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Wethersfield Commons Condominium Association by sofiaie

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									Wethersfield Commons Condominium Association
Mission Statement To maintain, preserve and enhance the standards and quality of life of Wethersfield Commons.

Dear Resident: Condominium living can be satisfying and rewarding if one enjoys the concept of camaraderie in the spirit of cooperation, compliance and compatibility. To achieve these aims and to help assure the security, safety, serenity and your pleasure certain rules and regulations must become a way of life. Many of these rules and regulations are similar to those we have undoubtedly lived by all our lives. Many are in the condominium documents that you pledged to abide by when you chose to become a part of Wethersfield Commons. Others comply with reasonable standards of cleanliness, safety, and fire prevention. A number of them are for the purpose of protecting the owner’s investment. Some are required by state and city statutes and regulations. None are without reason. All are for the benefit of the community. All unit owners shall be subject to and agree to abide by the condominium documents, bylaws, and any amendments in addition to the following rules and regulations. These rules and regulations shall be applicable to all unit owners, their families, guests, and lessee, to wit-and will be strictly enforced. We hope that these Rules & Regulations will contribute to the harmonious and congenial operation of our community. Sincerely, The Wethersfield Commons Condominium Association Management Committee

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TABLE OF CONTENTS Page 3-4 4 4 5 5 5 5–6 6 6 6 7-9 9 9 9 - 10 10 10 - 11 11 12 12 12 - 13 13 14 - 15 15 - 17 17 18

I.         II. III. IV.        V. VI. VII.

COMMON AND PRIVATE AREAS Trash Signage Noise Vacation Forms Pets Architectural Changes Resale Certificates Accident & Insurance Claims UNIT OWNER UPDATE INFORMATION VEHICLES & PARKING FACILITIES Office Clubhouse Game Room Reservations Tennis Pond Bicycling SCHEDULE OF FEES MAINTENANCE LANDSCAPE

VIII. SWIMMING POOL RULES & REGS IX. X. FINE SCHEDULE AFFIRMATION

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I.

COMMON AND PRIVATE AREAS

Use of common areas and facilities by residents and guests is a privilege accorded to you by the Association. The rules and regulations, as they apply to both the common and private area of the complex, owners and residents and/or lessees, are as follows: YOU WILL NOT DO (OR PERMIT TO BE DONE) ANYTHING IN OR ABOUT YOUR HOME WHICH COMPROMISES THE RIGHTS, COMFORT, SAFETY, SECURITY OR CONVENIENCE OF OTHER RESIDENTS AND THE COMMUNITY. A. Soliciting within Wethersfield Commons Condominium Association premises is not permitted. No improper, offensive or unlawful use shall be made of the property or any part thereof; all valid laws and regulations of all bodies having jurisdiction thereof shall be observed. You are responsible, at all times, for the conduct and activities of your children, guests, and pets. Unit owners are responsible for costs incurred as a result of any violation. No unit owner will cause, either through negligence, vandalism, malice, misuse, or neglect, any damage to the common areas of buildings or grounds contained within Wethersfield Commons. It is your responsibility to keep your home and surrounding areas neat and clean. Attention to the following items is expected: 1. 2. 3. 4. 5. No linens, mops, or laundry shall be hung from windows, doors, balconies, patios or any other part of the common area. All sidewalks must be kept clear for pedestrians. Garage doors shall be kept closed when not in use. Store any and all property inside your home, except where noted. Keep cordwood in garages if possible, any excess being neatly piled in an inconspicuous area such as patio, or near garage door. Front door and grass areas must be avoided. EXISTING LANGUAGE: 6. 7. Deck furniture must be kept on patios and decks, never on common areas. In addition, umbrellas (if used) must be secured. Trash containers must be stored inside the unit or out of sight on your patio or deck. No trash containers are permitted on common areas, with absolutely no exceptions.

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8.

Outside cooking will be done in a manner which maintains a neat, clean, and orderly appearance. Grills will be covered and placed in an inconspicuous area when not in use. Front entrance should be avoided whenever possible. When cooking, you must keep grill a minimum of 2’ away from siding. Any damage to building exterior is the sole responsibility of the unit owner. Lawn ornaments or artificial flowers and other outside appointments such as canopies, tents, and gazebos- to name a few- are not acceptable. Banners and flags (other than the American Flag) are not allowed. All planting pots and flower boxes must be secured especially on deck railings. No garage, yard or tag sales are allowed. Trash is collected every Wednesday. (Trash will be picked up on Thursdays when proceeded by a legal holiday).   Trash is to be placed in sealed receptacles/containers as the FOOT OF YOUR DRIVEWAY OR ROADSIDE. Containers MUST have the unit number displayed on them. o PLEASE NOTE: If garbage is placed outside improperly (in bags rather than sealed containers), and they break, strewing the contents across the lawns, a charge of $25.00 will be assessed for clean-up. (This is the minimum rate for a WCCA service call). Remove containers promptly after collection. Trash may be placed out NO EARLIER than dusk Tuesday evening. Burning trash is not permitted. As taxpayers in the City of Warwick, we are obligated to participate in the city’s recycling program. Unit owners are responsible for obtaining their own recycle bins. Please call Warwick City Hall @ 738-2000 with any questions or concerns. Recycled trash is picked up the same day as regular trash.

9. F.

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G.

Do not keep flammable, combustible, or explosive material in your home or garage, except for such items as are required for normal household use. In accordance with Policy 9-85A – Inspection of Wood Stoves and Fireplaces – all airtight wood burners must be inspected annually, all other wood burning stoves and fireplaces every two years. This is the financial responsibility of the unit owner. A current certificate of inspection must be filed with the Management Office. For Sale signs and advertisements may not be displaced in either common or private areas of the condominium complex. Small cards or signs (3x5) may be placed in the bulletin boards at the mail station for 30 days with the property manager’s approval.

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J.

No owner, resident, guest or lessee shall make any disturbing noise in the building or on the premises, nor shall they permit anything to be done to interfere with the rights, comfort or convenience of others. Noise of any kind shall be kept low enough so as not to disturb neighbors. No radio, stereo, television or playing of musical instruments shall be allowed in a manner, which would disturb or annoy other condominium residents. This rule is of particular importance between the hours of 10:00 p.m. and 8:00 a.m. If you plan to be absent from home for a period of five (5) days or longer, you must fill out a Vacation Notification Form to be kept on file at the Management Office. Vehicle(s) must be in garage or long term parking. Pets (other than those commonly known as domestic house pets) are not permitted.   You will be financially responsible for any personal injury or property damage caused by your pet. It is your responsibility to clean up immediately after your pet. The clean up method used (pooper-scooper, plastic bags, etc.) is your choice. All pets MUST BE LEASED AND ATTENDED. Pets cannot roam free or be leased on grass, decks, or road areas. Pets should be walked at the curb, not on the grass. Storm drains are not to be used for disposal of pet waste.

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Management/Architectural Committee approval is needed for an architectural change relating to:  Decks  Garage Conversion  Gas/Fuel Oil Conversion  Gutters  Patio  Skylights/Solatubes  Antennas and satellite dishes  Storm Door  Window Replacement  Garage Door Replacement  Sliding Doors  Wood Stove/Fireplaces  Structural Changes (including those within the unit)  Any changes or attachments to external walls

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EXISTING LANGUAGE: An Architectural Request Form (available at the Management Office) must be filled out and be on record with the Management Office. Any architectural change made without Committee approval is subject to finds and/or removal at owner’s expense Architectural Requests will not be accepted until all necessary information has been received (name of contractor, along with a copy of his license & insurance). Information regarding the installation of dish antennas may be obtained at the Management Office. N. Resale Certificates: Owners should make arrangements with the office as to when the certificate is needed. The charge for the certificate is $125.00 paid by seller. O. Accident and Insurance Claims: Accident and insurance claims for incidents occurring within the common area of Wethersfield Commons must be reported to the Management Office within 24 hours of the occurrence or as soon thereafter as possible. This will protect you as well as the Association.

II.

UNIT OWNER UPDATED INFORMATION

WCCA owners are required to complete and submit a YEARLY Unit Owner Update Form to the Management Office. Forms are sent out at the end of December and due by the end of January. Special attention should be given to license plate numbers, phone, work & emergency numbers, as these can change frequently. NOTE: All non-resident unit owners are responsible to provide the Management Office with all information regarding any and all residents occupying the unit. (Tenants, family members, house sitters, guests, etc.) A section for tenants’ information is located on the Unit Owner Update Form. *** TO OWNERS LEASING UNITS: No unit can be leased to a tenant, guest, house sitter, etc. for a period of less than one year. It is the Unit Owner’s responsibility to provide the Manager’s Office with a copy of the lease no later than 14 days prior to the effective date of said lease. For specific leasing guidelines contact the Management Office.

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III. A.

VEHICLES AND PARKING

All unit owners’ and tenants’ vehicles must be registered and listed with the Management Office. The Management Office will provide stickers to be displayed on the vehicle’s front driver’s side window (not the windshield) to identify those properly listed with the Office. If you own ONE vehicle, it must be parked in your garage or the space directly behind your garage or converted garage space. If you own TWO vehicles, you must garage one, and park the second one behind it in the space directly behind your garage, before seeking additional parking. All other parking areas are considered common and will be treated on a first come first serve basis. Additional parking is available at the short-term parking lot at the Mail Station. NO OVERNIGHT PARKING ALLOWED. General Rules of the road are to be observed by all motorists in the condominium complex. Common area parking spaces and “butterfly” areas are on a first come first serve basis. PLEASE OBEY SPEED LIMITS, ONE WAY AND STOP SIGNS AT ALL TIMES     The maximum speed limit is fifteen (15) miles per hour and is to be observed at all times. No overnight parking is permitted on Williamsburg Drive. Only daily resident and guest parking (no overnight) is permitted at the Mail Station. Overnight guests may park in common area spaces where available. Areas directly surrounding condominiums are not to be used for longterm parking or storage. Those parking spaces are for cars that move daily (no longer than 24 hours).

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Vehicles must not block access to a fire hydrant by parking across from or adjacent to a hydrant. Vehicles must be parked at least (10) feet from a corner or fire hydrant.

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G.

Transit parking (only 15 minutes) is allowed in the circular drive in front of the clubhouse. This will be strictly enforced. Please do not park in front of steps. Vehicles on which current registration plates are not displayed and vehicles with a capacity of over one ton, including trailers, motor homes, panel trucks, boats or similar modes of transportation are not allowed on WCCA property. No motorized toys on streets. Motorcycles are prohibited. No extraordinary repairs or maintenance on vehicles may be performed in the common areas. During times of water shortage, vehicles may not be washed on the property. Any damage done to the parking area by vehicles, (oil spills, transmission fluids, rear-end leaks, etc.) will be the responsibility of the owner/lessee for cleanup or repair. Parking is not allowed on grass or mulched areas or in any clearly marked “No Parking-Tow Zone”, and “Fire Lane” areas.    Please advise your guests that improperly parked vehicles will be towed at their expense. Signs designating COMPACT CARS ONLY must be observed. Any resident or guest will be assessed a $50.00 fine for any broken sprinkler heads as a result of parking on the grass.

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In order to facilitate snow plowing, it is your responsibility to garage your vehicle(s) or move your vehicle(s) to designated snow parking lots. The responsibility to move your vehicle(s) exists whether you are at home or away. If your vehicle hinders plowing, it will be subject to towing at your expense. Please keep advised of weather conditions. The Management Office is open during storms and is available to provide you with instructions as to conditions and plowing schedules. Snow parking arrangements will be posted at the Mail Station and in the newsletter. Vehicles which are not used on a regular basis must be parked in the longterm parking lot located south of Building #100. Maximum time allowed in Long Term Parking is six months. Any resident vehicle not on record with the Management Office or non-resident vehicles parked in this area will be towed at owner’s expense.

O.

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P.

The Board has the authority to determine if a vehicle is too large, in disrepair, inappropriate in appearance, or has remained in a designated area for an extensive period of time, and to demand its removal. Unit owner is responsible for any damage to concrete/asphalt caused by leaking fluids, oil, etc. Wethersfield Commons is not to be used as a substitute for parking at T.F. Green Airport. Any non-resident vehicle in violation of this rule is subject to towing at the owner’s expense.

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IV.

FACILITIES

A. OFFICE: A Unit Owner Update Form is to be completed and submitted to the Management Office on a yearly basis. This information is required and strictly confidential. Under no circumstances will a resident I.D. and/or pool pass be updated without one.  Office Hours: Monday – Friday 9:00 a.m. – 5:00 p.m. (morning/evening appointments by request; afternoon walk-ins welcomed). All owners(s) and lessee(s) must be registered with the Management Office. This information is kept strictly confidential. All suggestions/complaints/unit service requests must be submitted in writing. The appropriate forms are available in the Management Office and must be used.

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B. CLUBHOUSE    The clubhouse is open year round. The hours are Monday – Friday from 9:00 a.m. – 5:00 p.m. Pets are not permitted in the Clubhouse or recreational areas. Guidelines for decorating and use of the Clubhouse must be obtained from WCCA Management Office prior to both private & Association (holiday parties, etc.) use of the facility and will be strictly enforced. Failure to obey these guidelines will result in a fine to repair/replace damaged item(s). Please remember, unit owners are liable for any damage to the facilities caused by them or their guests. Failure to obtain these Guidelines in no way eliminates your responsibility to comply with them.

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   

A resident adult must accompany children under 14 years of age in the clubhouse/game room facility at all times. You are responsible for the conduct of your family and guests and shall be liable for any damage to the facilities/grounds caused by them. THE CLUBHOUSE IS A NON-SMOKING FACILITY. The Clubhouse is not available for rental on the following days:  Easter/Passover ‫ ﻔ‬Thanksgiving  Memorial Day/Labor Day ‫ ﻔ‬Christmas  July 4th ‫ ﻔ‬New Year Men/Women Saunas: All residents, especially those who may have health problems or are pregnant, should consult a physician prior to using this facility. You must be 18 years of age to use the sauna, unless accompanied by an adult. Please observe all rules posted at the entrance to each sauna.

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C. GAME ROOM  Use of the game room is restricted to residents and their guests, age 14 years or older unless accompanied by an adult resident. No admittance without a resident I.D. card. The game room must be cleaned after use by those hosting the games.

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D. RESERVATIONS  If you, as a resident, wish to reserve the Clubhouse for a private party, you may make arrangements through the Management Office (7381192). Your resident I.D. card will be used as identification for the reservation. After it has been determined that a specific date is available, a clubhouse contract must be completed, signed, and accompanied by a deposit check of $375.00. $200.00 of this fee is a security deposit and the remaining $175.00 is the cost for four (4) yours use of the function room. THE OWNER MUST BE PRESENT DURING THE ENTIRE EVENT. A fine of $100.00 will be assessed for infractions of this rule. The Property Manager will review and approve all applications for functions in the clubhouse. Maximum room capacity: 10

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Main Lounge: 100 seating capacity/125 standing capacity.   The game room on the upper level and the pool area are strictly off limits to party guests. Reservations will not be accepted for business meetings, club meetings, commercial purposes, civic or charitable groups, business parties or any function that is not strictly of a private-social nature, unless authorized by the Management Committee. By making a reservation, you agree to accept responsibility for the conduct of your guests. You must be in attendance from the beginning to the end of your event. If children are in attendance, they are the sole responsibility of those hosting the event. Neither WCCA staff, management or the Association will be held responsible for their safety. On certain occasions, the Property Manager may insist upon hiring security guards for a party at the resident’s expense. All functions should end no later than 12:00 a.m.

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E. TENNIS COURTS        There is a court time maximum of one (1) hour for singles and one and one-half (1 ½) hours for doubles when someone is waiting. Court time is on first come first serve basis. Appropriate footwear is required/ Use of the tennis court is restricted to person’s fourteen years or older, unless accompanied by an adult resident. Guests are welcome, but only when playing tennis with a resident. Tennis courts are for tennis only. No other activities are permitted. Use of the tennis courts is allowed: April – October (weather permitting) Between 7:00 a.m. – sunset Gates will be locked during the off season (November – March) Gates should remain closed but unlocked during the “In” season (April – October)

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F. POND     Swimming, wading, use of flotation devices or ice-skating (including walking on the ice) is NEVER PERMITTED. Fishing is for residents only. A maximum of four (4) guests is permitted per resident. An adult resident must accompany guests. Birds are not to be fed. (Canadian geese, pigeons, sea gulls, and ducks have become a health hazard. No one may introduce any wild or domestic waterfowl to the pond or any other common area.

G. BICYCLING  Bicycles are to be ridden on paved areas only.

V.

SCHEDULE OF FEES

a. 1ST Day of Month: Condominium fees are due plus any “Common Expense” (special assessments) as defined: All costs, expenses and other liabilities: i. in connection with the administration, maintenance, repair and replacement of the Common Areas and Facilities and the Association Property, ii. incurred by the Management Committee pursuant to the exercise of its duties and obligations under this Declaration and the Bylaws; iii. determined to be Common Expenses by the Association, or iv. declared to be Common Expenses by the provisions of the Declaration or the By-Laws. b. 16th Day Past Due: Late charge of $25.00 per month will be assessed. Notice will be sent to owner by management. If extenuating circumstances exist, owner needs to notify management office. Management will relay information to the Board of Directors.

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c. 60th Day Past Due: Certified legal demand letter will be mailed. Legal costs will be assessed to owner. d. 90th Day Past Due: Legal action will commence. Legal counsel is authorized to perform title search and notify owner’s financing institution. All associated fees shall be the owner’s responsibility. e. 120TH Day Past Due: Foreclosure proceedings will commence. All associated fees shall be the owner’s responsibility. To cease these proceedings, the unit owner must remit all charges and fees due, as well as all legal and related costs.

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MAINTENANCE

WCCA employees are employees of the management company. They are not personal employees of the residents. No verbal orders to maintenance or grounds staff will be honored. Any requests for work orders, no matter how major or minor, must be submitted in writing to the management office. Forms are available in the Management Office for these written requests. Unit Service Requests are performed as a courtesy to residents and are secondary to common area work orders. They will be addressed in the order they are received. Usual time frame for work orders is 7-10 working days. Owners are not obligated to use WCCA maintenance staff to perform work inside their units. They are free to call any independent contractor they wish. (For your protection, please be sure your contractor is licensed by the state of Rhode Island. Also be sure he/she carries liability insurance). When a possible insurance case maintenance emergency arises, the WCCA will respond to help the unit owner. Any insurance issues between owners are the owner’s responsibility and not the responsibility of WCCA.

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VII.

LANDSCAPE

Wethersfield Commons Condominium Association documents state, “ The Common Areas and facilities consist of all of the property except the units, including without limitation….roadways, parking areas, walkways, lawns and gardens.” All “Common Areas” are the sole responsibility of the Management Committee and the Property Manager. “Limited Common Areas” are patios, decks and flower gardens. PLEASE DO NOT:    Remove Trim Plant Any bush, tree or shrub without filling out a Landscape Request Form. The Landscape Request Form may be obtained from the Property Manager’s Office. You will be notified when your request has been approved or declined. Do not give any verbal requests or directions to the landscape workers. All requests must be in writing to the Property Manager.

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FLOWERS:  Flowers may be planted to enhance your garden area. Please do not infringe on your neighbors “Limited Common Area”. They may, however, wish to work jointly with you to complete an attractive garden. Artificial or plastic flowers are not to be displayed in any “Common Area”. For security reasons, no deck rail plantings or flower boxes are acceptable.

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GARDEN ORNAMENTS:    The largest garden ornament may not be over 8” (eight inches) in size. No artificial flowers or lawn ornaments are acceptable. Canopies, tents and/or gazebos are not acceptable.

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FLAGS AND BANNERS:  FURNITURE:   Patio and deck furniture must be kept on patios and decks – NEVER on “Common Areas” or grass Benches also may not be placed on “Common Areas” or grass. Interfering with proper grass cutting is not permitted. Other than the American Flag, no others are accepted.

PATIOS:  Patios must have appropriate planting (5 ft. high) on all sides to insure privacy. Architectural Committee approval is required for the installation of a patio. Request forms are available in the Property Manager’s Office. Storing of trash barrels, recycling buckets and grills (covered) when stored on patio must not be visible from the street or to your neighbors.

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BIRD FEEDERS/BIRD BATHS:  As of July 2004 one bird feeder per owner is acceptable.

VIII. SWIMMING POOL RULES AND REGULATIONS A. A lifeguard is scheduled to be on duty from Memorial Day through Labor Day.   Use of the pool is prohibited unless a lifeguard is present or a “NO LIFEGUARD, SWIM AT YOUR OWN RISK” sign is posted. The lifeguard has full authority to enforce the rules. If it is deemed necessary, the lifeguard may eject any violator(s). Challenging the lifeguards’ authority is strictly prohibited. Body oils, suntan lotion, or sand, must be showered off before entering the pool. A towel must be used to cover the pool furniture if oil or lotion is used. Proper bathing attire is required whit at the pool.

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B.

The swimming pool area will be open:  Monday through Friday 10:00 a.m. – 7:00 p.m.  Saturday, Sunday, Holidays 9:00 a.m. – 8:00 p.m. Pool parties are not permitted. Pets are not permitted in the pool area. Eating is permitted in the picnic table area only. Primary uses of the tables are for eating and card and game playing. All belongings such as coolers, clothes, etc., should be placed on the shelves at the back wall. When not in use the tables with umbrellas may be used for shade in addition to the canopied area. No glass or other breakable items are allowed. Running, splashing, and loud boisterous behavior is not permitted.     No Frisbees, inflatable toys, or beach balls are allowed in the pool area. No floatation devices (lifeguard’s discretion) No diving in the pool. Toys are permitted in children’s kiddy pool only. All toys are subject to lifeguard’s discretion.

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Bathers are permitted to use only the men and women’s changing/restroom rooms on the lower level. The main Clubhouse and library are off limits to bathers during pool hours. Bathers must wear proper attire (shirt & shoes) when visiting the Club House/Management Office. No resident under14 years of age is permitted in the pool facility without an adult resident present. No child under 3 years and/or in diapers is allowed in the main pool under any circumstances. Please use the kiddy pool. Children and adults are required by law to keep steps and ladders clear for easy access. A resident I.D. card will be provided to each resident. This card must be shown to the lifeguard when entering and using the pool area. There is a $10.00 replacement fee for lost I.D. cards. Cards must be validated yearly. Children in diapers must be changed on the changing table located in the Women’s Lounge. (Sorry gentlemen. You’ll have to recruit a woman to assist you. There is no changing table available in the Men’s Lounge).

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L. 

Guests: On weekends and holidays all guests must submit a weekend/holiday pass. These passes will cost $3.00 per each usage and can only be purchased at the Management Office during normal office hours (9:00 a.m. – 5:00 p.m.) Guests under 12 years of age are admitted free, but are counted as guests. Residents are limited to four guests per unit. Passes are not refundable. The resident must accompany and remain in the pool area with a guest at all times. Any exceptions will be approved in advance by the Rules & Regulations Committee. Use of the shuffleboard/bocce courts is restricted to people 14 years or older, unless accompanied by an adult resident. Children must not be left unattended on swings or in the play area. No Smoking.

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IX.

FINE SCHEDULE

In order to enforce the rules and regulations of this Association, the Management Committee has established the following fine schedule for the Unit Owners and Occupants: 1st Violation: Courtesy letter to comply nd 2 Violation: Notice of hearing – Failure to appear at a scheduled hearing can constitute an admission of guilt. A penalty will be assessed by the Hearing Committee. Fines Schedule as follows: Singe (one time) fine Daily Fine (if violation continues) from $35.00 - $50.00 $35.00 - $50.00 per day

Continued non-compliance to correct said violation is subject to court action and/or loss or rights and privileges.  If deemed necessary, fines may be increased, but not to exceed those amounts found in the Rhode Island Condominium Act, Page 661, 3436.1.3.20. (b). All residents have the right to be heard by the WCCA Hearing Committee for any violation assessed against them as per their right

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under the Rhode Island Condominium Act page 661, Section 34.36.1.3.20. (a).

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X.

AFFIRMATION

The Management Committee and the Rules and Regulations Committee of Wethersfield Commons Condominium Association reserve the right to change or revoke existing Rules and Regulations and make additional Rules and Regulations from time to time, which, in their opinion, shall be necessary or desirable for the safety and protection of the condominium and its occupants to maintain cleanliness and good order of the property and to assure the comfort and convenience of all residents.

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