Inside this issue:

Meet Board Director: Jason Bianchi Communication is Key

Process to Change Covenants Fall Clean–up

Foothills Concert Recap Weed Control & Snow Removal

Common Areas Update Baker & King Security Services

Website Update On Street Parking

Covenants, HOAs & the Promises We Keep

Calendar of Events:

• Clean-up Dates: Weeks of October 2nd and 9th • Annual Meeting October 18th

Letter From The CVHA President

Gratitude!

I simply want to express my appreciation to you homeowners over the past few months. As I’ve shared in previous newsletters, being President of the Comstock Village Homeowner’s Association (CVHA) has been a humbling experience that allows me a unique perspective into the life of our community.

First, I want to thank everyone who participated in and voted on the latest proposal to increase the assessment fee to address many of our resource shortfalls. This was a particularly difficult, uncomfortable, yet necessary issue to tackle in terms of how we desire our community to be looked after and supported in the future. And it was handed with bridled passion and consistent grace. I want to thank those who voted in the overwhelming majority to pass the measure, but just as important, I want to thank those who had the courage to come forward and voice their opposition. I genuinely believe all voices had the opportunity to be heard, and at the end of the day, votes were tallied and we are living peacefully with the outcome.

Secondly, I want to express my gratitude for some of our residents who continue to go above their neighborly duties and serve the rest of their community. I’m not going to call them out by name, but they are the gals and guys who have helped the CVHA Board envision, develop, and make operational our new website at www.comstockvillagehoa.com. The new website is still a work in progress, but it is much improved over the old site and is already easier for our Administrator to keep updated.

Third, I would appreciate seeing you at the CVHA Annual Meeting at Fire Station, #18, 6830 Hadler View at 7:00 pm on Wednesday, October 18thwhere the Board will go over the proposed budget for 2024, count ballots for Board member elections (see ballot and proposed budget at the end of this newsletter), answer any questions, and address any concerns that residents may have about Comstock Village and our way forward. Special thanks to those of you who are willing to throw your hat in the ring to serve this great community on the board. Serving in this capacity is a worthy endeavor that will change your life for the better.

Lastly, and most importantly, I want to offer my heartfelt appreciation for fellow homeowner and friend Jim Doukas, who was called home to be with his God on July, 22, 2023. To say Jim was a pillar of this community would be cliché and fall way short of describing who he really was. After serving in combat in Southeast Asia, Jim was one of the first residents to live in Comstock and he served his neighbors ever since. I am so grateful for what Jim has done for our nation and our community, but on a personal level I’m thankful for the servant leadership example he set for me and the rest of the Board. We are truly his legacy and the beautiful community we all live in is a testimony to his life well lived for the benefit of others. Thanks, Jim.

Please take a full turn through the following articles so you have a heads-up on what is happening this fall in Comstock. And when you get a chance, take a stroll down “Jim’s Way” off Blackhawk Court to access a stunning hike into Common Area B. There it is easy to reflect on the blessings we have and enjoy for the short time we get to walk on this earth.

Amazed,

Chas Cox

(719)244-8242

Meet Your CVHA Board Director: Jason Bianchi

Jason and his wife, Amy, moved to Comstock Village in 2018, although he has been a greater-Rockrimmon resident since 2014. Jason and Amy, married for 6 years, have a four and a half year old daughter, Alexandra, and a dog (a Hawaiian-born Husky!). Jason’s childhood was spent on the East Coast, specifically New Jersey. He called Baltimore home in his 20s. The majority of his career has been in the financial services industry. The firm he currently works for provides investment advisory services to small business owners that offer retirement plans for their employees. Jason’s hobbies include long-distance running (he’s completed several marathons), hiking, biking and spending time in our community. He and Amy enjoy supporting local restaurants and breweries. Joining the HOA Board as a Director last year was a good way to get involved and give back to the community that he calls home. We all benefit from Jason’s organization; he coordinated the recent (and fantastic!) Comstock Village Summer Concert in the Park. And good news –he’s already committed to planning next year’s event. We are very fortunate to have Jason and his family in Comstock Village!

Communication is Key

If you currently do not receive occasional emails from Comstock Village, please provide our Administrator, Cathy Gelston, with your updated email address. It will never be sold or released. We want to ensure all homeowners and members of Comstock Village receive the most updated schedule of events, timely messages and safety information. Don’t miss out of these important emails. Please send any updated information (email and phone number) to: admin@comstockstockvillage.com.

Process to Change Covenants

The CVHA Board has responded to several recent questions from residents on how to change the Covenants. To make this information readily available to all homeowners, a link to an information article titled “Process to Change Covenants” has been posted on the www.comstockvillagehoa.com. Covenants page. The Board encourages any effort led by a homeowner to change the Covenants, but it is not an easy task. Per the Covenants, a Covenant change requires a signature vote of 357 positive votes (60% of 595 record homeowners in Comstock). While challenging, Covenant change is still possible — the most recent occurring in 2018, which allowed residents to have chicken coops in their backyards.

Fall Clean-up

The Fall Clean-Up will be broken into two different dumpster drops, the first during the week of October 2nd and the second the week of October 9th. As in the spring, to avoid the past abuse and overfilling of the dumpsters (see “Dumpster Rules” below) the dumpsters will be dropped and recovered over a 24-hour period. The timing and location of the dumpster deliveries will be announced 24 hours prior by the CVHA Administrator by email to the residents. IMPORTANT NOTE: The CVHA President has made it clear that his Directors will no longer dive into the dumpsters to cross-level them or pull out hazardous materials in order for the dumpsters to be hauled off. If this happens, this service will be discontinued in the spring. Therefore, it is important that we use them correctly, respect the neighbors in the area of the dumpsters, and report/run off opportunists living outside of Comstock Village who are using/abusing our dumpsters. Dumpster Rules:

· Use only dumpsters marked “Comstock Village”. All others are privately hired; any unauthorized use of them is illegal. · No paint, televisions, batteries, paint remover, computers, air conditioners, mattresses, refrigerators. NO TIRES!! · Hire your own hauler if you have fencing, cabinets, bathroom fixtures, etc. · Place items at front of dumpster when the doors are open. · Discontinue use when the signs say FULL. · Do not place trees or shrubs in the dumpster. · If the available space is used up, you MUST stop using them. · DO NOT place items on the ground outside of the dumpster.

Foothills Concert Recap

The 2023 iteration of the Comstock Village HOA Summer concert went off without a hitch! Well, everything except for the weather. The concert was scheduled in late June to avoid Old Man Winter’s last stand and although temperatures were mild, rain threatened the forecast for much of the day just like it did for the entire month which surely persuaded some folks to stay home. For our residents that did venture out, they enjoyed a wonderful performance from The Springtown Shakers. They were absolutely terrific and we hope to have them back next year. Miles the Magician warmed up the crowd and Big Pappi’s Food Truck kept our bellies full. And, of course, there was the ice cream. Some adults were caught going up for seconds. If you’re interested in volunteering your time or ideas next year please reach out to admin@comstockvillage.com. We will be on the lookout for a children’s face painter and other great ways to keep the night such a family friendly event. And despite the unusual rainy season we had this year, we’ll trust mother nature will have clear skies and warm temps ready for us in late June of 2024. The night would not be possible without our sponsors, each one a staple to our neighborhood way of life. Continue to patronize these businesses and refer them to your friends as they truly are partners of our community: Between Friends Consignment Shop, Connie Slater State Farm Insurance, Pinon Valley Liquors, Eyebrows to Envy, Salsa on the Rock, Delmonico Cleaners and Karen Briton, The Cutting Edge Realtors.

Weed Control and Sidewalk Snow Removal

Exterior landscaping and sidewalks must remain free from overgrown vegetation. Current city codes consider weeds and grasses over 8 inches in height as violation of the codes. Homeowners who are in violation will be given a warning by city code enforcement. If not corrected, homeowners will be cited and fined. A problem area within our Association is behind fences along roads. Homeowners are responsible to keep those areas trimmed of low-hanging branches and weed-free. Winter is just around the corner and homeowners are also responsible for snow removal on sidewalks, including those located behind fences along roads. Snow must be removed within 24 hours following a storm. Pedestrians of all ages, including parents and their children walking to school, appreciate clear and safe sidewalks.

Common Areas Update

We continue to battle various noxious weeds, and you can help by monitoring your property for them. Myrtle Spurge and Leafy Spurge plants must be pulled out of the ground to keep their seeds from spreading. (They ‘pop’ several feet from the plants). The conditions this spring were perfect for the growth of purple thistle and Mullein weed, that fuzzy tower of yellow flowers, both of which put out hundreds of seeds per plant. Spurge and thistle are noxious and should be re-moved where spotted, with gloves, of course. You can gather helpful tips on how to identify noxious weeds by visiting the CO Department of Agriculture site (https://ag.colorado.gov/conservation) and typing the weed name into the site’s noxious weeds id search window. Finally, trees with suspected pine beetle infestation should be evaluated and, if confirmed, removed. The Committee is grateful to the Colorado Springs Fire Department for using grant funds for work in Common Area B. Lots of scrub oak were cleared and many dead pine trees were cut down and removed. There’s more to do in all the common areas, and we’ll continue to pursue funds to manage the fire risk.

Baker & King Security Services

Baker & King Security Services is a veteran-owned and operated company that offers full-range private protection services. It was founded in 2014 by veteran security professionals James Baker and Marcus King. The CVHA Board contracted with Baker & King to provide a uniformed officer for 20 hours of patrols every month. The dates and times of these patrols are not publicized, but they are staggered and vary between mornings, afternoons, and nights. Each patrol has a uniformed security officer, who is equipped with a body camera, Taser, and fogger and travels in a marked patrol vehicle with a radio. The officers provide the following services during their patrols: 1. Check property for vagrants/trespassers and remove vagrants. 2. Address suspicious activities and take necessary actions which may include calls to the CSPD. 3. Report incidents the CVHA Board of Directors (and CSPD, as required) to include date, time, location and any accompanying photos, location of patrols, recommendations, and observations. If you have further questions about Baker & King, please direct them to Kevin O’Connor, who is the CVHA Director serving as liaison to Baker & King, as well as the CSPD (his contact info is provided at end of the newsletter). And if you see a Baker & King officer patrolling your neighborhood, please feel free to engage them in conversation, welcome them to Comstock, and thank them for their vigilance and our safety.

Website Update

The Comstock Village Homeowners Association (CVHA) Board is pleased to announce the official launch of the new CVHA website, which can be found at the following link: www.comstockvillagehoa.com. Please bookmark this URL and delete any previous links you had to the old CVHA website as it is no longer active. This website is operational, but is still a work in progress and we appreciate your patience as pages on the website are still being updated/fine-tuned. For the time being you will not be able to login to the private side of the website. This will be an additional feature that will support a private page for each resident to get special information, contact the Administrator, and pay annual assessment fees online. We also ask that if you need to send any attachments in your messages to the Administrator through the website, that you do that separately via email. If you are experienced in website management and are willing to volunteer your time and talent to the community, our Administrator Cathy could really use your assistance. Please contact her at admin@comstockvillagehoa.com as we grow this website into a useful tool for all of us in Comstock Village.

On-Street Parking

Although Article VI, Section 7, paragraph 20(a) of the CVHA Covenants provides that “No motor vehicles owned or leased by Owners of Lots in the Properties shall be parked or maintained on any street within the properties,” the Colorado Legislature overrode this provision of our Covenants when it passed House Bill (HB) 22-1139 in 2022. That bill amended Colo. Rev. Stat. § 38-33.3-106.5 by adding a paragraph which states that homeowners’ associations in Colorado may not require that a public right-of-way be used in a certain manner. Although your Board of Directors believes that on-street parking increases the risk of accidents involving vehicles and pedestrians (especially children) and the likelihood of vandalism or damage to cars in hit-and-run accidents, the Legislature overrode those concerns when it adopted HB 22-1139 and as a result your Board will no longer enforce provisions in our Covenants that prohibit on-street parking and the resolution the Board passed to enforce those provisions. NOTE: This change does not apply to streets in Comstock Village which the City has posted as “No parking” zones. If you park illegally in one of those zones, you may be ticketed by City officials. Lastly, regarding Recreational Vehicles (RVs), a Colorado Springs City ordinance prohibits parking RVs on a public right of way in a residential area for a period of time greater than that necessary for the expeditious loading and unloading of passengers or property. The CVHA Minimum Exterior Standards adopted in April 1985 and updated in June 2022 is also consistent with this City ordinance: “Campers and trailers shall be parked or stored at the rear of lot out of sight of street or kept in a garage. No camper, RV, boat or trailer shall be visible from the street. For loading and unloading an RV may be parked on the driveway no more than 72 hours at the onset and 72 hours after return.” More information on the City ordinance can be found in the City Code Enforcement presentation at: https://coloradosprings.gov/document/infillsteeringcommitteemeetingoncodeenforcement-compressed.pdf. More information on the CVHA Covenants and Minimum Exterior Standards can be referenced at: https://www.comstockvillagehoa.com/copy-of-covenants.

Covenants, HOAs, and The Promises We Keep (Written by homeowner Al Watson)

Covenant [kuhv-uh-nuhnt] noun: an agreement, usually formal, between two or more persons to do or not do something specified. When we buy a home in a community with an HOA, we join an association of homeowners, and the other members are our neighbors. In so doing we all agree to maintain our homes and community to a certain set of standards. We presumably agree to this because we understand that these standards were established to protect the value of our homes, and for many of us our homes are our most valuable single investment. With that in mind an HOA serves as a mechanism for each of us to remind our neighbors of the promise they made to take care of their property, so as not to de-value everyone else’s. This works both directions, because we all made the same promises. The Colorado state legislature recently passed legislation, however, which in some cases limits an HOA’s ability to enforce the Covenants that all of the homeowners voluntarily agreed to. Specifically, legislation has been passed regarding parking and yard signs. These new laws limit the HOA’s ability to enforce these Covenants without invalidating the Covenants themselves. Now I can only speak for myself, but I do my best to maintain my home within the Covenants that I agreed to at closing. I don’t do any of this out of fear of some enforcement action by the HOA. I do it because my home is an investment worth protecting, and I do it because I made a promise to my neighbors. Hopefully we all can look at it that way.

2023 BOARD OF DIRECTORS

The Board of Directors meets on the third Wednesday of each month at 7:00 pm. Meetings are currently held at the Community Room, Fire Station #18, 6830 Hadler View. All meetings of the Board of Directors are open to the members of CVHA. If you have an item to present and do not want to attend the entire meeting, you can ask to be placed first on the agenda so that you do not have to stay the whole evening. You are more than welcome to attend all meetings. Please contact the Administrator, Cathy Gelston, to confirm the date and location of the meeting.

President, Chas Cox 719-244-8242

Vice President, Kevin O’Connor 719-494-4055

Secretary/Treasurer, Jim Lovewell 719-661-7402

Jason Bianchi 410-245-4613

Howard Feldman 719-599-7603

Stan Stevens 719-641-6425