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

By Jackie Burhans

Resident questions board operations
Resident input on common area improvements
Board highlights

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

Resident questions board operations

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

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

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

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

Resident input on common area improvements

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

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

The following input was given regarding the South Woodmoor Preserve:

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

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

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

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

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

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

Board highlights

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

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The WIA Board of Directors usually meets at 7 p.m. on the fourth Wednesday of each month in the Barn at 1691 Woodmoor Drive, Monument. The next meeting will be on Aug. 23.

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

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

Resident questions board operations

Resident input on common area improvements

Board highlights

Other Woodmoor Improvement Association articles