IV.       STANDARDS:

A.        Exterior Siding: Wood siding that is cracked, warped, buckles, or otherwise in obviously poor repair is not in compliance with the Summit Village standards and must be repaired or replaced. Stucco, brick and other masonry siding or walls that is broken, severely cracked and/or falling down must also be repaired or replaced.

B.        Exterior Paint: Exterior paint that is faded, discolored, flaking, or obviously weather worn is not in compliance with the Summit Village standards. The entire structure is considered as a whole. If a multi-family structure requires repainting, the entire structure (all dwelling units) must be repainted. The entire structure must display the same color scheme. A maximum to two colors will be permitted, one primary color for the majority of the structure and one contrasting color for the trim.

1.     Colors: The color of all structures within Summit Village shall be compatible with the surroundings. Subdued colors in the earthtone and woodtone ranges shall be used for the primary color of the structure. Hues shall be within the range of natural colors that blend, rather than contrast, with the existing vegetation and earth hues. Earthtone colors are considered to be shades of reddish brown, brown, tan, ochre, umber and sand. Color samples should be provided to the Association Manager who will normally be able to provide written Board approval within 48 hours.

2.     Existing Colors: Structures painted prior to the adoption of this policy that do not comply with the aforementioned color standards may remain as until painting is again needed. At that time, the owners shall comply with the Association color standards stated above.

C.        Decks, Stairs, & Walkways: Decks, stairs and walkways serving the individual units and/or groups of individual units must be maintained in good repair, safe condition, and in compliance with Douglas County Standards by the owners of the individual units served. Cracked and excessively weathered steps or planking must be replaced. Eroded footings must be replaced. Loose boards must be screwed or renailed (screws are recommended). All wood must be kept in good condition. Annual sealing and/or painting is highly recommended, and this will greatly extend the useful life of decks, stairs, and walkways.

1. Snow Removal: Each residential unit owner is responsible to maintain the decks, stairs, and walkways that serve his unit in a safe, usable condition (generally clear of snow and ice) so long as the unit is occupied. In the case where common stairs and walkways serve more than one unit, the individual owners may form a cooperative organization to ensure that proper maintenance is performed.

a)     The Board of Directors may elect to provide snow removal service for walks and stairways that serve specific groups of residential units. In this event, the board will provide each of the affected owners with a description of the snow removal services to be performed and the cost sharing ratios. These ratios will normally be based on the percent of the stairs/walkway serving each unit. For example, if two units are served by a common 100 step stairway and the second unit also has an additional 50 steps beyond the first unit, the owner of the first unit would pay 1/3 of the bill.

b)    This service may be requested by any group of Association Members who share common stairs/walkways.

c)     The Association will bill each affected owner monthly for the pro-rated share of the labor, material, and Association's billing costs.

 

2. The Board of Directors will only become involved in the enforcement of snow removal in the event that the stairs/walkways under consideration serve more than one owner and where there is reason to believe that an injury could result in the Association being sued.

V. ENFORCEMENT: Instances of non-compliance with the exterior maintenance standards may be brought to the attention of the Board of Directors (or the Architectural Committee if and when an active Architectural Committee exists). This will normally be done by the Association Manager, but may be done by anyone.

A.        The Association Manager will review the problem, submit a recommendation to the Board, and verbally (if practical) notify the affected property owner(s) of the situation. If the owner(s) agree(s) to correct the problem, the Association Manager may decide not to involve the Board directly.

B.        If a complaint is brought before the Board of Directors, they will review the complaint and determine its validity as soon as practical.

C.        If the Board determines that the complaint is valid, the owner shall be notified by certified mail of the non-complying condition and given sixty days to correct it. In the event the owner wishes to dispute the complaint, he will have 20 days to respond to the Board in writing. The Board will consider his dispute at the next regularly scheduled Board of Directors meeting. The owner may attend that meeting and present his case in person, if desired.

1.     In the case of snow removal, the owner will be given three days to clean the walks/stairs.

2.     If the Board determines that any stairs/walkway that serve more than one residence are not being adequately cleared of snow, and if, in the BoardÕs judgement such negligence puts the Association at risk, the Board may, at its discretion, provide snow clearing service and prorate the costs among the owners served by the subject stairs/walkway in accordance with paragraph IV, C, 1 above.

C.        In the problem is not corrected within the time period specified, the Board will cause the problem to be corrected and will levy a special assessment upon the affected homeowner(s).

D.        If the levied homeowner(s) fail to pay the special assessment within the time allotted, the Board of Directors will follow the normal Lien and Foreclosure procedures as stated in the Summit Village Lien & Foreclosure Policy.

This policy was adopted by unanimous vote at the regularly scheduled Summit Village Board of Directors Meeting on October 21, 1991.