Inside this issue:

Meet Your CVHA Board Director Communication is Key

Assessment Increase Proposal Soil Know-How for a Healthy Lawn

Information on Senate Bill 23-213 Foothills Park Blues Concert

Trailers on Properties Community Garage Sale

Spring Clean-Up Common Areas Update

Exterior Paint Approval New Website is Coming!

Calendar of Events:

• Assessment Increase Proposal Meeting May 24th • Spring Chipping week of May 29th

• Community Garage Sale June 3rd • Clean-up Dates: Weeks of June 5th & June 12th

• Foothills Park Blues Concert June 22nd

Letter from the CVHA President

Comstock Home Values on Decline!

Now that I have your attention with my “Chicken Little” moment, I need to bring all residents within the Comstock Village Homeowner’s Association (CVHA) up to speed on two serious issues that, if not handled correctly, could make the grabbing title of this article a reality in the not-too-distant future.

The first issue I need to bring to your attention is Colorado Senate Bill 23-213 that is currently being debated on Capitol Hill in Denver. That bill, if it is enacted in the form proposed, will take land use authority away from local governments and give it to the Director of the Colorado Department of Local Affairs, will allow the State to make the call for how residentlal areas are zoned (especially those that are near public transportation nodes and schools), and will override provisions in the CVHA Covenants that protect areas that are zoned for single-family use. Comstock Village falls squarely in that category. Under this legislation, if a developer buys a home(s) in our area, wants to scrape it and build a townhome or apartment complex, and that plan gets approved by the State in the name of affordable housing (despite our Covenants’ mandate for single-family housing), the literal and figurative landscape of our neighborhoods will change. Those changes will require a need for increased police and fire protection and place demands on limited resources such as water and schools (something that is not funded by the bill) and could require an increase in property taxes while adversely affecting property values in Comstock Village. More information about this legislation appears in an article on page 4 of this newsletter.

The second issue is that due to many factors (which include lack of homeowner Covenant compliance, lack of volunteers, and corresponding increases in maintenance and administration costs), the Board is proposing raising the annual assessment fee for 2024. Basically, your all-volunteer Board is having to outsource a lot more

services to oversee and maintain the quality of our neighborhoods, which directly impacts the value of one of your most important investments - your home. Please reference the article on page 3 of this newsletter to better understand this proposal that is unanimously supported by all seven of your elected Directors on the CVHA Board.

So, what can we do about both issues in the short term to protect our community? I encourage each of you to thoroughly study Senate Bill 23-213, and if so moved, contact our state legislators (Representative Rose Pugliese (rose.pugliese.house@coleg.gov) and/or Senator Paul Lundeen (paul.lundeen.senate@coleg.gov) to voice your position on these changes. I also highly encourage you to attend our dedicated meeting at Fire Station 18’s Conference Room on May 24th at 7:00 pm where the Board will present the proposal to raise the assessment fee, facilitate/Q&A, and then conduct a vote on the proposal. If you cannot attend, please give your vote proxy (through an email to Cathy the Administrator) to either a Director (see list on page 8 of newsletter) or a homeowner you trust who is attending the meeting.

What can we do over the long term? Continue taking great care of our properties and do not wait for a Director’s visit to correct a Covenant violation. Consider volunteering to assist the Board with the many tasks that are coming up in our community, to include the Foothills Park Blues Concert on June 22nd (see article on page 4). Consider volunteering to help Frank Barber and the Common Area Committee this spring and summer in the many tasks they are attempting to accomplish to keep our green spaces wildfire mitigated while preserving our beautiful Front Range vistas and habitats.

The sky isn’t falling, but it didn’t take long for an HOA not far from ours to dissolve and in short order feel the effects on their home values. We are doing a good job taking care of our neighborhoods, but after over 11 years on this Board, I know we can be taking more collective ownership and getting more involved in protecting and improving our community. Hope to see you at the meeting on May 24!

Sky’s the Limit,

Chas Cox

(719) 244-8242

Meet Your CVHA Board Director: Al Watson

Al Watson grew up in Colorado Springs as a “military brat” and is a Mitchell High School and UCCS graduate. He and his wife Terri have been residents in Comstock Village since 2007 and he is a self-employed construction manager in the land development industry.

Al and Terri have been married for over 34 years and they have a daughter who is a local school teacher and a son who is undergoing pilot training in the Air Force. Al is big into hiking, mountain biking, skiing, and cooking. Many of you have seen Al and Terri in your neighborhood walking their impressive German shepherd, Otto. We are truly fortunate to have Al as a Director on the Board given his broad work background and his innate talent to quickly get to the bottom of and solve difficult issues for the community. Al has a big heart and he, Terri, and Otto are some of the nicest neighbors you’ll ever meeting walking down the street.

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.

Assessment Increase Proposal

For many years, Comstock Village has enjoyed annual assessment fees far lower than many those in comparable Colorado Springs neighborhoods. For a variety of reasons (to include inflation to costs for HOA business, legal filing fees, contracted services and increased maintenance requirements), we will be discussing, then voting on a modest annual fee increase which, if approved, will take effect for 2024 assessments. While the board endeavors to expend as few funds as possible to meet baseline requirements, we cannot maintain that level of service given current assessment pricing. We encourage all residents to attend a dedicated meeting on May 24th at Fire Station #18 at 7:00 pm (or provide your vote proxy to a Director or a homeowner you trust) where the Board will explain the various factors driving increased fees and where you’ll also have the opportunity to vote on the matter. As always, our primary means for combating cost increases are volunteers supporting Board needs and community projects and homeowners complying with published Covenants and standards.

Soil Know-How for a Healthy Lawn (submitted by resident Jeff Beauprez)

Over the last few years you have no doubt noticed the number of dead or dying once luscious green lawns, my own included. You may have also received comments “Well, are you planning to… What is your plan… etc.?” I have to smile and suggest to those neighbors that they should look to their own landscape to discover the same issue. The issue is soil acidity.

I’ll freely admit that I’m not a soils engineer. That’s why I engaged with the Colorado State University (CSU) agriculture extension for their assistance with traditional lawns and xeriscapes. We all choose to live in the wondrous mountain landscape, and while I’d not trade it for anything, it does come with some challenges.

Many plants thrive in slightly acidic soils; however; Kentucky blue grass is not happy (as well as weeds)! While the latter is a great thing, bare soil was not on my list for landscape beauty. Tests of my soil showed a Ph of 4.0. That’s slightly better than battery acid! Why? It’s because of the abundance of pine in our area. When all those needles decay they are highly acidic. Over time, that propagates into the surrounding landscape. What can be done? Soil additives can be used to neutralize the acidity, replacement of the yard via sod, or move to a xeriscape. I’m not promoting any one solution -- only offering some options.

If you’d like to discuss these options further, I’m available to share my own experience or put you in touch with the folks at CSU (jeff@colorado-networks.com). You can also contact the extension office directly at: https://extension.colostate.edu/topic-areas/yard-garden/.

Information on Senate Bill 23-213

In an actual or perceived need for additional affordable housing in Colorado, the Polis Administration and three Colorado Senators introduced Senate Bill 23-213 in the Colorado Legislature on March 22, 2023. If the bill is enacted in the form proposed, land use control will be removed from local authorities, who are elected by voters, and transferred to the Director of the Colorado Department of Local Affairs, who will make decisions about what can and cannot be built on private property. Among its other provisions, Senate Bill 23-213 requires the Director to “promulgate an accessory dwelling unit (ADU) model code that, among other things, requires ADUs to be allowed as a use by right in any part of a municipality where the municipality allows single-unit detached dwellings as a use by right.” The bill also requires the Director to promulgate a middle housing model code and a transit-oriented area model code and prohibits local governments from enacting or enforcing residential occupancy limits that differ based on the relationships of the occupants of a dwelling. If enacted as proposed, Senate Bill 23-213 will override the provision in the Comstock Village Covenants which prohibits the construction of ADUs on properties in Comstock Village and will allow state officials to determine the location and size of ADUs. Under this legislation, Comstock Village could change from a community of single-family homes to a mixed-use community of single-family homes and multi-family dwellings with increased traffic and an increased need for police and fire protection. Senate Bill 23-213 does not fund the costs of these additional services, so it may require an increase in property taxes to fund these services, while affecting the value of single-family homes in Comstock Village. Mayor Suthers and the Colorado City Council oppose Senate Bill 23-213, as do many municipalities in Colorado. The bill is currently being considered in committees of the Colorado House of Representatives and the Colorado Senate, which are hearing testimony in favor of and in opposition to the bill. Your Board of Directors opposes Senate Bill 23-213 and encourages you to read more about this bill and to contact your Colorado representative (Rose Pugliese (rose.pugliese.house@coleg.gov)) and/or senator (Paul Lundeen paul.lundeen.senate@coleg.gov)) to voice your position on these changes. More information about Senate Bill 23-213 can be found in an article Tom Cronin and Bob Loevy wrote that appears in the April 8, 2023 edition of the Colorado Springs Gazette, or by conducting an internet search for “Colorado Senate Bill 23-213”. By law, the current session of the Colorado Legislature ends on May 8, 2023, so any input you have for your senator or representative must be made before that date.

Foothills Park Blues Concert June 22nd – Save the Date!

We’re excited to continue the tradition of our summer concert series on June 22nd. This year Comstock Village welcomes The Springstown Shakers to Foothills Park for an evening of blues and family fun. The Springstown Shakers, semifinalists at the International Blues Competition in Memphis, Tennessee two years in a row, are well-known across Colorado for their modern blues sound the whole family can enjoy.

If you’ve attended our summer concert in recent years you already know -- this is such a great night for our community that makes living in Comstock Village special. We encourage you to bring lawn chairs and blankets for an evening of fun and great music. With the concert taking place this year in June instead of May, fingers crossed, we’ll avoid Old Man Winter’s last stand. The concert is free and offered solely for Comstock Village residents. There will be free ice cream sundaes and Miles the Magician will be there to entertain the kids. The Board is working diligently to make this a fun evening the whole family can enjoy. If you’re interested in volunteering for the event, please email us at admin@comstockvillage.com.

Trailers on Properties

One of the frequent complaints the Board receives from members is about trailers parked on properties within the Comstock Village community. As a reminder, Article VI, Section 7, paragraph 12 of the Comstock Village Covenants states that “campers and trailers shall be parked or stored at the rear of the lot out of sight of the street or kept in a garage. No camper, RV, boat or trailer shall be visible from the street.” The Covenants do allow that “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.” Thank you for your cooperation on this issue.

Community Garage Sale

The CVHA Community Garage Sale day will be Saturday, June 3rd starting at 8:00 am. Signs will direct customers into the neighborhood the day of the event. Join your neighbors in selling your treasures. We’re hoping for great weather!

Spring Clean-Up

The Spring 2023 Neighborhood Chipping Service is now active for registration. The date for the spring chipping is May 29, 2023. The Chipping Schedule is a little different from years past as they have condensed the 142 neighbors/HOAs into 33 regions. Comstock Village is in the Rockrimmon region. You may sign up for both the spring and fall chipping dates (fall chipping will be 8/28/23). Some of the requirements to sign up for the chipping program are as follows:

· Individual homeowners must register to participate every year for every chipping period offered in their neighborhood. To register go to https://www.coswildfireready.org/sign-up-for-chipping#RKBcoZor call (719) 385-7493.

· Participants must attend a neighborhood meeting or have a free onsite consultation before their scheduled chipping period (These dates will be announced once it gets closer to the spring date).

· Only woody limbs and branches up to 9 inches in diameter are accepted.

· Only properly stacked piles are accepted.

· Construction or building materials, nails, wire are not accepted.

· Grass clippings, bags of leaves, weeds, yuccas, root wads, dirt or rocks are not accepted.

· Piles must be stacked curbside by 8:00 am Monday morning on your designated chipping block.

· Pile sizes should be limited to the size of 5’X5’x5’. There is no limit as to the number of piles along the curb.

· Piles must be within 5 feet of the roadway.

· Piles must be stacked neatly with cut ends facing the road.

· Do not tie or bank piles.

· Chipping will occur during the 1-2 weeks following the listed date (For example, chipping could be held anytime the weeks of May 29th and June 5th). Piles will be picked up by the end of the chipping block.

PLEASE REMEMBER

· Incorrect piles will not be picked up.

· Addresses not registered will not be picked up.

· Do not combine piles with neighbors or haul in from other neighborhoods.

Thanks for your interest in this worthwhile program!

Clean-Up Dates

The Spring Clean-Up will be broken into two different dumpster drops, the first during the week of June 5th and the second the week of June 12th. As in the fall, 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 hour 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 fall. 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. Instead, sign up for the free chipper service; go to https://www.coswildfireready.org/sign-up-for-chipping#RKBcoZ.

· If the available space is used up, you MUST stop using them.

· DO NOT place items on the ground outside of the dumpster.

Common Areas Update

The Common Areas Committee strives to keep 42 acres of open spaces accessible, healthy, and most importantly, as resistant to wildfires as possible.

We are partnering with the Colorado Springs Fire Department to conduct significant remediation efforts in Area B this spring. This is a continuation of similar projects conducted over the years.

Safety and preservation efforts enhance our enjoyment of the Common Areas and our property values. The Committee needs volunteers – can you help? Please email: thecarlross@hotmail.com to join us.

See this website for more details: http://comstockvillage.com/comstock-common-areas/.

Exterior Paint Approval

Are you thinking about painting your home in the near future? If so, the Covenants require you to submit an improvement application to the Board of Directors to obtain approval of the colors before the painting begins. You can use the improvement application form found here http://comstockvillage.com/improvement-application-form/.

Earth tone colors are the only colors that are approved by the Covenants. Unfortunately, the term “earth tone” defies precise definition, so the Board is the arbiter of whether a proposed color is an “earth tone” or not. Over the years, the Board has come to agreement on colors that would be approved, and the color palette is the result. Please try to select a color or colors that are on the color palette. If you would like to see samples of earth tone colors that are pre-approved, contact the Administrator and she can arrange a time to show you the approved color palette.

The provisions regarding the requirement of earth tone colors can be found here:

http://comstockvillage.com/covenants/ (look under Minimum Exterior Standards). Also see the Covenants, Section 7, paragraph 5 (e), regarding the colors, which says: “Only earth tone colors shall be used on exterior siding or garage doors.”

The CVHA Covenants stipulate the color scheme for exterior paint that enhances the aesthetic value of the neighborhood, so make sure your colors are on target with the color palette approved by the association. Please work with your CVHA Board of Directors when re-painting your property.

New CVHA Website is Coming!

Our new website is in the final phases of completion! Currently the Board is working with the website developer to ensure the architecture and functionality of the website are spot-on for a mid-summer rollout (target date: July 1st). Some of the improvements of the new website include easier navigation, better online security, and an account for each homeowner for posting of private CVHA information and payment of annual assessments. When the updated website is available, you will be notified promptly of the new URL via email. Stay tuned!!

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

Al Watson 719-492-0310

Cathy Gelston, Administrator 719-660-7726