Handbook
Last Updated March 2009
This Handbook is intended as a reference, particularly for new owners or tenants. It is intended to clarify issues pertaining to Wild Birch Farms. It does not replace the Condominium Declaration or By-Laws, and does not answer all the questions which might arise from time to time. The Board of Managers periodically changes the Condominium Rules and Regulations. Please keep any separately distributed updates with this Handbook. There have been no changes to the By-Laws, or Declaration since the Condominium was established. A telephone directory of residents, who wish to be listed, is available upon request to the managing agent. The Board members names are provided on the Wild Birch Farms web page http://wildbirchfarms.com .
TABLE
OF CONTENTS........................................................................................................
LIMITED COMMON AREA MAINTENANCE
DOORS, GARAGE DOORS AND WINDOWS:
DAMAGE AND DISASTER PREVENTION
Towing : Tito’s Towing service 914-490-9825
BY-LAWSBy-Laws, Article X, ¶19; Declaration: Item 17 : The Declaration and By-Laws are the two legally binding documents that define the contractual obligations of Unit Owners and the Condominium. The Declaration describes who is responsible for each area of the Condominium. The By-Laws describe what those responsibilities are. The By-Laws and Declaration are very difficult to change, requiring a vote of 2/3 of the Unit Owners. In addition, all current Mortgage holders must approve the changes. This information was provided to all Unit Owners as part of the Prospectus. Copies of the By-Laws and Declaration may be obtained from the Managing Agent for the cost of $50.00, made payable to Wild Birch Farms Condominium. COMMON CHARGESBy-Laws, Article VI, Section 2 : The Board of Managers assesses common charges as necessary for the operation of the property. LIENSBy-Laws Article VI, Section 3: On the 11th day of the month any unit owner who has an amount outstanding in excess of the common charges due for that month will be notified of the delinquency with a Notice To Cure. The expense of sending this legal notice is $500.00 and is added to the balance due. Accounts, which do not satisfy the Notice to Cure within the specified period, are placed under lien. This results in an additional $500.00 legal expense, which is added to the balance due. The Board will sue for all amounts due in Small Claims Court. All expenses will be borne by the unit owner. Unit Owners whose remain delinquent following the above procedure will have their liens foreclosed at the discretion of the Board. The lien must be cleared before the unit can be sold. LIMITED COMMON AREA MAINTENANCEBy–laws, Article III, Section 6; Declaration, Item 8 : The unit owner is responsible for all maintenance and repairs, except for structural repairs and painting for those structural repairs. The limited common elements consist of original built: patios, front porches, decks, walkways and driveways. UNIT MAINTENANCE AND REPAIRSBy-Laws, Article III, Section 6: The unit owner is responsible for maintenance and repairs to the unit which consists of; a) the area which begins at the unexposed (outside) face of the sheetrock walls horizontally and vertically from the sub floor to the outside wall of the drywall ceiling, b) Windows, c) Doors, except for painting the outside, and d) Utility lines such as electric, water, sewer, phone and cable lines which are used EXCLUSIVELY by the unit. The rule of thumb is, if you don’t share something with anyone else, it is unit owner’s responsibility. BASEMENTS: Basements were originally sold as unfinished areas. Units, which do not have basements, pay the same common charges as units with basements, because the percentage of common charges is based on living area. Owners often become upset when a problem occurs that causes damage to the basement after they have finished it. The Condominium is not responsible for repairs to the finished areas of basements. When finishing basements, care must be taken to provide access to utilities (water, gas etc) “turn-off” valves. At least one Wild Birch owner has had to remove drywall to find the hot water tank turn-off valve. In the event of damage, the Condominium insurance does not pay for damage to finished basements. AIR CONDITIONERS: Air conditioners are entirely the responsibility of the unit owner. Unit Owners are often confused because the condensers are located on the common element. If the A/C unit outside is not level, it is the unit owner’s responsibility to level it. For better performance, grass clippings should be removed frequently. Unit Owners may place mulch or stones around the units to prevent damage from weed whackers. Covering the condenser with a solid top may prevent damage from falling icicles in Winter, but is generally not recommended by manufacturers. DOORS, GARAGE DOORS AND WINDOWS: By-Laws, Article III, Section 6 : The doors to each unit, the garage doors and the windows are part of the unit. The Condominium is responsible only for painting the outside. Any replacements must conform to the rest of the design, architect and look of the WBF common element. Before purchasing any replacement window or door, a unit owner MUST provide an illustration to the Board of Managers for review and written approval. Owners have been required to remove non-conforming fixtures! The vacuum seals between windows frequently break and frost up. The glass can be easily replaced. It is not necessary to purchase the entire window. For suggested window and door replacements, check the WBF Web Site at http://wildbirchfarms.com STORM DOORS: Unit Owners may install storm doors. No specific brand is required; however the door must conform to the appearance of existing doors in the community. If there is any doubt, please provide an illustration for the Board of Managers to review and approve in writing, before making any purchase. For suggested storm door replacements, check the WBF Web Site at http://wildbirchfarms.com EXTERMINATION: The Condominium will exterminate insects such as termites or carpenter ants, which will damage the structure of the buildings. A professional exterminator, at the Condominium’s expense will treat stinging insect nests, which are beyond the reach of a spray. Rodents are exterminated if nests are found in the buildings or gardens (interior or exterior) COMMON AREASUSE OF Common Areas: Common areas include all of the grounds, and outside of the buildings. Residents and guests can use common elements for recreational purposes. However, such activities cannot result in damage to the common elements or interfere with vehicular traffic. All items used in connection with recreational activities must be removed from common areas when not in use. Items are, but not limited to; portable basketball hoops, soccer/hockey goals, other sports equipment, garbage cans / lids, bicycles, patio furniture (not on the patio; i.e. on grass), and firewood over ½ cord, are not permitted. ALTERATIONS: By-Laws, Section VIII Sections 1-9 : Any alteration to the common area must be approved in writing by the Board of Managers. Requests MUST be made in writing with appropriate drawings, if relevant. Specifications are available from the managing agent for security lights and attic fans. If you wish to make any other change to the common elements, a request MUST be submitted with accompanying sketch or plan to the managing agent. The request will be discussed at the following monthly Board meeting. Alterations, which have been approved in the past, are: Installation of wooden decks, or concrete patios. Unit owners are responsible for all maintenance of the requested alterations. A copy of the Certificate of Occupancy must be provided to the managing agent on completion of any work requiring approval from the Town of Cortlandt. Before any work is started, all contractors working on the common elements must provide a Certificate of Insurance to the managing agent DECORATION: No personal property, including toys and sporting equipment may be stored on the common elements. Garden ornaments are not permitted anywhere on the property. FRONT ENTRANCES: A maximum of two small plants are permitted, as long as not to obstruct walkway and entrance of foot traffic. One doormat is permitted. PATIOS AND DECKS: Patios and decks may be decorated at the discretion of the unit owner. No laundry may be hung over the railings of any deck. Decks and patios may be covered with awnings as specifically outlined on the WBF Web site, http://wildbirchfarms.com and following the prior written approval from Board of Managers. LIGHTS: Other than lights installed by the builder, or approved security lights, no lights or torches are permitted. HOSE REELS: One hose reel may be installed in the front or back of each unit. HOLIDAY DECORATIONS: Holiday decorations may be displayed up to two (2) weeks before a holiday and must be removed within seven (7) days after the holiday. Any damage to the common areas caused by decorations will be repaired at the owner’s expense. Holiday lights and decorations may not be nailed or stapled on to the building. No decorations may be placed on the roofs. Any noise producing decorations must be completely shut off by no later than 11:00pm POTTED PLANTS: One hanging plant is permitted in front of units. Potted plants may not be placed on the lawn or in garden beds. Dead potted plants must be removed. GARDEN BEDS: Annual or perennial flowers may be planted in existing beds, but must be kept weed-free and cleaned up in fall by the resident. Flowers should grow less than 2 feet high. No climbing plants may be installed. Bark chips may be installed at the unit owner’s expense as a substitute for mulch. Ground cover may be planted in the beds at the unit owner’s expense. Maintenance of owner installed ground cover is the responsibility of the unit owner. TREES AND SHRUBS: No trees or shrubs may be installed or removed without the prior written permission from the Board. VEGETABLES: Vegetables are not permitted in garden beds. They may be planted in containers on decks or patios. DECORATIVE ROCKS: No colored stones, bricks or rocks may be used as borders or ground cover in the garden beds. FENCES: No fences are permitted on the property, including fencing used as garden edging.
SALE OF UNITSBy- laws, Article XI, Sections 1-11: Wild Birch Farms has a Right of First Refusal for the sale or lease of any unit. The Seller is required to send the following information to the managing agent: a) a letter requesting that the Board of Managers waive the Right of First Refusal. The letter should include the anticipated closing date, b) processing fee in the amount of $300.00 payable to Wild Birch Farms, and c) copy of the signed Contract of Sale. The attorney for the Condominium reviews this information. A minimum of two weeks processing time is required. Additional fees will be charged to expedite service. The new owner will be required, after the closing, to return a fully executed Power of Attorney. The Buyer should request the customary Certificate of Insurance from the managing agent. The buyer will need a copy of the Declaration and The By-Laws. Extra copies are available from the managing agent for $50.00, payable to Wild Birch Farms. “For Sale” signs are NOT permitted anywhere on the property nor may they be displayed in the windows. LEASING OF UNITSBy-Laws Article XI, Sections 1-11 : Wild Birch Farms has a Right of First Refusal for the sale or lease of any unit. The Unit Owner is required to send the following information to the managing agent: a) a letter requesting that the Board of Managers waive the Right of First Refusal, b) processing fee in the amount of $300.00 payable to Wild Birch Farms, and c) copy of the signed Lease Agreement.
It is important that Unit Owners provide a phone number and address to the managing agent, in case they must be contacted. It is the unit owner’s responsibility to ensure that the tenants are aware of the Condominium rules and regulations. Any fines the tenant may incur are billed directly to the unit owner and the unit will be liened if the fines are not paid. Leases must be for a minimum period of one (1) year. Copies of renewal contract are required. If no contract supplied within 30 days of renewal date, additional $300 fee will apply. INSURANCEBy-Laws, Article VII, Section I. The Condominium is required to carry insurance for the Board of Managers, its employees, and the common elements and for reconstruction of the buildings after fire or other insured loss. MASTER POLICY CLAIMS: There is a $2,500 deductible for any claim on the master policy. Unit Owners are required to notify the Board of Managers, through the Managing Agent, if they intend submitting a claim on the Master Policy. MASTER POLICY COVERAGE: In the event of a catastrophe, the buildings would be rebuilt according to the description in the Declaration, a copy of which may be found in your Offering Plan, and which is filed with the Attorney General. The master policy would not cover replacement of any upgrades, which may have been installed at the time of construction, or later. For example, kitchens would be rebuilt with basic cabinets, vinyl flooring and an inexpensive stove. Carpeting would be the equivalent of the lowest grade originally offered by the developer. Basements would be rebuilt unfinished. UNIT OWNER INSURANCE: Check with your insurance agent to make sure you have adequate coverage, especially if you have numerous upgrades to the basic unit layout. Liability for accidents, which happen in the unit or on the limited common property, lies with the unit owner. CERTIFICATES OF INSURANCE: These are required by the mortgage lender when a unit is sold or refinanced by some lenders annually. Certificate requests must be made in writing to the managing agent and should include the lender’s name, address, loan number and fax number, along with any special language required. It normally takes 2-3 business days for the Condominium’s insurance broker to produce and mail the Certificate, so Unit Owners should allow sufficient lead time when requesting this service. EMERGENCIESIf you have an EMERGENCY, which must be handled by the Management Company, call the regular phone number, (914) 948-6100. If it is a utility (gas, electric, etc) emergency, please call Utility company and/or fire and police if necessary. DAMAGE AND DISASTER PREVENTIONUnit Owners and their tenants should know how and where to turn utilities off, in an emergency. GAS: All units should have an individual shutoff valve at each gas appliance. If you cannot find the appliance shutoff, there should be a shut off for the entire unit in the basement or crawl space. Find out where it is, in case you ever need it in a hurry. If this is turned off you will need to re-light pilot lights on your hot water and burner. Call your professional certified technician if you are unsure of re-lighting procedure. Utility emergency # = 1-800-75-CONED ELECTRICITY: Know where the main breaker box is inside your unit. Utility emergency # = 1-800-75-CONED WATER: Know where the main line enters your building. Units, which have the shut off valve for the building, should leave a key, if possible with a neighbor, in case the water has to be shut off while they are away. Know where the Town shut-off is for your unit (generally in the street near one end of the building or some are in the front yard and has a round 2-3” top to cover the shutoff valve itself). Water lines can break before they enter the unit causing basement floods. The outside water main can only be turned off by a plumber, or the Town of Cortlandt Water Department. Water breaks are more likely to happen in winter, so if you know where your shut off is, several hours of digging in snow and frozen ground can be avoided. 911:For suspicious activity, loitering after hours, soliciting, or other mischievous activities, call police at 911. Report issue in detail as best you can. Try to provide a description (male or female), license plate number etc. DO NOT FEEL AS IF YOU ARE BOTHERING THE POLICE! WE HAVE SPOKEN WITH THE STATE POLICE ABOUT THIS, AND IT IS THEIR JOB TO INVESTIGATE!”
OUTDOOR HOSE BIBS: The hose bibs are shared with adjacent units and are NOT for exclusive use of any single unit or unit with the shutoff valve. Outdoor faucets must be turned off and drained by mid November. Turns off valves are in various places. They are sometimes under the kitchen sink and sometimes in basements and crawl spaces. Burst pipes caused by incorrect drainage are the responsibility of the unit owner. If you know any of your neighbors have not turned their faucet off, call Management. It is in your interest, because a burst pipe may cause water to seep into your unit. The spigot should be left in the open position and hoses disconnected during winter months.
WASHING MACHINES: Braided steel washing machine hoses are a good investment. Burst washing machine lines have the potential to damage more than one unit in a short time. The water should always be turned off when you are on vacation. Plumbers and insurance companies advise they be turned off at all times when not in use. Unit owners are responsible for any and all damages, including neighbor damage.
DRYER VENTS:Cleaning vents are unit owner’s responsibility, inside and outside, including bird cage protectors. HOT WATER HEATERS: Hot water heaters should be checked frequently if they are older than five years. They can cause a tremendous amount of damage in a short time, if they leak. The heater should be drained and flushed annually. INSULATION: If you or your contractors install any pipes which carry water in the outside walls or the attic, make sure they are properly insulated. HEAT: Do not turn your thermostat to the lowest setting. The thermostat may not be sensitive enough to turn the burner on at temperatures below 65°. Units will get cold enough to cause burst water pipes in very cold weather. CHIMNEY FLU: if an Owner uses the fireplace flu regularly, it is recommended the flu be professionally cleaned at least once every two (2) years. The furnace flu should be cleaned at the same time. HVAC DUCTS: to enhance indoor air quality, particularly if a resident is allergen sensitive, the ductwork should be cleaned at least once every two (2) years. GROUNDSA landscaping company contracted by the Board of Managers maintains the grounds of the Condominium. Unit Owner Residents may not plant, remove or deface trees or shrubs, or in any way alter the grounds without the written permission of the Board of Managers. Unit Owners may not give instructions to the landscaping personnel. If you have a problem, contact the managing agent. GARDENSResidents may plant flowers only in EXISTING beds without Board approval. They are responsible for maintaining beds in which they have planted flowers. The existing beds have been designed for easy maintenance. Flowerbeds require additional care, which is not included in the landscaping budget. Flowers should not grow higher than two feet (2’). SNOW REMOVALThe landscaping company is obligated to remove snow from roads as per the WBF contract agreement. Driveways and walkways are cleared when the storm ends. Vehicles are NOT permitted to park on ANY ROADWAY AT ANY TIME for duration of storm and 24 hours after storm to provide snow removal and salting of roads. Violators will be towed at owner’s expense. Vehicle parking is ONLY permitted in driveways, garages and extended parking area, which is the lot adjacent to pool. NEW SHRUBS AND PLANTSIf new plantings are installed in the vicinity of your unit, please keep them watered until they are established. At least 3-4 weeks is recommend and appreciated. WATER USEWild Birch Farms is on Town water. The annual bill, which is paid with common funds, is approximately $43,000. If you are tempted to ignore a leaky toilet or faucet because the water is not billed directly to you, keep in mind how much damage a leaky blocked toilet or sink can do before it is noticed. Some examples or conserving resources and good maintenance practices are ;
GARBAGE & RECYCLINGGarbage should be left at curb side in front of units A & B and in the rear of units C & D. PICK UP DAYSRegular pick up days is Tuesday and Friday. Recycling days are the first and third Tuesday of each month. Bulk Trash pickups are scheduled in the Spring and Fall. Check the WBF web site, http://wildbirchfarms.com for specific garbage pickup and bulk scheduling. Pick up is usually mid morning and garbage must be prepared properly (see next section). Garbage cans and recycle bins may NOT be left out overnight before or after pickup. Garbage cans must be stored inside unit’s garage until next scheduled pickup. Leaving cans outside between pickups is prohibited due to rodent or animal infiltration. If garbage cans or recycle bins are left out or garbage cans are not stored properly violators will be fined. HOLIDAY SCHEDULEThe Holiday schedule is mailed to all residents annually and is posted on the WBF web site at http://wildbirchfarms.com . CONTAINMENTPreparing garbage properly include; Garbage cans must have secure lids. Household garbage may not ever be left out in plastic bags. Animals and birds tear the bags and spread garbage everywhere. Unit owners NOT in compliance will face fines and are also responsible for any cleanup costs incurred. Regular Household Garbage: This must be put out in trashcans with secure lids. Bun gee cords may be used to secure lids. The sanitation company does not limit the number of garbage cans per unit. If you have overflowing cans, buy an extra one. Recycling: Plastic containers may be placed in clear plastic bags. Glass and cans should be placed in a solid container. Paper and cardboard should be tied in bundles, put in cardboard boxes, or grocery paper bags. Stacks should be no higher than two (2) feet, because they are too heavy for the workers to lift. Broken glass should be protected with cardboard. Paint Cans: Paint can be thrown out with the regular trash, if the liquid is first absorbed with kitty litter. Oil: Used motor oil can be recycled at most service stations Christmas trees: Trees can be left out with regular trash. Do not throw them into the woods. All decorations should be removed. Propane Gas Tanks: The sanitation company does not pick up gas tanks, Picture tubes (TV’s, PC monitors). They can be taken to Synergy Gas, Route 9 & Lions Road, Cold Spring (914) 265-3637, or CRP site in Peekskill off the Annisville Circle. Individual Bulk Pickups: If you have excess bulk trash and you do not want to wait until the regular bulk pickup, you can arrange a private pickup by calling CRP Sanitation at 592-4129. The cost depends on how much trash there is and payment is the responsibility of the unit owner. ENFORCEMENT: Residents who do not prepare their garbage properly will receive one written warning. Thereafter they will be fined $50.00 for each incident. Anytime the landscapers have to cleanup a mess, the costs will be billed to the-unit owner. BOARD OF MANAGERSBy-Laws, Article III, ¶1-4 : The Board of Managers is responsible for establishing Condominium policy. Members are elected for three (3) year terms. Meetings are generally held once a month. Board members are not required to act as supervisors of contractors. They should not be contacted by residents about normal problems. BOARD MEETING APPEARANCEShould a unit owner wish to bring a matter before the Board, the request must be made to the managing agent at least one (1) week prior to the next meeting. A specific time will be allotted on the meeting agenda. If several Unit Owners wish to attend a meeting the venue may need to be changed. ANNUAL MEETINGBy-Laws, Article II, ¶1–12. The Annual Meeting of Unit Owners is generally held in the Spring. Formal notice is sent by the managing agent. In the event that a quorum is not present, the meeting must be rescheduled until a quorum is achieved. Two or three Board members are elected at the meeting. If you are unable to attend the meeting, please complete your Proxy and give it to someone who is attending. MANAGING AGENTThe Managing Agent is contracted by The Board of Managers to perform certain tasks. Some of these responsibilities are: collection of common charges.• payment of bills.• maintaining financial records.• maintaining insurance coverage.• coordination of the maintenance and repair of the common elements, which consist of the grounds, the exterior structure and the recreation area. Correspondence and other clerical work. The managing agent is not empowered to make Condominium policy decisions. The Managing Agent is RMR Residential Realty, LLC. Office hours are 9 a.m. - 5 p.m. Mon.- Fri. Emergency calls will be returned as soon as possible on a 24-hour, 7-day basis. Due to the nature of the business it is often necessary to leave messages. All messages are returned within twenty-four (24) hours. It is important to leave your name, short description of issue, unit number, email address and phone number if you want your call returned.
RULES & REGULATIONSThe rules and regulations of the Condominium may be amended or added to at any time by the Board of Managers. The last section of this handbook contains the current Rules. When updates are provided they will be available to view on the WBF web site and updated with this Handbook. PARKING RULESWild Birch Farms has limited parking facilities and these parking rules are intended to provide fair use to all residents. Inconsiderate parking causes more bad feelings between neighbors in Condominiums than any other issue. Each unit is provided with two (2) spaces, which are the garage and the driveway, which should precede any other parking spaces. GUEST PARKINGNo one is entitled to the exclusive use of any of the visitor parking spaces. Guests may park in the visitor spaces for a maximum of five (5) days. The recreation area may be used at any time for overflow parking. Residents are responsible for ensuring that guests do not block a neighbor’s driveway, walkway, or hydrant. Unit Owners are responsible for ensuring that their guests observe all parking rules. Violators will be towed at owner’s expense and fined. STREET PARKINGThere is no parking permitted in the inner circles of any cluster in Wild Birch Farms. The cul-de-sacs are designated ““No Parking Fire Lanes””. This means emergency vehicles may not be able to reach the buildings if cars are parked in the streets. The on street parking restrictions are relaxed when residents are entertaining guests and visitor parking is full. However, vehicles may not be parked on the street at any time during snowstorms, or over night, or when the driver is not present in the unit. COMMERCIAL USEOutdoor parking of vehicles or trailers with recreation or expired registration is NOT permitted at any time, without written permission from the Board of Mangers. No vehicle shall bear any indication of commercial use or purpose, except for commercial plates. i.e. No commercial advertising or construction equipment. Unit owners with commercial vehicles can NOT park in the street or any visitor spots overnight. The vehicle must be parked in the unit owner’s garage or driveway. Overflow parking lot near the pool, should be used if their personal vehicles are occupying their garage and driveway. Unit Owners are responsible for ensuring that their contractors observe all parking rules. The recreation area may be used at any time for overflow parking. There is no parking on the lawn areas at any time. Vehicles in violation of these rules may be towed at the owner’s expense and fined.
REPORTING: A resident observing a violation should report the incident to the managing agent, providing the date, time, license plate number and length of time vehicle is in violation. Confidentiality will be maintained. Anonymous reports will NOT be acted upon. ENFORCEMENT: The unit owner will receive one (1) written warning for the first violation. For each subsequent violation a $50.00 fine will be assessed to the unit owner for each day the unit is not in compliance. In accordance with the By-Laws, if the fine is not paid, the Board will place a lien on the unit. The costs of placing and removing the lien will be borne by the unit owner. Towing : Tito’s Towing service 914-490-9825Although Unit owners (and their guests, vendors, etc) must obey ALL Parking Rules, towing is subject, but not limited to, the following; (This letter was sent to all residence in 2008 and reads) ;
Dear Unit Owner / Resident:
We write on several matters for your review and consideration.
Parking rules – blatant violation of Condominium parking rules continues unabated. The routine violations include, but are not limited to; · more than two (2) Unit Owner cars parked on the property · Unit Owner cars parked in “visitor” spaces with driveway and garage left empty. · Commercial vehicles used by residents parked on-site. · Un-registered, uninsured cars stored in spaces for protracted periods. · On-street parking is NOT allowed in the inner circles of ANY Wild Birch Farms’ cluster.
Towing Enforcement - pursuant to notice dated February 20th, the Board will implement towing to enforce parking regulations. Towing will be done by Tito Hoyt Towing, (914) 420-9825, and be enforced effective October 15th, Wednesday. The following parking violations will result in immediate vehicle towing. There will be no further warning, no excuses accepted, no appeals heard. Unit Owners are responsible for parked cars of all visitors, family members, employees, vendors, service agents, etc. · The “inner” portion (curb surrounding the cluster center island) of all clusters is designated a “no parking zone”. Any car parked on the inner portion of a Cluster roadway will be towed. · Any car parked in such a manner as to “block” ANY driveway, walkway (including your own), or fire hydrant will be towed.
These locations are not the only parking violation areas, (and all parking rules require adherence), but these locations are what was agreed with the towing company. It will be based on adherence to the rules, if WBF will need to expand towing to other violation parking areas, (such as not using your driveways/garage, Parking on the street after hours, or parking on the grass). Next step parking enforcement will be towing/heavy fines for overnight parking on the street, fines and towing for not using garage/driveways, fines and towing for parking on the grass, and may also include paying for parking spaces. Please be a WBF community member and adhere to all the parking rules voluntarily. SALE OF PERSONAL PROPERTYOpen sales such as “tag” and “estate” sales, which invite the general public into the community are not permitted. Sometimes, the Social Committee may arrange for a group tag sale to be held. HOME BUSINESSESWild Birch Farms is zoned R20. Home businesses are permitted, however non-resident employees are not permitted. Basically, businesses which disrupt traffic or which may jeopardize the Condominium’s insurance are not permitted. If there is any doubt call the Town of Cortlandt Building Department. DOG RULESDogs must be walked on a leash at ALL TIMES. They may not be tied up outside unit’s patio or on dog runs. Animal waste must be disposed of properly. Owners must curb their dogs and ALWAYS clean up after pets. (Curb dog means dog does their business IN THE CURB and not on the grass). Any wrappings or containers should be disposed of in garbage cans. If a pet has caused damage to the common elements, or the droppings have not been removed, the area will be repaired at the expense of the unit owner. No animals are permitted in the recreation or pool area at any time. The ONLY authorized areas to walk your dog are; along Armstrong Road, along Amherst Road and a minimum of 30ft away from any unit along the tree lines. The interior cluster area and the front and rear of any unit are strictly prohibited. REPORTING: A resident observing a violation should report the incident to the managing agent, providing the date, time and name of the owner of the dog. Confidentiality will be maintained. Unit owners that witness unleashed dogs on WBF property should report matters to Office Sedge at the Cortlandt Animal Control, 914-734-1013. ENFORCEMENT: The Managing agent will provide one written warning to the owner of the dog for the first reported offense. Each additional report shall result in a $50.00 fine being charged to the unit owner. Fines will be doubled and tripled for repeat offenders. In accordance with the By-Laws, if the fine is not paid, the Board shall obtain a lien on the unit. The cost of placing and removing the lien will be borne by the unit owner. FIREWOOD STORAGEFirewood must be stored outside. It may not be stored in garages, or on wooden decks. It must be a minimum of one (1) foot away from any structure. A and B units should stack wood on the patio or ground, parallel to the partition separating units with a one foot gap between the stack and the partition. Wood should not be stacked on the wooden decks. C and D units should stack wood on the patio or ground, adjacent to the concrete wall of the garage. HEIGHT: Wood is not permitted to be stacked higher than five (5) feet or extend beyond the patio or deck line onto the common property. VOLUME: Do not order more wood than can reasonably be used in one season. It is unattractive and is a haven for rodents and insects. ½ a cord is allowed guideline. ENFORCEMENT: Unit Owners will receive one written warning if their firewood is stored incorrectly. If the condition is not corrected within seven days, the wood will be removed at the Unit Owners expense.
Tennis CourtA) The tennis court is to be used primarily to play tennis. Any activity (including basketball) in the tennis area will forfeit the Tennis Court to accommodate Tennis Players for the time limit posted at the court. Tennis shoes should be worn at all times. The painted surface is easily damaged and very expensive to repair. The court is kept locked when not in use. Court time is limited to 1 hour when other players are waiting. Guests must always be accompanied by a resident. Litter must be removed. There are trash cans in the play area. B) Please report violators to RMR Management C) Unit owners and their guests will NOT be permitted to use any of Wild Birch Farms facilities (Tennis, Playground and Pool) if the unit is in arrears of common charges, assessments or other fees owed to WBF Condominiums. Playgrounda) The playground is to be used primarily for children under the age of 14. Litter must be disposed of properly in the trash cans in the playground area. Guest must be accompanied by a resident. Pebbles must be kept on the ground and not placed on any of the playground equipment or benches. b) Please report violators to RMR Management c) Unit owners and their guests will NOT be permitted to use any of Wild Birch Farms facilities (Tennis, Playground and Pool) if the unit is in arrears of common charges, assessments or other fees owed to WBF Condominiums. Pool
A) Pool Schedule Part Time Season - 1st half (dates on WBF Web Site) Weekends 11am to 7pm Weekdays 4 pm to 7pm Full Time Season (dates on WBF Web Site) Weekends 11am to 8pm Weekdays 11am to 8pm Part Time Season - 2nd half (dates on WBF Web Site) Weekends 11am to 8pm (and Memorial Holiday) Weekdays 12pm to 8pm B) Weather Closing · The pool area may be closed on days below 68 degrees or if it is raining. The pool closing, or delay re-opening, will be determined by the Pool Coordinator only. If anyone wants to swim under these conditions (No lightening or thunder- these conditions prohibit re-opening the pool), the lifeguard is paid to be on call and will reopen the pool on request. The lifeguard will be, as a rule of thumb, in the pool area if it is not raining. Please review the note left on the pool gate for instructions on contacting the lifeguards. C) Lifeguards · The pool is open for swimming only when the lifeguard is on duty. The lifeguard must be obeyed at all times. The lifeguard is authorized to expel any person from the pool area for unacceptable behavior. Any person who disagrees with the lifeguard may appeal in writing to the Board of Managers. · THREE BLASTS OF THE LIFEGUARDS WHISTLE SIGNALS AN EMERGENCY SITUATION. LEAVE THE POOL IMMEDIATELY. · The lifeguards are to monitor the pool area to assure safety, proper behavior, and maintain health standards. Therefore lifeguards will not “baby sit” unattended children. Parents are responsible for their children and should strictly adhere to the POOL RULES. · At times the lifeguard is entitled to breaks and lunch. During these periods, there may NOT be any bathers in the water. At the lifeguard’s discretion, these break period(s) may be a contiguous 30 minutes. We ask the bathers to be patient with these situations. D) Sign In Procedure · All residents are required to sign the registration book at the lifeguard’s table when they enter the pool area. Guests must be signed-in by the resident. · All persons having skin lesions, inflamed eyes, mouth, nose, or ear discharge or having any type of bandage shall NOT be permitted to use the pool. · Unit owners and their guests will NOT be permitted to use any of Wild Birch Farms facilities (Tennis, Playground and Pool) if the unit is in arrears of common charges, assessments or other fees owed to WBF Condominiums. · Pool Rules are available at the lifeguard’s desk and should be reviewed at sign-in time. E) Children · Children under 12 MUST be accompanied by a unit owner adult (18 years or older) at ALL TIMES. It is strongly recommended that an adult accompany children wearing swimmies. Swimmies may be removed for eating or bathroom visits for example, but the child may not remember to put them back on, and then try to jump into the pool without them! · Children between 12 – 17 years of age will not be permitted in the deeper water unless they are accompanied by an adult (18 years or older) or pass the deep water test conducted by the lifeguards. · In addition to the above requirement, children between 12 – 17 years of age are permitted to have ONE (1) friend accompany them without the unit owner or adult (18 years or older) if and only if i. Both individuals pass the deep water test. (Otherwise only allowed in shallow end) ii. Orderly conduct is strictly adhered to. (At the Lifeguards discretion, these individuals may be asked to leave the pool area and return with an adult, if their behavior becomes disruptive.) iii. If there is more than one friend an adult must accompany bathers. iv. Deep water test includes two continuous laps of the length of the pool and treading water in the deep end for 1 minute. · Unit owner guests are subject to the same rules and must pass the deep water test or be an adult (18 years or older). F) Guests · There is a limit of four (4) guests per WBF unit. · Guests MUST be accompanied by a WBF unit owner, the majority of the time, when using the facilities. Guests must fully comply and adhere to the pool rules and regulations, including the required supervision for children under 12 years old as stated in the CHILDREN section above. Pool rules are mailed to ever WBF unit owner and are also available in the Pool Sign-in Book front pocket. Unit owners are completely responsible for their guests. G) Attire · Swimsuits are required in the pool. Infants and toddlers must wear clean diapers with water proof pants or “swim diapers” in the pool. Shorts, dungarees and cutoffs are not permitted. H) Pets · No pets are permitted in the pool, tennis or playground areas. I) Activities · Adult swim sessions of 15 minutes each shall be allowed at 12:00, 2:00, and 4:00 at lifeguard’s discretion. · Water volleyball and other water games will be determined at lifeguard’s judgment. · Pool Parties (8 to maxi 20 guests) MUST be board approved and requested in writing or e-mail to the Management office. Written request must be received 10 days prior to party date. · No behavior, which annoys or endangers other pool users is allowed. This includes running, ball playing, pushing, and throwing others into pool, water pistols, loud music and disorderly conduct. J) Food and Beverage · All unused food and packages must be put in the garbage containers. Food may NOT be eaten in the water or within a 4 foot perimeter around the water. Food may not be eaten or disposed of in the bathrooms, use the receptacles near pool side. · Smoking is NOT permitted in the pool area, bathrooms or shower area. Smoking is allowed in the visitors parking area outside the pool area gate. · Alcoholic beverages shall NOT be brought nor consumed in the pool area or in any section of the surrounding area. (Cortlandt Town Ordinance). · Barbecues are NOT allowed in the pool, playground or tennis court areas. · No glass containers are permitted in the pool area. Please use plastic or paper cups. · There will be a $25 fine for anyone who does not cooperate with these rules. Unit owners are responsible for their guests! K) Equipment · Rafts, floats, tubes and snorkels may not be used in the pool area. Kick boards, child and infants floatation devices are acceptable. L) Pool Parties · A unit owner can request permission for a pool party (8 to 20 guest max) at any time (weekdays, weekends and holidays) in writing to RMR Management or emailed to RMR which is listed on the WBF’s http://wildbirchfarms.com web site. Written request must be received 10 days prior to party date. Any Pool Party MUST be board approved. Upon approval, the unit owner must provide lifeguard coverage for their party group. A party group is determined to be 8 to a maximum of 20 total guests (excludes unit residents). Unit owners are directly responsible to arrange lifeguard schedule and payment for the time covered. The party coverage cost is an hourly fee of $15 with a minimum charge of 2 hours. 48 hour notice must be given to “party lifeguard” if party cancelled. If less than 48 hours, unit owner is responsible for paying the lifeguard for the 2 hours minimum. Lifeguard and unit owner are responsible to make their own arrangements regarding rain delays or cancellations. · Pool Party requests must be received in writing no later than 10 days prior to the desired date of party. Remember that there is a limited capacity in the pool area and party requests are on a first come first serve basis. Send written requests to RMR Management directly. · Pool Parties (8 to a max. 20 guests) at any time (weekdays, weekends, and holidays) MUST be board approved and requested in writing or e-mailed to the Management office. M) Personal Property · Neither the condominium, the management company, nor the lifeguards are responsible for personal property in the pool area. · No Personal Property can be left in the 4 foot area around the pool. For safety reasons, this area must remain clear.
N) Pool Furniture · Pool furniture may not be reserved. Only 2 chairs may be used by any unit at one time. O) Trash · Residents are responsible for disposal of their trash. Please use the containers provided in pool area and playground area. P) Infractions, Fines and fees 1) Unit owners are responsible for children and their guests in adhering to the WBF facilities rules described above. A $25 fine will be assessed for each rule infraction occurrence. Unit owners not complying with the rules or not in full payment of all WBF fees (fines, common charges, assessments, etc) will not be allowed to use the WBF facilities (Pool, Playground and Tennis Courts) and may be charged additional fines.
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