Community Rules and Regulations
Revised December 20,2004
The rules and regulations contained in this booklet have been adopted and will be periodically revised by your Board of Directors to ensure fair, equal and reasonable access and use of Redford Ranch facilities to all of our residents and their guests.
Please read them, be
conscious of them and let your Board know of any suggestions for their
improvement.
NOTE: See separate
Architectural Controls packet for rules, guidelines, and complaint procedures
related to external structural and landscaping changes/additions.
TABLE OF
CONTENTS................................................................................................. 1
I. OBJECTIVES............................................................................................................ 2
II. INTRODUCTION....................................................................................................... 2
III. COMPLAINT
PROCEDURE – FINE SYSTEM................................................. 2
IV. GENERAL
RULES AND REGULATIONS........................................................ 5
V. SIGNAGE
WITHIN REDFORD RANCH............................................................... 9
This booklet is designed to inform the members of the Redford Ranch Homeowners Association (“Association”) about the workings of the Rules Committee. It contains the rules and regulations prepared by the Committee and approved by the Board of Directors of the Association (“Board”).
The specific
objectives of the booklet are:
§
To explain the
structure of the Rules Committee and to encourage participation of Association
members.
§
To describe
the procedure used to register complaints.
§
To set forth
uniform guidelines to be followed by the Rules Committee when handling
complaints.
§
To outline the
rules and regulations which each homeowner has the responsibility to obey.
§
To increase
residents’ awareness and understanding of the Covenants, Conditions,
Restrictions, Easements, and Reservations for the Glen at Redford Ranch and for
the Meadow at Redford Ranch (“CC&Rs”).
§
To describe
the relationship between the CC&Rs and the Rules Committee.
§
To maintain
and improve the quality of the living environment of Redford Ranch.
Unless otherwise established by the Board at a future meeting, the Rules Committee will henceforth consist of the three members of the Board, which will be responsible for ensuring compliance with the CC&Rs and Rules and Regulations of Redford Ranch not specifically covered by the Architectural Controls.
The following procedure has been established by the Rules Committee to handle Association member’s complaints regarding alleged violations of the Redford Ranch governing documents (including the CC&Rs and the Rules and Regulations) in a timely, efficient and fair manner.
Complaints regarding
alleged violations of the Redford Ranch governing documents must be registered
in writing with the Association in one of the following forms:
§
Via email to
the Association Board (rules@redfordranchhoa.com)
§
Via regular
§
Via regular
Complaints will be
handled in a strictly confidential manner
Homeowners are
strongly encouraged to first attempt to solve problems among themselves
whenever possible. In some instances, the Rules Committee and/or the Board will
assist homeowners in attempting to solve problems among themselves. However,
this shall not be construed as an obligation on the part of the Rules Committee
or the Board to provide mediation services in connection with disputes amongst
homeowners.
When a complaint is
received, it is logged and filed at the Association office. A Rules Committee
member shall then investigate the alleged violation and, if the Rules Committee
member concludes that a violation of the governing documents exists (or has
occurred), the homeowner is contacted, and compliance with the governing
documents within seven (7) calendar days is requested. As to any violation
which has already occurred, ongoing compliance with the governing documents is
requested.
If the violation
continues (or if a violation re-occurs), a letter shall then be sent by
certified mail to the homeowner advising of the continued violation (or the
re-occurrence of the violation), and further requesting immediate and ongoing
compliance with the Redford Ranch governing documents.
The letter shall
additionally indicate that a hearing before the Board has been requested by the
Board. The purpose of the hearing may be, among other things, to interpret the
Redford Ranch governing documents and the application of the governing
documents to the particular circumstance involving the homeowner, and to impose
a fine (where applicable) or to otherwise achieve compliance with the governing
documents in any manner allowed under the Redford Ranch governing documents or
under applicable law. The hearing shall then be scheduled as soon as possible
with advance written notice provided by the Board to the homeowner . The
written notice shall specify the time, date and location of the hearing, and
shall further specify the nature of the alleged violation.
At the hearing, the
homeowner and the Rules Committee shall be afforded the right and opportunity
to present evidence and argument regarding the alleged violation. Each side
shall be allowed to ask questions of each other and any witnesses.
If a purpose of the
hearing is to determine whether a violation of the governing documents has
occurred, then, immediately following the hearing (or as soon thereafter as is
reasonably practical), the Board shall decide whether a violation of the
governing documents has occurred. If the Board concludes that a violation of
the governing documents has occurred, the Board may then impose a fine on the
homeowner as a result of any violation or violations which have occurred
through the date of the hearing in an amount based on the following fine
schedule:
§
First
violation: $50.00 fine
§
Second
violation: $100.00 fine
§
Third
violation $500.00 fine
§
Fourth
violation $1,000.00 fine +
attorney & legal fees
In addition, the
Board may impose a fine to be levied as follows:
A.
With regard to
recurring violations of the Redford Ranch governing documents which occur
following the hearing, at the rates specified above, provided the violation is
the same or substantially similar to that violation which was the subject of
the hearing conducted before the Board.
B.
With regard to
ongoing violations of the Redford Ranch governing documents which
continue to occur following the hearing, a fine in the amount of $10.00 per day
will be assessed until the violation is corrected and until the homeowner has
otherwise achieved compliance with the Redford Ranch governing documents as may
be directed by the Board.
Fines will be billed
and collected in the same manner as homeowner periodic assessments. All fines
are due and payable within seven (7) days after they are billed.
The Board may at any
time, arrange for the commencement of legal proceedings to, among other things,
enjoin further violation of the governing documents and to collect any unpaid
fines. Fines may continue to be assessed during the pendency of such legal
proceedings. If the total amount of any unpaid fines by a homeowner exceeds
$500.00 for more than a one week period, a lien will immediately be placed on
the homeowner’s property.
The procedures set
forth above shall in no way preclude the Board from pursuing any other remedies
available under the Redford Ranch government documents or under applicable law
with regard to the enforcement of the Redford Ranch governing documents.
The following are rules and regulations which have been adopted by the Board pursuant to CC&Rs Section 6.1, “Adoption of Rules and Regulations”. These rules and regulations have the same force and effect as the use restrictions contained in the CC&Rs, and each homeowner should carefully review both documents.
4.1 BURNING
No burning or incineration of trash, refuse or scrap of
any kind is permitted within Redford Ranch.
4.2
The Redford Ranch community park is for the use and enjoyment of Redford Ranch and Palomino homeowners, residents, and their guests only. The park may be used only during the hours of 8AM to 8PM daily.
Children under sixteen (16) years of age must be supervised by an adult at all times while using the park or play equipment therein. Play equipment must be used properly, and children are not permitted to play on the roof of the play equipment at any time. All homeowners, residents, and guests use the community park and play equipment therein at their own risk. Glass containers are not permitted in the park at any time.
4.3 DUMPING
No dumping of any debris (including but not limited to
grass clippings and tree limbs) is permitted within Redford Ranch. This shall
include all permanent green space, trail systems including those of
4.4 FIREARMS
No firearm use (including but not limited to rifles, handguns, bows and slingshots) or hunting is permitted within Redford Ranch. Sammamish or King County Police will be notified of all violations.
4.5
All holiday
decorations, including outdoor holiday lights, shall be removed no later than
thirty (30) days after the holiday for which they are displayed.
4.6 HOME BUSINESSES
No home businesses may be operated out of any home in Redford Ranch, except that in-home day care for not more than two children is permitted. Prior to commencing the operation of an in-home day care in Redford Ranch, the homeowner or resident wishing to conduct an in-home day care must obtain written approval from the Board. The Board may permit a homeowner or resident to conduct an in-home day care at Redford Ranch provided the in-home day care is allowed by law and if such in-home day care will not, in the reasonable judgment of the Board, cause traffic congestion or other disruption of the Redford Ranch community and not otherwise violate any of the terms and conditions of the Redford Ranch Declaration and the Redford Ranch Homeowners Association Community Rules and Regulations.
All homeowners or residents operating or desiring to operate an in-home day care at Redford Ranch must provide the Board with a copy of the current applicable business license required by the State of Washington or County of King (as appropriate); the copy of the current business license shall be provided prior to the commencement of the operation of the in-home day care at Redford Ranch and annually thereafter.
Association approval for the continued operation of an in-home day care at Redford Ranch may be terminated, suspended or revoked by the Board as a consequence of:
1. The failure by the homeowner to provide the Board with the required copy of the applicable current business license;
2. Ongoing complaints received from neighbors pertaining to noise or other disturbances and/or parking problems;
3. Falsification of any information provided by the homeowner to the Board in connection with the operation or proposed operation of the in-home day care;
4. Any other violation of the Redford Ranch Declaration and the Redford Ranch Homeowners Association Community Rules and Regulations.
A violation of the number of children permitted to be present at an approved in-home day care business at Redford Ranch may result in the termination, suspension or revocation of approval by the Board for the in-home day care business.
4.7 LANDSCAPING
Landscaping, for the purposes of this section, includes all front and side yards on any lot.
Homeowners shall maintain the landscaped areas in front of and around the home in a neat, orderly manner and a healthy condition in the style of the landscaped public areas of the neighborhood and as is appropriate for the season of the year.
Landscaped areas
include but are not limited to lawn, river rock, bark, gravel, shrubbery, trees
and all planted areas.
4.7.1 LAWNS
Lawns shall be
maintained in a neat, orderly and healthy condition including but not limited
to the following:
-
regularly
mowed during the growing season
-
edged and
trimmed so grass is contained in the lawn area and does not encroach onto paved
areas (such as sidewalks, driveways and walkways), river rock, gravel or barked
areas, or planting beds
-
fertilized as
needed to maintain the health and vitality of the lawn
-
unsightly
and/or large weeds must be removed on a regular basis, year round
Dormant lawns are
permitted in summer though must be maintained and mowed.
4.7.2 WEEDS
Weeds shall
be removed from landscaped areas including planting beds and gravel, river rock
and barked areas. This includes barked
areas that divide properties and gravel areas between houses.
4.7.3 PLANTS/VEGETATION
Plants shall be
maintained in a neat, orderly and healthy growing condition as is appropriate
for the season of the year, including pruning, and appropriate watering and
fertilizing as necessary.
Dead plants shall be
replaced or removed.
Plants and
vegetation including but not limited to trees, shrubs, bushes shall be
maintained so as to prevent encroachment on, projection across or obstruction
of any sidewalk, driveway, walkway or street.
4.7.4 PLANTING CONTAINERS
The style
of planting containers shall fit in with the style of the neighborhood. Black nursery pots and similar containers are
not acceptable within view of the street.
Leaves
shall be removed from landscaped and paved areas (except where used as mulch)
following the last fall of leaves in autumn.
Other plant
and yard debris shall be removed from all landscaped and paved areas on a
regular basis.
4.7.5 TRASH
All trash
and other debris shall be removed from all landscaped and paved areas.
4.7.6 IRRIGATION SYSTEMS
Hoses,
sprinklers and other irrigation equipment shall be stowed away when not in
use. Pipes for irrigation systems must
be installed underground.
4.8 PETS
In order to maintain a harmonious environment for ALL Redford Ranch residents, pet owners must and shall be responsible for any and all offensive actions of their pets, including barking, running loose and waste deposits.
Domestic pets must be attended by a responsible person whenever they are off the owner’s property within Redford Ranch.
Pets must be leashed whenever off the owner’s property within Redford Ranch. THE OWNER IS RESPONSIBLE FOR CLEANING UP WASTE.
Pets which are considered a nuisance (whether by barking,
running loose or any other objectionable activity) may not be kept in Redford
Ranch, and are subject to removal by proper
4.9 QUIET TIME
In order to maintain a harmonious environment for all Redford Ranch residents, all homeowners and residents must observe the established quiet time during the hours of 10PM to 7AM daily. During the 10PM to 7AM quiet time hours, no noxious activity, including but not limited to the creation of excess levels of noise, shall be carried on any Lot or in any street or area within Redford Ranch, nor shall anything be done therein which may be or become an annoyance or nuisance to other homeowners or residents.
Spa and pool owners shall set filtration, cleaning, and heating cycles to run at times outside of the quiet time hours. Air conditioner owners shall set air conditioning systems such that they do not operate during quiet time hours. No motorized device used for yard or home maintenance, including but not limited to lawn mowers, saws, drills, or similar devices, shall be operated during the quiet time hours. Volume settings on car stereos shall be set such that no stereo sound can be heard outside of the vehicle during quiet time hours.
4.11 RENTAL
PROPERTIES
Owners who rent their
home must have renters sign a form acknowledging they have received, reviewed
and agree to abide by the CC&Rs, Community Rules and Regulations, and
Architectural Guidelines of the Redford Ranch Homeowners Association. An
example of the type of form that could be used is as follows:
I/We
________________________________________, the renter(s) of the property at
_______________________________________________________
Acknowledge that I/we
have received and reviewed the CC&Rs, Community Rules and Regulations and
Architectural Guidelines of the Redford Ranch Homeowners Association and agree
to abide by the regulations contained in those documents.
Signature(s):
________________________________________________
Date: __________________
Owners are
responsible for notifying the Board that their home is being rented, and shall
provide the name and contact information of the renters to the Board.
Additionally, the homeowner shall provide the Board with an offsite address and
telephone number where the homeowner can be contacted when necessary.
4.12 SIDEWALK PARKING
Parking on the sidewalks within Redford Ranch is not
permitted. This is a Redford Ranch Association, Sammamish, and
4.13 STORMWATER STORAGE POND
No persons are
permitted inside the perimeter of the Storm water Storage Pond fence at any
time (except for
4.14 STREET PARKING
Street parking is discouraged in Redford Ranch. No vehicle
shall be parked on Redford Ranch streets for more than 24 consecutive hours.
This is a Redford Ranch Association, Sammamish, and
4.15 TRASH
All trash, garbage and yard waste shall be kept in suitable covered containers, and shall be stored out of sight except on trash collection days.
4.16 RECREATIONAL FACILITY
The Palomino Condominium Owners Association (PCOA) Recreational Facility is managed and operated by the PCOA. The PCOA will establish and periodically revise the Rules and Regulations for use of the Recreational Facility, including but not limited to use of the pool, spa, and exercise equipment, and all Redford Ranch homeowners and residents are required to comply with such Rules and Regulations.
No sign of any kind
shall be displayed to the public view on or from any