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

By Jackie Burhans

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

Board vacancy filled

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

Prairie dog infestation

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

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

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

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

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

Approach to Forestry and Fire Mitigation

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

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

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

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

Board highlights

  • Bush reported on behalf of Community Outreach Director Rick DePaiva that the board was aware of opposition to the Monument Junction East development and requested that one or two board members attend the upcoming community meeting at The Barn on June 4 at 5:30 p.m.
  • Bush reported on behalf of Treasurer Connie Brown that the board is ahead of the curve on interest income but behind on Barn rentals and office space. The board is also behind on revenue from covenant fines, which is OK with Bush. Staff members are holding down expenses, he said.
  • Homeowners Association Administrator Denise Cagliaro said that WIA is filing 50 liens on properties with unpaid dues. WIA has been contacted by El Paso County to use The Barn as a voter polling and service center for the upcoming presidential election, she reported.
  • Gleason noted that school is out and asked residents to watch their driving speed.
  • Architectural Control Director Ed Miller reported that 71 projects were submitted to the Architectural Control Committee for approval in April, which is 18.3% higher than last year. Although projects have increased, revenue has decreased as most of the projects have no administrative fee, said Pearsall.
  • Board member Cindy Thrush confirmed that chipping days have been set for June 29-30 and July 27-28 at Lewis-Palmer High School. Chipping is free to residents and open to non-residents for a nominal fee. Bush asked Thrush to write a letter of thanks to the new D38 superintendent and the high school principal for their support.
  • Bush, who also serves as WWSD president, said site work on Well 22 on County Line Road would be done soon and the transmission line to Misty Acres would be done by November. WWSD is building a new tank in South Woodmoor next to its existing tank, he reported.

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The WIA Board of Directors usually meets at 7 p.m. on the fourth Wednesday of each month in The Barn at 1691 Woodmoor Drive, Monument. The next meeting will be on June 26.

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

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

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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.

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Northern El Paso County Coalition of Community Associations (NEPCO), March 9 – Council of Governments preparing wildfire protection plan

By Marlene Brown

The Northern El Paso County Coalition of Community Associations (NEPCO) held its bi-monthly meeting March 9. NEPCO’s purpose is to serve and be a point of contact between local government and agencies regarding land use matters that impact member associations and their residents. NEPCO is a nonprofit corporation formed in June 2000. Bob Swedenburg, vice president, is a founding member of NEPCO with continued service since its inception. Mike Aspenson, president, called the meeting to order. NEPCO has 51 Homeowners Associations (HOAs); there were 21 HOAs present, short of a quorum.

Several board members gave their reports. Wildfire/Preparedness Committee Chair Beth Lonnquist spoke to remind those present that Monument Fire District (MFD) opened registration on March 26 for free chipping days for HOAs in the area. MFD will send two firefighters and a chipping truck. HOAs will need 10-12 people working together to prepare the slash and tree limbs for the chipper, then on chipping day to help load the hopper with the debris. To sign up your HOA and more information about fire mitigation, go to www.monumentfire.org

Guest speakers Pikes Peak Area Council of Governments (PPACG) Director Andy Gunning explained that it is a council of 16 jurisdictions covering El Paso, Teller, and Park Counties. It is preparing a wildfire protection plan between Monument and Palmer Lake with a grant from the federal government.

PPACG also funnels funds from federal and state money to military planning programs, the Council on Aging, metro planning, and long-range transportation, air and water quality control. See www.ppacg.org.

Jared Verner, policy and communications legislative advocate, explained that PPACG continues to promote local control and opposes state-directed unfunded mandates. The Legislative Affairs Committee tracks and reviews legislative bills and proposals. For 2024’s 120-day legislative session, over 560 bills have been introduced. HOA members are welcome to the committee meetings www.ppacg.org/committees.

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NEPCO meets every other month on the second Saturday. The next meeting is scheduled for May 11, 10-noon at the Woodmoor Barn, 1691 Woodmoor Dr. The topic will be “Recent Colorado State Legislative Impacts on HOAs” with attorney Lenard Rioth and District 20 State Rep. Don Wilson, former Monument mayor. For more information, go to nepco.org.

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

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

By David Futey

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

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

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

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

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

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

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

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

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

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

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

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

New and other business

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

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

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

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

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

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

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

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

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

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

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

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

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

By Jackie Burhans

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

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

Automated external defibrillator given to WIA

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

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

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

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

Toboggan Hill safety improvements

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

Resident concerns

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

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

Board highlights

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

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

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

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

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