CANAVERAL SANDS CONDOMINIUM ASSOCIATION, INC.
Revised: June 2007
CANAVERAL SANDS CONDOMINIUM ASSOCIATION, INC.
Table of Contents
Florida Law (Chapter 718) Page 8
The Declaration of Condominium Page 8
The Articles of Incorporation Page 8
The Bylaws of the Canaveral Sands Condominium Association, Inc. Page 8
6. Maintenance Information Page 9
Florida Statute 718.111(5) Page 9
General Information Page 9
Water Damage Page 9
Roofs Page 9
Landscaping Page 9
Common Area Painting by Owners Page 9
Entrance Door Hardware Page 9
Structural Changes Page 9
Common Element Policies Page 10
Policy for Balcony and Patio Floor Coverings Page 10
Storm Shutter Policy Page 10
Entry and Balcony/Patio Screen Doors and Balcony/Patio Screen
Enclosures Page 11
Balcony Coating Care and Maintenance Page 11
7. Useful Information Page 13
Use of Units Page 13
Service Calls for Units Page 13
Bulleting Boards Page 13
Garage Sales Page 13
Exterminator Page 13
Common Area Keys Page 13
Elevators Page 13
Elevator Emergency Page 13
Moving or Buying Appliances Page 14
Shopping Carts Page 14
Walkways Page 14
Towels Page 14
Charcoal Grills Page 14
Pets Page 14
Feral Cats Page 14
Turtle Season Page 14
8. Garages-Parking Page 15
Garages Page 15
Two Car Owners Page 15
Parking Area Page 15
Policy for Boats, RV’s, Flatbed Trailers and Personal Watercraft Page 15
9. Garbage/Trash/Recycle Page 16
10. Pool Rules Page 17
11. Use of Recreation Room Page 18
Rules and Regulations Page 18
Reservation Rules and Regulations Page 18
12. Sales and Rentals Page 19
Sales Page 19
Rentals Page 19
13. Fire Precautions and Instructions Page 20
14. Hurricane Information Page 21
Appendix A Page 22
Motion of April, 2007 Page 23
Owner’s Profile Form Page 24
Rules and Regulations Acknowledgement Form Page 25
Rental/Lessee/Guest Form Page 26
Request for Reservation of the Recreation Room Form Page 27
CANAVERAL SANDS CONDOMINIUM ASSOCIATION, INC.
RULES AND REGULATIONS HANDBOOK
Contact |
Phone Number |
|
R.D.I. (Management) |
799-0660 Emergencies Only: 243-4346 |
|
911 |
|
|
799-7111 |
|
|
Wuesthoff Hospital (Rockledge) |
636-2211 |
|
Poison Control Center |
1-800-222-1222 |
|
Animal Emergency Clinic |
725-5365 |
|
Walgreen’s Pharmacy-Cocoa Beach |
799-9112 |
Health First Walk-In Clinics |
868-8313 |
|
Coast Guard |
853-7601 |
Walgreen’s Pharmacy in Cocoa Beach has 24 hour prescription service
Only management has a connection with the association. The other numbers have been recommended by unit owners. Please use the phone book or information from other sources for different or additional phone numbers.
Cape Canaveral Police (non-emergency)---------- 868-1212
Air Conditioning Repair/Replacement
· Duron Smith Air----------------------------------------- 452-3553
· Mickey Kabran A.C.------------------------------------ 784-0127
· Merritt Island Air & Heat, Inc.--------------------------- 452-5665
Appliance Repair
· Beach Appliance & Air Conditioning------------------- 784-0470
· Quality Appliance Repair Service----------------------- 799-0585
Plumbing
· Dave Kalm Plumbing------------------------------------ 783-1122
· Cocoa Beach Plumbing---------------------------------- 783-6000
· Petro Plumbing------------------------------------------ 783-5422
Glass and Screen Replacement
· Anchor Aluminum and Glass------------------------------784-0631
· Pat’s Glass-----------------------------------------------544-5208
· Ocean Screens-------------------------------------------799-0606
Sliding Glass Door Replacement
· Space Coast Windows----------------------------------- 255-0014
Locksmiths
· Frank’s Locksmith --------------------------------------- 783-8338
· Auto & Home Security, Inc.------------------------------ 454-4784
· Beach Locksmiths ----------------------------------------783-4118
Bright House – Cable TV-------------------------------------- 254-3300
Florida Today – newspaper (customer service)----------------- 631-2780 or 259-5000
Florida Power and Light---------------------------------------- 723-7795 or 1-800-226-3545
Management of the condominium property shall be under the direct supervision of a Property Manager contracted by the Association. No resident shall direct, supervise or attempt to assert control or authority over any employee of the Association.
Michelle Dugan, CMCA, LCAM, Reconcilable Differences, Inc
109 Long Point Rd
Cape Canaveral, FL 32920
Phone 321-799-0660
Emergency phone 321-243-4346
Web Site: http://www.reconcilabledifferences.net/
E-mail address: RecDif@earthlink.net
FAX: 321-799-0630
Addresses:
The Association’s mailing address is through the management company:
Please advise Management in writing if there are any changes in your Owner’s Profile. (See Appendix A)
Emergencies
Emergency phone calls to management will be answered within 15 minutes.
Non-emergency calls will be answered the next business day.
FS 718.111 (5) gives the Association “the irrevocable right of access to each unit during reasonable hours, when necessary, for the maintenance, repair or replacement of any common elements or for making emergency repairs which are necessary to prevent damage to the common elements or to another unit or units.” In the event the Association cannot gain access to a unit in case of an emergency, the following action can be taken: (a) a locksmith can be called; (b) the unit owner will be responsible for any and all costs incurred in gaining access to the unit. Management represents the Association.
Complaints:
Complaints concerning misconduct or infractions of condo rules and regulations should be reported to the Property Manager. Please identify who is initiating the complaint.
“Situation Needs Attention” forms are available on the bulletin board in the Rec Room.
Completed forms can be placed in the mail slot in the closet door of the Rec Room.
Complaints may also be e-mailed to management. However, it is necessary that the person filing the complaint identify themselves before the complaint will be answered or acted upon.
Report any problems with the elevators to the Property Manager.
Availability of the Property Manager:
Management meets with maintenance and Board representatives weekly. Management will meet with unit owners upon request. Please call for an appointment.
Board of Directors: Five owners are elected to serve on the condo board for a one (1) year term. If you have any questions you wish to direct to the Board, please put them in writing, care of the management company.
Meetings of the Board are normally held on the third Friday of each month but can and are held on different dates when necessary to conduct condo business. A notice is posted on the main bulletin boards by the elevators at least 48 hours before the meeting. All owners are welcome to attend.
Annual Members Meeting: There shall be an annual meeting of unit owners held during the month of February each year for the purpose of electing directors and of transacting any other business authorized to be transacted by the members. The exact time and date of this meeting is to be determined by the Board of Administration.
Votes for directors may be cast in person or by proxy. A majority of voters (60) must be present in person or by proxy to provide the quorum necessary to hold the meeting.
Late Notice and Lien Letter: A reminder letter will be sent to owners who have not paid the maintenance fee by the fifteenth of the month. If payment is not received by the end of the month, a second letter will be sent, which includes interest at the allowable rate and will state that the owner is subject to lien. If payment is not received within 15 days after the second letter, the account will be sent to the association attorney for collection.
Insurance: To obtain information on the Condominium insurance or to have a Certificate of Insurance sent to your mortgage company, please contact Ranew Insurance at 321-722-2338
Florida Law (Chapter 718) provides that each owner of a condominium is given a set of condominium documents. You should have received a set of these documents at the closing of your unit, and you are required by law to provide any subsequent purchaser of your unit with a set of these documents. Additional copies are available from management at the current rate of $35.00, subject to change without notice.
The Declaration of Condominium, filed on February 4, 1980, established the condominium and describes the parameters of the development. It defines the ownership of individual units, common and limited elements, and outlines a series of mandatory restrictive covenants. It provides for the administration of the condominium by the Association, describing its rights and obligations. It discusses such other subjects as personal liability, insurance coverage, maintenance and repair of units, and the establishment and enforcement of assessments and liens.
An amendment was made to the Declaration of Condominium dated February 19, 1986 increasing the number of the Board of Directors from 3 to 5. An amendment dated January 13, 1988 changed the interest rate on assessments unpaid over 30 days from 8 to 18% per annum and the percent of votes needed to change the Declaration from 75% to 66%. An amendment dated March 8, 2000 identifies that each unit owner shall bear the cost and be responsible for the maintenance, repair and replacement, of all sliding glass doors and door glass, sliding glass doorframes, tracks and screens. Maintenance repair and replacement of windows (other than broken glass) shall be the Association’s responsibility. Copies of these changes should be attached to your original documents.
The Articles of Incorporation establishes the Canaveral Sands Condominium Association, indicating that the Association shall have all the powers and privileges granted under Florida Law to a not-for-profit corporation. The Articles define the basic structure of the Association and its areas of responsibility.
The Bylaws of the Canaveral Sands Condominium Association, Inc. establishes the rules which govern the administration of the Association. Article 2, for example, deals with Association membership, voting, quorum and proxies. Article 3 discusses rules pertaining to annual and special meetings of membership. Articles 4 & 5 describe election and powers of directors and officers. Article 6 discusses the fiscal management of the Association and Article 9 discusses methods of amending these documents.
In addition to the documents, owners and renters are governed by the Rules and Regulations passed in accordance with F.S. 718 by the Board of Directors at its regular and special meetings. The Rules and Regulations included in this handbook are legally binding and must be adhered to by all unit owners, tenants and their guests. If you require clarification of any of these rules, please contact the Property Manager.
FS 718.111 (5) gives the Association “the irrevocable right of access to each unit during reasonable hours, when necessary, for the maintenance, repair or replacement of any common elements or for making emergency repairs which are necessary to prevent damage to the common elements or to another unit or units.” In the event the Association can not gain access to a unit in case of an emergency, the following action can be taken: (a) a locksmith can be called; (b) the unit owner will be responsible for any and all costs incurred in gaining access to the unit.
The Canaveral Sands Maintenance Man is not a personal repairman. If you need any repairs done, please refer to section 2, useful phone numbers.
Water Damage - Please turn off main control valve, located in the storage closet with the A/C and water heater, when your unit is unoccupied, even for short periods of time. Replacement of commode seals is the responsibility of the unit owner.
Roofs are locked at all times. For normal air conditioning services, please schedule contractors between 8 a.m. and 2 p.m. Monday through Friday. Contact Management at least the day before so that roof hatch can be opened by maintenance. To open the roof after normal hours for an emergency contact management at emergency number 243-4346.
Landscaping – No additions to, changes in or deletions from the landscaping may be made without prior approval of the Board of Directors.
Common Area Painting by Owners:
Painting of common areas and limited common areas are the responsibility of the Association. Unit owners are not permitted to paint these areas. Any unit owner who wishes to touch up the paint on their window sills, door frames, etc. must obtain permission from the Board prior to commencement of work. The paint will be furnished by the Association.
Entrance Door Hardware - This is the unit owner’s responsibility. The original hardware is no longer available and replacements have been necessary. Match the new hardware as close as possible to the existing door hardware.
Structural Changes - No owner of a unit shall make any structural modifications or alterations to the unit. Any allowable modification or alteration to a unit shall be done in accordance with all applicable ordinances, laws and codes. When a permit is required by a permitting agency for such modification or alteration, such permit shall be posted in a prominent location that may be seen from the outside of the unit.
6.2 Common Element Policies:
Unit owners will be responsible for any damage to common elements caused by owners, their renters, their guests or independent contractors. Contractors must remove all construction debris from the premises and shall not place items in condo trash chutes or dumpsters.
Additions and alterations to common elements require written board permission. The procedure is as follows:
(1) Owner submits written request to Management.
(2) Management attaches installation requirements (if any) on a separate sheet and sends package to Board.
(3) Board votes on request.
(4) Management notifies the owner of the Board’s decision (including installation requirements) within 30 days of receipt of request.
Unit owners shall be responsible for repairs and removal/re-installation costs of additions and alterations when these additions and alterations have to be removed to perform maintenance and repair of common elements.
Any repair/replacement required as a result of damage to limited common elements caused by the addition or removal of the modification shall be the responsibility of the unit owner.
The Maintenance man has the authority to stop additions & alterations to common elements if written permission is not available. He will notify Management who will notify the owner.
Policy for Balcony and Patio Floor Coverings (Limited Common Area): No unit owner shall place or allow to be placed, any floor covering of any kind on the balconies and patios in the Condominium. The foregoing prohibition shall include but not be limited to: tile, chattahoochee or other stone; resin, carpeting of any kind; rugs of any kind; and any other material which covers or is applied to the urethane coating on the balconies or the paint applied by the Association on the patios.
Storm Shutter Policy: Installation of storm shutters is permitted. The shutters must be attached to the building to cover windows and sliding glass doors. Only roll down shutters will be permitted. The color of the shutters must be as close to the color of the building as possible. The color of the supports and guides must be bronze. There is no restriction on the shape of the housing. The same written permission procedure that is required for all additions and alterations to common elements is required for shutters. Written specifications and color samples must be submitted to Management for approval by the Board prior to installation. The Board will respond within 30 days.
Entry and Balcony/Patio Screen doors and Balcony/Patio Screen Enclosures:
Screen doors are allowed and must be approved by the Association. The Association will also allow a screen enclosure of the balcony or patio. This must be approved by the Association prior to installation.
Because the entrances to our units are oversized, screen doors need to be custom fit to prevent damage to doorframes and to maintain the cosmetic appearance. Three local sources are:
|
· Ocean Screens------------------799-0606 · Pat’s Glass---------------------- 544-5208 · Anchor Aluminum-------------784-0631 |
These companies can also repair or replace broken windows, window screens and sliding glass doors & screens. All screens & screen doors must conform to existing doors and screens in color (deep bronze) and appearance. If screen doors become unsightly, the owner is responsible for replacement. Owners will receive a notice when doors do not meet the Association’s standards. If not repaired, removed or replaced, the Association reserves the right to remove the screen doors at the owner’s expense.
6.3 Balcony Coating Care and Maintenance:
As an integral part of the balcony restoration project, all balconies have been coated with a urethane membrane sealant to protect them against salt and moisture penetration. The membrane is the first line of defense against future concrete deterioration. It is important that the membrane be properly maintained to insure the longest possible life expectancy.
Urethane is a very durable finish. It is unaffected by normal foot traffic, sun exposure, and weather changes, but it can be cut or scraped by sharp objects.
Some important do’s and don’ts:
Don’t:
· Use metal patio furniture without rubber caps on the legs – raw metal edges will slice the coating.
· Drag heavy ceramic or stone pots or planters along the surface – rough surfaces will scrape the topcoat.
· Use any acids (muriatic, tannic, etc.) or solvents (paint thinner, toluene, acetone, etc.) on the balcony – spills will mar the finish and possibly eat through the topcoat.
· Use any abrasive material, like sandpaper or pumice stone to clean up stains.
Do:
· Use any mild detergent such as dish soap, “Soft-Scrub” or liquid Comet to clean the balcony. The manufacturer advises “Spic & Span” or any cleaner with Tri-Sodium Phosphate.
· Use diluted household bleach (50/50 with water) for tough stains. Be careful not to spill undiluted bleach. It won’t hurt the membrane but it will cause the color to fade.
If you do find a cut in the surface, or a bubble or lump that feels hollow inside, notify property management for a touch-up repair. Keeping the membrane in good shape will prevent the need for concrete repairs for many years.
Use of units: Units on the condominium property are to be used for residential purposes only and as a single-family private dwelling for the unit owner, members of his/her family, rental tenants and social guests and for no other purpose. Unit owners shall be responsible for the acts and conduct of their guests and tenants and are responsible for making sure anyone using their unit is aware of the rules and regulations.
The Association does not condone any disturbance, excessive noise or annoyance detrimental to the comfort and peace of residents. It is expected that conflicts between unit owners be resolved between owners, including calling the police. The Association is not legally obligated to intercede except in unusual circumstances.
Service calls for units: It is not the Association’s responsibility to call servicemen such as the plumber, electrician, air conditioning, cable, telephone, etc. Unit owners or their representative must arrange for service and access into their unit. It is not the maintenance man’s job to let local servicemen into units for work performed for the owner.
Bulletin boards: The glass enclosed bulletin boards next to the elevators in each building and the bulletin board in the rec room are for official association business and notices. Individuals may post messages and information on the bulletin boards located at all first floor stairwells adjacent to mail boxes. Please date information and remove it after two weeks.
Garage sales: Canaveral Sands has scheduled garage sales. Brian Lund, a unit owner, is in charge of them. His phone number and the rules for the garage sales are on the bulletin boards by the elevators.
Exterminator: The service schedule is posted in the glass-enclosed bulletin boards. Please be prepared to permit the service technician to enter. The Association key will be used if nobody is home. Service Dates: Buildings #1 and #2 are serviced the first Thursday of every month and buildings #3 and #4 are serviced on the second Thursday of every month. Dates are subject to change.
Common Area Keys: There will be a limit of four (4) keys issued per unit. Any requests for keys in excess of four (4) must be submitted to the Board in writing. There will be a $100.00 charge (subject to change) for replacement keys. RDI must be notified of lost or misplaced keys.
Elevators are very expensive and important items. Please instruct children on their proper use and do not allow children to play in or with the elevators. Do not use elevators wearing dripping bathing suits or with wet feet. Report any problems with the elevators to the Property Manager.
Elevator Emergency: Should you be trapped in an elevator, use the telephone located in the box marked “Emergency Phone” to call 911. The Cape Canaveral Fire Department will respond. Building address is shown on the elevator inspection report. Please be patient and try not to panic.
Shopping Carts are located by mail boxes. Please replace promptly after use. Your co-operation is greatly appreciated.
Walkways must be clear at all times. Do not leave bikes, chairs, strollers, packages, shoes, trash or other objects on walkways or in stairwells. No running or playing on walkways or stairwells.
Towels, nor anything else, are allowed to be hung over any railings. Owners who rent are requested to inform their rental tenants of this policy.
Charcoal Grills are not allowed per our documents.
Pets: Dogs must be on a leash at all times and wear a license tag when outside of owner’s unit. Owners are responsible for cleaning up pet debris immediately, using a scoop and/or plastic bag with a tie. There are NO designated pet walk areas on Canaveral Sands property. Brevard County does not allow dogs on the beach. No exotic animals or reptiles are allowed.
Feral Cats: The Association does not authorize or condone the feeding of feral cats on its property.
Turtle Season is from May 1st through October 31st. The City of Cape Canaveral has notified us that no lights of any kind are to be shown down on the dunes during this time period. They also recommend that drapes be closed to reduce light and that balcony lights should be turned off. Of course, do not disturb nests on the beach.
8.1 GARAGES
Garage buildings are designated in block letters, A through E, and individual garages are numbered from 1 though 120. The letter and number of your garage will correspond to the letter and number on the Warranty Deed. Master lists are at the Management office. It is the owner’s responsibility to supply garage numbers to renters.
Garage Doors must be closed except when entering or exiting.
Freezers, refrigerators, dehumidifiers, or other electrical household appliances are not to be operated in garages. Commercial use of garages is prohibited.
Mopeds and bicycles must be kept in the garages. They are not allowed on walkways, in stairwells, parking spaces or on the lawn.
Two car owners. As a courtesy, it is recommended to only park one car in front of the buildings and to park the other car in the garage, especially on holidays.
Parking Spaces are for automobiles in operating condition with current tags and are limited to residents and guests at Canaveral Sands. Cars must be parked with front end toward the building. It is recommended that residents with two (2) cars only park one of them in front of buildings due to limited parking spaces. No other vehicles or objects, including but not limited to trucks, motorcycles, trailers and boats will be parked or placed upon such portions of the condominium property unless permitted by the Board of Administration.
No parking is allowed except in authorized lined spaces.
Compact spaces are for small vehicles only. Oversized vehicles in compact spaces block garage access an inhibit Waste Management access to the dumpsters.
Policy for Boats, RV’s, Flatbed Trailers and Personal Watercraft: Said items require prior approval from Management for overnight parking. Without approval, item is subject to be towed at owner’s expense. Boats should be parked on the north side of Garage D. The Board has the right to limit the length of time and number of times per month that a boat or personal watercraft is permitted on the common area. The Board also has the right to limit the number of boats or personal watercraft on the property at any given time.
Working on vehicles in the parking lot is limited to emergency repair or minor adjustments.
Skateboarding, roller skating, roller blading, bicycling or mopeding is not allowed on the premises.
Be careful when approaching blind corners of garage areas. Speed limit is 5 m.p.h.
Any vehicle with an advertisement on it is not allowed to park on the premises unless it is owned by a contractor while performing work at Canaveral Sands.
9. GARBAGE/TRASH/RECYCLE
Dumpsters are for garbage and light trash only.
In order to maintain good sanitation, trash must be put in plastic bags and tied before being deposited into trash chutes. Items such as hangers, large cartons (including pizza boxes), loose clothing, lamp shades, pieces of lumber and carpet should NOT be placed in trash chutes. These items will not make it to the bottom, and garbage will pile up behind them. It is unsafe to put any type of glass down the trash chutes.
Any type of cardboard boxes must be broken down before putting into dumpster.
Please do not put fish parts in dumpster. The smell becomes unbearable
Recycling containers are located in the trash areas for newspapers; plastic water, milk & pop bottles; aluminum & tin cans; and rinsed glass containers. Remove recyclable from plastic or paper bags before placing in recycling containers. At this time, Brevard County does not recycle cardboard.
Owners are responsible for removal of appliances and furniture. Please store these items in your condo or garage until they are picked up. The following agencies do pick up donations of useable furniture and appliances:
|
· Goodwill Industries----------------453-7494 · Northwind Ministries--------------452-0044 · Salvation Army---------------------452-3269 |
Non-working appliances may be accepted by:
|
· Canaveral Appliance Service---783-1319 · Kenny Lee’s Appliances---------799-9103 |
You will have to contact them and make an appointment. Please insure that the items are stored until pickup.
· Hours are 9:00 am to 9:00 pm for residents & guests.
· Proper swimming attire must be worn.
· Gates MUST be closed & LOCKED at all times. This is state law. One child drowning would be a terrible tragedy.
· Shower and wash off sand, suntan lotions and oil before entering pool.
· Children under the age of 12 are not allowed to use the pool without a responsible adult at least 18 years of age present.
· Children not trained must wear plastic pants.
· Pets, glass, floats and toys are not allowed in the pool area.
· Running, diving, horseplay and excessive noise are prohibited.
· Do not remove furniture from the pool area.
· Do not hang towels over fence.
· Observe and obey Pool Rules posted in the pool area.
Gates to the Beach and Pool are to be closed and locked at all times.
11. USE OF RECREATION ROOM: (includes reservations)
11.1 Rules and regulations
All activities in the recreation room will terminate no later than 10:00 P.M.
No furniture may be removed from the recreation room.
No loud music or excessive noise is permitted due to the consideration for the residents in the building.
Smoking is not permitted in the recreation room at any time.
Gates to the pool must be locked at all times (this is state law).
No wet bathing suits are permitted in the recreation room.
The sauna is not to be used by anyone under 18 years of age. Use no more than 4 oz of water in sauna to avoid possible hazard. Use sauna at your own risk.
11.2 Reservation rules and regulations