AMENDED AND RESTATED RULES AND REGULATIONS OF ADAMS CROSSING CONDOMINIUM (Adopted effective as of August 15, 2016) The terms herein shall have the same meanings as defined in the Declaration of Condominium of the property known as ADAMS CROSSING CONDOMINIUM, a condominium created under and subject to the Pennsylvania Uniform Condominium Act. All present and future owners, mortgagees, lessees and occupants of the Units and of the Common Elements and their agents, employees and invitees and any other person or entity who or which may use the facilities of the Property are subject to and bound by these rules, and all amendments thereof. A. GENERAL 1. The Units and Common Elements (including Limited Common Elements) shall be used only for residential purposes. 2. The entrances shall be used only for access to and from the Units and those portions of the Common Elements intended for the use of Unit Owners, and shall not be obstructed. 3. All personal property shall be stored within the Units. 4. Nothing shall be hung, projected or shaken, and no dirt or other substances shall be thrown, swept or otherwise emitted from the windows of the Building. 5. Nothing shall be placed on, in or projected from the doors (other than interior doors entirely within a Unit), windows or window sills, including without limitation aerials, signs, air conditioners, ventilators or fans. The Association may, in its discretion, permit satellite dishes if it determines that they will have minimal impact on the aesthetics of the development. 6. Nothing shall be done, including without limitation, working, causing vibration or odors which shall unreasonably disturb or interfere with the rights, comfort or convenience of the other occupants of the building or adjacent buildings. 7. All mechanical or electrical equipment of any kind, shall comply with all rules, requirements, regulations and recommendations of all public authorities and boards of fire underwriters having jurisdiction.! 1
8. Sinks and toilets shall not be used for any purpose other than that for which designed. 9. Supplies and packages of any kind are to be delivered during normal business hours. The Association shall not be responsible for any loss or damages to packages left in the common areas. 10. Garbage and refuse shall be deposited only in the containers specified by the Executive Board and only at such times and in such manner as the Executive Board or its agent shall direct. 11. No Unit Owner shall keep any explosive or flammable material or substance in his Unit without the prior written consent of the Executive Board. 12. Damage to any portion of the Property caused by employees, invitees, visitors or licensees of the Unit Owners shall be repaired at the expense of the responsible Unit Owner. 13. No Unit Owner shall make or permit his employees, visitors, or licensees to make, any noise or activity that will interfere with the rights, comfort, or convenience of other occupants. 14. These Rules and Regulations are adopted pursuant to the Declaration of Condominium and By-laws, and may be enforced in accordance with those documents. 15. The Executive Board reserves the right to amend these Rules and Regulations as may be required from time to time. B. PARKING 1. No occupant of the Building shall abandon any automobile or other vehicle in any parking area or other part of the Common Elements or block the access to any parking spaces. 2. No unattended vehicles shall be left at any time in such a manner as to impede access to parking spaces or to impede traffic. 3. Traffic regulations adopted by the Executive Board shall be strictly obeyed by the Unit Owners, their agents, servants and employees. 4. All Unit Owners shall observe and abide by all parking and traffic regulations as posted by the Association or by municipal authorities. Vehicles parking in! 2
violation of any such regulations may be towed away at the Unit Owner s sole risk and expense. 5. The exterior parking area is for the use of Unit Owners and guests. 6. The exterior parking area may not be used for storage of any truck, tractor, mobile home, camper, boat or any vehicle other than a passenger car. All vehicles left in the parking areas must be licensed and in operating condition. C. PETS 1. One pet may be maintained in a unit so long as it is not a nuisance. Actions that will constitute a nuisance include, but are not limited to, abnormal or unreasonable crying, barking, scratching or unhygienic offensiveness. 2. Each pet must be registered and inoculated as required by law and registered with the Association office. 3. Pet owners are personally responsible for any personal injuries or property damage caused by their pets. Each Unit Owner shall indemnify and hold harmless the Association from any claims made as a result of the action of their (or their tenant s, invitees, etc.) pet. 4. Pets must be leashed. 5. Owners of pets walked on the Common Elements must promptly clean up their pets droppings. 6. The Association may require the permanent removal of any pet violating these rules upon written notice to the Unit Owner and/or fines may be levied. D. LEASING 1. All leases must be on a form approved by the Executive Board, or have attached a rider which will be supplied by the Executive Board upon request. 2. Copies of all leases shall be sent to the Executive Board. 3. The leasing of a Unit shall not release or discharge the Unit Owner from any duties and obligations as a Unit Owner. 4. The Unit shall be occupied by the Tenant as a private residence.! 3
5. Tenant shall read and agree to comply with all terms and conditions of the Declaration of Condominium, Code of Regulations, By-laws, and Rules and Regulations covering the condominium which documents shall be made part of the lease. 6. All leases and/or renewals must be in a written form acceptable to the Executive Board and a copy of said current lease and/or renewal kept on file with the Management Office. 7. Unit Owners must notify the Management Office no later than thirty (30) days after any change in occupants of the Unit, and provide the Management Office with the following: a. The name, telephone number and correct address of the Unit Owner. b. The names and telephone numbers of all occupants of the Unit. c. A true and correct copy of an acceptable lease agreement or rider, and d. The name, address and telephone number of a family member, friend, trust officer or person authorized to act for the Unit Owner in an emergency should the Unit Owner be unavailable or physically unable to act. 8. The Lessor shall immediately inform the Executive Board if there is intent to change one Tenant for another. There shall not be a change of Tenant without compliance with the Rules and Regulations set forth herein. 9. Failure to comply with these leasing rules shall result in a fine of Five Hundred ($500.00) Dollars for each month of violation. Fines will be imposed from the date of violation, i.e., beginning of the lease term, not the date of notice of violation. 10. Any Unit Owner shall be permitted to cure violations within thirty (30) days from the date of the violation notice and avoid imposition of a fine. E. LANDSCAPING 1. Plantings to individual taste are permitted within the confines of the patios; however, no drilling or permanent fixtures are permitted on the brick walls, to include the dividing wall between units. 2. The following are permitted within the common element planting beds immediately adjacent to the units: a. One (1) statue - 36 or less in height b. One (1) bench! 4
c. Two (2) shepherd crooks (hanging flower baskets only) d. Trellises are permitted in the patio area only. 3. All other lawn ornaments including, but not limited to, ground lighting, bird baths and feeders, fountains, flags and pennants, lawn balls, walking paths, decorative rocks, name signs, and window boxes are not permitted. 4. For those units with mulch beds between the patio and the lawn, not more than three stepping stones of 12-inch or less size are permitted, provided that they are on the same level as the mulch. 5. Plantings by unit owners are permitted in the mounded beds not directly adjacent to the units, following written approval by the Landscape Committee. 6. No plant materials or mulch in the common areas may be removed by unit owners. 7. Considering the limited availability of funds for the replacement of dead or missing plants in the beds immediately adjacent to the units, unit owners may replace such missing or dead plants at their own expense, provided the replacement plants are the same type as those being replaced or the replacement plant has been approved in writing by the Chairman of the Landscaping Committee. F. PATIO EXTENSIONS 1. The unit owner is responsible for the purchase price (including installation charges) for the alteration. 2. The unit owner is responsible for maintenance, repairs and upkeep of the alteration. Maintenance and upkeep of the alteration shall be at the unit owner s expense. Maintenance and upkeep must be consistent with the general standard prevailing of the Adams Crossing common area. 3. If the Association determines the alteration has become a nuisance or a hazard, or if the alteration infringes upon the right of free enjoyment of the common elements, the Association shall have the right to cause the alteration to be removed at the unit owner s expense. 4. The unit owner shall make application for approval of the alteration in writing. Sample application form is at EXHIBIT A.! 5
5. The unit owner s request shall demonstrate that the proposed alteration conforms to the regulation and to the pre-approved color choices. 6. The patio extension specifications are contained in EXHIBIT B. G. AWNINGS 1. The unit owner is responsible for the purchase price (including installation charges) of the alteration. 2. The unit owner is responsible for maintenance, repairs and upkeep of the alteration and it shall be at the unit owner s expense. Maintenance and upkeep must be consistent with the general standard prevailing of the Adams Crossing common area. 3. If the Association determines the alteration has become a nuisance or a hazard, or if the alteration infringes upon the right of free enjoyment of the common elements, the Association shall have the right to cause the alteration to be removed at the unit owner s expense. 4. Stationary awnings are not permitted. Only retractable awnings with auto-retract wind sensor are permitted. 5. The unit owner shall make application for approval of the awning using the standard Alteration Application Form, a sample of which is at EXHIBIT A. 6. Awning specifications are contained at EXHIBIT C. H. ATTIC VENTILATION SYSTEMS 1. Attic Ventilation is the action of moving air in an attic for the purpose of reducing temperature and/or humidity. Attic Ventilation systems may be either mechanical or static. Examples of mechanical ventilation systems are electric-powered and solar-powered fans. Static ventilation systems are non-mechanical systems that rely on natural air flow. Typically, static ventilation systems in attics involve the installation of vents in the gables and/or roof on the installation of perforated gables on the underside of the roof in order to improve airflow. 2. Unit Owners are permitted to install a mechanical system or a static system or a combination of both. However, a Unit Owner may not commence installation of an attic ventilation system until the system (and the installer) have been approved by the Board through the submission of an alteration request (see #6 below). 3. Please note that it is the Board s position that the static ventilation system is the preferred system and to date is the only system approved by the Board. Specifically, this system is as follows: Manufacturer: Lowanco! 6
Model: 700 Series and Back Roof Vents (Model 770-D-Black) In addition, the vents must be consistent on each visible side. 4. If a Unit Owner makes an alteration, then the Unit Owner shall be responsible for all costs and expenses incurred in connection with such installation/installation. 5. The Unit Owner will be fully liable and responsible for all maintenance, repairs, damages and problems (including damage due to water leakage) arising out of or in connection with such installation or alteration. 6. If the Unit Owner wants to install an attic ventilation system, then he must, before installation may commence, make application for approval of the proposed system using the standard Alteration Application Form, a sample which is at Exhibit A.! 7
ADAMS CROSSING CONDOMINIUM ASSOCIATION REQUEST FOR APPROVAL OF ALTERATION TO PREMISES (NON-LANDSCAPING) EXHIBIT A 1. 2. 3. Name of Owner Requesting Approval Address where Alteration will be made Mailing Address of Owner, if different from above. Phone Number 4. Type of Alteration: Building Exterior Attic/Roof/Gable Other 5. Location of Alteration: Front Side Rear Attic/Roof/Gable Other Please specify other: 6. Explain, in detail, what you are requesting permission to do, to include approximate dimensions. 7. Describe the type of materials to be installed (or in the case of systems, the name of the system and a copy of the specifications). 8. Explain if any existing elements will be affected by this alteration: 9. If an independent contractor is performing the alteration, please prove with respect to the Contractor: Name: Address: Phone Website: Pa. License Type Pa. License Number Also, please provide a copy of the Contractor s Certificate of Insurance.! 8
10. Explain the effect the alteration may have on neighbors to either side of your home: 11. Signatures of nearest neighbor to the right and left of your home to signify they have no objection with this proposed alteration. 1. 2. 12. Expected Start Date: Expected Completion Date: 13. Attach a drawing showing all existing elements, including shrubs, porches, and proposed alterations. Include the neighboring home and yard in the drawing showing the distance from nearest existing elements to proposed additions or alterations. Also, attach specifications and a copy of the construction proposal. Signature of Owner requesting approval Please send completed form back to: Date Board Approval: Steve Blair, President Approved Not Approved Adams Crossing Condominium Association 704 Independence Court Valencia, PA 16059 Board Member Signature 814-688-5635 (cell) blair3794@gmail.com (e-mail) Date NOTE If a Unit Owner wants to make an alteration to a Unit, please complete and file the form with Steve Blair, President. Do NOT commence implementation of the alteration until you have received Board approval. If a Unit Owner wants to make an alteration to a Unit, then the Unit Owner shall be solely responsible for all costs and expenses incurred in connection with such installation/alteration. In addition, the Unit Owner will be fully liable and responsible for all maintenance, repairs, damages and problems (including damage due to water leakage) arising out or in connection with such installation or alteration. Maintenance and upkeep must be consistent with the Association s prevailing general standard. If the Association determines the alteration has become a nuisance or a hazard, or if the alteration infringes upon the right of free enjoyment of the common elements, the Association shall have the right to cause the alteration be removed at the Unit Owner s expense. Please note that there are additional specifications that pertain to (i) the installations of a patio extension and/or (ii) the installation of an awning. These additional specifications are attached as Appendices A, B and C. This form should not be used in connection with alterations involving landscaping instead use the form entitled Notification of Proposed Landscaping Change.! 9
APPENDIX A SPECIFICATIONS FOR STATIC VENT VENTILATION SYSTEM If a Unit Owner wants to install a static vent ventilation system, please note that the only system which has been approved by the Board to date is as follows: Manufacturer: Model: Installer: Lowanco 700 Series, and Back Roof Vents (Model 770-D-Black) Avacoll and your request must specifically state that the vents will be consistent on each visible side. PATIO EXTENSION SPECIFICATIONS APPENDIX B 1. Only non-permanent extensions to a patio using bricks or other paver products will be permitted in a manner that will allow easy return to the original design. 2. Only pavers or tiles in earth tone colors may be used. 3. Pavers/tiles must be flush to the level of the existing patio. The extension cannot be raised above the patio slab height. 4. The extension must not extend beyond the planting bed or exceed 48 inches from the patio, whichever is lesser, and may only be as wide as the existing patio. 5. Installation of the alteration shall be done in a workmanlike manner and shall be accomplished by laborers who are skilled in the installation of pavers. 6. The Common Element shrubs or trees in the adjoining mulched areas must not be disturbed.! 10
APPENDIX C AWNING SPECIFICATIONS 1. All awnings installed on patios are to be retractable (as per installation guide attached) and to have an auto-retract wind sensor. 2. The awning shall be of standard size to cover the entire patio. 3. The awning shall be constructed of Sattler Fabric/Gottschalk quality fabric and shall have a straight edge finish. 4. The awning color shall match the siding color of the building. The approved fabric color is Sahara #364-639. 5. Braiding shall be similar to the fabric color. No decorative additions (including without limitation, fringe or monograms) are permitted. 6. Installation of the alteration shall be done by the Board approved contractor in a workmanlike manner. Deck King USA, Incorporated 8416 Edwood Road Pittsburgh, PA 15237 PH: 412-369-4567 http://www.deckkingawnings.com EXHIBIT A PATIO EXTENSION SPECIFICATIONS 1. Only non-permanent extensions to a patio using bricks or other paver products will be permitted in a manner that will allow easy return to the original design. 2. Only pavers or tiles in earth tone colors may be used. 3. Pavers/tiles must be flush to the level of the existing patio. The extension cannot be raised above the patio slab height. 4. The extension must not extend beyond the planting bed or exceed 48 inches from the patio, whichever is lesser, and may only be as wide as the existing patio. 5. Installation of the alteration shall be done in a workmanlike manner and shall be accomplished by laborers who are skilled in the installation of pavers. 6. The Common Element shrubs or trees in the adjoining mulched areas must not be disturbed.! 11
EXHIBIT B AWNING SPECIFICATIONS 1. All awnings installed on patios are to be retractable awnings by Deck King, USA the model 8700 NuImage with remote control and auto-retract wind sensor. 2. The awning shall be of standard size to cover the entire patio. 3. The awning shall be constructed of Sattler Fabric/Gottschalk quality fabric and shall have a straight edge finish. 4. The awning color shall match the siding color of the building. The approved fabric color is Sahara #364-639. 5. Braiding shall be similar to the fabric color. No decorative additions (including without limitation, fringe or monograms) are permitted. 6. Installation of the alteration shall be done by the Board approved contractor in a workmanlike manner. Deck King USA, Incorporated 8416 Edwood Road Pittsburgh, PA 15237 PH: 412-369-4567 http://www.deckkingawnings.com! 12