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HomeMy WebLinkAbout94-05574 ( ~ ~ . ~ J ~ "1 , ' " " " ( I i , : n <i i ~ ~: - - ,.('0 ~ .;:j SHERIFF'S RETURN a::r'MJNWEALTH OF PENNSYLVANIA. ca.JII1J'Y OF CLMBERI..AND In the Court of Common Pleas of Cumberland County, Pennsylvania No. 94.5574 Equity Term Complaint Civil Action Equity S & A Custom Built Homes, Inc. VS J.K. Ledvina & Sue Ellen W. Ledvina Wesley Cook , ~fIJl Deputy Sheriff of Cl.mberland County, Pennsylvania, who being duly swom according to law, says, that he served the within Complaint Civil Action Equity upon J .K. & Sue Ellen W. Ledvina . , the defendant, at 2,13 o'clock p.M. U'J / EDST, on the 3rd day of October , 1994at 902 Willcliff Drive, Mechanicsburg . Cumberland County, Pennsylvania, by handing to J. K. Ledvina and Sue Ellen W. c Ledvina a t.r:ue and attested copy of the Complaint CivilAction Equity and at the scme time directing The ir attention to the contents thereof and the "Notice to Plead" endorsed thereon. Sheriff's Costs. Docketing Service Affidavit Surcharge So answers, l8.00 7.84 "'~r:~ R. Thanas Kline, Sheriff 4.00 29.84 by Mt~ ;i dwA' Pd. by Atty. lO.4.94 Sworn and subscribed to before me Deput this /J rt- day of U"c 7: 1.'-. 19--S'L A.D. 7"t.i- I 0', /1l...i6...- . d ,,~ '1"'7' Prothonotary Defendants' new matter, To the contrary, S & A always intended to enforce the restriction requiring construction within one year and, when questioned regarding its intent in that regard, its President specifically stated that S & A would enforce the restriction and never suggested otherwise. It is further specifically denied that the Ledvinas tendered performance within the said one year period. To the contrary, the Ledvinas have never tendered performance which would satisfy the restriction. 35. Denied. It is specifically denied that the alleged statement by S & A's President was made with the phrasing alleged by Defendants. To the contrary, S & A's President directly stated that the restriction would be enforced. It is further specifically denied that 5 & A's President made the alleged statement with the intent to induce the sale. To the contrary, if S & A's President had been awa~e of the Ledvinas' intent to ignore the restriction on the property, he would not have agreed to the sale. It is further specifically denied that 5 & A's President calculated that his statement would not cause the Ledvinas to abort the closing. To the contrary, S & A's President assumed that the Ledvinas would take his statement seriously and would not follow through with purchase of the property if they did not intend to comply with the property restriction. - 2 - 36. Admitted in part and deniad in part. It is admitted that the Ledvinas have added grass and fencing to the property. with respect to the remaining averments of paragraph 36, S & A is without knowledge or information sufficient to form a reasonable belief as to the truth of the averments and they are therefore denied, with strict proof thereof demanded at trial. 37. Denied. The characterization of the plan submitted by the Ledvinas as "comprehensive" is specifically denied. To the contrary, the plans submitted by the Ledvinas were not comprehensive. It is further specifically denied that such plans would have constituted the "construction of a single family dwelling" on the property or would have placed the Ledvinas in compliance of paragraph 4 of the Declaration. To the contrary, paragraph 4 of the Declaration contemplates a separate dwelling. 38. Denied. It is specifically denied that S & A engaged in any wrongful conduct whatsoever with regard to the transaction. To the contrary, S & A engaged in no wrongful conduct. The remaining averments of paragraph 38 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. - 3 - ., 39. Denied. The averments of paragraph 39 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. To the extent that a response is required, it is specifically denied that S & A is estopped from enforcing the provisions of the Declaration for the reasons stated in paragraph 39. To the contrary, the restrictions are enforceable. 40. Denied. It is specifically denied that S & A's efforts to enforce the restriction against the Ledvinas constitutes discriminatory enforcement. To the contrary, S & A uniformly enforces the restriction in question. It is further specifically denied that the Ledvinas have attempted to comply with the restrictions. To the contrary, the Ledvinas have made no such attempt. It is further specifically denied that S & A has failed to enforce "blatant violations of other restrictions. since, after reasonable investigation, S & A is without knowledge or information sufficient to form a belief as to the truth of such an averment and strict proof thereof is demanded at trial if relevant. The remaining averments of paragraph 40 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. 41. Denied. It is specifically denied that the timing of the filing of the present action reflects any lack of damages - 4 - to S & A from the failure of the Ledvinas to comply with the Declaration. To the contrary, the timing of the filing was the result of the failure of efforts to negotiate a resolution with the Ledvinas through their counsel. It is further specifically denied that S & A is, by this action, making any effort to deprive the Ledvinas of the appreciation and value of their property. To the contrary, the sole motivation for this litigation is an attempt to enforce the applicable property restriction in the interests of both S & A and the other owners within the Golfview Cevelopment. 42. Denied. The averments of paragraph 42 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. 43. Denied. The averments of paragraph 43 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. 44. Denied. It is specifically denied that the provisions of the Declaration are too vague and indefinite to be capable of specific performance. To the contrary, the provisions of the Declaration are sufficiently specific to permit an award of specific performance. - 5 - 45. Denied. The averments of paragraph 45 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. To the extent that a response is required, it is specifically denied that the duration of the covenants is too long to be legally enforceable or that the covenants are illegal and unenforceable. To the contrary, the covenants are legal and enforceable. WHEREFORE, Plaintiff S & A Custom Built Homes, Inc. respectfully requests this court to enter judgment in its favor and against Defendants in accordance with the prayer for relief in the complaint in this matter. ANSWER TO COUNTERCLAIM 46. The responses contained in paragraphs 32 through 4l above are incorporated herein by reference as if fully set forth. 47. Denied. The averments of paragraph 47 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. To the extent that a response is required, it is specifically denied that S & A is liable to the Ledvinas for any relief whatsoever. To the contrary, S & A is not so liable. - 6 - 48. Denied. It is specifically denied that S & A wrongfully failed to approve any of the Ledvinas three submissions proposing to extend their existing home onto the property. To the contrary, S & A appropriately refused to approve such submissions on the basis of their non-compliance with the restriction on the property. It is further specifically denied that any conduct of S & A has caused any increased costs whatsoever to the Ledvinas. To the contrary, any costs incurred by the Ledvinas have been due to their own non-compliance with the restriction on the property and attempts to circumvent that restriction. 49. Denied. It is specifically denied that S & A fraudulently enduced the Ledvinas to enter into the agreements. To the contrary, there was no fraudulent inducement on the part of S & A. It is further specifically denied that S & A wrongfully refused to approve the extension of the Ledvinas' home and other buildings on the property. To the contrary, S & A properly refused such approval based upon the restriction on the property. It is further specifically denied that S & A has clouded the title to the property or reduced the value of Lot No.7. To the contrary, S & A has not clouded the title nor reduced the value of the property by any action on its part. It is further specifically denied that the - 7 - Ledvinas have suffered any damages relating to a cloud on title. To the contrary, S & A believes and therefore ,vers that the Ledvinas have not suffered any such damages. 50, Denied. The averments of paragraph 50 constitute conclusions of law to which no response is required under the Pennsylvania Rules of Civil Procedure. To the extent that a response is required, the averments of paragraph 50 are denied for the reasons set forth in the responses at paragraphS 32 through 49 above, all of which are incorporated herein by reference as if fully set forth. WHEREFORE, S & A Custom Built Homes, Inc. respectfully requests this court to dismiss the counterclaim and enter judgment in accordance with Plaintiff's complaint in this matter. By: METTE, EVANS & WOODSIDE ~ ,') /} . } he fL' tllJ f;:,( ichael D. Reed, Esquire Sup. Ct. I. D. #35l93 340l North Front Street P. O. Box 5950 Harrisburg, PA l7ll0-0950 (717) 232-5000 Attorneys for Plaintiff S & A Custom Built Homes, Inc. DATE: December 19, 1994 YtRU'lCATION I, MICHAEL D. REED, verify that I am the attorney for S & A Custom Built Homes, Inc. in this action and that the authorized representative of S & A Custom Built Homes, Inc. i~ unavailable to make this verification within the time allowed for the filing of this document. Therefore, based on information received from S & A Custom Built Homes, Inc., I hereby verify that the facts set forth in the foregoing Reply to New Matter and Answer with New Matter to Counterclaim are true and correct to the best of my knowledge, information and belief. I understand that false statements herein are made SUbject to the penalties of l8 Pa. C.S. S4904, relating to unsworn falsification to authorities. DATE: /) )~ ~t! JJ IZ~ ~D. REED, ESQUIRE '.,' CE1l'1'lnCATLO~BRV1CJ3: I certify that I am this day serving a copy of the foregoing document upon the persons and in the manner indicated below, which service satisfie6 the requirements of the Pennsylvania Rules of Civil Procedure, by depositing a copy of same in the United States Mail, Harrisburg, Pennsylvania, with first-class postage, prepaid, as follows: Dean A. Weidner, Esquire Wix, Wenger & Weidner 508 North Second Street P. O. Box 8015 Harrisburg, PA l7l0B-OB45 By: METTE, EVANS & WOODSIDE mJljl2L Michael D. Reed, Esquire Sup. Ct. I. D. #35l93 340l North Front Street P. O. Box 5950 Harrisburg, PA l7l10-0950 (717) 232-5000 Attorneys for Plaintiff S & A Custom Built Homes, Inc. DATE: December 20, 1994 -.- :.?1 :... ;7 0) 0' I ~) , 1__':': OFFICE OF THE COURT ADMINISTRATOR CUMBERLAND r..ouNTY COURT OF COMMOt~ PLEAS 1 Courthouse Squars . Carllels, PA 17013 11Iomaa E. Chanlne, Ieq. Phone Court Admlnletrator (717) 240-8200 (717) 897.0371 Richard J. Pierce (717) 532.7288 Assistant Court Administrator (717) 240-8482 FAX Datla J. MarlIII Stall Aaalslant !(arM I. IIIrfUI Lilla! Secmary TO: Honorable Kevin A. Hess "'\. ~ Richard J. Pierce, Assistant Court Administrator ~p February 27, 1996 94-5574 Equity Term FROM: DATE: IN RE: S & A CUSTOM BUILT HOMES, INC. va. JAY K. LEDVINA and SUELLEN \Y. LEDVINA The above case is assigned to you for trial In equity. Please provide me with caples of your scheduling orders and final disposition date so I can monitor the case for statistical purposes. RJP:km Attachment that plaintiff has the right to enforce any of the Restrictions since the Plaintiff has sold all of the lots in the Development, and therefore has divested itself of any protectable interest. On septemcer 29, 1994, Plaintiff filed a Complaint in Equity against the Defendants seeking either rescission of the Sales Agreement or specific performance under the Restrictions. The Defendants filed their Answer to the Complaint with New Matter and counterclaim on November 14, 1994 denying Plaintiff's right to either remedy. On or about December 21, 1994, Plaintiff filod its Reply to Defendants' New Matter and Counterclaim. At some point, subsequent to the filing of this action by Plaintiff, Plaintiff sold each and every lot within the Development. At that point in time, Plaintiff divested itself of any protectable interest in the Development. On September 22, 1995, Defendants filed their Motion seeking Summary Judgment on Count II of Plaintiff's Complaint stating that because Plaintiff no longer has any protectable interest in the Development, Plaintiff is not entitled to an order of specific performance against Defendants. This Brief is filed in support of Defendants' Motion. II. OUESTIONS PRESENTED A. WHETHER SUMMARY JUDGMENT IN FAVOR OF DEFENDANTS ON PLAINTIFF'S COUNT II IS APPROPRIATE BECAUSE THERE EXISTS NO GENUINE ISSUES OF MATERIAL FACT? [SUGGESTED ANSWER: YES] - 2 - B. WHETHER SUMMARY JUDGMENT IN FAVOR OF DEFENDANTS ON PLAINTIFF'S COUNT II IS APPROPRIATE BECAUSE AS A MATTER OF LAW PLAINTIFF LACKS STANDING TO PROSECUTE THIS ACTION? [SUGGESTED ANSWER: YES) III. ARGUMENT A motion for summary judgment may be properly granted when the "pleadings, depositions, answers to interrogatories and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to judgment as a matter of law." Pa.R.Civ.P. 1035(b). The moving party has the burden of proving that there is no genuine issue of material fact, and all doubts must be resolved in favor of the non-moving party. Marks v. Tasman, 527 Pat 132, 589 A.2d 205 (1991). The court must examine the record in the light most favorable to the non-moving party. chandler V. Johns-Manville corp., 352 Pat Super 326, 507 A.2d 1253 (1986). A. SUMMARY JUDGMENT IN FAVOR OF DEFENDANTS ON PLAINTIFF'S COUNT II IS APPROPRIATE BECAUSE THERE EXIST NO GENUINE ISSUES OF MATERIAL FACT The issue placed before this court by Defendants' Motion for Summary Judgment is whether Plaintiff has an interest sufficient to seek and obtain the relief requested in Count II of its complaint. Count II seeks specific performance of the Sales Agreement as a result of the alleged violation by Defendants of - 3 - the Restrictions. The factual issue vital to Count II is whether Plaintiff owns any lots within the Development. Clearly, there can be no question that there exists no genuine issue of this fact. On or about August 4, 1995, Defendants served on Plaintiff Defenrlant's Amended First Request for Admissions (herein, the "Request for Admlssions"). Plaintiff served its Answer to the Request for Admissions on Defendants on or about August 15, 1995. In its Answer, Plaintiff admitted each of the following statements: Prior to the date of this First Request for Admissions, Plaintiff has sold and conveyed each and every lot which had been owned by Plaintiff within the Development. and As of the date of this First Request for Admissions, each lot within the Development is owned by persons not related to or affiliated with Plaintiff. The uncontested fact is that Plaintiff does not own, either wholly, partially or otherwise, any lots within the Development. B. SUMMARY JUDGMENT IN FAVOR OF DEFENDANT ON PLAINTIFF'S COUNT II IS APPROPRIATE BECAUSE AS A MATTER OF LAW PLAINTIFF LACKS STANDING TO PROSECUTE THIS ACTION. When Plaintiff initiated this action on or about September 29, 1994, it still owned at least one lot within the Development. By virtue of that ownership, Plaintiff had an interest sufficient to enforce against all other lot owners whatever requirements were contained in the Restrictions. However, as set forth above, Plaintiff no longer owns any lot within the Development. Plaintiff, therefore, has no interest in attempting to enforce - 4 - the Restrictions. Thus, Count II of Plaintiff's Complaint should be dlsmissed. In order to have standing to prosecute an action, a party must have a substantial, direct and immediate interest in the outcome. Sprague v. Casey, 520 Pa. 38, ___, 550 A.2d 184, 187 (1988); William Penn Parking Garage, Inc. v. City of Pittsburgh, 464 Pa. 168, 192-193, 346 A.2d 269, ___ (1975). For the reasons which follow, Plaintiff has no such interest in this case. SUBSTANTIAL INTEREST ELEMENT NOT MET To be substantial, the interest in the outcome must surpass and be distinguishable from the common interests shared by the general public. Sierra Club v. Hartman, 529 Pat 454,455, 605 A.2d 309, 310 (1992); South Whitehall Township Police Service V. South Whitehall Township, 521 Pa. 82, 86, 555 A.2d 793, 795 (1989). Clearly, Plaintiff's interest in enforcing the Restriction is not distinguishable from the common interests shared by all other citizens. Because Plaintiff no longer owns any lots in the Development, Plaintiff's only interest in the enforcement of the Restrictions is the general interest in seeing the enforcement of restrictive covenants and other conditions running with land. This interest is common to all citizens, and there is nothing unique about Plaintiff's purported interest. Having no ownership interest in the Development, and no distinguishable interest in the enforcement of the Restrictions, Plaintiff's purported interest is not substantial. - 5 - DIRECT INTEREST ELEMENT NOT MET TO establish a direct interest, Plaintiff must show a causal connection between the complained of action and its asserted harm. South Whitehall Township Police, 521 Pa. at ___, 555 A.2d at 795; upper Bucks County Vocational-Technical school Education Association v. upper Bucks County Vocation-Technical school Joint committee, 504 Pa. 418, 423, 474 A.2d 1120, 1122 (1984). obvious to this element is the necessity for a showing of harm, which plaintiff cannot do. The Restrictions were recorded to benefit lot owners in the Development, i.e., to prevent unusual or unacceptable activities from occurring in the Development. The Restrictions certainly are not for the benefit of persons who have no ownership interest in any of the lots. As with any member of the general public who does not own a lot in the Development, the Restrictions lend no benefit to Plaintiff. Thus, Plaintiff can sustain no harm from their alleged noncompliance. If Plaintiff were to currently own any of the lots in the Development, then Plaintiff might be able to assert harm resulting from a lot owner's failure to comply with the Restrictions. Owning no lot, however, Plaintiff can establish no benefit from the Restrictions; nor can Plaintiff establish any harm resulting from an alleged violation of the Restrictions. Thus, Plaintiff's purported interest is not direct, and the relief requested by Plaintiff in Count II of its Complaint is - 6 - unavailable to it. See Grasso v. Thlmons, 384 Pa. super 593, 5S9 A.2d 925 (1989). ("equity will not enforce a restrictive covenant in the absence of any benefit to the pa~ty seeking enforcement of the covenant." Id. at _, 559 A.2d at 928.) IMMEDIATE INTEREST ELEMENT NOT MET An immediate interest involves the nature and extent of the causal connection between the action complained of and the alleged harm. South Whitehall Township Police Service, 521 Pa. at 86, 555 A.2d at 795. An immediate interest is shown where the interest sought to be protected is within the "zone of interests." Id.; Upper Bucks County, 504 Pa. at 423, 474 A.2d at 1122. Initially, because Plaintiff cannot establish harm, it has no immediate interest. In addition, Plaintiff's purported interest is not within the "zone of interest." In Upper Bucks county Vocational-Technical School Education, the Supreme Court of Pennsylvania held that teachers, and the union as their representative, did not have standing to enforce the 180-day school year requirement. 504 Pat at _, 474 A.2d at 1122. The Court reasoned that the 180-day requirement was established for the benefit of the students and that any benefit to the teachers was purely incidental and not within the zone of interests sought to be protected. Id. Similarly, the covenant in question in this case was established to protect the owners of lots in the Development. Since the Plaintiff no longer owns any lots, the Restrictions - 7 - afford it no benefit. In the alternative, any benefit to Plaintiff is purely incidental and not within the zone of interests sought to be protected. Thus, Plaintiff's purported interest is not immediate. Haying established that Plaintiff's purported interest is not sUb6tantial, direct or immediate, it follows that Plaintiff has no standing to prosecute Count II of its complaint, and Defendants are entitled to judgment as a matter of law on Count II. This is consistent with the 1921 decision in Patterson v. Tannenbaum, et a1., 70 pitt L.J. 865. In Patterson, the Honorable Judge Evans held that the Plaintiff had no interest in enforcing a restrictive covenant because it did not own any property which was affected by a violation of the covenant. In the same way, because Plaintiff in this case owns no property which is affected by the alleged violation by Defendants of the Restrictions, Plaintiff has no interest in enforcing the Restrictions against Defendants. The owners of the other lots within the Development, not Plaintiff, are the only ones entitled to enforce the Restrictions. Young v. cirone, JJ8 Pat Super ~80, , 487 A.2d 965, 968 (1985) "This right to enforce is limited, however, to those owners whose properties adjoin or are adjacent to an offending lot, since only their rights to enjoy their properties will bo affected by violations of such restrictions." - 8 - IV. CONCWSION For the foregoing reasons, Defendants respectfully request that this Honorable Court enter summary judgment in its favor and against Plaintift on Count II of the Complaint. Respectfl.~iY submitted, WIX, WE 'J & W.~~DNER III ~. We dner, Esqu re 106363 ste en R. Williams, Esquire I.D. 162051 508 North Second street Post Office Box 845 Harrisburg, PA 17108-0845 (717) 234-4182 /! /?C! /l~ LEDVINA.I.' EISl Novombor ZD, 1995 - 9 - . ' S & A CUSTOM BUILT HOMES, INC. , IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA plaintiff v. NO. 94-5574 Equity Term J.K. LEDVINA and SUELLEN W. LEDVINA, Defendants CIVIL ACTION - EQUITY CERTIPICATE OF SERVICE I hereby certify that a copy of the foregoing document was sent via first-class, postage-prepaid mail this day to the following: Michael D. Reed, Esquire Mette, Evans & Woodside 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 I /' ,1 / /' Respectfully/ submitted, IIi WIX, f NqE, & WEI1:D R ; /~ JI{ L-- By: / ~ Dea A. We dner, Esquire I.D. #06363 Steven R. Williams, Esquire I.D. #62051 508 North Second street Post Office Box 845 Harrisburg, PA 17108-0845 (717) 234-4182 -, , DATE: November 20, 1995 SIlA CUSTOM BUILT HOMES, INC., COURT OF COMMON PLEAS CUMBERLAND COUNTY, PA Plaintiff v. NO. 94-5574 EQUITY TERM J.K. LEDVINA AND SUELLEN W. LEDVINA, Defendants CIVIL ACTION - EQUITY I. On June 20, 1989, Plaintiff, S&A Custom Built Homes, Inc. ("S&A") recorded a Declaration of Restrictive Covenants with the Office of Recorder of Deeds in Cumberland County, Pennsylvania at Deed Book 365, Page 728 (Exhibit "A"). In such Declaration, S&A as declarant and owner of lots within a subdivision known as "Golfview" imposed restrictions on those lots encompassing the Golfview Development and commonly owned by declarant, S&A. One such restriction is the requirement that construction of a single-family residence be commenced within one (1) year of the conveyance of the Deed to the grantee and that the reaidence must be completed within one (1) year of the commencement of construction. On June 22, 1991, S&A, as grantor, entered into an Agreement of Salt! with Defendants, J.K Ledvina and SueUen W. Ledvina (the "Ledvinas") for the purpose of the conveyance of Lot No.7 within Gtllfview. Lot No.7 is expressly Included within the Declaration and the aforementioned single-family residence restriction was affirmatively noticed by S&A to the Ledvlnas at the time of entering Into the Agreement of Sale and at the time of closing on auch lot, occurring on or about October I, 1991. On September 29, 1994, S&A filed a Complaint against ~he Ledvlnas In order to enforce its rights as grantor and declarant under the terms of the aforementioned Agreement of Sale and Declaration. S&A seeks either rescill8lon under the terms of the Agreement of Sale or specific performance pursuant to Ita rights as declarant of the recorded Declaration. On or about November 9, 1994, the Ledvinas filed an Answer to S&A's Complaint, along with New Matter and a Counterclaim. On November 20, 1994, S&A filed its Reply to the Ledvina'. New Matter and Counterclaim. On or about July 3, 1995 and August 4, 1995, the Ledvinas presented S&A's counsel with Requests for Admissions. S&A provided responses thereto respectively on August I, 1995 and August Hi, 1995. The 2 August 15, 1995 Response to Defendants' Amended First Request for Admissions is attached hereto as Exhibit "B," On September 22, 1995, the Ledvinas filed a Motion for Summary Judgment. This brief is in opposition to that Motion. Moreover, it should be noted that the Ledvina Motion for Summary Judgment is limited to Count II of the S&A Complaint. The Ledvinas only challenge S&A's request for specific performance under the terms of the recorded Declaration. Therefore, Count I of S&A's Complaint for rescission of the Sales Agreement must stand no matter the outcome of this Motion. II. A ARE THE LEDVINAS ENTITLED TO SUMMARY JUDGMENT WHERE GENUINE ISSUES OF MATERIAL FACT EXIST? Suggested Answer: No. B. ARE THE LEDVlNAS ENTITLED TO SUMMARY JUDGMENT WHEN S&A, AS A MA'ITER OF LAW, DOES HAVE STANDING TO PROSECUTE THIS ACTION? Suggested Answer: No, 3 m. ARill.IMEm Punuant to Rule 1035(b) of the Pennsylvania Rules of Civil Procedure. a party may seek summary judgment where the pleadings and discovery present "no genuine issue as to any material fact." Such finding entitles the moving party to judgment as a matter of law. Pa. R.C.P. 10:.t5(b). The Ledvinas, as the movant, bear the burden of proving the non-exiatence of any genuine issue as to any material fact. If there are any doubts as to the existence of an issue on a material fact, such doubts must be resolved in the favor of S&A as the non-moving party. Marks v. Tasman. 527 Pa. 132, 589 A2d 205 (1991). Furthennore, thill Court is required to review the record before it in the light most favorable to the non- moving party. Chandler v. Johns-Manville Com.. 352 Pa. Super. 326, 507 A.2d 1253 (1986). A. ARE THE LEDVINAS ENTITLED TO SUMMARY JUDGMENT WHEN THERE EXISTS GENUINE ISSUES OF MATERIAL FACT? Defendants. in their Brief in Support of their Motion for Summary Judgment mischaracterize "the factual issue vital to Count II [a)s whether plaintiff owns any lots within the development." S&A recognizes that it admitted 4 the questions presented in Defendants' brief. However, of greater import is question 5 of Defendants' Request for Admissions as follow3: As of the date of this First Request for Admissions, Plaintiff has no legal, equitable or other interest in or to any of the lots within the development. S&A answered that request for admission as follows: Denied. Paragraph B.5 of Defendants' Request for Admissions is a legal conclusion which no responsive pleading is required. However, Plaintiff specifically denies it no longer has "legal, equitable or other interest in or to any of the lots within the development: as Plaintiff is a lluccessor in interest to the original declarant of the restrictive covenants and maintains an equitable interest arising from the intention in the creation of such restrictive covenants as Plaintiff retains contractual rights pursuant to the Agreement of Sale existing between Defendant and Plaintiffs. The vital issue is not whether or not Plaintiff owns any lots within the development in question. Rather, the key question as to Count II of S&A's Complaint is whether or not S&A retains an interest in the development and whether it may enforce restrictive covenants as a declarant and common grantor in the development. S&A avers that it is the common grantor in the Golfview Development and that it is the declarant of the restrictive covenants in question, 5 which is clear on the face of the Declaration attached hereto as Exhibit "A.. A genuine issue as to a material fact exists in this matter, and therefore, aummary judgment cannot be granted to the Defendants.. B. ARE THE LEDVINAS ENTITLED TO SUMMARY JUDGMENT WHEN S&A, AS A MATTER OF LAW, DOES HAVE STANDING TO PROSECUTE THIS ACTION? As alluded to, the Defendants completely ignore the issue of S&A's ability to enforce the restrictive covenants as a declarant of those covenants and as the common grantor of the lots within Golfview. As a declarant and grantor, S&A has standing to prosecute the action. S&A's interest is substantial, direct and immediate. AIJ common grantor to the lots in the development, S&A desired to ensure a uniform scheme of development. In order to accomplish this task, S&A recorded a Declaration providing the aforementioned restrictive covenants. S&A, therefore, is a nromisee declarant with a substantial, direct and immediate interest in this action. Defendants rely on case law pertaining solely to ownership of acljacent or affected property. They totally ignore S&A's standing as a declarant. In the present l:ase, the real question is whether S&A as a promisee declarant has 6 standing to enforce the restrictive covenant. The case law in Pennsylvania clearly says yes. In a CaBe directly on point, the Pennsylvania Supreme Court cited Section 541 of the Restateme:'1t of Property ntitling declarants to enforce the restrictive covenants entered into with property owners as follows: Persons initially entitled to enforce the obligation of a promise respecting the use of land are the pl'Omiaee and such third persons aB are also beneficiaries of the promise. Mariner v. Rohanna. 371 Pa. 615, 618, 92 A2d 2l9, _ (l952); eSl AIm sLC. Grille. Inc. Liquor License Case, 181 Pa. Sup. Ct. 456, 124 A.2d 659 (l956) and Fev v. Swick. 308 Pa. Super. 311, 454 A,2d 551 (l982). In other words, the declarant is a party in interest and pursuant to Pennsylvania case law is entitled to enforce the restrictive covenants as the promisee of such covenants. Therefore, as a matter of law, S&A, does have standing to prosecute such an action against the Ledvinas and requ~st specific performance under the terms of the Agreement of Sale and Declaration incorporated therein. In their brief, the Ledvinas cite two CaBes in defense of their position that S&A lacks standing t:> bring this action under the Declaration. However, both 7 cases are inapposite in that they do not pertain to the atanding of declarant. The first case is patterson v. Tannenbaum. et al, 70 Pitt. L.J. 865 (1922). The Pattel'!lon case is clearly distinguishable from the present one. While the Allegheny Court of Common Pleas held that a vendor who held no property affected by the violation of the building restriction appearing in a deed had no standing, the C8Si! does not address the issue of a promisee declarant enforcing such a restriction pursuant to the terms of a recorded Declaration as is the issue before this Court. Furthermore, it is clear from the facts asserted in the Patterson case that the executor vendors were not, in fact, the promisee of the restriction. Rather, the neighbol'!l requested such restriction in an sgreement with the executors, making the neighbol'!l the promisees of the restriction. It was held by the Patt~l'!Ion court that, while the neighbol'!l could once have enforced the deed restriction, they were precluded by the doctrine of laches. The second case cited by Defendants is Youn~ v. Cerone, 338 Pa. Super. 280, _, 487 A.2d 965, 968 (1985). This case is also clearly distinguishable from the issue at hand. S&A readily admits that third party beneficiaries to a Declaration, i.e, adjacent lot owners, have a right to enforce a restrictive covenant. However, S&A'1l standing derives from its status as a promisee declarant. Therefore, the case law cited by Defendants is inapplicable and the motion for summary judgment must be denied. 8 IV.~ F0r the aforementioned reasons, Plaintiff, S&A Custom Built Homes, Inc., respectfully requests this Honorable Court to deny Defendants' Motion for Summary Judgment on Count II of PlaintiWa Complaint. Respectfully submitted, METTE, EVANS & WOODSIDE By: " I L-o(/ . IC ael D. Reed, Es ire Sup. Ct. 1.0. No. 35193 Daniel M. Campbell, Esquire Sup. Ct. 1.0. No. 72689 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 (717) 232-5000 Attorneys for Plaintiff, S&A Custom Built Homes, Inc. DATED: I certify that I am this day serving a copy of the foregoing document upon the persons and in the manner indicated below, which service satisfies the requirements of the Pennsylvania Rules of Civil Procedure, by depositing a copy of same in the United States Mail, Harrisburg, Pennsylvania, with first-class postage, prepaid, as follows: DeaD A Weidner, Esquire Wilt, Wenger & Weidner 508 North Second Street P. O. Box 845 Harrisburg, PA 17108-0845 By: MR' EVANS & WOODSIDE ( /~;vf. ~C~A Michael o. Reed, Esquif'e Sup. Ct. 1.0. No. 35193 Daniel M. Campbell. Esquire Sup. Ct. 1.0. No. 72689 3401 North Front Street P. O. Box 5950 Harrisburg, P A 17110-0950 (717) 232-5000 Attorneys for Plaintiff S & A Custom Built Homes, Inc. OA TEO: 50605.1 exhibit A ;,,,,,,.,.., ~,~..,", ,. '."'''@ Dter..RA.TtOIl "::,, .. . :: '" ~ ,,-: r._ '". - r.." ... t. '. ~ ! '; ~ t: .:; ,", C.i .. ~, I I . ~: r.- o. k' -~ r. _" -.0 c.:f"'.1 E :: !.~ .... :.' .. u ~ ALL KEN BY THISE PRESEHTS thlt & . A CUSTOM BUILT HOI'I!&, INC., I Pennsylvlnll corporltlon. hlvlnQ HI principII office It 1]1' South Allen Street, Stlte ColleQe. Pennsylvlnl. 16aOl, herelnlfter re!erred to II .Owne,.. belnQ the Owner a! Loti Ho. 1 to 1]. Ind 15 to 18 In I plln of lubdlvlllon known "' '.Ool/vlew,. which plln II rlcordld In Cumberllnd County Plln Book ". It PIQel 49. 55 Ind 65. Ind which II .Itulte In thl Township - of Hampden, County ot Cumbe[land, Cummonwealth of Pennsylvani.. Loti 03, ), 4, S, 6, 7, a, 11, 1~, 11, 1S. 16. 17, being the .,me pre.l.e. thlt WIlll.m T. Shllld.. JOlnnl E. Shield. Ind DouQlu II. Shields by dud dlted December ]0. usa. ucord..d In ~h. "fltc. 0' th- ......nr1.r nt D..I1, for C'umhttrllnd ('l'lInty t" ~..,1 Book ]]T, PIge 15S. 9rlnted .nd conveyed unto S , A Custom Built Home.. Inc.: Lot No.1 beln9 the .Im. preml... thlt Wlllllm T. Shields. JOlnn. E. Shields Ind DOU911. W. Shl.lds by deed dlted M.y ~6, 19S5, .nd rlcorded In the Of!lce of the Recorder a! Deeds for Cumberland County, in De.d look J13. PI;e 40S, granted In~ conveyed unto S . A Cu. tom Built Home.. Inc.: Lot No.9 beln9 the .Imo premllel thlt wlllllm T. Shield.. JOlnnl E. Shleldl Ind DOU9111 W. Shleldl by de.d dlted Octob.r IS. 1955. Ind recor6ed 1/1 the O!tlce o! the Recorder o! D.edl for Cumberllnrt County. III Deed Book Pll, PIge 1091, grlnted end conveyed unto S . A CUltonl Built Homo., Inc.: Ind Lot No. 10 belnQ the lime premise. th.t wlllllm T. Shield.. JOlnnl E. Shl.ld. Ind DouQlls w. Shield. by ~..d dlted MlY ~6, 1955, Ind recorded In the O!flce of the :iecorde, of D..d. to, Cumb.rllnd County, In Oeed Book J]]. PIge 416, grlnted and conveyed unto S & A Custom Built Homes, Inc.. ~og.ther with Trlcy D. Etter Ind Llndl R. Ett.r, husblnd Ind ;WI!e, owners o! Lot Ho. 14 by virtue of . d.ed dlted April ~1. A}95S. from wIllllm T. Shield., JOlnn. E. Shields Ind DouQlls W. cihlelds, which I. r.corded In the Office of the Recorder of DIed. "1n snd for Cumberllnd County In Deed Book H]] It P19' ~5S. whos' ~olnd., Is Ittlched hereto Ind made I p.rt he,eof, do hereby ~onstitute Ind establish a ca~en.nt ot restrictions Ind :Je.ervltlon. to which .11 and each of s.ld lot. .hall !rom this -cay be and remain SUbject to: . ... g ~ 1. Slnolo tsmllv 'es~. All lots ond Iny buildin9 to be erected thereon shall not be erected IS or for or used or occupied for Iny purpose or purpose. other.than residential purposes. Professional atfic.., studios or customary incidentll home occupations con1ucted within tho principal building on the p,emlses .,e pe'ml~ted by the person re.ldent thereof. Hot more thin one person, who is not a resident ot the premises. moy be employed regularly thereon. and not more than ~5\ 01 the totll floor Itea In any bulldlnQ m.y be devoted to such professional otfice or customary In:ldentll home BOOK 365 fACE 7lE . . occup.tion uaa. No dlapl.ya or ch.nga in tha t.c.da .b.ll indlc.ta tram tba a.tarlor th.t tba bulldln9 I. baing utill.ad In wbola or in part tor. any purpo.a othar th.n .. . raaidanti.l dwalling. 3. aaraa.!I and outbuilL1!no!l, The only building wblch .ay be ar.ctad on .ny lot .b.ll be . .ln91. t.mlly dwal1in9 unit with .tt.chad 9.r'9a. plua ana (1) .dditlonal outbuilding. Bullelln9 plan. .nel .pacltic.tlon. for .11 .tructura.. Incluelln9 loc.tln9 .tructura. on tba lot and alav.tlon .t bulldln9 .Ita. ab.ll be .ubmlttael to S . A Cu.tom Built Homea. Inc. for approv.l. who.. .pproval .h.ll not ba unra..on.bly witbhald. Pl.n. .nel .pacltic.tlons .h.ll ba In .uch dat.il. .nd ah.ll ahow .uch Intorm.tlon. .. ..Iel S . A Cuetom Built Ho.... Inc. .h.ll raquir... Tha .pproval at a.ld 8 . A Custom Built Homa.. Inc. to auch pl.n. .nel .pacific.tlon. sh.ll ba in wrltln9. 3. Oiman.inn. ant! enmDat: ibi 1 i tv. The aila an4 a.terior d..ivn at .11 buildin9. sh.ll be comp.tlbla with .nd In ka~pln9 with tha 9anar.l .ppe.r.nca .nel ch.r.cter at th. oth.r bullelin9s. a.istln9 or proposael. In tha aubellvl.lon. All elrlvaw.y. .h.ll ba h.rel .urt.cael with althar . m.c.el.m or concrete .urt.ca. All bullellnga must ba con.tructael u.in9 .uch m.tari.l. .nd in aucb a m.nnar .. to me.t .11 .pplic.bla minimum BOCA Code r.qulr.mant.. Tba grounel tloor .re. at .11 elwellln9 units .b.ll not be I... th.n 1.700 .qu.ra taet for. one..tory elwalllng .nel 1.000 .qu.ra t..t tor. two-Itory dwelling. ..clu.lv. at g.r.ga, covarael w.lk. .nd open porch... Tha hei9ht at .11 builelln9. .h.ll b. not mora tb.n two lull Itorla. .bova .traat lav.l. The m.in root at tb. dwalling unit .b.ll h.ve . pitch at not lal' tb.n tlva to l~ taet. 4. Consl:ruc:tion. Construction of the dwelling unit must commence within twelve (.12) months Ifter the d.te at elellvery of tbe eleeel to tbe lot owner or lot owner'. '9lnt .nel mu.t be compl.teel wltbln twelve (l~) months .tt.r th. el.te of commenc.ment of construction. Compl.tlon r.qulres tlnlsheel 9r.elln9 .nel saeelln9 to the property line .nd the Inst.ll.tlon at sldew.lk. .nd conformity to sp.cltlc.tlon. presunte~ by H.mpelan Township. 5. Outbullellna.. I!:.cept as speciflc.lly provided in P.r'9r.pb ~ h.r.ot. no outbulldln9. 9.r'9'. Ib.d. t.nt, trlller or temporary bullelln9 of any kind Iblll be eractad. constructed. permltteel or malntaineel prior to - ~ - 8001( 3G.'j tAGe 7?9 ; " .uch pr.mi..a or .xc.pt tho.. v.hlcl.. p.rk.d or b~.t. .tor.d in . prop.r 9.r.9. or behind prop.r .cr..ning. Th. u.. or out.id. .tor.g. of .nowmobll.. .nd mlnibik.. is prohiblt.d. 11. Radio and tel_vi_inn .nt.nn~s. No out,ide r.dio or t.l.vi.ion .nt.nn.. (including Ilt.lllt. dish.s) Ih.ll b. erscted In the .ubdivl.ion. unl... Ipprov.l of the ..me h.. be.n gr.nted by . m.jorlty or the lot own.r. in ..id .ubdlvl.ion. l~. Hul..nca. No noxlou.. unsightly or off.n.lv. .ctivity, including v.hicle r.plir., .hlll be conduct.d outdoor. on any lot or on the atr..tl, or .torm wlte' detention .r.... nor .h.ll .nythlng be permltt.d to b. done th.r.on which m.y b. or b.come . nul..nc. to the inh.bit.nt. of the .ubdivl.lon. 13. Ratuaa. All g.rb.g., rubbi.h, .nd tr..h i. to be pick.d up by .n .pprov.d commerci.l .nt.rpri... No 9.rb.ge. r.fu.e. rubbi.h. or cuttin9. ahall be deposit.d in any .torm wlter detention ar.a, lot, str..t or .idew.lk, exc.pt .. m.y be n.c....ry for .uch pickup. Cont.iner. provid.d by lot own.r. .h.ll not be pl.ced on any atr..t, aid.walk, parking at.., or Itorm water d.t.ntion .r.. .xc.pt wh.n n.c....ry for coll.ction .nd .h.ll r.gul.rly b. k.pt In . loc.tion on the lot which i. unobtru.lv. to view from .ny oth.r portion at l.nd In the .ubdivislon, 14. Ne.~ .DD..ranc.. All Iota ahall be maintained in . ne.t .pp..rin9 m.nn.r. includln9. but not llmit.d to periodic mowing. All lot. .h.ll be k.pt tree .nd cle.r of w.ed. .t .11 time.. Ev.ry .xt.rior w.ll of .very building .hall be m.lntain.d free at hol.a. br.ak., loose or rotting boards or sills. All .xt.rlor .urf.c. mlt.rial must be palnt.d in accord.nc. with acceptable Itlndards, and all aiding materill. mUlt be kept in good r.palr. All structur.s must b. complet.ly fini.h.d (aluminum sidln9, brick or finished lumber with no .xpol.d clnd.r block.). All building. .hall b. maintain.d in .tructurally sound and good r.pair. 15. lntystotion. All buildings .hall be kept fr.e from ins.ct and rod.nt inf.station. and wh.r. ins.ct. or rod.nt. ar. found, th.y .hall b. promptly ext.rmin.ted by .cc.ptable proc....a whiCh will not b. Injurlou. to human h.alth. After ext.rmlnation, proper pr.caution. .ha11 b. tak.n to pr.vent r.lnf..tation. - 4 - ! 80:JX 3G.'j lAtE 731 . . 16. Outdoor llahtlna. Outdoor lighting .nd 'load lighting Ih.ll be dlffuled or Ihlelded In .uch . m.nner al not to creat. .ny haalrdou. c~ndltlon for pa..lng vehicullr trlttlc. nor to con.tltut. a nui.,nce to parlonl re.lding In the lubdlvl.lon. Lighting .h.ll not e~ceed the h.lght of the dwelling to which It I. .ppurten.nt. nor .hlll lighting be directed tow.rd .ny neighboring property. nor Ihlll Iny luch llghtlhg be of luch tnt.naity .. to constitute In annoyance to other per.onl In the 'ubdivl.lon. 17. ~ftlorc.m.nt. Inforc.~nt of th... reltrictlon. and re.arv.tlon. .hall be by proceeding .t l.w or In equity .g.ln." .ny per.on or per.onl viol.ting or .ttempting to viol.te .ny co.an.nt either to reotr.ln violltion or to reco..r dlmlg.. Ind .h.ll be .nforce.bl. by the Owner or to the ownero of .ny lot bound by the.. provllionl. " w.ll .. by e,ch of their re.pecti.. l.g.l repre.ent.tl.... heir.. .nd ..llgn.. r.llure of the ONner or any ot ..14 lot owner. to enlorc.. or to reltraln the br..ch of .ny provl.lon herein. .h.ll In no wi.. be d..med . waiver of the eight to do 10, or I. . wliver of such covenant. Owner, it. lucc...or. and .1.lgn. .h.ll not be reoponllble. either per.onllly or .1 . tlduci.ry. for the d.f.ult of .ny lot owner nor obliged to enforce compll.nce with .ny provl.lon herein. In the .vent of d.flult of suCh lot owner. " 18. Zonino and Or~in.nc... In the avant any r.qulrement of the PI Inning .nd Zoning Code of H.mpden Town.hip, Cumberland County, Pennsylvanil, .ace.d. the condltionl .nd r..trlction. herein lel forth. the conditions and r..trlctionl of the .fore..ld Code .h.ll then pre.,il .nd be contrOlling and enforce.ble. 19. Aoolic.bllltv. The foregoing re.trlctlonl .nd condition. .h.ll not be .pplic.bl. to .ny other l.nd. of Own.r. ~O. Cnv.n.n~~ run wi~h th. land. Thes. covenanta .re to run with the l.nd .nd ah.ll b. binding on .11 p.rtl.s .nd III persons claiming under thlm for. period of fltty (SOl yelra from the dot. th.se covlnant. .re recorded, atter which time ..ld covenants shall be automatically est.nded for successive periOds of ten (10) ye.ra unl.a. .n In.trument slgnld by a majority of thl thin owners of the lot. hI. been recordld. agrlling to chang. .ald covin ant. In whole or In part. - S - BO:lX 3G5 MtL 732 ; U. SlVina Clou... The inYlli41tian at Iny nne ot the foregoing restrictions or con4itions by I court shsll in no VIY sttect sny ot the other provisions herein vhich shill be In4 remoln In tull torce sn4 eHect, IN WITNESS WHEREOF. the soi4 corporstlon. S , A CUSTOM . BUILT HOMES. INC.. hss csuse4 thil instrument to be e.ecute4 by its President. ond duly otteste4 by Its Secretory. Ind its - corporate ul1 sHlnd thereto this lC'" 40y of T...... un. ~TTI!S~ . 'f;;: i ,___ t r-fr 1.,,-,\ Slcretary (SIAL) & , A CUSTOM aUILT HOMES. IHC, .........\\Ofll........ 'J, ....< "" -' .., ...._..., ~, 1"-v~ll1,",'-",,, .;r:' ...~... ~"l Pr..lc1ent, l~..""'!c.." '.;~l,l" ," .'r:. .' ',. : ....~..,_.'!;.;.!,. " - ....... '.', . "............,....-. '.,' -.' ...,:......... ; :. ~..:"..~..:~....:.... BY: .) BOOK 365 tALr 733 ; COMi'IOIIWEALTH or PINNSYLVAIlIA COUNTY or Tv "i ...1-.. ) ) ) ss: On the .;/;} dlY of ~ . n.r:,. befon .... I Notlry Public. the underli9ned officer. per.onllly Ippelred oDON I. HAUBIRT. who Icknowledged himlelf to be the Chief laecutiye Officer of 6' A CUSTOM aUILT HOKES. INC.. I . corporltion. Ind thlt he "' .uch Chief laecutiye Officer. bein9 luthori.ed to do '0. eaecuted the fore90in9 Decllretion for the purpo.e. therein cont.ined by .i9nin9 the n.me of the corpor.tion by him.elf .. Chief laecutiye Officer. IN WITHI88 NKIRlor. I hereunto .et ~ hind Ind oHichl ...1. (SEAL) ~-1~ ':I! ,l;,.u.}Ji.~ -,0 J ~""< i ~,.." 1IlII~ . Notary Pubi c. ,"'" .... ..;;.,:.......... . ",' .."" ..... \ . .~.,.,..\.... COllllliuion lapirw~"" 0 0"": ",' '" .- '::~u..rj\.' ,~ ." -.; "",:.."'::i'~, R.::;cro~L U..~;ll;':"f.':"f'" .......,. ~. t.l.I.':l..tl~!":'..l"" ;..".:, .:; _~ --:", '.' .... ~. ll..C"~.IL',,,,,".r':.....,..:, ';'~'''f;:A'._. ".,. ',,' ,,- . .....,. , ", ".,:::.\ . ....." "t~., .""~",,,,,'.~Cl ,..........._1 My BOOK 3G5 PAtE 734 . . .10tMD2R The underal9ned. beln9 the ownera of ~ot 14 In the aubdiviaion known as "Golfvlew," the Plan fot whieh ia reeordcd in CulllbethneS County Phn Book 55, Po9" 49, 55 and 68. eSo 'bereby join in .neS eon.ent to the impoaition of the fore90in9 reattietion. eneS re.erv.tiona on a.id Lot. I. WITNISS WHEREOF, b'!J.by, w. I.t OUt baneS. aneS In.,. aneS int.neSin9 to be 1~9ally ..ala tbia~ay of~C /...f.....~.!1 /'/1 (. Tuey If. It tel bound 'y" . .1./ '-11 ,'.",& 7\..~ (/i.' "Linda Il. Etter SWORN TO AND SUBSCRIIID befot. ... thla ;.;; Gay of C.--.. . aN, '.~' 4 ,,:. "/ "I ~'t.~~. ~ ,:-/1.UJ.I . ;.4 L;;a~t..y Publle ~""'\ ....... : ..' .......My cOl1lii a.ion I"pi..", :.~::/'(~~ / ~..::.>:~~~/.:~.-:..~-" ! ';,~.:.. " f.' . .. . n _~.J . ~ . '. ..:.~.'.,.;.'. :':.:...~~~..:.:.:. '.~~'.' .. ....' ~. ..' ".., .........1\1\1. ""',\0 ~ ~.:a.j eoox 365 rAtE 735 ...~~ ... In, OfllC6 tor the rtCO"jln~ 01 L :- ;:.." .,n in!; to' Cumberland CoU"lV. PI. "ptMdI. BOO~ VOl-=::: Pa9a-2.i:8 WI1"8~and and 'Inl \~~~ ~ C"IISI..pa.~~d~;_~~ -... .- -.... _..- ... . ::'" ~";.f'. ; Exhibit B B.5. Denied. Paragraph B.5. of Defendants' Request for Admissions is a legal conclusion to which no responsive pleading is required. However, Plaintiff speclfically denies that It no longer has "legal, equitable or other interest In or to any of the iots within the Development," as Plaintiff is a successor In interest to the original declarant of the restrictive covenants and maintains an equitabl$ Interest arising from the Intention in the creation of such restrictive cove!'lants and as Plaintiff retains contractural rights pursuant to the Agreement of Sale existing between Defendant and Plaintiffs. B.6. Denied. Defendants are subject to any and all restrictions provided In the Declaration, Deed, and Agreement of Sale existing between Plaintiff and Defendants. By: Respectfully submitted, METTE, EVANS & WOODSID , '//' //1 i I/l-f!~/ Michael D. Reed, Esquire Sup. Ct.I.D. No. 35193 Daniel M. Campbell, Esquire Sup. Ct. 1.0. No. 72689 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 (717) 232-5000 DATED: August 15, 1995 Attomeys for Plaintiff, S & A Custom Built Homes, Inc. ~ I, Michael D. Reed, do hereby verify that I am counsel (or Plaintiff, S " A Cuatom Built Homel, Inc. and tltat, in that capacity, I am familiar with the factual matten let forth in the (oregoing document and do hereby verify that the facta set forth therein are true and correct to the beat o( my knowledge, information and belief. This verification is made lubject to the provisions of 18 Pa. C.S.A. 14904, relating to unswom falsification to authorities. DATE: $' , I >d~Lf 6~ Michael D. Reed t S , A CUSTOM BUILT HOMES, INC. , plaintitf IN THE COURT OF COMMON PLEAS : CUMBERI~D COUNTY, PENNSYLVANIA No. 94-5574 Equity Term v. I . . J. K. LEDVINA and SUELLEN W. LEDVINA, Detendants CIVIL ACTION : ,q~QUITY . . NOTICE YOU HAVP; BEEN SUED IN COURT. It you wish to de tend against the claims set forth in the following pages, you must take action within twenty (20) days after this Complaint is served, by entering a written appearance personally or by attorney and tiling in writing with the Court your de tenses or objections to the claims set forth against you. You are warned that, if you fail to do so, the case may proceed without you and a judgment may be (mtered against you by the Court without further notice for any money claimed in the document or for any other claim or relief requested by the Plaintiff. You may lose money or property or other rights important to you. YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP. As provided by pennsylvania Rules of civil Procedure No. 1018.1, the following officer is designated to be named in the Notice to Detend in order to find out where legal help can be obtained. Court Administrator Fourth Floor Cumberland County Courthouse High and Hanover Streets Carlisle, PA 17013 (717) 240-6200 " . S , A CUSTOM BUILT HOMES, INC. , Plaintirr IN THE COURT or COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA No. 94-5574 Equity Term v. J. K. LEDVINA and SUELLEN W. LEDVINA, Defendants CIVIL ACTION EQUITY ANS"SR TO COMPLAIN'l'. Nn MATTBR lUlD COUN'l'BRCLAIK Defendants, Jay K. Ledvina and Suellen W. Ledvina, by their attorneys, Wix, Wenger & Weidner., make the following Answer to the Plaintifr's Complaint. 1. Admitted. 2. Admitted in part and denied in part. All averments or Paragraph 2 are admitted except that the Derendant is Suellen W. Ledvina. 3. Admitted in part and denied in part. It is admitted that S & A was active in the development of Golfview. On information and belief, the Ledvinas deny that S , A has any continuing role, involvement or interest in Golfview, all of its properties therein having been sold. Further, Ledvinas aver that S & A's role as developer was limited in time, since certain propertie. in Golfview were admittedly sold prior to S & A's involvement. 4. Admitted in part and denied in part. Ledvinas admit that the Declaration was recorded by S & A as set forth in Paragraph 4. Ledvina1 are without knowledge as to whether the Declaration was recorded "at the time of conveyance of the first lot to be sold by 5 & A" and proof thereof is demanded. Denied as stated. The first 16 paragraphs of the Declaration, a copy of which is attached to this Answer as Exhibit A, incorporated herein by reference, set forth certain restrictions applicable to the ownership and use of properties in Golfview. Those paragraphs, in general, prohibit certain uses which might otherwise be permitted under applicabie zoning ordinances and require that only residential use may be made of the lots in Golfview. They do not, however, create or evidence "common and uniform design and plan" for Golfview. Indeed, an inspection of the Golfview development will reveal a varied, almost eclectic, group of homes which, other than being devoted to residential use, do not have any common design or theme. Admitted in part and denied in part. It is admittea that 5 & A secured th~ joinder in the Declaration by the owners of Lot No. 14. For the reasons set forth in Paragraph 5, it is denied that there is a "common and 5. 6. - 2 - 7. uniform design "nd plan" for all of the lote in Goltview. Denied as stated. Insofar as S , A alleges a "common and uniform design and plan for a single family residential development in GOlfview", the answer to Paragraph 5 is incorporated herein by reference. The purported summary of the use restrictions set forth in Paragraph 7 is a biased distortion of the actual restrictions set forth in the Declaration. In particular, nowhere in the actual restrictions does the headinc;' "Restriction No. . . ." appear, which the Complaint sets forth on eight different occasions. Furthermore, the Complaint purports to summarize the restrictions whereas the terms of the restrictions, set forth on Exhibit A to this Answer, New Matter and Counterclaim, speak for themselves. In particular, Paragraph 7g. recites that "8 & A . . . may enforce the restrictions at law or in equity". As previously averred, on information and belief, 8 & A has sold all of its interest in and to the Golfview Development and as such, its successors and assigns, and not 8 & A, would be the only parties having an interest in enforcing the restrictions. Admitted. Admitted. 8. 9. - 3 - 10. Denied as stated. The language of paragraph 12 of the sales agreement (Exhibit B to the Complaint) speaks for itself, and S & A's summary thereof is incomplete. 11. Admitted. 12. Admitted in part and denied in part. All averments of Paragraph 12 are admitted, except that the deed to the Ledvinas is recorded in Deed Book I, Volume 35, Page 471. 13. Denied. S & A's agents and, on information and belief, at least one of its officers were specifically advised that the Ledvinas intended to acquire the lot as an addition to their existing 902 willcliff Drive property. By virtue of its agents knowledge, and that of its officers, S & A was fully apprised of Ledvinas said intention, and S & A's real estate agent never advised Ledvinas that they were required to commence construction of a dwelling house on the property within one year. 14. Admitted in part and denied in part. As settlement on the Property was concluding, the President of S & A was contacted by telephone for reasons concerning a proposed escrow arrangement. After acrimonious negotiations concerning the escrow required by the Ledvinas, S & A's president, for the first time in the entire transaction, stated words to the effect that S & A "may" require enforcement of the covenant to - 4 - conscruct within one year; but, since a , A was aware of Ledvinas intent to add the lot to their existing propert.y, and since S , A did not wish to lose the sale, there waG no representation, direction or statement communicated at the closing that S , A would, in fact, enforce the covenant. 15. Admitted in part and denied in part. It is admitted that at closing on October 1, 1991, with knowledge of the existence of the Declaration, the Lodvinas paid the purchase price of $37,000.00 for the Property and accepted delivery of the deed. It is denied that Ledvinas ever understood that the "meaning and intent" was the interpretation which has subsequently been made on two occasions by S , A (namely, that Ledvinas could not either allow the Property to remain vacant as an addition to their existing yard or that they could not extend their existing home onto the Property and thereby satisfy the terms of the Declaration> . 16. Admitted, except that Ledvinas submitted not only site plans, but also floor plans and elevations of the proposed addition to their single family home. 17. Denied. The Ledvinas submission of August 18, 1992 was never rejected by S & A. Indeed, the Ledvinas subsequently submitted extensive and detailed plans in the fall of 1992, to which S & A never made a response. Subsequently, in July of 1993, the Ledvinas again - 5 - submitted plans showing an extension of their Willcliff Drive single family home onto Lot No. 7 in Golfview. At that time, by letter dated August 10, 1993, S , A, through its counsel, improperly and unlawfully rejected the Ledvinas third submission. 18. Admitted. It is a~itted that the Ledvinas submitted a plan for the construction of an architecturally attractive storage shed, with landscape bUffer.ing, on the rear corner of the Property (away from the street). 19. Admitted in part and denied in part. It is admitted that Ledvinas' plan for a storage shed was rejected by S 'A. It is denied that the reasons were as set forth in Paragraph 19 of the Complaint. To the contrary, the reason given by S , A (most closely approximating that set forth in Paragraph 19) was the following: "as a further basis for that rejection, the terms of the restrictive covenant in the deed only permits storage buildings where they are in addition to a single family residence on the lot." (emphasis added). Given the fact that S , A wrongfully failed to act for one year, and then rejected a second set of plans submitted by the Ledvinas to extend their existing home onto the Property, S , A's assertion that there was no single family home on the Property is evidence only that S , A wrongfully created a condition which the Ledvinas were - 6 - unable to satisfy in order to justify this further rejection. 20. Denied. The Ledvinas have submitted several sets of plans for the ccnstruction of a single family dwelling on the Property (by extending their Willcliff Drive property onto it). It is only the wrongful rejection by S , A, having induced the Ledvinas to enter into their contract, that has resulted in the failure to construct within the time period prescribed by the Declaration. COUNT I - RESCISSION 21. The answers in Paragraphs 1 - 20 of this Answer are incorporated herein by reference. 22. Admitted in part and denied in part. It is admitted that the terms of the Declaration were disclosed prior to closing on the property. However, the Ledvinas had clearly expressed to S , A's agents, prior to and at the closing their intention to add the Property to their Willcliff Drive property as yard, without any current plans to construct on it, and S , A was aware of these facts. It was not until the closing was substantially completed that S , A's president indicated, by telephone, that he "may" seek enforcement " of the restrictions, but even that qualification, by its express limitations, was calculated and intended to induce the Ledvinas to complete the sale. - 7 - 23. Denied. For reasons set forth in Paragraph 5, there is no "common plan and scheme ot the Golfview Development intended by the owner and developer, S , A" as alleged in Paragraph 23 of the Complaint. Furthermore, it there were such a scheme, the Ledvinas maintenance ot the Property on Lot No. 7 as yard and open space is completely consistent with the ownership and use ot the other lots in Goltview by the residences thereot. 24. Denied. Ledvinas counsel has no power or authority to "assent" to anything tor the Ledvinas. Furthermore, neither prior to the closing nor at the closing was there an "explicit expression" of the meaning of Restriction No.4, nor did S , A state its intent to entorce that covenant, the terms of such discussions being more fully set forth in Paragraphs 14 and 22 of the Answer. To the contrary, S , A, by its actions, induced the Ledvlnas to purchase the property with the understanding that they could add it to their existing property and would have no obligation to construct on it. 25. Denied. The terms of the sales agreement merged into the deed (since there was no provision that the sales agreement or any of its terms would survive settlement), and the deed to the Ledvinas did not even indicate that it was under and subject to the existing building restrictions. Therefore, Ledvinas were not - 8 - obligated to S , A to observe the provisions ot paragraph 4 ot the Declaration. Nevertheless, on at least three occasions the Ledvinas did submit plans for the construction ot a Jingle tamily dwelling on Lot No. 7, Golfview, by virtue of extending their exlsting home onto the Property, which plans were improperly denied by S , A. 26. Denied. For the reasons set f~rth in Paragraphs 14, 22 and 24, it is the Ledvinas who were fraudulently induced to enter into the contract, and to close, not S , A. 27. Denied. S, A knew ot the Ledvinas intent trom the inception of the transaction. WHEREFORE, the Defendants pray that the Complaint be dismissed. COUNT II - 8PECI~IC PBR~ORKANCB 28. The answers to Paragraphs 1 - 27 are incorporated herein by reference. 29. Paragraph 29 states a conclusion of law as to which no response is required. To the extent that a response i. required, the Ledvinas deny that S , A has suffered any damages, and that S & A has any further interest in Golfview for which S & A is legally entitl6d to recover damages. 30. Paragraph 30 states a conclusion of law as to which no response is required. To the extent that a response i. - 9 - required, then it is S , A's wrongtul tailure to approve the Ledvinas plans which has precluded their compliance with Paragraph 4 of the Declaration and S , A i. there tore estopped trom asserting Ledvinas non- compliance. 31. Paragraph 31 states a conclusion of law as to which no response is required. WHEREFORE, the Defendants pray that the Complaint be dismissed. IfB1f MATTIJl 32. S , A, through its duly authorized agents, solicited the Ledvinas to purchase the Property. At the time ot the initial discussions, and subsequently when the sales agreement was signed, and at all times relevant to this transaction, the Ledvinas made known their desire and intent to utilize the Property as an addition to their existing Willclitt Drive property. 33. As a consequence of those discussions, S , A and its president had both actual and cor.structive knowledge ot the Ledvinas intent. 34. It was not until being pressed tor an unwanted escrow arrangement at the closlng, more than three months atter the salee agreement was signed by S , A (with knowledge ot the Ledvinas intent) that the president ot S , A, by telephone, suggested that he "may" entorce the restriction requiring construction within one year. - 10 - No mention was made at that time that an extension ot the Ledvinas existing home onto the Property would not satisty the restriction, and Ledvinas tendered performance within said one year period. 35. The atoresaid phrasing ot the statement by S , A's president, which was the only suggestion that S , A might not waive the provisions of Paragraph 4 of the Declaration, knowing of Ledvinas intention, was intended to induce the sale; S, A's president calculated that such last minute statement would not cause the Ledvinas to abort the closing, which had been substantially completed at that time. 36. Since owning the Property, the Ledvinas have improved the Property through the addition of landscaping, grass, fencing and other amenities at a significant cost. 37. On three separate occasions, the Ledvinas submitted to S , A comprehensive plans for extending their existing home onto the Property. All such plans would have constituted the "construction of a single family dwelling" on the property and would therefore have permitted Ledvinas to be in compliance with Paragraph 4 of the Declaration. 38. The actions of S & A in contracting with the Ledvinas to purchase the Property knowing the Ledvinas initial intent (to add the Property to their existing Willcliff - 11 - 39. Drive property) and subsequently refusing plans to permit an extension of their existing Willcliff Drive residence onto the Property, which would have satisfied the provisions of the Declaration, constitute wrongful conduct by S 'A. Such wrongful conduct constitutes "unclean hands", precluding S , A from utilizing a court of equity to seek enforcement of the Declaration. The provisions of the sales agreement merged into the deed. The deed does not recite that the Property is under and subject to restrictions of record, and S , A has warranted title, free of those restrictions, to the Ledvinas. Therefore, S , A is estopped from attempting to enforce the provisions of the Declaration against the Ledvinas. S & A's efforts to enforce an alleged violation of the restrictions against the Ledvinas, who have attempted to comply with them, while not enforcing blatant violations of other restrictions, constitutes discriminatory enforcement. Such failure constitutee unclean hands, precluding S , A from utilizing a court of equity to enforce the Declaration. Such conduct also violates the Ledvinas rights to equal protection guaranteed by the 14th Amendment to the United states Constitution and parallel provisions of the Constitution of Pennsylvania. 40. - 12 - l' 41. The fact that S , A waited until all of the lots in Golfview were sold, ann until S & A had completed devalopment of GOlfview, to file the present leqal action to enforce the restriction, demonstrates that S & A has no actual damages from the alleqed failure of Ledvinas to comply with the Declaration. To the contrary, the Property has become more valuable, as a buildinq lot, and S & A's present attempts to rescind the sale are simply a transparent effort to deprive Ledvinas of the appreciation and the value of their Property occasioned by the improvements made to it and the successful completion of the remaininq phases of Golfview. 42. S & A is barred by the doctrine of laches from enforcinq the provisions of the Declaration aqainst Ledvinas. 43. S & A has waived its riqhts to enforce the provisions of the Declaration aqainst Ledvinas. 44. The provisions of the Declaration are too vague and indefinite to be capable of specific performance. Therefore, the remedy of specific performance is not available. 45. The purported duration of the covenants of the Declaration, beinq 50 years, with an automatic renewal for 50 years thereafter, is too lonq to be legally - 13 - entorceable. Therefore, the covenants are illegal and unenforceable. WHEREFORE, Ledvinas pray that the Complaint be dismissed. COUHTBRCLAIM 46. The provisions ot Paragraph 32 - 41 are incorporated herein by reterence. 47. By virtue of specifically warranting title to the Property (without reciting that title was under and subject to the Declaration), S & A is liable to the Ledvina's for any reliet granted by the Court. 48. The wrongful tailure ot S & A to approve any ot Ledvinas three submissions proposing to extend their existing home onto the Property resulted in expense and delay to the Ledvinas, particularly the delay in being able to construct that addition. Ultimately, S & A's wrongful conduct has resulted in increased costs to the Ledvinas, due to increased building costs and increased interest rates; Ledvinas atoresaid damages are in excess of $40,000.00. 49. As a direct consequence of S & A's fraudulent inducement of the Ledvinas to enter into the agreements, and subsequent wrongful refusal to approve the extension of the Ledvinas home and other buildings on the Property, S & A has clouded title to the Property, thereby reducing the value of Lot No.7. The - 14 - cloud on title has caused substantial damages to the Ledvinas, for which S , A is liable. 50. S , A has breached its warranties of title to the Ledvinas, and is liable for all damages, including diminution in the value of the lot, suttered by the Ledvinas as a consequence thereof. WHEREFORE, Ledvinas pray for a judgment relieving the Property trom compliance with the provisions ot Paragraph 4 ot the Declaration, and awarding the Ledvinas a judgment against s , A in a sum exceeding $25,000.00, together with interest, attorneys fees and costs, and such other and further reliet from the Declaration as the Court may deem equitable under the circumstances. Respectfully submitted, WIX, By: Dean A. We dner, Esqu re Identification No. 6363 508 North Second street Post Office Box 845 Harrisburg, PA 17108-0845 (717) 234-4182 DATE: November 9, 1994 - 15 - YliRIFICATION I, Jay K. Ledvina, a Defendant in the foregoing pleading, have read the foregoing pleading and hereby affirm and verify that it is true and correct to the best of my personal knowledge, intormation and belief. I verify that all of the statements made in the toregoing are true and correct and that false statements made therein may subject me to the penalties of 18 Pa.C.S.A. Section 4904, relating to unsworn falsification to authorities. . DATE: :1 __..._______.._.._._.. _ .___ 4 __._ .. .'_' '.. .. .... .. . . DI!CI.APATION l'::) W . - .. ;:",c.. ,,-n~ Q I.o..l ~_ 'to.I~ ..: ... " _...0 ~ou <.JtC'~ . w-. Ol-.-.{ LU': ~ O'-'~ a: .,) W ci....' ~ 0"": -'. W ::J '" U KNOW ALL KEN BY THI!SE PRESENTS that S , A CUSTOM BUILT HOMES, IHC., a pennsylvania corporation, having its principal office at l31~ South Allen Street, State College, Pennsylvania 16801, hereinafter referred to as "Owner,. being the Owner of Lots Ho. 1 to 13, and 15 to 18 in a plan of subdivision known as "Golfview,. which plan is recorded in Cumberland County Plan Dook 5~, at Pages 49, 55 and 68, and which is situate in the Township of Hampden, County of Cumberland, Comnlonwealth of Pennsylvania, Lots 2, 3, 4. 5, 6, 7, 8, 11, 12, 13, 15, 16, 17, being the same premises that William T. Shields, J~anna E. Shields and Douglas w. Shields by deed dated December 30, 1908, recorded in the Office of the Recorder of Deeds for Cumberland County In Deed Book 33T, Page 188, granted and conveyed unto 5 ~ A Custom Dullt Homes, Inc.; Lot No.1 being the same premises that William T. Shields, Joanna E. Shields and Douglas W. Shields by deed dated May 26, 1980, and recorded In the Office of the Recorder of Deeds for Cumberland County, In Deed Book J33, Page 405, granted and conveyed unto S ~ A Custom Built Homes, Inc.; Lot 110. ? being the uamd premises that William T. Shields, Joanna E. Shldlds and Donglas W. Shields by deed dated October 18, 1908. and recorded .in the Office of the Recorder of Deeds Cor Cumberlalld County, In Deed Book P33, Page 1091, granted and conveyed unto S ~ A Cllstom Built Homes, Inc.; and Lot No. 10 being the same premises that William T. Shields, Joanna E. Shleids and Douglas W. Shields by deed dated May 26. 1908, and recorded in the Oflice of the ~f!corder of Deeds for Cumber land County. in Deed B~ok J)3. Page 416, granted and conveyed unto S ~ A Custom Built Homes, Inc., ~ogether with Tracy C. Etter and Linda K. Etter, husband and ~ile, owners of'Lot No. 14 by virtue of a deed dated April 21, "i988, lrom William T. Shields, Joanna E. Shields and Douglas W. c&hlelds, which is recorded In the Office of the Recorder of Deeds "III amI for Cumberland County in Deed Book H33 at Page 208. whose ~oinder is attached hereto and made a part hereof, do hereby ~onstltute and establish a covenant of restrictions and gJeservations to which all and each of said lots shall from this -day be and remain subject to: 1. S1ngJ~L~mtlY. residence~. All lots and any building to be erected thereon shall not be erected as or for or used or occupied for any purpose or purposes other than residential purposes. Professional offices, studios or customary incidental home occupations conducted within the principal huilding on the premises are permitted by the person resident thereof. lIot more than one person, who is not a resident of the premises. may be employed regularly thereon, and not more than 25\ ot the total floor area In ~ny building may be devoted to such professional office or customary incidental home 800K 36.'3 P,\CE n E ._._.___ __-EXHIBIT "A" \ occupati~n use. No displays or change in the facade shall indicate from the exterior that the building is being utilized in whole or in part for any purpose other than as a residential dwelling. 2. (jmqe~mLQlLlbul.ldj.ng:i. The only building which may be erected on any lot shall be a single family dwelling unit with attached garage, plus one (1) additional outbuilding. Building plans and specifications for all structures, including locating structures on the lot and elevation at building site, shall be submitted to 5 , A Custom Built Homes, Inc. for approval, whose approval shall not be unreasonably withheld. Plans and specifications shall be in such detail, and shall show such information, as said 5 , A Custom Built Homes, Inc. shall require. The approval of said 5 , A Custom Built Homes, Inc. to such plans and specifications shall be in writing. J. Dimensions and compatibility. The size and exterior design of all buildings shall be compatible with and in keeping with the general appearance and character of the other buildings, existing or proposed, in the subdivision. All driveways shall be hard surfaced with either a macadam or concrete surface. All buildings must be constructed using such materials and in such a manner as to meet all applicable minimum DOCA Code requirements. The ground floor area of all dwelling units shall not be less than 1,700 square feet for a one-story dwelling and 1,000 square feet for a two-story dwelling, exclusive of garage, covered walks and open porches. The height of all buildings shall be not more than two full stories above street level. The main root of the dwelling unit shall have a pitch of not less than five to 12 feet. 4. CQn~t~~Qn. Construction of the dwelling unit must commence within twelve (i2) months after the date of delivery of the deed to the lot owner or lot owner's agent and must be completed within twelvp (12) months after the date of commencement of construction. Completion requires finished grading and seeding to the property line and the installation of sidewalks and conformity to specifications presented by Hampden Township. 5. Outbuildin~s. Except as specifically provided in Paragraph 2 hereof, no outbuilding, garage, shed, tent, trailer or temporary building of any kind shall be erected, constructed, permitted or maintained prior to - 2 - eOOK 3G5 f~C( i2f) --.---...- ..-..... -..-.. ,.- the commencement ot erection ot e dwelling unit, end no outbul1cHnq, guage, shed, tent, trailer, basement. or temporary building shall be used tor perman~nt or temporary residential purposes; provided, however, that this paragraph shall not be deemed or construed to prevent the use ot a temporary construction shed during the period ot actual construction ot any structure on the property. nor the use of. adequate sanitary toilet tacilities tor workmen which shall be provided during such construction. NO tank tor storage ot ten (10) gallons or more ot gas or other combustible liquids may be maintained on any lot. 6. ~~QCA-Jnd oets. No animals. livestock, or poultry at any kind shall be raised. bred, or kept in Iny building or on Iny lot, except that dogs. cats, Ind other domesticated household pets may be kept. provided that they Ire not ~ept, bred, or mlintained tor Iny commercill purpose and provided that not more than tour (4) pets in the Iggregate may be kept on any lot. 7. S~. No sign of any kind shull be displayed to the public view on any lot or improvement thereon except a one tamily name sign of not more than 144 square inches. or on" temporary sign of not more than 6 square teet advertising the property for sale or rent. No such sign shall be illuminated. a. ClotheslinES. Clotheslines or drying lines shall be S0 located as not to be visible trom the street serving the lot. 9. ~nces and hedaes. Walls and fences may be erected and hedges grown. but shall be no higher than 4 teet from the street to the building line and 6 feet trom the building line to the rear property line. All fences must be In conformity wit~ applicable zoning ordinances of Hawpden Township. 10. Truck~. trail@r~ and r@crea~ional v@hicles. NO commercial or other nonpassenger vehicle ot any type and no unlicensed ar nonoperational motor vehicles of any type shall be permitted to remain overnight on any storm water detention area or any lot within the subdivision. other than as may be used in the construction of any residential dwelling within the subdivision. No recreational vehicles. trailers or bOlt of a size larger than a station wagon automobile may be parked on any part of any lot, except those vehicles temporarily on such premises for purposes of servicing - 3 - BOOK 36.1 tACe 730 such premises or elcept those vehicles parked or boats stored in a proper garage or behind proper screening. The use or outside storage oC snowmobiles and minibikes is prohibited. 11. Radin an~levision ant~nn~. Ho outsido radio oe television antennas (Including satellite dishes) shall be erected in the subdivision, unless approval of the same has been granted by a majority of th* lot owners in said subdivision. 12. Nui'jn~a. No noxious, unsightly or offensive activity, Including vehicle repairs, shall be conducted outdoors on any lot or on the streets, or storm water detention areas, nor shall anything be permitt~d to be done thereon which may be or become a nuisance to the inhabitants of th~ subdivision. U. B.d..lI~a. All garbage, rubbish, and trash is to be picked up by an approved commercial enterprise. Ho garbage. refuse, rubbish, or cuttings shall be deposited in any storm water detention area, lot, street or sidewalk, except as may be necessary for such piCkUp. Contllners provided by lot owners shall not be piaced on any atreet. sidewalk, parking area, or storm water detention area elcept when necessary for collection and shall regularly be kept In a location on the lot which is unobtrusive to view from any other portion of land in the subdivision. 14. ~eat aDDelrance. All lots shall be maintained in a neat appearing manner. including, but not limited to periOdiC mowing. All lots shall be kept Cree and ciear of weeds at all times. Every elterior wail of every building shail be maintained free of holes, breaks, loose or rotting boards or sills. All exterior surface material must be painted in accordance with acceptable standards, and all siding materials must be kept in good repair. All structures must be completely finished (aluminum siding, brick or finished lumber with no exposed cinder blocks). All buildings shall be maintained in structurally sound and good repair. is. Tnfe.ta.t.iQn. All buildings shall be k~pt free from insect and rodent infestation, and where insects or rodents are found, they shall be promptly exterminated by acceptable processes which will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation. - 4 - SOaK 36.'3 rAtE 731 -.------- ...---..-- --'-" 16. Outdoor llohtina. Outdoor lighting ~nd flood lighting Ihall be diffused or shielded in such a manner IS not to create any hazardous condition for passing vehicular traffic, nor to constitute. nuisance to persons residing In the subdivision. LIghtlnq shall not esceed the height of the dwelling to which it is appurtenanc, nor shall lighting be directed toward any neighboring property, nor shall any such lighting be of such intensity as to constitute an annoyance to other persons in the subdivision. 17. enforcement. Enforcement Of these reltrictlons and reservations shall be by proceeding at law or In equity against any person or persons violating or attempting to violate any covenant either to restrain violation or to recover damages and shall be enforceable by th~ Owner or to the owners of any lot bound by these provisions, as well as by each of thei r respective legal representatives, heirs, and assigns. Failure of the Owner or any of said lot ~wners to enforce, or to restrain the breach of any provision nerein, shall in no wis. be deemed a waiver of the right to do so, or as a waiver of such covp.nant. Owner, its successors and assigns shall not be responsible, either personally or as a fiduciary, for the default of any lot owner nor obliged to enforce compliance with any provision herein, in the event of default of such lot owner. 18. Znnina and Ordlna~. In the event any requirement of the Pl3nning .and Zoning Code of Kampden Township, Cumberland County, pennsylvania, exceeds the conditions and restrictions herein set forth, the conditions and restrictions of the aCoresaid Code shall . then prevaii and be controlling and enforceable. 19. APRli~ili~. The foregoing restrictions a~d conditions shall not be applicable to any other lands of Owne r. 20. Coven~nt~ run with thp. l~nd. These covenants are to run with the land and shall be binding on all parties and all persons claiming under them for a period of fifty (50) years from the date these covenants are recorded, after which time said covenants shall be automatically extended for successive periods of ten (10) years unl~ss an instrument signed by a majority of the then owners of the lots has been recorded, agreeing to change said covenant~ in whole or In part. - 5 - &OO~ 3G5 p^tE 73~ 21. s.A.U1l9 ('!all'll. The Invalldation ot anyone of the fore90inq re~trictlon~ or conditlon~ by a court .h.ll In no w.y .ftect .ny of the other provi~lon~ herein which .h.ll be .nd rem.l" In full torce .nd effect. IN WITNESS WHEREOF, the s.ld corpor.tlon, S , A CUSTOM BUILT HOMES, INC., h.s c.used this instrument to be ezecuted by It. President, .nd duly .ttested by it. Secret.ry, .nd its corpor.te lell Iffixed thereto thl~ lO~ day of )-~ 1989. , ,', ~ i; t: r' " [I Ii t' i' i ATTF.ST: Cj;;;o ~ S , A CUSTOM BUILT HOMES. INC. ~ ...,,"'.\\0 II C $"'" ~...'~.......... ..1 ..... .0 ~.. '0 ~ 1. f~' -.- Pre~ldent.. ......f4,-.:~Cl...... ".,'",. ;' .,/ .I r: :':-" ';: : ,.......". ~ .._~: :~ ~l -:. "",' ..,..... ': "......, .. ...:.......,..,-~. .. I~ .' ..' ' . . ,,' . l '.'- .....:....... . .... J . ... " . ..'If.... ... ...", I" ..~,.I#~M...... .. (SEAL) BY: - BOOK 365 fACE 733 COMMONWEALTH or PENHSYLVAHIA COUNTY or ~f'\o-~ ) ) ) as: On the ';/0 day of ~ , 19/'1, bdore me, a Notary Public, the undersigned officer, personally appeared DON E. HAUBERT, who acknowledged himself to be the Chiaf !~ecutive Officer of S , A CUSTOM BUILT HOMES, INC., a corporation, and that h. as such Chief Eaecutive Of ticer, baing authoriaed to do so, ea~cutad the foregoing Decl.r.tion for the purposes therein cont.ined by signing the n.me of the corpor.tion by himself .s Chief Eaecutive Officer. IN WITNESS WHEREOF, I hereunto set my hand .nd official suI. ~~1' 'X b.. I. L . .... . I'Ubli~L ~. ..(I..i..'.~..~"', Notary '.... .:,...~,'\.I.~::':.~() '. :...:..10-"".,.;....._ My Commission Expire;;.,~>!'''''. ....:,~.; ., '1~~,:":.~:.J "'~'~"~~ .... 1;.;;..;;;.~"" (SEAL) "'.."'_IL '11. ",'. .I,,',,'r~"'i'"'' ..~,.......... ,: "",'':'''''l!,!)t..~ "",H,',,"': -...:';"-.. ........ .t..' .1,(/IIIo""....':.t:.:.....~:I..:' .....1"...\~,~.. _..,. 't ,.' ,. l....n~.'."''''-.-,;,.'''J;..:...,;...:.o-.nclt..........;~,,,I~\... . BOOK 365 'ACE 734 a; . rr oL.,._ ., r I .. ~ ,.,,-.. .L. I :: , , .'\ t. ~ .... .... \I> en c..-< -:r - .., ~ '<'t,.', o '.J % Ii 111 ~ u.J Z .. ~ Cl '" '" ;;; oi 111 ~ ~ !;; ~ :S 0 ~ Z " ~ Z ~ ~ c:ll 0 .. :j ~ ~ U '" G; ~ Ii '" u '" " u: z " u.J Z Z ;:: ~ ~ ... l.J 0 '" ;; Co :z ~ ~ !;; ~ u.J 0 ~ OJ Co :0 .. ~ " X 2 ~ oi < J: , .. Plaintiff IN THE COURT OF COMMON PLEAS CUMBERLAND COUN~NNSYLVANIA No. q"" - 55 '74 -~ ;::r:.vn-' S & A CUSTOM BUILT HOMES, INC., , v. J. K. LEDVINA and SUE ELLEN W. LEDVINA, Defendants CIVIL ACTION EQUITY 11 0 TIC E YOU HAVE BEEN SUED IN COURT. If you wish to defend against the claims set forth in the following pages, you must take action within twenty (20) days after this Complaint and Notice are served, by entering a written appearance personally or by attorney and filing in writing with the Court your defenses or objections to the claims set forth against you. You are warned that if you fail to do so the case may proceed without you and a judgment may be entered against you by the Court without further notice for any money claimed in the Complaint or for any other claim or relief requested by the Plaintiffs. You may lose ~oney or property or other rights important to you. YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP. COUNTY LAWYER REFERRAL SERVICE Thomas E. Cheffins, Court Administrator Cumberland County Courthouse One Courthouse Square Carlisle, Pennsylvania l70l3-3387 (717) 240-6200 County, PA, as more particularly shown on the preliminary/Final Subdivision Plan for Golfview as recorded in the Office of the Recorder of Deeds in and for Cumberland County, Pennsylvania in Plan Book 55, Page 49A, a copy of which is attached hereto as Exhibit "A". 4. On or about June 20, 1989, the time of conveyance of the first lot to be sold by S & A in the Golfview Development, S & A caused a Declaration to be recorded in the Office of the Recorder of Deeds in and for Cumberland County, Pennsylvania in Deed Book 365, Page 728 (herein "Declaration"), which Declaration sets forth certain use and building restrictions pertaining to the lots in Golfview. 5. The Declaration which is made applicable to all of the lots in Golfview by the terms of the Declaration evidences 5 & A's intent to develop the lots in Golfview in accordance with a common and uniform design and plan. 6. S & A's intent to create a common design and plan for all of the lots in Golfview is further evidenced by 5 & A's obtaining a joinder into the terms of the Declaration by the Owner of Lot No. l4, which lot was conveyed to a third party prior to S & A's acquisition of the balance of the lots in - 2 - 9. The Ledvinas' 902 Willcliff Drive property, upon which a single family dwelling has been constructed, is p~rt of an adjoining residential development which abuts, but is not part of, the Golfview Development. lO. Paragraph l2 of the sales agreement provides that the premises are to be conveyed free and clear of sll liens, encumbrances and easements except, inter AliA, ezisting building restrictions and easements or restrictions visible upon the ground. 1l. The Declaration was recorded prior to conveyance of the Property to the Ledvinas snd constituted an existing building restriction identified in Paragraph l2 of the Sales Agreement. 12. By special warranty deed dated October 1, 1991, S & A conveyed Lot '7, Golfview to the Ledvinas. A copy of the deed recorded at Deed Book 35, Page 471, Office of the Recorder of Deeds of Cumberland County, Pennsylvania, contains a metes and bounds description of the premises and is attached hereto ss Exhibit "C". - 5 - single family dwelling unit must be constructed on the property, being a lot as described in the Declaration. lB. On or about April, 1994 the Ledvinas subsequently submitted to S & A a plan for the construction of a storage shed on Lot #7, Golfview. 19. This plan was also rejected by S & A because the Declaration permits an outbuilding to be erected on the premises only if a single family dwelling unit has been previously erected. (See Declaration Restriction Nos. 2 and 5.) 20. The Ledvinas have failed to submit plans for the construction of a single family dwelling on Lot #7, Golfview, and have further failed to construct said single family dwelling within the time period prescribed by the Declaration or a reasonable extension of said time period. COURT I RESCISSION 2l. paragraphs l-20 are incorporated by reference as if fully set forth herein. 22. The requirement that a single family dwelling unit be constructed on the lot was a material element of the parties' - 7 - agreement which criteria was disclosed to the Ledvinas both verbally and through the recorded Declarntion prior to closing on the Property. 23. The Ledvinas' failure and refusal to construct s single family dwelling unit on Lot '7, Golfview, disrupts the common plan and scheme of the Golfview Development intended by the owner and developer, S & A. 24. The Ledvinas and their counsel's assent to S & A's explicit expression of the meaning of this Restriction No. 4 and S & A's stated intent to enforce this covenant, or the Ledvina's failure to object to the ef.fect of the covenant, induced S & A to consummate the sale of the lot to the Ledvinas. 25. The Ledvinas' failure to either submit acceptable plans for the construction of a single family dwelling unit on Lot #7, Golfview, or to commence construction of such a unit affects the very essence of the contract and defeats the objective of the parties. 26. The Ledvinas' inducement of S & A to consummate the transaction with knowledge of the restrictions in the - 8 - Declaration and with the intent of refusing to comply therewith constitutes a fraud upon S & A. 27. S & A would not have transferred title of the property to the Ledvinas but for the fraud of the Ledvinas. WHEREFORE, plaintiff, S & A Custom Built Homes, Inc., respectfully requests that this Court rescind the Sales Agreement between the Ledvinas and S & A for the sale of Lot #7, Golfview, with reconveyance to be made to S & A for the consideration paid to S & A by the Ledvinas. COUNT II - SPECIFIC PERPORMAHCB 28. Paragraphs l-27 are incorporated by reference as if fully set forth herein. 29. The damages suffered by S & A are unique in that they are incapable of any precise valuation. 30. S & A has no adequate remedy at law for the Ledvinas' failure to comply with the building and use restrictions contained in the recorded Declaration. - 9 - 3l. Justice requires that the Ledvinas be compelled to perform in accordance with the Declarations. WHEREFORE, plaintiff S & A respectfully requests that this Court order the Ledvinas to submit plans and specifications for the construction of a single family dwelling unit on Lot #7, Golfview, to S & A for approval, whose approval may not be unreasonmbly withheld. "7Zs r/ls By: Michael . Reed, Esquire Sup. Ct. I. D. #35l93 Paula J. Leicht, Esquire Sup. Ct. I. D. #42585 Andrew J. Ostrowski, Esquire Sup. Ct. I. D. #66420 340l North Front Street P. O. Box 5950 Harrisburg, PA l7110-0950 (717) 232-5000 DATE: ,J').'/t;,tt PJL+5240( c ~i Attorneys for Plaintiff S & A Custom Built Homes, Inc. 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'!H' "'LIUID @ 'I 1 T AGREEMENT fOR, THE SALE AND PURCHASE Of REAL EST A n; 'nm forAl recdmmcnded.,w Afl1HI,l"d feu. but 1101 tntflcted to, uM b~ mml-'n of th. G...&lU Hurt.bu.I, ~.Hon of ilEAL rOkS" ~'~'ii:.ll u::::;;;L~ PA. LICENSED B=1J I PA. LICENSED BRO~ER ~ TIut ""-., mad< I." -h _~ day n-->.l~___ j to '1INeIPAUI .......~.11 01 Ar411LL-;;#~:d+ 1'IJI ...w1.J =~").~~I"I/tU.J~~h<:';I}i..]l~)~~jL4c) bmuaaltn '-\J!.d hYff, 1. '.OPun: StUff Ittreby .,rlft 10 leU and 'on~ty 10 Buy.r, _ho /\neb)' q,cnlo purc~: ALnf 'r eEa r "IN Lot Of pt<<t Ol..ll.oud ~Ih buildJn,. .nd...!mprov~mll thtrcon "<<lC'd..!.,I' an). koown &\i. -J...O... . Ii.....\... "I . _.l',,'I-....tl,Ji r.~ G<'l...r:""'t~:1 <'LU~S l-k:c...'II...l:' ~~ t\U:"c.nt' AI;:IJsJ~'t1 ~ J. 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UlUIt~_ --_.._---~--_._-- ...,.u,...;,.........."... _1'.... ",., """.'.II@ exhibit c . . ,... ., COMMONWEALTH 01' PVfNsnVANlA, COUNfTOr C.~iH,lo...,J : ... BIl rr MIJI1UlBIlMD. ""',...~, I . 11'1. ..,.,.. ...IA, ,uhc:rihf,.,.,.",nolJ".ppllGm C>tr" C """'...,~~ wAoec4Mwt..'4 ,..,... H"to" th. ......../...,,"".., of ~If c..~l\t-f ,8..." ~,.:r""f . . C~CN"Cltl.n.. .t<<llAGt HI'" olltAoriftcIlO U I. ., ,ueA ..".,..,. tfftev ..elf&ftl &oW,....0UIf I"'~ (pi' lAc pur,.... 1Mrwlllll'onlOlM4 M hAalf at u... ~,.... WlTNBSS '"1 Aa"d .,." 'HI lA, r/47 aM J"NI" .(o"...id. ,.......... ...~' .", 1~' ". ..' 4".'!', ". ,"<ro, '::~"..;..~ ", ,.~. ..1...",..'Q' :' .~./i~1.iit.~\1i);~' ~. ..;. , """"..I"!": ....... c:.~tl'. . o::'j''S"r.t:...~,,~. 1:>.;.:~~'1.1~/ ~,;....'..*'.....:..,... J/, CommU.ion .qi ~~ V -r....a-.. 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I' (".r, ~ ... .::; ,~...l tI"\ ~ .... - ... - V"' , ~ ~ ~ " 'c) r~ ::r j ~ ~ III ~ ~ l j:: ~ j; 0 " ~ ~ : . >. p ~I a ~ I ~ Ii iii ~ lL ,; I ~ I ~ '. . . 4. Development restrict the Detendants' manner ot use ot the Lot. Plaintitt alleges that Detendants were required to erect a single tamily dwelling upon the Lot within one year atter settlement. Detendants have not erected a single tamily dwelling upon the Lot. In Count I ot the complaint, Plaintitt seeks rescission ot the sales agreement between the Detendants and the Plaintitt and a reconveyance of the Lot back to Plaintift. In Count II of the Complaint, Plaintiff seeks specific performance requiring the Defendants to construct a single family dwelling on the Lot. On or about August 4, 1995, Defendants served upon Plaintiff Defendants' Amended First Request for Admissions (herein, the "Request for Admissions"). A true and correct copy of the Request for Admissions is attached hereto as Exhibit "A", and is incorporated herein by reference. On or about August 15, 1995, Plaintiff served upon Defendants Plaintiff's Response to the Request for Admissions (herein, the "Response"). A true and correct copy of Plaintiff's Response is attached hereto 5. 6. 7. 8. 9. - 2 - aa Exhibit liB", and ia incorporated herein by reterence. 10. Paragraph B3 ot the Request for Admissions states: Prior to the date of this First Request for Admissions, Plaintiff has sold and conveyed each and every lot which had been owned by Plaintitt within the Development. 11. Paragraph B3 of Plaintiff's Response admits as true paragraph B3 of the Request for Admissions. 12. Paragraph B4 of the Request for Admissions states: As of the date of this First Request for Admissions, each lot within the Development is owned by persons not related to or affiliated with Plaintiff. 13. Paragraph B4 of Plaintiff's Response admits as true paragraph B4 of the Request for Admissions. 14. Plaintiff no longer owns any lot within the Development. 15. Plaintiff has no ability to enforce any provision of the Declarations related to the Development against Defendants. 16. There exist no genuine issues of any material fact relative to this Motion. 17. As a matter of law, Defendants are entitled to summary judgment on Count II of Plaintiff's Complaint. 18. All pleadings are closed and the filing of this Motion does not delay the trial of this matter. - 3 - WHEREFORE, Defendants, J.K. Ledvina and Suellen W. Ledvina, respectfully request that this Court enter summary jUdqment in it. tavor and against Plaintift on Count II of the Complaint. Respectf & WEIDNE !L L/L- Date: t:i!z)t:rS- . Weidner, Esquire I.D. 106363 steven R. Williams, Esquire I.D.#62051 508 North Second Street Post Oft ice Box 845 Harrisburg, PA 17108-0845 (717) 231\-4182 Lodvlno.MDT '11' - 4 - S & A CUSTOM BUILT HOMES, INC. , IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNT~, PENNSYLVANIA plaintift v. NO. 94-5574 Equity Term J.K. LEDVINA and SUELLEN W. LEDVINA, Detendants CIVIL ACTION - EQUITY DEFENDANTS' AMENDED FIRST REOUEST FOR ADMISSIONS TO PLAINTIlZ TO: Plaintiff, S & A Custom Built Homes, Inc. by and through its attorney, Michael D. Reed, Esquire, Mette, Evans & Woodsid~, 3401 North Front Street, P.O. Box 5950, Harrisburg, Pennsylvania 17110-0950. Pursuant to Pa.R.C.P. No. 4014, Defendants, by their attorneys, Wix, Wenger & Weidner, hereby dema~d that Plaintiff make the following admissions within thirty days after service, tor the purposes of this action only and subject to all pertinent objections as to relevancy which may be interposed at the trial of this case. Responses to these requests are to be served upon Defendants' attorney within thirty days after service. INSTRUCTIONS 1. These requests for admissions are directed to the Plaintiff, S & A Custom Built Homes, Inc., it officers, employees, agents, servants, assigns, representatives, past and present, and unless privilege is claimed, each and every attorney, past and present, of each and every such individual or entity. As used herein, "Plaintiff," "you" and "your" means the Plaintiff to which these requests for admissions are addressed, S & A Custom Built Homes, Inc., its officers, employees, agents, servants, assigns, representatives, past and present, and each and every attorney, past and present, of each and every such individual or entity. 2. These requests for admissions encompass all information, documents and records that are in the possession, control, or custody of Plaintiff. 3. If any objections are made to any request for admission, the reasons therefor shall be specifically stated. EXHIBIT A 4. If there is any claim of privilege relating to any request to admit, you shall set forth fully the basis for the claim of privilege, including the facts upon which you rely to support the claim of privilege in sufficient detail to permit the court to rule on the propriety of the privilege. 5. If your response to any request is not an unqualified admission, your answer shall specifically deny the matter or set forth in detail the reasons why you cannot truthfully admit or deny the matter. 6. A denial shall fairly meet the substance of the requested admission, and when good faith requires that you qualify your answer or deny only a part of the matter of which an admission is requested, you should specify so much of its as is true and qualify or deny the remainder. 7. You may not give lack of information or knowledge as a reason for failure to admit or deny, unless you state that you llave made reasonable inquiry and that the information known to you or readily obtainable by you is insufficient to enable you to admit or deny. 8. These requests for admission are continuous in nature and must be supplemented promptly if Plaintiff obtains or learns further or different information between the date of the response and the time of trial by which Plaintiff knows that a previous response was incorrect when made, or though correct when made, is then no longer true. 9. This request seeks the admission of the genuineness of various documents. In some cases, there may be printed number and letter codes that run along the bottom of particular documents. In other cases, the word "evidence" and other identification marks may be affixed to the document. Such numbers, letters and identifying words were affixed during the accumulation and copying of the documents for this case and are not to be considered part of the document itself, except for purposes of referencing the document. The request does not seek Plaintiff's admission regarding the accuracy and genuineness of those numbers and letters, but only of the document on which those numbers and letters have been placed. - 2 - DEFINITIONS 1. All verbs are intended to include all tense~. 2. References to the singular are intended to include the plural and vice versa. 3. "Any" as well as "all" shall be construed to mean "each and every." 4. "And" as well as "or" shall be construed disjunctively as well as conjunctively, as necessary, i~ order to bring within the scope of these requests all information that might otherwise be construed to be outside their scope. 5. "Refer to" or lire late to" means constituting, defining, describing, discussing, involving, concerning, containing, embodying, reflecting, identifying, stating, analyzing, mentioning, responding to, referring to, dealing with, commenting upon, or in any way pertaining to. 6. The "Development" means the Golfview Development comprised of eighteen single family residential lots, situate in Hampden Township, Cumberland county, Pennsylvania, as more fully described in Plaintiff's Complaint. REOUEST FOR ADMISSIONS A. Each of the following documents, or set of documents, attached as exhibits to this Request for Admissions, is a true and correct copy of the original document and is admitted as being genuine and authentic: 1. Agreement for the Sale and Purchase of Real Estate executed on June 22, 1991 by and between S & A Custom Built Homes, Inc. as Seller and Jay Ledvina and Suellen Ledvina as Buyers, attached hereto as Exhibit A. 2. Deed dated October 1, 1991 conveying Lot #7 of the Development from S & A Custom Built Homes, Inc. to Jay K. Ledvina and Suellen W. Ledvina, attached hereto as Exhibit B. B. Each of the following statements is true: 1. Plaintiff was the developer of the Development. 2. After the conveyance of the first lot in the Development, Plaintiff acquired all of the remaining property comprising the Development. - 3 - S , A CUSTOM BUILT HOMES, INC. , : IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff . . v. NO. 94-5574 Equity Term J.X. LEDVINA and SUELLEN W. LEDVINA, Defendants CIVIL ACTION - EQUITY CERTIFICATE OF SERVICE I hereby certify that the foregoing Amended First Request for Admissions was sent by first class, postage prepaid mail this day to the following: S & A Custom Built Homes, Inc. c/o Michael D. Reed, Esquire Mette, Evans & Woodside 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 Respectfully Submitted, & WEIDNER By: an . Weidner, I.D. #06363 Steven R. Williams, 1.0. 162051 .508 North Second Street P.O. Box S45 Harrisburg, PA 17108-0845 (717) 234-4182 DATE: August 4, 1995 - 5 - ~ -,,, ~ '>.:..'''' ~'" ~ AGREEMU'{l FDU Till:: SA~E A1\1> l'UIlCIiASE OF ilEAL ~:'iTATE 1 hll ('Hm u.:omnlcnlJcd and 'VllIO'''S fOf. bill not (u"ICI(4 10. Ille \1,I11Clll\"" ~t It\f G1UlH It,Ulhb''''1 Auod.lion or k~^L TOIloS' ~~'l w~SEu::J) L j'^. LlnNSED UKO~l;~J E f^. LICUNSEO u=~D ni. A,,,,,,,,,, ...d, II,i. -()-:r;,-)..:)--' ." 'IJ-;,J.l\~.J<?i' j_____u_. ,,5iJ_. I. l'kINCII'AIS lJ'hur".-A_~ C. {I ",rk11L/~.J~d-k 1:::J&::::z:Jt.LL_ ._......0._ (Jui.i.,.. -~r~- ~'.-.=- ~~Ij . . ) 10m'..,',"" ..~.J ~"""'JJL\J.I'lV.- sq.. .;I.-,;,jXJ.~1S;-!P;I,,!..l,:;~/~1 ('. _- ------_.- ,....., I" 20a. WI"._c.1. Ii .'/.:JJ/. /"JJ.,"-u/fi.I:d.L "-'~..t'i.,..J2l-1..1iJ~::.____1 Iollril'llflCIU"JlI"H'. 2. 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"I'1",,,.,,lot ..."... h .... ef"I........I_I&........ tlfll.rlr ..I..., "'"' ~ w_. .,1.., ..,..1" """... .. 11'_1'" .1" ....,.. .., .111",.11..'" ,.1.' III.. .". "'1.n'III.........,... ........ I . :.~)j1~~~"tJt:~~\.~ :' ;~..._~--..~-:. ,.. .,no....~ ri,.~ U' ..".....-;;;;;;. \/;u<I- t') I \-. ...'101'.11".'11'" { 0 ~ ."",,,,,,,,,~,.,,,_,,,,,u'. ~....,_/,,\,.w:.._._ -('t;;, / ~/ ..).,I,J.I/.,.~..l, "", ."". .~,..~o/Ot/.0"l"--=----._I".." .,........,.,......" 11oo'.'"1Lc_....1 I ~.... ".{' ... - bms\11;> of H (L;",-" ~ Cumbo CO'. Pa -l:% 1\..1 ~r\.lr.f\Sfe~T"', o.P ~ //;''f-j'/,..m\ {;r.) A--kJ /1' j~1 , I ',mV rl> mrS,cJjJ~ED '91 OCT ~ F,I'l 9 31 lA"'I"IIlo1Jo~""~J",.."tlt'iE) n' --- '-fl':I':"': : :. '. c:\ ~ :. D.,. ~ ....... II,.. :-;,....;."; '.: ~E:.CS t:~':,~-:'::'?,L~:.~' CJUlliY.?A, ", Ot! -!tvn- 1991; / $i day of BETWEEN 5 &. A CUSTO:1 BUILT HOMES, INC., a Per.nsylvania Corporation with it. principal office located in State College, Centre County, Penn,ylv~1ia herein e!t$ianal.e! as Ih. Granlor(.), AJ\rL> JAY K. LEDVINA ~1d SUELLEN W. LEDVINA of 902 Willcliff Drive, r.echanicsburg, Pennsylvania 17055. herein cUsign.at.e! as,the Granl..(.); WITNESSETH, Ihat the Grantors, for. and in consicUralion of TIl IRTY-SEVEN TcOUS'&.J,D ($3 7,000.00) DOLLARS-------law/Ul moruy of the Uniue! Stalu of America. 10 Ihe Granlors in hone! w.ll one! Iruly poie! by Ihe Granlus. at or b,/ore th, ..ali118 one! cilliuery ofl"~St prt$ents, Ihe receipt wMr.ofu he"b)' acAnou:ucI,.e! one! tn. Granlors bti"llher.lJdlh f~lly satisliee!, e!o b)'lhue presents arant, barioin, u/l one! conL"Y unlo thd Gran"" fornlr, ~ ALL that certain tract or porctZ of lane! one! pr.mist$, siluau,I)'i118 one! b.ill/l in the Township o{Hr"'p~en in t"~ Counly of Cu:D~erland one! CommDnw.alth of P.nr.s>'lu~nio. , more panicu14rly e!eserib.e! as (allows: J! " i! ~ ~ ~ I, r, , !; j: " fl I' I BEGlh'liIl:G at a point on the westerly edge and right-of-~'a)' line of n.e cul-de-sac (having a radius of 60 feet) of Clubhouse Drive at the northern end of Golfview, on the cornman boundary line between Lot 7 herein described L1d Lot 8 of Golfview to the .outh thereof. thence South 82 degree., 51 minute., 38 .econd. We.t, a di.tence of 108.28 fe.t to a point. thence along land. no~' or f011llerly of II, B. Trayer, North 25 degree., 09 minute., 50 second. lIest, a distance of 129.55 feet to a point; thence along land. now or fo~,erly of .ley K. L1d Sue Ellen II. ledvina, North 61 ~egrees, 44 c;nutes, 28 secon~s East, a di.tL1ce of 199.37 feet to e point. thence along the co~on boundary line bet~..n Let 7 ~e.lin de'c.i~ed Lnd Lot ~ of Colfview. Scuth 11 degrees, 11 minutes, 40 seconds Ea.t, a distance of 67.40 feet to a point on the northerly edge end right-of-way line of the aforementioned cul-de-.ac; thence elong said right-of-way line by a curve to the left, having a ra~iu. of 60 feet, L' arc dist~~ce of 89.97 feet to the point of Bf;Glh'lHliG: Being Lot No. 7 as sho~~ on that certain Prel~inary{Final Subdivi.ion Plan for Golfview recorded in Plan Book 55, at pages 49 L,d 68. BEING a,portion of tbe .ame premi.es which lIilliam T. Shield. and Joanna E. Shield.. bi. wife, and Douglas W. Sbield. by deed dated Dece=ber 30, 1968 end recorded January 3, 1989 in the Office of the iecorder of Deed. in and for Cumberland County in Deed Book 33T. pege 188, grL,ted and conveyed unto S &. A Custom Built Eomes, Inc., the GRANTOR herein, b.~cr.-r35 rAtE 471 -- : ; : it, I ~;::.1 ....., ~'. .:. '.. t': l,J .t\~ ~~ -'. ~1 :t )~C ~ ~ p'" ... " ,I z- , 1'-"" .. I .... .; "",,~ - 't 'oJ~ , '"I'\i-: x', :!C,.I ",' ':;"'\"'::' :.' ::'~J'.... ..: r. . \ .,.., '~"':::.. '.:...... _:;1,' \, .~'l.-:.~. c"!-: . _;'::"", .r.:; ." I 00,1 I r.... : , . " -, . ~ " , . ::;0 I t, __._0-' ~ ':!:!; n:1 :~l TOGETHER u'i:h all ar4 sir..,,~!ar tM buildings, improutmtnts, u.a)'s, lJ.'ood.s. waltrs. waf"cours", righlS. libtrti.es, pn"dl.ges, f04r.ditarr.tnu and appurUMru:U to tM '0"" belonging or in onJwiu ap;xr..ainin.g; and the r(vulion and rlL1trJion.s, rtTTuJi1l.iUr and rcrr..airu!.trl, rents, iuu.. and profits tf04reo/. and o(n'trY pari and parcel tf04reo(; M'D also all tM utate. riGht, ti:le, inltr,sl, u.se, fosstSsion, prop.r/)', claim and ,ulT1lJnd wlultsoeuer o(tf.. Grantor> both in low and in .quit)', a/. ,n and to tf~remu" htr.in ducribed and .uery pari and parcd th.reo( with tM appurUTUlnetS, TO HA '\11:; AJ{D TO HOLD all and singuu,r th4 premulI f04rein ,uscribtd togtther u'ith the h4rtditam.nts and appuruTUlncu unto the Grant..s and to Gronuu' proper w. and bellt,'it (ortver, AND the Grantors COL'a.ant that, t.:.etpt as IT1IJY bt htr.in set (orth, they do and will FOREVER SPECL4LLY WARRANT and DEFEND the u,nd.s and premius, h4redi:.Jmentl and oppur04Mncu he"by CQ.1u<),td, a.gainst the Grantors, In all rcftrt.r~u herein to any pcrti.ts, person" tntit~s or corporatioM, th, U.5( ofan)' pam'cuUJ; l(ndlT or tiu pi'ur,+~ or si:i{U/ar numb" is inundld:o i:-..ducU tM appropria:, 'fnd4r or numba as the te::t o(th4 within instrum.nt =y require, Whtrevtr in this ill.$trununt any party shall bt ,us4;Mted or re(ared to by Mmt or (elltral "(trtnet, such ~,4;TUltion is inttnd.d to and shall IulL'e the sam. effect as i(th. words htirs, e;J!cutors, adminutrators, ptrsOMI or ugal represtntatiues, successors and IJ..$s4;Il.$' had bun ill.$aud afta tach and tutl')' such ,usigTUltion, IN Wln\'ESS WHEREOF. the Grantors haL" hereunto set thtir hands and seals, or ita corpora non, it f.as couud thue pre'tnts to be S4;Md b)' its prop a corpora Ie oi'fietrs and i/s corporate $1:1 to be afii:.ed htreto, tf04 day and )'.ar first about writt.n, SIGNED, SEALED and DELIVERED in the presence of or ATTESTED by ~~:.,;-- )...~~ (Aut.) Secreter)'\;\ S " A CUSTO:1 BUILT BO~lES, I!\C. By: Q.... 9 ~a.J~ (Vice) Pre5ident II ~ COMMONWEALTH OF PENNSYLVANIA, COU1\'nr OF C",.,6r,,/4,.d: u. BE IT REME!lIBERED, that on Oc.t'co,6,.,. I ,1991, bt(oTl nu tho subscribir ptTSOn4/I)' appcaTld Dcn E. NI<JoJ6u t Anown,to "" (or satisfactorily prou.n) 10 bt Iht pirson whoso MIfU ,. ~ slJ.bscribtd to within ,u.d and acAnoiz.ol.cg.d Ihat h4 e;J!cuted th. some (or tho purpo$ls thor.in con/.aiMd, WITNESS m)' Iulnd and ..01 tht day and)'.ar a(oruaid. My Commission E%piru: ~~- ." ~'~ . ~- - ~ '- ~ . . .. .~. NO ty'~LiC .-:-:.~"" " ....:"'.~.Z:I.I.:.:.:;..; .'".. ..~.'.~.,l . "_'~ ..... .,':,.....~.C'.f):~ . v,'.." \ .:..ft r.-:""~ .....::!:'.'.._~.;~:I..~.,~(..J ~. ,,,.' ,::r"" ~'~~,. ,';:), 'v"""#..: ~ .". " 1" .:,. .~.. ;""'1";:-:"\... ...."=';: ~c... < " 'c' :;":'J~: ::,c -.::.-r...~( '".,J~..::.;>...ve: \.r ti~.... ...~~.~;}>=t~~~}::;/ \ i?,'. .~...'--\oo~:':."'..;.. . ...., -'/7' ~:>-t:::::~:~\':..; ,-<.......... ", . .. '. (SEAL) "'~~-.&~ Sc.aJ ~J,"'ol'....tI::..'l'PiJ:{. I'~,.,~., T:~, Cum~..-c 0:""1 "'rCO",,.,,....,'E.o;i'..Ooo: 7,1~'2 ..'~ - ':. "0 F"-'-=~'J': ~ ~;.. .'.";.:"-,' .! :"~,,,;":~ mt135 f~~E 472 ",;,,,.' I 1 ~ ~ . , t f ~ ;'--. \' ...... " COM3fONWEALTH OF PENNSYL\'ANIA, COUNTY OF Cu,~!:"krri : 55. " -.. BE IT REMEMBERED I IMlon Ocfcha I ,1991, b.(o" m. th, sub",ibtr ptrSOnaII)' oJ'p.artd Dc'" E:. ^'<<",c"'1' - who acholJ.'uq.d ;.:,., ItlflO b. the "','~ ./,,,...,,,,.<1' of S~1l Cw~f..... .8.;/r W""","_ ..J.,c . ,a Corpo,ation. and that b.ing autho,u.d 10 do 10 alluch corporet, office, eucut.d th, fortgoi~ i",tru:n.,nl for the pu'posu Ihor.in contDilLl!d on be/wlf oflh, .orporotion. WITNESS my hand and SIal rh. da)" and )".or afo,uaid. ~/;;01'~~;- -,SEAL) '\ ~ I I ~ , j! 1,-... I~ N r ~ r I, IJ..:l e i; ~ ~ > . I' N U B~ ~ .< . -;' ~ \ ,. . ~ :.;;....: :; ~ ..:~. .,.....>- c I' r I' ~ I' ~ . . 1. ..~.... ;.:.' J'lt" ~.~. , . ....:~..;.; ,:._:~~':".: . :>' : ~ ,.... .' . .. ......,.. . tate tif p~~ris~vania r Ss ccr.:y ol CU;;lb.rl.nd d' olOe-eds . ,:?,,~':'I..~C.j in ,he otfl~e tor t1'\e recor m9 ." ...\ q'\~ ~~U'(ltoi::r1f!r:.9..COuntVfff1 :;J.':.4., '" - I '..I;t35- Page . 'I..!!!:l'~., '. ....1-- I' I~ .. _ I." J ;'I"'~ ,t..]l O. oHlc .,.......".. .....I.l.-tr' ~~.r.li~~~. fA r.... ~- .~! . ' M)' Com:r.ission E~p: f':'.J'i.I: S~d Lrc. J. ~..'.m. No~'Y P,~r. I!lm~.., T_..~~, Cum~...~ CoInf "'I Co",,,,,,:,, u,...,.. Co: 1, 1~1 f.I(-~ -.If. ;.:-r.~:.\l...::~ "Jl.;j,;.~':". 01 :':~.t,l':cr. . ;j .. 0 r .... 2 z ~ ~ " "" ~ - '" .... ... Vl Z "' ~ '" .... '.' z < .. .0 '-' 12 " < z c,; ~ g c5 "C " - c ~ 1~ < z . " H > ~I.J" (;l c" t~lS:~ ,..l \I'" 0 &: u ~... 0 :0 ."L..... Z ""c(J I: . Co '" \c'" ~ ... ,..l '" lI.....::: -' l: ~~- b.I ~~~:- ::> Vl s.o: .. . ri "-\It < "O"C1 <.0: c ;; '" e....." _ H:~ 35 r~'.~ 473 ::"'~?~~~':{:::--~~.~:~:.:"\ .l:,~:,.t>.... ....... ..~.. :~o.'::. .(t~~f.~;~:.?~~~\;.~:) . ",,.,. .... ~", , ":"''1 ........., . "OJ or.. ...... .' . , . i"~ "0 '". /... .... . ",' ';~'l "'Ir'':'I:",!I.~. .... . : . : '~'l . . ~ ~ -:-.'. .~..,... III El ~ ~ o ~ C? ~ ~ ~ ~ ;: oll.. ... 11)1: ~~~~8 ~.;:r-.: ttl.., Illi P" E!>i~::i::t '"-ti'Ei'" ..c c~ ...V>....~ --.......""""" S , A CUSTOM BUILT HOMES, INC. , : IN THE COURT or COMMON PLEAS or I CUMBERLAND COUNTY, PENNSYLVANIA plaintitt v. NO. 94-5574 Equity Term J.K. LEDVINA and SUELLEN W. LEDVINA, Oetendants CIVIL ACTION - EQUITY CERTIfICATE or SERVICE I hereby certify that a copy of the foregoing document was sent via first-class, postage-prepaid mail this day to the following: Michael D. Reed, Esquire Mette, Evans & Woodside 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 BYI1' We dner, 6363 Steven R. Williams, Esquire 1.0. #62051 508 North Second Street Post Office Box 845 HarriSburg, PA 17108-0845 (717) 234-4182 Respectf WIX, DATE: september II, 1995 S & A CUSTOM BUILT HOMES, INC., . IN THE COURT OF COMMON PLEAS OF CUMBERlAND COUNTY, PENNSYLVANIA Plaintiff vs. 94-5574 EQUITY TERM J.K. LEDVINA and SUELLEN W. LEDVINA. Defendants CIVIL ACfION - EQUITY IN RE: DEFENDANTS' MOTION FOR SUMMARY JUDGMENT BEFORE BAYLEY AND HESS. JJ. ORDER AND NOW, this ,,<\ day of Mareh, 1996, following argument thereon, and after consideration thereof, the motion of the defendants for summary judgment with respeet to the count in specifie performance is GRANTED. See Petry v. Tanlllwood Lakes. Inc.. 514 Pa. 51, 522 A.2d 1053 (1987). BY THE COURT, :(,::~~~ Michael D. Reed, Esquire Daniel M. Campbell, Esquire For the Plaintiff , ~'" ~...u 3/7 19" . ..g.~ I Dean A. Weidner, Esquire Steven R. Williams, Esquire For the Defendant" :rlm .j .. ... . S & A CUSTOM BUILT HOMES, INC., : Plaintiff IN TilE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PA v" NO. 94-5574 EQUITY TERM J.K. LEDVINA and SUELLEN W. LEDVINA, Defendants CIVIL ACTION - EQUITY PROOF OF SERVICE I hereby certify that I am this day serving Plaintiffs Response to Defendants' Amended First Request for Admissions upon the person and in the manner indicated below, which service satisfies the requirements of the Pennsylvania Rules of Civil Procedure, by depositing a copy of the same in the United States mail, at Harrisburg, Pennsylvania, with first-class postage, prepaid, as follows: Dean A. Weidner, Esquire Wix, Wenger & Weidner 508 North Second Street P. O. Box 845 Harrisburg, PA 17108-0845 By: METTE, EVANS & WOODSIDE ')1t,,/J) ~9 dL Michael D. Reed, Esquire Sup. Ct. J.D. No. 35193 Daniel M. Campbell, Esquire Sup. Ct. J.D. No. 72689 340 I North Front Street P. O. Box 5950 Harrisburg, P A 17110-0950 (717) 232-5000 Attorneys lor Plaintilf Date: August 15. 1995 ~ . iE , "' - ~~ <<cO;: ~'.t"f Wl,."L';r ~~,~..~ t:: "1: ~--. > (');.- :.e:.~. .,.f.,., ~~ ~ u. ~ ~.l ..; ~; ': I . r J:-' :. i.~ <.> - g - ,-,' .... S&A CUSTOM BUILT HOMES, INC. Plaintiff IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PA NO. 94-5574 EQUITY TERM v. J.K. LEDVINA and SUELLEN W. LEDVINA, Defendants CIVIL ACTION .1 AW PRAECIPE TO WITHDRAW AND DISCONTINU~ TO THE PROTHONOTARY: PLEASE withdraw and discontinue the above-captioned action with prejudice. Respectfully submitted, By: METTE, EVANS & WOODSIDE M~. ~~~:;e Daniel M. Campbell, Esquire 3401 North Front Street P.O. Box 5950 Harrisburg, PA 17110-0950 (717) 232-5000 Attorneys or Plaintiff S&A Cu 0 Built Homes, Inc. By: J-~R TeNER . eidner, Esquire R. Williams, Esquire 508 North Second Street P.O. Box 845 Harrisburg, PA 17108-0845 DATED: SEP I ~ 1m Attorneys for DefendantslCounterclalmants Jay K. and Suellen W. Ledvina -' . .;. ...- CERTIFICATE OF SERVICE I certify that I am this day serving a copy of the foregoing document upon the persons and In the manner Indlceted below. which service satisfies the requirements of the Pennsylvania Rules of Civil Procedure, by depositing a copy.of same in the United Slates Mall, Harrisburg, Pennsylvania, with first-class postage, prepaid, as follows: Steven Williams, Esquire W1x, Wenger & Weidner 508 North Second Street P. O. Box 845 Harrisburg, PA 17108-0845 Respectfully submitted, DATED: s!p II tm By: :.--; "'- Daniel M. Campbe , Esquire Sup. CI.I.[.'. No. 72689 3401 North Front Street P.O. Box 5950 Harrisburg. PA 17110-0950 (717) 232-5000 Attorneys for Defendants 11~8:U ~ 1 1 .. , I' , , i:' , r I. I ~ ,.. \.:, l. o II III I ~ 8 ~ " :. j; 0 ~ . ~ : ...~ . " E ~ I ~ ~ ~! Ii ~ ~ f . II · : ~ ; J: I - - ~'If:TT":. ":~'.'N'" .., '\'on,..,.n,,1o: Ar'TOHNltl''S Ar LA.... HAnfl''lHJUHG. PttNNS.,L."....'..,.. t 7It_").O'J!30 " ,.,