail theft as people are looking for gift cards and cash sent for Christmas and graduation. Recommended precautions include locking mailboxes and signing up for the Informed Delivery Services with the United States Postal Service.

Holiday lights contest

Community Outreach Director Rick DePaiva announced that WIA would hold its third annual holiday lighting contest sponsored by Mountain View Electric Association (MVEA). Nielsen will recommend winners in three categories who will each receive $100 credit against their electric bill, he said.

Highlights

  • Vice president. Peter Bille announced that WIA is in the process of updating its IT systems, including cabling. WIA moved away from a managed service provider to a consultant and was saving money, he noted.
  • Secretary/Community Outreach. DePaiva reported that the Northern El Paso County Coalition of Community Organizations (NEPCO), which tracks development, shares information with member homeowners’ associations (HOAs), and addresses HOA issues, is looking for board members and volunteers. Contact info@nepco.org for more information.
  • Treasurer: Bush, speaking for Treasurer Pete Giusti, said that income was coming in as expected and expenses were lower than expected, in part due to lower fuel costs since WPS acquired hybrid vehicles. He told the board that 2026 budget documents would be distributed via email and would be discussed and adopted at the Nov. 19 meeting.
  • Meeting date changed: HOA Administrator Denise Cagliaro said the next meeting on Nov. 19 had been moved to the week before Thanksgiving. Bush noted that WIA often skips its December meeting and holds an annual meeting in January, followed by a short board re-organization meeting.
  • Covenants: Director Jennifer Davis reported 250 covenant items in September and five unfounded complaints. Most issues were about tall grass, weeds, and leaving trash cans out after pickup. She noted 14 HOA checks, no hearings in October, and one hearing to be held in November about barking dogs.
  • Public Safety: Nielsen confirmed that WPS monitors NextDoor, noting that there is still fire danger as things grow and dry out and asking residents to be mindful. Nielsen confirmed that WPS adjusts its patrols in response to reports of issues in other communities.
  • Architectural Control: Director Ed Miller reported 51 project submissions, including 45 approved administratively and six by the Architectural Control Committee. Year-to-date, there have been 374 projects, which is a 22.2% decrease from last year. Projects have been approved at a 98.9% rate.
  • Forestry: Director Jason Hann said that WIA completed 11 forestry and Firewise visits. Reimbursements for mitigation are slow due to staffing issues. He is reviewing the budget and will help add boulders to some common areas.
  • President. Bush thanked board members and residents for bringing attention to an area that was inadvertently left out of the prairie dog mitigation, noting that it has now been handled. He expects that this will continue to be an issue every year that construction is ongoing. Bush also reported that the Highway 105B project is moving slowly with its easement appraisal process. For more information, see https://tinyurl.com/epc-hwy105.

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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 Nov. 19. See www.woodmoor.org to confirm meeting details.

Jackie Burhans can be reached at jackieburhans@ocn.me

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Northern El Paso County Coalition of Community Associations, Sept. 13 – County officials give updates

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its General Membership meeting on Sept. 13. President Mike Aspenson acknowledged the member homeowners associations (HOAs) in the room. There were 22 HOAs represented of the 49 member HOAs, and guest speakers Meggan Herington and Jack Ladley.

Aspenson announced that the board elections will be held at the next meeting in November. Four positions are open. Harold Larson, member-at-large, will head the Nomination Committee. For more information and to discuss possible board positions, email info@nepco.com.

Guest speakers

Herington, executive director for Planning and Community Development for El Paso County since January 2024, has over 20 years of experience in various roles in planning and development. She was Planning Department director in Monument for a year, starting in June 2021. The responsibilities of the director include: department oversight with over 30 employees and knowing the current state legislation impacting county land use, zoning processes, and land development code updates.

The Planning Department is considered quasi-judicial. When dealing with zoning codes and land development, there are processes to deal with. It proceeds from a notice to a fair hearing to an evaluation of factors that pertain to the proposed use to decision-making.

Some of the legislation in the state Senate that pertains to code includes wildland fire protection and mitigation and structure hardening requirements including roofing, gutters, and vents. Regulations regarding materials used, retaining walls and fences, and trees and plants are followed. Trees and plants should be away from structures because they can become fuel for fire.

In May 2024, the update of the Land Development Code (LDC) began. In 2024-25, researching the old code and implementing new code led to a draft of LDC. Starting in September through February 2026, the draft will be available for public review, with adoption of the new LDC sometime in spring 2026. To look at the updates and/or participate in the Land Development Code project, go to www.elpasocountyldc.com.

Ladley, executive director of the Public Works Department, has been with the county since 2021. He has been deputy director and interim director since October 2024 and became director in July 2025. He is a 25-year veteran of the Air Force and has 38 years combined military and public-sector experience in infrastructure and operations.

Ladley oversees the Highway Division, Engineering, Fleet Management, and Resource Management, focused on budget management and procurement, and the Customer Service Division.

Some of the projects his department is currently working on:

  • Hwy 105A roadway widening from Woodmoor Drive to Lake Woodmoor Drive.
  • Hwy 105B widening improvements, Lake Woodmoor Drive to Martingale Road.
  • Beacon Lite Road Improvements, south phase (Wakonda Way to Bricker Road).
  • Deer Creek/Base Camp/ Microscope Road improvements.
  • Furrow Road from Hwy 105 to Minglewood Trail.
  • Struthers Road/North Gate Blvd drainage.
  • Woodmoor Drive and Lake Woodmoor Drive intersection improvements.
  • Baptist Road/Hodgen Road and Roller Coaster Road intersection improvements.

To report road damage or other county-related issues such as mowing needed, drainage maintenance, trash removal, or dead animal removal, go to www.citizenconnect.elpasoco.com and create a service request.

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NEPCO usually meets bi-monthly at The Barn, 1691 Woodmoor Drive, Monument. The next general membership meeting will be on Nov. 15, 10 a.m. to noon. After the board election, the guest speakers scheduled are County Commissioners Holly Williams (District 1) and Bill Wysong (District 3). For more information about HOA membership in NEPCO, email membership@nepco.org or go to www.nepco.org.

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

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

Woodmoor Improvement Association, Sept. 24 – Prairie dogs remain; winter is coming

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Sept. 24 to hear residents’ concerns about prairie dogs and to discuss preparing for upcoming winter conditions.

Prairie dogs

Two residents came to discuss the prairie dog situation on the south side of the Preserve. They noted that they had paid to be part of the most recent prairie dog mitigation, but it did not appear any work happened in their area.

President Brian Bush said the board had spent $5,000 in late July on the second round of prairie dog mitigation but that getting to zero would be difficult given the ongoing construction. WIA would need to wait until next year if it becomes a significant problem rather than a small number, he said.

Commons Area Direct Steve Cutler said he was under the impression that the residents’ area was to be covered in the last round of mitigation but was told it had not been.

Bush said WIA would investigate, and if they had paid and their area hadn’t been treated, that was one issue, but it might have to wait until next year for another large effort.

Preparing for winter

Community Outreach Director Rick DePaiva noted that Jack Hadley, executive director of Public Works for El Paso County, had shared a snowplow tracking dashboard at the Sept. 13 Northern El Paso County Coalition of Community Organizations (NEPCO) meeting. See the dashboard at http://publicworks.elpasoco.com/snow-removal.

Public Safety Director Brad Gleason noted that there would probably be snowfall before the next WIA meeting in October. He reminded residents that all roads in Woodmoor are the responsibility of El Paso County Public Works rather than WIA or Woodmoor Public Safety (WPS).

Forestry Director Jason Hann advised that now is a good time for residents to walk their properties and clear scrub and slash, because the area will start to see heavy snows that may break branches.

Highlights

  • Secretary/Community Outreach. DePaiva said that NEPCO thanked WIA for use of The Barn for its meetings and hosted Executive Director of Planning Meggan Heringgton as well as Hadley. Heringgton and Hadley presented their respective areas; the presentation is available on the NEPCO website. Contact WIA for login information to see the presentation.
  • Treasurer: Bush, speaking for Treasurer Pete Giusti, said income was better than expected, and expenses are at 65%. He noted that Homeowners Association (HOA) administrator Denise Cagliaro was working on next year’s budget with WPS Chief Kevin Nielsen. The budget will be presented in October and adopted at the November meeting.
  • HOA: Cagliaro said the previously approved signs saying Woodmoor is patrolled 24/7 were installed.
  • Covenants: Director Jennifer Davis reported 147 covenant items in August and three unfounded complaints. She noted 16 HOA checks and one hearing in August about an open fire. Davis reported on the follow-up with the residents’ reporting issues with a short-term rental (STR); owners have applied for a permit and discussed the issue of jurisdiction. Bush said WIA will continue to regulate STRs for any nuisance complaints and could rescind the permit.
  • Public Safety: Gleason noted that there is still fire danger as things grow and dry out, asking residents to be mindful. Nielsen confirmed that WPS adjusts its patrol in response to reports of issues in other communities.
  • Architectural Control: Director Ed Miller reported 38 project submissions, including 31 approved administratively and six by the Architectural Control Committee. Year-to-date there have been 323 projects, which is a 24.9% decrease from last year. Projects have been approved at a 98.8% rate.
  • Forestry: Hann said WIA completed nine forestry and Firewise visits. He noted that WIA is working with a new state forester and must train them in how to process packets. The mitigation grant is ready for state inspection, but a review of current conditions must be completed before an application can be approved. Processing has been delayed by statewide fires, which have required all hands on deck.
  • Common Areas: Cutler said the Common Areas tree maintenance was complete on the third week of August and the second mowing would occur the second week of October. Davis noted that there had been spillage from the Well 12R site in the South Preserve, and Bush said that Woodmoor Water and Sanitation District had a restoration plan.

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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. 22. See www.woodmoor.org to confirm meeting details.

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

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Gleneagle Civic Association, Aug. 12 – GCA holds Town Hall to review rewritten covenants

By David Futey

On Aug. 12, the Gleneagle Civic Association (GCA) board held a Town Hall Zoom meeting to seek feedback from the Gleneagle community on a draft version of the community’s Declaration of Covenants, Conditions and Restrictions document. Board members Jimmy Owenby, GCA president, Steve Kouri, treasurer, Glenn Leimbach, board member at large, Mark Connell, board member at large, and Jeff McLemore, board member, along with GCA legal counsel Bryce Meighan with Orten, Cavanaugh, Holmes & Hunt LLC were present.

Before the Town Hall, the GCA board informed community members of the event through email on Aug. 4 and 11, including a draft of the rewrite and outlining the need to rewrite the declaration in the latter email. In part, the Aug. 11 email stated, “Our current documents, originally written decades ago, have become increasingly difficult to interpret and, in some areas, contradict provisions of the Colorado Common Interest Ownership Act (CCIOA). After careful consultation with the community’s legal counsel, the board determined that a full rewrite—rather than piecemeal amendments—was the most effective way to bring our governing documents up to date.”

The email continued that the stated goals of the rewrite were to “align the documents with current state law and regulations; simplify and streamline the language for ease of understanding; modernize the content to reflect the evolving character of our neighborhood.”

At the opening of the Town Hall, Owenby reiterated the need for a rewrite. The board seeks to replace the existing covenants that were created in 1973 and updated in 1983 along with additional amendments after 1983. The existing covenants document is difficult for homeowners and the board to interpret and the board to enforce, he said. The goal is to create a clear, legally compliant with CCIOA and other laws and community-acceptable document that reflects changes that have occurred within the community.

The draft also seeks to remove unenforceable provisions and outdated rights and powers held by the original developer since the community is now fully owned and managed by its members who clarify governance and operational roles within the GCA. Owenby said the major reason for the rewrite is to clarify “the governance and overall operation of the GCA.”

Owenby said the board expressed thanks for the “really good feedback” received by email from community members before the Town Hall. He said the board will hold additional Town Halls including an in-person one, before a community vote is taken in November. Voting on the finalized covenants will be conducted by mail over 60 days to accommodate a quorum for the over 700 GCA households. Owenby said all lot owners are members and there is one vote per lot. He also emphasized that this is the first draft with revisions to follow based on community feedback and board review.

The Town Hall proceeded through eight of the 12 articles in the document during its two hours, with the board providing a description and overview for each article and allowing for feedback and discussion with online community members. The following articles were covered: Article 1: Name and Location; Article 2: Definitions; Article 3: Association Membership, Allocation of Votes, and Allocation of Liability for Common Expenses; Article 4: Easement and Common Area; Article 5: Assessments; Article 6: Maintenance Responsibility; Article 7: Architectural Controls; Article 8: Covenants.

The following provides an overview of what was discussed during the covenants’ draft document review.

  • The board clarified that there is no current intention to pursue a special assessment but included provisions for future boards to do so with a high approval threshold of 67% of total membership, rather than a simple majority. (Article 5.6).
  • A cap on annual assessments is proposed in the draft at $400 per lot (adjusted annually by the Consumer Price Index or 5%). This would maintain the community’s small plan status as a limited expense HOA, being below the CCIOA threshold. Community members asked if a lower amount than $400 is possible and expressed concern over potential future increases. The board and attorney explained that the cap at $400 or less would be below the CCIOA threshold.
  • The GCA annual assessment is presently at $67. It can only be increased at a maximum of 5% annually. A vote by the membership would be required if the board seeks an increase higher than that percentage. Owenby stated that “assessments have not kept up with what we are doing now, such as taking care of the open space.”
  • Borrowing provisions are included in the draft to allow the association to quickly access funds for emergencies, such as flood damage, with banks typically requiring pledges of future assessments as collateral. The board acknowledged community members’ concerns about including borrowing guidelines and expressed willingness to consider adding those in the next revision.
  • The document consolidates voting procedures, including quorum definitions and approval thresholds for various actions. Quorum requirements differ depending on the activity, whether for board meetings or membership voting, for example. A 20%-member quorum, based on 2018 bylaws, is needed for voting during a board meeting to put an issue to vote to the general community. An approval of 67% of all members is recommended for special assessment approval instead of the present 51%, and a recommendation is being put forth in the draft for 80%-member vote approval for changes to the open space.
  • Homeowners are required to maintain their lot and make improvements consistent with community standards, with specific timeframes (e.g., 15 days to control weeds, 30 days to complete maintenance and repair) for addressing violations.
  • A discussion involved current practices involving notices from the board and submissions by neighbors for covenant violations. There was an expressed desire for the process to be professionally managed, fair, and equitable across the entire community. Owenby noted that the latter is difficult with the present four volunteers. Community members expressed interest in formalizing the violation adherence process in the covenants to provide consistency and prevent overly strict enforcement.
  • Meighan suggested community members submit suggestions relative to Article 6.3 regarding Failure to Maintain.
  • The covenants establish an Architectural Review Committee (ARC) responsible for approving property improvements, with a 30-day review period. If the ARC does not respond, the applicant can notify the board president they intend to proceed as identified in the application. If the association does not issue a written disapproval within 15 days, then the improvement can proceed and deemed in compliance (Article 7.8).
  • The board plans to update the architectural guidelines to reflect modern community standards and accommodate changes such as artificial turf, which is allowed with ARC approval.
  • Concerns were raised about the requirement for homeowners to pay for consultants hired by the board to review project applications (Article 7.5), especially for smaller projects, and members suggested including guardrails to prevent excessive review costs.
  • The board acknowledged the need for flexibility in construction timelines due to contractor availability and other delays, and the potential inclusion of permit closeout requirements.
  • The covenants draft addresses the use of lots, attempting to balance the allowance of home-based businesses with restrictions to maintain residential character (e.g., limiting traffic).
  • A discussion involved the existence and feasibility of short-term rentals (e.g., Airbnb). It was stated that Colorado courts defined short-term rentals as residential and not a commercial business. There are no current restrictions on short-term rentals in the draft, but the board is open to future community-driven discussions on this topic because community members have expressed issues with such rentals.
  • Leasing provisions include the association’s right to require owners to evict tenants for covenant violations (Article 8.3), although this might conflict with recent Colorado tenant protection laws requiring 90-day notices, a legal complexity the board intends to review further.

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The board intends to announce another Town Hall after the next draft revision is completed and provided to the community. The Town Hall is expected to be held in the second week of September.

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

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Woodmoor Improvement Association, Aug. 27 – Board hears short-term rental concerns

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on Aug. 27 to hear residents’ concerns about short-term rentals and to review board member reports.

Short-term rental nuisance concerns

Several residents came to the August meeting to express their concern and frustration with a nearby home that had been turned into an Airbnb, citing late-night noise and excessive cars parked on the property during summer rentals. One resident noted that the listing was targeted at large groups of 16 to 20. Although short-term rentals are not mentioned in Woodmoor’s covenants, she noted that it says no property shall be a nuisance. She stated that she contacted the homeowner, who responded, but expressed concern about having to text them at 10 p.m. She asked if that is what we want for this neighborhood, noting that other neighbors are also frustrated.

President Brian Bush said that all board members understood the residents’ position. However, he noted that the state Legislature passed Senate Bill 134 in 2024 that prohibited homeowners’ associations from banning home businesses (see https://leg.colorado.gov/bills/sb24-134). The resident asked how to get the law changed and was advised to contact her state representative and have others do the same.

Bush said that WIA has taken the position that short-term rental businesses must submit an application, provide a local point of contact, and agree to inform tenants of the covenants, rules, and regulations. The resident said the owner had been in business for a year and had not submitted an application; Bush said WIA would have that discussion with the owner.

WIA will regulate the conduct of tenants and enforce rules and regulations against the property owners if it is notified that other residents are prevented from the quiet enjoyment of their property, Bush said. Until recently, WIA had not been notified of this case.

Board member Jason Hann said WIA has several covenants that protect residents’ peace, noting that parking on the grass and excessive noise are violations of the covenants. If residents report it to WIA, Woodmoor Public Safety (WPS) will ask the tenants to resolve the issues.

A resident noted that the number of cars parked at the Airbnb exceeded the four-car limit. Director of Public Safety Brad Gleason noted that El Paso County, in adopting ordinance 22-002, took away WIA’s authority over parking on county roads in Woodmoor. Hann noted that the same rules and regulations on noise and parking could be used as a basis for a complaint against someone holding a family gathering.

Bush emphasized that the same rules and regulations that apply to short- and long-term tenants also apply to owners. Most owners follow the rules, he said. Legally, short-term rentals are not, by definition, a nuisance, he said; but the conduct of tenants may become a nuisance. WIA regulates under its nuisance provisions any conduct that interferes with a resident’s right to enjoy the quiet use of their property. Hann noted that WPS officers have body cameras that eliminate any concerns about hearsay.

Both Gleason and Hann offered the residents contact numbers to call to report their complaints.

Highlights

  • Treasurer: Bush, speaking for Treasurer Pete Giusti, noted that there was money available for Forestry to spend and asked Hann to return with a plan to spend it or let the board know otherwise. Davis asked about a miscellaneous item that increased revenue by 3,000%; Bush said it was a one-time payment for an easement for Well 12R.
  • HOA: Administrator Denise Cagliaro said there were 105 unpaid accounts and that payments were trickling in or were settled when the homes were sold. There are 45-50 properties with accounts outstanding for multiple years.
  • Covenants: Director Jennifer Davis reported 53 cases, including one unfounded complaint, and four violations for July. There were 48 issues resolved through courtesy letters; WIA processed 14 HOA checks in July and held one covenant hearing in August for open burning. She reminded residents to move trash cans out of sight after pickup, obtain permits to park trailers or RVs for more than 72 hours, and that the minimum fine for burning trash, slash, or pine needles starts at $5,000.
  • Public Safety: Gleason reminded residents that school is back in session and asked that they watch their speed and anticipate backups. There have been reports of possible mail thefts, he said, reminding residents to be mindful with the holidays approaching and sign up for Informed Delivery with the Post Office. Bush noted that bears are feeding in anticipation of winter.
  • Architectural Control: Director Ed Miller reported 36 project submissions in May, including 26 approved administratively and nine by the Architectural Control Committee. Year-to-date projects have been approved at a 98.5% rate.
  • Forestry: Hann said that WIA completed 18 forestry and Firewise visits. The mitigation grant is ready for state inspection, but a review of current conditions must be completed before an application can be approved. Processing has been delayed by statewide fires, which have required all hands on deck.
  • Common Areas: Cutler noted that new windows were installed at the barn in the week of July 21 and that backflow testing was completed, with the results sent to Woodmoor Water and Sanitation District. Prairie dog mitigation was completed on July 26.

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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 Sept. 24. See www.woodmoor.org to confirm meeting details.

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

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Northern El Paso County Coalition of Community Associations (NEPCO) – Developer reduces home sites, HOA affected state laws

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held their meeting July 12th at The Barn on Woodmoor Dr. led by the President of the Board, Mike Aspenson. Aspenson reiterated the purpose of NEPCO and welcomed the Board and the Members. Members are Homeowner Associations and there are 49 current members in northern El Paso County, 22 members represented at the meeting

Aspenson stressed the point that the NEPCO Board is looking for more volunteers and thanked Greg Knierim of Mountain Top Technology, who has helped NEPCO with their new website and e-mail host server. See nepco.org.

After the treasurer’s report, Harold Larson, Member-at-Large, gave an update to the proposed layout for development of the property on the southeast corner of I-25 and County Line Road. The developer has agreed to go from 480 to 340 home sites. The developer is awaiting final approval from El Paso County before starting construction.

Guest Speaker – David Firmin, Altitude Community Law

David Firmin explained the laws that have been in the state legislature and or signed by governor this year that have an impact on HOA’s.

  • SB25-184: The continuation of the HOA information and Resource Center in Division of Real Estate and serves as a resource for consumers to understand their basic rights and responsibilities under the Colorado “Colorado Common Interest Ownership Act” (CCIOA). The Center provides information to homeowners regarding their basic rights and responsibilities, creates resource materials, and provides a website and education for the public. The Center provides an annual report to the legislature. The Center does not mediate or arbitrate on behalf of homeowners, board members or community association managers. The Center does not provide legal advice or investigate disputes between homeowners or associations. For more, go to dre.colorado.gov/Hoa-center.
  • HB25-1182: Tools to Assess Risk for Purpose of Underwriting. Requires insurers to provide information and methods used to determine risk regarding mitigation activities. Also requires insurers to provide wildfire risk models for specific mitigation actions or community level mitigation activities.
  • HB25-1205: Implentation of Fair Access to Insurance Requirements (FAIR) Plans. The bill introduces clarifications and protections regarding the Fair Access to Insurance Requirements (FAIR) Plan Association, which is designed to provide access to basic property insurance in areas where coverage is otherwise difficult to obtain. FAIR is not an insurer, but an association that has member insurers.
  • HB25-1322: Provide Copy of Insurance Policy – requirement that insurance carriers shall make available a certified copy of the policyholder’s insurance policy within 30 days after written request by registered agent.

For these and other HOA questions, contact David Firmin at dfirmin@altitudelaw.

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NEPCO usually meets bi-monthly on the second Saturday of the month 10 a.m.-12 p.m. at “The Barn,” 1691 Woodmoor Dr. Monument, CO 80132. For more info on future NEPCO meetings and your HOA becoming a member, see www.nepco.org

Marlene Brown can be contacted at marlenebrown@ocn.me

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Woodmoor Improvement Association, Jul. 23 – Board recognizes Eagle Scout project, clarifies parking near open spaces

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on July 23 to celebrate an Eagle Scout project and clarify rules about parking near common areas. The board also heard director reports. The WIA June meeting was cancelled due to a lack of quorum.

Eagle Scout project

President Brian Bush introduced Eagle Scout Bren Bowland during a recognition ceremony, praising volunteers as vital to the community. Steve Cutler, director of common areas, presented Bowland with a plaque honoring his work.

Bowland, a senior at Lewis-Palmer High School, led six Boy Scouts in assembling and installing three benches in The Preserve. The project fulfilled improvement requirements tied to WIA’s acceptance of the land from WOSC LLC.

Bowland raised funds for materials, including concrete and gravel, and provided food for his crew. He plans to attend Colorado State University after graduation.

Cutler commended Bowland’s leadership and communication skills. Bush closed the presentation by thanking Bowland and noting, “We need more leaders in the world.”

Above: Ben Bowland led an Eagle Scout project assembling and installing three benches in The Preserve common area in South Woodmoor. He raised funds for materials and led a crew of six Boy Scouts to complete the work. At the July 23 Woodmoor Improvement Association meeting, President Brian Bush and Director of Common Areas Steve Cutler presented Bowland with a plaque and thanked him for his leadership. Pictured from left are Vice President Peter Bille, Cutler, Bowland, and Bush. Pictured from left: Cutler, Bowland, and Bush. Photo by Jackie Burhans.
Above: A bench built as part of resident Ben Bowland’s Eagle Scout project provides a welcome resting place in The Preserve at South Woodmoor. Photo by Jackie Burhans.

Parking near Common Areas

This reporter asked about signs stating vehicles must park in designated areas near WIA common areas. President Brian Bush clarified that WIA has not created formal designated parking areas, and only a few sites have WIA-built parking.

Bush said El Paso County recently passed an ordinance allowing parking on county roads, which includes all roads in Woodmoor. He noted WIA cannot restrict roadside parking but prefers residents use their driveways. To support this, WIA raised the allowable number of parked vehicles per household to four.

Common Areas Administrator Bob Pearsall said the signs use a standard template, regardless of whether improved parking exists. He added he would consider taping over the line referencing designated parking in areas without WIA-built parking,

Highlights

  • Community Outreach: Director Brian DePaiva said the Northern El Paso County Coalition of Community Organizations (NEPCO) met on July 19 to discuss new regulations. Meeting materials are at www.nepco.org;;; Contact WIA for access information.
  • Treasurer: Bush, speaking for Treasurer Pete Giusti, reported increased June expenses for maintenance and chipping days. Spending remains below the trend.
  • Covenants: Director Jennifer Davis reported 53 cases, including one unfounded complaint, and six violations for May and June. A July hearing addressed three fireworks violations. Bush said any board members may report potential violations to Davis or Covenants Administrator Justin Gates.
  • Public Safety: Gleason said Woodmoor Public Safety (WPS) received 24 fireworks-related calls, many from outside Woodmoor. WIA plans to raise the issue at NEPCO and encourage surrounding associations to adopt similar rules.
  • HOA: Administrator Denise Cagliaro said 114 properties have liens and noted that the county has increased lien filing fees to $43, which will be added to outstanding dues. Cagliaro is working with WIA’s accountant on the 2024 audit. She also noted that the newly installed windows have reduced noise.
  • Architectural Control: Director Ed Miller reported 68 project submissions in May, including 41 approved administratively and 12 by the architectural control committee. Year to date submissions dropped 23% to 1888, with a 97.7% approval rate. In June, 14 projects were approved administratively, bringing the year-to-date total to 249 projects, down 19.2% with a 98.5% approval rate.
  • Forestry: Gates said that WIA completed 25 forestry and Firewise visits. He will submit a mitigation reimbursement packet to the state soon. The focus remains on removing ladder fuels within 30 feet of homes. The final chipping day for 2025 was held July 26-27.
  • Common Areas: Cutler summarized that windows installation, completion of the Eagle Scout project, and common area mowing and noxious weed mitigation. A new parking area will be added at North Park common area. Bush said board members had volunteered to paint the WPS garage, install fans and add a new bathroom saving WIA substantial money. He encouraged residents to mow tall grass to reduce fire risk.

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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. 27. See www.woodmoor.org to confirm meeting details.

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

Other Woodmoor Improvement 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.

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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.

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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.

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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.

Other NEPCO articles

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

By David Futey

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

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

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

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

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

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

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

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

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

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

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

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

New and other business

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

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

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

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

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

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

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

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

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

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

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

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

Other Gleneagle Civic Association articles

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

By Jackie Burhans

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

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

Automated external defibrillator given to WIA

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

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

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

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

Toboggan Hill safety improvements

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

Resident concerns

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

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

Board highlights

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

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

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

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

Other Woodmoor Improvement Association articles

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.

Other Woodmoor Improvement Association articles

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.

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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