Bylaws & Covenants

Article VI of the Supplementary Declaration of Reservations and Restrictive Covenants requires owners to seek PRIOR approval for construction, temporary or permanent, of dwellings, other buildings (garages, sheds, etc), or other structures including fences and exterior additions. Requests for approval should be sent to the Board of Directors, Architectural Control Committee, along with "plans and specifications showing the nature, kind, shape, height, materials and location…", including:

A floor plan indicating the square footage of a proposed dwelling, a description of the exterior finish of any building, a description of the style and materials of any fence, and a plat of the property indicating the location of the structure or fence, septic reserve area, well and driveway.

The Architectural Control Committee (ACC) also requires that stakes be placed on the lot indicating the exact location of the proposed structure.

The ACC has 30 days to act after receipt of the submission. The ACC will provide you with written approval for construction. Failure to obtain approval may result in an order to cease and desist being acquired by the Board of Directors, perhaps seriously affecting the construction schedule.

Property owners are urged to review the Declaration of Reservations and Restrictive Covenants prior to submitting plans and specifications to the ACC. Setback requirements in the Covenants specify that all parts of a structure including decks and porches must be 30' from all property lines. On the line fronting a road, the setback begins at the road right of way (25' from the center of the road). In other words, measure 55' from the center of the road. Fences must be located on or inside the property line and out of the road right of way.

To allow for the orderly development of the Crossings, the Board of Directors has adopted rules that apply to all construction. Please be sure your contractors receive a copy of the memo outlining these rules. Violations by contractors may result in an action to deny entry to Property Owners' Association property (i.e., the main roads and all common areas). In addition, persons responsible for violations are subject to being assessed the resulting costs.

Please remember that the relatively mild architectural requirements in our Covenants exist to preserve The Crossings and to protect your investment. The Architectural Control Committee appreciates your cooperation.

Association Dues

Annual dues assessment notices currently in the amount of $250.00 are sent to property owners in December of each year and are payable by January 1st. Two hundred dollars of the dues is allocated for operating expenses and the remaining fifty dollars for rebuilding the contingency reserve.

Dues are considered delinquent after March 31st and will be assessed interest until paid. The Board will file a Request for Judgment with the Magistrate Court of Hampshire County, West Virginia against those property owners who have not paid their assessments on or before the date of the annual meeting in June. Should this be necessary, property owners will incur additional costs currently estimated at $175.00.

If you have any questions about the receipts and disbursements of the association, please contact the Board of Directors' Treasurer.

Construction Rules

To allow for the orderly development of The Crossings, the Board of Directors of the Property Owner's Association of The Crossings at the Great Cacapon have adopted the following rules that apply to all construction. The rules are contained in the Declaration of Reservations and Restrictive Covenants to the property deeds; are the result of the directions to the Board of Directors by the Association Membership at the annual meetings; or apply to activities that would likely cause damage to Association property resulting in costs that would have to be borne by the Property Owners' Association.

In order to preserve The Crossings and the Membership's investment, all persons are subject to these rules. In the event of violations, the responsible persons are subject to being assessed the resulting costs. Association Members and Contractors are reminded that The Crossings is private property. Violations by contractors could result in an action to deny entry on to Property Owners Association property. Property Owners Association property consists of all main roads and all common areas.

* Due to security concerns entrance through the main gate is to be accessed with the designated code or remote. Don't let unknow vehicles pass.

* Caution is to be exercised with any open fire.

* No construction of any kind may commence until installation of a shale or gravel driveway starting at the junction with the main road and extending a minimum of 30' into the Member's property. Driveway culverts are to be installed as needed.

* Erosion control measures are to be implemented to ensure no run off.

* No construction within 20' of the Great Cacapon River is permitted.

* No removal of trees or plants on 45 degree or greater slopes is permitted.

* Tracked vehicles are not allowed to operate on or transit any Association roads unless loaded on an appropriate wheeled carrier.

* No vehicles are to be driven into or washed in the Great Cacapon River.

* Cement trucks are not to flush out excess concrete anywhere on Association property.

* Contractors performing construction activities within The Crossings are granted the right for them, their subcontractors, vendors and employees to travel on the main roads directly to their construction site(s) and back to the main gate. Contractors, subcontractors, vendors and their employees are NOT authorized use of common areas, any of the facilities contained therein, any other private property, or to travel freely around the property.

* No hunting is allowed in The Crossings. The discharge of firearms is prohibited within a residential community by West Virginia State Law. This law applies to The Crossings. Contractors or their employees violating this rule will be denied any future access. The appropriate legal authorities will be advised and prosecution may result.

* The posted speed limit on Association roads is 14 (or 15) miles per hour. Higher speeds damage the roads, increasing maintenance costs. Dust created by higher speeds also deprives Members the full use and enjoyment of their property.

* All Covenants and Restrictions contained in the deed to the Member's property, whether or not listed above, are to be complied with. Specific attention should be paid to the setback requirements contained therein.

* Approval of the Architectural Control Committee (ACC) must be requested BEFORE any constructions begins. The ACC has 30 days upon receipt of the request to grant approval. If approval is NOT obtained, an order to cease and desist may be acquired by the Board of Directors which could seriously affect the construction schedule.

If you have any questions about this memo or the published Reservations and Restrictive Covenants governing The Crossings, please don't hesitate to contact the Board of Directors.

Crossings Security

The Property Owner's Association of The Crossings at the Great Cacapon has taken the initiative to help ensure security in the community. The following information introduces you to current procedures supporting this ongoing effort and describes additional steps that you as a property owner may wish to consider.

AUTOMATED GATE: The main entry gate is to be kept closed at all times. The gate lock code is usually changed once a year and the Board of Directors requests that you use discretion when giving out the code. The current combination is provided in your Crossings welcome package.

VEHICLE STICKERS: Owners are urged to place Crossings stickers in their vehicle windows. Security patrols have been authorized to stop and question persons driving vehicles without stickers. All property owners are provided two stickers without charge. Additional stickers may be obtained from the Board.

STREET ADDRESS SIGNS: These green signs with white reflective numbers are part of our addressing system to direct emergency personnel to your property. They provide a logical layout whereas lot numbers are often confusing. FEDEX, UPS, etc require the street address. The post office prefers The Crossings, Box ? with your street address on the following line. Your street number sign either should have been transferred from the previous owner at the time of sale or may be obtained from the Board of Directors. Please install your street address sign. Refer to the provided installation instructions to ensure proper placement.

EMERGENCY NUMBER: 911 This Hampshire County emergency number is for dispatching the appropriate fire, rescue and medical units and for transferring callers to the appropriate law enforcement agency. Request assistance from the Slanesville Volunteer Fire Company. Click here to access information on Crossings' medical professionals who have volunteered emergency medical assistance.

SECURITY PATROL: On behalf of the Property Owners' Association, the Board of Directors has contracted with a local security company for patrolling of the common roads and grounds. As part of this service, the security company requires that sufficient individual contracts with property owners are also established. Property Owners may contract for a very reasonable fee with this security company to have their property checked twice a week by the guard while he is conducting random patrols of the common areas. A copy of the Security Service Agreement currently used by the security company is included in your Crossings welcome package. All owners are encouraged to participate in this cooperative effort.

ADDITIONAL SECURITY: Some property owners have established individual security contracts beyond the above. If you are interested in additional services such as alarm systems, remote monitoring, etc we suggest that you talk with owners having security signs posted on their property.

More on security and the application here.

Hampshire County Building Permit Requirements

Hampshire County Building Codes Ordinance

Hampshire County Building Permit Information:

Pursuant to Ordinance Number 1 adopted August 25, 1987 and recorded in the Fiscal and Police Record Book #15 on pages 695-706, and as amended June 3, 1997 and October 8, 2002; and Building Code Ordinance adopted January 3, 2006 and recorded in Fiscal and Police Record Book 32, pages 49-58. All persons must obtain a building permit from the Hampshire County Commission for the construction, substantial improvements or remodel of any building or structure, residence or business in Hampshire County.

Please provide the Planning Office with the following:

1. Building Permit Application.

2. A copy of the Septic Permit (Obtained through the Health Department (304) 496-9640.

3. A copy of the Well Permit

4. If you are planning to use public water or sewer, you will need a letter of availability from the Public Service District or provider.

5. If any of your property is located within the 100 year flood plain, you must provide a copy of a plat of your land showing the building site.

6. If your building site is located in the 100 year flood plain or is determined to be “too close to call,” you will need to obtain a Flood Elevation Certificate.

7. Information pertinent to the Building Code Ordinance regarding plan review and inspections. (See Check List)

8. A list of all contractors, including West Virginia Contractor’s License number, will be required. If no contractors will be employed, an Affidavit of Exemption will be required for permit approval.

9. Fee for the permit application must be paid upon submittal of the application.

10. Fee for Plan Review must be paid upon submittal of application.

Application Fees:

1. Application Fees are Non-Refundable.

2. Please make checks payable to The Sheriff of Hampshire County.

3. An addition check may be required for the Plan Review. Contact the Hampshire County Planning Office regarding these fees.

4. The permit application fee is based on current market value of the structure and is $2 per every $1,000. Any structure $12,000 or below is only $25.

5. If the structure is located within the 100 year flood plain the fee is based on the current market value and is $50 for the first $1,000 and $2 for each additional $1,000 or part thereof.

6. All buildings using exempt status because of agricultural usage, church, etc., in Hampshire County must obtain a building permit; however, the permit fees are waived.

HAMPSHIRE COUNTY OFFICES

        Clerk of the County Commission...................................    (304) 822-5112
        P.O. Box 806, Romney, WV 26757
        Planning Commission .....................................................     (304) 822-7018
        Health Department ..........................................................    (304) 496-9640

Please call with any Questions

Burning Law

March 1 - May 31: No burning from 7:00 AM - 4:00 PM

October 1 - December 31: No burning from 7:00 AM - 4:00 PM

Maximum Fine for Violating the Burning Law: $300.00

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Burning Law in Brief:

	You can burn from 4:00 PM to 7:00 AM
	Fire must be attended at all times
	Area must be cleared down to mineral soil for a minimum distance of 10 feet around what is being burned
	If your fire escapes, you are liable for costs of fighting the fire and any damage the fire may cause to others

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Arson Hotline: 1-800-233-FIRE