Wissler Ranch Annual Meeting of the Membership Minutes
October 28, 2023
- Call to Order: President Hal Goldback called the Wissler Ranch annual meeting of the members to order at 10:01 a.m. at the Tri-Lakes United Methodist Church and introduced the other four directors, including newly appointed Bob Roche. Bob was appointed by the Board in accordance with the Bylaws at the October 21, 2023, regular monthly meeting to fill the remaining two years of Jim Keefe’s vacated position.
- Roll Call and Certification of Proxies: Secretary Sharla Davis reported there were 33 people signed in and 28 represented by proxy for a total of 61 homeowners in attendance. A quorum was established and certified.
- Proof of Notice of Meeting: The annual meeting notice was mailed to all home/lot owners and postmarked September 29, 2023.
- Reading and Disposal of the 2022 Annual Meeting Minutes: A homeowner made a request to have the annual minutes available to the membership prior to the meeting as this was a “members’ meeting not a Board one” and the membership had the vote. Request noted. The 2023 proposed minutes will be made available to the membership prior to next year’s annual meeting/vote.
– Sharla emailed copies of last year’s meeting minutes to the Board for review prior to the meeting, and read a synopsis to those in attendance. A motion was made, seconded, and passed to approve as written. They will be posted on the website and mail kiosk bulletin board.
- Reports:
– Officer/Committee:
– President: Hal deferred his comments to Infrastructure
– Design Review: Committee Chair, Wayne Gardner, introduced new committee member Brian Stranjord, and reported on the Design Review Committee’s (DRC) 2023 activities. He reminded those in attendance that they continue to work closely with the Covenants Committee to help homeowners save money and avoid potential covenant issues.
– He highlighted the projects 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 approved prior to starting any activity. It is a covenant violation otherwise.
– Projects in preparation for the 2024 budget review were also discussed.
– Wayne also asked homeowners to please be mindful of DRC guidelines when positioning fixtures or purchasing/replacing light bulbs (guidelines are posted on the website/mail kiosk bulletin board) and to consider installing motion detectors if possible.
– Forestry/Firewise: Due to the Committee Chair’s absence, Hal presented Deborah Bullock’s annual report and discussed the accompanying slides, highlighting mitigation efforts and reporting. The annual Fire Wise recertification report is due in November.
– Hal discussed basic mitigation efforts and how reporting those efforts contributes to our certification every year. He reminded everyone of the importance of the designation, predominantly the savings on property insurance. This award is presented annually to communities that have done “significant mitigation and homeowner education.”
– A homeowner expressed concern over the condition of trees along Palmer Divide highway, noting their proximity to Wissler Ranch. Another homeowner reminded those in attendance of the October 2019 drastic/abrupt temperature swing which stressed all local vegetation, especially the trees. The 2022 Forestry inspection confirmed there were no other factors, specifically beetles, affecting WR trees’ ‘fitness.’
– Infrastructure: Committee Chair, Hal Goldback, reported on the status of the cistern project. The pump and cistern have been ordered; installation should take place when they are delivered, around the end of the year.
– Neighborhood Watch: Committee Chair, Nadine Awald, gave a detailed presentation, including area crime statistics/prevention tips, and reminded everyone that Neighborhood Watch is not a Wissler Ranch-specific committee but a nationwide program, locally managed by the EL Paso County Sheriff’s Office.
– There were no suspicious activities 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: Committee Chair, Sharla Davis, reminded those in attendance that Wissler Ranch water usage is ‘controlled’ by the CO Division of Water Resources Court Decree, Great Divide Water Company augmentation plan, and Wissler Ranch covenants. Each lot/well (not homeowner) is allotted 122,194 gallons per year.
– Annual water meter readings must be reported by November 6, 2023, in order to submit our state-mandated report on time. Notification letters and reporting cards were mailed to all home/lot owners and postmarked on October 13, 2023.
– Please read your meters by Nov. 1st and send the results via card or email no later than November 6, 2023 (Nov. 5th is a Sunday this year).
– Late/no reporting and/or overuse are potential covenant violations and must be addressed by the Board of Directors.
– Welcome: Committee Chair, Sandy Maurer, reported she welcomed seven new families; eight homes were on the market or sold this past year.
– Covenants: Committee Chair, Sharla Davis, reported that Wissler Ranch is a covenant-protected community. Covenants are a legally binding agreement between property owners and the HOA to create and maintain certain standards. The Association, through the Board, has a legal obligation to enforce the covenants.
– Most common complaints last year were nuisance animals (dogs), non-compliant outdoor lighting, unapproved landscape modifications, and improper vehicle/RV/trailer parking.
– Treasurer: Due to the Treasurer’s prearranged absence, Peter Popp presented Jay Best’s annual report and reminded homeowners that Wissler Ranch HOA is not-for-profit, not tax exempt. All income is exclusively from our dues which pay operating expenses and fund capital reserves.
– Pete discussed the financials and the 2024 notional budget. The 2024 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, 2024.
– As a reminder, CO law specifies certain requirements for debt collection including physically posting signs on delinquent properties.
- Old Business:
– Ballots were passed out to members to vote on disposition of excess operating funds; the majority voted to move any excess to capital reserves.
– Pete read the HOA litigation judgment to the membership. The HOA prevailed on all counts, except one, which was dismissed with prejudice and cannot be appealed. A second lawsuit by the same homeowner was also dismissed with prejudice and cannot be appealed.
New Business:
– Hal Goldback discussed the need to revise/rewrite the WR covenants due to recently passed laws.
– Homeowner, Kathleen McCormick, requested time on the agenda per the Conduct of Meetings policy to comment on the Board’s conduct and ‘waiver of notice’ meetings.
Adjournment: Due to no other business being brought before the membership, a motion was made and seconded to adjourn; motion passed. The meeting adjourned at 12:20 p.m.