Vistas of C P1/PP-CS 961205DECLARATION OF COVENANTS, CONDITIONS AND R~
FOR VISTAS OF COPPELL
THIS DECLARATION is made on the date hereinafter set forth by Centex Real Estate
Corporation, a Nevada corporation qualified to do business in Texas, hereinafter referred to as the
"Declarant".
WITNESSETH ' -
WHEREAS, the Declarant is the owner of certain real property in the City of Coppell, Dallas
County, Texas, which is described in Exhibit "A" attached hereto and made a part hereof (the
"Property"). '
WHEREAS, Declarant desires to create an exclusive planned' community known as Vistas of
Coppell on the Property and such other land as may be added thereto pursuant to the terms and
provisions of this Declaration;
NOW THEREFORE, the Declarant declares that the Property shall be held, sold and
conveyed subject to the restrictions, covenants and conditions declared below, which shall be deemed
to be covenants running with the land and imposed on and intended to benefit and burden each Lot
and other portions of the Property in order to maintain within the Property a planned community of
high standards. Such covenants shall be binding on all parties having any right, title or interest therein
or any part thereof, their respective heirs, personal representatives, successors and assigns, and shall
inure to the benefit of each Owner thereof.
ARTICLE I
DEFINITIONS
Section 1. "Property" shall mean and refer to the real property described in Exhibit "A", and
such additions thereto as may be brought within the jurisdiction of the Association and be made
subject to this Declaration.
Section 2. "Association" shall mean and refer to the Vistas of Coppell Homeowners
Association, Inc., a Texas not-for-profit corporation established for the purpose set forth herein.
Section 3. "Lot" shall mean and refer to any plot of land indicated upon any recorded
subdivision map of Property or any part thereof creating single-family homesites, with the exception
of the Common Area and areas deeded to a governmental authority or utility, together with all
improvements thereon.
Section 4. "Unit" shall mean and refer to any residential dwelling situated upon any Lot.
Section 5. "Owner" shall mean and refer to the record owner, whether one of more persons
or entities, of a fee simple title to nay Lot, including contract sellers, but excluding those having an
interest merely as security for the performance of an obligation.
Section 6. "Declarant" shall mean and refer to Centex Real Estate Corporation, its successors
and assigns who are designated as such in writing by the Declarant, and who consent in writing to
assume the duties and obligations of the Declarant with respect to the Lots acquired by such
successor or assign.
Section 7. "Common Areas" shall mean and refer to that portion of the Property, if any,
conveyed to the Association for the use and benefit of the Owners.
Section 8. "Common Maintenance Areas" shall mean and refer to the Common Areas, if any,
and the entrance monuments, drainage facilities, detention ponds, fight-of-way landscaping, and such
other areas lying within dedicated public easements or right-of-way as deemed appropriate by the
Board of Directors of the Association for the preservation, protection and enhancement of the
property values and the general health, safety or welfare of the Owners.
Section 9. "Declaration" shall mean and refer to this Declaration of Covenants, Conditions
and Restrictions for Vistas of Coppell, and any amendments, annexations and supplements thereto
made in accordance with its terms.
ARTICLE H
VISTAS OF COPPELL HOMEOWNERS ASSOCIATION, INC.
Section 1. Membership. The Declarant and every other Owner of a Lot shall be a member
of the Association. Membership shall be appurtenant to and shall not be separated from ownership
of any Lot. Every member shall have the right at all reasonable times during business hours to inspect
the books of the Association.
Section 2. Funding. Subject to the terms of this Article, Declarant, for each Lot owned by
Declarant, hereby covenants to pay, and each Owner of any Lot by acceptance of a deed therefor,
whether of not it shall be so expressed in such deed, covenants and agrees to pay to the Association:
(1) annual assessment or charges, and (2) special assessments for capital improvements, such
assessments to be established and collected as hereinafter provided. Such assessments will remain
effective for the full term (and extended term, if applicable) of this Declaration. The annual and
special assessments, together with interest, costs, and reasonable attorney's fees, shall be a charge
on the land and shall be a continuing lien upon the Lot against which:each such assessment is made.
Each such assessment, together with interest, costs and reasonable attorney's fees shall also be the
personal obligation of the person who was the Owner of such Lot at the time when the assessment
fell due. The personal obligation ,for delinquent assessments shall not pass to the successors in title
of such Owner unless expressly assumed by them.
Section 3. Assessments.
(a) Units Owned by Class A Members. Subject to the terms of this Article, each Lot
is hereby subject to an initial maximum maintenance charge of $30 per month or $360 per annum
(until such maintenance charge shall be increased in the By-Laws of the Association), for the purpose
of creating a fund to be designated and known as the "maintenance fund", which maintenance charge
and assessment will be paid by the Owner or Owners of each Lot in advance in monthly, quarterly
or annual installments, commencing as to all Lots on which a completed Unit is then located on the
conveyance of the first Lot to a Class A Member and as to all other Lots as of the completion of the
Unit thereon. The rate at which each Lot will assessed, and whether such assessment shall be payable
monthly, quarterly or annually, will 1Se determined by the Board of Directors of the Association at
least thirty (30) days in advance of each affected assessment period. Said rate may be adjusted from
time to time by the Board of Directors as the needs of the Association may, in the judgment of the
Directors, require. The assessment for each Lot shall be uniform except as provided in Subsection
b of this Section 3. The Association shall, upon written demand and for a reasonable charge, furnish
a certificate signed by an officer of the Association setting forth whether or not the assessment has
been paid for the assessment period.
Co) Units or Lots by Declarant. Notwithstanding the foregoing, the Declarant shall be exempt
from the annual maintenance assessment charged to Owners so long as there is a Class B membership
as set forth in Section 6. Declarant hereby agrees that for such period of time as there is a Class B
membership in effect and Declarant's Lots are exempt from ass6ssment as provided above, that in the
event that the annual maintenance fund revenues are insufficient to pay the operating expenses of the
Association, Declarant shall provide the funds necessary to make up the deficit, within thirty (30)
days of receipt of request for payment thereof from the Association, provided that if deficit is the
result of the failure or refusal of an Owner or Owners to pay their annual maintenance assessments,
the Association shall diligently pursue all available remedies against such defaulting Owners, including
the immediate institution of litigation to recover the unpaid assessments, and shall reimburse the
Declarant the amounts, if any, so collected.
(c) Purpose of Maintenance Fund. The Association shall establish a maintenance fund
composed of Owners' annual maintenance assessments and shall use the proceeds of such fund in
providing for normal, recurring maintenance charges for the Common Maintenance Areas for the use
and benefit of all members of the Association. Such uses and benefits to be provided by the
Association may include, by way of clarification and not limitation, any and all of the following:
normal, recurring maintenance of the Common Maintenance Areas (including, but not limited to,
mowing, edging, watering, clipping, sweeping, pruning, raking, and otherwise caring for existing
landscaping) and the improvements to such Common Maintenance Areas, such as Sprinkler systems,
and private streets, if any, provided the Association shall have no obligation (except as expressly
provided hereinafter) to make capital improvements to the Common Maintenance Areas; payment
of all legal and other expenses incurred in connection with the enforcement of all recorded covenants,
restrictions and conditions affecting the property to which the maintenance fund applies; payment of
all reasonable and necessary expenses in connection with the collection and administration of the
maintenance charge and assessment; employment of policemen and watchmen, if any, caring for vacant
lots; and doing any other thing or things necessary or desirable in the opinion of the Board of
Directors of the Association to keep the Property neat and in good order, or which is considered of
general benefit to the Owners or occupants of the Property, it being understood that the judgment
of the Board of Directors in the expenditure of said funds and the determination of what constitutes
normal, recurring maintenance shall be final and conclusive so long as such judgment is exercised in
good faith. The Association shall, in addition, establish and maintain an adequate reserve fund for
the periodic maintenance, repair and replacement of improvements of the Common Maintenance
Area. The fund shall be established and maintained out of regular annual assessments.
(d) Special Assessment for Working Capital Fund, Nonrecurring Maintenance and
Capital Improvements. In addition to the annual assessments authorized above, the Association may
levy special assessments as follows:
(i) Upon sale of the first Lot by Declarant to a Class A Member, a special assessment equal
to two (2) months' estimated regular assessment may be assessed which shall be due and
payable upon conveyance of the Lot to a Class A Member. Such special assessment shall be
available for all necessary expenditures of the Association.
(ii) In any assessment year, a special assessment applicable to that year only for the purpose
of defraying, in whole or in part, the cost of any nonrecurring maintenance, or the acquisition,
construction, reconstruction, repair or replacement 'of a capital improvement upon any
Common Maintenance Area, including fixtures and personal property related thereto may be
assessed. The Association shall not commingle the proceeds of such special assessment with
the maintenance fund. Such proceeds shall be used solely and exclusively to fund
thenonrecurring maintenance or improvements in question.
Section 4. Non-payment of Assessments: Remedies of the Association. Any assessment not
paid within ten (10) days after the due date shall bear interest from the due date at the highest non-
usurious rate of interest allowed by Texas law or 18% per annum, whichever is less. The association
shall have the authority to impose late charges to compensate for the administrative and processing
costs of late payments on such terms as it may establish by duly adopted resolutions and the
Association may bring an action at law against the Owner personally obligated to pay the same, of
foreclose the lien retained herein against the property. No Owner may waive or otherwise escape
liability for the assessments provided for herein by non-use of the Common Maintenance Area or
abandonment of his property.
Section 5. Subordinated Lien to Secure Payment. To secure the payment of the maintenance
charge and assessment established hereby and to be levied on individual Lots as above provided, there
is hereby reserved a lien for the benefit of the Association, said lien to be enforceable through
appropriate proceedings at law or in equity by such benefigiary; provided, however, that each such
lien shall be specifically made secondary, subordinate and inferior to all liens, present and future,
given, granted, and created by or at the insistance and request of the Owner of any such Lot to secure
the payment of monies advanced or to be advanced on account of the purchase price and/or the
improvement of any such Lot; and further provided that as a condition precedent to any proceeding
to enforce such lien upon any Lot upon which there is an outstanding valid and subsisting first
mortgage lien, said beneficiary shall give the holder of such first mortgage sixty (60) days written
notice of such proposed action, such notice, which shall be sent to the nearest office of the lienholder
by prepaid U.S. registered mail, to contain the statement of the delinquent maintenance charges upon
which the proposed action is based. Upon the request of any such first mortgage lienholder, and
beneficiary shall acknowledge in writing its obligation to give the foregoing notice with respect to the
particular property covered by such first mortgage lien to holder thereof. Sale or transfer of a Lot
shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage
foreclosure shall extinguish the lien Of such assessment as to payments which became due prior to
such sale or transfer. No sale, foreclosure or transfer shall relieve such Lot from liability for any
assessments thereafter becoming due or from the lien thereof. The Association shall have the right
to file notices of liens in favor of such Association in the Official Records of Denton County, Texas.
Section 6. Voting Rights. The Association shall have two classes of voting membership:
(a) Class A. Class A members shall be all Owners with the exception of Declarant
and shall be entitled to one (1) vote for each Lot owned. When more than one person holds an
interest in any Lot, all such persons shall be members, but the vote for such Lot shall be exercised as
they among themselves determine, and in no event shall more than one (1) vote be cast with respect
to any Lot.
(b) Class B. The Class B member shall be the Declarant who shall be entitled to three
(3) votes for each unoccupied Lot owned by it. The Class B membership shall cease and be
converted to Class A membership one hundred twenty (120) days after the conveyance of the Lot
which causes the total votes outstanding in the Class A membership to equal the total votes
outstanding in the Class B membership, or ten (10) years after conveyance of the first Lot by
Declarant, whichever occurs earlier. Class B membership shall be reinstated at any time before the
expiration of twenty (20) years from the date of conveyance of the first Lot if additional Lots owned
by a Class B member are annexed to this Declaration in sufficient numbers to restore a ratio of at least
one Class B Lot for each three Class A Lots in Property.
(c) Suspension. All voting rights of an Owner shall be suspended during any period
in which such Owner is delinquent in the payment of any assessment duly established pursuant to this
Article or is otherwise in default hereunder of under the By-Laws or Rules and Regulations of the
Association and such suspension shall apply to the proxy authority of the Voting Representative, if
any.
Section 7. Notice and Quorum. Written notice of any meeting called for the purpose of
taking any action authorized herein shall be sent to all members, or delivered to their residences, not
less than thirty (30) days nor more than sixty (60) days in advance or the meeting. At any such
meeting called, the presence of members or of proxies or Voting Representatives entitled to cast one-
third (l/o) of all the votes of each class of membership shall constitute a quorum. If the required
quorum is not present, another meeting may be called subject to the same notice requirement, and the
required quorum at such subsequent meeting shall be two-thirds (%) of the quorum requirement for
such prior meeting. The Association may call as many subsequent meetings as may be required to
achieve a quorum (the quorum requirement being reduced for each such meeting). No such
subsequent meeting shall be held more than sixty (60) days following the preceding meeting.
ARTICLE III
GENERAL POWERS AND DUTIES OF
BOARD OF DIRECTORS OF THE ASSOCIATION
Section 1. Purpose of Maintenance Fund. The Board, for the benefit of the owners, shall
provide and shall pay out of the maintenance fund provided for in Article II above the following:
(a) Taxes and assessments and other liens and encumbrances which shall properly be
assessed or charged against the Common Areas rather than against the individual Owners, if any.
(b) Care and preservation of the Common Maintenance Area.
(c) The services of a professional person 'or management firm to manage the
Association or any separate portion thereof to the extent deemed advisable by the Board, (provided
that any contract for management of the Association shall be terminable by the Association, with no
penalty upon ninety (90) days prior written notice to the managing party) and the services of such
other personnel as the Board shall determine to be necessary or proper for the operation of the
Association, whether such personnel are employed directly by the Board or by the manager.
(d) Legal and accounting services.
(e) A policy or policies of insurance insuring the Association against any liability to
the public or to the Owners (and/or invitees or tenants) incident to the operation of the Association
in any amount or amounts as determined by the Board of Directors, including a policy or policies of
insurance as provided herein in Article IV.
(f) Workers compensation insurance to the extent necessary to comply with any
applicable laws.
(g) Such fidelity bonds as may be required by the By-Laws or as the Board may
determine to be advisable.
(h) Any other materials, supplies, insurance, furniture, labor, service,s, maintenance,
repairs, structural alterations, taxes or assessments (including taxes or assessments assessed against
an individual Owner) which the Board is required to obtain or pay for pursuant to the terms of this
Declaration or by law or which in its opinion shall be necessary or proper for the enforcement of this
Declaration.
Section 2. Powers and Duties of Board. The Board, for the benefit of the Owners, shall have
the following general powers and duties, in addition to the specific powers and duties provided for
herein and in the By-Laws of the Association:
(a) To execute all declarations of ownership for tax assessment purposes with regard
to the Common Areas, if any, on bellalf of all Owners.
(b) To borrow funds to pay costs of operation secured by assignment or pledge of
rights against delinquent Owners if the Board sees fit.
(c) To enter into contracts, maintain one or more bank accounts, and generally to
have all the power necessary or incidental to the operation and management of the Association.
(d) To protect or defend the Common Areas fi.om loss or damage by suit or otherwise
and to provide adequate reserves for replacements.
(e) To make reasonable rules and regulations for the operation of the Common
Maintenance Areas and to amend them from time to time; provided that, any rule or regulation may
be amended or repealed be an instrument in writing signed by Owners constituting a majority of the
votes of the Association, or with respect to a rule applicable to less than all of the Common Areas,
by a majority of the votes of the Owners in the portions affected.
(f) To make available for inspection by Owners within sixty (60) days after the end
of each year an annual report and to make all books and records of the Association available for
inspection by Owners at reasonable times and intervals.
(g) To adjust the amount, collect and use any insurance proceeds to repair damage
or replace lost property, and if proceeds are insufficient to repair damage or replace lost property,
to assess the Owners in proportionate amounts to cover the deficiency.
(h) To enforce the provisions of any rules made hereunder and to enjoin and seek
damages from any Owner for violation of such provisions or rules.
(i) to collect all assessments and enforce all penalties for non-payment including
the filing of liens and institution of legal proceedings.
7
Section 3. Board Powers Exclusive. The Board shall have the exclusive right to contract for
all goods, services and insurance, payment of which is to be made from the maintenance fund and the
exclusive right and obligation to perform the functions of the Board except as otherwise provided
herein.
Section 4. Maintenance Contracts. The Board, on behalf of the Association, shall have full
power and authority to contract with any Owner or other person or entity for the performance by the
Association of services which the Board is not otherwise required to perform pursuant to the terms
hereot~ such contracts to be upon such terms and conditions and for such consideration as the Board
may deem proper, advisable and in the best interest of the Association.
ARTICLE IV
TITLE TO COMMON AREAS
Section 1. Association to Hold. The Association shall assume all maintenance obligations
with respect to any Common Areas which may be hereafter established. Nothing contained herein
shall create an obligation on the part of Declarant to establish any Common Area.
Section 2. Liability_ Insurance. From and after the date on which title to any Common Area
vests in the Association, the Association shall purchase and carry a general comprehensive public
liability insurance policy for the benefit of the Association and its members, covering occurrences
on the Common Areas. The policy limits shall be as determined by the Board of Directors of the
Association. The Association shall use its best efforts to see that such policy shall contain, if
available, cross-liability endorsements or other appropriate provisions for the benefit of the members,
Directors, and the management company and other insureds, as their interests may be determined.
Section 3. Condemnation. In the event of condemnation or a sale in lieu thereof of all or any
portion of the Common Areas, the funds payable with respect thereto shall be payable to the
Association and shall be used by the Association to purchase additional Common Areas to replace
that which has been condemned or to take whatever steps it deems reasonably necessary to repair of
correct any damage suffered as a result of the condemnation. In the event that the Board of Directors
of the Association determines that the funds cannot be used in such a manner due to lack of available
land for additional Common Areas or for whatever reason, any remaining funds may be utilized by
the Association for the general maintenance fund.
ARTICLE V
EASEMENTS
Section 1. Utility Easements. As long as Class B membership shall be in effect, the Declarant
hereby reserves the right to grant perpetual, nonexclusive easements for the benefit of the Declarant
or its designees, upon, across, over, through and under any portion of the Common Area or any
portion of any Lot outside of the permitted building area of such Lot, for ingress, egress,installation,
replacement, repair, maintenance, use and operation of all utility and service lines and service systems,
public and private, including, without limitation, cable television. Declarant, for itself and its
designees, reserves the right to retain title to any such easements. Upon cessation of Class B
membership, the Association shall have the right to grant the easements described herein.
Section 2. Declarant's Easement of Correct Drainage. As long as Class B membership shall
be in effect, Declarant hereby reserves a blanket easement on, over and under the ground within the
Property to maintain and correct drainage of surface waters and other erosion controls in order to
maintain reasonable standards of health, safety and appearance and shall be entitled to remove trees
or vegetation, without liability for replacement or damages, as may be necessary to provide adequate
drainage for any portion of the Property. Notwithstanding the foregoing, nothing herein shall be
interpreted to impose any duty upon'Declarant to correct or maintain any drainage facilities within
the Property.
Section 3. Easement for Unintentional Encroachment. The Declarant hereby reserves an
exclusive easement for the unintentional encroachment by any structures an exclusive easement for
the unintentional encroachment by any structure upon the Common Area caused by or resulting from,
construction, repair, shitting, settlement or movement of any portion of the property, which exclusive
easement shall exist at all times during the continuance of such encroachment as an easement
appurtenant to the encroaching property to the extent of such encroachment.
Section 4. Entry. Easement. In the event that the Owner fails to maintain the Lot as required
herein, or in the event of emergency repairs and to do the work reasonably necessary for the proper
maintenance and operation of the Property. Entry upon the Lot as provided herein shall not be
deemed a trespass, and the Association shall not be liable for any damage so created unless such
damage is caused by the Association's willful misconduct or gross negligence.
Section 5. Drainage Easements. Easements for the installation and maintenance of utilities,
stormwater retention/detention ponds, and/or a conservation area are reserved as may be sworn on
the recorded plat. Within these easement areas, no structure, plant or material shall be placed or
permitted to remain which may damage or interfere with the installation and maintenance of utilities,
or which may hinder or change the direction or flow of drainage channels or slopes in the easements.
The easement area of each Lot and all improvements contained therein shall be maintained
continuously by the Owner of the Lot, except for those improvements for which a public authority,
utility company or the Association is responsible.
.Section 6. Temporary_ Completion Easement. All Lots shall be subject to easement of ingress
and egress for the benefit of the Declarant, its employees, subcontractors, successors and assigns,
over and upon the front, side and rear yards of the Property as may be expedient or necessary for the
construction, servicing and completion of dwellings and landscaping upon Lots adjacent to the
Property, provided that such easement ~shall terminate twelve (12) months after the date such Lot is
conveyed to the Owner by the Declarant.
ARTICLE VI
USE AND OCCUPANCY
All Lots and dwellings shall be used and occupied for single-family residence purposes. No
Lot or dwelling may be used for commercial, institutional or other non-residential purpose if such
use involves the attendance or entry of non-residents upon the Lot or otherwise diminishes the
residential character of the Lot or neighborhood. This prohibition shall not apply to "garage sales"
conducted with prior w[i.'tten consent of the Association provided that no Owner shall conduct more
than two (2) garage sales of no more than two (2) days duration each during any twelve (12) month
period.
ARTICLE VII
PROPERTY RIGHTS
.Section 1. Owners' Easement of Enjoyment. Every Owner shall have a right and easement
in and to the Common Areas and a right and easement of ingress and egress to, from and through said
Common Areas, and such easement shall be appurtenant to and shall pass with the title to every Lot,
subject to the following provisions:
(a) The right of the Association to establish and publish rules and regulations
governing the use of the Common Areas affecting the welfare of Association members;
(b) The right of the Association to suspend the right of use of the Common Areas and
the voting rights of an Owner for any period during which any assessment against his Lot remains
unpaid; and for a period not to exceed sixty (60) days for any infraction of its published rules and
regulations;
(c) The right of the Association, subject to the provisions hereof, to dedicate or
transfer all or any part of the Common Areas, if any, to any public agency, authority or utility for such
purposes and subject to the conditions as may be agreed by the Association. No such dedication or
transfer shall be effective unless an instrument signed by Owners entitled to cast two-thirds (%) of
the votes of each class of membership has been recorded agreeing to such dedication or transfer;
(d) All easements herein described are easements appurtenant to and running with the
land; they shall at all times inure to the benefit of and be binding upon the Owners, and all of their
grantees, and their respective heirs, successors, personal representatives and assigns, perpetually and
in full force.
10
Section 2. Effect of Declaration. Reference in any deed, mortgage, trust deed or any other
recorded documents to the easements, restrictions and covenants herein described or to this
Declaration shall be sufficient to create and reserve such easements and covenants to the respective
grantees, mortgagees, or trustees of said parcels as fully and completely as if those easements,
restrictions and covenants were fully related and set forth in their entirety in said documents.
Section 3. Rezoning Prohibited. No Lot shall be rezoned to any classification allowing
commercial, institutional or other non-residential use without the express consent of the Association
and Declarant (as long as Declarant owns any Lot subject to this Declaration), which may be
withheld in Declarant's sole discretion. Declarant or the Association may enforce this covenant by
obtaining an injunction against any unapproved rezoning at the expense of the enjoined party.
ARTICLE VIII
USE RESTRICTIONS
Section 1. Nuisances. No noxious or offensive activity shall be carried on upon any Lot, nor
shall anything be done which may be or may become an annoyance or nuisance to the neighborhood.
Section 2. Development Activity. Notwithstanding any other provision herein, Declarant and
its successors and assigns shall be entitled to conduct on the property all activities normally associated
with and convenient to the development of the Property and the construction and sale of dwelling
units on the Property.
Section 3. Temporal_ Structures. No structures of a temporary character, including, without
limiting the generality thereof, any trailer, tent, shack, garage, barn, motor home or mobile home or
other outbuilding, shall be used on any Lot at any time as a residence, either temporarily or
permanently.
Section 4. Signs and Picketing. No sign or emblem of any kind may be kept or placed upon
any Lot or mounted, painted or attached to any Unit, fence or other improvement upon such Lot so
as to be visible from public view except the following:
(a) For Sale Signs. An Owner may erect on (1) sign not exceeding 2'x 3' in area,
fastened only to a stake in the ground and extending not more than three (3) feet above the surface
of the ground advertising the Property for sale.
(b) Declarant's Signs. Signs or billboards may be erected by the Declarant.
(c) Political Signs. Political signs may be erected upon a Lot by the Owner of such
Lot advocating the election of one or more political candidates or the sponsorship of a political party,
issue or proposal provided that such signs shall not be erected more than ninety (90) days in advance
of the election to which they pertain and are removed within fifteen (15) days after the election.
11
In addition to the foregoing, to protect the safety and harmony of the community, no
person shall engage in picketing on any Lot, easement,right-of-way or Common Area within or
adjacent to the Property, nor shall any vehicle parked, stored or driven in or adjacent to the Property
bear or display any signs, slogans, symbols, words or decorations intended to create controversy,
invite ridicule or disparagement, or interfere in any way with the exercise of the property rights,
occupancy or permitted business activities of any Owner or Declarant.
Section 5. Campers, Trucks, Boats, and Recreational Vehicles. No campers, vans, pickup
trucks, boats, boat trailers, recreational vehicles and other types of non-passenger vehicles,
equipment, implements or accessories may be kept on any Lot ~unless the same are fully enclosed
within the garage located on such Lot and/or said vehicles and accessories are screened from vieW
by a screening structure or fencing and said vehicles and accessories are in an operable condition.
Section 6. Livestock and Poultry.. No animals, livestock or poultry of any kind shall be
raised, bred or kept on any Lot, except that dogs, cats, or other household pets may be kept, provided
that they are not kept, bred, or maintained for any commercial purpose.
Section 7. Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping
ground for rubbish. Trash, garbage or other waste shall not be kept except in sanitary containers.
All incinerators or other equipment for the storage or disposal of such material shall be kept in a
clean and sanitary condition.
Section 8. Sight Distance at Intersections. No fence, wall, hedge or shrub planting which
obstructs sight lines at elevations between two (2) and six (6) feet above the roadways shall be placed
or permitted to remain on any comer Lot within the triangular area formed by the street boundary
lines and a line connecting them at points twenty-five (25) feet from the intersection of the street
boundary lines, or in the case of a rounded property corner, form the intersection of the street
boundary lines extended. The same sight line limitations shall apply on any Lot within ten (10) feet
from the intersection of a street boundary line with the edge of a driveway or alley pavement. No tree
shall be permitted to remain within such distance of such intersections unless the foliage line is
maintained at sufficient height to prevent obstruction of such sight lines.
Section 9. Parking. No vehicles, trailers, implements or apparatus may be driven or parked
in the Common Maintenance Area or on any easement.
Section 10. Commercial or Institutional Use. No Lot, and no building erected or maintained
on any Lot shall be used for manufacturing, industrial, business, commercial, institutional or other
non-residential purposes.
Section 11. Building Standards. No building shall be erected or maintained on any Lot unless
it complies with all applicable standards, including any governmental ordinances.
12
Section 12. Detached Buildings. No detached accessory buildings, including, but not limited
to, detached garages and storage buildings, shall be erected, placed or constructed upon any Lot
without prior consent of the Association. i
Section 13. Fences. No fence, wall or hedge shall be erected or maintained on any Lot nearer
to the street than the building setback lines for the front and side yards.
Section 14. Antennae, Satellite i~ishes and Solar Collectors. No Owner may erect or
maintain a television or radio receiving or'transmitting antenna, satellite dish or similar implement or
apparatus, or solar collector panels or equipment upon any Lot unless such apparatus is erected and
maintained in such a way that it is screened from public view at a point in the center of the public
right-of-way directly in front of the house erected on such Lot. .
Section 15. Chimneys. All, fireplaces flues, smoke stacks, a~d spark arrectors shall be
completely enclosed and concealed from public view in finished chimneyl of materials architecturally
compatible with the principal finish material of the exterior walls of th~ dwelling.
Section 16. Clothes Hanging Devices. Exterior clothes h~
permitted.
Section 17. Window Treatment. N
be placed on window or glass doors.
Section 1. Annexation by Declaran
the Declarant may, at its sole option, anm
the terms hereof to the same extent as if o
covenants, conditions, easements and rest]
(a) Declaration of Anne
Declaration of Annexation executed by De
0 aluminum foil, reflective
kRTICLE IX
NNEXATION
;nging devices shall not be
lm or similar treatment shall
· At any time durinqthe in :iai term of this Declaration,
~ additional propertylto thii Declaration to be subject to
:iginally included herein and subject to such other terms,
/ctions as may be imposed thereon by Declarant.
~xation. Annexation shall be evidenced by a written
clarant setting forth the legal description of the property
being annexed and the restrictive covenants to be applied to such annexed property.
(b) FHA/VA Approval. Declarant shall submit a written request for approval of any
annexation under this Section to the Federal Housing Administration ("FHA") and the Veterans
Administration ("VA") accompanied by a copy of the Declaration of Annexation. If neither FHA nor
VA notifies Declarant of objections to the annexation within fifteen (15) days of the date of
Declarant's request for approval, such approval shall be deemed to have been granted.
13
Section 2. Annexation by Action of Members. At any time the Board of Directors may
request approval of the membership for the annexation of additional property into the 'Association
to be subject to all of the terms of this Declaration to the same extent as if originally included herein.
No such annexation shall be effective unless approved in writing by members entitled to cast two-
thirds (%) of the total votes in both classes of membership, and by FHA and VA as set forth in
Subsection lb above. Any property that is contiguous to existing property to this Declaration may
be annexed hereto according to the foregoing requirements, provided however, that no such
annexation shall be effective without the consent and joinder of the owners of the property to be
annexed. Such annexation must be evidenced by a Declaration of Annexation as set forth in
Subsection 1 a above executed by the parties herein described.
Section 3. No Duty to Annex. Nothing herein contained shall establish any duty or obligation
on the part of the Declarant or any the member to annex any property to this Declaration and no
owner of property excluded from the I~eclaration shall have any right to have such property annexed
thereto.
Section 4. Effect of Annexation on Class B Membership. In determining the number of Lots
owned by Declarant for the purpose of Class B Membership status according to Article II, Section
6, the total number of Lots covered by the Declaration including all Lots annexed thereto shall be
considered. If Class B Membership has previously expired but annexation of additional property
restores the ratio of Lots owned by Declarant to the number required for Class B Membership, such
Class B Membership shall be reinstated.
ARTICLE X
GENERAL
Section 1. Remedies. In the event of any default by any Owner under the provisions of the
Declaration, By-Laws or rules and regulations of the Association, the Association and any Owner
shall have each and all of the rights and remedies which may be provided for in this Declaration, the
By-Laws and said rules and regulations, and those which may be available at law or in equity, and
may prosecute any action or other proceedings against such defaulting Owner and/or others for
enforcement of any lien, statutory or otherwise, including foreclosure of such lien and the
appointment of a receiver for the Lot and ownership interest of such Owner, or for damages or
injunction, or specific performance, or for judgement for the payment of the money and collection
thereof, or for any combination of the remedies, or for any other relief. No remedies herein provided
or available at law or in equity shall be deemed mutually exclusive of any other such remedy. All
expenses of the Association in connection with any such actions or proceedings, including court costs
and attomey's fees and other fees and expenses, and all damages, permitted by law but, with reference
to any Lots financed by FHA insured loans, not in excess of the maximum rate of FHA loans at the
time of delinquency, from the due date until paid, shall be charged to and assessed against such
defaulting Owner, and shall be added to and deemed part of respective maintenance assessment (to
the same extent as the lien provided herein for unpaid assessments), upon the Lot and upon all of his
14
additions and improvements thereto, and upon all of his personal property upon the Lot. Any and
all of such rights and remedies may be exercised at any time and from time to time, cumulatively or
otherwise, by the Association or any Owner.
Section 2. Term and Amendments. The covenants and restrictions of this Declaration shall
mn with and bind the land for a term often (10) years from the date this Declaration is recorded, after
which time they shall be automatically extended for successive periods often (10) years, unless
seventy-five percent (75%) of the votes outstanding shall have voted to terminate the covenants and
restrictions of this Declaration upon the expiration of the initial ten (10) year period or any extension
thereof, which termination shall be by written instrument signed by-seventy-five percent (75%) of the
Owners and properly recorded in the Denton County, Texas land records. This Declaration may be
amended by an instrument signed by Owners constituting not less than seventy-five percent (75%)
of the votes of the Association, provided that as long as there is a Class B membership, such
amendment has been approved by the ld.S. Department of Housing and Urban Development (acting
through the area office havingjufisdiction over the Association). Any amendment must be recorded.
Notwithstanding any provisions hereof to the contrary, the Declarant may, at its sole discretion and
without consent being required of anyone, modify, amend, or repeal this Declaration at any time prior
to the closing of the sale of the first Lot, provided said amendment, modification, or repeal is in
writing and properly recorded in Dallas, County, Texas.
Section 3. Severability. Invalidation of any one of these covenants or restrictions by
judgement or court order shall in no way affect any other provisions which shall remain, in full force
and effect.
Section 4. Rights and Obligations. The provisions of this Declaration and the Articles of
Incorporation and By-Laws and the fights and obligations established thereby shall be deemed to be
covenants running with the land and shall inure to the benefit of, and be binding upon, each and all
of the Owners and their respective heirs, representatives, successors, assigns, purchasers, grantees
and mortgagees. By the recording or the acceptance of a deed conveying a Lot of any ownership
interest in the Lot whatsoever, the person to whom such Lot or interest is conveyed shall be deemed
to accept and agree to be bound by and subject to all of the provisions of this Declaration and the
Articles of Incorporation and By-Laws, whether or not mention thereof is made in said deed.
Section 5. Miscellaneous Provisions. Any provisions of this Declaration or of the Articles
of Incorporation and By-Laws to the contrary notwithstanding, the following provisions shall control:
(a) FHMVA Approval. If any prospective Owner applies for FHA or VA mortgage
financing and receives a commitment therefor, the following actions will require approval of the
Federal Housing Administration and the Veterans Administration as applicable: (1) addition of
properties except as set forth in Article X, (2) dedication of Common Areas, and (3) amendment of
this Declaration.
15
(b) The following actions will require notice to all institutional holders of first
mortgage liens: (1) abandonment or termination of the Association; or (2) material amendment to
the Declaration.
(c) Upon the request of any first mortgagee of a dwelling on a Lot, the Association
shall furnish to such mortgagee a written notice of any default by the Owner of such dwelling in the
performance of such Owner's obligations under this Declaration or the By-Laws or Association rules
and regulations which is not cured within thirty (30) days. Any first mortgagee of a dwelling who
comes into possession of such dwelling pursuant to the remedies provided in the mortgage, a
foreclosure of the mortgage, or deed (or assignment) in lieu of foreclosure, shall take such property
free of any claims for unpaid assessments or charges in favor of the Association against the
mortgaged dwelling which accrued prior to the time such holder comes into possession of the
dwelling.
· (d) Unless at least seventy -five percent (75%) of the first mortgagees (based upon
one vote for each mortgage) have given their Prior written approval, neither the Association nor the
Owners shall be entitled to:
(i) by act or omission seek to abandon, partition, encumber, or transfer the
Common Areas, if any, or any portion thereof of interest therein; (The
granting of easements for public utilities or other public purposes consistent
with the intended use of such property shall not be deemed a transfer within
the meaning of this clause.)
(ii) substantially change the method of determining the obligations,
assessments, dues or other charges which may be levied against an Owner by
the Association;
(iii) by act or omission change, waive, or abandon any scheme of regulations
or enforcement thereof pertaining to the architectural design or the exterior
appearance of the dwellings or maintenance of the dwellings or Lots;
(iv) fail to maintain liability and extended coverage insurance on insurable
property comprising a part of the Common Areas on a current replacement
cost basis in an amount not less than one hundred percent (100%) of the
insurable value (based on current replacement costs).
(e) All personal pronouns used in this Declaration, whether used in the masculine,
feminine or neuter gender, shall include all other genders; the singular shall include the plural, and vice
versa.
Section 6. Headings. The headings contained in this Declaratioi~ are for reference purposes
only and shall not in any way affect the meaning or interpretation of this Declaration.
16
Section 7. Conflicts. In the event of conflict between the terms of this Declaration and the
By-Laws, rules, regulations or Articles of Incorporation of the Association, this Declaration shall
control.
IN WITNESS WHEREOF, the Declarant has caused this instrument to be executed on its
behalf, attested and its corporate seal to be hereunto affixed as of the day and year first above written.
ATTEST:
DECLARANT
CENTEX REAL ESTATE CORPORATION
By:
Benton H. Karnes
Dallas North Division President
STATE OF TEXAS §
COUNTY OF DENTON §
The foregoing instrument was acknowledged before me this day of
, 19 by , Division President of Centex Real Estate
Corporation, a Nevada corporation on behalf of said corporation.
Notary Public, State of Texas
Notary's Name Printed:
My Commission Expires:
17