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Northern El Paso County Coalition of Community Associations (NEPCO) 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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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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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.

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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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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.

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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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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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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.

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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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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.

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

By Jackie Burhans

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

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

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

Board business and committee reports

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

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

Monument Ridge annexation update

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

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

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

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

Renewable water projects

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

By Dave Betzler

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

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

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

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

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

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

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

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

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

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

By Marlene Brown

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Marlene Brown can be reached marlenebrown@ocn.me.

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