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STATE OF TEXASpharrsouth.com/wp-content/uploads/2019/11/Convenants-Pharr-South.pdfunder the Housing...
21
Declaration of Covenants, Conditions and Restrictions of Pharr South Property Owners Association March 1 "#$%
Transcript of STATE OF TEXASpharrsouth.com/wp-content/uploads/2019/11/Convenants-Pharr-South.pdfunder the Housing...
DeclarationofCovenants,ConditionsandRestrictionsofPharrSouthPropertyOwnersAssociation
March1
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Contents
WITNESSETH.............................................................................................................................................2
PURPOSE..................................................................................................................................................3
DEFINITIONS.............................................................................................................................................3
HOUSINGFOROLDERPERSONS:AGERESTRICTIONS.............................................................................5
PROPERTYRIGHTS....................................................................................................................................7
COVENANTFORMAINTENANCEASSESSMENTS......................................................................................8
USERESTRICTIONS.................................................................................................................................11
EASEMENTS............................................................................................................................................17
MANAGEMENTOFSUBDIVISION...........................................................................................................18
GENERALPROVISIONS............................................................................................................................19
PRECEDENCE..........................................................................................................................................20
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AMENDEDANDRESTATEDDECLARATIONOF
COVENANTS,CONDITIONS,ANDRESTRICTIONSOF
PHARRSOUTHSUBDIVISIONUNIT
NO.1,PHARRSOUTHSUBDIVISIONUNITNO.2,AND
PHARRSOUTHSUBDIVISIONUNITNO.3
STATEOFTEXAS
COUNTYOFHIDALGO
THISDECLARATION,madeonthedatehereinaftersetforth,ismadebytheundersigned,whoconstitutetheownersofnotlessthansixty-fivepercent(65%)ofthelotsinPharrSouthSubdivisionUnitNo.1,UnitNo.2andUnitNo.3,HidalgoCounty,Texas.
WITNESSETH
WHEREAS,therehasheretoforebeenfiledasubdivisionplatofPharrSouthSubdivisionUnitNo.1,whichplatisrecordedinVolume21;Page44,oftheMapRecordsofHidalgoCounty,Texas,asubdivisionplatofPharrSouthSubdivisionUnitNo.2,whichplatisrecordedinVolume21,Page118,oftheMapRecordsofHidalgoCounty,Texas,asubdivisionplatofPharrSouthSubdivisionUnitNo.3,whichplatisrecordedinVolume21,Page188,oftheMapRecordsofHidalgoCounty,Texas,andaDeclarationofCovenants,ConditionsandRestrictionsforPharrSouthSubdivisionUnitNo.1,whichisrecordedinVolume1650,Pages118-131,OfficialRecordsofHidalgoCounty,Texas,andaDeclarationofCovenants,ConditionsandRestrictionsforPharrSouthSubdivisionUnitNo.2,whichisrecordedinVolume1691,Pages698-700,OfficialRecordsofHidalgoCounty,Texas,aDeclarationofCovenants,ConditionsandRestrictionsforPharrSouthSubdivisionUnitNo.3,whichisrecordedinVolume1737,Pages356-358,OfficialRecordsofHidalgoCounty,Texas,andanAmendmenttotheDeclarationofCovenants,ConditionsandRestrictions,whichhasbeenrecordedinVolume2944,Pages461-466,OfficialRecordsofHidalgoCounty,Texas;and
WHEREAS,thecommonareasofPharrSouthSubdivisionUnitsNo.1,2,and3,havebeenconveyedtoPharrSouthPropertyOwnersAssociation,aTexasNon-Profitcorporation,[D/B/APropertyOwnersofPharrSouth,(POPS)]foradministrationofsaidcommonareas;and
WHEREAS,theundersignedownersofnotlessthansixty-fivepercent(65%)ofthelotsinsaidUnits1,2,and3,pursuanttoSection9.3oftheDeclarationrecordedinVolume1650,Pages118-131,OfficialRecordsofHidalgoCounty,Texas,whichappliestoallthreeUnits,dohereinconfirmthePlatsofsaidSubdivisionUnits1,2,and3,anddoherebyamend,supersedeandreplacetheDeclarationsofCovenants,ConditionsandRestrictionsrecordedinVolume1650,Pages118-131,Volume1691,Pages698-700,Volume1737,Pages356-358andtheAmendmenttosaidDeclarationsrecordedinVolume2944,Pages461-466,allintheOfficialRecordsofHidalgoCounty,Texas,withthisAmendedand
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RestatedDeclarationofCovenants,ConditionsandRestrictionsofPharrSouthSubdivisionUnitNo1,UnitNo.2,andUnitNo.3allofsaidpropertybeingdescribedasfollows:
AllofPharrSouthSubdivision,UnitNo.1,HidalgoCounty,Texas,accordingtothemapthereofrecordedinVolume21,page44,MapRecordsofHidalgoCounty,Texas,andallofPharrSouthSubdivision,UnitNo.2,HidalgoCounty,Texas,accordingtothemaprecordedinVolume21,Page118,MapRecordsofHidalgoCounty,Texas,andallofPharrSouthSubdivisionUnitNo.3,HidalgoCounty,Texas,accordingtothemaprecordedinVolume21,Page188,MapRecordsofHidalgoCounty,Texas;and
WHEREAS,theOwnersexpresslyintendtorestricttheabove-describedpropertysothatsaidSubdivision,UnitNo.1,2,and3,operateasHousingforOlderPersonswhoare55yearsofageorolderundertheHousingforOlderPersonsActof1995(HOPA).
NOW,THEREFORE,theOwnersherebydeclarethatallofthepropertyabove-describedshallbeheld,sold,rented,leased,andconveyedsubjecttothefollowingeasements,restrictions,covenantsandconditions,whichareforthepurposeofprotectingthevalueanddesirabilityof,andwhichshallrunwithsaidpropertyandbebindingonallpartieshavinganyright,titleorinterestinsaidpropertyoranypartthereof,theirheirs,successors,executors,administrators,andassigns,andshallinuretothebenefitofeachownerthereof.
ARTICLEI
PURPOSE
PharrSouthSubdivision,UnitsNo.1,2,and3,areintendedtobeoperatedforoccupancybypersonsfifty-fiveyearsofageorolderinaccordancewiththeHousingforOlderPersonsActof1995andwithTexasFairHousingAct,whichexempts“housingintendedandoperatedforoccupancybyatleastoneindividual55yearsofageorolderforeachunitfromtheprohibitionsagainstdiscriminationbasedonfamilialstatus.”
ARTICLEII
DEFINITIONS
2.1 “THEASSOCIATION”shallmeanandrefertothePharrSouthPropertyOwnersAssociation,aTexasNon-ProfitCorporation,doingbusinessasPropertyOwnersofPharrSouth(POPS),responsibleformanagingtheaffairsoftheSubdivision.
2.2 “BOARDOFDIRECTORS”shallmeanthegoverningbodywhichconsistsofnine(9)DirectorswhomustbemembersoftheAssociation.
2.3 “OWNER”meansapersonwhoholdsrecordtitletopropertyinthePharrSouthsubdivisionandincludesthepersonalrepresentativeofapersonwhoholdsrecordtitletothatproperty.
2.4 “PROPERTIES”shallmeanandrefertothatcertainrealpropertyhereinbeforedescribed.
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2.5 “COMMONAREA”shallmeanallrealpropertyandimprovementsthereonownedbyPharrSouthPropertyOwnersAssociation,otherthannumberedlots,forthecommonuseandenjoymentoftheOWNERSashereinbeforedescribed.
2.6 “LOT”shallmeanandrefertoanynumberedlotorplotoflandshowninanyrecordedsubdivisionMaporPlatofthePropertieswiththeexceptionoftheCOMMONAREA.
2.7 “MOBILEHOMEorMANUFACTUREDHOME”shallmeanamovabledwellingunitdesignedandconstructed(notconstructedonsite)forpermanentoccupancybyasinglefamilywhichcontainspermanenteating,cooking,sleepingandsanitaryfacilities,whichisdesignedtobemovedbyaxlesandwheelsformingapartofsuchunit(whichaxlesandwheelsmay,however,beremovedwhiletheunitisatrest)andwhichunitsaremanufacturedwithcompleteplumbingandelectricalsystemsreadyforhookup.MOBILEHOMEorMANUFACTUREDHOMEshallnotbedeemedtoincludeatraveltrailer,motorhome,5thwheel,camper,oranykindofrecreationalvehicleor“homemade”dwelling.
2.8 “RECREATIONALVEHICLE”or“RV”shallmeanMotorHomes,5thwheel,anytraveltrailerspulledbyatowvehicle,pick-upswithslide-inlivingquarters,vanswithlivingfacilitiesandfolddownorslide-outunits.
2.9 “PARKMODEL”isahousingunitunder400squarefeetdesignedandconstructedforpermanentoccupancybyasinglefamily.
2.10 “ASSESSMENT”meansaregularassessment,specialassessment,orotheramountapropertyownerisrequiredtopayapropertyowners’associationunderthededicatoryinstrumentorbylaw.
2.11 “REGULARASSESSMENT”meansanassessment,acharge,afee,orduesthateachownerofpropertywithinaresidentialsubdivisionisrequiredtopaytothepropertyowners’associationonaregularbasisandthatisdesignatedforusebythepropertyowners’associationforthebenefitoftheresidentialsubdivisionasprovidedbytherestrictions.
2.12 “DEDICATORYINSTRUMENT”meanseachgoverninginstrumentcoveringtheestablishment,maintenance,andoperationofaresidentialsubdivision.Thetermincludesrestrictionsorsimilarinstrumentssubjectingpropertytorestrictivecovenants,bylaws,orsimilarinstrumentsgoverningtheadministrationoroperationofapropertyowners’association,toproperlyadoptedrulesandregulationsofthepropertyowners’association,andtoalllawfulamendmentstothecovenants,bylaws,rules,orregulations.
2.13 “DECLARATION”meansaninstrumentfiledintherealpropertyrecordsofacountythatincludesrestrictivecovenantsgoverningaresidentialsubdivision.
2.14 “MANAGEMENTCERTIFICATE”meansacertificatethatTHEASSOCIATIONshallrecordinHidalgoCounty,TX.,signedandacknowledgedbyanofficerorthemanagingagentoftheassociationinaccordancewithrequirementsoutlinedinChapter209,TexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode.
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ARTICLEIII
HOUSINGFOROLDERPERSONS:AGERESTRICTIONS
3.1 Theuseofthepropertyisrestrictedsothatitisaprivateresidentialhousingsubdivisionforpersons55yearsofageorolderinwhicheachofitsresidentialunits,ifoccupied,mustbeoccupiedbyatleastone(1)personfifty-fiveyearsofageorolder.Thisparagraphandtherestrictions,stipulationsandconditionssetforthbelowaredesignedtomaintainsuchuse.
(a) Noownershalloccupyorusealot,orresidence,andsuchoutbuildingsasarecustomarilyappurtenantthereto,orpermitthesameoranypartthereoftobeusedoroccupiedforanypurposeotherthanaprivateresidence.
(b) ThePropertyisintendedandoperatedasawholeashousingforpersons55yearsofageorolderandisplanned,marketedanddesignedtomeetthephysicalandsocialneedsofolderpersons.Thereshallbenochildorchildrenundertheageofeighteen(18)yearsinresidencyoroccupancyinaResidentialUnit.Childrenundertheageof18yearsmayvisitaResidentialUnitasaguestoftheResidentsoftheResidentialUnitforaperiodofnotmorethanthirty(30)daysinanytwelve(12)monthperiodandnochildorchildrenundertheageof18yearsshallbepermittedtousetheCommonAreasunlesssupervisedbyaresponsibleadult.Occupancyisrestrictedtosituationswhereinatleastonepersonwhois55yearsofageorolder,perlotorresidence,isinoccupancy,temporaryandlimitedabsencesexcepted.Alsoexceptedareinstanceswheresuchqualifyingoccupancyinvoluntarilyceasesduetothedeathorphysicalormentaldisabilityofthequalifyingperson55yearsofageorolder.Also,exceptedfromtheprovisionsofthisclauseshallberesidencesnotincompliancewithsuchprovisionsatthetimeofrecordingofthisdocument,however,allinstancesofanyexceptionshallceaseuponanysubsequentconveyancebysale,lease,inheritance,becomingincomplianceherewith,orotherwise,ofthelotorresidenceexcepted.TheBoard,initssoleandabsolutediscretion,shallhavetherightandpowertodeterminewhenaperson“occupiesorresides”inaResidentialUnit.
(c) EachResident,asandwhenrequestedtodosobytheBoard,shallfurnishtheBoardwiththenamesandagesofalloccupantsoftheResidentialUnitandsuchaffidavitsandotherdocumentsastheBoardmayrequesttoverifytheageofsuchoccupants.IntheeventthereisachangeintheoccupancyofaResidentialUnit,theOwnerimmediatelyshallnotifytheBoardinwritingofsuchchangeandcomplywithallrulesandregulationsadoptedbytheBoardforverificationofoccupancy.
(d) TheBoardshallmake,publishandadheretorules,policiesandprocedurestodemonstratetheintentthatthePropertyisintendedandoperatedforoccupancybypersons55yearsofageorolderandtheBoardmay,fromtimetotime,adopt,amendandrepealrulesandregulationspertainingthereto.Furthermore,theBoardshallcomplywithanyrulesissuedbytheSecretaryofHousingandUrbanDevelopmentforverificationofoccupancy.ThepoliciesandproceduresshallprovideforverificationofResidentsbyreliablesurveysandaffidavitsorothermeansaspermittedbysaidActs.
(e) NopropertyintheSubdivision,Units1,2,and3,shallbeconveyed,whetherbysale,lease,re-lease,renewalofexistinglease,orotherwise,toanypartybuying,leasing,re-
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leasing,orrenewingaleaseforthebenefitofanidentifiedorprospectiveoccupantgroupingwithoutatleastonememberofsuchidentifiedorprospectiveoccupantgroupingbeingfifty-five(55)yearsofageorolder.NothingcontainedinthisSubsectionshallprohibittheconveyanceofpropertyto:1)partiestakingpossessionand/orownershipofsuchpropertyforthebenefitofoneormorerelativesage55orolderandsuchrelativeorrelativesinfactbeingtheactualoccupantsofsuchproperty;2)householdspurchasingpropertyforfutureoccupancyforsuchfuturetimewhenatleastonepersonbelongingtosuchhouseholdis55yearsofageorolder.
(f) MonitoringCompliance;AppointmentofAttorney-in-Fact.
(1) TheAssociationshallhavethepowerandauthoritytoenforcethisArticleinanylegalmanneravailable,astheBoarddeemsappropriate,including,withoutlimitation,conductingacensusoftheoccupantsoftheLots,requiringbirthcertificates,orotherproofofageforeachoccupantofthelottobeprovidedtotheBoardonaperiodicbasis,andtakingactiontoevicttheoccupantsofanyLotwhichisnotincompliancewiththerequirementsandregulationsofthisArticle.EACHOWNERHEREBYAPPOINTSTHEASSOCIATIONASITSATTORNEY-IN-FACTFORTHEPURPOSEOFTAKINGLEGALACTIONTODISPOSSESS,EVICT,OROTHERWISEREMOVETHEOCCUPANTSOFHISORHERUNITASNECESSARYTOENFORCECOMPLIANCEWITHTHISARTICLE.EachownershallfullyandtruthfullyrespondtoanyandallrequestsbytheAssociationforinformationregardingtheoccupancyofhisorherLot,that,inthejudgmentoftheBoard,arereasonablynecessarytomonitorcompliancewiththisArticle.
(2) EachOwnershallberesponsibleforensuringcomplianceforitsLotwiththerequirementsandrestrictionsofthisArticleandtherulesoftheAssociationadoptedhereunderbyitselfandbyitstenantsandotheroccupantsofitsLots.EACHOWNER,BYACCEPTANCEOFTITLETOALOT,AGREESTOINDEMNIFY,DEFEND,ANDHOLDHARMLESSTHEASSOCIATIONFROMANYANDALLCLAIMS,LOSSES,DAMAGES,ANDCAUSESOFACTIONTHATMAYARISEFROMFAILUREOFSUCHOWNER’SLOTTOSOCOMPLY.
(3) TherequirementscontainedinthisArticleareintendedtocomplywiththeexemptionrequirementsundertheabove-referencedActsandanyregulationsnoworhereafterissuedtherefore.Notwithstandinganythinghereincontainedtothecontrary,itisacknowledgedandagreedthatalthoughitistheintentoftheAssociationthatthePropertiesisintendedtobeandthatitisoperatedforoccupancybypersonsfifty-five(55)yearsofageorolderincompliancewiththeFairHousingActswhichexempts“housingforolderpersons”fromtheprohibitionagainstdiscriminationbasedonfamilialstatus,norepresentationsorwarrantyismadethatthePropertiescomplyorwillcomplywiththeFairHousingActs,andifforanyreasonthePropertiesisdeemednotincompliancewiththeFairHousingActsandthereforenotexemptfromtheprohibitionsagainstdiscriminationbasedonfamilialstatus,theAssociationshallhavenoliabilityinconnectiontherewith.Notwithstandinganythinghereincontainedtothecontrary,theBoard,mayamendtheprovisionsofthisArticle,totheextentthatitdeemsnecessaryorappropriate,withouttheapprovaloftheMembers,inordertocomplywiththeexemptionrequirementsundersaidActsorany
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otherregulationsnoworhereafterissuedtherefore,astheymaybeamendedfromtimetotime,withrespectto“housingforolderpersons”.
ARTICLEIV
PROPERTYRIGHTS
4.1 OWNER’SEASEMENTSOFENJOYMENT
EveryOWNERshallhavearightandeasementofenjoymentinandtotheCOMMONAREAthatshallbeappurtenanttoandshallpasswiththetitletoeverylot,subjecttothefollowingprovisions:
(a) TherightofTHEASSOCIATIONtochargeadmissionandotherfeesfortheuseofanyrecreationalfacilitysituatedorconductedupontheCOMMONAREA.
(b) TherightofTHEASSOCIATIONtosuspendtherighttotheuseofrecreationalfacilitiesbyanyOWNER,membersofhisfamilyortenantsforanyperiodduringwhichanychargesagainsthislotremainsunpaidorforanyinfractionofitspublishedrulesorregulationsbytheOWNERormembersofhisfamilyortenants,subjecttoanynoticeorotherrequirementscontainedinChapter209,TexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode,noworasmaybeamendedfromtimetotime.
(c) TherightofTHEASSOCIATIONtoestablishascheduleofmonetaryfinesandorasinglefinetobeassessedagainstanyOWNERforviolationorinfractionoftheseCOVENANTS,bylawsoritspublishedrulesorregulations,inadditiontothesanctionof(b)above,withrecoveryappliedinthesamemannerasprovidedforinARTICLEV,subjecttoanynoticeorotherrequirementscontainedinChapter209,TexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode,noworasitmaybeamendedfromtimetotime.
(d) TherightofTHEASSOCIATIONtolimitthenumberofguestsofOWNERSortheir
RENTERSandthetimelengthoftheirstay.
(e) TherightofTHEASSOCIATIONtoownershipandoperationofanycommercialusesintheCommonAreasuchascoin-operatedlaundry,vendingmachinesandanyotherbusinessusesincludingaretailstoreandbusinessoffice.
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4.2 DELEGATIONOFUSE
AnyOWNERmaydelegatehisrightofenjoymenttotheCOMMONAREAtothemembersofhisimmediatefamily(thoserelatedbybloodormarriage),histenantsortoapurchaserwhoisundercontracttobuyandwhoresidesontheproperty.OWNERSmustassurethattenantsregisterimmediatelyuponoccupancyinaccordancewithrulesestablishedbyTHEASSOCIATION.
4.3 PARKINGRIGHTS
TheuseofallparkingareasaroundtheCOMMONAREAanduponthestreetsoftheSubdivisionshallbesubjecttotheexclusivecontrolandmanagementofTHEASSOCIATIONwiththeexceptionthatnostreetareacanbedesignatedforstorageofanytypeofvehicleincludingRVsorrecreationalequipment.Noovernightparkingofmotorvehicles,Motorhomes,5thwheelsoranytypeoftowedrecreationalvehicle,utilitytrailerorboat,thatmaybeownedorcontrolledeitherbyowners,residents,relatives,visitorsoroutsiders,isallowedonthestreetsoftheSubdivision.SpecialrulesmaybeformulatedbyTHEASSOCIATIONforloadingandunloadingofVehiclesownedbyOWNERS.THEASSOCIATIONisgrantedtheauthoritytoordertheremoval,bytowingofvehicles,includingRVsofownersorguests,rentersorvisitors,whoviolateparkingrulesformulatedbyTHEASSOCIATION,atnoexpensetoTHEASSOCIATION.
ARTICLEV
COVENANTFORMAINTENANCEASSESSMENTS
5.1 CREATIONOFTHELIENANDPERSONALOBLIGATIONOFASSESSMENTS,FINESANDFEES
EachOWNERofanylotbyacceptanceofaDeedtherefore,whetherornotitshallbesoexpressedinsuchDeed,isdeemedtocovenantandagreetopaytoTHEASSOCIATIONannualassessmentsorchargeswhicharedueandpayableonJanuary1ofeachyear:howeverpaymentmaybemadeinfour(4)equalinstallmentsonJanuary1,April1,July1,andOctober1ofeachyear.Ifaquarterlyinstallmentisnotmadewithinten(10)daysoftheduedate,alatefeeandinterestwillbeassessedandaddedinaccordancewithsection5.6.Ifquarterlyinstallmentsarenotpaidbythirty(30)dayspasttheduedateTHEASSOCIATIONshallcausealientobeplacedagainstsaidpropertyinaccordancewithChapter209,TexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode.
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5.2 PURPOSEOFASSESSMENTS
TheannualassessmentleviedbyTHEASSOCIATIONshallbeusedtofundthedailyoperationoftheCOMMONAREA,promotetherecreation,safetyandwelfareoftheresidentsoftheproperties;maintainacontingencyfundforemergencyandreplacementofequipment;maintainand/orimproveallofthefacilitiesandbuildingswithintheCOMMONAREAincludingtherepairandmaintenanceofthestreets,curbs,sidewalks,esplanades,lightingandsecurityoftheCOMMONAREAwithintheSubdivision.
Inadditiontotheannualassessmentauthorizedabove,THEASSOCIATIONmaylevyaspecialassessmentforthepurposeofdefraying,inwholeorinpart,thecostofanyconstruction,reconstruction,repairorreplacementofacapitalimprovementupontheCOMMONAREA,includingfixturesrelatedthereto,orfortheconstruction,reconstruction,repairorreplacementofanyportionofanyutilitysystemservingthepropertyorfortherepairorreplacementofstreetsservingthesubdivision.
5.3 RATEOFASSESSMENT
Eitheranincreaseintheannualassessmentoraspecialassessment;
(a) Musthavetheapprovalof65%ofthemembersentitledtovotepresent,orrepresentedbyproxyorvotingontheissuebyabsenteeballotorvotingbyanyothermethodpermittedbyChapter209,TexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCodeasnowenactedorasmaybeamendedfromtimetotime,atanannualmeetingoraspecialmeetingofthemembership(Annualandspecialmeetingsmusthaveaquorumof180votingmembersinattendanceatthemeetinginorderforanyconductedbusinesstobevalid.)or
(b) Maybedonebyawrittenandsignedstatementfromaminimumof180lotownersandobtainingtheapprovalof65%ofthoseownerssigning.
Bothannualandspecialassessmentsmustbefixedatauniformrateforalllotsandshallbecollectedasspecifiedin5.4anddepositedinthegeneralfundoftheassociation.
5.4 DATEOFCOMMENCEMENTOFASSESSMENTS
THEASSOCIATIONshallsettheassessmentbyDecember1ofeachyear.AnoticeoftheannualassessmentwillbesenttoeveryOWNERsubjecttheretoinaletterthatannouncesthedateandbusinessoftheannualmeeting.
AnyspecialassessmentlegitimatelyestablishedbyfollowingtheproceduresspecificintheseCovenants,willbecomedueandpayableinfullonthedayspecified.Theprocessfornotificationandtreatmentofunpaidspecialassessmentswillbethesameasspecifiedinsection5.1.
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5.5 DISBURSEMENTOFNONASSESSMENTINCOME
ReceiptsfromallactivitiesandcontractswillbedepositedintheGeneralFundofTHEASSOCIATION.
5.6 EFFECTOFNONPAYMENTOFASSESSMENTS,FINES,ORFEES–REMEDIESOFTHEASSOCIATION
InadditiontotheprovisionsofSection5.1thefollowingremediesofnon-paymentareavailabletoTHEASSOCIATION.Ifaquarterlyinstallmentofanyannualassessmentorifaspecialassessment,fineorfee,isnotpaidwithinten(10)daysaftertheduedate,alatefeeandinterestwillbeassessedandaddedforeachquarterperiodoranypartofaquarterperiod.
THEASSOCIATIONmaybringanactionatlawagainsttheOWNERpersonallyobligatedtopaythesame,orforeclosethelienagainsttheproperty.EachsuchOWNER,byhisacceptanceofaDeedtoalot,herebyexpresslyvestsinTHEASSOCIATION,oritsagents,therightandpowertobringallactionsagainstsuchOWNERpersonallyforthecollectionofsuchchargesasadebtandtoenforcetheaforesaidlienbyallmethodsavailablefortheenforcementofsuchliens,includingjudicialforeclosurebyanactionbroughtinthenameofTHEASSOCIATIONinalikemannerasamortgageorDeedofTrustLienonrealProperty,andsuchOWNERherebyexpresslygrantstoTHEASSOCIATIONPowerofSaleinconnectionwithsaidlien.ThelienprovidedforinthisSectionshallbeinfavorofTHEASSOCIATION.TheforegoingissubjecttoanynoticeandotherrequirementsofChapter209oftheTexasPropertyCodeasnowenactedorasmaybeamendedfromtimetotime.NoOwnermaywaiveorotherwiseescapeliabilityfortheassessment,fine,orfeeprovidedforhereinbynon-useoftheCOMMONAREA,orbythesaleorabandonmentofhislot.
THEASSOCIATIONshall,upondemand,andforareasonablecharge,furnishacertificatesignedbyarepresentativeofTHEASSOCIATIONsettingforthwhethertheassessment,fineorfeeonaspecifiedlothasbeenpaid.
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5.7 SUBORDINATIONOFTHELIENTOMORTGAGES
Thelienoftheassessments,finesorfeesprovidedforhereinshallbesubordinatetothelienofanyfirstmortgage.Saleortransferofanylotshallnotaffecttheassessment,fineorfeelien.However,thesaleortransferofanylotpursuanttomortgageforeclosureoranyproceedinginlieuthereofshallextinguishthelienofsuchassessmentsastopayments,whichbecameduepriortosuchsaleortransfer.Nosaleortransfershallrelievesuchlotfromliabilityforanyassessmentsthereafterbecomingdueorfromthelienthereof.
ARTICLEVI
USERESTRICTIONS
6.1 GENERALUSERESTRICTIONS
(a) OnlyonehouseholdispermittedperLot.Ahouseholdisdefinedasnotmorethantwopersonslivingtogether.AvariancemayberequestedinwritingfromTHEASSOCIATIONwhenextenuatingcircumstancesexist.
(b) Noownershalloccupyorusehislot,RVormobilehomeandsuchoutbuildingsasarecustomarilyappurtenanttoRVormobilehome,orpermitthesameoranypartthereoftobeoccupiedorusedforanypurposeotherthanasaprivateresidencefortheowner,hisfamily,guestsandtenants.Nodetachedbuildingcanbeusedassleepingquartersatanytime.
(c) THEASSOCIATIONmay,atitsdiscretion,appointanarchitecturalcommitteeand/or
acompliancecommitteecomposedofthree(3)membersandanycommitteesoappointedshallactuponallarchitecturalandcompliancemattersasdelegatedbytheBoardofDirectors.
6.2 MINIMUMSIZE,AGE,ETC.
(a) MobileHomes,ManufacturedHousesorParkModelsmaybeplacedonlotsofasizethatmayaccommodatethemprovidedtheplacementlimitationsareadheredtoasprovidedbySection6.5ofthisdocument.
(b) NoMobileHome,ManufacturedHouseorParkModelshallbeplacedonalotormovedandreplacedonanotherlot,whichshallhavebeenmanufacturedmorethanfive(5)calendaryearspriortobeingsoplaced.AllMobileHomes,Manufactured
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HousesandParkModelsmustbecompletelycoveredandenclosedfromgroundleveltothelowerportionoftheoutsidewalls,includingadditionsofporchesand/ordecks,freestandingorattached,withinthirty(30)daysofcompletionoftheinstallationorcompletionofanaddition.
(c) NoMobileHome,ManufacturedHouse,orParkModelmayhavetwostories(living
quartersabovelivingquarters).
(d) NoplacementofaMobileHome,ManufacturedHouse,Parkmodelorstoragebuildingorothertypeofbuildingorconstruction,alteration,movement,changeoradditiontoanyexistingstructurecostinginexcessoffivehundreddollars($500.00)maybecommenceduntilplansandspecificationsshowingthenature,kind,shape,height,materials,colorandlocationofthesameshallhavebeensubmittedinwritingwithdrawingsforapprovalbyTHEASSOCIATIONtodeterminetheharmonyofexternaldesignandlocationinrelationtosurroundingstructuresandtopographypriortoobtainingtherequiredBuildingPermitfromtheCityofPharr,TX.Noconstructionormovementshallbecommencedwithoutsaidpermit.Replacementroofing,newsiding,replacementwindowsandskirting,willnotbesubjecttoapprovalbythedirectorofthatdistrict,butshallbeinstalledinstrictaccordancewiththemanufacturer’sinstructions.Masonryskirtingshallbeinstalledusingstandardconstructionpractices.Allskirtingshallbemadeofamaterialthatisinsectresistant.
(e) Nomorethanone(1)MobileHome,ManufacturedHouse,ParkModelorRVshall
shareorbeplacedonanyonelot.RVunitslessthantwenty-two(22)feetinlengthwithcookingandsleepingprovisionsmaybeparkedonalotasasecondunitprovidedtheunitisusedonlyfortransportationoftheoccupantandisnotusedaslivingorsleepingquartersatanytimewhileitisparked.
(f) LotsrestrictedtoMobileHomeorManufacturedHousesare:LotNumbers1,29,52
through118,178through322,381and382.
(g) Lots,whichmaybeusedfor,approvedMobileHomes,ParkModelsorRVs:LotNumbers2through28,30through51,119through177and323through380.
(h) LotsonwhichthestorageofoneRVontherearforty(40)feetispermittedarelot
Numbers178,179,272through292,381and382.AnyRVstoredonanyoneoftheselotsmaynotbeusedforresidentialpurposesoroccupiedaslivingquartersinanymannerwhatsoever.Theprovisionisforstorageonly.SaidRVshallbemaintainedinamovableconditionatalltimesandwheelsandaxlesshallnotberemoved(exceptpickupcampers).
(i) Thereshallbenogarageoroutbuilding,attachedordetached,permittedonanylot
withanydoorthatexceedsnine(9)feetinheight.
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6.3 TEMPORARYSTRUCTURES
Notemporarystructuresareallowed.
6.4 STORAGE
Nowatercraftofanykind,boat,boattrailer,truck,heavyequipmentorutilitytrailermaybetemporarilyorpermanentlyparkedoropenlystoredonanylotexceptforloadingorunloading.Boatsandtheirtrailersandutilitytrailersmaybestoredinclosedgaragesorsheds.OnlyoneRVmaybeparkedorstoredondevelopedlotsnormallyusedasadevelopedRVresidence.OnlyoneRVmaybestoredonlotsdesignatedforstorageonthebackforty(40)feet.NoMotorHome,5thwheeloranytypeoftowedrecreationalvehiclemaybeparkedorstoredonanundevelopedlot.StorageofanRVonadevelopedRVlotispermissible.
6.5 PLACEMENT
PlacementofallMobileHomes,ManufacturedHomes,ParkModels,orstructuresmustcomplywiththeeasementrequirementsrecordedinthePlatsofPharrSouthSubdivisionNo.1,No.2,andNo.3asregisteredwiththemaprecordsofKelly-PharrSubdivision,CityofPharr,HidalgoCounty,Texas.TheaboveitemsmustbeapprovedbyapermitfromTHEASSOCIATION.
AnRVandanyslideoutsmustfollowthesameplacementrulesasinthefirstparagraphexceptthatnopermitisrequired.
6.6 OFFSTREETPARKING
EachOWNERshallwithinthirty(30)daysafteraMobileHomeorManufacturedHouseorRVisplacedonalot,provideadrivewayandahardsurfacedparkingfacilityforoffstreetparkingforsuchOWNER’Svehiclesandforvehiclesofguests.ThisrestrictionshallnotprohibitguestsofOWNERfromparkingonastreetforareasonabletimesetbyTHEASSOCIATION.OWNERSortheirguestsmaynotparkonthefrontlawngrassorrockofanylot.
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6.7 NUISANCES
Nonoxiousoroffensiveactivityshallbecarriedonuponanylot,ortheCOMMONAREA,norshallanythingbedonethereonwhichmaybeormaybecomeanannoyanceornuisancetotheotherOWNERSorneighbors.Nofirearmsshallbedischarged,norepairwork;dismantlingorassemblingofmotorvehicles,boats,trailerorothermachineryorequipmentshallbepermittedinanystreet,drivewayoryardadjacenttoastreet,orintheCOMMONAREA.Lighttune-upsor“tinkering”ispermittedonOWNERSdrivewayifnotobjectionabletoneighbors.
6.8 SIGNS
Nosignofanykindshallbedisplayedinpublicview,onanylotorstructureexceptasfollows:
(a) OwnersdesiringtoselltheirpropertymayplacetheirLOTnumberinthefrontwindowinrednumbersonwhitebackgroundwithasigndimensionof8½by14inches.Houseswithoutfrontwindowsmayhavethesignaffixedtothefrontofthebuilding.Rentsignscannotbepostedinthismanner.Undevelopedlotsmaypostthesignonthefrontofthelotuponasecurestake.Ownerpropertiesforsaleorrentcanalsobepostedonabulletinboardlocatedintherecreationalbuilding.OccupantNameandStatesignsonthefrontofabuildingorlotarepermitted.NoForSalesignsmaybepostedonvehiclesorRV’sforsale.NoSalesignsofanykindshallbepostedormadevisiblefromperimeterstreetsoftheSubdivision.
(b) Signsadvertisingapoliticalcandidate,orballotitem,foranelection.
1. Mustnotbedisplayedmorethan90daysbeforethedateofelectiontowhichthe
signrelates:or2. Mustberemovedbeforethe10thdayafterthatelectiondate.3. Mustbegroundmounted.4. Limitedtoonesignforeachcandidateorballotitem.5. Mustnotcontainroofingmaterial,siding,pavingmaterials,flora,balloons,lightsor
anyothersimilarbuilding,landscaping,ornonstandarddecorativecomponent.6. Mustnotbeattachedinanywaytoplantmaterial,trafficcontroldevices,alight,a
trailer,avehicleoranyotherexistingstructureorobject.7. Doesnotincludethepaintingofarchitecturalsurfaces.8. Doesnotthreatenthepublichealthorsafety.9. Isnotlargerthanfourfeetbysixfeet.10. Doesnotviolatealaw.
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11. Doesnotcontainlanguage,graphicsoranydisplaythatwouldbeoffensivetotheordinaryperson,or
12. Isnotaccompaniedbymusicorothersoundsorbystreamersorisotherwisedistractingtomotorist.
(c) AsmaybeamendedfromtimetotimeinaccordancewithSection202.009oftheTexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode.
6.9 SALEOFMERCHANDISE
Garagesales,yardsalesandestatesalesareprohibitedasarerealestatesalesbyauction.THEASSOCIATIONshallprovideforsaleopportunitiesintherecreationalbuilding,opentothepublic,togiveownersanopportunitytosellpersonalmerchandisefordisposal.Nomerchandiseforsaleshallbedisplayedoradvertisedonanylot.
6.10 OILANDMININGOPERATIONS
Nogasoroildrilling,gasoroildevelopmentoperations,oilrefining,quarryingorminingoperationsofanykindshallbepermitteduponorinanylot,norshalloilwells,tanks,tunnels,mineralexcavationsorshaftsbepermitteduponorinanylot.
6.11 LIVESTOCK,POULTRYANDPETS
Noanimals,livestock,poultry,birdsorreptilesofanykindshallberaised,bred,orkeptonanylot,exceptthatdogs,catsorotherhouseholdpets,nottoexceedatotaloftwo(2)petsmaybekeptprovidedthattheyshallnotbecomeanuisanceandarenotkept,bredormaintainedforanycommercialpurposes.AllpetsaretobemaintainedandcontrolledasoutlinedinrulespublishedbyTHEASSOCIATION.Allpetsmustbekeptonaleashwhennotconfinedtoowner’slot.PetsarenotallowedinoruponthesidewalksorinanyspacewithintheCOMMONAREA,excludingstreets.
6.12 GARBAGEANDREFUSEDISPOSAL
Nolotshallbeusedasadumpinggroundforrubbish,junk,inoperativehouseholdappliances,andfurnitureorbrushcuttings.BuildingmaterialrefusemustbedisposedofbycontractorsorbythelotOWNER.Trash,garbageorotherwastewillbepickedupbytheCityofPharr
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accordingtotheirscheduleandregulations.ViolatorswillbesubjecttofinesestablishedbyTHEASSOCIATION.
6.13 OBSTRUCTIONOFSIGHTLINES
Nofence,wall,orhedge,shallbebuilt,ormaintainednearerthanten(10)feettothefrontcurblineofanylotorsidecurblineoncornerlots.Anexceptionshallbemadeinthecaseofretainingwallsofnotovertwelve(12)inchesabovetheground.Nofence,wallorhedgeorshrubplantingwhichobstructssightlinesshallbeplacedORpermittedtoremainonanycornerlot.NomailboxornewspaperboxwillbepermittedwithintheCOMMONAREAofanystreet.
6.14 OWNERSMAINTENANCEOFEQUIPMENTANDUTILITYLINES
TheOWNERshallassurethatthefollowingequipmentandutilitylineslocatedoutsidetheMobileHomeorRVsituatedonOWNER’Slotaremaintainedandkeptinrepair:
- Allsanitarysewerlinesandconnections- Allelectricpowerservicelinesandconductors- Waterlines,unlesslocatedonCommonProperty- Electriccurrentbreakers,naturalgas,butaneand/orsimilarfuelandpowerlines.
6.15 OWNER’SMAINTENANCEOFYARD
TheOWNERshallkeepandmaintainhisyard(includingtheareabetweenthelotlineandthecurb),allspaceatthefrontandrearofthelotingoodconditionwithevidenceofakeptyard.Yardsconsistingofvoluntaryweedsorbaseareasarenotpermitted.Grassyardswillbekeptcutandnotallowanexcessamountofweedsorundergrowthtogrowonthelot.IntheeventtheOWNERfailstokeepthisconditionandcovenantTHEASSOCIATIONisauthorizedtohavethegrassorweedscutontheOWNER’SyardandtheOWNERagreestoreimburseTHEASSOCIATIONforthecostthereof.Thisapplicationappliestoyardscoveredwithrock.TheOWNERshalladditionally,promptlyremoveanydebris,trashorresiduefromthelotthatwascausedbyastormorfire.
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6.16 OWNER’SMAINTENANCEOFMOBILEHOMEANDACCESSORYBUILDINGS
AllMobileHomes,ManufacturedHomesorParkModelsshallhaveskirtinginstalledwithinthirty(30)daysaftertheunitisplacedonthelot,andthebottomedgeoftheunitmustbeinaccordancewithmanufacturers’recommendations.TheOWNERshallmaintainandkeepingoodrepairandconditiontheMobileHome,ManufacturedHome,ParkModelorRVandanyandallaccessorybuildings,orstructuresappurtenantthereto,andfurtheragreestopromptlyrepairanydamagetotheMobileHome,RV,orsuchstructures,causedbystorms,hail,fireorotheractsofGod,orwhichmaybecausedfromgeneralwearandtear.
6.17 INFRINGEMENT
AnOWNERshalldonoact,noranyworkthatwillimpairthestructuralsoundnessorintegrityofanotherMobileHome,ManufacturedHouse,ParkModelorRVorimpairanyeasementorhereditament,nordoanyactnorallowanyconditiontoexistwhichwilladverselyaffecttheotherunitsheretoforementionedtotheirOWNERS.
ARTICLEVII
EASEMENTS
7.1 CONSTRUCTION
EachlotandtheCOMMONAREAshallbesubjecttoaneasementforencroachmentscreatedbyconstruction,settlingandoverhangsofutilitylines,streets,commonareaimprovementsandthelike,asdesignedorconstructedbyTHEASSOCIATION.Avalideasementforsaidencroachmentsandforthemaintenanceofthesame,solongasitstands,shallanddoesexist.
7.2 UTILITY,EMERGENCYANDASSOCIATION
Thereisherebycreatedablanketeasementupon,across,overandunderallofthepropertiesforingress,egress,installation,replacing,repairingandmaintainingallutilities,includingbutnotlimitedtowater,sewer,gas,telephonesandelectricity.Byvirtueofthiseasement,itshallbeexpresslypermissiblefortheprovidingelectricand/orTelephoneCompanytoerectandmaintainthenecessarypolesandothernecessaryequipmentonsaidpropertyandtoaffixand
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maintainelectricaland/ortelephonewires,circuitsandconduitson,above,acrossandundertheproperties.Aneasementisfurthergrantedtoallpolice,fireprotection,ambulance,garbageandtrashcollectorpickupvehiclesandallsimilarpersonstoenterupontheCOMMONAREAintheperformanceoftheirduties.Notwithstandinganythingtothecontrarycontainedinthisparagraph,nosewers,electricallines,waterlines,orotherutilitiesmaybeinstalledorrelocatedonthepropertiesexceptasinitiallyprogrammedandapprovedbyTHEASSOCIATIONorthereafterapprovedbyTHEASSOCIATION.Shouldanyutilityfurnishingaservicecoveredbythegeneraleasementhereinprovidedrequestaspecificeasementbyseparaterecordabledocument,ASSOCIATIONshallhavetherighttograntsucheasementwithoutconflictingwiththetermsthereof.Theeasementsprovidedforinthisarticleshallinnowayaffectanyotherrecordedeasementonsaidpremises.
ARTICLEVIII
MANAGEMENTOFSUBDIVISION
8.1 THEASSOCIATIONshallhavetheresponsibilityandauthoritytoprescribeRulesandRegulationscoveringuseoftheCOMMONAREAS,streets,utilitiesandanyotherportionsoftheSubdivisionincludingtheperimeterfence.THEASSOCIATIONshallhaveauthoritytoestablishfinesforviolationofanyoftheseCovenantsorpublishedrules.Finesshouldbesufficientlypunitivetopromoteadherencetothecovenants,bylawsandpublishedrules.Anyunpaidfineswillbeadjudicatedthesameasunpaiddues.
8.2 WhenthePROPERTYOWNERSASSOCIATIONassumedmanagementoftheSubdivisionfromCUMMINGSANDPERRY,aTexasCorporation,BY-LAWSwereformedandadoptedtobefollowedinthemanagementofTHEASSOCIATION.TheaffairsofthisASSOCIATIONshallbemanagedbyaboardofnine(9)Directors,whomustbemembersofTHEASSOCIATION.TheseBY-LAWS,asamended,aredeclaredtobeinfullforce.
8.3 INSURANCE
(a) ASSOCIATIONwillobtainandcontinueineffectblanketpropertyinsurancetoinsurethebuildingsandstructuresintheCOMMONAREAandTHEASSOCIATIONagainstrisksoflossordamagebyfireandotherhazardsasarecoveredunderstandardextendedcoverageprovisionsandsaidinsurancemayincludecoverageagainstvandalism.
(b) ASSOCIATIONwillobtaincomprehensivepublicliabilityinsuranceinsuchlimitsasitshalldeemdesirable,insuringTHEASSOCIATION,agent,andemployees,MembersoftheBoardofDirectorsandeachOWNER,fromandagainstliabilityinconnectionwiththeCOMMONAREA.
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(c) EachOWNERshallberesponsibleathisownexpenseandcostforhisownpersonal
insuranceontheMobileHome,ManufacturedHouseorRV,anygarage,shed,utilitybuildingandanyadditionsandimprovementsincludingdecorations,furnishings,personalpropertytherein,andpersonalliability.
ARTICLEIX
GENERALPROVISIONS
9.1 ENFORCEMENT
THEASSOCIATION,oranyOWNER,shallhavetherighttoenforcebyaproceedingatlaworinequity,allrestrictions,conditions,covenants,reservations,liens,andchargesnoworhereafterimposedbytheprovisionsofthisDeclaration.FailurebyTHEASSOCIATIONorbyanyOWNERtoenforceanycovenantorrestrictionhereincontainedshallinnoeventbedeemedawaiveroftherighttodosothereafter.
9.2 SEVERABILITY
Invalidationofanyoneofthesecovenantsorrestrictionsbyjudgmentorcourtordershallinnowayaffectanyotherprovisionsthatshallremaininfullforceandeffect.
9.3 AMENDMENT
ThecovenantsandrestrictionsofthisDeclarationshallrunwithandbindthelandforatermoftwenty(20)yearsfromthedateoffilingofthisDeclaration,afterwhichsaidcovenantsshallbeautomaticallyextendedinsuccessiveperiodoften(10)years.ThisDeclarationmaybeamendedbyaninstrumentsignedbytheOwnersofnotlessthansixty-fivepercent(65%)ofthelots.ThisAmendedandRestatedDeclarationshallbeeffectiveonthedateofrecordingintheOfficialRecordsofHidalgoCounty,Texas.Allmemberswillbefurnishedwithacopyofthisinstrument.
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ARTICLEX
PRECEDENCE
ThisDeclarationofCovenants,ConditionsandRestrictionsofPharrSouthSubdivisionUnitNo.1,PharrSouthSubdivisionUnitNo.2,andPharrSouthSubdivisionUnitNo.3,HidalgoCounty,TexasmaybeamendedfromtimetotimeinaccordancewithChapter202and209oftheTheTexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCode.TheTexasResidentialPropertyOwnersProtectionAct,oftheTexasPropertyCodetakesprecedenceandsupersedesanyandallarticleswrittenherein.
INWITNESSWHEREOF,theundersignedbeingTHEASSOCIATIONhereinhashereuntosethandandseal
this__________dayof_________________________________,20______.
ATTEST: PHARRSOUTHPROPERTYOWNERSASSOCIATION,
TexasNon-ProfitCorporation
By:__________________________________ By:___________________________________________
SECRETARY PRESIDENT
THESTATEOFTEXAS {
COUNTYOFHIDALGO {
Thisinstrumentwasacknowledgedbeforemeonthe_____dayof_____________,20______by
__________________________________,PresidentofPHARRSOUTHPROPERTYOWNERS
ASSOCIATION,ATexasNon-ProfitCorporation,onbehalfofsaidcorporation.
________________________________
NotaryPublic,StateofTexas
