Association Rules

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RULES & REGULATIONS OF

RAMAPO RIVER RESERVE ASSOCIATION

August 13, 2010

PREAMBLE. 1

RULES & REGULATIONS. 2

General 2

Renting and Selling. 2

Garbage Collection – Garbage, Recycling and Litter Ordinances. 3

Dwelling. 4

Storage. 10

Vehicle and Parking. 11

Pets. 13

Clubhouse Use / Rental Policies. 15

Block Party rules. 15

Gym Rules & Safety Regulations. 15

Tot Lot Rules & Safety Regulations. 15

Pool Rules & Safety Regulations. 15

PROCEDURES FOR RULE VIOLATIONS. 18

ARREARS. 18

SCHEDULE OF FINES……………………………………………………………………………………………………………………. 19

PREAMBLE

Ramapo River Reserve is a residential community located in the Borough of Oakland consisting of 400 fee simple homes built in 5 phases of which 85 are town homes, 315 are carriage or villa homes or single family homes (49 villa homes or single family homes in Phase 5 subject to approval of township) and 291.141 acres of common areas, including recreational and other common facilities and common open space areas. The residential community is administered and managed by The Ramapo River Reserve Homeowners Association Inc.

Governing documents relating to Ramapo River Reserve are

1. Certificate of Incorporation of The Ramapo River Reserve Homeowners Association, Inc.

2. Declaration of Restrictive and Protective Covenants, Easements, Conditions, Charges and Liens for Ramapo River Reserve and five (5) Amendments to the Declaration

3. By-Laws of the Ramapo River Reserve Homeowners Association, Inc. to which are attached the Community’s Rules and Regulations.

RULES & REGULATIONS

General

1. Temporary Residence: No structure of a temporary character, trailer, recreation vehicle, tent, boat, boat trailer, camper, shack, barn or other outbuilding shall be used on any lot at any time as a residence either temporarily or permanently.

2. Hunting: No hunting, trapping, killing or interference with wildlife coming on to a lot or on to the common area shall be permitted.

3. Signs: No signs are permitted in any portion of the common area. Signs, such as “For Sale”, “For Rent”, “For Lease”, “Garage Sale”, business signs and political signs, on individual lots are permitted as long as they do not exceed 3 square feet in size.

A. Any open house signs that are posted on common property shall result in a fine for the first offense.

B. Commercial signs on individual lots cannot exceed 3 square feet in size and shall be removed within 30 days.

4. Disturbance: No activity shall be carried out in any residence or in any of the common areas or common facilities, which may be or may become an annoyance or nuisance to other residents. “Excessive sound is a serious hazard to the health, safety, general welfare and quality of life and should be prevented… Noise level should be lowered between the hours of 10:00 PM and 7:00 AM (BO 3-3.2 Noise Control).”

5. Basketball stands are permitted in a resident’s own driveway but not in the street.

Renting and Selling

1. Renting: No portion of the community shall be used for any purpose other than residential housing and those related purposes for which the community was designed.

A. Only an entire residence may be rented and the use and occupancy of all units shall be restricted to and shall be in accordance with the provisions of a11 applicable laws, zoning ordinances, regulations of governmental authorities and the Association Rules & Regulations.

B. All Leases are to be for a term of not less than one (1) year. Leassor relinquishes all rights and privileges to all recreational facilities for the duration of Lease. The Lessee shall have all rights to the recreational facilities for the duration of the Lease. Lessor must make Association “Rules and Regulations” a part of the Lease. A copy of the Lease must be placed on file with the Property Manager. If Lessor is in arrears, Lessee is not entitled to any privileges; i.e., pool and clubhouse.

2. Transfer of Ownership: Upon signing a Contract of Sales for their residence, each homeowner is obligated to provide the following information, in writing, to the Association:

Anticipated closing date
Name(s) of purchaser(s)
Name(s), address(s) and telephone number(s) of Attorney for both Buyer and Seller.

A. Any homeowner who has entered in to a contract of sale of a resident shall notify the property manager of the closing date a minimum of 30 days prior to closing so that the architectural control committee (ACC) can inspect the home for any violations. The seller will be required to correct, prior to closing, any violation brought to his/her attention by the ACC. The ACC will re-inspect and notify the property manager accordingly. When the correction(s) is/are completed, the property manager will issue a Certificate of Compliance.

B. In the event that the seller does not correct the violation and obtain the Certificate of Compliance prior to closing, the buyer shall become responsible for any and all deficiencies.

Garbage Collection – Garbage, Recycling and Litter Ordinances

1. Rubbish and Debris: Residents shall maintain their residence free and clear of rubbish, debris and other unsightly materials. Residents shall not cause any materials to be placed in any common areas or facilities. Burning of trash and refuse is prohibited.

2. Garbage Cans: All garbage and other refuse shall be placed in tightly secured garbage bags or garbage bags inside garbage cans and left off the grass, in front of the respective residence the morning of garbage pickup. No garbage bags may be left out the evening prior. Garbage cans with lids tightly affixed only may be “placed at curbside after 6:00 PM prior to the day of collection and must be removed from curbside no later than 9:00 PM on the day of collection (Oakland DPW).” At all other times garbage cans and recycle cans must be left inside the residence, i.e. the garage or otherwise.

3. Recycle: All residents must recycle all materials as mandated by the State of New Jersey and the Borough of Oakland. All residents must be familiar with all applicable regulations.

Dwelling

1. Insurance: Nothing shall be done or maintained in any residence or in the common areas, which will increase the rate of insurance to the Association without the prior written approval of the Association. No homeowner shall permit anything to be done or kept in his residence or in the common facilities which will result in the cancellation of insurance on any building or the contents thereof, or which would be in violation of any law.

2. Nothing shall be hung out of windows. The hanging out of laundry for the purpose of drying, airing outside, or cleaning in general, is prohibited.

3. Bird feeders are limited to the high hanging variety. Ground bird feeders are not permitted.

4. Festive decorations – except for the American flag – shall be removed no later than 30 days after the end of a holiday weather permitting.

5. Property Appearance – All residents, homeowner or renter, are required to keep their residences and property (including lawns, shrubs, trees and flower beds) in good repair and correct all neglectful or hazardous conditions promptly (B.O. 10-3). For safety reasons only UL Approved insulated outdoor wiring is permitted for outdoor use. Non-insulated interior wiring is prohibited.

6. Common Area Damage – Any damage caused to the common area, such as, but not limited to, the grass, concrete, fences, etc. by any resident, guest or minor child of resident, will be repaired by the resident. This includes damage caused by vendors contracted by residents.

7. Nothing shall be done to any residence, common area, or common facility that will impair its structural integrity or cause damage thereto. Changes or Alterations to a residence may be allowed if, in the determination of the Architectural Control Committee, the changes or alterations are deemed harmonious with the surrounding community, and consistent with the objectives of the Association.

A. Requests for changes or alterations shall be submitted to the Property Manager, and shall be accompanied by descriptions, and, other than for change of color, architectural plans and specifications that clearly show the nature and extent of the proposed work. Other than for changes of color, a copy of the latest property survey, showing the location of the proposed work, must accompany the request.

B. For any work of an architectural or structural nature, after ACC/Board approval of the proposed concept, the applicant must obtain approval by the Borough of Oakland Building Department in the form of a building permit, or a letter from the Borough of Oakland Building Department stating that their approval is not required. The permit or letter shall be submitted to the Property Manager prior to the commencement of any of the proposed work.

C. If any changes or alterations are made prior to the approval of the ACC and/or the Borough of Oakland Building Department, a Cease and Desist will be ordered immediately by the Property Manager. The Association will have the authority to have these changes or alterations removed at the homeowners’ expense.

8. No canopy or shutter shall be affixed to or placed upon the exterior walls, doors, roof or any part of a residence or exposed on or at any window. No awnings shall be affixed to or placed upon the exterior walls. Retractable awnings are permitted on town homes and single-family homes providing, the base color of the awning must be the base color of the structure as originally constructed by Baker Residential. It must be striped, however pinstripes are not permitted. The accent stripes must match the accent colors of the structure (i.e. shutters, front door and trim). Prior to installation, a Property Modification Application must be submitted to the Architectural Control Committee for approval. The following refers to town homes only: Since the Association is responsible for maintaining the siding and roofs on town homes, town homeowners will hold harmless the association for any damages arising from the installation of or the attachment to the town home.

9. Any homeowner desiring to do exterior construction must obtain prior approval from the Architectural Control Committee (ACC). A Property Modification Application is to be submitted to the Property Manager who will log the application and transmit it to the ACC for action. The request shall be accompanied by specific architectural plans prepared by a NJ licensed architect, where appropriate, which plans indicate the intended construction with elevation plans. The ACC must answer within forty-five (45) days. A survey of the homeowners’ property must accompany all property modifications. If a modification is made to the property without prior ACC approval, the Association has the authority to have the modification removed at the homeowners’ expense.

A. “No additions to the primary structure shall be located closer than the distance allowed by the appropriate municipal ordinance. No detached accessory buildings shall be closer than 10 feet from either side property line of the lot upon which they are located and 10 feet from any rear property line of the lot or such distance as may be imposed by the appropriate municipal ordinance. No addition shall have a height greater than that permitted in the appropriate municipal ordinance.”

B. “No addition or modification shall be permitted which is deemed to be inharmonious with the character of the community. In reviewing applications, the ACC shall discourage uniformity in design and appearance. Where appropriate, exterior elevations shall be different from those adjacent units. Rooflines on adjoining units shall be different in design and appearance. Size and type of windows and doors in the front elevation on adjacent units shall be different. ACC may prepare and have available pre-approved designs for the most common changes requested.”

C. For all property modifications, the homeowner is responsible for notifying all neighbors with whom he/she shares a property line boundary. This notification must be made with sufficient time to allow the neighbors to voice their objections to the Architectural Control Committee prior to approval.

The following is allowed with prior Architectural Committee approval:

10. Decks

A. Decks may only be constructed in the rear yard, no closer than fifteen (15) feet to the property line; not encroaching onto any easements, including sight easements; and may not extend beyond the sidewalls of the dwelling. The deck must not impede access to any egress (windows or doors), and must otherwise be permitted by Borough ordinance.

B. Decks may be constructed only of natural wood or composite deck materials, and shall comply with all applicable State and Borough codes. The design of all components (substructure; decking; railings; stairs; gates; screens; latticework) shall be consistent in appearance with that of other decks in the community. Stair railings and gates must match the design of the deck railings. Foundation concrete may not protrude above grade.

C. The space under the deck may be enclosed, if at all, only with open crosshatch lattice panels. If a lower deck or patio is present, latticework may only be installed downward from the lower deck, or upward as a “screen” in accordance with Rule 9.

D. Other than the structural substructure, all deck components shall be of the same color, except that minor color deviation will be permitted when both natural wood and composite material are used on the same deck. The substructure may remain uncoated. However, if the substructure is coated with a colored stain or opaque coating, it must be the same color as the other deck components. The Property Manager maintains a list of colors approved for use on decks and related components. No other color may be used.

E. Wood components shall be either uncoated, or coated with a clear, transparent, or semi-transparent stain. Wood components that have been previously coated with an opaque finish (“painted”) may be recoated using one of the approved opaque colors. The color(s) of components of composite material shall be very similar to one or more of the approved colors.

F. Requests for construction of new decks, extensions to existing decks, and reconstruction or modification of existing decks must be submitted for approval by the ACC, and shall be accompanied by dimensioned descriptive plans and specifications (including proposed color), and a copy of the latest property survey showing the location of the proposed work. After ACC approval of the proposed concept, the applicant must obtain approval by the Borough of Oakland Building Department in the form of a building permit, or a letter from the Borough stating that their approval is not required. The permit or letter shall be submitted to the Property Manager prior to the commencement of any of the proposed work.

G. Requests for re-coating of an existing deck shall be submitted for approval by the ACC and shall specify the proposed color.

11. Installation of privacy screens on Town House decks and expanded decks are to comply with community standards. The standard is no higher than 6 feet from the deck floor and no wider than 6 feet. The finished side (good side) must face out.

12. Sheds, gazebo or any other structures are permitted with approval. Sheds must be maintained and blend with the residence.

13. Exterior hot tubs are permitted. Above or below ground swimming pools are not permitted. Fountains and other permanent water features/accessories are not permitted unless they meet the criteria that they be “pool-less and/or pond-less” (No water accumulating whatsoever). Hours of operation for approve features are coincidental with Oakland’s Noise Ordinance. Neighbor’s signatures must be obtained.

14. Fences

A. No fence shall be constructed, or erected without prior approval from the Architectural Control Committee (ACC) and, in addition, a valid Construction Permit issued by the Borough of Oakland’s Construction Code Enforcement Official.

B. Fences shall be erected in a manner so as to permit the flow of natural drainage and shall not cause water to be blocked or dammed to create ponding. Grades and vegetation may not be altered to affect drainage patterns without prior consent.

C. Fences shall be constructed only of the picket type or split- rail (post and rail) type, and shall not exceed four (4) feet in height measured from the point where the post enters the ground or other base. The picket type fence shall consist of pickets that are not less than two (2) nor more than four (4) inches wide, separated by spaces that are not less than two (2) nor more than four (4) inches; and the spaces shall not be wider than the pickets. All components of picket fences shall be of the same color. Acceptable colors are natural wood; earth tone stained as permitted for decks; or white. The split rail type fence shall be the same as or similar to the split rail fences originally installed by Baker, as found throughout the community, and shall be left as natural, unpainted wood.”

D. All fences shall be constructed so that the finished side of the fence faces outward. The posts, bracing, supports and other structural members of the fence and the hardware used with the fence shall face the interior of the area enclosed by the fence.

E. At no time may a fence, wall, tree, hedge or shrub planting interrupt a sight triangle easement, impede the vision and safe ingress and egress from driveways or impede the vision and safe ingress and egress at intersections. The criteria set forth in this paragraph shall be applicable for corner lots as well.

F. No fence shall be erected in the yard of a dwelling forward of the front elevation setback line of a dwelling.

G. No fence shall be erected in the yard of a dwelling within ten (10) feet of the roadway to allow access to utilities and for snow plowing purposes.

H. No existing or proposed fence shall be erected between properties as to neither interfere with, nor encumber the association and/or the adjacent neighbor’s reasonable access to his/her property for the purpose of maintenance, deliveries, and emergency services. “Reasonable” as defined shall mean: moderate, fair, and possessing sound judgment. To that end a gate shall be installed in the section of fence between properties. This paragraph is to be applied to Town Homes only.

I. Detached dwellings have a five (5) foot easement from the property lines. Therefore nothing can be constructed or installed in that easement. This paragraph applies to Villa Homes, Carriage Homes, and Single Family Homes only.

15. Storm/Screen Doors: are permitted, provided it is the Andersen Full View HD 3500 or equivalent.

16. Satellite Dish Systems: S.D.S. should be installed in the rear of a residence unless reception is possible only from installing it in the front. S.D.S. may be installed in town houses or detached homes according to the following procedures: The Association may not interfere with a resident’s right to install a satellite dish. Nevertheless installation to the contrary could void the Association’s responsibility to maintain siding, roofing and gutters. Satellite dishes and radio and television antenna must comply with FCC and Association Regulations and/or resolutions. Satellite dishes are restricted to a maximum of 18” in height. Prior to installation a Property Modification Application must be submitted to the Property Manager for Architectural Control Committee approval. The cost of repair, if any, made necessary by the installation of the S.D.S. shall be borne by the homeowner.

17. Gutter & Roof De-Icer Heating Cables: The following Rules are for those residents who want to install de-icer heating, cables on their residence at their risk and responsibility: Homeowners may install commercially manufactured gutter/roof de-icer heating cables in the following locations: gutters, leaders, roof valleys, around skylights and along lower edges of roofs just above gutters in a saw-toothed pattern. Installation of the power supply must be done by a licensed Electrician, according to the manufacturer’s instructions, and must be maintained in good, safe condition. No electrical wire (whether exposed or in a conduit) needed to serve the heater cables may be run along any exterior surface of the building.

18. Lampposts are permitted with ACC approval. Lampposts must match existing fixtures. If a lamppost is to be installed, the existing lighting on the front entrance and the garage must be changed to match the lamppost fixture.

19. Ground lighting: due to the various types of ground lighting available, the ACC must review all applications. There must be no interference with adjoining property, easements or common areas.

20. Color Change Guidelines

Phases 1 through 5A

A. The color must be contained within the 6/15/2009 color palette and within the specific architectural element column (Siding, Garage Doors, Front Doors and Shutters, etc.) However, the front door and shutters may also be painted any of the approved garage door colors.

B. Front door (including side and transom panels) and shutters must be the same color, and cannot be the same color as those on an adjacent neighbor’s house, unless originally done so by Baker.

C. Garage doors cannot be the same color as those on an adjacent neighbor’s house, unless originally done so by Baker. Both garage doors must be the same color.

Phase 5B

A. Cotswold has no color grid but must stay within the mountain colors.

21. Town Homes: All units are to remain the same in design and color as originally constructed by Baker Residential.

22. Hardscape construction (such as patios, walkways, retaining walls, etc.) may require Engineering Studies or surveys at the discretion of the ACC and at the expense of the homeowner. The homeowner is responsible for any permits required by the Borough of Oakland and/or the State of New Jersey. Once the permit is received, a copy of the required permit(s) must be submitted to the ACC.

23. Front/Entry Doors & Garage Doors may be replaced and/or upgraded provided they meet the community standard as constructed by Baker. Front doors are without windows in all Phases except Cotswold. Garage doors have the 2^nd row from the top with windows, 4 squares with false panes. All phases are to remain as constructed by Baker.

24. Roof shingles when replaced must remain as close to the same color and style as constructed by Baker.

Storage

1. Nothing shall be stored or left overnight in common areas, recreation areas or parking lots (except for vehicles in parking lots). Swales, which are for the sole purpose of water drainage, shall be kept free and clear and not used for storage.

2. Firewood: Firewood may be stored, if placed in a ring or other appropriate container. No firewood is to be stacked without a container within five (5) feet of the residence to avoid termite infestation and carpenter ants, nor is it to be placed on lawns, under decks, in the woods or on common property.

3. Propane Grills: Propane tanks must be a minimum of five feet from any exterior wall (State Law #NIJAC 5:18-.3(h)3 Propane Grills). Propane tanks may not be stored inside the home or garage.

4. Explosives: No resident may bring, store, keep or allow explosive substances or fireworks within the residence or the common area. Use of all fireworks is strictly prohibited. Fuels, if stored indoors, must be stored in Dept of Transportation (DOT) approved containers.

Vehicles and Parking

1. Designated parking areas and driveways shall not be used for any purpose other than to park automobiles and motorcycles. These vehicles are required to have current valid registrations, current inspection sticker and must be road operable.

2. Vehicle Maintenance: Automobiles shall not be washed, repaired or serviced in any common area.

3. Street Parking: “No one shall park a vehicle at any time on any of the streets” (B.O. 7.3-4) of RRR except in designated parking. “An exceptional situation shall be deemed to exist when insufficient parking exists at a residence during a 24 hour period caused by a meeting, gathering, party or other occurrence at the residence, provided that the resident notifies the Police Department and the Property Manager. Prohibited parking regulations shall not apply for 24 hours from such notification (B.O. 7.3-8c).”

4. Tot Lot parking: There is absolutely no parking in front of the Tot Lot. "No Parking" signs are clearly posted in this area. The Police Department can issue parking tickets.

5. Guest parking area: Residents must park their vehicles in their garage or driveway. Residents may not use the designated parking areas as their own private parking. Residents performing driveway maintenance or other maintenance that prevents them from parking in their garage or driveway must notify the Property Manager.

A. Guests, residents visiting other residents and residents using the common area facilities; i.e., the pool, clubhouse, tot lots, lake, river, trails, etc., may park in designated parking areas. Guests parking for more than two (2) days in guest parking areas must notify and get approval from the Property Manager to remain as long as a maximum of five (5) days.

B. Specifically prohibited from guest parking areas and driveways are trailers, boats, snowplows, motor homes, trailers as defined below, campers, snowmobiles, recreational vehicles and commercial vehicles.

6. Snow emergency: There is to be absolutely no parking in guest parking during snowstorms and/or snow emergencies. Residents may not park at the edge of their driveways with the bumpers extending on to the roadway.

7. Commercial Vehicles: Vehicles considered to be commercial are:

A. Business vans and vans without windows

B. Stretch limousines, taxis, tractors, buses, etc.

C. Vehicles with more than two (2) axles or more than four (4) wheels (trucks);

D. Vehicles which bear or display any form of writing on the exterior, including but not limited to decals, paintings, stickers, magnetic signs or other surface fixtures. (A vehicle is commercial even if surface fixtures such as a blank magnetic sign may temporarily cover such writing.) Excluded from this criteria is such writing as is placed or installed on the vehicle by the manufacturer or dealer of such vehicle, which writing solely identifies the model information or dealer identification, bumper stickers which do not advertise the owner’s business, parking permit stickers and any such writings as may be required by the Motor Vehicle Agency of the State of that vehicle’s registration to identify the vehicles as owned or operated by a disabled person;

E. Vehicles which have attachments, fixtures, extensions or any type of non-passenger equipment, including but not limited to ladders, pipes or conduits, and excluding trailer taillights;

F. Vehicles bearing a load which may reasonably be construed as for business rather than personal passenger purposes in full view of the public eye.

G. An ambulance, rescue squad, fire department or police vehicle or other governmental vehicle, belonging to a resident, which is not at or upon the grounds of the Association for the purposes of conducting any official function or duty, is prohibited from guest parking areas and driveways.

Although vehicles which meet any of the above criteria are presumed to be commercial vehicles, such presumption may be rebutted by a homeowner upon showing clear and convincing evidence that such a vehicle in question is not used or operated in any manner in conjunction with or for the conduct or performance of any business or commercial venture.

8. Removal: Any such aforementioned vehicle is subject to removal. The homeowner or resident will be given a notice of violations(s) and/or twenty-four (24) hours notice of removal. No notice of removal will be given for the following circumstances: (1) when the identity of the owner of the vehicle, boat or equipment cannot be ascertained; (2) in case of emergency or (3) when immediate removal is necessary to alleviate a dangerous condition.

The homeowner or resident shall be assessed any and all costs incurred by the Association for removal and/or storage of the vehicle. Additionally, fines will be assessed for each day that the violation(s) exists. See procedures for rule violations.

Pets

1. No residence may harbor more than four (4) household pets, of which three (3) may be dogs. Only dogs, cats, or other customary household pets are permitted, provided that they are not kept, bred, or maintained for any commercial purpose and are housed within the residence.

2. Noise: “No homeowner or resident shall allow any pet animal or pet bird to frequently for continued duration cause a noise disturbance across property lines (B.O. 3-3)” nor “keep any vicious dog or any dog which shall disturb the neighborhood by excessive barking, whining or howling (B.O. 5-3.7a).” A dog barking for ten (10) minutes or intermittently for thirty (30) minutes is considered to be a ‘barking dog disturbance’ (B.O. 3-3).

3. Control: “No homeowner or resident shall allow his dog to run at large but must keep him confined to the premises of the residence. When not confined there, the dog shall be kept in strict control on a leash in the hands of a responsible person (B.O. 5-1.7)”.

1. On the common areas the dog must be on a leash.

1. On the premises – this includes lawns, patios and decks – when the resident is on the premises, the dog is confined to the premises if there is a fence around the property or the dog is on a deck without stairs or with a gate blocking the stairs. No outside pens or cages shall be permitted. Doghouses shall be permitted in single-family homes only, not in town homes. However pens, cages or doghouses (in town homes) may be grand fathered. Doghouses are permitted only in the back yard, if there is a fence around the perimeter of the back yard of the property. Pens and cages – not doghouses – would then be deemed to confine a dog to the premises. An electronic fence is not to be considered a fence for the purpose of confining a dog to the premises.

1. In any case a fence, deck, pen or cage may be used only when the resident is on the premises inside or out; they may not be used as an excuse to keep a dog outside when a resident has left the premises, so as not to disturb any neighbors or passers-by. If a dog left outside when the resident is on the premises begins to bark, the resident must immediately take action to prevent the dog from barking so as not to cause a barking dog disturbance as stated above.

1. On the premises, if the dog is not confined to the premises as stated above, the dog shall be kept in strict control on a leash in the hands of a responsible person. No runs, stakes or posts shall be permitted. Dogs may not be tied up outside or left unattended whether or not the resident is outside on the premises.

4. License: All household pets must be licensed with the Borough of Oakland in compliance with B.O. 5-1.2. Animals must display tags and proof of appropriate vaccinations and said proof must be current in accordance with B.O. 5-4.3f.

5. Insurance: Each resident keeping any household pet shall have proof of liability coverage and shall indemnify the Association and its members and hold harmless against any loss of liability of any kind whatsoever arising from keeping of such pet (B.O. 5-1.2b)

6. Vicious Dog: “No resident shall keep or harbor any vicious dog (B.O. 5-1.7(a)).” “A vicious dog means any dog which habitually bites people or which is known to possess vicious propensities (B.O. 5-1.1).” Canine breeds of established aggressive or dangerous nature are prohibited.

7. Curbing: It is the responsibility of the pet owner or handler to walk his/her animal on a leash along roadways and not on lawns.

1. Pets are not permitted to urinate or defecate on trees, shrubs, lawns, or mail boxes. “Dogs may not urinate or defecate upon any private property except with express owner permission (B.O. 5-1.7.c.1).” “On common property dogs must be curbed (B.O. 5-1.7.c.2).” “Pet owners must clean up immediately after their pets using a pooper scooper or some approved method (B.O. 5-1.7.c.2-a) and dispose of the feces in a sanitary manner on the pet owner’s own property (B.O. 5-1.7.c.2-b).” Pet droppings are not to be disposed of into the sewer system. (B.O.)

1. Failure to pick up pet waste on common property or another homeowner’s property shall result in a fine for the first offense.

1. Pet owners/handlers are required to clean up after their pets immediately on their own properties as well.

Clubhouse Use / Rental Policies

The Clubhouse Rules are a separate document and are hereby incorporated by reference into the RRR Rules and Regulations.

Block Party rules

Block parties are allowed on cul-de-sacs but not on thru streets with prior permission from the Board of Trustees. Notify the Oakland Police Dept beforehand. A cul-de-sac is the rotary or circle at the end of the street.

Gym Rules & Safety Regulations

Use/Rental: Use of the gym is prohibited to those residents under 12 years of age and to residents 12 to 16 years, unless accompanied by an adult 18 years or older.

Tot Lot Rules & Safety Regulations

1. Dogs: Dogs are not permitted at any time in the Tot Lot.

2. Garbage: Garbage should be disposed of properly. A garbage can is provided within the Tot Lot.

3. Use of the Tot Lots is limited to those appropriate for children’s recreational play.

4. Use of the Tot Lots is prohibited between sundown and sunrise.

Pool Rules & Safety Regulations

The pool will operate according to the following schedule:
Weekends Only: May 28 – June 26
Daily Operation: June 27 – September 5
Hours of Operation: 10:00 am to 8:00 pm

Ramapo River Reserve Homeowners Association
2011 POOL RULES AND REGULATIONS
The lifeguards have the authority to enforce the rules and regulations at all times. Residents, their families and guests shall be bound by all Health Department Regulations and the lifeguard shall have the right to enforce same at all times. The regulations shall include specifically, but not limited to, the following:

1. Hours: The pool may not be used at any time unless a lifeguard is present. Please note this rule will be strictly enforced. Pool hours are from 10:00 am to 8:00 pm.

2. Badges: No one will be admitted to the pool area without a 2011 Pool Badge. Upon entering the pool area, each member and guest must sign the pool log held by the lifeguard.
Pool Badges will be issued to each full-time, year-round, permanent resident of a household, and an additional badge will be provided to each single-occupant household, provided that the unit owner is in good standing. (NOTE: the permanent badges will only be issued once). Validation stickers will be provided each year provided the unit owner is in good standing. Replacement badges will cost $10.00 each.
Except as otherwise provided for in these rules, the use of the pool is restricted to homeowners, tenants, members of their immediate families who are legally domiciled with them throughout the year, and authorized guests.

3. Swim Lessons: All Swim Lessons will be scheduled with the NYS Pool Management Lifeguards only. Swim lessons will be offered between the hours of 9:00AM – 10:00 AM and 7:00PM – 8:00PM Monday thru Friday only. No Private Swim Instruction will be permitted at the pool.

4. Diving: There will be no diving into the pool at any time.

5. Bathing Suit: All persons using the pool must wear a bathing suit.

6. Children: Children under the age of twelve years must be accompanied by an adult of at least 18 years. No more than three (3) children may be under the watch of an adult at least 18 years of age unless the adult is their parent. The lifeguard shall not be responsible for the care of children in the absence of parents and guardians. Children in diapers, not yet toilet trained, will be permitted in the pools only if they are wearing swim diapers (plastic or disposable). Baby coaches and carts may be brought no closer than five (5) feet from the waters edge.

7. Floatation Devices: “Swimmies” will only be permitted when the child’s parent or designated adult is in the pool or sitting on the edge with their feet in the water, ready to assist the child if the need arises. The child must be within arms reach of the adult if the adult chooses to be on the side of the pool. The adult may not be sitting in a chair close by. Adults may only watch one (1) child with “swimmies” at a time.
Vests with inner tubes around the waist will be permitted under the conditions prescribed above for “swimmies”. Any floatation device that supports a child solely from the back will not be permitted under any circumstances. Other flotation devices shall be judged acceptable by the lifeguards on an individual basis. Should the lifeguards determine that any device is acceptable, it will be permitted under the same conditions prescribed above for “swimmies”. Only Coast Guard approved life vests will be permitted for children to swim without adult supervision in the water. Such vests are clearly marked. Flotation devices such as Boogie Boards, Rafts, Inner Tubes, and the like, are not allowed in the pool or pool area at any time.

8. Radios: Portable radios may only be used with a headset.

9. No Smoking: Smoking is not permitted in the fenced-in pool area.

10. Food: No Food is allowed in the Pool Area. There is a designated area for food outside the pool equipped with benches for children and adults. All refuse must be deposited in the wastebasket provided. Glass is strictly prohibited. It is the responsibility of the residents to clean up after themselves. Abuse of this privilege will result in food being prohibited from the area entirely.

11. Animals: Animals of any type except Seeing Eye dogs are not permitted in the pool area. It is not permitted to tie up any animals to the pool fence.

12. Behavior: Ball playing, use of water pistols, running, jumping, pushing, horseplay, abusive language or any misconduct in general are not permitted in the pool or the pool area. The use of cell phones should be limited and please be aware of your voice level. Expectoration, roughness, or other conduct affecting the safety and comfort of others shall not be permitted.

13. Illness: Admission to the pool shall be refused to anyone with a cold, cough, fever, inflamed eye and/or disease, fever, nasal or ear discharges, evidence of skin disease or rashes, excessive sunburn, open blisters, cuts, wearing bandages or general uncleanliness.

14. Maintenance: The pool may be closed for maintenance, health conditions, weather, or any other reasons deemed sufficient by the Trustees of the Association or their representative.

15. Property Damage: Owners will be responsible for any property damage caused by themselves, members of their family, their tenants, or their guests. The cost of such damage will be charged to the responsible owner. The Association is not responsible for loss or damage to any personal property.

16. Guest Badges Each household will be provided with two (2) Guest Badges. Additional Guest Badges can be purchased for $25.00 per badge, which will be valid for the entire pool season. Guest Badges can not be purchased through the Lifeguards. Guests shall be permitted entry to the pool area only if accompanied by a resident.

17. Dividing Rope: The dividing rope will be installed at the request of a member or guest between the hours of 10:00AM – 11:00AM and 6:00PM – 8:00PM daily by the lifeguard only. A member or guest cannot remove the dividing rope at any time.

18. Scuba Equipment: No scuba equipment is allowed in the pool.

Authority: The lifeguards have complete authority to enforce the rules. The Lifeguards have been assigned the responsibility for maintaining appropriate conduct and environment in the pool area. If, in the opinion of the lifeguard, any member or guest is found refusing to comply with the rules and regulations or displays disorderly conduct, they will be asked to leave the premises. A second offense will result in a year suspension. All violations will be documented by the Lifeguard and forwarded to the Management Office.

The Ramapo River Reserve Homeowners Association and Wentworth Property Management reserve the right to establish rules and regulations for the use of the swimming pool and swimming pool area. All residents, their families and guests shall be subject to said rules and regulations at all times and to any modifications and changes thereof that will be made by the Board of Trustees and Management when necessary. The posting of any such rules and regulations distributed to the residents shall be binding onto the residents, their families and guests.

All the terms, covenants, conditions, provisions and agreements of the Ramapo River Reserve Homeowners Association’s governing documents shall apply to the use of the swimming pool facilities to the extent they are relative thereof.

The Ramapo River Reserve Homeowners Association and Wentworth Property Management shall not be liable for any personal injury or death, or for loss of or damage to property resulting from or arising out of or in connection with the use of the swimming pool from or the facilities thereto or the existence of either, or out of the act, omission, negligence of any persons using the pool or facilities, or out of any accident(s) occurring at or near the pool while it is in or out of use.

All residents, their families and guests shall hold and save the Ramapo River Reserve Homeowners Association and Wentworth Property Management harmless from any and all claims or demands by reason of death or injury to persons or property or/loss of property caused or occasioned by the use of the pool facilities thereto by the resident or by his/her family or guests.

The Ramapo River Reserve Homeowners Association and Wentworth Property Management reserve the right to close the pool any one day in the week for maintenance purposes and further, reserve the right to close the pool because of inclement weather, and reserve the right to alter or change the hours of operation at any time. In the event of a thunderstorm and/or lightening, all swimmers MUST exit the pool until instructed otherwise by the Lifeguard.

PROCEDURES FOR RULE VIOLATIONS

Violations of RRR Rules and Regulations are dealt with through a procedure known as Alternative Dispute Resolution (ADR) that covers the Complaint, disposition of charges, fines, enforcement and appeal. The ADR is a separate document known as Policy Resolution No.1 and is hereby incorporated by reference into the RRR Rules and Regulations.

ARREARS

1. Charges

A. Association dues

B. Sewer plant charge – if and when the Association takes possession of the sewage treatment plant

C. Town homes are assessed an additional amount to cover the cost of maintenance of the exterior of the town homes, including roofs, siding, gutters and leaders and the replacement cost of town home roofs.

D. Fines

2. Lien and Personal Obligation: Liens for unpaid assessments may be foreclosed by suit brought in the name of the Association. Suit to recover a money judgment for unpaid assessment may be maintained without waiving the lien. The assessment, together with interest and cost of collection, including reasonable attorney’s fees, shall be a continuing lien upon the lot against which the assessment is made and shall also be the personal obligation of the home owner of the lot at the time the assessment is made. No homeowner may avoid liability for common expenses by non-use of the common area or his property.

3. Late Charge: If a home owner defaults in a payment, and the default is not corrected within thirty (30) days, the assessment shall bear interest from the due date at the rate of 18% annually and the Association may bring an action against the home owner personally or foreclose the lien against the lot. After sixty (60) days the Board is obligated to file a lien.

4. The Board may suspend the membership rights in the Homeowners Association of any member in arrears. This includes the following rights:

A. Voting rights

B. Membership on the Board of Trustees

C. Membership on a Committee

D. Pool ID badges and use of pool

E. Use of clubhouse

F. Newsletter

5. Enforcement: Enforcement shall be the responsibility of the Property Manager. Hearings and appeals shall be directed to the Board of Trustees.

SCHEDULE OF FINES (for violations of rules):

Violations of RRR Rules and Regulations may result in fines, as set forth in RRR Resolution Number 6 adopted on 12/9/09 or such other actions as the Association considers appropriate. Procedures for challenging the disposition of a violation of RRR Rules and Regulations are governed by the Alternate Resolution of Disputes (ADR), as set forth in Article XV of the Bylaws entitled Judiciary Committee.

First Offense: Warning *

Second Offense: $150.00

Third Offense: $200.00

Repeat Offense: $200.00 for every repeat offense

(* Certain rules provide for a first offense fine instead of a warning)

Fines are for each rule violated. There is no limit to the number of rule violations in a Complaint. The escalation of fine amounts is for repeat violations of a rule, not the total number of rules charged. Fines must be paid within 30 days of receipt of judgment. Fines will be added on to the monthly maintenance fee.

Failure to Pay: Interest can be charged at a rate of 18% compounded annually. The committee can place a lien on the living unit for unpaid fines and interest.

The committee shall have the power to recommend to the Board of Trustees that costs of the hearing between $250 and $2500 shall be assessed to one or both parties (in the event there are more than two) in such proportion as the committee shall deem appropriate in its sole discretion. In addition, one or both parties or all parties shall be responsible for all attorney fees actually incurred by the committee in its consideration of the issue in such proportion, as the committee shall deem appropriate.

RULES_2010