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Virginia Landmarks December 2, 1998 | Fairlington Historic District Glen Condo Association | National Register March 29, 1999 |
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Fairlington Glen Handbook
Approved by the
Fairlington Glen Board of Directors October 26, 1999 Arlington, Virginia INTRODUCTION TO FAIRLINGTON GLEN
Fairlington Glen (Village Four), officially known as the Council of Co-Owners of Fairlington Glen, is one of six villages in South Fairlington. The Glen has 16 courts and consists of 56 buildings for a total of 352 condominium units. Fairlington Glen occupies 24.1747 acres of which 876,650 square feet is general common area. Fairlington Glen is situated in the southwest corner of Arlington County and borders the City of Alexandria on King Street (also known as Route 7 and Leesburg Pike) and Quaker Lane.
COURTS BY NUMBER AND ADDRESSES
Fairlington (named for Fairfax and Arlington counties) was built by Defense Homes Corporation between 1940-43 as a rental housing development for defense workers. When it was completed, it was the largest (over 340 acres), permanent housing development in the country. The Glen still attests to the outstanding design and quality materials of its original workmanship.
The architectural styling is Colonial Williamsburg. Because the architects wanted to avoid creating a mass-produced look, they developed an unpredictable building layout pattern. Thus some units are grouped around a courtyard in a U-shaped design, while some are in long rows with roof lines that alternate between steep pitches and low, Dutch-style slopes.
Most units have solid tongue-and-groove oak hardwood floors and oak hardwood trim throughout. Outside, the brick walls of the buildings are well constructed and the masonry sound.
The principal roofs of the Glen are covered with slate or asbestos shingles, while the canopies over the rear doors (added after Fairlington's original construction) are covered with asphalt, slate or composite shingles.
The exterior woodwork on the various buildings, the molded window trim, porch columns, and decorative molding are all adaptations of American colonial style. This decorative use of wood elements--dormer cheeks, gutters, windowsills, porch and hood cornices, soffits, and columns--constitutes much of what is known as the "character" of Fairlington Glen. Some sills are no longer wood but may be aluminum or vinyl.
The conversion of Fairlington from rental property to condominium property began in 1972 and was completed in 1977. The conversion of Fairlington Glen occurred in 1974.
The Master Deed, By-Laws, and supporting documents that established and govern the Glen Condominium project units were filed July 6, 1973, in Deed Book 1828, page 512, Arlington County. The land is under deed recorded in Arlington County Deed Book 1686, page 241. This land was conveyed to unit purchasers as part of the common elements.
THE CONCEPT OF CONDOMINIUM OWNERSHIP
The concept of condominium ownership fosters the concept of togetherness. Everything that happens to the buildings and grounds affects all of us. Under the condominium ownership concept, each owner, in addition to his or her unit, also owns, in common with all other units, the general common elements that are located on 876,650 square feet of land.
This means that you own your unit in fee simple, its title is in your name and you have a deed. You enjoy exclusive property of your unit. You may mortgage, rent, exchange, give it away, or sell it, as you wish. You are restricted, however, from making exterior or interior changes and alterations that affect your unit or other units.
An important feature of condominium ownership is that your liability is limited. Your townhouse or apartment is not subject to any mortgage or lien placed on other parts of the condominium project. If a neighbor fails to pay his or her taxes, you and the other owners are not liable and your property cannot be foreclosed. You are only responsible for deducting for tax purposes the real estate and interest you pay on your mortgage or deed of trust. If you rent your unit to a tenant, you may have the additional business deductions allowable to landlords.
Aside from the right-and-title ownership of your unit, your purchase makes you a joint owner of the common elements.
GENERAL COMMON ELEMENTS AND LIMITED COMMON ELEMENTS
The fence-enclosed yard area behind each unit, except the upper apartment units, (Braddock), is reserved exclusively for your use.
The percentage of your ownership of the general and limited common elements is determined by dividing the value of your unit in 1974 by the aggregate value of all Glen units in 1974. This percentage or weight is stated in the Master Deed. It determines the amount of your monthly unit assessments (condominium fees) and the weight of your vote on all Condominium Association matters, as set in the Master Deed.
The commons or buildings and grounds facilities are managed by the Council of Co-Owners which
administers the common elements through the Board of Directors.
FAIRLINGTON GLEN is the condominium newsletter through which co-owners and residents are
informed of new policies, policy changes, and other important information. Published by the Board of Directors, this newsletter serves as the official communication channel of Fairlington Glen.
Agendas and motions of Board of Directors and agendas of Buildings and Grounds Committee meetings are posted on the bulletin board at the Maintenance Building by the pool.
A bulletin board is available at the Fairlington Community Center for use by residents.
Metro has asked us NOT to place notices in the bus shelters.
Residents are also reminded NOT TO NAIL NOTICES ON TREES.
FAIRLINGTON CITIZENS ASSOCIATION
The Fairlington Citizens Association (FCA) is the civic association of North and South Fairlington. The FCA's purpose differs from that of the Glen's Board of Directors in that the FCA coordinates the needs/desires of the whole community of 3400+ units in Fairlington and works through the Arlington County Civic Federation and the Arlington County Board to benefit the whole Fairlington community. The ALL FAIRLINGTON BULLETIN is a newsletter published monthly by the Fairlington Citizens Association (FCA).
FAIRLINGTON CONDOMINIUM ASSOCIATIONS
There are six different condominium associations in South Fairlington, each with its own board of directors:
South Fairlington, which has approximately 1700 units, is located on the east side of I-395 going south from the Pentagon.
Fairlington Villages, also known as North Fairlington, is one large village of approximately 1700 units. Fairlington Villages (or North Fairlington) is located on the west side of I-395 going south from the Pentagon.
Collectively all co-owners in the Glen are the Council of Co-Owners (also called the Association).
Membership in this Association or Council means you have the right to participate in the management and operation of the Glen and you are responsible for your share of the common expenses.
The Council of Co-Owners has the responsibility of administering Fairlington Glen. This includes electing the Board of Directors (the Board), approving the annual budget, approving the monthly assessment for the following year, and reviewing the Board's arrangements for the management of the Glen.
The By-Laws provide in Article IV that a Board of Directors will govern the affairs of the Council of Co-Owners. Originally, the developer appointed a Board of five persons to serve until the first Annual Meeting. Thereafter, the Board is elected at the Annual Meeting of the co-owners and serves for the terms provided for in the By-Laws. There is a President, Vice President, Buildings and Grounds Committee Liaison, Secretary, and Treasurer. The Board is charged with responsibilities outlined in the By-Laws.
Over the years, the Board's primary goals have centered around preserving and upgrading the grounds and buildings and to enhance the Glen's reserve posture to meet unforeseen contingencies and planned improvements.
The Board is comprised of five co-owners who are elected by the Council of Co-Owners at the November Annual Meeting. The Board meets monthly at the Fairlington Community Center. Co-owners and residents are welcome to attend Board meetings. Interested persons should contact a Board member or the Management Agent regarding placing an item on the agenda.
The Board has supervisory responsibility for the management and maintenance of our village. This includes the care, upkeep and surveillance of the Glen and its common areas and facilities; making interim adjustments in the monthly assessments, if necessary; collection of monthly assessments from co-owners; and designation and dismissal of the personnel necessary for the maintenance and operation of the project, the common areas, and facilities.
The President has the power to appoint committees from among the co-owners and residents from time to time as he/she may in his/her discretion decide is appropriate to assist in the conduct of the affairs of the Glen.
Ad-hoc subcommittees are constituted at such times and to perform tasks which are requested by the President of the Board and/or by the Chairperson of the appropriate standing committee.
The success of any condominium association depends on the willingness of its members to become involved in the community by volunteering for the various positions open to them. The investment of a little time reaps rewards in a well-run association that reflects the wishes of the co-owners and residents.
The Basketball Committee recommends basketball policy to the Board and oversees operation of this facility. The committee makes recommendations to the Board concerning the basketball budget, rules, regulations, and improvements. Basketball rules and regulations are in Appendix B.
The Budget Committee, chaired by the Treasurer, proposes financial and budgetary policies to the Board. In addition, it is responsible for developing the annual budget recommendation to the Board and ultimately to the co-owners.
Buildings and Grounds Committee (B&G)
B&G is the largest and most important standing committee of the Board. It is comprised of a representative and/or alternate (co-owners or residents) from each of the 16 courts. B&G meets monthly at the Fairlington Community Center. B&G assists the Board in its responsibilities for maintenance, landscape, security, and variance matters. Through its recommendations, it helps the Board to:
Maintain acceptable standards of architectural consistency and integrity throughout the condominium
Reconcile actions of individual co-owners at variance with the By-Laws and Master Deed of
Fairlington Glen
Propose standards and help maintain Board-approved performance standards for the maintenance and upkeep of the common areas of the Glen
Plan improvements to the common areas
Become aware of co-owner concerns
Members (court representatives) may volunteer or may be elected by the residents of each court. There is no fixed term of office. Membership on the committee is open to both co-owners and residents. Each court has one voting member of the B&G and may also have one or more alternates who may attend meetings and serve on subcommittees.
Committee leadership is composed of chairperson, vice-chairperson, secretary, and subcommittee chairs of the landscape, maintenance, security, and variance subcommittees.
Chairperson
The Chairperson of the B&G Committee is appointed by the President of the Board. The Chairperson is not representative of any specific court and shall exercise no vote, except in case of ties. The Chairperson presides over all Committee meetings and recommends all subcommittee chairpersons subject to the approval of the Board. The Chairperson is an ex-officio member of each subcommittee.
Vice-Chairperson
The Vice-Chairperson of the B&G Committee is appointed by the Committee Chairperson from among the court representatives. The Vice-Chairperson presides over Committee meetings in the absence of the Chairperson.
Secretary
The Secretary of the B&G Committee is appointed by the Committee Chairperson. The Secretary does not have to be a court representative or alternate. The Secretary records the minutes of the Committee meetings and presides over the Committee meetings in the absence of both the Chairperson and Vice Chairperson.
This subcommittee exists to oversee landscape improvements to the common areas of Fairlington Glen. The subcommittee functions are:
Guiding the implementation of the long-range landscape plan for the improvement of the common areas of Fairlington Glen
Reviewing variance requests for landscaping variances and recommending actions to the Chairperson of the Buildings and Grounds Committee and to the Board. Landscape variance procedures are in Chapter 5.
Recommending specific landscape improvements, consistent with the long-range landscape plan, for inclusion in the annual budget of Fairlington Glen
Assisting the Maintenance Subcommittee with technical advice on landscaping matters
Monitoring the performance of the landscape contractor
Maintaining permanent records of variance requests and their disposition, and preparing periodic reports on variance actions to the Board
This subcommittee exists to establish and maintain performance standards for the maintenance and upkeep of the common areas of Fairlington Glen. The subcommittee functions are:
Establishing performance standards for the maintenance of common areas, including buildings and grounds
Conducting monthly inspections of the common areas, including buildings and grounds
Preparing monthly reports to the Buildings and Grounds Committee on the results of the inspections
Monitoring the performance of the maintenance staff and related contractors as requested
This subcommittee exists to heighten the awareness of Fairlington Glen residents of security measures of common interest and to provide a central point of information about security activities of interest to all. Please note that the Council does not provide or ensure the security or safety of the residents. Residents are responsible for their own security and safety. The subcommittee functions are:
Coordinating the Neighborhood Watch Program
Acting as a distribution point of information about security
Publicizing infractions in Fairlington Glen about which residents should be aware
This subcommittee exists to control actions of individual co-owners at variance with the By-Laws and Master Deed of Fairlington Glen. The Subcommittee functions are:
Receiving and processing variance requests for non-landscaping variances in accordance with the variance procedures adopted by the Board
Reviewing variance requests for non-landscaping variances and recommending actions to the Chairperson of the Buildings and Grounds Committee and to the Board
VARIANCE REQUESTS ARE REQUIRED PRIOR TO ANY EXTERIOR MODIFICATIONS OR INTERIOR STRUCTURAL MODIFICATIONS.
Variance procedures are in Chapter 5.
Identifying violations of variance procedures and initiating appropriate actions
Maintaining records of variance requests and their disposition, and preparing periodic reports on variance actions to the Board
The Pool Committee is responsible for oversight of the Fairlington Glen pool complex. This oversight responsibility includes authority to direct the pool management company and lifeguards on duty. In addition, the Pool Committee develops, revises, and recommends waivers to the pool rules. The Pool Committee will notify the Glen Management Agent and the Board of pertinent pool business. The Pool Committee is committed to providing a safe and pleasant
environment for Fairlington Glen. Pool rules and regulations are in Appendix B.
Tennis and Paddle Tennis Committee
The Tennis and Paddle Tennis Committee recommends tennis and paddle tennis policy to the Board and oversees operations of these facilities. The Committee makes recommendations concerning the tennis/paddle tennis budget, rules and regulations, and improvements to the Board. Tennis/paddle tennis rules and regulations are in Appendix B.
Fairlington Glen's budget is developed each year by the Board through the Budget Committee with the assistance of the Buildings and Grounds, Pool, Tennis/Paddle Tennis, and Basketball Committees, and the Management Agent. Basically, the budget has two overall categories: operating expenses (on-going expenditures) and reserves (provisions for major repairs or replacement).
Operating expenses are divided into such line items as landscaping, pool management, utilities, salaries, office supplies, and repairs and maintenance. For most of these items, prior year expenditures provide estimates of future costs.
To budget reasonably for repairs and maintenance, a schedule of planned repairs is used. At present, the Glen has replacement reserve accounts to cover capital expenditures. Reserve accounts are budgeted by listing the common elements the Glen is responsible for maintaining, and estimating their useful life before major repair or replacement is needed, and the current replacement cost of each item.
A budget is always an estimate, prepared item by item. Each unit owner is responsible for that unit's share of the common element expenses, whether or not these expenses are adequately provided for in the budget. If monthly assessments cannot meet operating expenses and major repair or replacement, the deficiency is met by a special assessment or by adding the deficit to the following year's budget.
An annual audit of the books and records of the Association is conducted by a certified independent auditing firm.
Over the years, the Board's primary goals have been to preserve the grounds and buildings and to enhance the Glen's reserve posture to meet unforeseen contingencies and planned improvements.
Condominium ownership protects all co-owners of the condominium by assuring that expenses are apportioned fairly and that income is received by the Association to pay expenses. These expenses are included in each year's budget which is approved by the co-owners at the Annual Meeting and is managed by the Board and the Management Agent.
MONTHLY ASSESSMENT (CONDOMINIUM FEE)
All co-owners are obligated to pay the monthly condominium fee approved by the majority of co-owners at the Annual Meeting. Legally, this payment is constituted as a lien superior to all other liens other than the lien for your real estate tax and your mortgage.
The Master Deed lists the percentage of a co-owner's ownership of the general and limited common elements. This percentage determines the amount of your monthly unit assessments (condominium fees).
A Management Agent is hired by the Board to manage and supervise the day-to-day affairs of our village. Some of the items covered by the condo fee are:
Operation and maintenance of recreational facilities
Maintenance of reserve funds for replacement of common property as specified in the By-Laws
Condominium insurance coverage for fire and certain casualties (see "Insurance" section in this chapter for more information regarding insurance)
Trash pick-up six days a week; schedule of pickup is in Appendix C
Preventive maintenance program which includes the care of the common hallways, court lights, and maintenance surveys and assistance
Comprehensive lawn and grounds care in general common areas, including mowing, edging,
mulching, maintenance of foundation plantings, fertilizing, and leaf removal
Snow removal from Glen sidewalks and parking lots; snow removal plan is in Appendix E
General building and facility maintenance work such as shutter replacement, gutter repair, and court sidewalk repair
Water and sewer fees for all units; electricity fees for apartment unit hallways and common element areas
Painting of exterior surfaces
Parking lot repair
Professional fees for the Management Agent, legal counsel, and certified public auditor
The Management Agent collects the monthly maintenance fees.
The following billing and collection policy was formally adopted by the Board [Resolution No.1 (1981), Board Clarification September 25, 1990, Resolutions 95-2 and 95-3 (1995)]:
1. Monthly condominium fee payments, derived by the percentage of ownership assigned to each unit, are due the first day of each month.
2. All documents, correspondence, and notices relating to fees/charges are to be mailed to the co-owner at the address which appears on the records of the Association or as modified in writing by the co-owner.
3. Non-receipt of payment coupons shall in no way relieve you, the co-owner, of the obligation to pay the amount due by the due date.
4. All questions about your condominium fee or the status of your account should be addressed to the Management Agent.
The Board adopted the following policy to address the collection of delinquent assessments [Resolution No.1 (1981), Board Clarification September 25, 1990, Resolutions 95-2 and 95-3 (1995)]:
1. Any co-owner whose payment is not received by the FIFTH OF THE CURRENT MONTH will receive a standard reminder notice of delinquency and will be assessed a late fee (e.g. if the current month is "June," as of June 6th, the co-owner is now 1 monthly payment delinquent and is assessed late fee).
2. Any co-owner whose payment is not received by the FIFTH OF THE SECOND MONTH will receive a certified letter of delinquency from the Management Agent and the co-owner will be assessed a late fee and an "administrative cost." Fairlington Glen allows the Management Agent (through our contract with them) to charge for the cost of preparing and mailing the certified demand letter. This charge is paid to Fairlington Glen and in turn paid to the Management Agent (e.g. if this second month is "July," as of July 6th, the co-owner is now 2 monthly payments delinquent, is assessed an administrative cost, and is assessed late fee only for the late July payment).
3. If the payment is not received by the FIFTH OF THE THIRD MONTH, the Management Agent will instruct the Association's attorney to file a Memorandum of Lien. In addition, the attorney will also file a suit for judgment against the individual co-owner (e.g. if this third month is "August," as of August 6th, the co-owner is now 3 monthly payments delinquent, is assessed late fee only for the late August payment, and the delinquency will be turned over to the Association's attorney).
4. If the Association is unsuccessful in collecting the monies, obtaining the judgment and then collecting the monies as a result of the General District Court suit, the Management Agent will be authorized to instruct the attorney to file suit to enforce the lien in the Circuit Court within the statutory period from the date filed.
5. If the Association receives in any accounting year (January through December) two or more returned checks for payment of condo fees, the Board may require that all future payments be made by certified check or money order for the remainder of that fiscal year. A charge will be made for each returned check.
6. The Board may grant a waiver of any of the above provisions upon petition in writing by a co-owner alleging a personal hardship. Such relief granted to a co-owner shall be appropriately documented in the unit files with the name of the person or persons representing the Board granting the relief and the conditions of the relief.
7. Any costs associated with collection of a delinquent assessment account shall be assessed as a costs of collection to the delinquent owners account.
Co-owners selling your unit:
The By-Laws provide that units in the Glen may be used for residential purposes only and that they may not be rented for transient purposes.
The Virginia Condominium Act requires that potential purchasers receive disclosure information about the financial condition of the Glen (or any condominium property) and significant alterations to the unit. The Glen will provide this information upon payment of a fee by the seller. Sellers of Glen properties are required to provide the Management Agent with a copy of the settlement sheet or deed. The Act requires the Association to declare that any known improvements or alterations made to the unit by the seller are not in violation of the condominium instruments. An owner's failure to obtain necessary variances may delay the sale of a unit.
Co-owners renting your unit are required to follow unit leasing Policy Resolution 97-1 in
Appendix D and to:
Provide a copy of the handbook and updates to your tenant
Impress upon the tenant that he or she is a part of the Glen community and welcome to work on committees and be an active community member
Tell the tenant that he or she is a responsible part of the Glen
Tell the tenant that he or she is required to follow the rules of the Glen
Provide the Management Agent with the names of current renters and a copy of the lease for
record-keeping purposes
The Council of Co-Owners maintains comprehensive insurance coverage for the condominium property and condominium risks which is a common expense paid for out of the monthly assessments. Generally, the Association's comprehensive property coverage insures against damage caused by storms, fires, or other calamities to the exterior and structural portions of units. It does not cover personal property.
Because the Association's comprehensive coverage does not cover personal property, co-owners are encouraged to acquire their own personal property insurance. Most insurers in Virginia offer a special condominium policy, known as an HO-6 policy, designed to coordinate and supplement the Association's coverage.
Co-owners are strongly urged to acquire a special sewer back-up endorsement for coverage of personal property damaged by a sewer back-up. Most insurance carriers offer riders on homeowner insurance policies for sewer backups and floods. Check with your carrier. They are important riders to have on your insurance policy.
The Master Policy does not provide coverage for losses to your personal property, personal liability, or additional living expenses. In addition, building coverage under the Master Policy is limited to the original plans and specifications. Any individual unit improvements, such as building a wall to divide a room, or upgrading carpeting or other floor coverings, wall treatments, appliances, cabinetry, etc., are not covered by the Master Policy. Insuring these improvements is your responsibility.
The Master Policy is designed to protect owners against liability claims arising out of membership in the Association. For instance, if someone slips and falls in a common area, the Master Policy will indemnify and defend all owners against a liability claim for bodily injury that might result.
If someone slips and falls or otherwise sustains bodily injury within an individual unit, the Master Policy will not apply. Should you inadvertently leave the water running in your kitchen sink, allowing water to overflow, the Master Policy will not protect you against the claim from the resident in the unit below for damage to his personal property or the expensive wallpaper he/she installed.
In order to protect yourself, resident owners should consider an individual homeowners policy (HO-6). This policy can provide coverage for personal property, unit improvements, betterments, additions and alterations, additional living expenses, and personal liability. Non-resident owners may not need coverage for personal property or additional living expenses; however, they do have all of the other insurable exposures of a resident owner. Additionally, non-resident owners can be insured for loss of rental income. Renters should purchase an HO-4 policy to provide coverage for personal property, additional living expenses, and personal liability.
If an insurable loss occurs, the co-owner is responsible for the deductible and the condominium policy will pay in accordance with the terms of the policy in effect at the time of the loss.
Our Property and Casualty coverage is over $21,000,000. The deductible is $1,000 per occurrence. The Board has adopted an insurance resolution covering the assignment of the deductible cost in the event of a loss. Please read the resolution carefully and advise your personal insurance agent of its provisions. In addition to this basic coverage, the Association has workers compensation, employee liability, fidelity bond, directors and officers' coverage, a commercial umbrella, and vehicle coverage. Insurance Resolution 89-2 is in Appendix D.
Exclusive authority is vested in the Council of Co-Owners to make and settle all claims made with the insurer. If you have an insurance claim or have any questions about the Association's insurance, contact the Management Agent.
The above description of the Association's insurance coverage is designed as a general overview and it must not be relied upon to answer any specific questions. For additional information please refer to the Master Deed or call the Management Agent or the insurance agent's office. Copies of all the Association's policies are on file in the Management Agent's office and are available for inspection at any time during normal business hours.
Should your mortgagee require a certificate of insurance, please contact Fairlington Glen's insurance carrier.
POLICIES AFFECTING LIFE IN THE GLEN
(Adopted March 18, 1981) Blanket variance
Interior installation of attic ventilating fans using existing holes and existing outside vents is permitted.
The common front door to the building may not be left open. An open door is against Arlington County Fire Code and has the potential to attract rodents.
Please do not let "junk mail circulars" accumulate in the common hallway. If at the end of the week not all of them have been taken, throw them out. Junk buildup can give the appearance to a potential burglar that people are not at home.
Common Hallway Lights and Smoke Detectors
If you notice a hallway light has burned out or is flickering, please call the Facilities Manager. You can call 24 hours a day and leave a message. Be sure to give the address of the B-Unit and state the location of the problem.
If a smoke detector battery starts "chirping," this is a sign the battery needs to be replaced. Please notify the Facilities Manager immediately. Do not remove the battery; it is against the law and puts your life and your neighbors' in danger.
Smoking in the hallways is a fire hazard. The smoke itself leaves an unpleasant odor and will eventually stain the walls. In addition, it seeps into the units and can create problems for those who are allergic to smoke. As a result, the Board strongly encourages smokers to either smoke inside their respective units or go outside to smoke. Please do not throw butts in common areas.
Common Hallway and Basement Storage
The policy on storage is recommended in order to keep the common areas of the B-Units clean, attractive, and safe for the residents.
Bicycles and tricycles, subject to the agreement of all residents in the building and provided they do not block access to exits, are allowed in the common hallways and basement. (Some limit on the number of bicycles/tricycles allowed may be imposed.)
No other items may be stored in the hallways or basements.
Nothing is to be affixed to B-Unit hallway walls (pictures, wall hangings, etc.) Putting planters, furniture, etc., in the hallways is also prohibited. (Adopted June 22, 1987)
The common hallway door leading down to the lower level is to be kept locked at all times. Every unit should have a key. The upper unit residents need a key so that they can access the main water cut off for their units, which is located in the basement.
While our units are well built, noise can still sometimes carry between units, especially between the upper and lower apartment units. If you have a noise problem with a neighbor, the following suggestions should help alleviate it:
Your assistance and cooperation in helping to make living in the B-Units quiet and enjoyable is appreciated.
CONDOMINIUM V. CO-OWNER REPAIR RESPONSIBILITY POLICY
The Virginia Condominium Act states that except as otherwise provided in the condominium documents:
The Condominium Association is responsible for repair and replacement of the common
elements (painting of exterior surfaces, paving of the common areas, and roof repairs)
The individual co-owner is responsible for the repair and maintenance of the unit (water, light, power, sewage, telephone, furnace, heat pump, air conditioner, sanitary installations, doors, door frames, windows, window frames, rear basement window grates, front and back porch light fixtures, exterior faucets, and all other accessories belonging to the family unit area)
Any repair not set out above is a matter for which the Board can set policy. The established Board policy is that new issues are decided on a case-by-case basis.
A co-owner shall reimburse the Association for any expenditures incurred in repairing or replacing any common element damaged through his fault. [By-Laws, p8]
(Adopted May 24,1994) Blanket Variance
Single or duplex electrical outlets may be installed on the exterior rear wall below the patio fence line provided that they conform to electrical code requirements of Arlington County.
(Adopted August 11, 1976) Blanket Variance
Co-owners may paint the exterior doors of the units IF one of the approved standard colors is used. Where units share a double entrance, the adjacent door must be painted the same color.
Check with Facilities Manager or Management Agent for approved colors.
Submit letter of request for change of color to the Board President. Front and rear exterior doors must be the same color. B-Unit interior door colors are determined by the Board as part of the B-Unit decorating policy.
The Glen repairs and replaces fences as needed. Co-owners are responsible for the expense of repairing damage caused by excessive wear and tear and by circumstances within the co-owner's control.
Sheds are not to be attached to the fence.
Planters cannot be hooked over the top ledge of the fence.
Items are not to be draped over the fence.
Adopted August 11, 1976; March 14, 1978. Revised May 26, 1998 Blanket variance
The U.S. national flag is the only flag that may be affixed to the family unit. U.S. flag protocol shall be observed. For banners see also "Signs Policy."
Life in a high-density condominium community such as ours requires cooperation and consideration. Please be considerate of your neighbors and talk to them if they are not considerate of you -- they may not realize they're being inconsiderate!
The following rules are intended to protect all residents' ability to live in harmony with neighbors. There is no magic way to balance your lifestyle preferences with those of your neighbors'.
The "Rules of Conduct" which appear below are designed to foster a good neighbor policy. They are derived from the By-Laws and have been amended by the Board over the years to reflect the changing needs of the community. B-Unit residents should also follow "B-Unit Policies" stated earlier in this chapter.
1. The greens and walkways in front of the family units and the entranceways to the family units shall not be obstructed or used for any purpose other than ingress to and egress from the family units.
2. Articles shall not be hung, shaken or thrown from the doors or windows or placed upon the exterior window sills of the family units.
3. Bicycles, scooters, baby carriages, or similar vehicles or toys, or other personal articles shall not be left in any of the common areas or on front porches.
4. Residents shall not make or permit any noises that will disturb or annoy the occupants of any of the family units in the Glen or do or permit anything to be done which will interfere with the rights, comfort, or convenience of other residents.
5. Shades, awnings, window guards, ventilators, fan or air conditioning devices shall not be used in or about the buildings, except such as shall have been approved by the Board.
6. Trash is collected six days per week, Monday through Saturday, from porch steps. Trash must be secured in plastic bags and placed on the porch steps by 8 a.m. weekdays and 9 a.m. Saturdays. Trash pick up schedule is in Appendix C.
Trash is NOT to be put out the night before.
7. Place recyclable glass, aluminum, tin, plastic (#1 or #2) in appropriate containers. Newspapers are to be tied or put in paper bags and placed by the recycling containers. Recycling schedule is in Appendix C.
8. A Glen employee is not to conduct personal business for co-owners or residents during the employee's normal work hours.
9. Aerials or antennas shall not be attached to or hung from the exterior of the family units. The cable company has been advised that it is not to put any of its wires on the exterior of the buildings. Satellite Dishes Resolution 99-1 is in Appendix D.
10. A vehicle belonging to any resident or to a member of the family, guest, tenant, or employee of a resident shall not be parked in such a manner as to impede or prevent ready access to another parking space. The residents, their employees, servants, agents, visitors, licensees, and the resident's family will obey all posted parking regulations and will obey any other traffic regulations promulgated in the future for the safety, comfort, and convenience of the residents. All regulations with respect to use of parking spaces that the Board has formulated will be observed. See "Parking Policy" in this chapter.
11. Any co-owner wishing to create a plant bed or plant trees or shrubs outside of the patio area must obtain a variance. Procedures and Guidelines are in Chapter 5.
12. Co-owners/residents must keep the interior of the patios and storage areas clean and free from obstructions. Nothing shall be hung or constructed in the patios above fence lines. The Council of Co-Owners assumes no liability for loss or damage to articles stored in or on the patios, and storage areas.
13. Only door mats and flower pots are allowed on front porches.
14. Any damage to the buildings, recreational facilities, or other common areas or equipment caused by any co-owner, his/her tenant, guests, children or pets shall be repaired at the expense of the co-owner.
15. Residents are responsible for the actions of their children and guests.
16. Children and adults are encouraged to play in designated recreational areas. Any activities having the potential to damage property, landscaping, grass, automobiles, fences, or buildings is forbidden. These activities are also governed by the noise restrictions cited in Rule 4 above.
17. Complaints regarding the management of the family units and grounds or regarding actions of other co-owners shall be made in writing to the Board or Management Agent.
18. Obvious consumption of alcoholic beverages in the common areas is prohibited.
19. Any consent or approval given under these Rules of Conduct by the Board shall be revocable at any time.
20. These Rules of Conduct may be amended or repealed at any time by the Board.
(Adopted December 13, 1993) Blanket variance
Outside refrigerant line is to be covered by a false downspout matching the style of the real downspouts.
LANDSCAPING IN COMMON AREAS POLICY
(Adopted August 1976; Revised May 1986, July 1988, October 27, 1998, August 24, 1999) Blanket Variance
Co-owners may plant annual or perennial type blooming plants (excluding vegetables, fruits, mint, bamboo) within their original front or side beds, provided the borders of the bed are not extended beyond the existing limits. However, the Board reserves the right to request the removal of any plants which are not maintained according to the landscape contractor's standards and may order their removal following 30-day notice to the co-owner.
Any owner wishing to plant other flowers, trees, or shrubs inside or outside of existing beds must obtain written permission (variance approval) from the Board before planting. Once a variance has been granted it is the co-owner's responsibility to maintain the plantings and bed (i.e. pruning, weeding, etc.). If the variance is not properly maintained, it is the Board's right to revoke the variance and have the bed returned to its original state at the co-owner's expense. See Chapter 5 for Landscaping Guidelines, Variance Rules & Procedures
(Adopted August 11, 1976; Revised August 1998, May 25, 1999, August 24, 1999)
Co-owners may plant flowers or small shrubs in containers, such as tubs, pots, or hanging baskets, provided:
(Adopted April 1988, Revised January 1991, October 27, 1998)
There is to be no edging around the plant beds other than that provided by the Glen's landscape contractor. The contractor cuts the plant beds to delineate from the lawn area and to prevent damage to flowers by mowers.
The Board realizes that edging in the rear, side and fronts of units along the fence may be required in some cases, as when the co-owner wants to build up the plant bed with a better quality soil or when a retainer is needed on a sloping area. In these cases, the co-owner must obtain a landscape variance. In these cases, the following edging materials are allowed:
All edging must be maintained in good repair and must not interfere with lawn maintenance. If the edging is not maintained in good repair or interferes with lawn maintenance, the Board will request its removal.
(Adopted July 1988; Latest revision October 27, 1998)
A red reflector in the front bed of a unit tells the landscape contractor not to prune the shrubs. Routine mulching and weeding is still done by the contractor. However, if the co-owner or his/her agent fails to prune the shrubs or maintain the other plantings in a way acceptable to the Landscape Subcommittee, the cost of having them cared for by the landscape contractor will be assessed to the co-owner. The co-owner has thirty (30) days from the date of notification to perform the requested maintenance before the landscape contractor will proceed at the co-owner's expense. The co-owner may appeal the decision to the Board.
(Revised January 22, 1991, November 26, 1991, October 27, 1998)
No vines or plants with vine-like qualities, (Virginia Creeper, Boston ivy, English ivy, Euonymus, Wisteria, Climbing Hydrangea, or Trumpet Vines), will be allowed on building facades and fences. No new variances will be granted for these vines. Those co-owners with existing variances who have agreed to accept responsibility for the cost of repair of any damage to brick, mortar, or fences that occurs as a result of the vines have been given amended variances that will cease when the current co-owner vacates (rents or sells) and will not be renewed for future co-owners.
Co-owners who have been granted a variance for Virginia Creeper are responsible for keeping it clear of the windows, shutters, splash blocks, gutters, fences, and the facade of neighboring units. If the vine is not maintained as stated above, the variance will be revoked and the cost of removing the Virginia Creeper will be borne by the co-owner. Contact the Management Agent to confirm if your unit has been "grandfathered." For vines inside the fences see PATIO POLICIES.
(Adopted September 24, 1984, instituted January 1985)
Residents new to Fairlington Glen should contact the Management Agent regarding assignment of parking spaces and towing procedures.
All assigned spaces in all courts will be marked "reserved"; the assigned spaces within the Glen will be numbered sequentially starting with the number 100.
Each unit in all courts will be assigned one parking space. A master list of all the courts is kept by the Management Agent.
Unassigned spaces in any court will be available on a first-come, first-served basis.
Parking in all courts is restricted to lined spaces only; parking is not allowed in court entrances, in fire lanes or on lawns and sidewalks.
Double parking of one car directly behind another is not allowed.
All vehicles parked in courts are to be mechanically and legally operable (valid license plates, valid county and state inspection stickers where applicable); recreational vehicles, boats, and trailers are prohibited in courts. Vehicles parked in courts should not exceed 20 feet in length and should not exceed the space inside the marked lines in width.
Only minor repairs may be performed on vehicles parked in the courts. Repairs are not allowed if they leave an oily deposit or damage the paving, or result in the vehicle being left disassembled or on blocks overnight.
All residents should be sure to advise visitors and repair/delivery people of the parking policy.
Residents should maintain a spirit of cooperation and communication within the court to deal with infractions of the policy.
Each resident has the authority to have a vehicle towed from only the unit's assigned parking space if a code word is on file with the Management Agent. This code word has to be furnished by the resident.
The Board, the Management Agent, and the Facilities Manager have the authority to have a
vehicle towed from the court entrances, fire lanes and common area of the Glen, or to have any
vehicle towed that impedes the normal operations of the condominium.
Call the Special Operations Section of the Arlington Police, to report violations regarding street parking.
(Adopted April 26, 1982)
Co-owners/residents must keep the patio area clean and free of obstructions. The Glen assumes no liability for loss or damage to articles stored in or on the patios and is not responsible for damage to anything built, placed or planted in the patio area, except when such damage was caused by the gross negligence of Glen employees and/or contractors performing maintenance.
(Adopted August 11, 1976)
Co-owners may landscape within their fenced enclosures provided it does not impact adjacent units and does not violate any Glen policies.
Planting of trees within the fenced enclosure requires approval of the Landscape Subcommittee to ensure that they conform to those species appropriate to small spaces and the Facilities Manager to ensure that sewer and water lines are not affected.
(Adopted August 11, 1976)
Blanket variance
No structures shall be placed or constructed inside the patio that exceed the height of patio fences.
Table umbrellas, trees, and shrubs may exceed the fence height.
Hanging plants must be below the fence line except those hanging from rear door canopies.
It is the responsibility of the co-owner/resident to monitor and keep underground drainage devices attached to the downspouts in the patio areas clear (e.g. from roots, debris, etc.). Failure to do so may result in a back-up in your unit or a neighbor's--any damages therefrom are at the co-owner/resident's expense. (The Glen did not install these devices; if you have one; it was added by a previous co-owner or resident.)
The on-site crew will help to assist residents in clearing these pipes. Call the Facilities Manager to request it.
Vines and other plants are permitted on the interior side of patio fences provided that they are not imbedded in and will not become imbedded in the fences.
Vines or plants may be placed on trellises within the patio area. Trellises are not to exceed fence height.
Vines are not permitted on the facades of buildings.
The purpose of the Glen's Pet Policy is to protect the rights of both pet and non-pet owners. The Glen recognizes the importance of pets, which are loved and often considered "family" by their owners. The following addresses important pet-related issues.
Responsibilities of Pet Owners
All pet owners must abide by Glen policy and Arlington County regulations concerning pets. A copy of Arlington County's regulations governing animal welfare may be obtained from the Department of Animal Control. All pet owners should read and adhere to these regulations. All owners have sole legal and financial responsibility for the behavior of their pets.
Required Vaccination and Licensing
All dogs and cats four months of age and older must be currently vaccinated for rabies by a licensed veterinarian. All dogs four months or older must be licensed in Arlington County. Information on licensing procedures may be obtained from Department of Animal Control. Both a rabies vaccination tag and a County dog license tag must be secured on a dog's collar at all times.
Pet owners must clean up after their dogs at all times. This also applies to pet owners' children, friends, or dog-sitters, when they walk a pet owner's dog. Dog waste should not be left in plastic bags along the curb or under trees. It may be deposited with trash or in trashcans located in the Glen. Dog waste should never be dumped into a storm sewer because it then enters untreated into streams and rivers.
If a pet owner should lose a pet, he or she should contact the Animal Welfare League of Arlington.
Pet owners must not allow their pets to make noise on a continuous or even frequent basis.
When Outdoors, Dogs Need to be Kept on a Leash
When taken outdoors, dogs are to be kept on a leash at all times. No dog is to be tethered to any object in common areas. Dogs are not permitted to run at large except at designated "off-leash" dog exercise areas located in Arlington county. The closest dog exercise area to the Glen is currently at Utah Field.
How to Handle a Pet-Related Complaint
A Glen resident who has a complaint regarding a pet's behavior may always call an Arlington Animal Control Officer. However, since there are only two animal control officers for all of Arlington County, the Glen Board would like Glen residents to follow the following procedures regarding pet-related complaints:
Excessive noise, running off-leash, or failure to clean-up -- For minor offenses such as excessive noise, a dog running off-leash, or an owner not cleaning-up, please try to either talk to the pet owner or request that your court representative mediate the matter. If this fails, then contact the Glen's Management Agent either by phone or in writing. The Management Agent will then send a letter to the pet owner explaining the complaint. The pet owner should respond either in writing or by phone to the Management Agent as to what corrective action will take place or why the complaint is not valid. If the offense continues, then the Glen's Management Agent will notify the Board, which may levy a monetary charge or withhold recreational privileges until the offending behavior has stopped.
Rabid animals, a vicious dog, or a lost dog -- An ArlingtonCounty Animal Control Officer should be contacted immediately if an animal appears rabid, a dog inflicts serious injury to a person, or a dog appears lost.
When walking your dog in the Glen, please be aware of your dog's behavior at all times. Do not allow it to jump on or bother others (people or animals). Watch your dog's body language for raised hackles, lowered tail, and bared teeth (indicating pending aggression) and rein in your dog immediately. When meeting another dog owner and his or her dog, ask permission for your dog to greet the other or play together. Not all dogs are friendly toward one another. Remember that older dogs often do not like having a puppy jumping on them or licking their faces. It is considered poor manners for one dog to mount another. Furthermore, this behavior could start a dog fight.
FAIR Dogs (Fairlington Dog Owners Association)
FAIR Dogs is a social association serving the interests of dog owners in Fairlington. It works closely with the Arlington County Parks Department, the Arlington Animal Welfare League, and Arlington's Animal Control Officers to ensure the success of the dog exercise area at Utah Park. FAIR Dogs also offers educational forums that include trainers, veterinarians, and animal control officers, as well as social activities for Fairlington dog owners. Membership in FAIR Dogs provides discounts at local stores, a directory of Fairlington dog owners, and voting privileges at meetings.
Co-owners are responsible for pipes that serve only their unit. These pipes do not belong to the Association.
Burst pipes are the co-owner's responsibility. To prevent this, shut off water to outside faucets and open outside spigots during the winter months. Set thermostats no lower than 55 degrees to protect indoor pipes (upper apartment unit pipes are located in the attic and are not well insulated). In all but the B units the front water spigot turnoff is located in the water heater closet above water heater; back water turnoff is under the kitchen sink. The lower B unit apartment front and back water spigot turnoffs are in the laundry room above the water heater. Any questions, please contact the Glen Managing Agent.
(Adopted March 22, 1982, Revised December 14, 1987)
Blanket variance
Back porch light fixture maintenance and repair is the responsibility of the co-owner. Contact the Facilities Manager for information concerning approved fixture. Replacement "jelly jar" globes should be purchased from Facilities Manager.
(Adopted March 22, 1982, Revised December 14, 1987)
Blanket variance
It is a "black ceiling light fixture with glass" and measures approximately 5" high and 7 1/2" square. The fixture houses one light bulb. This permits a front porch light fixture that would allow a storm door to open freely. Shared entrances should have matching fixtures.
The Association assumes the responsibility for repairing and snaking lateral sewer lines. The co-owner will be charged when stoppages can be attributed to the particular unit.
The Glen maintains 56 lateral sewer lines. The units of each building share the same sewer lateral to the County sewer line. A blockage can cause a back-up in any one of the sharing units regardless of which unit is responsible for the blockage, although units with low basements have a greater chance of experiencing a back-up. Back-ups cause expense to the Association for plumbing bills, as well as personal expenses to residents for damage to their units and personal property.
The Association snakes the "problem laterals" as often as needed. All lateral sewers are snaked three times per year.
Two major reasons for sewer back-ups, although other factors are sometimes involved, are tree roots (usually preventable) and resident's negligence (always preventable).
Tree Roots occasionally penetrate sewer lines when seeking water. Once in the line,
debris accumulating around the roots grows large enough to block the sewer lateral leading from a group of units to the county line. Whennecessary, preventive maintenance measures may be authorized by the Board, and in some cases, the offending tree must be removed.
Resident negligence involves the disposal of certain items into the sewer lines through
either the toilet or the sink. These items include: tampons, celery, onions, large wads of
toilet paper, pulpy fruits (oranges, lemons, banana peels), sanitary napkins, disposable
diapers, baby wipes, napkins, tissues, grease, pasta, rice, paper towels, condoms, coffee
grounds, and dental floss.
If you should experience a sewer back-up, CALL THE MANAGEMENT AGENT'S 24-HOUR EMERGENCY NUMBER. Immediately ask those neighbors who live in your building to use as little water as possible until the line is cleared. The Management Agent will have a qualified plumber sent to inspect and, if at all possible, correct the situation as soon as possible after being contacted.
All sewer problems shall be handled in the following way:
1. Co-owners, tenants, or agents thereof should contact the Management Agent in the event of any sewer problem in Fairlington Glen.
2. All plumbers' bills must contain the following information:
Location of stoppage (e.g., common line or co-owner line); statement of specific distance to the stoppage in the sewer line.
Description, if available, of blocking item(s).
3. The Management Agent will submit all plumbers' bills to the Board with the information required above and with a recommendation assigning the costs to the Association or to a particular co-owner to the extent this can be done based on criteria listed below.
4. Liability for payment of plumbing bills involving sewers will be allocated by the Board on the following basis:
Plumbing repair bills for services related to problems in the sewer lines of individual units are the responsibility of the co-owner, tenant, or agent thereof of that unit
Sewer problems occurring in the common lines directly attributable to the negligence of a specific unit as determined by the Board will be the responsibility of the co-owner of that unit
The Association will generally be responsible for all other bills
The Management Agent will periodically submit a report summarizing all sewer problems since the last report. This report shall highlight recurring problems and shall provide recommendations for action.
The Association will pay bills for which the costs are assigned to the Association only upon the receipt of required information.
It has been the Association's policy to assist a resident at the time of a sewer back up by:
Units having low basements are the types of unit that usually have sewer back-ups. Three times a year all low units receive a chemical to use for elimination of tree roots. See Appendix A for list of units with low basements.
SIDEWALK ART/GAMES/GRAFFITI POLICY
(Adopted May 26, 1998)
No paint or other permanent marks are allowed in or on any common areas in the Glen, including, but not limited to, the athletic courts, buildings, fences, and sidewalks.
Removable chalk marks (i.e. and/or games) are discouraged but are permitted on sidewalks only, as long as the marks are removed by the end of the day they are applied.
(Adopted August 11, 1976, March 14, 1978; Revised May 26, 1998)
Blanket variance
No sign, notice, or advertisement, other than the exceptions listed below, shall be inscribed or exposed on or at any window or other part of the family unit, except such as shall have been approved in writing by the Board, nor shall anything be projected out of any window without similar approval.
Realtor or co-owner sale, rental, and/or lease signs shall be no larger than 24" x 36". No more than one outside sign shall be installed in the common area and in close proximity to the unit affected.
No "post" signs are allowed -- e.g. 4" x 4" post with cross bars sometimes used by real estate agencies.
A sale, rental, or lease sign may be placed in one window of a Braddock unit provided the sign is no larger than 24" x 36" real estate signs. No other units may post such signs in windows.
No signs shall be placed on trees, porches, on fences.
No signs shall be placed on the traffic islands at S. Stafford and 36th Streets or at S. Utah and 36th Streets.
Direction signs for open houses may be placed from sundown on Friday to sundown on Sunday
and legal holidays. They may be placed between the street curb and the county sidewalks (if any).
They must be 24" x 36". No more than one sign for each real estate agency shall be placed at any
court entrance and shall not obstruct the vision of vehicular traffic.
The following official information signs may be displayed on or about family units:
Yard sale signs shall be no larger than real estate industry standard signs, including the frame (24" x 36"). No more than one outside sign shall be installed in the common area and in close proximity to the unit affected.
No "post" signs are allowed--e.g. 4"x 4" post with cross bar sometimes used by real estate agencies.
A yard sale sign may be placed in the window of a Braddock unit provided the sign is no larger than 24" x 36" real estate signs. No other units may post such signs in windows.
No signs shall be placed on trees, porches, or fences.
No signs shall be placed on the traffic islands at S. Stafford and 36th Streets or at S. Utah and 36th Streets.
Direction signs for yard sales may be placed from sundown on Friday to sundown on Sunday and legal holidays. They may be placed between the street curb and the county sidewalks (if any). They must be no larger than 24" x 36" real estate signs. No more than one sign for each yard sale shall be placed at any court entrance and shall not obstruct the vision of vehicular traffic.
Holiday, seasonal and special occasion decorations shall be permitted on unit window sills, on doors, or in close proximity to the unit, as long as they are removed within a reasonable period of time after the event has occurred.
(Adopted March 25, 1997)
Blanket variance
Co-owners are authorized to install or replace storm/screen doors on the exteriors of their units provided the following conditions are met:
Maintenance of the storm/screen door shall be the responsibility of the co-owner. Failure to maintain the door in good repair will result in a request to the co-owner to remove or repair the door. If the co-owner does not honor the request, an agent of the Board will remove the door and the co-owner will be assessed.
Storm/screen doors must be white and made of aluminum/glass. All non-white doors existing as of February 25, 1997 will be grandfathered. However, when these doors are replaced, they must be replaced with a white aluminum/glass storm/screen door.
Co-owners in a double entrance are encouraged to select the same style storm/screen doors to uphold the aesthetic appeal of the community.
WATER SEEPAGE OR FLOODING POLICY
This is a co-owner responsibility. As a general rule, water coming in through walls, windows, or sewer back-ups is not Association responsibility.
We need the help of all residents in every court to keep our lawns and plants healthy throughout the growing season by watering. Please take responsibility for the areas in the front and rear of your residence and for common areas nearest you. Watering guidelines are in Appendix G.
WINDOW AIR CONDITIONERS AND FANS
(Adopted April 11, 1978)
Blanket variance
Window fans may be used where they do not protrude beyond the plane that would ordinarily be occupied by a normally installed screen and are to be taken out when not in use. Window air conditioners are prohibited.
(Adopted July 26, 1988; Revised July 24, 1990)
Blanket variance
Co-owners are authorized to replace originally installed windows in their units subject to the following requirements:
Except for replacement of wood windows in the attic (or converted attic) dormers, replacement windows must be aluminum or vinyl with white trim, double (minimum) paneled glass, and the "six-over-six" pane pattern formed by grid bars approximately ¾ inches wide, consistent with the appearance of their court neighbors. Wood windows may be replaced with windows of the same grid pattern, provided the external appearance of the replacement window is consistent with the window style of their Fairlington Glen courtyard neighbors. Wood windows may replace wood windows. However, wood windows may not replace aluminum or vinyl windows. Replacement windows installed prior to July 26, 1988 are hereby excluded from this requirement.
Co-owners replacing windows are responsible for damage to the outside of their unit or neighboring units that results from window replacement.
(Adopted July 1990; Revised August 1990)
Blanket variance
Flat Plexiglas cut to window well shape and used in conjunction with grates may be used to divert water running into window wells. Bubbles over window wells are not permitted and are not grandfathered.
Repair and/or replacement of window well grates in the rear of a unit is the co-owner's responsibility. This area is a limited common element.
No tape, flexible plastic material, or any other material is to be affixed to the outside of the windows.
(See also WINDOW REPLACEMENT POLICY)
VARIANCE RULES, PROCEDURES AND GUIDELINES
Everyone likes change, particularly when it affects the home or garden. BUT...in a condominium, homeowners who want to change or vary the exterior appearance of their units or to make structural modifications to the unit's interior must obtain permission from the Board before starting the work.
Residents and co-owners have agreed to cooperate and abide by certain minimal rules regarding variances.
A VARIANCE IS REQUIRED when a co-owner wants to:
1. Make structural modifications to the unit's interior. For example:
2. Change and/or vary the unit's exterior appearance. For example:
a. Install French doors in the dining room Structural modifications or alterations to the Family Units (By-Laws: Article VI, Section 3(b)).
Exterior painting and other exterior maintenance of the Family Units (Master Deed: Article 26).
The Board has approved several "blanket" variances in order to remove the need for an individual variance and maintain the architectural consistency and integrity of the condominium. These are so noted in Chapter 4 as blanket
variance.
Variance requirements are discussed in detail in the Master Deed (Article 26) and By-Laws (Article VI, Section 3(b)) of Fairlington Glen and will be enforced. The Board has the right to require the co-owner to correct or remove a modification at the co-owner's expense.
Virginia condominium law requires condominium associations to declare that any improvements or alterations made to the unit by the seller are not in violation of the condominium instruments. A co-owner's failure to obtain necessary variances may delay the sale of the unit.
ACTIONS REQUIRING VARIANCE APPROVAL
If the action you want to take does not fall under a "blanket" variance or is not allowed in the Policies section, you
MUST SUBMIT A VARIANCE REQUEST which MUST BE APPROVED PRIOR to commencement of the work.
PROCEDURE FOR REQUESTING A VARIANCE
(Revised Dec. 14, 1987; Jan. 25, 1988)
The variance request:
1. Must be in writing. It should be addressed to:
a. Chair, Variance Subcommittee (non-landscaping variances) or 2. Must be received by the addressee ONE WEEK PRIOR TO THE MEETING of the appropriate
subcommittee
3. Should be hand carried and receipt obtained or sent certified mail, return receipt requested (it is the requestor's responsibility to prove delivery of the variance request)
4. Should be accompanied by:
a. Sketches of proposed action with dimensions Requests for landscape variances must be received by the Landscape Subcommittee chairperson one week prior to the meeting of the Landscape Subcommittee.
The requestor is encouraged to attend the Landscape Subcommittee meeting so that any questions or concerns that might arise can be resolved without further delay of the variance decision.
Landscape variances are subject to the following guidelines. All plantings in the common areas must:
Include the following information (if applicable) with the variance request:
1. Location of change, itemize the proposed plantings and include the current dimensions of the bed along with any proposed change in size Each variance request is forwarded to the entire Buildings and Grounds Committee with a recommendation from the Variance or Landscape Subcommittee to approve or deny.
The Buildings and Grounds Committee discusses and votes to recommend approval or denial of the variance request. This recommendation is forwarded to the Board for decision at the next regularly scheduled Board meeting. The Buildings and Grounds Committee must act on a variance request and forward it to the Board within 45 days of receipt of the variance by one of the addressees stated above.
The requestor is encouraged to attend the Buildings and Grounds Committee and/or Board meetings so that any questions or concerns that might arise can be resolved without further delay of the variance decision.
The Board has final authority to approve or deny variance requests. The decision reached by the Board will be based on the individual merits of the specific request or proposal under consideration; each case will be considered separately. While precedent will be considered as a guide, it will not be the determinant when the common interest would be better served by an exception. The Board must act within 30 days of receipt of the variance request from the Buildings and Grounds Committee.
The Board must respond to a variance request in writing and that response must be signed by a representative of the Board. This response shall take one of the following four forms:
In the event a variance request is denied, the requestor may appeal that denial within 15 days of receipt of the decision. The appeal:
Residents of Fairlington Glen should inform their court representative or alternate, the Chair of the Variance or Landscape Subcommittee or Buildings and Grounds Committee, a Board member, or the Management Agent of any unauthorized and non-conforming conditions subject to these variance procedures. The Management Agent will then be requested to send a notice to the non-compliant co-owner by certified mail or hand delivery. This notice shall describe the unauthorized and non-conforming condition and inform the co-owner that he has 15 days to:
Correct the unauthorized and non-conforming condition, or
If appropriate, that the owner request a variance if one has not been requested and denied for the unauthorized and non-conforming condition within the past year. (This request does not ensure approval of a variance.)
If the co-owner fails to correct the non-conforming condition or request a variance within the 15 days, the Board may take such action, consistent with the Master Deed and the By-laws, as is necessary to correct the situation.
The Management Agent shall keep records of all variances that have been granted. This record shall be the basis for enforcement of variances and will be monitored on a periodic basis to ensure that variances are maintained. Variances convey with the unit, unless otherwise stated, and the new unit co-owner must maintain the variance or restore it to its original state at the co-owner's expense.
UNDERSTANDING THE MECHANICS OF YOUR UNIT
(The tips and advice contained herein are purely for the convenience of the residents; all residents should understand that they are solely responsible for ensuring proper maintenance and repairs within their units.)
Air Conditioner - See Furnace
All units are equipped with circuit breakers.
For most of the units, the breaker box is located behind the metal panel in the back room of the lower level. (In the Barcroft, the box is on the lower level near the water heater. In the Braddock, the panel is in the foyer). The panel cover can be opened with a screwdriver. Inside the breaker box are two vertical rows of switches. These should all point inward; that is, the two rows should point toward each other at all times. The breakers are marked on a diagram on the back of the panel door. One breaker may service more than one electrical unit or appliance, so it is helpful to label these switches.
If an electrical appliance doesn't work, check the breaker box to see if the breaker is tripped to the OFF position. If it is, switch it to the ON position and check the appliance to see if it is working. If the appliance still fails to operate, check to be sure there is power at the outlet by using another appliance. If there is no power, call an electrician.
However, if the circuit breakers are properly set, you can try to reset them by selecting the correct breaker and switching it OFF. Then switch it back ON again. Repeat this procedure. If the appliance still fails to operate, the fault lies in the equipment and you will have to have it repaired.
When you are repairing an appliance or having it repaired, keep the breaker in the OFF position, even when the appliance is unplugged.
All units except the Braddock have another circuit breaker for the air-conditioner, which is located above the compressor on the outside of the unit.
It is important to clean the lint filter after each use. This will help to ensure safe and effective performance. Dryer vents should be cleaned out periodically. Failure to do so creates a potential fire hazard and decreases the efficiency of your dryer. Air duct and chimney sweep companies perform this type of service.
If your washing machine leaks, turn it off, warn your neighbors and call a contractor. If you live in a Braddock, be sure you warn your downstairs neighbors. You are responsible for damage to your neighbor's unit.
The furnace and air conditioner drain pans are in the attic in most units. (In the Barcroft these are in the lower level.) Because the air conditioner pipes can become clogged and cause the drain pan to overflow, some co-owners have installed a trip switch on the drain pan that will automatically shut off the air conditioner.
Regular, professional maintenance is encouraged.
The air filters should be changed or cleaned monthly.
The garbage disposal is operated by a switch directly above the sink. If the unit does not operate when the switch is thrown, open the cabinet below the sink and make sure that the unit is plugged in. If so, push the reset button on the housing of the unit. If it still does not work, inspect the circuit breakers to make certain that they are all in the ON position. If the circuit breakers are properly set, you should call a contractor. Damage may be caused by operating this unit without adequate flow of water or by attempting to dispose of nonfood substances, such as bones, glass, etc. DO NOT place celery, onions, pulpy fruits (oranges, lemons, banana peels), grease, pasta, rice, or coffee grounds in the disposal.
The thermostat that controls your heating and air-conditioning is located in the dining room on the wall common with the kitchen in most units.
The switch marked "FAN" should be in the "AUTO" position for normal operation. If left in the "ON" position it will consistently re-circulate the air inside the house, but no outside air will be brought in. Operation of the fan alone is relatively inexpensive (compared to air conditioning), and occasionally may be sufficient to cool your unit.
The thermostat should be set to the desired temperature and the system switch set on either "HEAT" or "COOL", whichever is needed. The unit will not heat or cool if the room temperature is within 5 degrees of the temperature setting on the thermostat.
If the unit does not operate with the fan on "AUTO", the system switch on "COOL", or "HEAT", and the thermostat is set at least 5 degrees above or below room temperature, check the breaker box for a tripped circuit breaker. If the circuit breakers are properly set, check the circuit breaker located above the compressor of the air conditioning on the outside wall of your unit. If these are all set properly and the unit still does not
operate or if the fan operates but the unit does not cool, turn it off and call a contractor.
To keep interior pipes from freezing, leave the thermostat set to a minimum of 55 degrees. Never turn your heat OFF in winter.
The hot water heater is under the lower level stairs in most units. Do not attempt to service your water heater. The temperature control is preset at the factory and it is DANGEROUS to attempt to adjust it. If you have no hot water, check the circuit breakers in the panel box. If they are correctly positioned, call a contractor.
In the Braddock the hot water heater is in the attic and should be installed with a drain pan to help guard against overflows. It should be inspected regularly to ensure it is functioning properly. When a water heater fails, it can easily discharge its entire contents and quickly overwhelm even the largest drain pan.
When replacing a water heater, co-owners should ensure that the old one is removed and disposed of properly.
When repairing a faucet, toilet, shower nozzle or similar defective items, you can shut off the water supply to the sink and toilets by closing the valves beneath the fixture. This stops only the water going to that particular fixture. If a leak develops around one of the fixtures or water spots appear on the ceiling below any plumbing fixtures, call a contractor immediately. If the problem is severe, shut off all water valves immediately and call a contractor.
In the Braddock basement, there are two panels in the ceiling, one for each unit. You will need a screwdriver to open the cover. It may be a good idea to check to see if the handle can be turned before you need to get to the water valve in an emergency. Some owners have changed the handle to a ball and socket type, thereby eliminating the problem of not being able to turn the handle in an emergency.
The valve behind the disposal under the sink controls the water to the patio (except in the Barcroft where it is in the utility room above the hot water heater). The valve that controls the water to the front outside faucet is located in the water heater closet. In the Barcroft, the valve for the front outside faucet is located downstairs in the utility room, usually above the hot water heater. Be careful not to turn off the larger valve because it turns off the main water line.
To shut off the water to exterior faucets, turn the two valves off inside the house and turn the faucets on outside. This procedure drains the pipes and keeps them from freezing.
Do not turn your furnace OFF during the winter months. Leave the heat in your unit ON to at least 55 degrees (even when you are away) to prevent broken pipes.
APPENDIX A - LATERAL SEWER MAINTENANCE
The lateral sewer maintenance schedule calls for the units listed below to be snaked and inspected three times per year in the months of March, July, and October, except for those laterals with known root problems which are to be snaked and inspected monthly as shown.
All outside laterals will be treated with tree root destroyer three times a year by the Facility Manager. Low basement units will receive root destroyer three times a year and a flyer describing how to use it.
Court 1 South Stafford
Court 2 South Stafford
Court 3 South Stafford
Court 4 South 36th
Court 5 South 36th
Court 6 South 36th
Court 7 South 36th
Court 8 South Taylor
Court 9 South Utah
Court 10 South 36th
Court 11 South Stafford
Court 12 South Stafford
Court 13 South Stafford
Court 14 South 35th
Court 15 South 35th
Court 16 South 35th
8/12/99
APPENDIX B - RECREATIONAL FACILITIES
Revised March 1999
Fairlington Glen has a swimming pool, tot lot (playground), four tennis courts, one paddle tennis court, and a basketball court which are for the exclusive use of Fairlington Glen residents and their guests. Activity cards are necessary for the use of all these facilities. Each year co-owners will receive an application for activity cards from the management agent some time after the new year. Applications must be completed and returned to the management agent. Activity cards will be issued to members of the co-owner's household eight years old and above. Non-resident co-owners usually assign their right to the use of the recreational facilities to their tenants, but they may keep such rights for themselves. However, in no case will activity cards be issued to both tenants and non-resident co-owners for the same unit. Non-resident co-owners who choose to apply for an activity card must provide the management agent with a copy of their lease, which denies the tenant use of the recreational facilities.
Rules for the swimming pool, tot lot, tennis courts, basketball court and paddle tennis court are described below.
ENFORCEMENT
Any Fairlington Glen resident who observes a violation of these rules should call the attention of the violator to the rules and ask that he or she observe them. Such requests should be made as politely as possible. Any refusal to comply should be reported to the appropriate committee chairperson.
1. A recognized professional swimming pool management service has been delegated the responsibility for the maintenance, order and cleanliness around the pool area. The firm will be in full charge of the pool at all times when the pool is open. It is responsible for supervision of it's operating staff and for enforcement of the rules and regulations promulgated herein.
2. Two licensed and qualified lifeguards should be on duty whenever the pool is open. The lifeguards' major responsibilities shall be guarding, monitoring pool admittance, and enforcing the rules and regulations promulgated herein. The lifeguards shall not serve as baby-sitters and shall not provide private services (such as swimming lessons) to individual residents while on duty. The lifeguards are not responsible for supervising the baby pool, but do perform baby pool clean-up and maintenance.
3. These rules have been formulated by the Pool Committee with the cooperation of the Board of Directors. Any questions about a specific rule should be directed to the Pool Committee.
Parents are requested to instruct their children to observe all rules, obey the instructions of the pool manager and other pool employees, and not to enter the pool enclosure by climbing the pool fence or using the maintenance gate at ANY TIME. Children and adults are expected to show the pool staff proper respect and cooperation at all times. The pool staff shall take such action as deemed necessary for the safe and orderly operation of the pool facilities. The pool
manager (or his designees, the lifeguards) shall have the authority to suspend pool privileges for a period of one day. Suspensions for any period longer than a day will be reported to the Pool Committee. For good and sufficient cause, the manager may recommend to the Pool Committee suspensions for periods longer than one day.
Each resident age 8 or above will be given a new Fairlington Glen activity card yearly. The activity card will note year, name and address. The activity card must be brought to the pool each time the resident uses the pool. The activity card will be left with the guard while the resident is at the pool, and picked up when leaving the area. Please do not leave your activity card at the pool.
1. The regular pool season will be from the first day of Memorial Day weekend to the last day of the Labor Day weekend. (To be extended two weeks in September)
2. Pool hours change from year to year. This year, the hours are:
4. Check the Fairlington Glen Newsletter for the current season's hours and any special programs.
Experience has shown that control of guest usage of a private pool is mandatory to prevent overcrowding and to maintain privacy. With cooperation, the following rules will take care of the situation:
1. Each household will be permitted to bring up to four guests, who must be accompanied by a Fairlington Glen resident 16 years of age or older with a current Fairlington Glen activity card. Residents aged 8-15 may bring one guest (8 years or older) to the pool unaccompanied by an adult at the discretion of the lifeguard. (The guest, upon request, must pass a lifeguard-conducted swim test.) The guest(s) must sign a guest register.
2. House guests, i.e., those guests staying with a Fairlington resident for a longer period of time than a day or two, may be admitted to the pool on presentation of the host's activity card if not accompanied by the host. The house guest(s) should be introduced to the pool staff by the resident. House guests between the ages of 8 and 16 years of age may use the pool unescorted at the discretion of the pool manager, upon presentation of the host's activity card. House guests under 8 years of age must be accompanied at all times by a person 16 years of age or older, who shall be responsible for and supervise them.
3. The pool manager or lifeguards may, at his or their discretion, restrict or suspend guest privileges to prevent overcrowding.
4. Guests are subject to the same rules and regulations that apply to residents.
5. All residents shall sign in and out on a daily log with names of any guests and time of entry or exit.
1. Swimmers are encouraged to take showers before entering the pool. It is especially important to remove suntan lotion and oils which cause the pool to become murky on hot days.
2. Spitting, spouting of water, or blowing of nose in pool is prohibited at all times.
3. All injuries occurring on the premises must be immediately reported to the pool management.
4. Enforcement of health rules shall be the responsibility of the pool management. When necessary to call for medical help, any charges incurred shall be paid by the individual concerned.
5. Babies who are not potty trained must wear plastic pants over diapers in both pools.
1. Running, "speed walking," pushing, acrobatics, wrestling, or causing undue disturbances in or about the pool are not allowed. Lifeguard discretion and direction regarding "games" in the pool prevails.
2. Glass containers of any type are not allowed in the pool enclosure.
3. Smoking will not be permitted in rest rooms. Smokers will be required to use ashtrays to discard smoking materials.
4. Children who have not completed second grade or not yet 8 years old shall not be permitted within the pool enclosure unless accompanied by a person 16 years or older, who shall be responsible for and supervise the children. Children who cannot swim are not permitted to be on the deck along the deep end unless accompanied by and under the close supervision of a person (not a lifeguard) 16 years of age or older.
5. No tricycles, bicycles, big wheels, wagons, scooters, skateboards, or other riding toys or devices are allowed in the pool enclosure (even to park).
6. Use of the baby pool shall be limited to children through age 6, even during hourly breaks. Supervision of children in the baby pool shall not be the responsibility of the lifeguards, but shall be maintained by a responsible person 16 years of age or older accompanying them. Children shall not be left unattended.
7. A person 16 years or older must supervise small children at the pool even if they are wearing floats.
1. No pets will be allowed in/on the pool premises.
2. The presence of intoxicated persons anywhere within the pool premises is prohibited.
3. Lifeguards will clear the pool of children under 16 years of age for fifteen minutes each hour starting fifteen minutes to the hour.
4. Game playing and use of flotation devices in the pool shall be at the discretion of the lifeguards. When games are in progress, the guards may close the deep end and open it to lap swimmers.
5. Audio equipment and musical instruments should be moderated in consideration of other pool users.
6. The cost for repair and replacement of any property damaged by a resident or his guest(s) shall be paid for by the resident.
7. Group or private swimming lessons may be arranged through the pool manager.
8. Residents and guests will respect the pool equipment and furniture which has been provided for their enjoyment and comfort. Chairs should be covered with towels when using suntan lotion and oils to prevent deterioration of the plastic webbing.
9. Food may only be consumed in the designated area within the pool enclosure.
10. Beverages in nonbreakable containers are permitted in the pool area but not in the pool. Trash must be deposited in receptacles provided.
11. Obvious consumption of alcoholic beverages is prohibited.
12. Situations arising which are not covered specifically by any rule or regulation herein will be handled at the discretion of the Pool Manager or the lifeguard in charge and will be reported to the Pool Committee.
13. These rules may be revised or additional rules established as considered necessary at any time by the Pool Committee and Board of Directors.
Activity cardholders may reserve the pool for private parties between 8:00 pm - 11:00 pm on Monday - Saturday. Parties will be limited to two parties per week and must be approved by the pool committee. The request must be submitted in writing to the pool committee two weeks prior to the date of the party. The pool committee will post a schedule on Sunday for the upcoming week's approved parties. The requester/activity cardholder will be charged a $150.00 refundable damage deposit for use of the pool for a private party. The requester/activity cardholder is responsible for hiring qualified lifeguards through the Glen's pool contractor and abiding by the pool rules and the following pool party rules:
1. No music from any source is allowed during the party. Activity cardholders may request a non-private party during the hours of 10:00 am - 2:00 pm. The parties will be limited to one per week and must be approved by the pool committee. The request must be submitted in writing to the pool committee two weeks prior to the date of the party. The pool committee will post a schedule on Sunday for the upcoming week's approved party. The requester/activity cardholder is responsible for abiding by the pool rules and also the following party rules:
1. The party is limited to 2 hours in duration. The Glen has adopted the following good neighbor rules for the use of the tot lot.
1. Young children should be supervised and not left unattended. PURPOSE
To assure all tennis-playing residents of Fairlington Glen equal opportunity to enjoy use of the Fairlington Glen Tennis Courts.
1. Tennis courts are solely for the use of Fairlington Glen residents and their guests. At least one player at each court must be a Fairlington Glen resident and must show his or her Activity Card upon request. Players who fail to show an Activity Card must surrender the court immediately upon the request of any Fairlington Glen resident. Activity cards (which serve as an ID for all recreational activities) are distributed annually by the Management
Agent.
2. A sign-up sheet will be posted for each court by 7:00 a.m. each day (normally, the sign-up sheet will be posted the prior evening). Any resident may reserve one hour between 8:00 am and 8:00 pm for that day by writing his or her name in the space provided, except that two members of a singles party may not tie up a court for two hours by making consecutive reservations. Two consecutive hours may be reserved for doubles provided each hour is signed for by a different resident. While residents many continue to play after their scheduled time as long as vacant courts are available, each resident is limited to one sign-up per day.
3. When other residents are waiting, playing time for singles is limited to one hour and playing time for doubles is limited to two consecutive hours. Players who have been using a court in excess of these limits must surrender the court immediately if another resident is waiting.
4. There is a 10 minute waiting time at the beginning of each reserved hour after which the reserved hour is forfeited. However, as long as one member of the party that has reserved the hour is present within the 10 minute waiting period, the court is still considered reserved pending the arrival of other party members. Players using a court must surrender the court at the beginning of the next hour if players who have reserved the court are ready to begin playing.
5. Adults 18 years and older or children playing with adults will have priority in using the courts (a) after 5:00 pm on weekdays and (b) all day on holidays and weekends.
6. Only tennis or basketball sneakers will be allowed on the courts. No black-soled shoes are permitted.
7. Only tennis equipment is allowed on the courts. No bicycles, tricycles, skates, rollerblades, skateboards, etc., will be allowed inside the court area. Parents are responsible for ensuring that their children observe this rule. Player's bicycles will be parked outside the enclosure. Failure to observe this rule may result in loss of recreational facilities privileges. The courts are only for tennis.
8. No food or alcoholic beverages are allowed on the tennis courts.
9. All trash, including tennis ball cans and lids, soda cans, etc., must be deposited in the nearest trash receptacle.
10. Normal court etiquette will be observed at all times by all players, and persons waiting to play will refrain from loud conversations or unruly conduct.
11. The cost of any damage to the courts, including the nets, will be charged to the persons responsible for causing the damage. Parents will be liable for any damage caused by thei |
