Important Annoucements

1. HOA annual homeowners meeting on November 16 from 6:30-8:30pm

   The annual meeting is where we present and approve the 2023 budget, discuss major projects, and elect the next HOA board member to serve a 3 year term. Due to inflation and legislative changes, many of our costs have gone up significantly; therefore, we will discuss the impact on our budget, on HOA dues, and things we can all do to help mitigate costs.

   At least 20% of the homeowners need to attend in order to have a quorum; therefore, it’s very important for everyone to show up. (It’s a lot harder to get 20% attendance than you’d expect. 🥺)

2. NGLA annual neighborhood meeting, date is TBD (scheduling with Longmont)

   The NGLA neighborhood meeting is our opportunity to join Longmont’s Neighborhood Group Leaders Association. This program gives us several benefits, including neighborhood improvement grants, sustainability grants, social event grants, meeting spaces, access to city officials (for safety, city planning, etc.), and more. The HOA Board has already been actively involved, and our next step is to elect a “Core Group” of residents to represent our neighborhood to the city. All residents (both homeowners and renters) are invited to volunteer for the NGLA Core Group – this isn’t limited to HOA board & committee members – and it’s important to have a good turnout in order to be accepted into the program.

Proposed ARC Updates

The ARC committee has recommended updates to our HOA architectural guidelines, and the Board is soliciting general feedback from homeowners before voting to ratify them. Please review the proposed changes before (in the section “Proposed ARC Updates” below) and send your feedback to arc-feedback@harvestjunctionvillage.com by October 15.

Upcoming Events

Autumn is one of the most beautiful times of the year, and we have a number of fun fall activities planned. For the latest details, please visit the HOA’s community calendar.

Annual homeowners meeting is at 1335 S Judson St in Longmont, meet at the middle school cafeteria.

Previous Events

We had a number of successful events over the summer:

1. Movie in the Park - In June, July, and August homeowners met at the Park to watch a movie!
2. July 4th Parade and BBQ - This was a very well attended event and fun was had by all! 3 End of Summer BBQ - We celebrated the end of summer with our neighbors with some yummy food!
3. September Tree Survey - We have 11 households participating in this event, each household is surveying the current condition of our community trees so we can develop a replacement plan.
4. Weeding Event - Homeowners gathered to work together to weed common areas around our neighborhood. We encourage all homeowners to pull weeds as they find them in the common areas!

Landscape Care

Fall is the time to prepare your trees and plants for winter.

• Insulate the topsoil of flower and vegetable beds by adding mulch.
• For smooth barked trees (e.g. maples, elms, crabapples) that are less than 5 years old, wrap the trunk up to the lowest branch with light colored tree wrap. This will protect the delicate bark from sun scald reflected off the snow.
• Trees need water in the winter too! During dry spells, water your trees at least once a month. If the soil is dry 2 inches deep, your tree needs some slow water! Tip - hook up your hose and open it to a small stream for about 15-20 minutes per tree. Don’t forget to disconnect your hose again!
• Snow is less water than you think; 1 inch of snow is only about ¼ inch of liquid water. Even if it snows, your trees might need water!
• If you are tempted to clean up your flower beds try to hold off until Spring. Many of our beneficial insects make homes in the dead branches and leaves over the winter.

If your lawn consists of cool-season grasses such as Kentucky bluegrass, perennial rye, or fescue, then here are a few things to consider doing in the fall.

• Rake leaves, and pull weeds so they don’t compete for nutrients with the rest of your lawn.
• Fertilize with an organic “winterizing” fertilizer using a rotary (broadcast) or drop spreader. This helps feed the lawn during winter and prepares it for Spring. Be careful not to over-fertilize as that can burn the lawn, not to fertilize too close to winter as that can keep your lawn too lush and potentially cause winter kill, and avoid “fertilizing” your hardscaping as it can stain concrete.
• Aerate to help bring air, water, and nutrients to the roots and help the lawn survive winter. This can also help against thatch buildup (dead grass at the base of the grass blades).
• Seed bare spots or overseed (add grass seed to your existing lawn without turning the soil) as needed. Cold-season seeds germinate before the ground freezes, ideally when the temperature is between 60-70℉.
• Mow as you normally do until the lawn stops growing for winter. Consider allowing the lawn to grow a little longer for winter so it is better insulated (~4”).

Winterizing your Home

To prevent damage from frozen water in your pipes, it is critical to winterize your irrigation system prior to first frost. The following are some common steps, but they may vary from house to house.

• Weather can be unpredictable. Winterize before the first frost, which is typically in late September or early October. For a quick estimate of frostdates, visit The Almanac.
• Shut off the water to your irrigation system. The master supply valve to your irrigation system may be located in your basement.
• Turn the ball valves on your backflow preventer to a 45-degree angle relative to the pipe to allow water in them to drain out.
• Set the irrigation controller to Off.
• Drain the water from your system. This is the most critical step of the winterization process. Some homeowners blow-out their irrigation lines using a home compressor, others hire a professional with a special high-volume compressor. Ensure the PSI is correct for your system – too high will damage the lines.
• Insulate any outdoor above-ground components, such as the main shut-off valve (if not in the basement), exposed pipes, and backflow preventers; however, be careful not to block air vents in the backflow preventer or drain outlets.
• Disconnect hoses from outdoor faucets.
• When in doubt, consider hiring a professional to winterize your system and ensure everything is done right.

It is also a good idea to cover your outdoor air conditioning unit to protect it from dirt and debris during the winter, and to secure or store any loose items that may be affected by winter high winds.

Proposed ARC Updates

The ARC committee has recommended the following updates to our HOA architectural guidelines, and the Board is soliciting feedback from homeowners prior to ratifying them. Please send your feedback to arc-feedback@harvestjunctionvillage.com by October 15.

Replace “a. Accessory structures” with the following:

All accessory structures, including gazebos, sheds, greenhouses, outbuildings, etc., shall be subject to prior ARC approval and evaluated on their individual merit, use, location on lot, and appearance.

All accessory structures must be:

• In the rear yard, which includes side yards behind the wing fence;
• Constructed to be permanent;
• Not exceeding 10’-6” high from existing ground level to the accessory structure’s peak;
• Not larger than 120 square feet (exterior footprint);
• With a roof slope of 4:12 or greater;
• Not over or within any utility easements on the lot;
• Within the setback requirements for the City of Longmont, and not closer than 8’ to adjacent property or 5’ with adjacent property owner’s consent;
• Installed level, square and plumb;
• Provided with adequate foundation, lateral bracing and hold-down systems; and
• With any utilities (such as electricity) explicitly approved by ARC and installed underground.

Gazebos must also be:

• Constructed using decay-resistant solid materials such as cedar, pressure-treated pine, or wood-look structural material;
• Not constructed of hollow metal, hollow plastic, or vinyl-clad material; and
• Of, or painted with, colors matching or complimentary to the home, or if cedar, may be left untreated or coated with a clear sealant.

Sheds must also be:

• Constructed of the same or similar materials as the exterior and roof of the home;
• Not constructed of plastic or metal exteriors; and
• Painted colors matching or complimentary to the home.

Greenhouses must also be:

• Constructed with a metal or wood frame;
• Constructed with side walls of solid polycarbonate, glass, or the same or similar materials as the home;
• Constructed with a roof of solid polycarbonate, glass, or the same or similar materials as the home;
• Not constructed of plastic film, e.g., polyethylene; and
• Painted colors matching or complimentary to the home when using solid (non-transparent) materials.

See also Pergolas; Play Equipment.

Replace “b. Additions and remodeling” with the following:

Approval is required for all additions, expansions, or remodeling which will alter the exterior of the residence. Submittals must include detailed plans, specifications, dimensions, and location. All plans for such improvements must match the overall theme of the residence.

The ARC may also require certification of any plans or drawings by a licensed engineer, as well as copies > of building permit(s) upon their issuance.

All required permits from the local building authority (City of Longmont) must be obtained and required inspections must be passed.

Replace “r. Decorations, permanent” with the following:

ARC approval is required for any permanent items such as yard statuary, benches, arbors, birdbaths, fountains, wall-mounted art, and so forth in the front yard of the property, or above 6 feet in the back yard of the property. Permanent in this situation refers to items placed with the intent to not remove in the near future.

Add the following to “w. Fences”:

Homeowners with a 4’ side fence may optionally replace the section of side fence that encloses their backyard with a 6’ privacy fence per the detail in Exhibit A. This requires ARC approval and removing the existing 4’ fence and building a new 6’ fence; raising a 4’ fence by adding material to the top of it is not permitted. The 6’ side fence must start at the rear corner of the property and extend to be at least even with the rear face of the home, with a transition segment sloped down to 4’ located at, or to the rear of, where the wing fence intersects the side fence. Any section that extends beyond the wing fence into open space at the front of the lot must remain 4’ tall. Additionally, the post connecting the side fence to the back fence must be raised to 6’, such that the side and back fences connect at 6’. If the homeowner has a backyard neighbor with a 4’ side fence, the homeowner must also replace the segment of that fence that attaches to the new post so it slopes up from 4’ to 6’, and the backyard neighbor’s approval is required for ARC approval. These modifications are made at the homeowner’s expense.

Replace “w. Fences > Stain and Treatment” with the following:

Fences that are publicly visible must be stained. Fences that are not publicly visible may be stained, sealed, or left untreated. Stain and sealer both protect against water, but stain is preferred because it offers the most protection from the sun and consistent appearance across the community. Stain must be Benjamin Moore Ultra Spec Exterior Latex Acrylic Solid Color Stain, Dune Gray (76407-338), color formula Y3 4x 13.5, S1 1x 2.5, R3 0x 11.25. Sealer must be a clear penetrating wood protectant with no color.

Note: The HOA previously used Diamond Vogel Dune Gray stain, but that stain is no longer available. Guiry’s Benjamin Moore is the new approved stain that matches the color and appearance of Diamond Vogel.

Add the new section “Pergolas”:

Pergolas must be constructed using decay‐resistant solid materials such as cedar, pressure‐treated pine or wood‐look structural material. Pergolas may not be constructed of hollow metal, hollow plastic, or vinyl‐clad material.

Two‐inch nominal material may be used for “slat type” roofing provided the space between allows for at least 50% openness.

Pergolas must be of, or painted with, colors matching or complimentary to the home, or if cedar, may be left untreated or coated with a clear sealant.

Detached or Free‐standing Pergolas: Must also meet the guidelines set forth in Accessory structures, except:

• The pergola may have a roof slope less than 4:12; and
• A detached pergola immediately adjacent to the home may not exceed an overall height of 10’‐6” above the finished first floor elevation of the home.

Attached Pergolas:

• Must adhere to the City of Longmont’s guidelines for ‘Patio Covers, Pergolas and Carports’;
• May not exceed an overall height of 10’‐6” above the finished first floor elevation of the home; and
• Must also meet the guidelines set forth in Additions and Remodeling.

[Note: This newsletter was originally missing the section on Pergolas. That error is corrected above.]

Neighborly Advice

Please keep sidewalks clear at all times. Blocking sidewalks with vehicles, sports equipment, or other items is an HOA violation and possibly a city and ADA violation as well.

Please be neighborly when walking your dog by keeping your pet on the sidewalk or sidewalk strip, respecting any “no pets” signs, avoid letting your pet stray onto front yards, and always picking up and properly disposing of pet waste.

Our goal is to maintain a beautiful and well-kept neighborhood. This requires everyone’s participation. Please be proactive in keeping your property and landscape clean, well maintained, and review the HOA CC&Rs and Architectural Guidelines for important rules and regulations.

Getting Help

The HOA has a web portal for homeowners to submit requests, access documents, and pay monthly dues. Request access if you do not have an online account.

All property improvements require written approval by the ARC committee prior to construction. Submit an Architectural Review request and include a completed architectural request form, plot plan, design diagram, and other details as necessary. Our Architectural Guidelines can be downloaded from the homeowner’s portal under Shared Documents > Architectural Review.

If you find something that needs repair in a public or common area, please submit an online maintenance request. Include a detailed description, the location, and upload pictures if you have them.

If you find something was illegally dumped (furniture, mattress, etc), contact Longmont Code Enforcement at (303) 651-8695. They will go out there in person, confirm the item, and then schedule the sanitation department to haul it away.

You can submit an online request to reserve the pavilion in our community park for your next event.

Board Updates

The board completed all landscaping repairs planned for 2022. Remaining repairs for 2023 include trenching and fixing the broken irrigation line installed underneath the perimeter fence on the south-east side of our community, and starting to remove and replace dead trees (which will be a multi-year project in order to spread out the costs).

The board has also been attending NGLA training programs that are required to apply for grants, connect us with city officials and planners, and update our HOA policies to comply with new laws passed in 2022.

Please see HJV Board Tasks List for the full list of board activities.

Getting Involved

If you’re interested in helping with upcoming social events, newsletters, neighborhood improvements, safety, or any of the HOA’s activities or committees, please reach out to us at hoa@harvestjunctionvillage.com. Our HOA is community-led by homeowners like you!

These are also a few social network groups created or managed by Harvest Junction homeowners. They’re not directly affiliated with the HOA, but they are great resources.

• To join the “Harvest Junction Village” neighborhood on Nextdoor, create an account using your Harvest Junction home address.
• To join the “Harvest Junction” group on Facebook, click Join and request access from their group page.
• To join the “Harvest Junction (Good Vibes Only)” group on Facebook, click Join and request access from their group page.