and Additional Requirements of the
LARRABEE MANOR OWNERS ASSOCIATION
The Rules contained herein are issued by the Board of Directors and are supplemental to the conditions of ownership in the Declaration of Covenants, Conditions and Restrictions (CC&R’s). Ii there is any conflict between the CC&R’s and these Rules and Regulations, the provisions of the CC&Rs will prevail. These Rules are intended as a guide to the conduct and activities of all members (owners), lessees and residents of Larrabee Manor and their guests, to the end that everyone living in and using the facilities will enjoy the maximum pleasure without annoyance or interference from others. The Board of Directors requests strict observation and adherence, and violations will result in enforcement actions. Residents and homeowners are responsible be compliance with these Rules and the CC&Rs by members or their families, their guests, agents, employees, and pets and members shall be responsible for any damage caused by them. The CC&R’s provide that the Association, through its Board of Directors, may adopt, amend, repeal and re-adopt the Association Rules.
All building and resident complaints should be directed to the Home Owners Association. Management Company for appropriate action by the Board of Directors.
LARRABEE MANOR OWNERS ASSOCIATION ENFORCEMENT POLICY AND FINE SCHEDULE
If the Board of Directors of the Association receives a complaint or written Violation Report (attached) from a member of the Association or observes that an alleged violation of the Association's governing documents has taken place, then the following enforcement action shall be taken:
1. Notice of Violation. A letter will be sent via first-class U. S. mail or personal delivery to the owner of the residence. The letter well include the following information: (a) the alleged violation, (b) the provision of the Association's governing documents allegedly violated, and (c) the date upon which the alleged violation must be cured to avoid further action.
2. Notice of Hearing. If the violation is not cured within the timeframe set forth in the notice of violation, a Notice of Hearing well be sent via first-class U. S. mail or personal delivery to the owner of the residence. Notice of Hearing will include the following information: (a) the alleged violation, (b) the provision of the Association's governing documents that was allegedly violated, (c) the date upon which the alleged violation must be cured to avoid further action, and (d) the time, date, and place of the next board meeting at which at which the violation will be addressed by the board in a hearing held in executive session. Notice of the Hearing shall be sent at least fifteen (15) days prior to the scheduled hearing date.
3. Hearing. On the date and at the time set forth in the Notice of Hearing, the Board of Directors will meet in executive session, regardless of whether the alleged violating member is in attendance, to discuss and evaluate the evidence that has been presented by the complaining party, the alleged violating member (either by written statement, evidence, or personal testimony) and any witnesses. The alleged violating member shall have an opportunity to review the evidence presented against him or her and address the Board in his or her defense.
4. Disciplinary Action. If the Board of Directors, after evaluating all the evidence presented, finds that a violation has occurred, then the Board may impose disciplinary action against the violating homeowner by (a) imposing a fine in accordance with the Association's fine schedule, and /or suspending the owner's membership privileges: however, this does not relieve the owner's obligation to pay all assessments levied be the Association or to otherwise comply with governing documents. Any such suspension shall be for a period of time not exceeding thirty (30) days for any non-continuing violation. In the case of a continuing violation, such suspension may continue for as long as the violation continues.
5. Written Findings. Within fifteen (15) days following the hearing, the Board of Directors shall provide the member with a written noticed of its finding, and any disciplinary action imposed against the member, by first-class mail or personal delivery. No disciplinary action shall be effective until and unless such notice of Written Findings has been sent to the member.
6. Internal Dispute Resolution. If the violation is not cured after the hearing, the Association will proceed with "meet and confer" procedures pursuant to Civil Code Section 5915.
7. Legal Action. The Board of Directors reserves the right, at any time during the enforcement process, to turn the violation matter over to the Association's legal council. Certain violations may result in the immediate filing of a lawsuit.
After notice and hearing, the following fines may be imposed against a member for any violation of the association's governing documents.
Each violation: $100.00
Continuing violations: $100.00 per month per violation, until such time as the violation is cured.
A continuing violation is a violation tht has never been cured and continues to exist or a violation that is repeated after being cured as a result of a receipt of a Notice of Hearing.
The alleged violating member shall be given notice and an opportunity to attend a hearing to address the Board regarding the alleged continuing violation prior to imposition of the fine.
Fines imposed for violations re in addition to a member's regular monthly assessments, and may also include costs or repair in the event of property damage.
*As of January 1st, 2016 there is a separate fine schedule for short term rental violations, which are outlined in the CC&R's as any rentals lasting for a period of less than thirty (30) days.
First offense: $100.00
Second offense: $500.00
Third offense: $1000.00
Further Offenses: $500.00 increase in fine with each occurrence. For a violation report form contact management.
TABLE OF CONTENTS
I. GENERAL RULES
II. POOL REGULATIONS
III. PARKING REGULATIONS
IV. PET RULES AND REGULATIONS
VI. OWNERS WHO LEASE
VII. MOVE IN / MOVE OUT
VIII. LAUNDRYROOM RULES
IX. RECREATION OR PARTY ROOM RULES
X. INSURANCE XI. RUBBISH
XII. ARCHITECTURAL RULES
XIII. CONTRACTORS/CONSTRUCTION REGULATIONS
XIV. SATELLITE DISHES
XV. ELECTRIC VEHICLES
LARRABEE MANOR OWNERS ASSOCIATION
960 North Larrabee Street
West Hollywood, CA 90069
RULES & REGULATIONS
I. GENERAL RULES
1.01 No noxious, offensive, dangerous, illegal or unsafe activity shall be carried on in any unit or in the common areas, nor shall anything be done therein either willfully or negligently, which may become an annoyance to the other unit owners or occupants. No unit owners or occupants will make or permit any disturbing noise by themselves, their families, employees, agents, visitors and licensees, nor do or permit anything to be done by such persons that will interfere with the rights, comforts or conveniences of other unit owners or occupants. If sounds can be heard and understood by persons of normal sensitivity within other units with doors and windows closed, it will be considered too loud.
1.02 No loud talking, unnecessary noise or boisterous conduct is permitted at any time in individual units or in common areas. This includes, but is not limited to pets, televisions, radios, musical instruments or other devices. Common courtesy shall be observed at all times with respect to other residents. Consideration of your neighbors will enhance the enjoyment and tranquility of all in the condominium community.
1.03 Residential units shall not be used for anything other than residential purposes.
1.04 Littering of any kind is prohibited.
1.05 No loitering in the lobby area, garage or other common areas.
1.06 No resident or guest is permitted on the roof, beyond the sun deck area enclosed by the railings.
1.07 Owners shall be responsible for the actions of their renters, guest, agents or assigns and their pets on the premises.
1.08 Any damage to the building, recreational facilities, equipment or any other common area property caused by an owner(s), the owner’s tenant(s), guest(s), employee/contractor(s) or other agents or assigns shall be considered the responsibility of the owner and all costs of resulting repairs and/or replacement shall be home by such owner.
1.09 Obstruction of walkways, entrance ways and common area is prohibited.
1.10 Electrical devices creating electrical overload of standard electrical circuits are prohibited.
1.11 Trashcans, bottles, brooms, mops, newspapers, etc., are to be kept inside the units and out of view. No articles shall be hung for drying or shaken from the windows or balconies and absolutely nothing is to be thrown over or from the same. Balconies are to be kept free and clear of debris.
1.12 No one shall store anything in the common area.
1.13 Exterior painting of the units by an individual owner is not permitted.
1.14 State and local ordinances must be observed when explosives or flammable fluids are brought into individual units. Gas powered vehicles or fuel tanks are prohibited inside units.
1.15 No owner shall plant any vegetation in the common area.
1.16 Owners are not permitted to borrow or remove any association equipment or common area property.
1.17 All water in the community is a common expense of the Association. Please do not leave water running unnecessarily.
1.18 For safety reasons, no one under 14 years of age may use the recreation room equipment. Persons 14 to 17 years of age may only use the equipment when supervised by a resident 18 years of age or older.
1.19 Smoke from barbeques must be minimized and all materials relating to barbequing must be disposed of in a proper manner. Barbecues and other cooking devices are not allowed on the owner’s patio or balcony due to the fire hazard they pose to the building. Residents may use the barbeque provided by the HOA that is located on the rooftop common area. Barbeque hours are limited to 9:00 a.m. to 9:00 p.m.
1.20 Do not hang any object over or place any item on the balcony rail, including but not limited to plants or planter boxes. Do not throw anything over the rail or sweep cleaning water and dirt off the balcony. The balcony should be wet mopped. Remember everything that comes off your balcony lands on someone else’s patio or on the courtyard below and is prohibited.
Electrical devices creating electrical overload of standard electrical circuits are prohibited.
All plants in individual planter boxes, and self-owned patio furniture must remain within patio area. Plants must be contained within the unit airspace. Any items in the individual unit patio/balcony may not pierce the patio/building structure.
1.22 Plants on balconies must have a “cared-for” look. Planters must have color and material in conformity with the overall “natural” scheme of building.
1.23 Each unit owner shall keep its unit in a good state of repair and cleanliness such as will prevent the spread of vermin, odors or conditions constituting a danger or nuisance to others.
1.24 Storage of materials in the garage built-in storage lockers shall be at the risk of the person storing the materials.
1.25 The only type of additional garage storage containers that owners are allowed to install iii their assigned parking space are the Lifetime 60012 Extra Large Deck Boxes by Lifetime Products in color brown/tan. However, prior to installing such additional storage, architectural approval must be obtained.
LIFETIME 60012 EXTRA LARGE DECK BOX BY LIFETIME PRODUCTS
Extra-large deck box made from high-density polyethylene (HDPE) plastic, powder-coated steel hinges
Interior capacity is 130 gallons or 16.4 cubic feet
Inside dimensions are 57 inches long by 20.75 inches wide by 23.75 inches high
Lockable lid with spring hinge for gentle closing
Stylish two-tone design in brown and tan
Product Dimensions: 60 x 24 x 26.5 inches; 55.1 pounds
Item model number: 60012
1.26 Common area shall be used for the purposes for which it was designed. No person shall commit waste on the common area or interfere with its proper use by others, or commit any vandalism, boisterous or improper behavior in the common area, which interferes with or limits the enjoyment of the common area by others.
1.27 No new installations of clothes washers/dryers are allowed in any unit. This includes portable, stack-able or any other type of clothes washer/dryer.
1.28 There shall be no smoking in any common areas including but not limited to the pool area, rooftop, and stairwells, with the exception of the designated smoking area located on the northeast side of the building near the pool area, behind the building. Smoking is also prohibited on owner’s balconies and patios.
1.29 Updated owner and tenant information including names, billing and mailing addresses, telephone numbers, email addresses, auto license number, make, model & color are required to be provided to the Board on an annual basis as well as upon purchase of a unit and when there is a change in tenants/residents of the unit.
1.30 Common area keys and garage remotes may be purchased from Express Locksmith at 8380 Santa Monica Blvd., West Hollywood, CA 90069, phone (310) 659-1392.
II. POOL REGULATIONS
POOL HOURS: 7 A.M. TO 10 P.M.
ANY PERSON IN VIOLATION OE THESE HOURS WILL BE ASKED TO VACATE THE AREA IMMEDIATELY!
2.01 All persons using the pool do so at their own risk. The Homeowners Association and the Management Company do not assume responsibility for accidents or injury. There is no Lifeguard on duty at any time.
2.02 The swimming pool and pool area are for the use of the owners, residents and invited guests. The residents of each unit are allowed (6) guests except with prior approval of the Board of Directors.
2.03 No boisterous or rough play is permitted in the pool or pool area.
2.04 Excessive noise will not be tolerated.
2.05 To preserve the health of all residents and their guests, any person having a communicable disease should not use the pool.
2.06 Drinks are allowed at poolside only if served in cans or in paper or plastic containers. No glass containers are allowed.
2.07 Articles left by the pool unattended are left at the owner’s risk and will he disposed of if left for more than 24 hours.
2.08 Except for assistance animals, no pets are allowed in the pool area.
2.09 Radios and other music players must be at a noise level for individual listening.
2.10 Pool furniture SHALL NOT BE REMOVED.
2.11 Proper attire befitting the facility is required. All residents and their guests will refrain from nudity.
2.12 Individuals must dry themselves thoroughly when leaving the pool area so that water will not be tracked through the building.
2.13 Shoes, clogs, sandals etc. must be worn in the lobby and other common areas at all times.
2.14 For safety reasons, persons under the age of fourteen (14) years may not use the pool without a supervising adult in attendance.
III. PARKING REGULATIONS
NEITHER THE HOMEOWNERS ASSOCIATION NOR THE MANAGEMENT COMPANY WILL ASSUME RESPONSIBILITY FOR FIRE, THEFT OR DAMAGE TO CARS PARKED IN THE GARAGE. VANDALISM TO THE COMMON AREA AND DAMAGE TO A RESIDENT’S PROPRIETY SHOULD BE REPORTED TO THE PROPER LAW ENFORCEMENT AGENCIES AND THE MANAGEMENT COMPANY. DAMAGE TO A RESIDENT’S PROPERTY SHOULD ALSO BE REPORTED TO THE RESIDENTS INSURANCE CARRIER.
3.01 All persons shall comply with state laws and Department of Motor Vehicles regulations in the garage.
3.02 Owners must not let their guests or tenants use the parking spaces of other units. Resident vehicles must he parked in assigned spaces. Guests’ vehicles must be parked in the designated guest spaces or on the street.
3.03 Guest parking is for guests only for a maximum of 24 hours per occurrence. No guest vehicle may be parked in the guest space more than once every seven (7) days. Homeowners or tenants who have guests parking for more than 24 hours at a time must notify the Board in writing one week before intended use. Violators will be cited and vehicles subject to being towed if violation continues and 96 hours have lapsed. THIS RULE IS STRICTLY ENFORCED.
3.04 Vehicles entering the garage must follow the path designated by parking signs.
3.05 No vehicle shall be parked in such a manner as to impede or prevent ready access to another owner’s parking spaces, the exits, the fire lanes or any other access to the driveways. Vehicles parked in such a manner will be subject to immediate towing.
3.06 No mechanical work may he perform on cars, motorcycles, boats, etc., on premises. Exceptions are limited to vehicles that become disabled when parked. Repairs are limited to “emergency” repairs such as jump starting or changing of tires. Any repairs of more major scope must he affected by removal of the vehicle from premises.
3.07 Vehicles may not be washed in the parking garage or in any other common area of the building.
3.08 No blowing of vehicle horns is permitted. No gunning of motors/engines is permitted in the garage areas.
3.09 Please take care when opening your car door so as not to chip the paint on your neighbor’s car.
3.10 Inoperable vehicles may not be stored in the garage. Bicycles that appear abandoned will receive notice to be removed.
3.11 If a vehicle is parked in a homeowner parking space without permission, the homeowner is responsible for having that vehicle towed, not the Board.
3.12 No recreational vehicle may be parked in the garage parking area or in any other common area of the building, except for temporary purposes such as loading or unloading.
3.13 For enforcement reasons, the Board of Directors must be notified in writing if a parking space is rented to another resident.
IV. PET RULES AND REGULATIONS
STRICT ADHERENCE TO THESE PET REGULATIONS IS REQUIRED AND PENALTIES WILL BE ASSESSED IF VIOLATIONS OCCUR.
4.01 Residents may only maintain two pets, at any one time inside his/her unit (fish are exempt from this rule). If a resident has more than two pets at the time this rule is adopted, then those pets may continue to reside in the unit until such time as they no longer live there, after which they may not be replaced with another pet so as to reduce a resident’s number of pets to the allowable limit at a time.
4.02 Pets are not permitted in the front elevator. They must exit or enter the building through the stairwells or, back elevator.
4.03 Pets are not to he exercised in common area. Pets on leash will be allowed in common area to “pass through” to rear elevator or stairs.
4.04 Pets shall not be left outside on patio balconies unattended. Pets must be secured inside the unit when the pet owner is away.
4.05 Pets may not be allowed to create a nuisance in the community by being noisy, endangering the safety of others, or interfering with one’s quiet enjoyment of the community.
4.06 All animals are the responsibility of the owner and therefore the owner is responsible for cleaning up any pet waste. This must be done immediately.
4.07 Pet waste must be put in a tightly closed plastic bag before being disposed of.
4.08 Pets must be kept free of fleas and parasites to avoid the infestation of units and common areas.
4.09 The unit owner is responsible for any “visitor” pets and these pets are subject to the same pet rules. Visiting pets are subject to the same two-pet limit restriction in a unit. Residents may not have more than two pets in their units at any one time, even if temporary or visiting. For example, if a resident has a visiting pet, the visiting pet shall count as one pet for the two-pet limit rule. No exceptions.
4.10 Except for assistance/service animals, pets are not allowed in the Pool area, Sundeck or Recreation room.
4.11 Dogs shall not exceed 20 inches in height at the shoulder at maturity and must be of gentle disposition.
4.12 All animals must be on a leash at all times everywhere in the common area. Pets are NOT permitted of the north or south sides of the building for any purpose. Pet owners are responsible for cleaning up and disposing of their pet's waste.
5.01 Commercial signs in windows visible to the exterior are prohibited. For sale and/or for rent signs may be displayed in an owner’s unit or hung in designated common area, specifically in front of the building in the metal display structure. Signs placed in the common area display structure must fit within the interior of the structure.
5.02 “For Sale” signs are prohibited except in the window of the unit and in designated areas and must he professionally made (not handwritten) to fit appropriately in the sign holder at the southwest corner of the building.
5.03 “For Rent/Lease” signs are prohibited except in the window of the unit and in designated areas and must be professionally made (not handwritten) to fit appropriately in the sign holder at the southwest corner of the building.
VI. OWNERS WHO LEASE
6.01 Each owner must provide the Board of Directors with the following information at least 10 days in advance before a tenant moves into the building:
a) The name(s) of the tenant.
b) Telephone numbers of tenant (home, work, cell).
c) Email address of tenant.
d) Auto license number, make, model and color of tenant’s car.
e) A signed statement that the tenant has read and agrees to adhere to the building CC&R’s and the building Rules and Regulations.
f) What pets, if any, the tenant intends to have residing in the unit.
g) Move in date and time.
6.02 When a tenant moves in or out of the building, the owner must notify the Board of Directors at least ten (10) (lays in advance with the move out day and time.
6.03 Each owner must provide every tenant with a copy of all Rules and Regulations of the Association and the CC&R’s.
6.04 A written lease is required for any unit not occupied by the owner. A copy of the lease must be provided to the Board of Directors.
6.05 The owner is responsible for his/her tenants’ observing the Rules and Regulations of the Homeowners Association.
VII. MOVE IN / MOVE OUT
7.01 Moving hours are between 8 a.m. and 8 p.m.
7.02 Moving vans and delivery trucks must park in the street. No moving vans or delivery trucks are allowed in the garage.
7.03 Movers and delivery persons must use the rear elevator only. ABSOLUTELY NO MOVING OF ANY KIND SHALL BE PERMITTED IN THE FRONT ELEVATOR.
7.04 No doors or garage gales may he propped open at any lime.
7.05 Each owner must provide the Board of Directors with the following information at least 10 days in advance before they (or a tenant) moves into the building:
a) The name(s) of the resident.
b) Telephone numbers of resident(s) (home, work, and cell).
c) Email address of resident.
d) Auto license number, make, model and color of resident’s car.
e) What pets, if any, the resident intends to have residing in the unit.
f) Move in (late and time.
7.06 When a resident moves in/out of the building, the owner most notify the Board of Directors at least ten (10) days in advance with the move out day and time.
VIII. LAUNDRY ROOM RULES
8.01 Clothes left in a machine that has completed its cycle may be removed and piled on the table if found unattended. Clean-up crews will remove clothes and personal belongings left overnight.
8.02 Machines are to be used for normal household laundry within the capacity limits of the machine. Rugs, blankets and bulky items that can overload or lint up the machines are prohibited.
8.03 Lint screens on dryers are to be cleaned before every use. Flammable chemicals and other cleaning substances not designed for machine washers shall not he used in the machines.
8.04 Heavily soiled laundry, especially those items used by pets, must be pre-washed in order to remove urine, feces, pet hair and dirt. If these items are not pre-washed, the waste/pet hair builds up in the laundry machines and prevents the next resident’s laundry from becoming clean.
IX. RECREATION, ROOFTOP OR PARTY ROOM RULES
9.01 The Recreation Room, Rooftop and Party Room are for the use of residents and their guests only, and may not he used for commercial or business purposes.
9.02 Reservations must be made for all private parties. All requests must be submitted to the Board of Directors in writing by the Board meeting at least 14 days prior to the date requested. Such requests may be mailed to the Larrabee Manor Board c/o the Management Company.
9.03 A $250.00 refundable deposit shall be paid two weeks in advance by a check made out to the Larrabee Manor Homeowners Association for cleaning and/or repair of any damage. A deposit is required for the rental of each space and cannot be used for the rental of all of the common area spaces.
9.04 The unit owner is responsible for leaving the room clean and orderly. If it is not clean, then the deposit will be forfeited, after notice and hearing.
9.05 Any damage in excess of the deposit amount will be assessed to the unit owner, after notice and hearing.
9.06 These common area spaces may be reserved for four (4) hours maximum. Reserving the space does not guarantee exclusive use, as other residents may still use these spaces.
9.07 No decorations may be affixed in any way to the building, furniture or planters.
9.08 No decorations that may become airborne or leave the rooftop area may be used.
9.09 Music must be kept to reasonable levels, and no noise shall disturb other residents.
9.10 Doors may not be propped open at any time.
9.11 Guests are not allowed to access other common areas, including the pool area.
9.12 Only one guest is allowed to use guest parking, during the event.
10.01 Nothing shall be done or kept in the building, whether in the common areas or in individual units which will increase the rate of insurance of the building. No unit owner will permit anything to be done or kept in the common areas which will result in the cancellation of insurance coverage or which would be a violation of law.
10.02 Damage by fire or accident affecting the common area and the person having knowledge of the damage must report persons injured by or responsible for any damage, fire accident to the HOA management company.
10.03 Owners are responsible for obtaining insurance coverage for the interior of their unit.
11.01 No storage of trash shall be permitted in or outside any unit in such a manner as to permit the spread or encouragement of fire or vermin.
11.02 No accumulation of rubbish, debris or unsightly materials will be permitted in common areas except in designated trash storage containers.
11.03 Ashtrays and trash containers in the interior common areas may not be used for household garbage. Use trash chutes provided in hail areas.
11.04 Cartons and boxes are not to be placed in trash chutes. They must be broken down (collapsed) and disposed of in the trash or recycling bins, which are located in the trash room adjacent to the rear elevator.
11.05 No trash or garbage is to be left in the trash chute areas (i.e. outside the trash chutes on landings). No trash or garbage is to be left outside the dumpster or on the ground in the trash room.
11.06 The common trash bin shall not be used to dispose of any debris created by construction work from an individual unit. All contract workers need to request/provide for waste disposal in advance of performing work that generates debris.
XII. ARCHITECTURAL CHANGES
Prior Approval Required. No interior or exterior repair, alteration, improvement, or remodeling may commence in or upon any Unit unless and until the prior written approval of the Board has been given, if such work is related to or could affect any of the following:
(i) The Building’s electrical, HVAC, or plumbing systems
(ii) The Building’s resistance to water intrusion, its uniform appearance, or its structural integrity (including, among others, the movement, disturbance or removal of any wall)
(iii) The level of noise transference anywhere in the Building,
(iv) The Common Areas
(v) The right to privacy and quiet enjoyment of any other Owner.
A. Paperwork. Any Owner wanting to do such work shall, before commencing the work, deliver to the Board the following:
a. Plans. Detailed plans and specifications of such alterations;
b. Contractor Information. The business name, contact name, phone number, address and email of any contractors planning to do work in the unit.
c. Contractor License. All contractors working in the building must have a business license and California State Contractor’s License (for any work valued over $500). Copies of licenses must be provided to the Board.
d. Structural Support. If applicable, a certificate by an engineer licensed in the State of California stating that all portions of the Unit to be affected by the Proposed alterations will not impact the structural support of any other Unit of any part of the building or common area and will not interfere with any mechanical or utility systems.
B. Requests for Prior Approval. All requests for the Board to approve any work, remodeling or improvement as required in this Rule shall be submitted in writing to the Board. The Board shall give its approvals in writing only (no oral approvals shall be binding or valid). The Board’s decision shall be transmitted to the owner within 60 days after the Board’s receipt of all information required herein.
C. Board Approval. The Board has sole discretion to approve or disapprove a proposed alteration, and may approve an alteration only if it finds that the alteration (i) will not impair the structural integrity of any part of the property, (ii) will not interfere with any mechanical system, (iii) is consistent with the governing documents, (iv) will not detract from the appearance, harmony, attractiveness and enjoyment of the property, and (v) will not impose an unreasonable maintenance burden OH the Association.
D. Right to Decorate. Subject to the other provisions of this Rule, each Owner shall have the exclusive right to paint, repaint, paper, panel, plaster, tile, wax and finish, refinish, or decorate the interior surfaces of the walls, partitions, ceilings, and doors within the Unit and the furniture and furnishings included therein, without poor approval from the Board.
E. Board’s Approval. The approval and consent of the Board shall not relieve the Owner of the duty to satisfy the terms of the Governing Documents and of all applicable laws, statutes, regulations, and codes; nor shall it provide a defense to a legal action by the Association, nor shall it give rise to any liability on the part of the Association or its representatives.
F. Compliance With Laws. Notwithstanding the foregoing, the Owner and not the Association must ensure that the final alteration/improvement meets all applicable laws, regulations and building codes, is free of defects, meets all provisions of’ these Rules, and does not disturb the quiet enjoyment of any other Owner.
G. Notice of Completion. Each Owner, within 30 days after completion of any alterations or improvements for which prior approval is required, shall notify the Board that such improvements have been completed. Thereafter, the Board may inspect such improvements to ensure compliance with approved plans.
H. Acoustical Limitations. In the event an Owner shall do anything with respect to their Unit that might have the effect of increasing the level of noise or sounds that can be heard outside of their Unit during normal use and occupancy, the Owner shall be required to obtain prior written approval from the Board and to take all such measures at the Owner’s expense to guarantee that the final alteration/improvement achieves a sound rating (FIIC and MC) of not worse than 55 decibels. At the conclusion of the work the Owner will produce at their expense a sound test from a licensed acoustical engineer to prove that this rating has been met and shall promptly remove or modify the improvement causing the increased sound at their expense if this 55 decibels standard is not met.
I. Floor Coverings. In all Units above the first floor, carpet and padding shall be required in all areas of the Units with the exception of the entryway, kitchen and bathroom areas, so as to achieve as much acoustical privacy as possible. Installation of hardwood flooring, marble, ceramic tile or other hard floor coverings by Owners in Units above the first—floor level may be permitted but only with the prior written approval of the Board and only upon compliance with subsection H of these rules.
J. Balcony/Patio Flooring. No tiles, wood flooring, carpet, Astroturf or other type of covering may be placed on the balcony/patio floor in order to prevent damage to the deck coating. The deck coating may be cleaned with a mild cleanser such as Simple Green; no strong solvents may be used on the patio/balcony. Any patio/balcony furniture must have protective padding on the bottom of the legs to prevent piercing the coating. Plants in pots must be raised on footings and may not be in direct contact with the floor. If the patio/balcony flooring is deteriorating clue to normal wear and tear, please contact the Board of Directors in order to have it repaired. Any damage caused by the resident is their responsibility to repair.
K. Windows and Window Coverings. Each Owner may install appropriate window coverings. The color of such window coverings shall be white in appearance. Paint, foil, sheets or similar items are not permitted window coverings. Any windows that are replaced must be a replica of the current window type and color in order to maintain a look consistent with the appearance of the building. Homeowners may use windows manufactured by Milgard with an aluminum color frame (they may be vinyl material but must be aluminum colored). Windows facing the courtyard and Larrabee Street must be 2 panel windows. Windows facing the sides of the building may be 2 or 3 panels.
L. Chandeliers and Ceiling Fans. No owner shall install any chandelier, ceiling fan, or other ceiling/light fixture that will impair the electrical or structural integrity of the building. Any such fixture weighing over twenty (20) pounds shall require the prior written consent of the Board.
M. Alteration and Decoration of Common Area. No Owner shall, whether at his own expense or otherwise, do, make or allow any alteration, addition or modification to any portion of the Common Area, nor install, attach, paste, hinge, screw, nail, build or construct any lighting, decoration or other article or thing thereto, without the prior written approval of the Board. Any proposed alterations/improvements that impact the common area will only be approved on the condition that the Owner enter into a recordable maintenance/indemnity agreement with the Association.
N. Alteration of Exterior Doors. No Owner shall paint or make any affixed alteration or modification to the exterior surface of the Unit doors without the prior written consent of the Board, provided, however, nothing contained in this Rule shall prohibit the placement of a religious symbol on the framing, molding, or casings which are perpendicular to the outside surface of the Unit doors. However, any damage to the common area is the financial responsibility of the Owner to repair.
O. Mechanics Liens. No labor performed or services or materials furnished with the consent of, or at the request of, an Owner (the "Contracting Owner”) in the Project or their agent or their contractor shall be the basis for the filing of a lien against any other property or Unit of any other Owner in the Project unless that other Owner has expressly consented to or requested the performance of the labor or furnishing of the materials or services. However, express consent shall be deemed to have been given by the Owner of any Unit in the case of emergency repairs thereto.
a. Common Areas. Labor performed or services or materials furnished for the Common Areas, if duly authorized by the Association, shall he deemed to be performed or furnished with the express consent of each Owner within the Project.
b. Indemnity. Contracting Owners shall indemnify and hold harmless all other Owners from and against liability or loss arising from the claim of any lien against other Units for labor performed or for materials Furnished in work on Contracting Owner’s Unit.
P. Window Guards. No window guards or bars shall be installed without the prior written approval of the Board.
XIII. CONTRACTORS/CONSTRUCTION REGULATIONS
8:00 A.M. TO 5:00 P.M. — MONDAY THROUGH SATURDAY ONLY
13.01 All construction workers shall use the rear elevator ONLY!
13.02 NO WORKERS MAY USE THE POWER FROM THE HALLWAYS.
13.03 Workers are to park in the owner’s space or on the street. Parking in another space or blocking the driveway may result in the vehicle being towed at the vehicle owner’s expense.
13.04 Owners are responsible for compliance with all state/local building codes, to the extent such codes are applicable. The City, not the Association, enforces building codes.
13.05 The term “Contractor” applies to all workers.
13.06 All contractors must clean up any debris created or tracked through the common area.
13.07 Any unit having construction done must have their contractors lay down protective covering in the hallways, stairs and elevator (if applicable) prior to starting work each day. The covering must then be removed at the end of each day.
13.08 Owners will he held responsible for any damage caused by their workers.
13.09 Workers in violation of any of the Rules & Regulations will be asked the leave the property and the owner may be fined, after notice and hearing.
XIV. SATELLITE DISHES
14.01 Only in Designated Areas: Except as specifically allowed herein, satellite dishes and antennae may not be installed or otherwise attached to any portion of the common area, including but not limited to balcony railings, emergency doors, or any part of the building structure. However, satellite dishes and antennae may be installed in the designated area of the common area roof, subject to theconditions outlined below. Satellite dishes installed in other common areas will be removed.
14.02 Prior Approval Required. Before installing a satellite dish in the designated area of the roof, prior approval from the Board is required.
14.03 Dish Must Be Labeled. All satellite dishes installed on the roof must be clearly labeled with the unit number to which it belongs.
14.04 Supervised Installation Required. The installation of a satellite dish or antennae on the common area roof must be supervised by an Association authorized representative, at the cost of the Owner.
14.05 Owner Responsible for Damage. Owners shall be financially responsible for any damage caused by the Owners’ satellite dish, including any repair of damage to the common area and/or damage or injury to property or person caused by the satellite dish in the common area.
14.06 Existing Satellite Dishes. Within thirty (30) days of adoption of this rule, all unit Owners and tenants must notify management if and where they currently have a satellite dish installed in the community. If installed in an unapproved part of the common area, the owner will be required to label and relocate his/her satellite dish to the designated area or it will be removed.
XV. ELECTRIC VEHICLE CHARGING STATION