FALCON RIDGE RESIDENTIAL PARK ASSOCIATION

HOUSE RULES

August, 2007 (Revised)

INDEX

1MISSION STATEMENT

2INTRODUCTION

3GOVERNANCE

3.1DUTIES AND RESPONSIBILITIES OF THE BOARD OF DIRECTORS

3.2CHAIN OF COMMAND FOR GOVERNING DOCUMENTS

3.3MANAGEMENT COMPANY RESPONSIBILITIES

3.4BOARD OF DIRECTORS MEETINGS

3.5ANNUAL MEETING

3.6LEGAL AFFAIRS

3.7COMMITTEES

4HOMEOWNER RESPONSIBILITIES

4.1PRIVATE PROPERTY/LOT RESPONSIBILITIES

4.1.1Park-like Condition

4.1.2Unsightly Vehicles

4.1.3Illegal Parking on Lot

4.1.4Satellite Dish

4.1.5Signage

4.1.6Trash, Recycle, and Yard Waste Removal

4.1.7Holiday Lights

4.1.8Yard Sales

4.1.9Fireworks

4.2COMMON AREA RESPONSIBILITIES

4.2.1Illegal Parking

4.2.2Abuse of Visitor Parking Spaces

4.2.3Pets

4.2.4Minor Common Area Infractions

4.2.5Signage In Association

4.2.6Fireworks In Common Areas

4.2.7Major Infractions in the Common Areas:

4.3ADMINISTRATIVE AND GENERAL RESPONSIBILITIES

4.3.1Payment Of Homeowner Assessments, Late Fees, Outstanding Balance

4.3.2Violation To The Governing Documents Of The Association

4.4MEDIATION

4.5PAYMENT OF FINES AND INTEREST

5MISCELLANEOUS

5.1STREET LIGHTS

5.2YARD SALE

5.3MAIL DELIVERY

5.4TRASH, RECYCLE AND YARDWASTE REMOVAL

5.5YARD SALE

5.6CLUBHOUSE

5.7ASSOCIATION SPORT COURT AREAS AND COMMONS

5.8ABSENTEE HOME OWNERS

5.9EARTHQUAKE AND DISASTER PLAN

1MISSION STATEMENT

To involve and energize homeowners' participation, to foster a working relationship in the neighborhood, to participate and educate homeowners about living in an association.

2INTRODUCTION

Neighborhood rules are an integral part in the smooth and efficient operations of our community. They help contribute to your living in a harmonious and pleasant atmosphere. The basic neighborhood rules are a guideline for homeowners and their guests to conduct one's affairs in a cooperative and responsible manner with the utmost consideration of other residents recognizing the close proximity in which we live.

The Falcon Ridge Residential Park Association (FRRPA) Board of Directors is comprised of homeowners just like yourself. They are volunteer positions that work collectively with our Management Company for the good of our neighborhood.

The Board of Directors has contracted with a Property Management Company, Property Concepts, Inc., to help with the day-to-day administrative duties of the Association.

When you accepted the purchase of your home in Falcon Ridge, you automatically became a member and agreed to follow the governing documents of this Association and also have an obligation and opportunity to support the Committees and Board positions that govern the operations of our community.

The Policies and Procedures presented herein are based on the Falcon Ridge Residential Park Association Articles of Incorporation, Bylaws, Covenants, Conditions, Restrictions, (Covenants), The King County Board of Health Rules & Regulations, City of Renton Ordinances 3478 and 5-1600 regarding noise and pets as well as Federal, State and Local laws.

Owners leasing or lending their unit shall give occupants a copy of the House Rules/Regulations and Covenants. Please see context of owners leasing for further information.

All communications or complaints should be made in writing registered via US Post or email directed to the Management Company or a Board Member for discussion at a Board Meeting. You must include name, address and a contact phone number.

The Falcon Ridge Covenants and House Rules set standards for homeowner behavior that allow us to live our own lives, with sensitivity and cooperation toward each other’s concerns. We give homeowners opportunities to comply with the rules and we have appeal processes. A homeowner can at any time request a hearing in writing to the board to discuss an issue. Our goal is a harassment free environment.

3GOVERNANCE

3.1DUTIES AND RESPONSIBILITIES OF THE BOARD OF DIRECTORS

PRESIDENT: The President shall preside at all meetings of the Board of Directors, see that orders and resolutions of the Board are carried out, sign all leases, and other written instruments and, when necessary, shall cosign all checks and/or promissory notes.

VICE-PRESIDENT:The Vice-President shall act in the place of the President in the event of the President's absence, and discharge such other duties as may be required by the Board.

SECRETARY: The secretary shall record the votes and keep the minutes of all meetings and proceedings of the Board and of the members, serve notice of meetings of the Board and of the members, keep appropriate current records showing the members of the Association together with their addresses, and shall perform such other duties as required by the board.

TREASURER: The treasurer shall receive and deposit all moneys of the Association and shall disburse such funds as directed by resolution of the Board of Directors, where necessary, shall cosign all checks and/or promissory notes, keep proper books of accounts, cause an annual audit of the books, prepare annual budget and statement of income, provide a monthly financial statement to the Board. (Note: the secretary and treasurer can be the same person.) The property management company will assist and perform many of the day-to-day responsibilities of this position.

MEMBERS AT LARGE: There shall be a minimum of three members at large whose duties will vary as assigned by the President of the Board of Directors. These members at large should represent a segment of the community that geographically gives homeowners a say in the affairs or the Board of Directors and the FRRPA. For more detailed description of the Board member duties and responsibilities, refer to the FRRPA Bylaws.

BOARD OF DIRECTORS AS A WHOLE HAS THE RESPONSIBILITY TO

  • Uphold the Covenants and Rules of the Association
  • Abide by confidentiality.
  • Function within the scope of authority in accordance with the governing documents. Enforce the governing documents and maintain the common areas.
  • Develop policies and procedures for late fees, filing liens, fines for non-compliance, hearings and transfer fees.
  • Operate within the annual budget
  • Record the business activities of the association
  • Oversee committee work
  • Respond to homeowner's questions and needs
  • Inform homeowners of the board's activities
  • Pass a budget once a year and present to the homeowners

3.2CHAIN OF COMMAND FOR GOVERNING DOCUMENTS

  • Federal legislation
  • State legislation
  • County legislation
  • City legislation
  • Articles of Incorporation
  • Covenants Codes & Restrictions (Covenants)
  • Bylaws
  • House Rules
  • Board and Committee Policies and Procedures

3.3MANAGEMENT COMPANY RESPONSIBILITIES

  • Act as an administrative assistant to the board.
  • Receive homeowner's calls and correspondence directing them to an appropriate board member or committee chair for resolution.
  • Attend board meetings
  • Process invoices and mail out monthly packages to each board member, which would include accounting statements, minutes of last meeting and next meeting agenda
  • Perform monthly drive through inspections and provide a copy to each board member
  • Mail violation notices to homeowners and tenants
  • Arrange for general meetings, send meeting notices, attend meeting, provide sign in sheet and ballots, assist as necessary.
  • Provide board member with copy of violation notices, late notices, liens filed, audits/reviews, and tax returns.
  • Provide CPA with information necessary for audits/reviews and tax returns.
  • Assist with renewing insurance policies and filing insurance claims.
  • Reviews and deposits homeowner's assessments.
  • Disburse funds as directed by the Board.
  • Interact with Board and vendors when required.

3.4BOARD OF DIRECTORS MEETINGS

The homeowner’s Board of Directors conducts a business meeting each month in the clubhouse to review current affairs, approve expenditures, and discuss financial and legal activities. A detailed schedule and minutes of the previous meeting, is posted on the Bulletin Board by the clubhouse and mailbox racks. The homeowner members are invited to attend these meetings and submit input. Meetings will normally follow Robert's Rules of Order.

3.5ANNUAL MEETING

An annual meeting is held each year to elect Board members, review the previous years budget performance,, review changes to the Association Policies and Procedures, Bylaws, Covenants and solicit input from FRRPA members. The meeting will normally follow Robert's Rules of Order. A separate Budget meeting will be held in the fall to adopt the next year’s budget.

3.6LEGAL AFFAIRS

The Board retains a local attorney to handle situations that occasionally occur and are beyond the scope of the Association. If you have any questions contact the Management Company or a Board Member. All information regarding non-pending legal affairs, annual meetings, board meetings, financials of the association are open to review by all lot owners. Please contact the management company to make an appointment.

3.7COMMITTEES

Committees are made up of volunteer homeowners who donate their time to Association projects that are of special interest to individuals. Any homeowner who would like to start a committee or join one already established, can request approval in writing from the Board of Directors. Falcon Ridge Residential Park Assoc. (FRRPA) reimburses committees for material used in their projects.

Committee Chair Responsibility
  • Guide and facilitate committee meetings modeling board meeting format. Oversee action taken by the committee.
  • Report committee's activity at board meetings. Report committee's activity at general meetings. Writing articles for newsletters.
  • Solicit committee membership and assist finding a replacement.
Welcoming Committee

A Welcoming Committee is set up to provide information about the community and surrounding area to new homeowners. They will provide copies of the Governing Documents and instructions for how Falcon Ridge is structured.

Newsletter Committee

Falcon Ridge newsletter is published periodically during the year and highlights activities and events of interest to the homeowners. Any homeowner can submit articles or ideas to the newsletter Chairperson publisher.

RV Lot Committee

Falcon Ridge does provide a storage area for recreational vehicles of all nature on a first come first service basis to homeowners that are a member in good standing for a nominal fee. Please see the Committee Chairperson for availability.

Entry Gate Committee

The automatic gate at the entrance to Falcon Ridge is maintained and operated by the Gate Committee. If you need assistance with the name and code listing, gate code, or the opener acquisition contact the Entry Gate Chairperson.

Common Area Landscape Maintenance Committee

The Association contracts with a Landscape Maintenance Company for lawn cutting, trimming, pruning, and removal of yard waste on common areas owned by FRRPA. They perform their service on a weekly basis. PLEASE NOTE: In order to keep costs down for common area landscaping individual owners/residents should not contact the contractor personally. If you have any questions or input, please document the information in writing and submit it to the Committee Chairperson.

No cutting or trimming of trees on common areas by the homeowner is allowed. Tree problems on the Falcon Ridge common areas, are controlled by the Landscaping Committee. If you feel that a tree on the greenbelt or common area is diseased or poses a danger to your property or home, please detail the problem in writing and submit it to the Landscaping Committee. Be specific about the problem, the tree location, and your name, address, and telephone number where you can be reached during normal daytime working hours. Trees located on private property are the responsibility of the homeowner and do not need approval from the FRRPA board or the ACC.

Parking Committee

Oversees parking in common area lots, clubhouse lot. Issues notice of towing to vehicles parked in non-designated areas.

Architectural Control Committee (ACC)

The ACC exists to promote consistency and uniformity within the development. While not imposing personal views, the goal of the committee is to enhance the value of the entire development, thus benefiting each homeowner by increasing overall property values. To attain this goal, the ACC adheres to the governing documents that are stated in the Falcon Ridge Covenants, section 17. Homeowners must obtain written approval of the ACC for any changes to the exterior of their home and property. These include, but are not limited to the following:

  • Remodeling or additions Decks
  • Chimneys Doghouses/kennels Excavations
  • Hot tubs or swimming pools
  • Modifications to driveways, sidewalks, or other cement structures. Retaining walls
  • Color of house paint Roofs
  • Siding

This committee must approve any permanent structure or alteration, which an owner would like to add to their property. By reviewing each plan and controlling the changes within the development, the ACC will enhance the aesthetic value of the entire area. PLAY IT SAFE! If you have any question whether you need approval contact the Management Company or the ACC Chairperson. A copy of the application can be downloaded from the association web site: or contact the property manager or a board member.

The ACC and management company will also notify those homeowners not in compliance with maintenance rules found in the governing documents. Owners must keep their landscaping in a "park-like" condition which includes mowing of lawns, weed control, trimming, and overall cleanliness. Homeowners planning to remodel or add permanent structures must submit two (2) full plan to the ACC (one to be kept on file by the ACC, the other to be signed and returned to the owner. The committee will review each plan, and notify the owner of approval or rejection within 20 days of submitting the plans. In the event of disapproval, the owner may make a first appeal with the committee in person to state their case. In many cases, the ACC may suggest

alterations to plans, which will then be acceptable. In the event of further dispute, the homeowner may appeal in writing to the Board of Directors to make the final decision.

Plans submitted must be complete with name, address, date submitted, and date wishing to begin construction. Approvals will require a completion date of 180 days from onset to construction. If the homeowner does not start and complete the plans submitted within the 180 days, the approval granted will be considered null and void and the homeowner will have to re-submit for approval. ACC reviews will consist of plan inspection and on-site inspections. Guidelines the committee will follow include compliance with property lines and setback requirements, disturbance of trees and/or vegetation, water drainage disturbance and overall aesthetics. Concurrence from adjoining property holders will be obtained by a signature from involved parties on the plans. Non-concurrence with adjoining homeowners will not necessarily prevent the approval of such plans. After inspection, the ACC will approve, approve with alterations or limitations, or reject the plans. The homeowner will then be notified in writing.

The ACC also has the responsibility to ensure all private lots are maintained in compliance with the Falcon Ridge Covenants. Further homeowner maintenance responsibilities are detailed in the governing documents.

ASSOCIATION ASSUMES NO LIABILITY SHOULD THE LOT OWNER FAIL TO GET ALL NECESSARY LOCAL, COUNTY OR STATE PERMITS REQUIRED FOR PROJECT.

4HOMEOWNER RESPONSIBILITIES

Homeowners have responsibilities for their own property and for common property. Homeowners are responsible for their actions and for the actions of all of their family members, guests, and renters.

4.1PRIVATE PROPERTY/LOT RESPONSIBILITIES

The following are the responsibilities that homeowners have in maintaining their own lots.

4.1.1Park-like Condition

Homeowners shall keep their lots in a park-like condition. A park-like condition is required in Covenants sections 6.4.1.g, 6.4.1.m, 8.2, 9.1.c, 11.1.1, and 11.3 or see the specific Covenants sections listed below. Possible violations may include, but are is not limited to, the following:

  • Yard and gardens not maintained in a park-like condition
  • House or structure requiring significant repair or painting
  • Construction materials for internal or unapproved construction stored outside house & visible to neighbors
  • Any other unsightly condition on Lot, visible to neighbors
  • Attempting external construction without ACC approval (Covenants 17.1)

The homeowner will receive a warning letter for a violation. If the condition is not resolved within a month then the homeowner will be fined $100 for each succeeding month until the violation is resolved. The warning is in force for a year to address repeated violations. Starting with the first fine, followed by a 30 days wait period, the Board may implement cleanup of the property and charge costs to the homeowner.

4.1.2Unsightly Vehicles

No boats, trailers, motor homes, disabled vehicles, or similar vehicles shall be parked or stored on any lot where the vehicle is visible from the street or homes in close proximity. (Covenants 8.3, 17.21)

The homeowner will receive a warning letter for a violation. If the condition is not resolved within a month then the homeowner will be fined $100 for each succeeding month until the violation is resolved. The warning is in force for a year to address repeated violations.

4.1.3Illegal Parking on Lot

Certain parking situations are prohibited in Renton ordinances. This includes, but is not limited to the following:

  • Parking a hulk vehicle on Lot, over 22 ft long, 10 ft high, 12,000 GVW (Residential Area)
  • Parking on lot but not on driveway

Any Homeowner, after first talking respectfully with the homeowner, can use the Renton web code compliance form or call Renton Code Compliance Officer with the infraction and address. The homeowner can ask the city to confirm that they have addressed the violation. The Web based complaint form is at the following address:

4.1.4Satellite Dish

Only one satellite dish is allowed per lot. No antenna or aerial shall be affixed to any exterior wall or roof. No TV dish shall be placed in a conspicuous area (Covenants 17.17).ACC Application form must be submitted and approval given prior to installation.

The homeowner will receive a warning letter for a violation. If the condition is not resolved within a month then the homeowner will be fined $100 for each succeeding month until the violation is resolved. The warning is in force for a year to address repeated violations.

4.1.5Signage

No advertising signs, billboards, or high and unsightly structures shall be erected on any Lot or displayed to the public view on any Lot except after written permission of the Association is obtained. A sign may be used to advertise the Property for sale or rent, or used by a broker to advertise the property during the construction or sale period. The Association shall be authorized to withhold its approval or consent until it has been furnished information as to the size, style, and color of any proposed sign permitted hereunder. Signs can only be placed on the individual lot owner's property (Covenants 17.10).