HARRINGTON VILLAGE COMMUNITY ASSOCIATION
RULES, REGULATIONS, POLICIES AND STANDARDS
HARRINGTON VILLAGE COMMUNITY ASSOCIATION
RULES, REGULATIONS,
POLICIES AND STANDARDS
Effective: January 1, 2016 Harrington Village Property Manager:
Janice Shearer
Grosse & Quade Management Company
762 East Main Street, 2nd Floor Lansdale PA 19446
NOTE: This is an unprotected word document. Please be advised that the original version of this 1/1/2016 revision is in the hands of the Property Manager and Grosse & Quade Management Co. Any discrepancies noted should be brought to their attention and that of the H.V. Board.
Table of Contents
I. Definitions ...... Page 4
II. Introduction ...... Page 4
III. Architectural, Landscaping, Standards and Procedures ...... Page 4
A. Modification Approval Process ...... Page 4
A1. Non-Preapproved Items ...... Page 4
A2. Approved Items ...... Page 5
B. Specific changes, alterations, installations ...... Page 6
B1. Items Requiring ARC Approval ...... Page 6
B2. Pre-Approved Modifications ...... Page 8
B3. Items Not Permitted ...... Page 13
C. Landscaping ...... Page 14
D. Patio/Garden specifications ...... Page 17
E. General use restrictions ...... Page 17
F. Signs ...... Page 19
G. Parking and Vehicular restrictions ...... Page 19
H. Animal restrictions ...... Page 20
IV. Snow Removal ...... Page 21
V. Capital Contributions Fee on Resale ...... Page 21
VI. Fines and Related Actions by the Association Board ...... Page 21
VII. Clubhouse ...... Page 22
VIII. Maintenance and Repair Obligations ...... Page 22
Exhibits ...... Page 25
· Homeowners Communication Form ...... Page 26
· Modification Request Form ...... Page 27
· Modification and Request Process ...... Page 28
· Violation/Complaint Form ...... Page 29
· Property Protection Agreement ...... Page 30
· Appendix A Ascot Units – Approved Foundation Bed Areas . . . . Page 31
· Appendix B Ashburn Units – Approved Foundation Bed Areas . . Page 32
· Appendix C Utility Box Paint Specification ...... Page 33
· Harrington Village Clubhouse Rules and Regulations ...... Page 34
· Harrington Village Fitness Center Rules and Regulations ...... Page 36
· Harrington Village ARC – Operating Procedures ...... Page 37
· Alphabetical Index ...... Page 39
I. DEFINITIONS
Declaration: The Declaration is the formal, legal document, which created the Community in Franconia Township. The Declaration specifies the boundaries of the property and its units. It identifies the common elements and sets forth the basis on which voting and liability for the expenses of the Association will be allocated among the 120 units.
Bylaws: The Bylaws are the Rules for governance of the Association, of which all unit owners are members. These serve the same purpose as the Bylaws of a corporation.
Rules, Regulations, Policies and Standards: The Rules, Regulations, Policies and Standards (RRP&S) are enacted and approved by the Board as deemed necessary.
II. INTRODUCTION
These Rules, Regulations, Policies and Standards are established for the HARRINGTON VILLAGE COMMUNITY ASSOCIATION (HVCA), in accordance with its Declaration. By adoption, the Rules (RRP&S) become a working component of the Declaration filed with the Township. The purpose of the Rules is to complement the Declaration and to be consistent with the intent of the Declaration to preserve, maintain and enhance the integrity of the Association, the value of the property, the architectural harmony of the buildings and the site design of the community.
It is the responsibility of the Association, through the Board of Directors and/or Board- established and specifically designated committees, to administer and enforce these Rules. These Rules may be amended as the needs and desires of the community may change. The Board welcomes comments or suggestions from Association members regarding these Rules. With the recognition that individual tastes and styles may change or slightly deviate from the original intended character of the community, the Association will monitor the effectiveness and applicability of these Rules to initiate amendments, if warranted.
Please keep this copy of the Rules with your other Association documents. Also, please become familiar with the Rules and with the Declaration where some items are more specifically defined. If you have tenants in your unit, pass a copy of the Rules and the Declaration along to them. It is the owner’s responsibility to ensure that tenants understand and abide by these Rules and corresponding Declaration.
III. ARCHITECTURAL AND LANDSCAPING STANDARDS &
PROCEDURES
III-A. MODIFICATION APPROVAL PROCESS
1. CHANGE PROCEDURE FOR NON-PREAPPROVED ITEMS
Unit owners must submit in writing to the Property Manager any proposed alterations to
the unit’s exterior and titled lot – including, but not limited to: patios, decks, painting,
other exterior finish or components and landscaping, along with plans, if necessary. The
Property Manager (see below) will then forward your request to the Architectural
Committee (ARC). An answer to your proposal must be acted on within twenty-five (25)
days from the date received by the ARC or it is considered approved. If additional
information is required, the twenty-five (25) days will begin after all the information is
received. Copies of all communication and request forms are available in the Clubhouse
or from the Property Manager. (See attached Exhibit – Harrington Village ARC
Operating Procedures). Once a request has been approved, the process in the next section
(excluding item 2A) is to be followed.
2. PROCESS FOR OWNERS/RESIDENTS TO FOLLOW FOR APPROVED ITEMS
A - The unit owner shall notify the Property Managers office either via letter or email that they will be implementing a pre approved modification. This letter/email must include details of the proposed modification i.e. color, materials to be utilized, vendor etc. A copy of the letter/email will then be forwarded from the Property Managers office to the ARC Committee Chairperson.
B - All exterior modification projects must be inspected by ARC upon completion to verify conformance with the approved specifications. It is the owner’s/resident’s responsibility to notify the Property Managers Office within ten (10) business days following the completion of any such project. The PM Office will then inform the ARC Chairperson, who will then schedule an inspection of the project within thirty (30) business days to verify compliance.
C - If final inspection by ARC results in approval of the project, the process is complete. Property Manager is to be copied with final approval.
Should the final inspection by ARC reveal non-compliance with approved specifications, the ARC Chairperson will notify the Property Manager, identifying the problem area(s) found with the project. The Property Manager will then contact the owner/resent identifying those problem areas.
The owner/resident will then have thirty (30) business days to correct the problem(s) and notify the ARC Chairperson, who will then schedule a second inspection as above. Property Manager will be notified of final approval.
Should the problem area(s) not be corrected as evidenced by the second inspection, the ARC Chairperson will notify the Executive Board, which may initiate action against the owner/resident.
III-B. SPECIFIC CHANGES, ALTERATIONS AND INSTALLATIONS
III-B1. ITEMS REQUIRING ARC APPROVAL
In general, any modification or change to the exterior of the unit, except those
defined as Pre-Approved in this document, require approval of the Architectural
Review Committee (ARC). Specifically, the following items must be approved
by the ARC prior to installation:
1 - PATIO - Patio installations, additions or extensions are subject to standard
specifications, as determined by ARC. Such specifications shall include
construction methods consistent with Township codes. Approval of all patio
requests will be conditioned upon request of a building permit from the
Township, if required. A separate patio specification must be provided, detailing
materials and overall dimensions.
The following colors have been approved for pavers used in approved patios:
EP Henry’s Autumn Blend, Dakota Blend, and Harvest Blend; or same color
blocks in other brands such as Rinox or Cambridge. If you desire to use any
other colors, you must submit a sample and receive ARC/Board approval
BEFORE the patio work is started.
NOTE - Before work commences, the homeowner must submit a signed copy of
the Property Protection Agreement attached under the Exhibit section of this
document.
2 - WINDOWS - Residents will be permitted to install windows with
permission from the ARC. The windows must be as close as possible to the
original windows that are presently in the homes, which are white, vinyl,
insulated, glass windows with screens and grids.
3 - FRONT DOOR/SURROUNDING GLASS - Residents will be permitted to
replace the clear sidelight and/or transom glass at the main entrance with
decorative privacy glass (textured, beveled, etc). Colored or stained glass is not
permitted and caning, if any, must also be uncolored such as pewter, nickel or
satin nickel. Due to the large number of styles available, a description and picture
of the intended glass must accompany the request for approval. Main entrance
doors having decorative privacy glass are also permitted. Door glass must either
be full rectangular or full oval. Face of the door is to be painted as stated in
Section III-B2 Item 7 MAIN ENTRANCE DOOR.
4 - SKYLIGHTS (not to exceed 2 ft x 4 ft in size) are only permitted in the
rear of the units.
5. RIVER BOTTOM STONE ( 1 ½“ to 2” Diameter ) being used for the following applications:
a. The downspout discharge area covering approximately 18” x 36”
b. In areas where erosion is a problem ( between downspouts) they may continue to the adjacent units down spout. This area of stone may not be greater then 8” in width and may not extend outside the existing garden footprint.
c. Along the side of Ascot Units ( end units)where there are no planting beds to protect the stucco from damage due to grass mowing and trimming.
6. RIVER BOTTOM STONE ( 1 ½“ to 2” Diameter ) may not be used for the following applications:
a. River Bottom Stone may never be used to cover an entire planting bed without first submitting Modification Request Form thru the Property Managers office, for review and possible approval by the ARC Committee and Executive Board.
b. River Bottom Stone may not be used in place of the approved hardscaping in Section III-B2, item # 5 of the Rules Regulations Policies Standards.
III-B2. PRE-APPROVED MODIFICATIONS
The following items have been pre-approved by the Executive Board and the
ARC and therefore, prior approval is not required:
(Note: If the intended modification differs from the description of the approved
item, the approval procedure described above must be followed.)
1 - STORM DOORS – (must be FULL VIEW) Suggested Manufacturers are:
· PELLA
- Full-view with brass hardware; Royalton; Color - white; Handle – brass
French scroll ESH5
- Same as above except with center bar; Color – white
· LARSON
- Tradewinds - Full-view with brass hardware; Color – white
- Largo - Same as above except it has a center bar; Color - white
· ANDERSON
- Full-view with brass hardware; Color – white
- Same as above except it has a center bar; TruEase; Color -white
· SUGARCREEK
- Full-view with brass hardware; Color - white
- 391 Same as above except it has a center bar; Color - white
2 - RETRACTABLE FABRIC AWNINGS have been approved for the REAR
PATIO/DECK of the units. Awnings are to be retracted at night.
The awning must fit the following specifications:
· Size: Dependent on patio or deck size. Must be centered over deck or patio.
(Roof mount is not permitted.)
· Frame: White
· Fabric: 3 choices: Black/taupe fancy stripe, style 4946 Sunbrella fabric;
Cadet grey, style 4630 Sunbrella fabric; and Charcoal grey, style 4644
Sunbrella fabric
· Binder: Same as fabric
· Hood: white
Note: Samples of the fabrics are available for review and/or sale at:
- Landis Decorating, Rte 309, Quakertown, PA 215 536 7306
- MLH Company, LLC, Titus Ave, Warrington, PA
and with other awning contractors. Other similar fabrics must be
submitted for, and approved by, the ARC.
3 - GROUND LIGHTS Residents are permitted to install ground lights along
their sidewalks. Maximum height is twenty-four (24) inches. If not using solar
lights, all wires must be buried underground. (Caution must be taken with
utilities when burying cords.)
4 - GARDENS The layout of individual owner/resident garden areas must be
within the maximum size footprint shown in the drawings posted on the
Executive Board bulletin board adjacent to the mail box station. Plastic
edging may be used on the mulched side of entry walkways. Additional
requirements are as outlined in Section C – Landscaping. Garden borders must
be either natural or hardscaped/ per the following.
5 - HARDSCAPING Recommendations for Hardscaping are as follows:
a. Utilizing the existing colors for EP Henry Autumn Blend, Dakota
Blend or Harvest Blend, or equal in another brand, in planting bed
hardscaping borders will be permitted.
b. Hardscaping must be kept within the owner/resident’s exclusive-use
planting bed areas.
c. Hardscaping around planting beds that are in a flat area would be
limited to one (1) block high, approximately six (6) to eight (8) inches
high.
d. Hardscaping around planting beds that are on a steep hill or incline
would be limited to a maximum of three (3) blocks high with a cap stone,
or approximately twenty-four (24) inches high.
e. Other manufacturers of pavers and walls could be Rinox or
Cambridge, supplied at Heavener Supply, Landis Block & Concrete, as
well as, others.
These companies’ products would be acceptable as long as the colors
match closely to the approved EP Henry colors of: Autumn Blend,
Dakota Blend or Harvest Blend.
6 - RADON MITIGATION SYSTEMS Radon mitigation systems should
be installed within the residence with the exit stack through the roof unless
proposed otherwise by the mitigation contractor. If the system is installed
through an exterior wall, the exit stack must be constructed of white downspout
material.
7 - OTHER Any exterior repair or repainting of the unit must be of the
following original building materials type and /or color:
· ROOF SHINGLES
Certainteed Horizon Shingle; Color - Shadow Black or closest match
· SIDING
Wolverine Weatherstone; Color - Wicker