PHEASANT RIDGE CONDOMINIUM RULES AND REGULATIONS

INTRODUCTION

Pheasant Ridge Condominiumis a private, adult community overlooking the Roanoke Valley. Our four buildings and 128 units offer beautiful mountain views. We enjoy independent ownership at Pheasant Ridge and the convenience of being close to downtown, the airport, recreational areas, cultural attractions, medical facilities and shopping. To sustain the peaceful and pleasant living conditions at Pheasant Ridge Condominium Article XI of the Association Bylaws includes provisions governing the use of units and common areas by owners/residents and allowing the Board of Directors to establish such Rules and Regulations as may be considered appropriate to further this goal.

Section 1. GENERAL

  1. New owners are expected to familiarize themselves with the contents of these Rules and Regulations and the Pheasant Ridge Condominium (PRC) By-laws before taking possession of their unit.
  2. A member of the Board of Directors will discuss the Rules and Regulations and Bylaws with the new owner.
  3. No improper, offensive or unlawful use shall be made of any unit or common areas.
  4. No owner or his/her guests shall conduct themselves in a manner that annoys other owners or their guests by unreasonable noise, actions, foul language, or verbal attacks and harassment.
  5. Residents should maintain a pleasant but non-interfering relationship with Association contractors, whose scope of work and hours are specified in contracts and who should not be diverted from their assigned tasks.
  6. All residents shall show their respect for the privacy of first-floor residents by remaining at least twenty (20) feet away from the sides, decks, windows, and surrounding gardens of all buildings when walking the common area grounds.
  7. Any complaint regarding an alleged infraction of the Pheasant Ridge Condominium Rules and Regulations must be in writing, signed by the owner, and addressed to the Board of Directors using the form in Appendix D.

Section 2. BUILDINGS

  1. Personal property may not be left or stored in PRC common areas.
  2. Signs, notices, or messages of any type to be erected, posted, displayed in, from or about any unit or common area must be approved, initialed and dated by the Building Director prior to being posted.
  3. Grocery carts and two wheel carts located in the garage of each building to be returned to their original location immediately so they are available for other owners and guests. They may not be parked in the hall or outside a condo entrance. The Association accepts no liability for their use.
  4. Landscape adornments (e.g. grills, chairs, statues, baskets, vases, containers, stones, rock waterscapes) may not be placed in any outside common area without the authorization of the Board of Directors.
  5. Formal/informal committees may decorate the lobbies of their buildings for holidays and/or seasons.
  6. These committees are responsible for setup, removal and storage of decorations in a timely manner.
  7. If an individual resident wishes to use his/her personal property to decorate a lobby area of common property for a holiday season, he/she should submit a letter to the Building Director prior to action, indicating the nature of the decoration, and start and finish dates. Prompt removal and storage after the finish date is the responsibility of the individual.

Section 3. THE UNIT

  1. No structural changes of any kind shall be made in or to any unit, private deck, or balcony without priorwritten approval of the Board of Directors. A structural engineer’s report and appropriate building permits may be required.
  2. When remodeling or repairing:
  3. Hours for workmen doing work in a unit are from 9:00AM to 5:00PM Monday through Saturday.
  4. All work, e.g. cutting of tile, must be done within the confines of the individual unit.
  5. The owner is responsible for workmen leaving the common areas clean.
  6. Any damage to common areas or other units caused by workmen is the responsibility of the owner.
  7. All window coverings visible from the exterior must be either white or off-white in color.
  8. Rugs and/or carpeting and padding shall be maintained on at least 50% of all floor surfaces (excluding foyers, kitchens, closets and bathrooms) in units over other units to reduce disturbing sound effects.
  9. Waterbeds are not permitted in any unit without written consent of the Board of Directors.
  10. Decorative accessories may be placed around entry doors and in the niche beside the door so long as they do not extend beyond the niche.
  11. Lint should be removed from the clothes dryer each time it is used to avoid a fire hazard. Contracted cleaning of dryer vents occurs once annually at the owner’s expense as required by fire code regulations.
  12. Owners and residents should familiarize themselves with the location of the main water shut off valve for their unit and the electrical switch box which controls the individual appliances in the unit.
  13. Maintenance and repairs originating within the unit are the Unit Owner’s responsibility.
  14. A Unit Owner who mortgages his unit shall notify the Board of Directors through the Managing Agent of the name and address of his Mortgagee and any changes to the mortgage.
  15. Major appliances other than those installed during initial construction or replacements thereof may not be installed in a unit without prior written approval of the Board of Directors.

Section 4. BALCONIES AND DECKS

  1. Nothing may be hung on balcony or deck railings.
  2. Only electric grills are allowed on a balcony or deck.
  3. Cleaning and care of balconies are owner responsibilities.
  4. Nothing may be thrown, poured, swept or shaken from a balcony or deck.
  5. No bird feeders, bird baths or bird houses are permitted on decks or balconies or on grounds adjacent to the condominiums, with the exception of hummingbird feeders.
  6. Only deck furniture may be stored on balconies or decks.
  7. Carpets are not to be glued to the balcony or deck floor.
  8. Satellite dishes, discs, or antennae are not allowed on apartment balconies or decks.
  9. No enclosures may be constructed on a balcony or deck.
  10. Jacuzzis or hot tubs are prohibited on balconies or decks.
  11. Saucers should be placed beneath all plants on balconies or decks.
  12. No clothes lines are allowed on balconies or decks.
  13. Contracted painting of balconies and decks is an Association responsibility and the Owner’s expense.

Section 5. INSURANCE

  1. Owners are responsible for obtaining an appropriate HO6 insurance policy to cover the inside of their unit, their personal property, improvements to their unit, including upgrades, and liability for damage to other units caused by conditions within the owners’ unit.
  2. The Unit Owners Association insures common areas. A copy of the policy is posted on the Owners’ Section of the Pheasant Ridge Condominium website, pheasantridgecondominium.org.
  3. No conditions in units are allowed whereby the fire insurance or any other insurance on the building shall become voided, suspended or rated a more hazardous risk.

Section 6. PARKING

  1. Each Unit Owner has the exclusive right of use of the garage parking space assigned as a Limited Common Element in the deed when purchased, and following in subsequent sales of the unit.
  2. Any changes in parking spaces assigned to each unit at the time of purchase and continued with subsequent sales of the unit are the responsibility of the Board of Directors.
  3. Stickers confirming exclusive right to the assigned parking space are provided for owners’ cars and are to be displayed on the left rear window. Owners with two vehicles will be provided a duplicate sticker.
  4. Guests using an assigned parking space will display a “Guest” card provided by the owner on the dashboard.
  5. Assigned parking spaces are to be used only for parking of vehicles (including automobiles and/or motorcycles of the unit owner, his guests, or a tenant) or for an approved storage closet.
  6. All vehicles parked in a Condominium garage shall be parked within the confines of the owners’ assigned, deeded spaces.
  7. No parked vehicle in the parking garage shall extend beyond the support posts into the driving lanes used for ingress or egress.
  8. No car may be started and left running in the underground garage.
  9. Owners who will be absent for any length of time and do not wish to have any other person use their assigned space must place a “No Parking” sign on the wall of the foundation wall or storage closet associated with the parking space.
  10. To grant permission to another unit owner to utilize their parking space and remote garage door opener on a temporary or permanent basis the owner of the parking space must file a letter of permission with the Board of Directors, attention to the Secretary.
  11. Owners may apply to use a parking space of an absent owner who gave permission to use their assigned parking space but did not name a specific owner. Submit your name to the Board of Directors for the monthly lottery conducted for these spaces.
  12. All owners leaving an automobile at PRC while away for a prolonged period must leave a set of keys with an owner of their choice, and put a notice on the car where the keys can be located. These will be used only in an emergency.
  13. Handicap parking is reserved for visitors with handicap parking permits/tags. There is a 2 hour time limit on these spaces.
  14. Replacement and maintenance of remotes are the owner’s responsibility.
  15. The remote is never to be used to close the door because closing is automatic.
  16. Washing of vehicles of any kind is not permitted on the Condominium property.
  17. Owners with a second car parked in the outdoor parking spaces will comply with Board of Director communications requesting particular parking locations for anticipated snow, ice, or maintenance requirements.
  18. Motor homes and trailers are not permitted to be parked anywhere at PRC.
  19. No commercial vehicles shall be parked on any of the Condominium’s outside property without prior written permission of the Board of Directors. Parking of such vehicles in an owner’s space in the garage is permitted.
  20. Unit owners with an assigned storage closet must have a storage closet key in the Lock Box or in the hands of a designated owner of their choice whose name and unit number are in the Lock Box in order to facilitate emergency access to storage closets for maintenance of the piping system. If no key is provided the Board will gain entry as needed by removing hinge pins and the door at the Owner’s expense.

Section 7. SECURITY and SAFETY

  1. To ensure security it is essential that the following three doors remain closed and locked at all times: the door from the lobby into the foyer, the “man door” next to the automatic garage door, and the door from the garage into the elevator lobby of each building. All exterior doors should be closed at all times. Emergency doors will be locked from the outside at all times.
  2. Owners and Residents are responsible for knowing the evacuation route to be followed in case of an emergency. Evacuation charts are posted in each building.
  3. Procedure for visitors in Building 1:
  4. Refer to the directory next to the foyer door and type the unit number of the owner to be visited on the keypad. The owner’s home phone rings in the condo.
  5. After verifying the visitor (on the phone or on TV channel 95) the owner unlocks the foyer door by pressing 9 on the home phone.
  6. Procedure for visitors in Buildings 2, 3, and 4:
  7. Refer to the directory next to the foyer door and press the button for the owner to be visited.
  8. After verifying the visitor (on the unit’s wall phone or on TV channel 95) the owner unlocks the foyer door by pressing the button on the wall phone panel.
  9. Unknown persons are never to be admitted to the building.
  10. Caretakers or regular employees must be registered with the Board of Directors.
  11. Residents must place a duplicate unit entry key, or a local telephone number,or a location in the building where a key may be quicklyobtained in the secure key box in each building. Keys in the key box will be used only in case of emergency when the owner is away or if an owner is locked out of his or her unit. Every effort will be made to notify an owner if emergency entry to the unit is required.
  12. For security reasons under no circumstances should unit keys be given to anyone other than residents, their relatives, guests, or home care assistants. It is the responsibility of the owner to inform the Secretary to the Board of Directors of any non-resident who is in possession of a unit key on the form in Appendix E.
  13. Residentsmust have an up-to-date emergency contact name and telephone number recorded with a neighbor, friend, or the Secretary to the Board of Directors.
  14. Residents should let the building fire monitor know when they are going to be away overnight or for an extended period.
  15. In case of fire, do not try to use the elevator. It will be inoperable. Evacuation routes posted in each building should be memorized by all residents. (See Fire Alarm and Evacuation Procedure in the “Emergency Procedures” section.)
  16. No objects may be placed or stored within 6 feet of electric meters as specified in the Fire Code.
  17. No obstructions of any kind are allowed in any common area passageways in any building.

Section 8. TRASH AND RECYCLING

TRASH

  1. Hours for disposal in trash chutes located on each floor are from 8:00 AM to 10:00 PM.
  2. Trash that is suitable for disposal in the chute must be tied securely in heavy weight bags designed specifically for trash.
  3. Bags must be small enough to clear the chute.
  4. Glass and heavy items are not to be put in the chute. All glass bottles must be placed in the recycle bins.
  5. Incandescent light bulbs must be wrapped in newspaper, securely placed in a plastic bag and hand-carried to the trash bins.
  6. Never throw smoldering or flammable waste into the trash chutes.
  7. The garbage disposal is for small food scraps that will grind up well. The following types of food are not to be put in the disposal as they may damage it or clog drains: corn cobs, bones, crab shells, etc.
  8. Adult diapers and pet waste, whether from the yard or condo, must be bagged and hand carried to the specially marked container in the trash room. Securely fasten the lid to the container.
  9. Clothes hangers, drapery or curtain rods, pieces of carpet, etc., are not to be sent down the chute. They must be taken down to the trash room.
  10. Items such as TV.'s, furniture, construction materials, etc. may not be placed in the trash containers. Disposal of these items is the unit owner's responsibility. Contact John Simmons, 540-312-4806 to arrange for pick up at the resident’s expense.

RECYCLING

  1. Paper, plastics, glass and tin are to be placed in any of the recycling bins in the garage. These items do not need to be sorted.
  2. Note the exceptions which are not recyclable: food waste, styrofoam, plastic bags, packing material (such as styrofoam “peanuts” and bubble wrap), cords, hoses, and wires.
  3. Empty containers, rinse, and remove lids before recycling.
  4. Remove paper clips, binder clips, rubber bands and spiral bindings from paper. Staples are OK.
  5. Large boxes and cartons are to be broken down and placed by the sign next to the recycling containers.
  6. Empty the recyclables into the recycle bins. Discard the plastic bag in the lined trash container in the trash room. Alternatively plastic shopping bags may be recycled at several stores, including Walmart, Kroger, and Lowes .

RECYCLABLE HAZARDOUS WASTE

  1. Fluorescent light bulbs (CFLs), rechargeable batteries, and alkaline/zinc carbon batteries are to be placed in the boxes them on the garage level specifically labeled for disposal at the Roanoke Valley Resource Authority. Those items and cell phones may also be recycled at Lowes stores.
  2. Paint must be dropped off at the Roanoke Valley Resource Authority, 1020 Hollins Road NE, Roanoke Monday through Friday 7:30am -5:00pm and Saturday 8am – 1pm.

Section 9. PETS

  1. Owners may keep up to two small (not to exceed 25 pounds each in mature weight), orderly domestic pets (dogs, cats or caged birds).
  2. Owners must register all dogs, cats and caged birds on the Pet Registration Form available in Appendix F and from the Secretary to the Board. The registration form must be updated when appropriate.
  3. Renters are not permitted to have dogs on the property.
  4. By registering pets owners agree that they will comply with the provisions of the Pet Policy as stated in the Condominium Bylaws, page 31, paragraph (h) and with related Rules and Regulations.
  5. No exotic pets are permitted on Condominium property.
  6. Control of dogs:
  7. Unit owners having a pet(s) are required to control it (them) in accordance with City of Roanoke Ordinances and Pheasant Ridge Condominium Bylaws and Rules and Regulations.
  8. Unit owners of dogs, and their guests with dogs, must leash the dogs when in common areas, inside or outside, never allowing them to run free in these areas.
  9. Dog walking on the grounds around the Condominium buildings is permitted with the following exceptions:
  10. Access within 20 feet of the sides, decks, windows, and gardens of the buildings is prohibited.
  11. The gazebo and surrounding grass are off-limits to dogsat all times.
  12. Dog owners must not allow their pets to relieve themselves inside any building or outside on plants, bushes, trees, or in mulch areas.
  13. When walking a dog, unit owners or guests must have with them a plastic bag to pick up the dog’s excreta, secure it in the bag, and take the bag to the special trash can marked for this purpose in the Trash Room behind the elevator at garage level.
  14. All these regulations, except the weight limit, apply to guest dogs visiting unit owners. Compliance by guest dog owners is the responsibility of the unit owner involved, who will be subject to the provisions under Section 11 of these Rules and Regulations,Compliance.
  15. Dog owners must be aware of the “nuisance-unreasonable disturbance or noise” provisions in Article XI, Section 1, (h) of the Bylaws and the fact that these can lead to permanent removal of a dog from Condominium property if the animal is causing unfavorable conditions.

Section 10. RENTALS