Wissler Ranch Annual Meeting of the Membership Minutes
October 22, 2022
- Call to Order: President Jim Keefe called the Wissler Ranch annual meeting of the members to order at 12:05 p.m. at the Tri-Lakes United Methodist Church after attendees introduced themselves.
- Roll Call and Certification of Proxies: Secretary Sharla Davis reported there were 27 people signed in and 26 represented by proxy for a total of 53 homeowners in attendance. A quorum was established.
- Proof of Notice of Meeting: The annual meeting notice was mailed to all home/lot owners on September 22, 2022.
- Guest Speaker: Vice President Hal Goldback gave a presentation on the proposed cistern project and introduced Chief Jamey Baumgarner from the Monument Fire Department. Chief Baumgarner spoke on why it is important to upgrade the cisterns and how it will improve fire-fighting capabilities in the area, especially Wissler Ranch.
- Reports:
– Officer/Committee:
– President: Jim Keefe stated that additional cistern project meetings will be held and notifications will go out prior to the meetings; all homeowners are encouraged to attend.
– Design Review: Wayne Gardner, Committee Chair, reported that the Design Review Committee (DRC) had a very busy year managing 49 different projects/requests (up from 35 last year) and that they continue to work closely with the Covenants Committee to help homeowners save money and avoid potential covenant issues.
– He highlighted what was listed on the DRC slides, and reiterated that any exterior changes to property, home, or detached structures must have plans submitted to the DRC and the project must be approved prior to starting any activity. It is a covenant violation otherwise.
– Projects were categorized into four ‘activities:’ development-, covenant-, and forestry-related, and the common area.
– Wayne also asked homeowners to please be mindful of DRC guidelines when positioning fixtures or purchasing/replacing light bulbs. These guidelines are posted on the website and on the mail kiosk bulletin board.
– Forestry/Firewise: Deborah Bullock, Committee Chair, reported that the Colorado State Forest Service neighborhood forest inspection occurred on September 28, 2022.
– Four foresters inspected Wissler Ranch properties and the common area; they presented ideas for additional mitigation on some properties and suggestions on improving overall tree health in the community. The formal report will be out soon.
– Homeowners will be notified of any infested and/or diseased trees on their properties.
– Two properties were given ‘honorable distinction’ designations for their mitigation efforts: 20170 Roaming and 4425 Wavy Oak.
– Deborah continues to work on the Wissler Ranch ‘Fire Wise Community’ recertification and reminded homeowners of the importance of the designation, predominantly the savings on property insurance. This award is presented to communities that have done “significant mitigation and homeowner education.”
– She discussed basic mitigation efforts and that reporting those efforts contribute to our certification.
– Infrastructure: Hal Goldback, Committee Chair, stated there was nothing else to report besides the proposed cistern project previously discussed.
– Neighborhood Watch: The Neighborhood Watch chair is currently vacant; Jim Keefe has been serving as the interim since 2015; please contact him if you are interested in volunteering.
– Jim receives a weekly update and a monthly newsletter from the El Paso County Sheriff’s Office. There was no suspicious activity directly in Wissler Ranch this past year; however, some neighboring areas experienced reportable issues (porch piracy, questionable non-resident traffic, etc.). Please contact the Sheriff’s office non-emergency number, 719-390-5555, with any concerns, or 911 in an emergency.
– Water: Sharla Davis, Committee Chair, reminded those in attendance that Wissler Ranch water usage is determined by the CO Division of Water Resources Court Decree, Great Divide Water Company augmentation plan, and Wissler Ranch covenants. Each lot/well is allotted 122,194 gallons per year.
– Annual water meter readings must be reported by early November in order to submit our state-mandated report on time. Notification letters and reporting cards were sent to Tri-Lakes Printing on October 20, 2022, with a requested send date of October 21st.
– Please read your meters on Nov. 1st and send the results via card or email no later than November 7, 2022 (Nov. 5th is a Saturday this year).
– Late/no reporting and/or overuse are potential covenant violations and must be addressed by the Board of Directors.
– Kathleen McCormick reported on the resolution of a perceived augmentation water rights issue per Great Divide/Northgate water companies and Wissler Ranch. The WR Board of Directors voted to hire a water attorney; all appropriate documentation (quitclaim deed, stock certificate) and rights have been corrected, recorded, and legally conveyed to Wissler Ranch. Item closed.
– Welcome: Sandy Maurer, Committee Chair, reported she welcomed six new families; 11 homes were on the market or sold this past year.
– Covenants: Sharla Davis, Committee Chair, reported that Wissler Ranch is a covenant community. Covenants are a legally binding agreement between property owners to create and maintain certain standards. The Association, through the Board, has a legal obligation to enforce the covenants.
– Colorado Statute, HB22-1137, went into effect on August 9, 2022, and specifies new requirements for HOA Board accountability and transparency. The Board worked diligently with the HOA’s attorney to ensure compliance with the new law.
– Per the attorney’s counsel, two new policies were created and approved by the Board, Covenant Enforcement and Conduct of Meetings. Both are recorded with the county and posted on the website.
– Treasurer: Kathleen McCormick, Treasurer, reminded homeowners that Wissler Ranch HOA is non-profit, not tax exempt. All income is exclusively from our dues which pay operating expenses and fund capital reserves.
– She discussed the financials and the 2023 notional budget. She reminded everyone that the income and expense sheet is a ‘snapshot in time.’ This past year was very unusual in that legal fees, predominantly for the water attorney, exceeded the budgeted amount.
– The 2023 proposed budget will be reviewed and voted on by the Board at the next regular board meeting in November and will be voted on by the homeowners in December at the Budget Ratification Meeting.
– Annual assessments will be due January 15, 2023.
– New Colorado Statute, HB22-1137, specifies certain requirements for debt collection including physically posting signs on delinquent properties. The current HOA policy will be modified where necessary to comply with new requirements.
- Old Business: Reading and disposal of 2021 Annual Homeowners Meeting Minutes: Sharla emailed copies of last year’s meeting minutes to the Board; a motion was made, seconded, and passed to approve as written. They will be posted on the website and mail kiosk bulletin board.
New Business: Jim Keefe stated there were no new items of business submitted by homeowners.
– There were two items requiring a vote: four board member positions, and disposition of any operating budget funds left at the end of the budget year.
– A majority of the members voted for Jim Keefe, Hal Goldback, Pete Popp, and Sharla Davis; members elected.
– A majority of the members voted to move excess operating budget funds to capital reserves; motion carried
- Adjournment: A motion was made and seconded to adjourn; motion passed. The meeting adjourned at 2:35 p.m.