Meeting Minutes
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Red Rock Ranch Homeowners Association Monthly Meeting
10 April 2006
Presiding: Bill Martin
Present: Frank Chuba, Jim Bergeron, Bill Martin, Phyllis Moore, Fred Lanyon, David Bohn, John Sharp
Guests: Ketch Nowacki, Susan Permut
Meeting was called to order at 1902.
Minutes of the 07 March 2006 meeting were read and accepted, as presented (with one spelling correction) unanimously after a motion from Fred Lanyon and a second by Phyllis Moore.
Treasurer’s Report: Treasurer Bill Martin reported a bank balance of $17,607.19. He has received 102 voluntary donations from residents totaling $3645.00, which is 30 days ahead of last year’s donations at this time. Expenses to date total $463.46. An error by the CPA resulted in an additional $17 for federal income tax. $12 in tax on the school bus property owned by the Association was also paid. Treasurer Martin stated that there is a letter in the safe deposit box stating that there will be no taxes levied on the common property, known as the Park.
A letter of thanks was received by the Board from the Tri-Lakes Fire Department for the $100 donation made to them last month.
Phyllis Moore made a motion to accept the Treasurer’s report. Frank Chuba seconded the motion and it carried unanimously.
Old Business: Bill Martin stated that Woody from the Country Store in Monument will be at the Park on Thursday, 13 April 2006 to examine the area about the feasibility of a water “drip system”. That is being coordinated by Michaele Duncan who was unable to attend the meeting.
Jim Bergeron stated that he and President Joline Lee were unsuccessful in finding grants without restrictions to renovate the Park tennis court. Grants are available, but the Association would not be able to restrict use of the court to RRRHOA members only. John Sharp felt that liability could be a major issue if people outside the Association were allowed to have unlimited access to the court. He further volunteered to check on bids for work on the court, as well as legal issues involved.
Board member John Sharp raised the question about the old utility poles on the upper Ranch which still have lines from Qwest and Adelphia hanging. He volunteered to draft a letter to both companies about their intent to vacate the lines and remove the old poles.
New Business: Bill Martin asked if permits had been requested for new roofs since he has seen two homes on the Ranch with new ones. He did add that they seemed to fit our covenants, but felt permit rules must be followed. Architectural Chairman Frank Chuba said he would research records to see, if indeed permits had been requested by the owners of the two homes in question.
Bill Martin said 25 people who donated to the Association last year have not done so this year, and he submitted a draft letter to send to those residents as a friendly reminder. The draft was approved by the Board and will be mailed.
Resident attorney John Sharp stated that the new state law regarding HOA’s does not appear to affect our Association. It is primarily aimed at common interest groups, i.e. condominiums, and our Association is what is known as a large development. Counselor Sharp felt our Board is pretty much in compliance with the rules, but felt he should draft a policy concerning auditing and accounting for RRRHOA funds to assure compliance with the spirit of the law.
Guest Comments/Input: Resident and Forest View Acres Water District Board member Ketch Nowacki was given the floor and he said he was present to answer any questions about the water board. He did suggest the HOA install two inexpensive bulletin boards to post water board meetings and related issues. One will be in the Park and one at the school bus stop. Fred Lanyon volunteered to construct them.
Mr. Nowacki stated that it will cost between $3 and $5 million to bring the water system up to code and added that as a water district we have plenty of water rights, but that does not equate to water availablity. He further stressed that residents of the District attend water board meetings to stay abreast of future plans.
Member Jim Bergeron thanked Mr. Nowacki for his efforts on the water board and stated that he had learned more about the operations in his few weeks as a board member than he had learned in the previous 15 years as a resident attending water board meetings with a sometimes hostile and secretive board. Treasurer Bill Martin said he agreed and also expressed his thanks.
With no further business to discuss, the meeting was adjourned at 2014 on a motion by Fred Lanyon and seconded by David Bohn. The motion carried unanimously.
The next meeting will be at 1900 on Monday, 08 May 2006 at the Tri-Lakes Fire Station.
Respectfully submitted,
Jim Bergeron, Secretary
Red Rock Ranch Homeowners Association
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Red Rock Ranch Homeowners Association Monthly Meeting
08 May 2006
Presiding: Joline Lee
Present: Frank Chuba, Jim Bergeron, Phyllis Moore, David Bohn, Joline Lee, Lorrayne Hodge
Guests: Ketch Nowacki, Michaele Duncan
Meeting was called to order at 1905.
Minutes of the 10 April 2006 meeting were read and accepted as presented unanimously, after a motion from Lorrayne Hodge and a second by Phyllis Moore.
Treasurer’s Report: Treasurer Bill Martin is on vacation, so the report was waived until the next scheduled meeting.
Architectural Control: Chairman Frank Chuba expressed his concern about some building/renovations on the Ranch without approval. One is at 4775 Sandstone Drive and another is at 18496 Pixie Park Road. Attempts to reach owners by telephone resulted in a disconnected number. President Lee said she would stop at these residences to see if she could make contact. Chairman Chuba said if contact did not occur, he would draft letters to the residents.
There was one request for re-roofing a house at 4315 Sandstone Drive, owned by Kristen Smith. The materials meet RRRHOA specifications and Frank Chuba made a motion to approve pending payment of $25; that was seconded by David Bohn and passed unanimously by the Board members present.
Chairman Chuba then passed out packets to Board members that included a web site for Association business and Architectural Control Committee forms.
Phyllis Moore made a motion to allow Frank Chuba to sign Architectural Control forms after approval by the Board. It was seconded by Lorrayne Hodge and approved unanimously.
Old Business: John Sharp was absent because of business, but he did e-mail drafts to all Board members concerning the new HOA law as noted in the 10 April 2006 minutes. His two drafts had to do with accounting and auditing procedures plus the openness of meetings and availability of records to any interested RRRHOA resident. (Both are attached). The Board reviewed the drafts and felt our resident attorney did a fine job, but there were some minor questions that the Board felt needed to be addressed by John Sharp before voting on the proposed resolutions.
Covenants and mandatory dues from residents/homeowners were discussed at length with no resolution. President Lee suggested members be prepared to discuss it at the next meeting when a full Board should be present.
Michaele Duncan was given the floor to report on developments at the Association Park. She stated that Woody Woodruff of High Country Home and Garden is obtaining decorative boulders, shrubs, trees, ornamental grasses, perennials and will install a water drip system for a price of $8300. The start up will be at the north end of the Park that is more noticeable by the public. Michaele and her husband Lowell have repaired and will paint the swing set which will be installed by residents John Novotny and Carl Gusler. The two water sources will be secured to prevent vandalism and will be turned on only by the volunteers who will oversee the plants. The Board then expressed its thanks to Michaele for all her hard work in getting the project off the ground.
New Business: Jim Bergeron mentioned an article in the Colorado Springs Gazette-Telegraph concerning a new bill that is on the governor’s desk for signature which would ease some of the rules for Homeowner Associations that were implemented last year. Phyllis Moore also had an article on the subject from the Denver Post. Since it has not yet been passed into law, the consensus was to wait to see whether it is signed or vetoed.
Guest Comments/Input: Resident and Forest View Acres Water District Board member Ketch Nowacki was given the floor and he said he was present to answer any questions about the Water Board. He mentioned a work session that will take place on 12 May 2006 and said all residents are welcome to attend. The current Water Board feels it will take $2 million just to bring the water system up to par and meet water regulations. He also discussed another possible increase in bills and said the Water Board has discussed a mil levy. Mr. Nowacki was asked about the Unger case and said the trial is scheduled for June, but he is limited in what he can say about the case.
With no further business to discuss, the meeting was adjourned at 2039 on a motion by Frank Chuba and seconded by David Bohn. The motion carried unanimously.
The next meeting will be at 1900 on Monday, 12 June 2006 at the Tri-Lakes Fire Station.
Respectfully submitted,
Jim Bergeron, Secretary
Red Rock Ranch Homeowners Association
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Red Rock Ranch Homeowners Association Monthly Meeting
12 June 2006
Presiding: Bill Martin
Present: Frank Chuba, Jim Bergeron, Phyllis Moore, Lorrayne Hodge, Bill Martin
Guests: Ketch Nowacki, Dave Weitz, Lesa Atteberry
Meeting was called to order at 1905.
Minutes of the 08 May 2006 meeting were read and accepted as presented unanimously, after a motion from Phyllis Moore and a second by Lorrayne Hodge.
Treasurer’s Report: Treasurer Bill Martin reported a bank balance of $15,504.29. There have been 121 voluntary donations to date for a total of $4,460. Architectural Control amounts to $50. Expenses to date are $3,502.46, of which $2,000 was given to Woody Woodruff as a down payment for his work in the Association Park. Phyllis Moore made a motion to accept the report as given, that was seconded by Lorrayne Hodge and approved unanimously by the Board.
Architectural Control: Pat Burkhart of 4380 Red Forest Road presented a request to replace the shake shingles on his home with fire resistant shingles that will match the color of his house. He gave the Treasurer a check for $25 and the request was approved unanimously by the Board.
Old Business: John Sharp was absent because of business, so action on the drafts concerning the new HOA law mentioned in the minutes of last month’s meeting was again tabled.
Covenants and mandatory dues from residents/homeowners discussed at last month’s meeting also tabled until the President of the Board returns.
It was noted that landscaping work has been accomplished on the north side of the Park and it is anticipated Woody Woodruff will soon begin work on the water drip system.
Frank Chuba gave an update on the properties mentioned in last month’s minutes. He did contact the owners/contractors involved with the sites and both agreed to accomplish necessary request forms and pay required fees.
Treasurer Bill Martin stated that results of the letter he sent to residents concerning voluntary dues resulted in nine residents each paying the $35.
New Business: Board members received an e-mail from Mike Hewig (attached) concerning subdividing a 1.7 acre lot on the Ranch. It was agreed by all present that the covenants prohibit subdividing lots, and the rules on septic systems in El Paso County now require a minimum of 2 1/2 acres. Jim Bergeron was tasked with sending the information to Mr. Helwig.
Guest Comments/Input: Resident and Forest View Acres Water District Board member Ketch Nowacki was given the floor and he said he was present to answer any questions about the Water Board. He reiterated that the estimate to bring the water system up to code will be $6 million and mentioned the various ways the money can be obtained. The information will be given the widest dissemination by the Water Board.
The emergency number for the Forest View Acres Water District Management company is 800-741-3254. This number has a live operator 24 hours a day who logs calls and appropriate personnel are dispatched to attend to the problem.
The readiness hearing regarding the Patti Unger case is still on for 22 June 2006 and trial date is still 27 June 2006.
Guest Dave Weitz asked the Board if there were concerns or reports about radon gas problems on the Ranch. He stated that his residence had levels of 50 and acceptable rates are under 4. He did not know what the rating numbers actually stand for, but wondered if this had been brought up before. He further stated that he had to install a system to lower the levels and that cost over $1,000. No one on the Board was aware of problems, although Jim Bergeron did state that the residence of Paul and Sherry Lee on Pike View Way had a radon diffusing system installed as it was built and it operates 24 hours a day.
With no further business to discuss, the meeting was adjourned at 1953 on a motion by Frank Chuba and seconded by Lorrayne Hodge. The motion carried unanimously.
The next meeting will be at 1900 on Monday, 10 July 2006 at the Tri-Lakes Fire Station.
Respectfully submitted,
Jim Bergeron, Secretary
Red Rock Ranch Homeowners Association
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Red Rock Ranch Homeowners Association Monthly Meeting
10 July 2006
Presiding: Joline Lee
Present: Joline Lee, Jim Bergeron, Frank Chuba, Lorrayne Hodge, John Sharp
Guests: Dan Cuvala
Meeting was called to order at 1907.
Minutes of the 12 June 2006 meeting were read and accepted as presented on a motion by Larrayne Hodge, seconded by John Sharp, and voted upon unanimously.
Treasurer’s Report: Treasurer Bill Martin is absent so his report is waived until the August meeting.
Architectural Control: Chairman Frank Chuba introduced builder Dan Cuvala who presented plans for a 1248 square foot addition to the Bennett and Noreen Griffin residence at 4820 Sandstone. A permit has been issued by El Paso County, the setbacks are in order, and a check in the amount of $124.80 was presented for deposit. Frank Chuba made a motion to accept the plans, it was seconded by John Sharp and passed unanimously by the Board.
Chairman Chuba also received a check from the Oldenburg family at 4775 Sandstone for replacing a deck; the plans had previously been approved.
Chairman Chuba also discussed correspondence received from Keith Lonnquist (see attached) who will be moving to Red Rock Ranch on 18325 Spruce Road and requested permission to erect an enclosure fence for his dog and a three stall detached garage. It was agreed to table the measure until plans are actually submitted.
Old Business: The resolutions submitted by John Sharp regarding routine audits of RRRHOA financial records and maintaining an open book policy for residents to inspect minutes and transactions of the Board were reviewed and passed with one exception. The resolution concerning audits had an inadvertent paragraph (para.e) inserted, which was deleted. Motion to accept the open books resolution made by Frank Chuba and seconded by Jim Bergeron which was then accepted by the Board. Motion to accept the audit resolution made by Jim Bergeron, seconded by Larrayne Hodge and accepted unanimously by the Board.
Dues were next discussed, re: voluntary versus mandatory. Views were heard from each member present, but it was decided to await a final discussion and vote until Treasurer Bill Martin returns since he has strong feelings about the issue.
Landscaping at the Park was brought up by Larrayne Hodge who feels the area at present looks off-center and she wondered if further work is planned. Michaele Duncan could not be present for the meeting with those answers, so President Lee said she would contact Michaele for clarification. President Lee also agreed to contact Fred Lanyon about building a secure box around the hose for the drip system to prevent vandalism.
New Business: Board member John Sharp submitted his resignation which was reluctantly accepted by those members present. John will be moving off the Ranch on 21 July 2006 and is therefore ineligible to continue on the RRRHOA. His efforts were praised by all present and the Board’s gratitude was expressed for all he has done as a member and as an attorney rendering free advice on legal matters.
With no further business to discuss, the meeting was adjourned at 2030 on a motion by Larrayne Hodge, seconded by Frank Chuba, and carried unanimously.
The next meeting will be at 1900 on Monday, 14 August 2006 at the Tri-Lakes Fire Station.
Respectfully submitted,
Jim Bergeron, Recorder/Secretary
Red Rock Ranch Homeowners Association
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Red Rock Ranch Homeowners Association Monthly Meeting
14 August 2006
Presiding: Joline Lee
Present: Joline Lee, Jim Bergeron, Lorrayne Hodge, Bill Martin, Phyllis Moore, Fred Lanyon, David Bohn
Guests: Jeff Dull, Genelle Deavenport, Stuart Currier, David Weber, Keith Lonnquist, David Sargent, Don Hodge, Dan Spiegelberg
Meeting was called to order at 1900.
Minutes of the 10 July 2006 meeting were read and accepted as presented on a motion by Fred Lanyon, seconded by Phyllis Moore, and voted upon unanimously.
Treasurer’s Report: Treasurer Bill Martin reported a bank balance of $15,690.46. $1500 is still owed to High Country Store for landscaping at the Association Park, but a bill has not been forthcoming. There have been 125 voluntary donations for a total of $4600. Income to date: $5136.20 Expenses to date: $3714.96 Lorrayne Hodge made a motion to accept the report as given, the motion seconded by Phyllis Moore and accepted unanimously by the Board.
Old Business: Fred Lanyon reported that he has the protective box built to safeguard the water drip system from vandalism, and he will install it this week.
With the resignation of Board member John Sharp last month, there is a vacancy that needs to be filled. President Joline Lee asked if guest David Weber would consider filling that vacancy since he has helped with Board matters in the past. Mr. Weber agreed to fill the slot and will serve as an appointee.
The swing set is repaired and painted, thanks to Lowell and Michaele Duncan. Residents John Novotny and Carl Gusler have volunteered to plant it in concrete in the Association Park.
Mandatory dues were discussed since the board was waiting for the return of Treasurer Bill Martin to make a final decision. Mr. Martin suggested that the issue be tabled until next year since the Association is presently getting by with voluntary donations, and the only expenses at this time are insurance and renovations at the Park. The Board agreed unanimously with that suggestion after a motion by new Board member David Weber and seconded by Phyllis Moore.
The quarterly review of the financial records will take place prior to the next meeting. Board member Fred Lanyon volunteered to do the audit.
Architectural Control: Mr. Keith Lonnquist was present to show the plans for a fence and a garage/shop that had been discussed at the July meeting. The site is at 18325 Spruce Road and the building will be painted to match the house on the property. The required fee has been paid. After examining the plans, Phyllis Moore made a motion to accept them, a second came from Fred Lanyon, and all Board members voted unanimously to accept.
Robert and Kristen Smith at 4315 Sandstone Road requested permission to apply stucco over the present siding. A color chip was submitted, which is an earth tone called “Hacienda”. The required fee has been paid, and Fred Lanyon made a motion to accept the plan, seconded by David Bohn and passed unanimously by the Board.
David Bohn requested permission to replace the shingles on his home, 4710 Limestone Road, with fire retardant life time shingles, and also to replace worn siding. Required fee has been paid, and tentative approval was granted, pending a county permit, on a motion by David Weber. That was seconded by Fred Lanyon and approved unanimously.
New Business: President Joline Lee and member Jim Bergeron have been contacted by telephone from Title Companies asking for clarification about businesses on the Ranch as outlined in the covenants. There was interest shown by someone to purchase property on Cloven Hoof Estates and open a day care center. The answer was related to the companies that paragraph 19 in the RRRHOA covenants spell out that no business such as a day care center will be permitted on the Ranch.
The newsletter was discussed and member David Weber agreed to put it together with input from all Board members. The date to mail it out will be the week of 10 September 2006.
The annual RRRHOA picnic will be held on 23 September 2006 in the Association Park with details to be discussed at the 11 September 2006 meeting.
Guest Input: Genelle Deavenport spoke about water board issues and the current management company, and issues such as holding executive sessions for decision making. The Raspberry Ridge development was also mentioned. The text of her talk is attached to the official meeting minutes.
Jeff Dull spoke next and talked about the interest the town of Monument has in taking over the Forest View Acres Water District. His points were that Monument is not profit driven, such as the management company, and they are local, have full-time personnel, and that it would be advantageous to involve Monument with our District.
Stuart Currier was the last speaker and he echoed the remarks about being included in a Monument water district. He further said the proposed increased mil levy is exorbitant, and inclusion with Monument would be much less expensive.
The three speakers asked if the RRRHOA could set up a forum where homeowners could have dialog over the pros and cons with water board members, the present management company and Monument officials and include homeowners from Shiloh Pines and Sundance Estates who are not part of RRRHOA, but are part of Forest View Water District. The Board agreed to publish information for mailing to all concerned at Association cost. Copies will be sent to the Shiloh Pines HOA President for distribution as he/she sees fit, and to Dan Spiegelberg who agreed to distribute to Sundance Estate residents. Dr. Bohn will coordinate a common date in August for all parties and Mr. Stuart Currier will obtain a meeting place large enough to accommodate a large crowd.
With no further business to discuss, the meeting was adjourned at 2030 on a motion by Larrayne Hodge, seconded by Phyllis Moore, and carried unanimously.
The next regularly scheduled meeting will be at 1900 on Monday, 11 September 2006 at the Tri-Lakes Fire Station.
Respectfully submitted,
Jim Bergeron, Recorder/Secretary
Red Rock Ranch Homeowners Association
