Round River Condos

This website has been designed to provide you with information to make living at Round River Condominiums an even more pleasant experience for you.

We have tried to be as thorough as possible by covering all subjects, situations and areas of concern to all residents. However, if you have a concern not mentioned in here, please feel free to contact RPM Management Company, Inc. or a board member.

The Board of Directors of Round River Condominiums is composed of your neighbors and fellow residents. Like you, we want all residents to enjoy living here. Condominium living is a unique experience.

You have the benefits of home ownership, plus the added perks that come from living in a cooperative enviornment, like the clubhouse, swimming pool, ponds and fountains, and security gate. We are all in this together. Therefore, rules and regulations must be approached from the perspective of what benefits the whole. Welcome to Round River Condos!

YOUR BOARD OF DIRECTORS

Board of Directors' Meeting September 19, 2011

The meeting of the Round River Board of Directors was called to order. Members present were: Carrold Ray, Ned Metcalf, Jay Agee, Melanie Taylor and Steve Cade.

The board reviewed the August operating statement and on owners delinquent in their assessments. Following the review the board accepted the operating statement as the treasurer’s report.

Steve Cade inquired about the need for a newsletter for the owners.

The board held a general discussion regarding the video security system.

With no further business, the meeting was adjourned.

The pool at Round River is open daily from 8AM to 10PM. Exceptions are made for events and parties by owners

Round River Condo Newsletter, October 2011
New Video Surveillance System Installed

Round River Website Now Online

Take a minute and access our new website at www.roundrivercondos.com. The website will serve two functions. First, it will highlight features and exhibit photos for prospective owners. It will also be an information source for present owners. Included on the website will be: a description of the site and its amenities; photos of the grounds and buildings; bylaws, rules, and regulations; clubhouse use policies; board minutes; newsletters; and management and administration functions. Considerable effort has been devoted to developing and activating the new website during the past year. We are confident that the visual and text information contained therein will add significant emphasis to the value and beauty of our unique property.

Courtyard Mulching Exacerbates Termite Damage

Adding mulch to your courtyard significantly increases the risk of termite damage. Termites are a continual problem and expense at Round River, and your help is needed to minimize this potential risk. When you add mulch to your courtyard, it eventually ends up against the structural walls, providing an easy entry for termites into your condo. Allowing damp soil or mulch adjacent to structural walls provides the ideal environment for termite survival due to: (1) a plentiful supply of food (your condo); and (2) uninterrupted contact with the ground. For this reason owners are responsible for maintaining a minimum clearance of 3 inches between the bottom of your siding and ground level on all of your structures as required by our termite protection contract.

Also, please do not stack firewood immediately adjacent to your buildings. Termites in your firewood stack can easily move into the wooden structure of your residence or storage shed.

Fall and Winter Issues

After this year’s scorching summer, it’s hard to remember that winter is just around the corner. Below are some items to keep in mind as the colder seasons arrive.

Swimming Pool

The swimming pool will remain open until the end of October this year, at which time the pool will be closed and drained.

Winterizing

When temperatures drop below freezing, water lines can easily freeze and break. To prevent the serious damage caused by frozen pipes, practice the following hints: (1) Disconnect and drain all hoses; (2) Install insulating covers on outdoor faucets, and insulate exposed outside water pipes; (3) If leaving town during periods of extended below-freezing weather, take precautions against freezing pipes. A couple of things that will help are setting one water faucet on a slow drip, and opening the under-sink cabinet doors on outside walls to allow better warm air circulation in the plumbing area.

The pool area and clubhouse recently had a major renovation and are ready for events, meetings and parties.

The fully furnished, newly remodeled clubhouse is gorgeous and available to all owners. There is a large screen TV excellent for games with a kitchen TV for the chef. There is a multi media audio system that plays inside and out to the upper deck and pool area. There are new appliances and marble countertops.

The clubhouse, including its patios, and observation deck, may be reserved for days in the current month and in the three succeeding months. For example, during the month of January, an owner may reserve the clubhouse for days in January, February, March and April. The clubhouse may not be reserved during the times that the Board meets on the 3rd Monday of each month starting at 6 p.m., or the times for any owners’ meetings. Reservations for the clubhouse will be accepted on a first-come, first-served basis. To reserve the clubhouse, call Kathy Davidson at RPM at 501-664-7807.

No Smoking inside Clubhouse

Absolutely no smoking is allowed inside the heated and cooled areas of the clubhouse. Signs have been posted to remind owners and guests. Violators will be subject to having their clubhouse privileges suspended. Smoking is permitted outside the clubhouse on the patios and observation deck, provided however, all smokers must dump their ashtrays in trash containers.

Deposit, User Fee

Owners who wish to use the clubhouse must post a $100 deposit with the Association’s property management company, RPM, and they must be current on payment of their assessments. The deposit will be applied to the cost of any cleaning costs, damages, or fines resulting from such usage, if any; otherwise, the deposit will be refunded upon request by the owner. Owners can mail their deposit check to RPM, Attention: Kathy Davidson, P.O. Box 7300, Little Rock, Arkansas 72217, or they can deliver cash or a check to RPM’s office, Attention: Kathy Davidson, at 1501 N. University, Suite 930, Little Rock, Arkansas.

Initially the Association will not charge a user fee each time an owner uses the clubhouse; however, the Board will closely monitor the issue and determine whether a user fee is necessary to cover additional costs associated with usage of the clubhouse or to prevent individual owners from unfairly using the clubhouse too often.

Patios, Observation Deck and Swimming Pool

Owners who reserve the clubhouse facilities will be entitled to have the exclusive use of the adjoining patios, the observation deck and the swimming pool during the period of the reservation; however, such reservations will NOT include the swimming pool area during the hours of noon through 5 p.m. 7 days a week. A courtesy sign will be made available to post at the main entry gate notifying other owners when an owner has reserved and is using the clubhouse facilities.

Owner Responsibility for Guests and Renters

Each owner shall be responsible for and shall indemnify the Association against any property damages, costs, fines, liability or any other consequences resulting from use of the Association’s facilities by the owner and the owner’s guests, including members of the owner’s household, renters and any other persons who the owner allows to enter the property.

Special Rules for Persons Under the Age of 21

The Association is mindful that there are numerous additional risks associated with use of the clubhouse facilities by persons under the age of twenty-one, especially when they congregate in groups. Furthermore, the clubhouse facilities are intended to be primarily for the use and benefit of the owners rather than guests. Accordingly, a reservation must be obtained whenever more than four persons under the age of twenty-one from the same unit wish to use the clubhouse, patios, observation deck or swimming pool between 5 p.m. and 8 a.m., regardless of whether such persons are accompanied by the owner of the host unit. Such reservations will enable the Association to monitor use by persons under the age of twenty-one to insure that (1) the clubhouse facilities are kept available for the primary use by the owners, (2) the clubhouse facilities are well maintained and cleaned, and (3) the risks of property damage, liability and vandalism are minimized. The Association strongly advises all owners to take precautions to insure that all persons under the age of twenty-one obey all laws while using the clubhouse, patios, observation deck or swimming pool.

Security

In addition to having the clubhouse inspected several times each day, the Association may employ a security service and/or off duty police officers to patrol the common areas and clubhouse facilities periodically to protect the clubhouse from vandalism and to prevent illegal activities. All owners and guests are expected to identify themselves upon request by persons making such inspections and by owners who assist in self-policing the property.

Compliance and Enforcement

Owners are responsible for cleaning and securing the clubhouse after each use. A checklist will be provided to assist owners. Specifically, trash must be cleaned up from inside and outside the clubhouse, including patio areas, pool area, entry walk, and adjacent parking lot; trash (including cigarette butts) must be replaced in the outdoor trash carts; tables wiped cleaned; chairs returned to their positions at each respective table; lights and fans turned off; and all doors and windows locked.

The Board will strictly enforce the clubhouse rules and will use the following means to insure compliance with the rules: (1) charge the cost of professional cleaning and/or repair of the clubhouse facilities, (2) assess fines as determined by the Board based upon all facts and circumstances, (3) suspend or terminate owner privileges and (4) take legal action. The minimum fee/fine for cleaning up at the clubhouse will be $50 each time ANY cleaning is needed after the facilities have been used.

Acknowledgement of Rules Required

Owners and tenants will not be allowed to use the clubhouse facilities until they have signed a copy of the clubhouse rules to acknowledge that they agree to abide by and be bound by such rules. To reserve the clubhouse, call Kathy Davidson at RPM at 501-664-7807.

The Round River Board of Directors is available to answer any questions for all owners.

Current Board of Directors

Carrold Ray, E-mail: c.ray@hilburnlawfirm.com

Board members must be the owner or co-owner of a unit, or a representative of a corporation that owns a unit.

Members of the Board are bound by the by-laws and as such must be current in payment of their fees and assessments. A Board member who becomes 30 days delinquent on (2) occasions in a 12 month period will be asked to resign. Any Board member who is 30 days delinquent on any occasion must inform the President of the Board, in writing, as to the reason.

Board members are required to attend all regular meetings. The Board may replace a Board member if three or more meetings are missed in a 12-month period.

Board meetings are held the third Monday of each month at 6:00 PM in the clubhouse. All owners are welcome to attend.

Please feel free to contact us with questions, request or remarks. All board members live on the premises.

Explanations, definitions and basic guidelines

The common areas are defined as any space or surface external of the interior walls of any condominium. The Board of Directors must approve any architectural change or additions to the exterior area (common area) around each unit. This includes: fences, decks, courtyards, patios, flowerbeds, guttering, satellites, etc. Projects should be described and a hand-drawn sketch presented to the Board for approval. Once these have been approved and installed, they become the responsibility of the unit owner to maintain them.

Specific responsibilities of the Association and the Owners in the common areas adjacent to individual units (courtyards, patios, flower beds) are as follows:

Owners:

The following are responsibilities of the owner at the owner’s expense. Maintain courtyard vegetation (mow, prune, irrigate, etc.) as necessary. Maintain a minimum clearance of 3 inches between the bottom of the condo siding and ground level to prevent termite infestation.

Maintain proper drainage by preventing buildup of mulch, and keeping ground drains clear. Don’t use the courtyard as a storage area. Prune accessible small trees and shrubbery to maintain aesthetic appearances and clearance from structures and air-conditioning equipment. Before pruning overhanging branches originating from adjoining property, get approval from the adjoining owner if possible.

Request Board approval for any of the following which affect the owner’s property: (1) removing dead or live trees; (2) pruning of inaccessible shrubs or trees in owner’s courtyard; (3) pruning overhanging trees or branches originating from adjoining property, if unable to reach agreement with the adjoining owner, and (4) any change that affects the existing design, structure, drainage, or maintenance of the courtyard. Plants and flowerbeds are the ongoing responsibility of the unit owner and will not be cared for by the lawn maintenance crew. However, any of the same that are allowed to deteriorate in appearance will be subject to removal at the expense of the unit owner. Firewood may be stored in the common area behind your unit. However, firewood should be stored away from the building to prevent problems with termites, snakes, spiders and other insects entering the unit. Damage done to any of the common elements or areas is the responsibility of the unit owner, who shall be responsible for the repairs. Residents are encouraged to be responsible for a neat and attractive appearance in the common areas surrounding their unit.

Association:

The following are Association responsibilities at the Association expense, except where noted otherwise.

Approve owner requests for changes in design, structure, drainage, or maintenance of the courtyard. Provide a knowledgeable contractor to implement Board-approved tree removal, pruning of large trees or shrubs in owner’s courtyard, or inaccessible overhanging branches originating from adjacent courtyards. Implement grade and drainage changes as necessary to minimize groundwater damage to unit interiors. Provide oversight by informing owners of any perceived violations. Contract out necessary maintenance at owner’s expense, if owner is negligent in maintaining courtyard according to Association rules.

Courtyards

Courtyards include all of the Association common area lying between adjacent front condo structures. Adjacent courtyards may or may not be delineated by a fence. Since courtyards are common property, the Association has the authority to ensure that they are maintained in a manner that meets Board-approved recommendations for aesthetics, maintenance, and security. However, maintenance of courtyards is the responsibility of the individual owner. The lawn maintenance crew will not service any area entirely fenced and gated. If you have a fence, but no gate, they will trim any grass in the courtyard at your request.

Fences

Fences are allowed around front courtyards and rear patios, but different rules apply to each location. Board approval is required for the construction of all new fences. A diagram of the proposed fence should be submitted to RPM or the Board. The owner of a unit with a courtyard fence and gate or a patio fence is responsible for the maintenance of the fences and gate.

Courtyard Fences and Gates:

Courtyard fences and gates must be constructed in the approved shadow-box style. All older fences should be repaired as necessary, or replaced with the approved style. Patio Fences: There is no single approved style for patio fences. However, they must be no larger than 24 inches in height, transparent enough in design so as not to obstruct views toward the pond, and receive approval by the Board.

CONDO FEES

The Master Deed and By-Laws of the association authorize the Board of Directors to set monthly maintenance fees to cover expenses for the operation and maintenance of the property.

Items covered by these fees include: Insurance Maintenance of building exteriors, grounds, ponds, fountains, pool and clubhouse. Utilities for common area Management fees Reserves for Capital Improvements

Fees are due at RPM Management Company, Inc. on the first day of each month. There will be a $10 late charge for fees not received by the tenth of the month. A $50 fee will be imposed for each successive unpaid month. A lien will be filed against the unit for any unpaid fees and assessments more than 90 days delinquent.

COURTYARDS & FENCES

The owner of a unit with a fence and gate around their courtyard is responsible for the maintenance of the fence and gate, and the area inside that courtyard. The lawn maintenance crew will not service any area entirely fenced and gated. If you have a fence, but no gate, they will trim any grass in the courtyard. Board approval is required for the construction of all new fences. A diagram of the proposed fence should be submitted to RPM or the Board. Ingle Fence Company must construct all new fences in the approved style. All older fences should be repaired as necessary, or replaced with the new approved style.

INSURANCE

The Association maintains property, liability and flood insurance on the property. This coverage does not cover items on the interior of the unit. Owners and/or renters should contact their insurance agent to obtain special "condo" coverage for the interior of their unit and their personal property.

NOISE

All noise of any type should be confined within a unit, especially after 10:00 p.m. The volume on stereos, radios or televisions should not be offensive to anytime to one's neighbors. Barking dogs, whether inside or out, cannot be tolerated at any time.

PARKING

1. Each unit is assigned two parking spaces in front of the unit. At no time should you park, or allow guests to park in the spaces in front of another unit without the owner’s permission.

2. Boats or party barges that are registered to owners or their renters are allowed to park on the perimeter of the parking lot in the months of May through September. No boats or party barges are allowed at all during the months of October through April.

3. Trailers (camping, utility, etc.), RV’s, motor homes, and storage pods may park perpendicular to the curb in the perimeter parking areas, only after approval by the Board.

4. Commercial vehicles (vans and small trucks) licensed to owners or their renters may park in the perimeter parking areas year around.

5. No inoperable vehicle or vehicle without a current license plate is to be parked on the property.

6. No vehicle storage is allowed on the property. A vehicle is considered to be in storage if it has not been actively driven within a 30-day period.

PEST CONTROL

The association has contracted for termite inspections. Individual owners are responsible for pest control inside their units.

PETS

Owners and their tenants are permitted to have pets in their units subject to the following rules regarding pets.

1. Owners, guests and tenants must comply with all applicable city and state laws regarding pets, specifically including but not limited to those laws regarding the type and number of pets that may be kept within the city limits and the license requirements for pets.

2. Each owner is responsible for making certain that any pet kept in their unit is not a nuisance to any other owner and does not in any way interfere with any other owner's right to the peaceful and quiet use and enjoyment of their unit

3. All dogs, regardless of size and breed, must be accompanied and supervised by a responsible person at all times when they are outside of a unit. Specifically, no dog shall be left unattended outside of a unit at any time regardless of whether the dog is inside a fenced area.

4. The grassy areas located outside the paved parking lot along the levee and along the fences around the perimeter are designed as the preferred places for dogs to relieve themselves. Owners are not required to scoop the waste left in these areas. Owners must immediately scoop and remove animal waste from all other areas on the property specifically including the area directly in front of all units (inside the parking area) and the area behind all units (around the pond).

5. The Board shall enforce this rule by any or all of the following means: sending a written notice of each violation to the offending party; assessing a $100.00 charge against the Owner of each unit for each repeat violation; exercising the Board's right of lawful self-help including having an offending pet removed from the property; and taking court action, summary or otherwise, as may be necessary to enforce this rule and charging the unit owner of the offending pet with all legal fees and costs associated with such action.

PONDS

The ponds and fountains are one of the most attractive parts of our property, but also one of the most expensive to maintain.

The ponds have been stocked with fish for the enjoyment of our residents who like to fish. Only owner, residents and their invited guests are allowed to fish. Most residents abide by the catch and release method. A fishing license is not required. Dumping of any type refuse into the pond is not allowed. The use of boats, canoes or other floating craft is forbidden.

POOL

The pool is open from the beginning of May until September each year. Pool rules are posted in the pool area and are strictly enforced. No lifeguard is on duty and all swimmers do so at their own risk.

The pool is for the use of owners and residents and their invited guests. The owner or resident should accompany guests at all times. The pool can only be reserved for private parties after 5 PM (See Clubhouse Rules).

DIGITAL VIDEO SURVEILLANCE OF ENTRY/EXIT GATES

Residents who have observed or experienced suspicious or criminal activity on the property should immediately contact a board member. Digital Video footage and gate entry data for that time period will be reviewed and provided to authorities if necessary. Digital Video Surveillance systems are proven to help in deterring as well as identifying possible criminal activity. If an incident occors, please contact anyone on the Board of Directors. Any information you can give the board such as what to look for or "possibly" look for in the video, will be helpful.

As in any other exterior addition or alteration to the property, residents are required to submit a proposal designating the location of the satellite dish to the Board of Directors for approval. Once approved and installed, the resident is responsible for maintenance and upkeep of the dish. The resident must remove satellites no longer in use from the property.

SECURITY GATES

The security gates were installed for the added protection of all residents. Kathy Davidson with RPM handles the sale of remote openers and updates to the directory. Pedestrians can exit the vehicle exit gate by pushing the manual opener on the control box adjacent to the exit. If you are having deliveries made to your unit, you must arrange for those parties to gain access to the property. FedEx, UPS, etc. make deliveries here regularly.

SPEED LIMITS

For the safety of all our residents, we ask that you maintain a speed of 20 MPH or less while driving on the property.

TRASH AND RECYCLABLES

Round River uses the trash pick-up services of the City of Little Rock. All garbage should be placed in the green containers and placed outside the parking spaces Monday evening or before 7:00 AM Tuesday morning. Recyclables should be placed in the brown containers and placed curbside by 7:00 AM on Thursdays. Federal holidays may cause a one-day delay in pick-ups.

The green and brown containers should be stored out of sight promptly after pick-up. If you are going to be out of town, please arrange for a neighbor to store your containers out of sight for you.

WELCOME TO ROUND RIVER