PINECLIFF HOMEOWNER’S ASSOCIATION
ARCHITECTURAL CONTROL COMMITTEE LETTER (ACC)
P.O. Box 49372, Colorado Springs, C0 80949
October 2006

This Pinecliff Homeowners’ Association Architectural Control Committee (ACC) letter is prepared periodically to educate, communicate, and improve efforts to preserve the pristine nature of our neighborhood and value of our homes. Hopefully, this will help answer residents’ questions on how best to adhere to the Pinecliff protective covenants. Specific issues are addressed because of noticeable neighborhood covenant violations by either new residents or others’ lack of awareness of covenant restrictions.

General Homeowner Responsibilities: Maintaining the quality and character of the neighborhood is the responsibility of all residents in Pinecliff with the ACC as a chartered authority acting as a representative of the homeowners as a whole. Homeowner responsibilities include the following:

1) Homeowners are responsible for having a copy of, and are legally bound to adhere to their filing’s covenants, and should have received a copy at property closing. There are about 20 filing within the Pinecliff area generally with similar covenants, but some have unique wording in sections between filings.

2) If you plan on painting, outside remodeling, landscaping, or constructing/building/replacing something on the outside of your property you need to submit a written plan with appropriate detail drawings for ACC approval. The approved plan is filed to protect the neighborhood and the homeowner if a complaint is filed in the future. If necessary, the ACC will assist you during your planning phase, but the homeowner needs a final plan approved on paper before starting.

If a house is rented, it is the homeowner’s responsibility to ensure tenants also adhere to the covenants. Proactive neighbors are the key to maintaining the standards of the neighborhood.

Vehicle parking/recreational vehicle storage: Overnight parking on the street of vehicles leased, owned, controlled by, or used by homeowners or tenants is not allowed. Store recreational/commercial vehicles, boats, or trailers outside of Pinecliff, or within a garage, or within an approved fully screened area. Storing recreational/utility/camping trailers or boats anywhere on lots including driveways is a violation and a source of many complaints. Any enclosure, concealment, screening outside the garage needs ACC approval.

Outside improvements/repairs: New or add-on construction, new paint colors, decking, new or modified landscaping, fencing, and roof replacement need ACC approval. Detached storage sheds and buildings are not allowed.

Asphalt composite roofs are not allowed except in only three filings that have amended covenants. Otherwise, homeowners that want approval for these materials must amend their covenants by following a legal amendment process to specifically allow these materials. Call the ACC for guidance, approval, or for a list of past-approved materials. The many approved new roofs put in Pinecliff have greatly enhanced home appearance and values.

Landscaping: Homeowners are responsible for maintenance of lawns, shrubs, trees, and/or landscaping materials.
Lawns that are dead, full of weeds, or neglected need attention, or homeowners need a new ACC approved landscaping plan (e.g., Xeroscaping, if necessary). There have been numerous complaints about homes, especially on Point of the Pines, that have neglected lawns, weeds, bushes and/or trees extending beyond their curbs and sidewalks that are unsightly, present a traffic/pedestrian safety hazard, or interfere with drainage flow. Trees projecting less than 8 feet over sidewalks or 14 feet over streets (City Code Ch 4, Art 4, Part 104), and brush extending over curbs or sidewalks are also city code violations (City Code Ch 9, Art 6, Part 3). Weeds are to be cleared between the property lines and curb (public right of way). See www.springsgov.com for city code references.

Some residents throughout Pinecliff have put in new landscaping greatly improving their immediate neighborhood appearance, especially on Popes Valley. Others have cleared out excessive brush or dead/overgrown trees. Thank you.

We appreciate your timely response if a violation pertains to you to avoid a specific citation or a city imposed fine. Thank you for your cooperation and for resolving any violations. Please call any ACC member with questions.


Roger W. Carlson        James E. Brechwald         Dennis Privitera      Scott Kelso
ACC Member              ACC Member                   ACC Member         ACC Member
Ph. 598-9112              Ph. 266-1992                    Ph. 598-2480         Ph.  548-4911