Six Townhomes with No HOA!

NO – The six units are not part of an HOA. 

• The HOA bureaucracy has been legally dissolved.
• There is no homeowners association.
• There is no corporate HOA entity.
• There is no board of directors.
• There is no management company.
• There are no monthly HOA fees. 
• We are not subject to CCIOA (Colorado Common Interest Ownership Act). 
• Instead, owners are legally bound by covenants (CCRs) on file with the county clerk’s office.
• Owners are responsible to maintain and insure their own individual units.

An adjacent HOA is responsible to maintain shared common areas.  (Also known as Block 1 on the Plat Map excluding the 70 private lots.) 

Each of the six non-HOA owners pays 1.5% of common area maintenance expenses under a maintenance agreement. 

As per Article 2.1 of the 2nd Amended CCRs,

Insurance is to be maintained by owners.  There is no HOA that provides insurance.  Please purchase your own homeowners insurance policy for all perils including wind, hail, fire, theft, liability, etc.  Do not purchase a condo policy.

Do not purchase an HO6 policy. 

Ask your agent about an HO3 policy or HO5.

Our 6 townhomes are not members in any HOA and are not insured by any HOA.

Our six townhomes are individually owned and are built on six separate zero-lot-line private lots.

Our six townhomes do not own or share ownership in any common area or amenities.

There is no HOA that owns any portion of the six lots or townhomes. 

Because we are not part of an HOA, loss assessment coverage is not applicable.

If your insurance agent has questions, feel free to refer your agent to the CCRs listed in the link above.

It is also a mortgage loan requirement to procure individual townhome insurance.

There are 70 lots on the Plat map.  Lot numbers 25,26,27,28,29 and 30 are not members in the HOA.

Under the Easement, Maintenance and Cost Sharing Agreement, what are the rights of the lot owners of lots 25-30?

There is no scenario we are aware of that would allow an owner of one of the six lots to withhold paying their 1/6 share of the 9%.

Hypothetical Example: The HOA bills the six lot owners 9% of a $100,000 major retaining wall repair.  If you feel the wall should have lasted 50-100 years and the repairs are needed due to some form of negligence, you still have to pay your 1/6 share of the 9% within 15 business days.  If you withhold payment, the HOA can sue you without notice.  So pay up and do not delay.

But the 2020 Maintenance Agreement is governed strictly by Contract Law. In Colorado, every contract carries an implied duty of good faith and fair dealing, as well as an implied standard of workmanlike performance.  Those protections under contract law may allow you to recover from the HOA.  You may even qualify to sue in Small Claims Court.

Under Paragraph 9 of the Maintenance Agreement, if you can prove damages are “due to the negligent, or wanton or willful conduct of Thraemoor, its officers, members, managers, insurers, vendors, employees, contractors and agents”, you may be able to receive compensation for your alleged damages.

• • The Absolute Mandate: Paragraph 5 and Paragraph 6 state that Thraemoor performs the maintenance, and Metro Properties shall pay 9% of the costs. The contract provides no mechanism or clause allowing a Metro owner to withhold payment due to the HOA’s quality of work, delay, or perceived incompetence. 
  • The 15-Day Risk Window: If you withhold your payment because you are angry about a negligent, overpriced repair, you immediately default on the agreement. As outlined in Paragraph 8, Thraemoor can bypass past-due notices, slap you with a $25 late fee and 12% annual interest, and take you directly to a Jefferson County court.

• • Step 1: Pay the 9% Invoice. To remain the compliant “prevailing party” and shield yourself from automatic late fees and direct collections lawsuits, you must fulfill your baseline billing timeframe. [1]
  • Step 2: File a Counter-Claim or Independent Lawsuit. You (ideally banding together with the other 5 Metro owners) would sue Thraemoor in Colorado court for Breach of Contract or Negligence. You would use Paragraph 9 to argue that the astronomical repair costs were damages caused directly by their willful neglect, exempting you from absorbing those specific financial consequences. [1]
  • Step 3: Recover Your Costs. If you win the lawsuit, Paragraph 20 (Costs and Attorney Fees) guarantees that Thraemoor must pay your reasonable attorneys’ fees, court costs, and pre-litigation engineering or expert assessment expenses. [1]

However, it would be prudent to discuss your concerns with an attorney to assess your chances of winning a lawsuit and whether you even have legitimate grounds to sue in the first place.  And if you lose a lawsuit, you will likely have to pay both your attorney and the HOA’s legal fees.

The Legal Separation in Note 3

“The declaration provides access rights for the individual lot owners to cross Block 1 (via private driveways) and all private drives (PD), as access to public streets.“

Who Pays?

Understanding the Language

What This Means For Members of the Public

The Plat map at Note 3, obligates the master HOA, Thraemoor in the Park HOA, to maintain all shared physical assets including roads, landscaping, turf, trees, common area, mailbox kiosk, drainage facilities, perimeter fencing, etc.

The Plat map refers to the entirety of the common area as ‘Block 1’.

Note 3 of the Plat map states:

“Block 1, including the private drives (PD) shown hereon, except each individual lot, will be owned and maintained by the Homeowners Association.”

(From Note 3 of the Plat map. Block 1 represents all land in the project.)

Section 38-33.3-307 page 62 of the Colorado Common Interest Ownership Act (CCIOA) states that “Except to the extent provided by the declaration…the association is responsible for maintenance, repair, and replacement of the common elements.

It is also required by the City of Lakewood to comply with Lakewood’s landscape standards listed in the next topic below.

Therefore, according to state law, local law, the signed site plan agreement with Lakewood and the Cost Sharing Agreement, Thraemoor in the Park HOA is responsible for maintaining these assets including snow removal, lawn mowing, weed control and replacing dead turf or trees.

Because developer rights under CCIOA had expired, the master HOA, although also on the same plat map, made the decision to prevent these six units from being included in their HOA even though the master HOA still bore full responsibility to maintain all common areas and amenities.  

Therefore, the developer of the six units opted to established a separate HOA for just the six units.  The six unit owners eventually voted to dissolve the HOA corporate legal structure but retained essential covenants known as CCRs.

The following reasons were included in their decision to dissolve the tiny 6-unit HOA.

1) No Common Areas: A primary reason to have an HOA is to maintain the common areas.  The former 6-unit HOA did not own any common areas or physical assets of any type so the basic reason to have an HOA did not exist.

2) Expensive Legal Fees:  In Colorado, an HOA has recurring legal costs to comply with any changes imposed by the legislature on HOAs.  These changes include the numerous legally required policies that require an attorney to write up and to modify as needed whenever the law changes.  Attorney fees are hundreds of dollars per hour.  EXAMPLE – Our neighbor HOA has over 60 units.  So their attorney fees divided over 60 owners are one tenth of the fees per owner compared to only having 6 units to share fees.

3) High Cost of Professional Management:  The cost of professional management is also much higher per owner with only 6 units because management companies have an expensive minimum fee even if only 6 units are under management.  Yet with only 6 units, professional management is necessary because there are so few owners available to volunteer.

But the cost per owner is significantly more when only 6 units are in an HOA due to that costly minimum management fee.  Some management companies charge over $2,400 per month even for only 6 units to ‘manage’!

We contacted dozens of management companies in search of an economical proposal.  Most companies would not even return our calls if we left a message that mentioned only 6 units in the HOA!  One company agreed to a relatively low-cost fee but they ended up not renewing the contract.

4) Lack of Volunteers – An HOA board typically requires at least three board members.  With only 6 units, it is not reasonable to expect three of the six owners to serve on the HOA board year after year.  At some point in time, the HOA could encounter a time period when no owners are available to serve on the board which can be a complicated and expensive situation if there are zero board members.  At the time of dissolution, we appeared very close to the point where no owners would be available to serve on the board.  If there are no board members, a court may have to get involved which can be a huge expense to the unit owners.

5) Additional Required Insurance – An HOA needs additional specialized insurance coverage including Directors and Officers (D&O), Workers Comp and Umbrella.  These coverages cost thousand of dollars per year.

6) CPA Fees:  At least $500-1,000 per year for CPA fees related to tax return preparation and auditing of the financial records.

7) No Economy of Scale – With only 6 units, administrative services the HOA needed, including those mentioned above, can easily cost ten times more per owner than our neighbor HOA who has over 60 units to spread the cost.

Bottom line, with only 6 units, the owners were collectively paying over $5,000 each year in excess administrative fees and specialized insurance premiums that are not incurred now that the HOA has been dissolved.  That is only for the fees not owed under the Cost Sharing Agreement.

If anyone were interested in resurrecting the dissolved HOA, they would have to justify the high costs which would probably only be more expensive today.

The master HOA is Thraemoor in the Park.  The master HOA owns and is obligated under Note 3 of the Plat map to maintain all the common areas. 

Their financial standing is important both to HOA members and to the six non-HOA lot owners who also pay the HOA to maintain the shared common areas.

All owners rely on the master HOA to properly maintain the shared common areas for their enjoyment, safety and to maintain property values.

In 2026, the master HOA continues to show signals of dire financial distress as shown by the following numbers.  All homeowners in Thraemoor in the Park deserve an explanation for this financial disaster.

Reserve Study 100% Funding Requirement on 12-31-2025 = $666,635.

Reserve Fund Balance reported by HOA on 3-31-2026 = $129,022

Percent Funded (129,022/666,635) = 19%

Deficit = $537,613 = $666,635 – $129,022
Deficit = 100% Funding Amount minus Actual Fund Balance

The extremely weak reserve fund balance could mean large assessments of thousands of dollars payable on short notice.

Click to view the Reserve Study

The underfunded reserve fund could reduce property values by as much as 12% or over $60,000 per home in lost value based on research by Robert Nordlund of Association Reserves.

Why is a Reserve Fund and a Reserve Study important?

1) To protect and maximize property value.

2) To avoid large, surprise special assessments that some owners may not be able to afford.

3) To spread out homeowner payments for major maintenance projects over a much longer period of time.

4) To have funds available when planned projects need to be done.

The master HOA represents 63 homes plus one vacant lot in Thraemoor in the Park HOA. The HOA reserve fund was analyzed by a reserve fund specialist in 2021.  They issued a 48-page Reserve Study update.

According to the 2021 Reserve Study, the HOA Reserve Fund was only 19% funded at $73,818 as of January 1, 2022 and has continued at 19% into 2026.

HOA board members in Colorado are required by law to act prudently and in the best interests of the HOA. 

The HOA CCRs at 5.3 require ‘an adequate reserve fund’.  It is NOT optional.  If the board tries to change the CCRs and removes the adequate reserve fund, vote no on that.

If a board Ignores the CCRs and the expert advice contained in a Professional Reserve Study and intentionally under-funds the reserve fund, are they acting prudently and in the best interests of the HOA?

If homeowners conclude the board is not getting the job done, they should find qualified replacement board members to elect.

Even following the proposed financial recovery plan on page 14 of the study will take until 2050 to achieve a 100% funded balance.  But the HOA appears unwilling to adopt that level of financial discipline.

Unless the HOA changes course, they will face large, ‘surprise’ special assessments on owners to finance the necessary projects.

Remember – funding the reserve account does not increase costs.  It simply ensures that expenses are spread out more evenly and improves property values. 

If you want a professional, expert estimate of what to expect going forward, then require that the HOA obtain a full update of the reserve study with an onsite review of all elements.

Then, please provide this website a copy of the new study so we can post it online.  Thank You.

If any HOA members would please provide us with a copy of the current financial reports, that would also be appreciated.

Another problem with under funding is that early home owners who lived here many years but have since sold their homes and moved out did not pay their fair share of replacement costs for many items included in the reserve study.  As a result, when major reserve expenses come due, more recent purchasers bear the full brunt of large special assessments, dues increases and lost property value from deferred maintenance.

What can be done?  When the next annual meeting or special meeting to elect board members comes around, DO NOT SEND IN YOUR PROXY FORM. 

The proxy forms may be used by the board to re-elect themselves or their hand picked replacements.  In order to give additional owners who may be qualified an opportunity on the board, you can keep those proxy forms to yourselves.  Then show up at the annual meeting to cast your vote plus any proxy vote forms you collected from your neighbors. You will still be able to re-elect board members who may be qualified but that will also make it possible for other candidates to be heard if the board does not control the proxy forms.  If you cannot attend the annual meeting, give your signed proxy to another owner who will attend.

NOTE: The six non-HOA homes also rely on the HOA to maintain the common areas and preserve property values.  These six non-HOA owners are also impacted due to possible deferred maintenance and potentially reduced property value. These six homes also help pay to maintain the common areas.  Therefore, this is also their business to be concerned.

Our neighbor is Thraemoor in the Park HOA.  They own the private roads, common areas and amenities. Our 6 townhomes are located on their campus as indicated on the plat map as 6 of the 70 lots but are not annexed into their HOA.

Instead, we have an Easement, Maintenance and Cost Sharing Agreement with them.

They are required by their CCRs and by a siteplan agreement with Lakewood to maintain all the common areas and amenities that they own.

Our six owners pay recurring but variable cost sharing fees calculated on 9% of qualified expenses under the Cost Sharing Agreement mentioned above.

The 9% was derived by rounding up from 8.6%.  Our 6 homes represent 8.6% of 70 lots on the plat map.  Rounding that 8.6% up gets you to the 9%.

In case you are wondering, yes, 9% is more than our fair share.  But that is the agreement that was established before any of our six homes were sold to their first homeowners.

Each of the six unit owners pays 1/6th of that 9% fee.  Multiplied by six owners, that comprises the full 9%.

The cost sharing terms of the agreement document the methodology of billing our owners.

The qualified services for calculating the 9% fee include:

• street paving
• pavement patching and repair
• snow and ice removal
• road sweeping
• landscape maintenance
• tree and shrub maintenance
• common area electrical repairs
• mail kiosk expansion/maintenance
• outdoor irrigation
• curb and gutter work
• sidewalk repair
• drainage facilities maintenance
  
• engineering and surveying

Amenities include:

• roads
• landscaping
• perimeter fencing
• sprinkler system
• detention ponds
• mail kiosk
• drainage facilities
• underground utilities
• gutter and sump pump discharge drainage
• pedestrian walkways
• driveways
• exterior stairs
• exterior side and rear porches and/or stoops
• lamp post lighting
• guest parking
• entry monument
• retaining walls
• all of Block 1 on the plat map excluding individual lots

Non-Payment of 9% Cost Sharing Fees:

The easement is perpetual and irrevocable.  However, Thraemoor in the Park HOA is authorized to sue any owner to recover unpaid cost sharing fees plus attorney’s fees.

If you have questions about the Easement Agreement or if for any reason you are not planning to pay the 1/6 per unit portion of the 9% fee, please consult an attorney as soon as possible.

The six units in Thraemoor II have an Easement Agreement to access the common areas. Article 1.4 of the agreement states that the master HOA ‘shall not unreasonably interfere with or unreasonably obstruct the use and enjoyment of the Shared Easement Area’.

Therefore, common areas must be maintained in a manner that does not interfere with their enjoyment.  For example, common areas that have soil saturation due to unrepaired defective drainage would obviously constitute an unreasonable obstruction or interference to their use and enjoyment not to mention a possible trip hazard.

See House Bill 22-1040 Section 2 including notice requirements if common areas are being repaired and the HOA duty to ‘protect the safety of any individuals’ with regard to accessing common areas.  If an HOA allows unsafe conditions such as trip hazards due to soil saturation, inadequate drainage or uneven grading issues, the HOA may also be in violation of the duty to protect the safety of any individuals.

Also see:  https://frascona.com/massive-changes-coming-to-colorado-homeowner-association-law/

Also see:  https://www.ochhoalaw.com/colorado-common-interest-ownership-act-frequently-asked-questions/

According to their Board representative, the reason the 6 units were excluded from their HOA was due to their concern over hypothetical construction defects that might come to light at some unknown future time in one or more of the 6 units.  Their rep stated in an email dated 9-5-2022: “The benefit was to protect our community from assuming liability for potentially disastrous costs related to construction defects.”

Keep in mind the adjacent HOA has no ownership interest or common areas in any of the six units.  The HOA also did not design, build or provide materials for any of the six units. So their liability for future unknown, hypothetical construction defects is zero.  Yet the homeowners apparently voted to exclude the 6 units based on a totally false premise.  Due to that misinformed vote, they have even forfeited the ability to enforce their CCRs on the 6 units.  We have to wonder what the board told homeowners before that vote.

We have asked for the official minutes of the meeting since they are supposed to be retained permanently by law.  As yet, they have not been produced.

Also, there is no reason to assume any of the six excluded units will ever have construction defects.

LEGAL FACT:  Construction defect liability rests with any parties who provide defective design, workmanship or materials.  Not with any HOA.

As of January, 2026, we are not aware of any construction defects or litigation related to any of the 6 individual units.  Some units may also have a 10-year structural warranty.

EXAMPLE – In a condominium project, the HOA may own an entire building and residents actually only own an airspace.  In that scenario, an HOA would likely have responsibility for the building including engaging responsible parties if there are possible construction defects.  But that does not mean the HOA would be legally liable for causing any defects since the HOA did not construct the building.

The units at Thraemoor are not condos.  They are individual townhomes constructed on privately owned zero-lot-line lots.  The HOA did not construct these units and does not own any portion of these townhomes or the land upon which they are constructed.

So the concern about HOA legal liability for construction defects at Thraemoor is unfounded.

NOTE: Excluding the 6 units from the master HOA does not insulate the HOA from responsibility for addressing alleged defects in common areas owned by the HOA.

At Thraemoor, those common areas include various features including driveways, sidewalks, walkways, and exterior stairs.  None of those features were designated on the plat map as limited common areas.

If defects occur in privately owned townhomes of members of the HOA, the HOA may intercede on behalf of homeowners without assuming legal liability for the alleged defects.  In that scenario, in Colorado an HOA is prohibited from pursuing any construction defect litigation without a vote of the owners allowing such action. So an HOA cannot get involved unless the owners agree to it.  And even if the HOA is authorized by owners to get involved, that does not mean the HOA is liable for causing any alleged defects.

In a condominium building with hundreds of units, any defects may impact many residents so the option of using the HOA to represent many owners may be very useful.  But an HOA consisting of townhomes on privately owned lots is a totally different situation since the HOA does not own any portion of the townhomes or the lots.

And even after the extreme action of excluding the 6 units, the HOA is still responsible to address any defects regarding the HOA common areas such as the apparent drainage defects, irrigation system neglect, excessive landscape water waste or other issues.

If the HOA neglects to fix or resolve defects or fails to properly maintain the common area and damage results to property not owned by the HOA including any of the 6 excluded units, the HOA would have liability for the damage in that case.

Since the six units in Thraemoor II are not members in HOA1, we do not believe they can impose fines.  However, please consult an attorney if necessary for verification.

We recommend that you do pay any fees owed under the Cost Sharing Agreement.  Doing so will promote goodwill, avoid legal disputes and protect your credit rating.

If the HOA places a lien on your townhome, you should contact an attorney immediately to determine your rights and whether the HOA is even allowed to place such a lien.

Again, we recommend that you do pay any fees owed under the Cost Sharing Agreement.  Doing so will promote goodwill, avoid legal disputes and protect your credit rating.

If the HOA attempts to foreclose on one of the 6 lots that are not members of the HOA, please consult an attorney immediately to determine your rights and whether the HOA is even allowed to attempt such a foreclosure.

The streets and parking areas within Thraemoor in the Park are privately owned by the HOA. 

Unlike members in their HOA, our 6 units have an Easement Agreement to use the common areas including guest parking.  Therefore, the master HOA cannot make rules that may restrict the easement right to use guest parking. 

However, under the Easement Agreement, you are not allowed to ‘unreasonably interfere with or to unreasonably obstruct the use and enjoyment of the Shared Easement Area’. 

There is a lot of room for lawyers to debate what that means as far as guest parking and how long you can park there and what you can park there.  If the HOA said nobody can park there over 72 hours, do you have a right to park there for a week under the Easement Agreement?   Who knows?  But if you refuse to comply with their rules and want a court to decide that, it would be very expensive and time consuming compared to simply moving your vehicle after that 72 hours or whatever rule may be in effect.

If you insist on asserting your right to use guest parking in a way that violates an HOA member-only rule you are not subject to, you still risk being towed since the towing company probably doesn’t know which vehicles are exempt from the HOA parking rules.  

If the HOA tries to restrict the use of guest parking by any of the 6 units subject to the Easement Agreement, in order to to keep your life simple and avoid frustrating conflict with the HOA, either comply with whatever they are asking or consult an attorney for further guidance on your rights.

The host HOA is responsible to maintain all of their common areas including the retaining wall.

As per the ‘Agreement’ Section 4, the master HOA is responsible for ‘drainage facilities’ and landscaping.  The engineered retaining walls A and B can be viewed as landscape features but also include internal drainage facilities all of which is the responsibility of the HOA to maintain.

More on stormwater compliance

In addition, as per an additional Easement Agreement recorded with the Jefferson County Clerk and Recorder on November 26, 1996 at reception number F0334966, the master HOA is again cited as responsible to maintain the retaining wall.  A confirmatory sentence from page 2 of the Agreement is shown below.

As indicated, the retaining wall Easement Agreement is also noted on the approved Final Plat.

Each owner is responsible to maintain and insure their roof, siding, paint, structure, drywall, plumbing, electrical, windows, doors, garage, etc. the same as any single-family home.

Thraemoor II townhomes are not part of Thraemoor in the Park HOA.  Instead, we pay recurring cost sharing fees as detailed in the Cost Sharing Agreement.

Their management company bills our 6 owners directly via US Postal or sometimes via email for these cost sharing fees.

These invoices should include detailed disclosures including vendor receipts for qualified expenses that are used to calculate our 9% cost sharing fee.

Please pay their invoices but please verify they are valid.

If you have questions about the Cost Sharing Agreement, please consult an attorney.

Their management company may change at any time.  To avoid leaving outdated information on this website, we no longer post the name or address of the current company.  For example, from 2021 to 2024, they had at least 5 management company changes. 

When you receive an invoice for cost sharing expenses, please verify it is from their current company and is authorized by their HOA board.

There is no guaranteed way to identify the current board members or the current management company.

However, the Colorado Secretary of State may have a public listing for their registered agent.

If necessary, please contact an attorney for assistance.

We will cover the chain of title starting with the original Declarant’s bankruptcy sale through completion of construction and issuance of a CO by Lakewood in 2021.

The chain of title going forward from 2021 should be readily available at the Jeffo Clerk’s website.

The plat map shows 70 lots.  Six of those lots comprise Thraemoor II. Their chain of title starts with the 2008 bankruptcy trustee sale of the six lots from the original developer, On the Hill Development.

Their chain of title is:

Now you know!

Do Not Hire Your Own Trash Service

Recycle is every other week on the A-Week Schedule.

Trash service is typically delayed by 1 day during the weekdays following major holidays such as Xmas, New Year’s, 4th of July, etc.

Verify the schedule for your address at: 

https://www.republicservices.com/schedule 

You may also be able to verify what materials they will and will not accept.

Trash and recycle is provided by Republic Services through an HOA plan with our neighbor, Thraemoor in the Park HOA.

We pay for the service as part of the cost sharing invoices.

Therefore, you do not need to pay a separate monthly trash fee unless the terms of the agreement change.

This info is current as of January 2026.

As of June 1, 2023, Republic Services has acquired GFL operations in Colorado:

https://www.republicservices.com/GFL-co-nm

If there is a snow day or service delay, their phone message may have info at:  303.744.9881.

Click to view Rules and Regs

These are the Rules and Regulations adopted by our neighbor, Thraemoor in the Park HOA.

We doubt that any Rules and Regs adopted by their HOA can be legally enforced on the 6 non-HOA homes that have rights under the separate Easement Agreement.

However, to maintain the friendliest possible relationship with their board members and management company, please comply with their Rules and Regs. 

If you feel strongly that you do not have to comply, please consult an attorney to verify your opinion(s) and interpretation.

So please comply with the parking regs which include no on-street parking allowed in order to provide access for large emergency vehicles, snow plows and the large trash trucks.

What about Thraemoor II rules and regs?  Please comply with Thraemoor II CCRs.

Possibly.  If it comes to the point that they are telling you to repaint, that likely means the paint is fading or deteriorating in a way that is very visible from the street

Under the Maintenance Agreement, the master HOA has approval authority over anything that can be ‘seen, felt, experienced or heard from outside…including the color scheme’ so they might have the authority to compel an owner to repaint.

However, assuming the unit was already painted an approved color or color scheme perhaps years ago, it may be debatable whether the HOA can tell you when to repaint.

Therefore, if you are told to repaint and do not plan to comply, please verify your course of action by consulting an attorney.  Even if an attorney told you it is not necessary to comply, it may be less expensive simply to repaint than to delay repainting via legal action.

Original paint colors are listed on the Site Plan pages 8-13 approved by the City of Lakewood.  Not all colors were specified.

These color specifications may need to be approved by the HOA prior to any painting project.

The green color of the west building was KWAL CL 2955D Missive which is no longer made but can be matched.

The RGB values for Kwal Paints CL 2955D Missive are 125, 121, 104 and the HEX code is #7D7968. The LRV for Kwal Paints CL 2955D Missive is 19.06. The LRV stands for Light Reflectance Value and measures the percentage of light that a color reflects. Learn more about Light Reflectance Values and using RGB and Hex codes for paint.

Similar but not necessarily exact colors include Kelly-Moore KM5758, Valspar Smokey Olive 6001-2B and PPG Autumn Gray PPG1028-5.

The lighter beige color of the east building was not specified in the Site Plan.

The white railing color specified was KWAL CLW 1047W Deer Feather.

The RGB values for ColorLife CLW 1047W Deer Feather are 237, 237, 233 and the HEX code is #EDEDE9. The LRV for ColorLife CLW 1047W Deer Feather is 84.46. The LRV stands for Light Reflectance Value and measures the percentage of light that a color reflects. Learn more about Light Reflectance Values and using RGB and Hex codes for paint.

A similar color might be Valspar 1750 Cool Gray.

This question has come up in the past and one or more community members interested in running for the Board were incorrectly denied access to the Board election process.

The confusion has arisen because the HOA By-Laws state that Board Members must be members of the HOA while their Amended Articles of Incorporation state in Article VII that ‘Directors need not be members’.

Since the two documents are in conflict, which document has priority?  According to Article 16.9 of their Declaration, the Articles of Incorporation shall control:

Since the Articles of Incorporation are the controlling document, therefore Board Members do not need to be members of the HOA.

It also does not appear that officers of the HOA such as the President and Vice-President have to be members of the HOA nor do they have to be board members although they are appointed by the Board.

Because the HOA has at times been short-handed as far as Members willing to serve on their Board, the fact the non-members can also serve may be a benefit to the community.

Also, the HOA could decide to amend the Articles and remove most of the Articles to eliminate the potential for conflicts with the By-Laws and Declaration.  If that happens, this information could be out of date until the website is updated.

Expanded Lakewood history and historic property survey.

Local Thraemoor History:

During the late 19th and early 20th century, along a ridge about a mile north of Bear Creek was an underdeveloped piece of land, farmland, a cluster of summer cabins and the summer home of Molly Brown.

During most of the 19th and 20th centuries, Dr. WeWitt lived in the first major house built in the area. This house came to be known as “the Mansion”. 

This mansion was built in 1920 by DeWitt south of West Jewell and west of South Sheridan Boulevard near Ward Lake.

For years he farmed the land which includes the area known as Lakewood Estates (to our north). He eventually sold that land.

The next residents of this area were the Chappell’s who named their home “Thrae” (see where we are going), they then later sold the house to the Harvey family who helped developed…you guessed it, Harvey Park.

In the early 60’s one of the residents, Pete Harrington sold 90 acres to a group of residents of the private road section of the neighborhood. The group engaged with a company to develop the property extending east to Sheridan Ave and call this area Thraemoor.  top

The Molly Brown Summer House at the corner of W Yale Ave and Wadsworth Boulevard:

There were many reasons J. J. Brown chose this precise location for his summer home. Loretto Heights is a 5-minute carriage drive away where Margaret often visited the sisters of Loretto. They had a beautiful view of Red Rocks to the west, and they had close access to Fort Logan which today is a cemetery, but back in the day it was a prestigious military officers’ base. The Browns used wagon transport to move their fowl and fruit to Fort Logan, and J. J. may have felt he had a built-in customer base just a quick wagon ride away to the thousands of soldiers Fort Logan housed. From there, he used the Sheridan Junction train to transport his loads into the city.

The Taylor Estate at 6900 W Lakeridge Road sold the City of Lakewood the land for Peak View Park.  The eastern edge of this former estate adjoins the west side of Thraemoor in the Park.

Vernon Taylor, who took over his family’s oil, gas and mining business, was one of the original investors in Vail.

Truman Capote, Gregory Peck, Gerald Ford and Henry Kissinger all dined with the Taylors, who also lived and developed property in Vail. British Royal Family members would drop in from time-to-time and the estate was the site of a dinner for the” wives of the G8 summit,” in 1997 hosted by Hillary Clinton.

Additional Taylor Estate realtor video.

If you live in or near Thraemoor, you need a reliable vehicle to get around.

Walk Score is only 36/100.  Transit Score is worse at 28/100.

The nearest grocery store is over a mile away which is a key metric that helps define a certified USDA Food Desert.

However, as long as you have solid transportation, Thraemoor is a short drive to almost anywhere in the area.

3 Minutes:

Bear Creek Trail Open Space

Pickleball and Tennis Courts

5 Minutes:

Stonehouse Trailhead and Parking

Peak View Park Trailhead and Parking

8 Minutes:

Bear Creek Lake Park

Fleisher Family Farm

King Soopers

Magill’s World of Ice Cream

Hangar 101 Bar and Grill

13 Minutes:

BelMar – Shops, Restaurants, Library, Historical Center and Open Space

In-N-Out Burger

Whole Foods

Costco

Walmart

15 Minutes

Southwest Plaza Mall

20 Minutes:

Denver Botanic Gardens

St. Anthony Hospital

Swedish Hospital