September 8, 2008

 

 

Dear Co-owner,

 

 

The Board of Directors of the Manors at Central Park Condominium Association (the Association) believes that one of our most important responsibilities is to protect and enhance the value of our property.  We believe that it is in the best interests of all Association members that our General and Limited Common Element areas always appear neat and orderly, not only for the benefit of all current residents but also for potential buyers of new and existing units. 

 

Therefore, your Board has adopted the enclosed rules and regulations, which are in addition to - and consistent with - those identified in the Master Deed and Condominium Bylaws of the Manors at Central Park.  The creation of these types of rules and regulations are permitted by Article VII, Paragraph (k) of the Association Bylaws and they were adopted by the Association’s Board of Directors on August 19, 2008.  They shall become effective ten days after delivery of a copy to all designated co-owner voting members of the Association.  Enforcement will begin on October 15, 2008.

 

A copy of “Article VII – Use and Occupancy Restrictions; Enforcement” and “Article XII – Assessment of Fines” from the Association Bylaws are also enclosed for your review and understanding.  All Association members agreed to abide by these restrictions when they purchased their unit and they received a full copy of the Bylaws at the time of closing.  These restrictions are also binding on all tenants, occupants and/or guests of each condo unit.

 

The Board of Directors thanks you for your cooperation in following the Association Bylaws as well as these new rules and regulations.

 

Sincerely,

 

The Board of Directors of the
Manors at Central Park Condominium Association

 

 

 

Manors at Central Park Condominium Association

Rules and Regulations

 

Article I - Parking

 

  1. Parking is prohibited on the side of the street where the fire hydrants and mailboxes are located. Additionally, parking is prohibited at all times along both sides of West Broadway between Central Park North and Lexington South.   This means that parking is only allowed on the
    1. North side of Lexington North
    2. South side of Lexington South
    3. East side of Lexington East
    4. West side of Lexington West
    5. West side of Watling
    6. East side of Regent
    7. North side of the Central Park North private drive

Exception: a vehicle that is too large to fit in a driveway and which is engaged in the delivery, pickup, loading or unloading of items to a condo unit may temporarily park in a “No Parking” zone in front of that unit for a period not to exceed 4 hours, provided the vehicle is at least 10 feet away from any fire hydrant.   

  1. At no time shall a parked vehicle
    1. obstruct any driveway entrance while parked in the street
    2. obstruct the sidewalk while parked in a driveway
    3. be located less than 25 feet from a street corner as measured from the curb intersections
    4. be located on any sidewalk, landscaped area or empty lot
  2. Article VII, Paragraph (e) of the Bylaws states that no vehicles may be left unattended on or about the Common Elements.  With respect to the General Common Elements[1], “unattended” is hereby defined as being parked for more than 48 hours.
  3. Overnight parking is prohibited on all streets from November 1st through March 30th inclusive, unless a co-owner has received written approval from the Board of Directors.  The purpose of this regulation is to facilitate snow removal operations.  “Overnight” shall mean the period from Midnight until 6:00 AM. 
  4. Article VII, Paragraph (j) of the Bylaws limits to 24 hours the length of time that “Campers and similar vehicles” may be kept on the premises of the Manors at Central Park, unless they have written approval from the Board of Directors. The phrase “similar vehicles” is hereby defined to include all of the types of recreational vehicles and trailers listed in the first sentence of Paragraph (j) of the Bylaws.   A co-owner may seek written approval from the Board of Directors if they feel they need more time than the 24 hour limit.  Requests should be submitted in advance and the Board at its discretion may give the co-owner a new limit that shall not exceed 48 hours. The intent of the time limit is to allow the co-owners sufficient time to load/unload/service their recreational vehicles, equipment and trailers before and after their use since the Manors of Central Park has no specifically designated parking and storage area for them. At no time shall recreational vehicles be used as living quarters while kept on the premises of the Manors at Central Park.
  5. Enforcement:
    1. Complaints about parking violations shall be brought to the attention of a member of the Board of Directors or submitted to the Association’s Property Management firm. Requests for written Board approval to vary from these parking regulations should be submitted to the Association’s Property Management firm.
    2. Vehicles found to be in violation of this parking policy will have a notice affixed to the driver’s side door window informing the driver of the violation.
    3. Any vehicle found to be blocking a driveway entrance such that the affected co-owner cannot use it will be immediately towed by the Association at the vehicle owner’s expense.  All other offending vehicles located on a General Common Element that are not brought into compliance within 48 hours of receiving a violation notice will be towed by the Association at the owner’s expense.  All other offending vehicles that receive a violation notice will be handled according to the procedures and assessments described in Article XII of the “Condominium Bylaws of the Manors at Central Park”.

 

[1] General Common Elements are defined in Article V, Section 5.2 (A) of the Master Deed and with respect to these rules and regulations, they include “roads, sidewalks, parking areas (other than driveways), lawns, landscaping, yards, frontage improvement”.

 

 

 

Article II - General and Limited[2] Common Element usages

 

1.       The State of Michigan’s Prima Facie Speed Limit of 25 MPH applies to all roadways within the Manors at Central Park.

2.       Refuse and recyclables shall be placed at the curb no earlier than 6:00 PM of the evening before collection day. Empty containers shall be removed from the curb no later than 6:00 AM of the day following the collection day.  It is suggested that reusable refuse and recyclable containers and lids which are placed at the curb should be marked with the co-owner’s street name and number.

3.       Article VII, Paragraph (i) of the Bylaws states that household pets shall not be permitted to run loose upon the General and Limited Common Elements areas and that care must be given such that they do not produce any noisy, odorous or unsanitary conditions.  Therefore, when pets are taken outdoors, pet owners shall restrain their pets at all times and they shall immediately pick up their pet’s feces and properly dispose of them. 

4.       The orderly use and appearance of the General and Limited Common are addressed in Article VII, Paragraphs (e) and (n) of the Bylaws. Furthermore, during the seasons when they are reasonably used, outdoor furniture and equipment, sports equipment, bicycles, toys, etc. shall be stored on the co-owner’s deck or patio, walkway, porch or driveway at all times when they are not actually being used or otherwise stored indoors or in the co-owner’s garage.  When not being used, these items shall not be left on General Common Element areas such as lawns where they can interfere with other co-owners use of these areas as well as sprinkler operation and lawn growth and maintenance.

5.       Vehicle washing is permitted only in the co-owner’s driveway or garage and vehicle maintenance is permitted only in the co-owner’s garage.

6.       The use of gas or charcoal fired grills inside any garage or living area is strictly prohibited.

7.       Plants, flowers, etc. that a co-owner has planted or placed on the General or Limited Common Elements must be maintained by them during the growing season and removed immediately after the first killing frost.

8.       Enforcement:

a.       Complaints about violations of the regulations listed above shall be brought to the attention of the Association’s Property Management firm.

b.       Enforcement will follow the procedures and assessments described in Article XII of the “Condominium Bylaws of the Manors at Central Park”.

 


[2] Limited Common Elements are defined in Article V, Section 5.2 (B) of the Master Deed and with respect to these rules and regulations, they include “each individual patio or deck”, “each individual walkway and porch” and “each individual driveway serving each unit”.

 

 

Article III – Satellite Dishes and Antennas

 

 

  1. Under the Federal Communication Commission’s rules for Over-the-Air-Reception Devices (“OTARD” rules), a co-owner or tenant of a condominium unit has the right to install certain types of antennas on “exclusive use” areas, such as terraces, balconies, or patios.  Article V, Section 5.2 (B) of the Manors at Central Park Master Deed defines “each individual patio or deck” as being “limited in use to the owners” and therefore are covered by the OTARD rules. Co-owners planning to install a qualifying antenna on their deck or patio shall complete and submit an Alteration/Modification Request indicating the type of antenna being installed, the height of the mounting mast (if any) and the entry point where cables will enter the building through the exterior wall.   The qualifying antenna (and mast) shall be mounted only to the deck or patio and shall not extend beyond the outer perimeter of the deck or patio.  Qualifying antenna installations will not require approval of the Board of Directors and the submitted Alteration/Modification Request will serve only to document the installation.  Antennas qualifying under the OTARD rules include only the following types and sizes:

·         A "dish" antenna one meter (39.37 inches) or less in diameter, designed to receive direct broadcast satellite service, including direct-to-home satellite service, or to receive or transmit fixed wireless signals via satellite.

·         An antenna that is one meter or less in diameter and is designed to receive video programming services via broadband radio service (wireless cable), or to receive or transmit fixed wireless signals other than via satellite.

·         An antenna that is designed to receive local television broadcast signals.

  1. Co-owners wishing to install a qualifying satellite dish or antenna on a mounting location other than their deck or patio must first submit an Alteration/Modification Request and receive written approval from the Board of Directors.  This requirement also applies to co-owners wishing to install a non-qualifying satellite dish or antenna on any location.  The Board will favor the mounting location that is the first one on the following list that provides a clear signal for the co-owner’s receiving equipment:

 

a)      mounted on the rear of the co-owner's portion of the building at a point higher than 6 ft. above the ground level, by attaching it into either the brick veneer or wood trim board

b)       mounted on the side of the co-owner's portion of the building (excluding the garage exterior) at a point higher than 6 ft. above the ground level, by attaching it into either the brick veneer or the wood trim board along the top of the brick wall

c)      mounted on a post or pipe sunk into the ground such that no part of the satellite dish or antenna is farther than 10 ft. away from the rear wall or 5 ft. away from the side wall of the co-owner's portion of the building (excluding the garage exterior).

 

  1. Satellite dish antennas shall not be mounted on the roof or second story siding.  Cables shall be neatly routed or buried from the satellite dish to the building entry point.  Cables shall enter the building at a nearby point on the wall next to or nearest the satellite dish and then be routed inside the building to the receiving equipment. Co-owners must remove their satellite dish or antenna upon either discontinuing their subscription service or selling their condo unit.  Co-owners are responsible for caulking and filling all holes and repairing any exterior damage caused by their satellite dish or antenna.

 

  1. Enforcement:

a)       Complaints about violations of the regulations listed above shall be brought to the attention of the Association’s Property Management firm.

b)       Enforcement will follow the procedures and assessments described in Article XII of the “Condominium Bylaws of the Manors at Central Park”.

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