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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.

Other Woodmoor Improvement Association articles

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

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.

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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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