The Village at Blue Mountain Beach (“Village”) is a collection of 142 homes and condominiums on Highway 30a. In order to ensure that all owners and guests can enjoy the Village and its amenities, to maintain property values, and to preserve the appearance of the community, the Association (defined herein below) developed the rules and regulations outlined herein (collectively, the “Rules”). These are based on the Amended and Restated Master Declaration of Covenants and Easements for Blue Mountain Beach Development (“Covenants”), and, the Amended and Restated Bylaws of Blue Mountain Beach Master Owners Association, Inc. (“Bylaws”), as recorded in Book 3064, Page 2572 of the Public Records of Walton County, Florida (collectively, the “CCRs”), as well as past decisions of the Blue Mountain Beach Master Owners Association, Inc.’s (“Association”). While these policies and rules may limit some owner activities that may be appropriate in unrestricted communities, the small lots, closeness of our units, and short-term rentals, make them a necessity in the Village.
The Association’s authority to establish these Rules is outlined in the CCRs. The CCRs and Rules specified herein apply to all properties included in the Village and are not limited solely to the common areas. The CCRs and Rules will be made available on the Village’s web page under the Association, “Covenants” tab. The relevant section is as follows:
V. POWERS AND DUTIES OF THE BOARD OF DIRECTORS
4. To appoint committees, adopt and publish rules and regulations governing matters of common interest to the Members, including without limitation, the use of the Common Area or any portion thereof, the personal conduct of the Members and their guests thereon, and the use of Parcels as determined by the board to be in furtherance of the Association’s objectives as stated herein and as provided by Florida law.
Bylaws at Page 3, Art. V(A)(4)
In addition, some items that are addressed in the CCRs are restated here for clarity, notification, and convenience for owners and guests. Finally, these Rules may be amended from time to time to address new situations the Association may encounter. These extracted policies and rules are:
- Owners are responsible for their guests and will incur fines for rule violations or for unruly and disorderly behavior. An owner is limited to 2 guests per bedroom plus 2 guests for rentals. The number of bedrooms in a home is defined by the approved plans submitted to Walton County (“County”) and does not include additional sleeping spaces created in a home or converted spaces not approved by the County. For example, a 2- bedroom unit may only rent to 6 persons. If you question the number of bedrooms in your unit, the Association can access the County records which provide the number of bedrooms in a unit. Thus, owners should be aware that it is not the number of rooms used as bedrooms but the number of bedrooms on the original plans approved by the County.
- All persons over the age of 8 are required to have a wrist band on while using the amenities (pool, fitness center, bocce ball, shuffle board, and putting green). Persons without wrist bands will be considered trespassers and subject to removal by the Sheriff’s Office.
- Wrist bands will be issued in accordance with the Village occupancy regulations. Two (2) bedroom-6 bands, three (3) bedroom-8 bands, four (4) bedroom-10 bands, five (5) or more bedrooms-14 bands. Class C members will receive 6 wrist bands. Replacement of lost bands is $100.00 per band. Owners are responsible for managing their bands. Each year, new bands may be issued in January.
- Owners may be required to provide the renter or guest’s name, contact information, phone number, or all of the above. This information will be used by Village staff to ensure only rental guests are using the amenities and property.
- Short and long-term rentals are permitted in the Village. Beginning September 1, 2021, owners who rent their units will be required to register their property with the Association’s property management company. The rental registration form is available from the Management Office, and on the Village web site. Owners who wish to rent their homes will also be required to provide the contact information of an individual whom the Association may contact 24 hours per day, 7 days per week (“24/7 Contact”). This information will be used to contact the appropriate individual if a guest violates the CCRs, these Rules, or any other applicable authority. Failure of owners to return a completed rental registration form or to provide a 24/7 Contact will not be issued wrist bands necessary to gain access to the amenities.
- Grills of any type (gas, electric, indoor or outdoor) are not permitted on condominium balconies or porches. A grill may not be stored on balconies or porches. All outdoor grilling must be done in designated areas.
- Dogs must be on a leash at all times when not on an owner’s property.
- No guest, lessee, invitee, renter, or tenant shall bring any pet or animal whatsoever into a unit that is rented for less than one month.
- Golf carts may be operated only by individuals with a valid driver’s license. Golf carts may not be parked in the community parking lots or on the common areas. All golf carts must be registered with the Association including golf carts that are kept at a cottage house, and have a sticker affixed to a conspicuous location to the golf cart’s windshield. All golf carts accessing the Blue Lupine Beach Access must have an Association sticker.
- The fitness center access is limited to individuals age 15 and over. Adults may not bring children under age 15 into the fitness center at any time. Guests and owners may submit a written request to the Association for an exemption if needed.
- Parking is not permitted on Village Boulevard or any side street (except for service vehicles, e.g., utility vehicles which are being used to resolve on an ongoing issue) at any time. Vehicles violating the parking regulations are subject to towing and fines. No parking signs are installed on these streets. VEHICLES AND GOLF CARTS WILL BE TOWED WITHOUT NOTICE.
- Vehicles parked in parking lots for 14 days without being used (that is, the vehicle is in the same parking space), are considered stored. Stored vehicles may be towed without notice. In addition, owners will be fined for unauthorized vehicle storage. If a vehicle owner plans to leave a car parked for over 14 days, he/she must notify the management company of the reason and receive a confirmation email approving the long-term parking. However, this is an exception and is not intended to provide an owner the right to store a vehicle.
- No commercial vehicles, vehicles with commercial writing on their exteriors, vehicles primarily used or designed for commercial purposes, motorcycles, trail bikes, recreational vehicles, motor homes, motor coaches, campers, trailers, boats or boat trailers, or any other motorized vehicles other than non-commercial passenger vehicles shall be parked, stored, or in any manner kept or placed on any portion of the Village’s property except in an enclosed garage. This does not apply to commercial and construction vehicles that are on property in the ordinary course of business, however, this exception shall not be construed to allow for commercial and construction vehicles on property in the ordinary course of business to park on Village Boulevard or any side street.
- Abandoned or inoperable automobiles or vehicles of any kind shall not be stored or parked on any portion of the Village’s property. An “abandoned or inoperable vehicle” shall be defined as any vehicle that has not been driven under its own propulsion for a period of 2 weeks or longer.
- Motorcycles are not permitted at any time in the Association common areas (parking lots, greenspace, etc.).
- The Front and Village Boulevard side yards of lots may not have trailers, boats, play equipment (basketball nets, trampolines, hammocks, swings, etc.). In general, any item that affects the street scape as determined by the Association, is not permitted.
- Accessory units (as defined by the Walton County Planning Department) may not be rented. Owners who permit guests in their accessory unit must provide the name, previous address, permanent address, or both, phone number, and relationship of the guest within 2 days of their move-in. The Association works with the County to ensure accessory units are not rented, and that guest stays are compliant with County regulations.
Rule Infractions: An owner will receive a notice informing him/her of an infraction. Owners will incur a fine of $50 per day for each infraction of the Village CCRs or Rules until the infraction is cured. The fine will accrue from the date of the infraction.
Owners will receive a certified letter with a meeting date/time for a hearing by the Fines Committee.