Meeting Minutes
- Details
- Written by: RRRHOA
- Category: Board of Director Meeting Minutes
- Hits: 2025
Red Rock Ranch HOA Board Meeting Feb. 8, 2021
In attendance:
Board:
Elizabeth Lonnquist, Julia Pheteplace, Shannon Kittelson, Skip Chang, Kevin Guy, Bill Griffith,
Paul Tillotson, Mark Fears
Guests:
Craig Pryor, Maria Kowalski, Jason Schneider, Denise Geller
Meeting started at 7:04pm.
Denise Geller told the board about replacing the deck on their house that was damaged. It is a
direct replacement of what they had before. Elizabeth told her it was $25 for the ACC request.
Denise said she had sent in the money and actually paid $50. Denise said the rest was a
donation to the HOA. Shannon made a motion to accept the ACC request. Julie seconded.
Board accepted and approved the request.
Craig Pryor expressed concern about the extension date of the Covenants. He thought that
the Covenants might have expired in 2020. He said he had looked at the information that
Elizabeth had sent to him that showed the Covenants had been extended to 2030. He wasn’t
sure that he understood how the extension had been approved. Bill told the group that there
had been legal advice at the time on how to extend the covenants. The Board discussed the
status of the Covenants with Craig. Mr. Pryor was informed that the Board would get further
legal advice and clarification and get back with him within two weeks.
Minutes of the last meeting had been approved electronically.
Bill gave the Treasure’s report. He informed the Board that financial activity had started picking
up for the Board’s finances. There were five contributions and a ACC request for a fence that
was approved. $425.00 had come in to the HOA. Overall, the HOA had a balance of
$25,842.86. At the end of the month, three more ACC requests had come in, four additional
contributions, totaling about $400.00. There was an expense for the Red Rock Acres letter
about the proposed expansion at HWY 105, $10 for web site support, $55 for rejoining
NEPCO, renewal of insurance for $352.00. So far, there has been approximately $400 of
income at the end of the month and $468.00 in expenditures. For 2021 there have been
$725.00 of contributions and there has been 3.3% participation. There has been $100.00 in
ACC fees collected. There is $1,133.50 carried over from last year for FireWise.
The Treasurer’s report was accepted with a motion from Julie and seconded by Skip. The
board all voted in favor.
The Board then moved to discussing the preliminary budget. Kevin displayed the 2021 budget
and Bill gave a description of what the printout was showing. Bill said that there was
historically about 60% participation in the voluntary contributions and there would probably be
a drop off in ACC requests. Bill also illustrated the probable expenses that HOA should
anticipate. Bill is forecasting $10,725.00 in income with a net of $2,5378. He anticipates
$8,187.00 in expenses. Paying for work already done for mowing the park was discussed.
Nivens Park upgrades were discussed. Expenditures for the possible picnic and increased
costs for the PO Box were highlighted. Website costs were anticipated to stay similar to what
has been paid in the past.
Kevin asked about reimbursement for member costs for umbrella policies and Bill said that was
part of the budgeted $2,000.00 for insurance, now updated to $2,700.00 to cover umbrella
insurance for board members.. Elizabeth thinks that there will be some additional costs for
FireWise chipping and crews.
Kevin also asked about what a legal counsel charges. $200 an hour is the usual fee. If we
need to mail out ballots, it might end up being about $1000 for Covenant modification. Bill
was thanked for a job well done.
Bill said he would make changes for approval electronically.
Paul and Kevin reported the website was running well. Kevin discussed making the URL
accessible for future use via registration.
Julie didn’t have any new information about FireWise at this time. Elizabeth said there will
State funds through NEPCO that could be used for FireWise.
Elizabeth and Mark reported on attending the Forest View Acres Water District meeting.
Elizabeth has been talking with El Paso County about the proposed development and our
concerns about increased traffic, residents ability to evacuate in case of fire, and impact on
quality of life. There is concern about how dense the proposed development might end up
being.
The article Mark wrote about the Water District was discussed as a way to inform members
about the Water District’s thinking.
Elizabeth reminded the Board about articles for the Newsletter.
Maria wanted her request to say she did not need an exemption because she has domestic
chickens. Kevin noted that the board would work with Maria to change the covenants. The
board reiterated its position that the current Covenants prohibit poultry within the HOA areas.
Elizabeth wanted to make sure Maria understood that not removing her chickens would be
considered a breach of contract. Craig suggested that the Covenants might not be in effect
and with that chickens might be allowable. Elizabeth explained the process for changing the
Covenants to allow chickens but until that time, the Board position is that chickens are not
allowed at this time. The Board stated that it would again get legal counsel on the validity of
the Covenants.
Member meeting in April was discussed and whether it could be done as a Zoom meeting.
Kevin said that could be done.
The cleanup day was discussed and whether it should still be scheduled. June 5th and 6th
was decided upon as dates for the cleanup.
Jason Schneider asked about the legal counsel that David Weber provided in the past. He
wanted to know how home owners could find past information about HOA activities. Some of
that information is still being transferred from an old website system to the new website. Jason
was told that old meeting minutes are available on the current website. Some archived
meetings need to be requested through Elizabeth.
Jason also suggested that guests should be scheduled at the first of the Board meetings. It
was agreed that is good practice.
Member picnic was discussed and August 28 was decided upon as the date. 12:00pm at
Nivens Park.
Skip asked about how long an ACC request had to be completed once it was approved. The
owner has one year to complete the work.
Elizabeth asked whether there would be other Board members wanted to attend a meeting
with legal counsel.
Kevin suggested that time should be allocated specifically for each individual to talk.
Craig asked about how the Covenants could be rewritten. Elizabeth described the process
and timeline that would be required for updating and changing the Covenants. She stressed
that homeowner input would be necessary and desired. She told of the work she is doing
with CONO to understand how to implement changes to the Covenants in the future. Kevin
asked about whether line item changes could be possible. It was reiterated that Covenant
change requires 51% of homeowners to approve a change.
Skip motioned to adjourn, Julie seconded, and the Board voted in favor.
- Details
- Written by: RRRHOA
- Category: Board of Director Meeting Minutes
- Hits: 2085
January 11, 2021
Meeting Locations: Zoom meeting
Called to order at: 7:01 by HOA President Beth Lonnquist
Attendees: Mark Fears, Julia Pheteplace, Shannon Kittelson, Beth Lonnquist, Paul Tillotson, Skip Chang, Bill Griffith and Kevin Guy
Guests: Maria Kowalski and Josh & Donna Lambert
Guest Concerns: Maria Kowalski read a letter she sent to the board explaining that her 8 chickens are family pets and they should be exempt from the covenants which do not allow non-domesticated animals, specifically mentioning poultry. She asked the board to make an exception for her chickens.
A long discussion followed with the board members giving their opinions. However, in the end the board members agreed that they do not have the authority to exempt a resident from the covenants. Board President, Beth Lonnquist will send a letter to Maria Kowalski reiterating that the covenants specifically state that no poultry is allowed temporarily or permanently on a resident’s property. The letter will also outline the process for amending the covenants.
Architectural Control: Josh and Donna Lambert, who live on Range View Way, are requesting approval of fencing, 4-foot-high run from side back of property 2X4 style and wire meshing in the middle. Square area 1/3 of property, 440 linear feet, 3 sides. ACC request has been submitted and $25 has been paid. Motion to accept Mark Fears, Kevin second all members approved by saying “Aye”.
Troy Kittelson requests approval of a 3-rail fence for dog run. In the back area off side of house not visible. Julia Pheteplace motioned to accept. Bill Griffith seconded the motion and all members approved by saying “Aye”.
Approval of the minutes: December meeting minutes were approved. Bill Griffiths made a motion and Julia Pheteplace seconded the motion. All members approved by saying “Aye”.
Treasurer’s report: Approval of January Report- We had little activity in December. There were some remaining expenses for park decorations and the contribution to Tri Lakes Cares approved in the December Board meeting. There were $788.70 of ACC contributions and $50.00 of homeowner contributions. State Farm also refunded $5.39 from the cancelled insurance policy. The year-end resident contributions were $10,705 which is a 58% participation rate. ACC fees collected in 2020 totaled $2075.70. No current Firewise activity, but $1133.50 will be carried over into 2021. The HOA will determine at a later date if Firewise will need additional funds late in 2021. The 2020 ending balance for the HOA account is $25,417.64 which includes the Firewise obligation.
Kevin Guy asked about the charge for water during the shutdown earlier in the year. Bill Griffith said Forest View Acres Water agreed to waive the earlier charges and no current flow had been recorded. We have not put a lock on water pump. Mark Fears said he has one and will put it on the pump.
Old Business: We do not have D&O insurance at this point, Beth Lonnquist is still looking for reasonable proposals. She has reached out to two different brokers and is awaiting their reply.
There was a discussion regarding whether the board members should get a personal Umbrella policy and have the board pay their premium. Costs for a personal Umbrella policy vary between $250-$400. The Board will discuss at next meeting if a D&O insurance policy is not secured by then.
Web Site: Paul Tillotson says it looks good, it’s working well and he just posted the December minutes.
Beth Lonnquist asked about accessibility of old meeting minutes on the HOA website. Old meeting minutes will be kept for 10 years as they are a public record. A notice will be placed on the HOA website to contact HOA if you would like to view older meeting minutes.
Firewise: Julia Pheteplace: no Firewise activity to report. Beth Lonnquist will attend a meeting with the local emergency preparedness committee to discuss evacuation routes on January 12th. Firewise meetings will resume in February and Julia Pheteplace will attend for the HOA Board. Mock evacuation drill is planned for this spring. (current info: mock evacuation is now scheduled for fall of 2021)
New Business: The water district has scheduled a public hearing on January 27 to discuss water use for proposed new development. Beth Lonnquist has been in touch with Hans Zimmerman who is on the water board and she plans to attend the meeting on the 27th. Bill Griffith sent a certified letter to the water district with some specific questions regarding how this will affect current water users. He will draft a letter of concern from the HOA board and send it out to the members for approval. Beth Lonnquist will present the letter at the meeting on the 27th.
Around the room: Mark Fears is writing a short history of forest view water district and description of their function.
Donna Lambert mentioned that there is a broken link on our website. Paul Tillotson will fix it.
Julie Pheteplace is taking down the holiday decorations at the park
April annual meeting with all residents will most likely be a zoom call.
Red Rock Ranch Acres: They do not have approval on rezoning the 20-acre parcel nearest to Red Rock Ranch Dr. They started this process with a letter of intent on December 17.
Planning & Development web page: https://epcdevplanreview.com/Public/ProjectDetails/167954
If you have time, please read the developer’s Letter of Intent and the Traffic Study.
Rezoning the 5-acre parcel will set a precedent if/when the “pond” property and other property sells to developers in our area.
There was discussion about how the proposed new development will affect the residents of RRR. There are concerns about evacuation routes being more congested with more residents, safety of traffic patterns at highway 105 and Red Rock Ranch Road, esthetic of the community, cost to residents of roadway improvements, etc.
Paul Tillotson will post information about the proposed new development on the HOA website.
Beth Lonnquist will attend a planning and development and county commissioners meeting to discuss the request to rezone the property for smaller lots. She will address our concerns at that meeting.
New Board slots: there is 1 slot available:
Skip Chang made a motion to conclude meeting 8:27, second by Julia Pheteplace and board agreed by saying “Aye”.
Meeting was adjourned at 8:28 by Beth Lonnquist
Next Meeting: Feb 8
Meetings for 2021:
Mar 8 Apr 12 (Annual Meeting)
May 10 June 14
July 12 Aug 9
Sept 13 Oct 11
Nov 8 Dec 13
- Details
- Written by: RRRHOA
- Category: Board of Director Meeting Minutes
- Hits: 1763
Red Rock Ranch Homeowners Association Monthly Meeting
14 December 2020
NOTE: The board meeting was held via Zoom.
Presiding: President Beth Lonnquist
Present: Beth Lonnquist, Skip Chang, Kevin Guy, Shannon Kittelson, Bill Griffith, Julia Pheteplace and Mark Fears
Guests: None
The meeting was called to order by President Beth Lonnquist at 1900.
Guest Concerns:
Police Chief Vanderpool and Fire Chief McCarthy is concerned about evacuation route 3 on the Firewise flyer. Their concern has to do with the number of people that will be exiting through an already tight Palmer Lake neighborhood. Beth Lonnquist plans to meet with them in January. Dave Betzler and Beth Lonnquist are also meeting with Monument police as to evacuation routes in January in a separate meeting.
Mary Hoffman.: Would like to install a Tuff Shed on her property at 18385 Pixie Park Rd. Shannon Kittelson does not have the ACR form, drawings or placement details. Mary Hoffman verbally informed Shannon Kittleson that the shed is grey with black roofing. Without the required information and/or site survey, we do not know if the shed matches their home. Bill Griffith informed the board that Mary Hoffman has already sent in the payment for the Architectural Control board review. Shannon Kittelson to follow up with Mary Hoffman.
Board recommend tentatively approved the request pending required forms and a visual inspection by one of the board member.
Motion to approve the request by Julia Pheteplace, second by Shannon Kittelson, approved by the board.
David Bertz, the owner of Lot #4 of the Hix lots, located on Stone View Road, submitted the ACC form for his new house and the detached shop. Tiffany Homes is the builder. Per the HOA Covenant, the loft in the detached shop cannot be used as a residence. Board recommends conditional approval pending a letter from David Bertz indicating that the loft in the detached shop shall not to be used as a residence and the payment for the ACC review.
Motion to approve by Mark Fears, second by Bill Griffith, approved by the board.
April and Sean Reisch completed the re-roofing of their home. The ACC sent an email to April and Sean Reisch to confirm that the roof tiles used conforms to the requirements specified in the Covenant (e.g., 35 – 40 year roof). Waiting reply from April and Sean Reisch.
Minutes of the 9 November 2020 meeting were read and motioned to approve by Mark Fears, second by Julia Pheteplace, approved by the board.
Treasurer’s Report: The current bank balance is $24,831.80.
Deposits:
Contributions None
ACC $75.00
Bank Interest $0.21
Expenses:
Insurance Premium $1,212.00
Park Holiday Decorations $138.76
PO Box Annual Rental $114.00
Total contributions for 2020 $10,655.00
Contributors above $75 44
Total ACC fees to date $1,362.00
Total Exceptional 2020 Expenses:
Net Firewise Contribution $1,133.50
Legal Expenses to Date None
Insurance Expenses to date $1,262.00
Treasurer’s Report approved after a motion to accept by Paul Tilotson and a second by Kevin Tillotson. Passed by the board.
Forest View Water District has rescinded the water usage bill during the water restriction mandate while the water district was locating the water leak. The board is considering adding new locks to the hose bib by the tennis court.
Bill Griffith recommended the board to approve donation of $200 to the Tri-Lakes Shares food bank. Tri-lakes Shares has graciously allowed the RRRHOA to use their conference room for the monthly board meeting.
Motion to approve by Mark Fears, second by Julia Pheteplace, approved by the board.
Other Items:
Covenant Clarifications:
1. Limit of 2 out buildings per residence. If a home owner has a detached garage and a shed, the home owner has reached their maximum out building allowance. If the home owner wishes to add a greenhouse, one of two options are available. Option 1 – remove the shed and install the greenhouse. Option 2 – attach the greenhouse to the shed, thereby, it’s one structure. For either options, ACC approval is required.
2. If a detached garage is connected to the house via 25’ of covered walkway, is it considered one structure? Answer: No. It’s determined to be two structures. In order to be one structure, a common wall must exist between the two structures.
3. Is a pergola out on the field considered an out-building? Answer: Yes.
4. No short term rentals are allowed. Short term is defined to be less than 6 months. Board discretion for allowing for renting of the house by the previous owner from the new owner during the house sales transaction.
Firewise: Status of the Application for 2021 season is still pending.
Insurance: We are still looking to acquire D&O insurance. Due to the lawsuit from 2016/17, we are not able to find a carrier that will underwrite a policy for the HOA. Beth Lonnquist is still investigating options. General Liability insurance for the HOA is current.
As a possible stop-gap, Beth Lonnquist has requested the board members to investigate whether each board members could obtain individual umbrella insurance rider for volunteer board member coverage.
It was brought to the attention of the HOA board that a resident at 3680 Rangeview Rd is maintaining chickens at their residence. Chickens are not allowed per the Covenant. Beth Lonnquist will draft and send a letter to the homeowner.
RRHOA is requesting members to submit articles for the annual Newsletter. Submittal by beginning of February 2021 for distribution to members in March 2021. The newsletter mailing will include the Firewise Evacuation brochures. Email your article to
Board Position Change:
Skip Chang has resigned his duties as the Secretary of the Board. He will remain as a board member. Julia Pheteplace and Mark Fears to share the Secretary of the Board duties.
We still have 1 open board seat available. If any RRRHOA member in good standing is interested in joining the board, please email your interest to
The next regularly scheduled meeting will be at 1900 on Monday, 11 January 2021 via Zoom meeting due to the ongoing COVID situation.
Motion to adjourn the meeting by Julia Pheteplace, second by Mark Fears, approved by the board.
Respectfully submitted,
Skip Chang
Board Member/Secretary, RRRHOA
- Details
- Written by: RRRHOA
- Category: Board of Director Meeting Minutes
- Hits: 2116
Red Rock Ranch Homeowners Association Monthly Meeting
9 November 2020
NOTE: The board meeting was held via Zoom.
Presiding: President Beth Lonnquist
Present: Beth Lonnquist, Kevin Guy, Shannon Kittelson, Paul Tillotson, Julia Pheteplace, Skip Chang and Mark Fears
Guests: None
The meeting was called to order by President Beth Lonnquist at 1900.
Guest Concerns:
There is concern for extended camping at the Mt Herman Parking Lots. Campers seem to be staying longer than 10 days and having fires during state 2 alerts along with human waste and trash left in the area. There is a Friends of Monument Preserve on Tuesday 11/10/20. Beth Lonnquist is planning on attending.
April and Sean Reish.: Update from last month’s report. Not updating the roof at this time. They are aware of the fire protection requirement of the Covenant on the type of shingles to be used.
Shannon Kittelson’s neighbor, added fire pit with concrete pad and other landscaping. In addition, they built a pergola/gazebo – not included in the original architecture control review form. Shannon Kittelson will follow up with her neighbor regarding updated ACR form and additional fee.
Minutes of the 12 October 2020 meeting – motion to approve by Julia Pheteplace and second by Mark Fears. Passed by the board..
Treasurer’s Report: The current bank balance is $26,129.78.
Deposits:
Contributions None
ACC $75.00
Bank Interest $0.61
Expenses:
None
Total contributions for 2020 $10,655.00
Contributors above $75 44
Total ACC fees to date $1,287.00
Total Exceptional 2020 Expenses:
Net Firewise Contribution $1,133.50
Legal Expenses to Date None
Insurance Expenses to date $141.00
Treasurer’s Report approved after a motion to accept by Paul Tillotson and a second by Kevin Guy. Passed by the board.
Other Items:
Beth Lonnquist will determine if the RRRHOA was charged for the water drawn from the tennis court water spigot during the FVWD water line repair.
Mark Fears has not received any response back from tennis court refinishing companies for an estimate to refinish the HOA’s tennis court. Skip Chang suggested having lines for two pickle ball courts to be included in the refinished tennis court.
RRRHOA Covenant does not allow chickens on the property. Mark Fears’ neighbor was seen with chickens on their property. Beth Lonnquist will send a letter reminding the neighbor of the Covenant restrictions.
Firewise: Application for 2021 season was made by Beth Lonnquist. No communication has been received as to the acceptance for next year. Grant money, $1000, for 2020 from NFPA for sites of excellence was donated to the Tri Lakes Fire Department. Tri Lakes Fire Department has provided chipping for the 2020 season for RRRHOA. The Firewise Committee will ask for more support next year from Tri Lakes Fire Department.
.
Additional information was sent to the insurance broker to find an insurance carrier that will underwrite the D&O insurance for the RRHOA board of directors. No insurance carrier has been identified at this time. In order to give boundaries to the insurance broker when searching for the new D&O policy, a motion to cap the D&O premium to $5,000 for $1M of coverage was made by Kevin Guy, second by Mark Fears. Passed by the board.
Better pricing on the General Liability insurance was identified by the insurance broker ($1,121 per year vs $1,816 for the current carrier renewal price). Motion to proceed with the cheaper insurance broker was made by Skip Chang, second by Julie Pheteplace. Passed by the board.
RRHOA is requesting members to submit articles for the annual Newsletter. Submittal by beginning of February 2021 for distribution to members in March 2021. Email your article to
Julia Pheteplace passed on request by resident Rosalie McKean, to coordinate volunteers to decorate the park for the holidays. Motion to provide $200 in funds for lights and other decoration was made by Skip Chang, second by Mark Fears. Passed by the board.
We still have 1 open board seat available. If any RRRHOA member in good standing is interested in joining the board, please email your interest to
The next regularly scheduled meeting will be at 1900 on Monday, 14 December via Zoom meeting due to the ongoing COVID situation.
Meeting to adjourn, motion by Mark Fears. Second by Paul Tillotson. Passed by the board.
Respectfully submitted,
Skip Chang
Board Member/Secretary, RRRHOA
- Details
- Written by: RRRHOA
- Category: Board of Director Meeting Minutes
- Hits: 1852
Red Rock Ranch Homeowners Association Monthly Meeting
12 October 2020
NOTE: The board meeting was held via Zoom.
Presiding: President Beth Lonnquist
Present: Beth Lonnquist, Skip Chang, Kevin Guy, Shannon Kittelson, Paul Tillotson, Bill Griffith, Julia Pheteplace and Mark Fears
Guests: None
The meeting was called to order by President Beth Lonnquist at 1900.
Architectural Control:
Jeff Wilkins: Urgent request for car port buildout. Electronically approved on 9/28/20.
April and Sean Reish.: New roof, stucco, siding, stone exterior and paving the driveway. Motion to approve was made by Julia Pheteplace and seconded by Kevin Guy. Passed by the Board.
Shannon Kittelson’s neighbor, Jason and Megan Z., called her to ask about the maximum size allowed in the Covenant for detached garage/shop. As it stands, no size limitation exists in the Covenant. Only restriction on detached out-building is that each property can have a maximum of 2 detached out-building.
Minutes of the 14 September 2020 meeting was approved electronically.
Treasurer’s Report: The current bank balance is $26,129.78.
Deposits:
Contributions $75.00
ACC $85.00
Bank Interest $0.90
Expenses:
Firewise $55.84
Firewise 92.43
Firewise 168.97
Total contributions for 2020 $10,655.00
Contributors above $75 44
Total ACC fees to date $1,212.00
Total Exceptional 2020 Expenses:
Net Firewise Contribution $1,133.50
Legal Expenses to Date None
Insurance Expenses to date $141.00
Treasurer’s Report approved after a motion to accept by Paul Tillotson and a second by Kevin Guy. Passed by the board.
Upcoming expenses: $1,800.00 for State Farm. We have insurance policies to renew for 2020/2021 year, still trying to acquire Directors and Officers insurance (expires 11/16/2020) and Workman's Comprehensive (expires 3/2021) policy for volunteers. General Liability is offered by State Farm (expires 11/16/2020)
Firewise: Julia Pheteplace reported that no more meetings till February 2021. Tri-lakes fire department has been helping a lot without charging the HOA. According to Bill Griffith, we have ~$1,300 for Firewise in 2021.
Kevin Guy opened the new business discussion with the ongoing Forest View Water District’s water rationing. The water tank at the tennis court for folks to fill up is being paid for by the water district.
Beth Lonnquist reminded everyone regarding the water restrictions until 11/1/20 due to the pump replacement activity by the water district.
Julia Pheteplace indicated that there are two long term campers at the Mt. Herman trailhead. Need to notify the park ranger.
Beth Lonnquist re-iterated the difficulty in acquiring insurance for the HOA. For the D&O policy, the insurance underwriters require no lawsuit filed for 5 years before they can write a new policy. The last litigation was filed almost 4 years ago. Beth Lonnquist will seek advice from CONO regarding the D&O policy.
Bill Griffith will provide an interim annual report for insurance applications.
We still have 1 open board seat available. If any RRRHOA member in good standing is interested in joining the board, please email your interest to
The next regularly scheduled meeting will be at 1900 on Monday, 9 November via Zoom meeting due to the ongoing COVID situation.
Motion to adjourn the meeting by Mark Fears. Second by Kevin Guy. Passed by the board.
Respectfully submitted,
Skip Chang
Board Member/Secretary, RRRHOA
