AMENDED AND RESTATED RESTRICTIONS AND COVENANTS GRASSLAND ESTATES WEST (EFFECTIVE, 2018)

Transcription

1 AMENDED AND RESTATED RESTRICTIONS AND COVENANTS GRASSLAND ESTATES WEST (EFFECTIVE, 2018) WHEREAS, the undersigned, constituting not less than sixty-seven present of the existing GRASSLAND ESTATES WEST HOMEOWNERS ASSOCIATION (herein referred to as "Association"), commonly known as Grassland Estates West, desire to create and carry out a general and uniform plan for the improvement, development, maintenance, use and continuation of a residential community within the Subdivision as described in Article I hereof, including that certain real property made subject thereto by the original Restrictions and Covenants covering Grassland Estates West, dated September 13, 2003, as recorded in Volume 2254, Page 96 of the Deed Plat Records of Midland County, Texas (the Original Restrictions ), as amended by Amendment No. 1 to Restrictions and Covenants covering Grassland Estates West, dated January 12, 2006, as recorded in Volume 2625, Page 42 of the Deed Records of Midland County, Texas, and as amended by Amendment No. 2 to Restrictions and Covenants covering Grassland Estates West, dated September 4, 2007, as recorded in Volume 2928, Page 143 of the Deed Records of Midland County, Texas, as amended by Amendment No. 3 to Restrictions and Covenants covering Grassland Estates West, as recorded in Volume 3062, Page 152 of the Deed Records of Midland County, Texas (collectively, as amended, the Declaration ), and that real property added hereunder (the Subdivision ), for the mutual benefit of the owners and their successors in title, which each parcel in the Subdivision will be conveyed subject to the covenants, conditions, restrictions, liens, charges and easements as herein set forth. NOW, THEREFORE, in order to carry out a uniform plan for the improvement, development, maintenance, sale and use of the properties within the Subdivision as herein defined, it is hereby declared that all of the properties within the Subdivision shall be held, sold and conveyed subject to the following covenants, conditions, restrictions, easements, charges and liens (sometimes herein collectively referred to as "covenants and restrictions") all of which are for the purposes of enhancing and protecting the value, desirability and attractiveness of said properties. These covenants and restrictions shall run with said Subdivision and be binding upon all parties having or acquiring any right, title, or interest in said Subdivision or any part thereof, their heirs, predecessors, successors and assigns, and shall inure to the benefit of each Owner thereof. ARTICLE I PROPERTY SUBJECT TO THIS DECLARATION; DEFINITION SECTION 1.01 Property Subject to Declaration. The real property which, by the recording of this Declaration, will be held, transferred, sold, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to this Declaration is that certain real property located in Midland County, Texas, more particularly described as follows, to wit: Grassland Estates West, Section 1, a subdivision of acres located in Section 36, Block 40, T-1-S, T&P Railroad Company Survey, Midland County, Texas, according to the map or plat thereof Page 1 of 23

2 recorded in No , Cabinet G, Page 50, filed , of the Plat Records of Midland County, Texas. Grassland Estates West, Section 2, a subdivision located in the City of Midland, Midland County, Texas, as further described Amendment No. 1 to Restrictions and Covenants covering Grassland Estates West, dated January 12, 2006, as recorded in Volume 817, Page 45 of the Deed Records of Midland County, Texas, and as amended by Amendment No. 2 to Restrictions and Covenants covering Grassland Estates West, dated September 4, 2007, as recorded in Volume 817, Page 45 of the Deed Records of Midland County, Texas, as amended by Amendment No. 3 to Restrictions and Covenants covering Grassland Estates West, as recorded in Volume 3062, Page 152 of the Deed Records of Midland County, and according to the map or plat thereof recorded in No. 3414, Cabinet G, Pg. 61, Plat Records of Midland County, Texas. Grassland Estates West, Section 3, a subdivision located in the City of Midland, Midland County, Texas, as further described Amendment No. 1 to Restrictions and Covenants covering Grassland Estates West, dated January 12, 2006, as recorded in Volume 817, Page 45 of the Deed Records of Midland County, Texas, and as amended by Amendment No. 2 to Restrictions and Covenants covering Grassland Estates West, dated September 4, 2007, as recorded in Volume 817, Page 45 of the Deed Records of Midland County, Texas, as amended by Amendment No. 3 to Restrictions and Covenants covering Grassland Estates West, as recorded in Volume 3062, Page 152 of the Deed Records of Midland County, and according to the map or plat thereof recorded in No , Cabinet G, Pg. 100, Plat Records of Midland County, Texas. Grassland Estates West, Section 4, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No , Cabinet G, Pg. 102, Plat Records of Midland County, Texas. Grassland Estates West, Section 5, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No , Cabinet G, Pg. 185, Plat Records of Midland County, Texas. Grassland Estates West, Section 6, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No. 2953, Cabinet I, Pg. 6, Plat Records of Midland County, Texas. Page 2 of 23

3 Grassland Estates West, Section 7, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No. 1055, Cabinet I, Pg. 104, Plat Records of Midland County, Texas. Grassland Estates West, Section 8, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No. 1287, Cabinet H, Pg. 12, Plat Records of Midland County, Texas. Grassland Estates West, Section 9, a subdivision located in the City of Midland, Midland County, Texas, and according to the map or plat thereof recorded in No. 6397, Cabinet I, Pg. 198, Plat Records of Midland County, Texas. Along with any adjacent parcels of land bordering the then in existence Grassland Estates West, upon addition hereto, which shall be had by (i) approval of the owner/developer of such additional parcels to be so joined, (ii) approval of the Board of Directors of the Association then serving and (iii) upon filing an amendment hereto in the real property records of Midland County, Texas, such amendment to be adopted and approved by the Board of Directors then serving without the necessity of Member consent. SECTION 1.02 Definitions. Unless the context otherwise prohibits and in addition to other defined terms set forth herein, the following, when used in this Declaration, shall mean and refer to the following: Declarant" means the original declarant, Grassland Estates West Development Company, LLC, and its successors and assigns taking title of more than one Lot within the subdivision during the Development Period for the purposes of development thereof, if such conveyance affirmatively and specifically conveys the Declarant s duties and rights hereunder Development Period" means the period of time as defined in the Original Restrictions Lot" means any of the numbered plots of land shown on the Plat upon which a single family residence is, or may be, built Meeting of Owners" means any meeting of the Owners conducted in accordance with this Declaration, including any alternative forms of meetings and any other vote, approval or consent of Owners conducted or obtained in accordance with Section "Owner" means the owner according to the Official Public Records of Real Property of Midland County, Texas, whether one (1) or more Persons, of the fee simple title Page 3 of 23

4 to a Lot, including any mortgagee or other lien holder who acquires such ownership through judicial or non-judicial foreclosure or proceedings in lieu thereof, but excluding any Person holding a lien or other encumbrance, easement, mineral interest or royalty interest burdening title or otherwise having an interest merely as security for the performance of an obligation Owner Representative" means the Board of Directors, the governing authority of the Association, entitled to manage, administer and direct the affairs of the Association in accordance with this Declaration or, during the Development Period, Declarant, if Declarant so elects and provides notice to the Owners as required herein Person" means and includes any natural person, corporation, joint venture, partnership, association, trust, business trust, estate government or governmental subdivision or agency, and any other legal entity "Plat" means the map or plat of the Subdivision as described in Section 1.01, and all lawful modifications, amendments and/or replats of any of the foregoing Related Parties" means and applies as follows: Tenants of each Owner are Related Parties of that Owner, and with respect to each such Owner and each such tenant, Related Parties of each include (i) their respective family and other household members (including in particular but without limitation all children and other dependents), (ii) their respective guests, invitees, servants, agents, representatives and employees, and (iii) all other Persons over which each has a right of control or under the circumstances could exercise or obtain a right of control "Rules and Regulations" means all rules, guidelines, including architectural guidelines, policies and procedures, including all policies or procedures regarding or as permitted or required by law, including Chapters 202, 204 or 209 of the Texas Property Code, as may be applicable, concerning or regulating the appearance, maintenance, operation, use or occupancy of the Subdivision, including the Lots and Subdivision Facilities, or rights or obligations of Owners regarding the Association, as from time to time adopted in accordance with Section 2.13 hereof, regardless of nomenclature or manner of designation, and which may include architectural guidelines "Subdivision" means the residential community as more particularly described in Section 1.01 hereof, and any other real property Subdivision subjected to this Declaration as herein provided from time to time "Subdivision Facilities" means all common areas so designated herein or by the Plat which are intended for the common use of Owners, and all other facilities and services built, installed, maintained, operated or provided for the common use or benefit of the Owners, including without limitation (i) private streets and shared drives, (ii) all Subdivision Fencing (as defined in Section 2.10), including all Subdivision main entry fences, walls, and/or entry and other identification monuments, and any controlled access gate, guardhouse and related structures, devices and associated appurtenances, and (iii) any other buildings, structures, facilities, devices, services (including trash collection and landscape maintenance services, if any) and Page 4 of 23

5 associated appurtenances, if any, designated as Subdivision Facilities by Declarant during the Development Period or by agreement of the Owners thereafter as provided herein. ARTICLE II GENERAL RESTRICTIONS, COVENANTS AND CONDITIONS SECTION 2.01 General Permitted and Prohibited Uses Single Family Residential Use. No property or Lot shall be used for any purpose other than single-family residential use. As used herein, single family shall mean a social unit consisting of persons holding themselves out as a family unit, whether legally married, and including parent(s) and their children, whether natural or adopted, and other natural relatives if living with the primary group. For clarity, more than two adult persons sharing a residence for financial convenience or lack of available housing in the locale and who are not related shall not be single family use. Without limitation of the foregoing, as used herein the term "residential use" shall be construed to prohibit the use of any Lot or the residence thereon for apartment houses or other type of dwelling designed for multi-family dwelling, or use for or operation of a boarding or rooming house or residence for transients, or the use of any permitted outbuilding as an apartment or residential living quarters Subdivision. No single-family residential Lot may be subdivided for the purpose or constructing a residence or residences upon smaller tracts. Lots may, however, be subdivided for purposes of extending the area of adjacent Lots Buildings. No building shall be erected on any residential Lot except one single family dwelling and out-buildings incidental to and used in connection with the one single family dwelling. An "outbuilding" shall be defined to include a garage, game room, workshop and other such buildings necessary for the convenience and pleasure of the occupants of the single family dwelling erected on the Lot. All such structures shall be of the same building materials and be aesthetically compatible with that of the single-family dwelling erected on the Lot. Outbuildings shall not include metal or portable buildings Size. The single-family dwelling units shall contain not less than two thousand two hundred (2,200) square feet of livable floor space Portable Housing. No trailer, trailer-house or mobile home shall be placed on any Lot for residential purposes nor shall any existing house or dwelling structure be moved on to any Lot for residential purposes. This paragraph shall not be deemed to prevent the use of mobile or modular offices as a temporary sale's or builder's field office. Such office shall not remain on a Lot for in excess of twenty-four (24) months Construction. Once the construction of any building has begun, work thereon must be prosecuted diligently and must be completed within a reasonable time. No buildings shall be occupied for residential purposes during construction. Further, no garage, shed, tent trailer, basement or temporary building shall be used for permanent or temporary residential purposes; provided, however, that this paragraph shall not be deemed or construed to prevent the use of a temporary construction shed during the period of actual construction of any structure on Page 5 of 23

6 such property. At the time of construction of any building on a tract, a sidewalk must be built along the full street frontages of the tract in accordance with city specifications Roofs. No tar or graveled roofs shall be constructed on the Lots described herein except as patio roofs in the rear or a dwelling. In addition, if composition roofs are to be placed on structures located on the Lots they shall be of Three Dimensional Laminated Asphalt Shingle material which are equal to or better than Three Dimensional Asphalt Shingles known as Prestigue II, Woodline or Heritage IL Garages. Garages, which shall be only for the use of the occupants of the residence to which they are appurtenant, may be attached or detached from the residence. A minimum of a two-car garage shall be provided at each residence. For Lots served by paved alleys all garage openings must face the rear of the lot except on corner lots where the garage opening may face the side yard adjacent to the street abutting the side yard Garbage & Trash. Garbage receptacles shall be in complete conformity with sanitary rules and regulations heretofore or hereafter promulgated by the City of Midland. Any trash picked up at curb side shall not be visible outside except on the day of collection Weeds. No weeds, underbrush or other unsightly growths shall be permitted to grow or remain on any part of a Lot, and no refuse pile or unsightly objects shall be allowed to be placed or suffered to remain anywhere thereon Elevation. No substantial changes in the elevation of the land shall be made on the premises or a Lot Storage. No storage of any kind shall be allowed behind the fence on lots without alleys Vehicles. No boat, trailer or inoperative motor vehicle may be kept or stored upon any lot. Recreational vehicles are not allowed on any lot. As used in this Section, "vehicle" means a device in, on, or by which a person or property may be transported, including an operable or inoperable automobile, truck, motorcycle, recreational vehicle, trailer, and such other devices as from time to time specified by applicable Rules and Regulations. As used herein, trailer means a flatbed trailer, boat trailer, toy hauler, horse trailer, travel trailer, 5 th wheel trailer, or any similar type mechanism whereby person or property is towed or transported. Boats, trailers and recreational vehicles may be kept upon on Lot (i) wholly within a garage or (ii) temporarily for the sole purpose of loading, unloading, cleaning or winterize such boat, trailer or recreational vehicle, but such temporary placement shall not exceed thirty-six hours within any seven-day period and no person may occupy such vehicle while being kept thereon overnight Exterior Materials. At least seventy-five percent (75%) or the exterior wall surface of each residence located on a Lot (excluding doors, windows and exterior glass) shall be of brick, rock, stone, brick veneer, rock veneer or stone veneer. Stucco is specifically prohibited. Page 6 of 23

7 Clotheslines. Clothes line, drying yards, or any manner of hanging clothing or similar textiles to dry shall be so located as not to be visible from the street serving a Lot Front. All dwellings shall face the street on which the other Lots in the same block front. Dwellings located on Lots within the curved portion or a cul-de-sac shall front toward the curve Signage. No signs or other form of advertisement shall be permitted upon any of the Lots subject hereto except one (1) s all sign, not exceeding five (5) square feet in area, advertising the particular premises for sale or for rent, or one (1) sign used by a builder to advertise the property during the construction and sales period, said size not to exceed thirty-two (32) square feet; and from time to time a political campaign sign, not exceeding two (2) square feet in area. Neighborhood or project identification signs are permissible Antennae. No radio or television antenna with more than thirty (30) square feet or grid area or which exceeds the highest point of the roof shall be permitted. All such installations are limited to back yard. Front yard installations are strictly prohibited Childcare Facilities. No in-home childcare with more than five (5) children is permissible unless the children are the children of the occupants or the property where they are being cared for Fences. No fences shall be permitted within the front setback area. Fences shall not exceed eight (8) feet in height. No chain link fences shall be permitted in areas visible from the streets serving the premises Landscaping. Landscaping within the front setback area shall be in place within six (6) months of the completion of the first structure on a Lot. The landscaping shall be maintained in a sightly and well-kept manner consistent with a well- kept residential neighborhood and shall be irrigated by an underground irrigation system No Business, Professional, Commercial or Manufacturing Use. No business, professional, commercial or manufacturing use may be made of any Lot or any improvement located thereon, regardless of whether or not done for profit or remuneration. Notwithstanding the foregoing, a single family residence may be used incidentally as a home office, for maintenance of a personal professional library, keeping of personal or professional records or accounts, or handling personal business or professional telephone calls, but if and only if such business activity does not involve use of any part of the applicable Lot, or residence or other building or improvement thereon, by any Person other than the Owner or the Owner's tenant (but not both), no on-site employees are otherwise permitted, and the public is not invited, permitted or allowed to enter the Lot to conduct any business thereon. SECTION 2.02 Lot Resubdivision or Combination. Unless approved by the Board of Directors in writing, no Lot as originally conveyed by Declarant to any Person, including a builder, Page 7 of 23

8 may thereafter be subdivided or combined with any Lot, or the boundaries thereof otherwise changed. SECTION 2.03 Lot Fences, Walls and Hedges; Ownership and Maintenance. Ownership of all Lot fencing passes with title to the Lot. All Lot Fencing must be continuously maintained in a structurally sound condition, in a neat and attractive condition, in good repair and otherwise as required to obtain and maintain prevailing community standards. The foregoing shall include, without limitation, such maintenance, repair or replacement as is required to prevent listing or leaning, repair of all damaged or broken pieces, and repair or replacement as required to prevent rust, rot or decay, and any other visible signs of dilapidation or deterioration. Lot Fencing which has been defaced with graffiti or other markings shall be restored to its prior condition within seventy-two (72) hours of such defacement or markings. PAINTING OR STAINING OF WOODEN FENCES IS PROHIBITED UNLESS APPROVED IN WRITING BY THE OWNERS OBTAINED IN ACCORDANCE WITH SECTION All maintenance, repair or replacement of Lot Fencing which separates adjoining Lots at their boundary lines, or which is otherwise shared in common by two (2) or more adjoining Lots, is the joint responsibility of, and the costs thereof shall be shared equally by, the adjoining Owners. Otherwise, all such maintenance, repair or replacement shall be the responsibility of, and at the sole cost of, the Owner upon whose Lot the Lot Fencing is located. ONCE INSTALLED, THE LOCATION, STYLE, FINISH, APPEARANCE AND ALL OTHER FEATURES OF LOT FENCING MAY NOT BE MODIFIED OR CHANGED WITHOUT PRIOR WRITTEN APPROVAL OBTAINED IN ACCORDANCE WITH SECTION SECTION 2.04 Subdivision Fencing, Including Gates; Easements. (a) "Subdivision Fencing" means (i) all fences and freestanding fence type walls which enclosed the exterior boundaries of the Subdivision, or which are otherwise designated as Subdivision Fencing by Declarant during the Development Period or thereafter by the Owner Representative, (ii) all access limiting gates, including vehicle and pedestrian gates, and all associated controllers, operators and related devices and facilities ("access limiting devices"), and (iii) fences, walls, and/or entry and other identification monuments. All Subdivision Fencing is a part of the Subdivision Facilities and shall be maintained as such. NO OWNER OR THEIR RELATED PARTIES, AND NO OTHER PERSON MAY MODIFY, ALTER OR IN ANY MANNER CHANGE; OR ATTACH ANYTHING TO, ANY SUBDIVISION FENCING WITHOUT THE PRIOR WRITTEN CONSENT OF DECLARANT DURING THE DEVELOPMENT PERIOD OR THE OWNER REPRESENTATIVE THEREAFTER OBTAINED IN ACCORDANCE WITH SECTION (b) During the Development Period Declarant is specifically authorized to locate, establish, construct and maintain any and all Subdivision Fencing upon, over, across and under any part of the Subdivision, including any Lot, as Declarant deems appropriate. Declarant hereby reserves blanket easements upon, over, across, and under the Subdivision, including any Lot, for purposes of locating, establishing, constructing and maintaining any Subdivision Fencing. SECTION 2.05 Window and Door Glass Covers. Glass film and similar tinting, and aluminum foil and similar reflective materials, are in all events prohibited for use as a cover for Page 8 of 23

9 any window or door; provided, tinted glass may be approved as provided in Section Temporary or disposable coverings, including sheets, newspapers, shower curtains, fabric not sewn into finished curtains or draperies, other paper, plastic, cardboard, or other materials not expressly made for permanent window coverings, are expressly prohibited. SECTION 2.06 Property Uses and Devices Political Signs. Notwithstanding any other provisions hereof, political signs advertising a political candidate or ballot item for an election (a "Political Sign") are permitted, subject to no more than one (1) Political Sign for each candidate or ballot item may be displayed per Lot Flags. Subject to other applicable provisions of this Section, any Owner may locate and display upon the Owner's Lot (i) one (1) American flag as permitted by the Freedom to Display the American Flag Act of 2005, and (ii) one (1) flag of the State of Texas, and one (1) flag each of any branch of the United States armed forces (official or replica) as permitted by Section of the Texas Property Code (a "Permitted Flag"). Only Permitted Flags may be displayed. Permitted Flags must be displayed from a pole attached to the residence (a Flagstaff ) or a free-standing pole (a Flagpole ). All Permitted Flags must be displayed in a respectful manner in accordance with 4 U.S.C., Section 5-10, Texas Government Code, Section 3100, and applicable military codes, as applicable. A Flagstaff may not be more than six feet (6') in length, and must be securely attached by a bracket at an angle of thirty (30) to forty-five (45) degrees down from vertical. A Flagpole may not exceed twenty feet (20') in height and nine inches (9") in diameter, and must be permanently installed in the ground in accordance with the manufacturer's instructions. Permitted Flags are limited in size to a maximum of three feet (3') tall and five feet (5') wide Rainwater Harvesting Systems. Subject to other applicable provisions of the Section, rain barrels or other rainwater harvesting system (a "Rainwater Harvesting System") may be installed and maintained on a Lot. The Rainwater Harvesting System must be of a color which is consistent with the color scheme of the main residence on the applicable Lot, and may not display any language or other content that is not typically displayed by the Rainwater Harvesting System as it is manufactured. Harvested water must be used, and may not be allowed to become stagnant or otherwise cause or create any threat to health or safety. Any unused Rainwater Harvesting System must be removed if any part thereof is visible from any street, common area or another Lot, or if the unused system may or does cause or create any threat to health or safety Solar Energy Devices. No "solar energy device" as defined in Texas Property Code, Section may be installed upon any residence or Lot or at any location within the Subdivision during the Development Period without the prior written consent of Declarant. Thereafter, a solar energy device may be installed if all conditions as set forth in Texas Property Code, Section (d) or its successor provisions are met or exceeded. Page 9 of 23

10 Roofing. (a) This Section applies to "Energy Efficient Roofing" which means shingles that are designed primarily to (i) be wind and hail resistant, (ii) provide heating and cooling efficiencies greater than those provided by customary composite shingles, or (iii) provide solar generation capabilities. The installation of Energy Efficient Roofing is not prohibited, regardless of any designation of shingle type above, provided that when installed the shingles: (1) will otherwise comply with all applicable provisions of the Declaration and all other applicable Architectural Guidelines; (2) resemble the shingles used or otherwise authorized for use otherwise in accordance with Article II on property in the Subdivision; (3) are more durable than and are of equal or superior quality to the shingles described above; and (4) match the aesthetics of the property surrounding the Owners' property Rules and Regulations. Declarant during the Development Period and the Owner Representative thereafter may from time to time and at any time adopt, amend, modify, and delete reasonable Rules and Regulations regarding any property use / devices not in direct conflict with this Article II and as permitted or required by law. Owner Representative may from time to time adopt and amend Rules and Regulations regarding any property use / devices regardless of conflict with this Article II if required by law. The Owner Representative, in its adopting, amending, modifying and deleting its reasonable Rules and Regulations, including, without limitation, the establishment of a schedule of fines for violation of any of the provisions of this Declaration, as permitted by law, shall adhere to the following: (i) Rules and Regulations may not be enacted retroactively (except that if any activity is subsequently covered by Rules and Regulations and such activity ceases after enactment of the Rules and Regulations covering same, then the Rules and Regulations will apply to the activity thereafter), (ii) Rules and Regulations may not be incompatible with the provisions of this Declaration; and (iii) Rules and Regulations will not become effective until filed of record or such later date as stated therein, and notice thereof is given to all Owners (certification by the Owner Representative that proper notice was given in accordance with this Section to be conclusive absent proof of fraud). Any fine imposed on an Owner for a violation of this Declaration, the Bylaws or any Rules and Regulations adopted hereunder by the Association, acting through the Owner Representative, shall likewise be secured by a lien against the Lot in the same manner as an assessment, except that the right to foreclose any such lien for fines shall be limited as required by applicable law. ARTICLE III ASSOCIATION; ASSESSMENTS; ARCHITECTURAL CONTROL SECTION 3.01 Establishment of Association Organization; Purposes. The Association is established as a Texas nonprofit corporation pursuant to the Texas Business Organizations Code. The principal purposes of the Association are the collection, expenditure and management of the funds and financial affairs of the Association, providing for maintenance, preservation and architectural control within Page 10 of 23

11 the Subdivision, providing for maintenance, repair and replacement of such Subdivision Facilities as herein permitted or required, and performance of all other acts and undertakings reasonably incident to any of the foregoing or in furtherance thereof Powers. The Association has full right, power and authority to enforce all provisions of this Declaration and all other governing documents, including without limitation (i) to exercise all powers available to a Texas nonprofit corporation to the fullest extent allowed by law, (ii) to exercise all powers of a property owners association pursuant to the Texas Property Code, and (iii) to exercise all implied powers incident to the foregoing or necessary or proper to the Association's express powers or purposes, subject however to any limitations expressly stated herein or in other governing documents. Without limitation of the foregoing, the Association is hereby expressly authorized (x) to acquire (by gift, purchase, deed, lease or otherwise), own, hold, improve, operate, maintain, sell, lease, convey, dedicate for public use, acquire, hold, use, and otherwise dispose of and/or alienate real and personal property as it may deem necessary or appropriate and/or as provided in this Declaration and other governing documents, (y) subject to prior approval by the Owners of not less than two-thirds (2/3) of the Lots, to borrow money, and to mortgage, pledge, deed in trust or otherwise encumber, alienate or hypothecate any or all of the Association's real or personal property as security for money borrowed or debts incurred to conduct the lawful affairs of the Association, and (z) to compromise and settle any and all claims, demands, liabilities and causes of action whatsoever held by or asserted against the Association upon such terms and conditions as the Owner Representative may determine Architectural Control Committee. The Owner Representative shall act as the architectural control committee ( ACC ), unless and until the Owner s Representative creates an ACC committee comprised of not less than three (3) Lot Owners appointed by unanimous vote of the Owner Representative to review, approve, and disapprove the design and location of any improvement upon the Lots by any Owner to determine compliance with this Declaration. The ACC cannot take any action (i) inconsistent with this Declaration or applicable law, or (ii) that specifically requires the consent of a majority or super majority of the Owners or (iii) that is in direct conflict with any vote or direction given by a super majority Membership. Every Owner must be and is a "Member" of the Association, and as such is subject to and shall have such rights, responsibilities and obligations as set forth in this Declaration and other applicable governing documents. The Association is entitled to rely on the Official Public Records of Real Property of Midland County, Texas in determining such status as an Owner, and may require submission to the Owner Representative of appropriate certified copies of such records as a condition precedent to recognition of status as an Owner. The foregoing is not intended to include Persons who hold an interest merely as security for the performance of an obligation, and the giving of a security interest shall not terminate any Owner's membership. No Owner, whether one (1) or more Persons, shall have more than one (1) membership vote per Lot. Membership votes shall be appurtenant to and may not be separated from ownership of any Lot, and shall automatically pass with the title to the Lot. Page 11 of 23

12 Voting Rights of Owners. (a) Calculation of Votes. The Owner of each Lot, including Declarant, will have one (1) vote for each Lot owned as member of the Association. (b) Multiple Owners. When more than one (1) Person holds an ownership interest in a Lot, all such Persons are Members, but in no event will they be entitled to more than one (1) vote with respect to each particular Lot owned. The vote, approval or consent of any single Owner from such joint Owners is conclusively presumed to be cast or given in accordance with the decision of the majority of the joint Owners and with their full authority, unless, prior to such vote, the joint Owners name, in a writing to the Association, one joint owner with the authority to vote the Lot and same has not been revoked by any joint Owner in writing to the Association, in which case only such designated member s vote shall be counted for such Lot. If conflicting votes are received by multiple Owners of a single Lot, the priority of voting shall be: an in-person vote made at a meeting; a vote by proxy; and if none of the foregoing apply, then the first absentee ballot received. The Directors reserve the right to exclude any Lot making multiple, competing votes if they are unable to reasonably determine which vote should control under the guidelines hereof, but such vote shall still be counted in determining a quorum if necessary to establish a quorum at any meeting. No Owner may otherwise be disqualified from voting in an election or on any matter concerning the rights or responsibilities of the Owner Meetings of Owners. (a) Annual Meetings. A Meeting of Owners shall be held annually, commencing within one (1) year after completion of the initial sale of the first Lot in the Subdivision to an Owner other than Declarant or a builder. Without limiting the control of the Board of Directors provided elsewhere herein and in the Bylaws, at each annual Meeting of Owners, the Owners shall (i) when applicable, elect Owner Representative as provided in the Bylaws, (ii) adopt a budget to determine sums necessary and sufficient for payment of all estimated Operating Expenses of the Association for the succeeding calendar year, including for funding of capital, contingency and other reserves, (iii) set the amount of the annual assessment for the succeeding calendar year based on the budget, and determine if the same will be payable annually, semi-annually, quarterly or monthly, and (iv) conduct such other business as determined by the Owners or Owner Representative. Any matters not so addressed by the Members at any annual meeting may be made by the Directors. (b) Special Meetings. Special Meetings of Owners may be called by the Owner Representative and must be called by the Owner Representative upon receipt of a proper written request from any ten percent (10%) of all Owners. A proper written request must state a proper purpose or purposes for the Special Meeting of Owners, and must be dated and signed by the Owners requesting the same. Any request for a Special Meeting of Owners which does not comply with any of the foregoing is not valid for any purpose. (c) Notices. Except as provided in the Bylaws, all Meetings of Owners will be held on such date, at such time and at such place in Midland County, Texas as determined by the Owner Representative. Written notice of each Meeting of Owners must be given Page 12 of 23

13 by or at the direction of the Owner Representative to the Owners of all Lots not later than the tenth (10 th ) day or earlier than the sixtieth (60 th ) day before the date of the meeting. The notice must state the date, time and place of the Meeting of Owners, and in the case of a Special Meeting of Owners, the purpose(s) of the meeting. Notice of any meeting is waived by any Owner who attends the meeting in person or by proxy or absentee ballot. (d) Meeting Officers; Minutes; Costs. Except as provided in the Bylaws, the President of the Association shall act as the chairperson for each Meeting of Owners; or, in the absence of the President of the Association, then the Owners present at the meeting shall elect a chairperson as the first order of business. The chairperson may also act as secretary for the meeting if no Secretary of the Association has been elected, appointed or qualified, or the chairperson may appoint any other Member or the Association's management agent to act as the secretary for the meeting. The secretary shall prepare minutes of the meeting and sign the same. All minutes shall be maintained as part of the permanent records of the Association. Any costs of preparation and mailing of any notices, copies of minutes and all other proper costs to call or conduct any Meeting of Owners will be paid from the maintenance fund. (e) Voting; Quorum. Each Owner may vote at any Meeting of Owners in person or by proxy. Each Owner may also vote at any Meeting of Owners in any manner permitted by Section of the Texas Property Code pursuant to such procedures as from time to time adopted by the Owner Representative or pursuant to applicable Rules and Regulations. The presence at any Meeting of Owners of not less than a ten percent (10%) of members entitled to cast votes at such meeting, in person or by proxy or absentee ballot, and whether or not in good standing, constitutes a quorum. The vote at any Meeting of Owners of a majority of the votes present shall be the act or acts of the Owners unless a vote by the Owners of a greater percentage of Lots is specifically required herein. If a quorum is not established as required hereunder at any two consecutive Member meetings, the Owner s Representative shall be authorized to call a meeting of the Members, providing in the notice thereof that five percent (5%) of the membership shall constitute a quorum for purposes of such meeting. (f) Alternative Forms. Any Meeting of Owners may also be held by telephone conference, if feasible, or as otherwise provided by the Texas Business Organizations Code, or the Members may act by written consent as permitted under the Bylaws or Texas law. Any reference herein to a Meeting of Owners includes any alternative form of action as aforesaid Association Books and Records. (a) Maintenance. The Owner Representative shall keep current and accurate books and records of the business and affairs of the Owner Representative acting in such capacity on behalf of the Owners as herein provided, including financial records, and including minutes of the proceedings at any Meeting of Owners. Promptly after each election of an Owner Representative, the predecessor, as applicable, shall deliver all such books and records to the new Owner Representative. The Owner Representative shall maintain this Declaration and all other governing documents pertaining to the Subdivision permanently, and shall maintain all other books and records for not less than seven (7) years. Page 13 of 23

14 (b) Inspection and Copying. Every Owner may inspect and copy books and records maintained by the Owner Representative in accordance with this Declaration and policies adopted in accordance with the Texas Property Code. Each Owner must request Association books and records in writing from the Owner Representative, stating therein sufficient detail to identify the specific books and records being requested. Each Owner requesting books and records must pay estimated costs for the compilation, production and reproduction of requested books and records in advance. Any difference in estimated and actual production costs must be paid or will be refunded as provided in the Texas Property Code. Estimated and actual production costs may not exceed the costs allowed pursuant to Texas Administrative Code as follows (as shall be amended and updated from time to time to reflect increases enacted under such Texas Administration Code): (1) black and white 8 ½ x 11 single sided copies=$0.10 each (2) black and white 8 ½ x 11 double sided copies=$0.20 each (3) color 8 ½ x 11 single sided copies=$0.50 each (4) color 8 ½ x 11 double sided copies=$1.00 each (5) PDF images of documents=$0.10 each (6) compact disk=$1.00 each (7) labor and overhead=$15.00 per hour (IF over 50 pages OR IF documents located in remote storage facility) (8) mailing supplies=$1.00 per mailing (9) postage=at cost (10) other supplies=at cost (11) third party fees=at costs (12) other costs=as permitted by the currently enacted Texas Administrative Code, Section 70.3 (c) Adoption and Amendment of Policies. Declarant during the Development Period and the Owners Representative from time to time thereafter, may adopt and amend such other policies regarding Association books and records as deemed necessary or appropriate, including with regard to or concerning inspection or copying of Association documents Calculation/Methods for Owner Approval. Whenever approval of Owners is permitted or required by this Declaration, such approval may be obtained (i) by execution of a written consent or approval, (ii) by affirmative vote at a Meeting of Owners, or (iii) by any combination of the foregoing. The Owner seeking approval, either pursuant to Section 3.03 or pursuant to any other Section of this Declaration, shall be counted in determining compliance with the applicable percentage requirement. The requirement set forth in Section 3.03 for approval by Owners of not less than two-thirds (2/3rds) of all Lots then contained in the Subdivision also applies to any other Section hereof requiring approval pursuant to Section 3.03, unless any such provision or approval specifically requires a super majority, such super majority being the Owners of at least seventy-five percent (75%) of the total number of Lots in the Subdivision. Page 14 of 23

15 SECTION 3.02 Maintenance Fund Establishment. There is hereby established a Maintenance Fund into which will be paid regular assessments, special assessments and specific assessments for the discharge of the functions and duties of the Association and the Owner Representative, including maintenance, repair and replacement of all Subdivision Facilities, and for such other purposes and as otherwise herein provided. Each Owner of a Lot, by acquisition of any right, title or interest therein or acceptance of an executory contract of conveyance, or a deed or other instrument of conveyance therefore, whether or not so expressed therein, covenants and agrees to pay to the Association regular assessments, special assessments and specific assessments, as set forth herein Purpose of Maintenance Fund. The Maintenance Fund must be used exclusively for the benefit of the Subdivision and the Owners and occupants thereof, including for the maintenance of all Subdivision Facilities (including any maintenance required by any governmental entity), the discharge of all obligations of the Association and the Owner Representative pursuant to this Declaration and other governing documents, the payment of all shared costs incident to any of the foregoing and/or as otherwise approved at any Meeting of Owners, and the doing of any other thing necessary or desirable in the opinion of the Owner Representative and/or the Owners for accomplishment of any of the foregoing, including the establishment and maintenance of reserves for repairs, maintenance, taxes, insurance, Managing Agents fees, and other charges, and the expenditure of funds for the benefit of other properties within the vicinity of the Subdivision if in the judgment of the Owner Representative and/or the Owners the Subdivision will benefit thereby Commencement and Proration; Personal Obligation; Transferees. (a) The obligation to pay assessments shall commence as to each Lot upon completion of the initial sale of each Lot. Assessments shall be prorated at the time of closing on said initial sale of each Lot from the first (1 st ) day of the month in which the closing occurs. Assessments may be prorated at the time of closing as to each subsequent resale of each Lot as the seller and buyer may agree, but no such agreement will affect in any manner the obligations for payment of assessments as and when due or the obligations of seller and buyer regarding the same as otherwise provided herein or in any other governing documents. (b) In addition to the assessment lien herein established, each assessment is the personal obligation of each Owner of the Lot charged therewith at the time liability for the assessment accrued notwithstanding any subsequent transfer of ownership and in the event of joint Owners of any Lot, jointly and severally. The Association is not required to attempt collection from all joint Owners, prorata or otherwise, and may seek full collection of any assessment from multiple obligees until such amount has been recovered in full by the Association Statement of Assessments. Any transferee (or prospective transferee upon presentment of an executed earnest money contract or other writing satisfactory to the Owner Representative) shall be entitled to a statement from the Association setting forth all assessments due as of the date of the written request. The request must be in writing, must be addressed to the Association and must be delivered by registered or certified mail, return receipt requested, or by Page 15 of 23

16 personal delivery with receipt acknowledged in writing. The Owner Representative may set a reasonable charge for providing a statement of indebtedness, the payment of which is a condition precedent to the Association's obligation to provide the same. Except for fraud or misrepresentation, if the Association fails to respond to a proper written request for a statement of indebtedness within ten (10) business days after receipt of the request and payment of any applicable charge by the Association, and upon submission of a properly executed registered or certified mail return receipt or delivery receipt evidencing receipt of the request by the Association, upon transfer the transferee is not liable for, nor shall the Lot transferred be subject to a lien for, any unpaid assessments against the Lot accruing prior to the date of the written request Uniform Rates for Regular and Special Assessments. Except as hereafter provided regarding Declarant and builder rates, regular and special assessments on all Lots must be fixed at a uniform rate, and must be determined on a per Lot basis No Waiver or Release. Notwithstanding anything to the contrary herein, the omission or failure for any reason of the Association to mail or deliver a notice of regular assessment or due date for payment thereof does not constitute a waiver, modification or release of an Owner's obligation to pay assessments as otherwise herein provided Special Assessments. At any time and from time to time the Owner Representative may approve a special assessment to defray any expenses related to the maintenance, repair or improvement of Subdivision Facilities or to defray any other permitted expenses or to replace any reserves. The Owner Representative shall also determine the due date(s) and manner of payment as to each special assessment which may include payment in installments Interest and Late Fees. (a) Interest. Interest from the due date at the rate of the lesser of twelve percent (12%) per annum or the maximum legal rate, will be charged on all delinquent assessments, annual, special or specific. (b) Late Charges. A late charge in the amount of TWENTY-FIVE DOLLARS ($25.00) per month, or such other reasonable amount or amounts as from time to time determined by the Owners at a Meeting of Owners or as set by the Owners Representative in an assessment collection policies, is hereby imposed as to any annual, special or specific assessment which is not paid in full within thirty (30) days after payment of the same is due, beginning from the due date for payment. (c) Compliance Costs. All expenses reasonably attributable to or incurred by reason of a breach or violation of or to obtain compliance with any provisions of this Declaration or other governing documents must be assessed against the Owner who occasioned the incurrence of such expenses, including reasonable attorney's fees whether incurred prior to, during the pendency of or after successful completion of any actions in a court of competent jurisdiction to the greatest extent allowed by applicable law. Page 16 of 23