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WILLIAM P. DOUGLAS, ESQUIRE
ATIY,I.D, *37926
DOUGLAS, DOUGLAS &: DOUGLAS
27 WEST HIGH STREET
P,O. BOX 261
CARLISLE, P A. 17013
717.243-1790
A TIORNEY FOR PLAINTIFF
ST. MORITZ CONDOMINIUMS OF : IN THE COURT OF COMMON PLEAS
ONSLOW COUNTY NC HOME. : OF CUMBERLAND COUNTY, PA.
OWNERS ASSOCIATION,INC,
V.
: CIV1L ACTION. LAW
: NO, 1995 -3 / 3D Cz,.:...Q 7;.((11
GLEN ENCK and G, R. ENCK
NOTICE
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 flllng in writing with the Court your defenses or
objections to the claims set forth against you, You are warned that if you fall 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 rellef 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.
Court Administrator
Fourth Floor
Cumberland County Courthouse
1 Courthouse Square
Carlisle, Pa, 17013
717.240-6200
DOUGLAS, DOUGLAS&:
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By' " ' (\.
Allorney for Plaintiff
COMPLAINT
1. The plaintiff, St, Moritz Condominiums of Onslow County NC
Homeowners Assoclallon, Inc" Is a corporation organized and existing under the
laws of the State of North Carolina, with Its principal place of business In Onslow
County, North Carolina.
2, The defendant, Glen Enck, Is an adult Individual residing at 726
Indiana Avenue, Lemoyne, Cumberland County, Pennsylvania,
3, The defendant, G, R. Enck, Is an adult Individual residing at 862
Indiana Avenue, Lemoyne, Cumberland County, Pennsyivania,
4, The plaintiff corporation, pursuant to the Declaration for St. Moritz
Condominiums of Onslow County NC Homeowners Association, Inc., recorded
in Book 869, Page 681, Onslow County Registry, with the By-laws of said
corporation is empowered to operate, maintain, manage and generally run the
condominium units commonly known as "St, Moritz Condominiums," A copy
of the Declaration is attached hereto as Exhibit "A", A copy of the By-laws is
attached hereto as Exhibit "B",
5. The defendants are tenants-in-common of Unit 205 of the St. Moritz
Condominiums of Onslow County, North Carolina, and as such are subject to the
aforementioned Unit Declaration as amended and the By-laws of the plaintiff .
6, In the normal course of Its duties, pursuant to the aforereferenced
Condominium Declaration, the Plaintiff Is empowered to levy certain dues and
assessments to be paid by the unit tenants in common in St, Moritz
Condominiums, The aforereferenced Declaration also provides for the filing of a
lien In the event of non-payment of such dues and assessments.
7. The defendanls have been chronlcaliy delinquent In the payment of
the dues and assessments to the plaintiff, plus attorney's fees and costs
continuing to accrUl!, plus Interest and monthiy assessments,
8, The defendants have faUed to pay all of the amounts therein set
forth, and further dues and assessments have accrued, with the current total of
outstanding delinquent dues and assessments owned by the defendants to the
plaintiff being in the amount of $4,786,84 as of May 24, 1995, plus Interest, Court
costs and attorney's fees.
9. Due demand has been made upon the defendants for payment of
the same, and the defendants have wrongfully refused to pay the Same,
10. That the aforereferenced Declaration and By-laws provide for the
defendants to pay interest on delinquent dues and assessments, and also to pay
reasonable attorney's fees In the collection of the same, together with other costs.
lJ, The dues and assessments which the defendants have wrongfully
refused to pay are incurred on a monthly basis, and the same shall continue to
accrue until the trial of this matter, or until the defendants sell said unit. The
plaintiff reserves the right to amend this Complaint to reflect the current
outstanding balance of delinquent dues and assessments that may be due and
owing at the time of trial of this matter,
12, Because the defendants have wrongfully refused to pay the dues
and assessments owing, the plaintiff Is entitled to collect the outstanding
Indebtedness of the defendants to the plaintiffs.
WHEREFORE, It Is prayed that judgment be entered In the aforesaid
amount, together with attorney's fees and costs of suit,
By
Attorney for Plaintiff
DOUGLAS, DOUGLAS &: DOUGLAS
COMMONWEALTH OF PBNNSYLV ANIA )
55.
COUNTY OF CUMBERLAND
)
This verification Is made pursuant to Pa. R.C.P. l024(c) by counsel for the
plaintiff, based upon Information received, due to the unavallablllty of the
plaintiff, which Is located outside the jurisdiction,
To the best of signer's knowledge, Information, and belief, the foregoing Is
true and correct,
DOUGLAS, OOUGLAS ok DOUGLAS
JUN 1 z 1995
By
William p, Douglas
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ST. HOIIITZ, ^ CONlX1HIN1UH
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~"~'," ~:::':'-,:':"-~:"';::"I'1llll:or:ct'AlI1r'Tmlrl ":lQ,i1e- tilt." -l4th;-da,-'of March, ....~1988,. by 5T,
MOlltTZ, a North Carolina Joint Venture~.eloperll), pursusnc't01the North Carolina
Condominium Act, Chapter 4~C, North Csrol.ina General 5t.tuteo, '"
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WIT II ~ R 5 ~ T H:
WHEIIEAS, IJeveloper il the ollner in fee limple.of certlin.rut eetlte
litulted in Stump Sound TOllnohip, County of Onlloll, Ind ,tste of North Clrolinl,
legally deacribed on Exhibit A, together lIith all buildingl and improvemeotl nOli or
heredter eonlt rue ted or located thereon, and all rightl, pri vi legea, ellementl Ind
appurtensneel belonging to or in Iny lilY pertaining to laid relt eltlte; and
,
WHEAF.AR, Developer deliru to submit III of said property to the Act,
lollolll:
NOW, TIlEIIEFOIIE, Developer, 88 the ollner of said property, hereby dedar.. II
AIITtCI.E t
De(i.1itiullb
Definitionl, AI uled herein, :he follolllng 1I0rd. and terml .hll1 hive the
fol10lling menniog.:
1.1, Act. The North Carolin. Condominium Act, Ch.pter 47C, North Clrolina
Gener.1 St.tutel.
1,2, Allociltion. St. MoritE Ilomaollnerl Allociltion, toe" I nonprofit
corpor.tion orgeniEed under Chlpter 551, "f the North C.rolino Generll 5tlt~tol,
I.J. Board. The Bo.rd of Dir~ctor. of the ASloci.tion,
1.4. Rylnlln. The Rylnw. of t',o Asnociatioo which are hereby incorpor.ted
herein snd mode a part hereof by thl. reference.
1.5. Common Element., All po~tions of the Condominium except the Unite.
t.imi ted Common F.lemont. sre Common F.lemel1t..
1.6. Common Expenses. J;xpenditures msde or lisbilities incurred by or on
behnlf or the AS'Deietion, tD~ether with any slloestlons to renerveo.
1,7, Coodominlum, The condominium created by this Dedarstion,
1,8. !Jeelnfllnt. !Jeveloper an', (i) ,lny other pernon who has e~ecu(..d this
O(lclnrntinn, or who hCl'cnrtcr Cl(cclltn~ ell' ,1mnndJn'..'l1C to this Occlnrntion to "dd
^rldicionnl Rcnl F:Atntf!. rxcp.flt Gl'curity Illllc1l!r~ and f!kCf!rt p~(flon" whol'e interest. in
tho Propllrty wi II not he conveyeol to Un;'. (1wl1er., nnd (i i) nny peroun ...ho .ucceeds to
.lny ~peci.1 !J~cl.rnnt nip,ht" I'ur,,,,",'t t" ~p.cti(1n 1,7r-)-I04 or the Act.
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bUIJ~ 869 fL~f 682
1.9. Declarant r.ontrol Period. The period commellcillK "" the date hH.nf
and continuing until the earlier oC (ll the dOCe five (5l yalrA alter the d.~. 01 U"
Hut conveyance of a Unit to a Unit Owne,' other than a I)eclarent, or (iil the date
upon which !leclarant surrenderR control of the r.ondominium, or (iiil the date One
Hundred Twenty (120) days after the Declarant h8l conveyed aeventy-five (75%l percent
of the Units to Unit nvners other than a Oeclaraot.
"-r.TQ; '~Flrst-Hortg-a8;';ri~r"P[rat H"oregagee. 1, Fi rat Hortgage is a !DOrtgsge
or deed of trust which haa been recorded so as to give constructive notice thereof,
snd which is a firsr lien on the Units de~cribed therein, 1, Firat 110rtgagee is the
holder, from time to time, oC a FirAt HoreRage a. ahown by the recordA oC the office
in Which the First Hortgage i. recorded, including 8 purch..er at forecloaure ..Ie
upon foreclosure of a rlrst Hortgage until expiration of the mortgagor's period of
redemption. tf there be more than one holder of a First '1ortgage, they shall be
considared aa, aod sct ao, one Firot Mortgagee for all purposes under this Declaration
and the Bylaws,
1.11. Floor Plans, The floor plaos of the Condominium recorded with, and
by the Act msde a part of, this Oecl'aration, II the lime may hereafter by amended,
1.12. Limited r.ommon F.lements, Tho.. portions of the Common Elements
allocated by operation of Section 47C-2-102(2) or (4) of the ~ct for the exclusive UAe
of one but fever than specifically ellocatcd to Units on F.xhibit 8.
1.13, Occupant, l,ny person 01" pdrSOlla in posulSion of a Unit, including
Unit Owners, the family memhdl"O, 11'~.e..", I:ue,t~ and inl'ite.. oC such peranll or
persons, and Camily members, gUdsts """ i"vite.a of auch lea.....
1.14. Person, A natursl peraon, corporation, partnership, trult or other
entity, or any combinstion thereof,
1.15, Property. The real estate described on Exhibit A, together lIi:h all
,buildings nod improvementa nov or hereaCter constructed or located thereon, and all
rights, privi legee, eaaements and appurtenancea belonging to or in aoy way pertaining
to said real e.tate.
1,16. Securitv for an Obligati.n, The vendor's interest in a contract for
deed, mortgagee'a interest in a mortgage, tru.tee'. intereat io a deed of trust,
purchaser's interest under a .heriCC's certificate oC sale during the period of
redemption, or the holder's intere.t in a lien.
Unit,
1.17, Security !lolder. ~ny per.on ollning a ~ecurity for an Obligation in a
\,IB, Special Declarant !light.. The rights reserved herein and in the
Bylaws Cor the benerit of a Declarant, as folloll.: to complete the improvemeot.
indicA:ed 00 the rloor PI.nA; to maintain "ale. orficea, mAno~ement offices, models
and signa advertising the r.ondominillm; to IIse eaAements through the r.ommon ,lements;
to elect, nppoint or remove member" or the Roard during the neclArnnr Control Period;
and to add Additional Ileal F..tAte, Oeclarant ohall hoye no right to suhdivide or
oonverr lInito "",ned by OeclArnnc.
),19. Unit. 1, porrion DC the r..ndominillm, wlll,thor or not contAined aolely
or psrtially withTii"n' building, tor,ether with itA porcentnr,e or undivided intereat in
the Common F;lement. an sP.t forth on ~:ahibi: C, f:nch Unit is designated and dellneatud
on the Floor PI.,nA.
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1.20, Unit Ilound.riu. The boundariu of tAch Unit, both a. to vertic.1
and horizont.1 pl.ne., aa .ho,," on the rloor Plan., are the undecouted .udacu oC
the perilllter v.ll1, exterior doore .nd exterior window. f.cing the interior of the
Unit, the undecor.ted .urhc.. oC the ceiliog f.cing the interior of the Unit, .nd the
tOplDOlt lurf.c.. of the .ubflooring, and incl ude the decoration 00 .11 .uch Interior
.nd tOpoaolt .urhce., Including, without limlt.tlon, III p.nelllog, tilu, w.llp.per,
".int, Ii "i..I,..d-H ouM1T1"emt-1l ") ...ti... 1Qt'lrT'i,..lr"l:"On.d.u. tnr'1Itlr:plmof the
,dlcorated lurfec.. thereof ,.nd allo includu ill IP'CII, -lntllrior parftlt ionl .nd
other (i.tur.. Ind Improvement. wi thio .uch bound.riu ,. ". .:'
1.21, Unit Owner. The perlon or per.onl, lncl uding tlie 'Oec~.r.nt, ovning .
Unit in lee .imple, Inc.ludlng contrect-for-deed purch..er. oC . .unit, ~ut excluding
contr.ct-for-deed purcha.ere of a Unit who are Security ~oldera, alld .1.0 excluding
.11 other Security Holder.,
AanCl.E tt.
Submillion of Property to the Act
2.1. Submi..ion, Ilevelopar hereby .ubmltl the Property to the Act,
2.2, .!!!.!!!!. The Property ,hall hereafter be kno,," .. St, Moritz, I
Condominium.
2.3. Oiviaion of Propertv into Separatelv O\Ined Unit., neveloper, purau.nt
tn thp ~ct, nnrl tCl ~.r.8hl iah . plan oC cundominiul. olo'nerlhip for tho Condominium, dati
hereby divide the Property into Thirty-Two (J2) ae.identl.l Unit. and does hereby
d..lgn.te .11 luch Unita for uplrate ownership, subject, however, to the provilionl
of Section 2,4 hereof.
2.4. Alter.tions of Units, Rubject to the provi.ion. of the Syl,wl, . Unit
m.y be altered purauant to the prowislons of Sections 47C-2-11J(a) .nd (b) of the Act.
2,5. Limited Common Elements, The Limited Common Element. aervlng or
designed to .erve each Unit are hereby allocsted nolely and exclusively to ~ach such
Unit. In addition to those defined in Section 1.12, Limited Common Element. include
those set forth on F.xhibit 8 snd are hereby allocated to Units as showo on Exhibit 8,
2.6. Unit Allocation., The alloc"tiooR to each Unit of a percentage of
undivided inrerest in the Common elements, oC votes in the A88ociation, and oC .
percentsge oC the Common Expense., are aa Hated on Exhibit C:, The allocation of
undivided interesta in the Common ..Iementn snd of the Common F.xpennu i. according to
the area of each Unit to the .re. of .11 Unit.. The voren io the As.oci.tloo are
equ.lly nllocated to all Unitn.
2. 7.
which che rights
F:xhibit n,
EncumbraoceR. The liens, defecta and encumbranceR on the Property to
of Unit O~nera .nd Occuptnt. are hereby made subject are set out on
2.8. Condomioium Ordinsnces. The C:ondominium in not auhject to any cod.,
real e.t.te use la~, ordinence, chllrter pl'uI.isiun, ut" I'el\uletion (i) prohibitina the
condominillm form of owner"hip, or (iil imr-n.inl\ condition. or requirement. upon I
condominium ~hich are not imponed upon ph~'sicslly .Imil.r developmentR under s
di{(erent Corm of ownership, Thi. .t.teml!nr i. marle pllrousOt to Rection 47C-I-106 of
the ^ct for the purpose of providinl\ 'nnrketshlc title to the Units in the Condominium,
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2,9, Re.erv.tioo of ~peci.1 l1ecl..rnnt Rights. necl.r.ot hereby renrve.
.11 ~pecial D.cl.r.nt Right.,
AIlTlCl.F. 11 1.
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3.1. Encro.chment.. tn- the event th.t, by rea.on' 01 ,the ~on.truction,
recon.truction, reh.bilit.tion, .lter.tion or improvellent. 0(. the bui:l.diog. or
improvement. compri.ing . p.rt of the Property, eny p.rt of th~ Commbn Element. now or
hereefter encro.che. upon any part of .ny Unit, or .ny p.rt oC any uhit now or
herurter encro.chee upon .ny part of the Comllon Element.~ or upon .ny part of .nother
Unit, .n eaaement for the continued existence snd maintsnance of e.ch such
encro.chment is hereby decl.red aod gr.nted .nd sh.ll continue for so long a. e.ch
.uch encro.chment exists; provided thst in no event shall an euement for such
encro.chment be cre.ted if .uch eocro.chmeot i. detrimental to or ioterfere. with the
re.sonable u.e .nd enjoyment of the r.ommon Elements or Units so encroached upon,
3.2. F..sements Through W.lls, F...ement. are hereby decl.rsd .nd gr.nted to
the A..oci.tion .nd to .uch psr.ons s. .re authorixed by the A.socistion, to in.t.ll,
I.y, m.int..ln, rep.ir and replsce sny chutes, f1uea, ducts, vent., pipe., wires,
conduits .od other utility in.t.ll.tion., and .tructur.1 component. running through
the 10'.111 of th~ Units, wl,~tlo~l- ur lIut Huch walla lie in whole or in p.rt within th.
bound.ries of .ny Unit,
),), F.nop.mcnta To Repair, ~aintain, Reatore and Reconltruct, Wherever in,
and whenever by, thil Decl.ration, the lIylaws or the Act, a Unit Owner, the
Auociation, the Board, or any other person, is .uthorized to enter upon a Unit or the
Common rolements to repair, m.intain, restore or reconstruct all or sny plrt of I Unit
or the Common F.lements, luch essements as are necessary for such entry snd ouch
repsir, maintenance, reatoratioo or reconatruction sre hereby decl.red and grsoted.
),4, Decl.rant's Ealement. Decl.rant hereby reserves such eesements
through the Common F.lements as may be reasonably necess.ry for the purposes of
discherging its o)ligations, exercising Special Decleroot Rights, snd completing the
development and construction of the Condominium, which essements sholl exist as long
as reasona bly neceasory for such purposes.
),5, F.naemento To Run With I.nnd, ^II ....ment" nnd right. dcncribed in
this ^rclcle 111 nre oppurtennnt eanemenu rllnning with the land, aod except 81
otherwise expressly provided io this Artic:e III shall be perpetually in full force
snd effect, snd shall ioure to the henefit of snd be binding upon Declarant, the
Aaoociatioo,' Unit Own.rs, Occupaots, S.cur ity 'lolders nnd nny oth.r person having sny
lntf!rl!flt in the r.nnclominium or nny rnrt or Itny thereof. The r.ondominiull1 nod every
pnrr ther.of .hnll be convey.d and .ncumbered subject to and together wieh all
eBlaments and rights dascribed in this ^rLlcle Ill, whether or not spp.cifically
meot ioned in ooy such convp.ynnc. or encumbrnnce,
AQTICI,F: IV,
Qa.trictionn, CnnditiollR and Cov.nnotR
4,1. Complinnc!! with n.elnrncinn, "vlaw. nnd Rul!"o nnd n.gulatinna, ro.ch
Unit Owner and Occupnnt oh.11 comply "Ith .11 applicahle prOVision. 01 the Act, thil
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Declaration, the Bylaw., the ~rticle. of locorporotion of the ~..ocl.tion, .nd rule.
.nd regulation. promulgated by the Bo.rd or the ~aaoci.tion, u .mended. I'.llure to
comply .hall be ground. for .n attloo by the ~I&ociarion, an .ggrieved Unit Owner, or
any per.on .dyer.ely aCCected, Cor recovery of d.mage., lojunctlon or other relief.
4,2. ~dmini.tration of Condominium, The Condominium .h'll ~e .dmlnl.tered
~=:.t1\':-.~'O\la~!~~n""'the.proyi. Ion. of the ~ct, '.th.l. -n~~I"'r"t'I;',n .~n:~ t:h~~ llyi aw',
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4,3. Uae Ileatricted; Uae by Decl~rant.
(.) The Realdenti.1 Unlta .h.11 be occupied .nd u.ed by Unl.t Ovner. .nd
Occup.nt. for re.identi.l purpo.e. .only, . . .
(b) No "1'01" Sale" or "1'01" "eot" .ign. or other wiodow di.play. or
.dverti.ing .hal1 be maintained or permitted by .ny Unit Owner or Occupant on any part
of the Condominium without the prior written con.ent of the Board.
(c)
Dec1arat Ion or
ule. of Units
The foregoing provisions of this Section or any other provi.ion of the
the Bylaw. notwithst.nding, neclarant may maint.lo .ales offices for
In the Coodomlnium aod models as it sh.l1 from time to time detenllne.
Declarant shall have the right to relocate, from time to time, .nd to
dllcontinul .nd reestabli.h, from time to time, within the Condominium, until all of
the Unit. h.va been conveyed to . Unit Owner other than. oecl.rant, .ny one or more
of such officel or model.. neclarant 01.0 shall have the right to change thl u.. or
combination of u.es of such offices or modelR, provided th.t such offices or model.
.h.ll be used only for sales offices or models, The tot.l number of such offices or
models maint.lned .t any time by . necl.r.nt shall not exceed three, .nd the .i&1 of
any .uch relocated or ree.t.bllshed office or model shsll not exceed the si&e of the
l.rgest Unit in the Condomioium.
(d) Decl.rant 1100 may maintain slgllR on the Common Elements .dvertilinl
the Condominium until .11 of the UnltR hsve been conveyed to Unit Owner. other th.n .
oecl.rlnt. Declarant ahall rlmove all such Rigns not lIter than thirty (Jq) d.y.
.fter all of the Unit. have been conveyed to 1I0it O"ner. other than Dlc1.r.nt .nd
.h.ll repair or pay for the repair of .11 damage done by removal or such signs,
(e) The roregolog provision. or this Section or .ny other provi.ion of thl.
Declaration or the 8y1a". notwlth.tanding, the Assoclstion may maintaio an of rice In
the Coodominlum for maoagemeot or the Condominium,
4.~. Ha7.ardous Use and Wute, Nothlog .hall be done to or kept in any Unit
or the Common F.lements that "ill IncreaRe any rote or in.urance moiotoined with
re.pect to the Condominium without the prior ",ritten conRent of the 80ard. "0 Unit
Owner or I)ccupaot sholl permit noything to be done to or kept io his Unit or the
Common "l.ments thst "ill reRult in the cnncellstioo or InBuronce maintained with
re.p.ct to the Coodomloium, or thot would be in violation or any la", or that will
re.ult in che commitment of "a.te (damago, abu"e or destruct io,,) to or in hi. Uni t or
the Common ~:lcml~lltft I
4.~. Alteration. of Cumm~n f:l.ments. "0 Unit Ol./ner or Occupont, except
Declarant dUl'inR tho nec1.rant Coner,,1 I'criod, sholl olter, conKtrllct soy thing upon,
or remove .1nythinp, rrom. the rommon r.lcmp.l1tPI I or pnint I decorate I landAcnfH! or adorn
any portion of the ('om",oo "Iements, ,'ithout prior I./ritten consent or the 80ard,
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~I;~l 8(j[}p!jE 686
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4.6. Renting oC Uoits. A Unit Owner or hie IBent may lease hi. unit or
put thereof provided the leGle be in lIl"itioB, and Ihall be lubject to thi.
Declaration and the Byla~I, and any Cailure of the lellee to comply ~ith the terma of
.uch document. .hal1 be a deCaul t IInder the leue, Any Unit Ovner, ~ho enter. into a
lea.e oC hia Uoit .hal1 promptly notify the A..ociation oC the name and addrl.. oC
each \elln, the Unit rented, aod the term oC the leal.. nth,r, than, the CoreBoinl
..;..:--- :rru~ir"}.llIUl~ "1c:h.Ua.i.t...lbtnc:.t:jhftI1' h.&.1I.I.1w.. ~-t,~.......lii~Uni t.
. .' ...oll
4,7. . .Pet I, Pet., 1,\\11.1, be, ,d 1,Q.we.d, in .tbll.,.condollioilllLi'JtlJllC t to certain
rule. .nd 'relui.ci'cna 'prorau'll.cecrnollr'C'1'In6'T/f ~lme"b)> che lIoaril"or;lhe "lIoeiation or
in the Byla~l. .. "'.'
.
.,
4,8. Rulel and Regulationl, tn addition to the CoreBoinl reltriction.,
condition. and covenaota concerning the ule oC the Condominium, realonable rule. and
regulationl not in conClict there~ich and aupplementary thereto may be rrollu11aced and
amended from time co time by the Board or the Aalociation, as more Cully provided in
the Bylaws,
4.9, Re.trictione, Cooditione end Covenante To Run With Land, r.lch Unit
nwner and Occupant Ihall be lubject to all restrictionl, conditiona and covenlnt' of
this Decleration, and all such reltrictionl, conditione and covenant. ehall be deemed
to be covenlnte running with the lind, Ind Ihal1 bind every perlon h.ving any interelt
in the Property, and Ihal1 inure to the benefit oC every Unit Owner,
ARTrCI.r. v,
Aleeeementl
5.1, "I.e..ment Liena. The Board hal the power to levy 1.lellmentl 1.llnlt
the Unite for Common Expensee, ~uch 088el8ments Ihall be a lien on the Unita alalnlt
which they are aaaeaaed, and IC aoy poyment thereoC becomee delinquent, the lien mlY
be forecloled and the Unit aold, or 0 money judgment obtained aBainlt the peraon.
liable thereCor, all aa set forth io the "ylaws,
5.2. Personal Liability oC Tr.oaCerees; Statement; Liability oC 'Firet
Mortgogee.
(a) The persooal obligation Cor aeseBsrnenta ~hich are delinqueot at the
time oC rrnn.Cer oC n Unit Bholl not pans to the trnn.'eree oC said Unit unle..
snid del inquent nueBSments are eKpreBsly assumed by said trnnsCeree,
(b) Aoy trsnsferee re'erred to io (a) above shall be entitled to a
8Catement from the no.rd, pursunnt to Section 8,11 oC the 8ylnws, and such
transferee's Unit sh.11 not bll subject to. lien for any unpnid aaae.smeot.
ngainnt ouch Unit in excens of the amount therein Bet Corth.
(c) Where 0 FirAt 110rtgngee, or other persoo claiming through such First
Hortgngee, pursunnt to the remedif!8 provided in a Oeed of Trust, or by
foreclo.ure or by deed, or ,,""i!:nment, in lieu oC foreclosure, obtnins title to n
lInit, the linbility of "uch Fir.t Hurtl:nllee, or 8uch other perRon for al8essments
ohn11 he unly for the .snen"ment'., or inr.tnllments thereof, that ...ould become
~elin~uent, if oot poid, after nc,!"inition oC title, For purposes hereof, title
ro a IInit .hnl1 be dllcme!1 nC~lliro'd hy foreclosure upon expirntion oC the
sppl icnble period uf redemption,
. .
, ,
.
. .
~O:;. 8ng '!t: 687
,
"
(d) Without releealnl the tren.fer fro. any II.bility thereCor, any unp.id
portlon of ....ument. which I. not a lien under (b) above or, re.ultin., II
provided in (c) above, frOll the uerei.. o{ re.ediu in a need oC Tru.t, or by
foreclo.ure thereof or by deed, or ..eiltl1llent, in lieu of .uch' foreclo.un, .hall
be a Coaneon Expenu collactible fro. all Unit OImeo, Includin', the tran.fer..
under (b) above and the rlr.t Hortl;!:e. or .uch other per.on~der (c) above who
'::'.~::::'::"=-':"-=:::acq urr~,~Oiin.Hh"1p~y~ro"red-o'\Jn.".' r'd...il,,~:'."1in;em:~'-fin"rrf-:""'_'" ..
(oreclo.ure, ' I . ,~\
"...'. " '.. .. 5. )':'~':p-F;;lii b ff:i ~~' '~i' t~';;~-~'r'~; f';~~-'l.i~;"li'i ~'~--f:~' ~~~;ilit i ~~ Toward CODDon
Eap.o,.', No \lnit Owner mey uempt himulf Crom liebillty Cor hi....'har. of the Co_on
Expen... a..eued by the A..ociat Ion by waiver of the uu or enjOymlnt of eny of the
Common Elemeot. or by abandon~ent of hi. Unit or otherwi.e,
A'rIfLE VI.
Hanelement, Heintenence, Repalre,
'eplacement., Alteration. and Improvement.
6,1, Common Element..
,
(a) By the Allociation. The man'lement, repli'c.ment, m.intenanca, repair,
alteretion and improvement of the r.ommon F.lement. .hell bl the reeponlibillty of thl
Aa.oci.tion, and, .ubject to the provi.ion. of ~ectlon 6,2 hereof, the co.t thereof
ahall be a Common Exp.nao to the eatent not paid by Unit Ollnoo pur.uant to Slctlon
6.I(b) h.reof, All domag. caused to a Unit by aoy lIork on or to the Common Elcmontl
don. by or for che Alloclstion .hall be repaired by che Anoelecion, and che co.c
thereof ahall be a Common F.xpen.e.
(b) 1I~ Uolt Ovnefl. F.ach Unit Owner .hall pay all co.c. to repair and
replace all portLona of the Common ..Iement. th.t may become damaged or dutroyed by
reason oC his intentional ects or the intentlooal act. of any Occup.nt of hi. Unit.
Such peyment sholl be made upon dem.nd mode by the Alloel.cion.
6.2. Common..x ense. Associated with Limited r.ommon F.lemeot. or Rene{ltin
LeIB Thsn All UnIts,
(a) Any r.ommon Expenae aIBoclated with the malnteoance, repair, or
replacemeot DC 0 Limited Common ..Iement nhall be auessed against the Unit, or In
equal share. to the 1I01ts, to which such Limltod Common ..Iemont 110' allocated .t tha
time the expense WDS incurred,
(h) In additioo, tho ^sooc!at Ion may useBB any Common F..pen.e benantlng
Ie.. than all or the IInita ngainot the Unit" hen.nte'! in proportion to their Common
... pc n 5 e I i 0 b i lit Y .
6.3, Units, Ench IInit Ilwner 'hall maintaio hia lInit at at I tim.. in a good
nnd clenn condit~,'nd rcpair and repl.,ce, at hi. e.penne, nIl portion. oC hi. lInit;
ohnll pCI rtll'on hi.. rc.ponnibilitiull in ,,,:h m"nnur ae not to \Jnr...onnbly dioturb other
OCC'Ipnntn; .h"ll promptlv rcport to the Iioard, or its aRl!ntn, any dcfect or need Cor
rel'"r. tho rospollOllblllty lor wlllCh IS :hot 01 the 4nsoclntlon; and, to the extent
tnat Ruell e"pellftC IR not covered by thl! proceeds ot II\Our.1nce cnrrled by the
A..oCI.tlon, Olhnll 1'".\' nil cnnts to rOl'n" and rnpl.ce nny portion 01 .nother Unit
Cllot lIon hocome ~nlnn&cd or dURtroycd I)y reanon ol his OWI\ nctl or oml9Slonl. of the
t.. '
au~' 8fjO r!~! 688.
let. or ollli..lon. of .ny Occupant 01 hi. IIn! t, Such payment .hlll b. m.d. upon d.mand
by tha Unit O"nere oC .uch other Unit. Nothing herein' coorlined .hlll modify Iny
".iver by inaur.nce comp.nl.. of right. oC .ubrogat ion,
6,4, Waiver oC CI.i..., F.xc.pr only.. provid.d in Rection 6,5<a) .nd (b),
the A..ociation .,r... th.t it .h.11 allk. no chi.. aaainot a Unit o~;;r or Occup.nt,
~. ':'. ~~..:';n;a=~.elt ~rii'f:'t)l;.t."T"'8illf7!tlcc'tlpi'nt,~..~''''.:tH.1: .'ti..'ilirr..' ..'ifr:'iio'l<fn'"", .i n. t the
Anacl.tlon, the _ber. of- the 80ard, officer. oC the "..oci.tl~n, .ot employe.. or
',':_'!lg8!'C.:. of;, ~~l,~~.~...~ef_,:or:,~~_a}.!'at .nf_-:'~I,~::.u~a.i.~d.,by ~tba . Rou.d-ar ,hi. or it.
oltlcor., ihrector., .mp10yeo. or .gente, or other Unit n..ner. or Oc.~upftnt., Cor .ny
10.. or d.mll. to .ny of the Property, or to a IInit or pereon.1 pro,;J.tty therlin, evell
if c.uud by the ami..ion or neglect 01 .ny one or alore 01 .uch 'perl~~1 Ind III .uch
cllim. Ire hereby ..aived and reiee.ed; provided, that thil ...iver .ha11 not Ipply to
.ny .uch 10.. or dam.ae due to lotent ion.l Ict..
6.', aight oC Entry.
(a) 8y the A..oelltion,' Th. Alloci.tlon, .nd .ny pereon .uthoriud by the
Alloel.tlon, m.y enter .ny Unit or .ny of the I.lmited Cornmon F.lement. in cue of .ny
.m.rgency or d.naerou. condition or litu.tion ori_lnfttinR in or threatenina th.t Unit
or .ny of the Limited Common rnement.. The A..od.t ion, .nd .ny pereoo .uthoriud by
tha Alloel.tion, .rter r...on.ble notice to 0 Unit (hmel' or Occupant, may .nter th.t
Unit or .ny of th. Limited Common Elementc for the purpo... 01 perlonuna any 01 the
A..oclatlon'. dutle. or oblla.tion. or e.ercl.lol .ny of the A.aoci.tion'. po"tra
under tht Act, thi. Decl.ratlon or the 8yla". With rllSpect to ~hot cr anI' other Unit,
.ny Limit.d Common E1.ment., or the Commo', ~:l.menc.. 1I0t"j :IoH8n'Ji II~ ~.c t lun 6.~, tl,..
Aa.ocl.tion .hall be re.pon.lbl. ror the repair or .ny damaae c.used by the
Alloc:l.rlon or It. .uthoriud pereon to the .nt.red Unit, .nd the colt therloC .h.ll
be . Common E.pen.e. AIt .uch entrl.. .h.ll be m.de and don. so u to c.u.. .. littll
Inconv.nlence .. poulble to the Unit nwnor end Occupant oC the enter.d Unit or .ny
portion 0' thl Llmit.d ('ammon F.t.mentA allocated to Che Unit Ownor.
(b) By Uoit Own.re. F..ch Unit Own.r .nd Occup.nt Ihall .Ilow othar Unit
O"nor. .nd Occup.nta, Ind th.ir ropre..nt.tive., to eoC.r hiA Unit, or Limited Common
F.I.mentl .llocated to hi. Unit, wh.n r...onably n.c....ry Cor the purpo.. bf .Iterina,
m.intalning, rep.lrina or replecing the IInit or, or perConnlna the duti.. and
obllgationa under ,he 4ct, this Declaration or the 8ylaw. or the Uoit Ownar or
Occupant m.kinR such .ntry, provided th.t r.quelt. for entry II'. mode In .dv.nc. .nd
thlt auch lotry is at a t im. convenient tu tho tJolt Owner or Occupant liho.e Unit or
Lillllted ('ommon F.lemont I. to be entered, In eaee of an .merg.ney or dena.rou.
condition or situ.tion, .uch right 01 entry Ih.11 bo immodl.re, Not"ithetanding
A.ction 6,4, the pereon making aueh entry aha11 b. reapon.lbla for r.p.lr of .ny
d.m'M. cAuo.d by ouch peroon to tho .nta,,'d Uni r or limit.d ('ammon KI.mont.
~~Tll'l.~; VII.
InBuraoca
1.1. !:~~n~-Y_,_!.!:1~~~~_l!' 1'l1tl ~'Htocintion "hnll maintAin CABU.lcy ("..ur.ne.
upon rill! Property i 11 tilt! fliJffiU of I Rnd the prnC(ledll thorco! !thsll he p.yable to. the
A."OCI/HIOIl, alt truttLuo for nil Unit f1\'(III~rli ,inti r;ecurity Uoldel'M lttl their ,nCllrelt.
may .1flrwar, nnlt be di~hurRlld pllrRllnnt tn fhl! Act. fiuch lnRurllncB fih.11 ho in.n
..mount 'Hilla I to not lOAM thfln the filII ill!qlrfdde VAl un IlC tho Property on p
replftcemullt COlt hasin IIl1d Ahnll i"Allrn nl~alflHt IltH:h riak. and cont.ain 'lJch provi.ionl
BOlll
889 P&~[ 6S9
II thl lIoud from time to time 111111 determine, but It I minimum .hlll conform in III
ruplctl to the requirem.ntl of the ~ct, ond Ihlll provide that, notwithstaodiog Iny
provilion thereof that givel the in.urer an el.ction to re.tor. dlmlg. in li.u of
m.king . Cllh lettlem.ot, .UCh option Shall not be exercisable if luch re.toration is
prOhibited purauAnt to Section 47C-3-113(h) of the ^cr.
___"_"':.__" '. _. ..7~~.,,,-~~'lb+t1:vilbilitY_ilUUrIDCIr.'':''Dl'~~.).U4C.t:a'tICsh...hTl=t '1Gintaln l'ubHc
liability io.uunce Cor the benefit of the Unit Owner., OcCUPlllt.. 'cO:I holden of a
vendor'. interut in . contract. for" dee<l.on a Unit, thl ^..ocf.C'1o.~.the Bo.rd, the
m.n.glr, iC any, the O.clar.nt, .nd their reapectiv'e officers, ,dlre'clora, Igent. and
employee., in luch amountl anu with luch coverog. .. Ihall b. d.t.....min.d by the BOlrdl
provided th.t the public II.blllty inluranc. ahall be for .t le..t One Hillion Ooll.ra
($1,000,000) per occurrence for death, bodily injury lod property dlmage. S.id
in.urance Ihall contain 0 lever.bility-oC-intereat endoroement precluding the in.urer
Crom d.nying I i.bil ity b.c.u.e oC negligent .Ctl oC .oy inluredi inlur. III oC luch
beo.fited partie. againlt aUCh liability arisiog out oC or in coon.ction with the u..,
owner.hip or mlinteoloce oC the Common "lements, .nd the streets, .idewalks .nd public
.p.CU .dJoining the Condominium; '.nd inaure the .....odation, the BOlrd, the mlnlger,
if Iny, Ind their respective oCCicer., directorl, agent I and employeel againat .uch
li.bility ariling out oC or in connectioo with the ule or maint.oanc. DC the Unitl.
7,3. Fidelitv Coverage, "idelity coveralle .hal1 be maintAined by the
Allodat ion in cu....ercial blanket form covering each director and officer oC the
A..ociation, any employae or .gent of the ~Iaociation and any other perlon h.ndling or
r..pon.ible for hondl in~ fundi of th,. ~"",d.l;ion in the f.c~ amount of at lealt th~
gr.eter of (i) ooe anol one-hulf (1-1/2) tilll"' tho cntl..at.rl annual operating e.panGea
Ind raaervea oC the Allociation, or (il) the aum oC three month.' auregate
......ment. on all unit. plul the Alaoci.tion'. re.erve fundI. SUCh bond. .h.ll
cont.in .n .ppropriate endorlement to cover perlonl who lerve without compenlatlon,
The premium. 00 such bonds Ihall be a Common Expeose,
7,4, Other Inluraoc., The Asaociatioo may procure ouch other insurance,
including worker's compenlltion insurance, IS it may from time to time deem
Ippropr iate to protect the Auoc iat ion or the Uni t n"",erl,
7,5. 10Ruraoce Trustee, The BOlrd mlY engage, Ind psy ss 0 Commoo ..xpense,
Iny apprnpriate perRon to Ict II an insuranc. trustee to rec.iv. aod dilburse
insurlnc. proc.eds upoo such terms as the Board Shill determine, cOII.i.Lenl with the
provlliono or thc ~ct and thi. Declaration,
7.6. Individual Policy Cor Unit Own.rs. ..ach Unit Owner may obtain
in.urance, at hll own expenAe, affording perAonal property, additional living expenae,
condominillm "A"CSAment, personsl llahility, and any other coverOlle obtaioable, to ths
extent aod in the nmOllnta Ruch lInit OWller deem. nece...ry to protect hll own
interelts; providcd that any .uch inRuronce shall contain waiverR pursusot to Section
6.3 and Shall provide that it is without ~ontrlbutions agsinst the insurance purchl8ed
by the Al8ociation. If a cn.ualty loa" iJ sustsined and there io 0 reduction in the
smount of tho procec'lo thut \Jould othHwine he pnyable on the ill"uranc. purch..ed by
the AflBOcIlltion d1l0 to the prorntion or infHlrnnce purcha!ed hy II Unit Owner under thi,.
~ection, ""ch lInit Ownct ohall he ILlI'le to the A"sociatlon to the ..t.nt of such
reduction nnd .hnll pay ~he .mount nf ollcll fI'lluccion to the A..ociRtion upon demlnd,
Ind aSlillnR the proceeds of hio innurnnce, to the extent of luch reduction, to the
AAlociHion,
tn'.-
8f;9 '1;: 690
~A'rlr.l.F; VIII.
Cuual ty Damall~
If all or any part of th~ Property ahall be damall~d or deetroyed, the ume
ahall be repaired or replaced, and proceeda oC inaurance -hall be ~ed and applied in
.. . ,.ccord.nce witll_-tiL'L.H~iJ..io.I!' or. SJlctinn 4~:3~I1J(h) QC' the ",c't. ;~
_.4___...,_.______ ....
.~. '~.
.A!'T.'ICl.E IX.
~.
....,
';1
'II
...
..
.condemn.tion
"
In the event of a taking by eminent domain, or by a conveyaoce in lieu
thereoC, of all or nny part of the Property, the ume shall be repaired or rlltored,
and the nwarda paid 00 account thereof .hall be used snd appl ied in accordance with
Section 41C-1-101 of the Act,
AATIC:U: X.
Termination
The Condomioium may be terminsted ooly in strict compliance with Section
47~-2-118 cf thc Act,
Acrtr.l.F; Xl,
Amendment
Thi. neclaration may be ameoded only in .trict compliance with ch~ Act,
includinll, ...ichout limitatioo, Sectione 41r.-2-110 and 41C-2-ll~ of the Act, eKcept
that no amendment alterinll or impairing Special Declarant eighte may be made ...ithou:
the ...ritten conaent of Declarant,
~ATI r.l.F; X It.
eight. of rir.t Hortgag~~.;
VA, rNHA and FIIl.HC Provi.ions
The Collo...iog provisionB shall take precedence over all other provi.ion. of
this Declaration and the Rrlawa:
12.1. Availability of C:ondomioium Documente, !looke, eecorda Bnd rin.ncial
St"temrntfl, The ^sRocintion Rhnll t upon reQtleAt nnd during normal bU!lnf!lu hourI'_
mllkr. nVI1llnhl" ror in~pcction hy Unit n""f1l'rH Dnd the F"il"llt ~ortF.ngcu~ Bnd eh" inllurcrll
tHld r,llllrnl\tOl"'1 of n J:"irnt Hort.~ngc on any Ullit, current copieR of the necllretion. the
Ryla...., other rulea and rellulntiona governing the C:ondominium end the books, record.
aod finsncial .tatement. of the A,"oci.tion, The ~..ociation .hell provide an .udited
fjnancial .tatement for thl! precedinR fi."nl ynnr if requentnd in "ritinR by e Firat
Joiort)(I1Rer. ur inllurcr ur Jtllnrnntor of II ~irlit Mortr.a~e. The -"AAocintion "hllll. upon
requt"~: nnd dllrin~ normn) lJullincAM houri'll make avoilable for lnspectaon by pro"pec:iv(l
purch.",," of Unit., cllrrnnt copic. of th,> T1eclorntion, Rrla..._, other rule. "nd
reRul8Cion. ~ovnrning the fondominium, .1n~ the mOAt recent annllnl audited lioandal
statemcnt.
e~~'
8t;g't~~frJl
12.2. 5ucceuore' Personel Obl:gation for Delinquent A.u..ment., The
personel obligation for 88eeumeots which ore delinquent et the time of tren.fer of a
Unit .hell not pas. to the aucces.ors In title or Intere.t to .eid Unit unless said
del inqueot ..sel8lllente ere expressly ..sumed by them.
12.3. 1I1ghts of Action, The A..ociatlon and anyeg'grieve,d JJ~it Owner ahal\
.:.J1.....~..t.!8ht~bf~crl.on-.8d.'\lIt.:-1lIlIl:".nliilet'.'.el\d anY'.lurieve'd Unit OvnllWlI'hall heve I
right of ection Igein.t the AIsociltion for feilure to comply with thi~provisions of
thi.s Oecllrltion, the llyllw. Ind the rulco, reguletioo., and..decisloni, of the
A..oeletlon mlde puraue"t to luthorit'y granted to the "..ncletion In thi. Declerltlon
end A)'law., .
"
12.4. Hlnagement Ind Other "greements. "ny mloegement agreement between
the Oecllreot or the "..oclation snd a profel8ional manager or any other agree..nt
providing for servlcee of the developer, .ponsor, builder or Declerant shall be
tenninable by either perty thereto without cause and without psynlent of a terraination
fee upon not more than thirty (30) days' prior written notice and shall "ot exceed a
term of three (3) years, aubject td renewal by the conseot of both parties.
12.5, lIight of rlr.t lIefusel.
mortgage or otherwile convey his Interest
right of first refusal,
The risht of a 1I0i t nvner to sell, traosfer,
io his Unit Ihall not ba subject to .ny
12.6, Conaeot of rirst Hortg.geeo, Thl. 5ectlon 12.6 .hal\ toe effective
onl)' if, et the tim~ thi. ~~etion \.IolJld npply, at le,,.t one lInit is subjP.ct to
finllndn~. AllY Jcdsioll to terminBte the Condominium for re,18ons other than
aubstantlal destruction or condemnation of the property shall require the prior
written consent of ~liglble Hortgage ~oldere, es defined In 5ectlon 12,8 hereof,
representing at leest 67% of the votes ellocatad to Units subject to rirst Hortgagea
held by F.llglble 110rtgege lIoldero, or such greater requirement. opecified by the "'ct.
~xcept for eny ameodment to the Decl.ration made for the pUrpooe of sdding eoy of the
"dditional Ileal Estate to the Condominium in accordance \.lith the provisiooa hereof,
any emendment to the Declaration or Byla\.ls which chaoees aoy of the followin, ahal1
require the prior \.Iritteo cooeent of Unit OIoIners holding at leeet 67% of the totel
votes in the ".societion and of ~ligible Hortgege Holdere representing et ieeat 5\% of
the votes allocated to Units subject to rirst Hortgages held by Eligible Hortgage
Holdera, or such greater requirementa specified by the Act or hereuoder:
(a) voting rights;
(b) aasessments, aRsessment liens or .ubordinatlon of such lieoa;
(c) rcserveR for mnintennnce, repair nnd replacement of Common Elements;
(d) reoponsibility for maintenance and repaira;
(c) reallocation of ioterests in the Common F.lements or I.imited common
Elemeots or righta to their use;
(f) boundnrieA of any lInit;
(g) convertibility of IInit. into Common r.lements or Common Elements into
lIoit.:
BU~J. 8fjgf~j! BU2
(h) ekpanlion or cootrlction oC the Condominium or the Iddition, Innekltion
or withdrowII oC property to or Crom the Condominium;
(i) inlurlnce or fide I ity bondR;
(j) lening DC Unitl;
It"'. ,...,": ....~.=.:.:::~::..\...:"'..:..:;:""'.:-::-=-: .:......~.;..._. . - .:;~.7""'. :_",,-,,,~'_'lG.:'::-:'~. . .:~ .~._
,. ,.' (k) impolition of any reltrictionl on
tranlfer or otherwile,coovey .hie.
. . \
,
"'_ '" .t-..._. . _ ,...",. '..
.~ ..~. -........--
I Uoit Owner'. righll"to Ie 11 ,
'Uni t i
(\) I dedlion by the Allociition to eetablilh le,IC-manegement when
prorell~onel management had been required previoualy by any ;.ligibly
Mortgage 1l01der;
(m) r..tor.tioo or rep.ir of the Condominium (after d.mage or de.truction
or p.rtial condemnation) in . manner other than that Ipecified in thi.
Oeel or. t i on or the By lllls ;
,
(0) .ny action to terminate the legal Hatu. of the Condominium after
aubatlntial damlge or destruction or condemnation; or
(0) any provi.iona that expressly benefit First mortgagees or in,urln or
guarantors of Firat Mortgagea.
1~,7. Consent of First MortgageeB or Unit Owners, Thi. ~ection 12.7 .hall
he effective only if, at the time this ~ection would apply, at leut one Unit i.
.ubject to FNHA Cinoncing, UnleBs First HortgageeB holding at least 66 2/3% of the
votee allocated to Firat Mortgageee (except Firat Mortgagees having one vote per Unit
financed), or such higher percentege as is required by law, of the First Mortgage..
(bued upon one vote for each First Mortgage owned) and IInit Owners (other than a
Declarant) holding ~t leaat 66 2/3% of the total votes in the Asaociation have given
their prior written approval, or such greater requirementa specified in the Act or
hereunder have been satisfied, the Assodatioo shall not be entitled to:
(a) by actor omission, seck to abandon or terminate the Condomio'ium;
(b) ekcept io the CBBe of any addition of the Additional qeal ;'Btate
purBuent to the provisions hereof, change the pro rata intereRt or
obi i gnt ionn of ~ny IJni t for the purpoRe oC:
(I) levyiog assessmentR or charges or alloc~ting distributions oC
hazard inauraoce proceeds or condemnation swards, or
(ii) determioing the pro rata .hnre oC ollnerRhip oC eech Uoit in the
Commoo f.lementR;
(c) pnrtition or subdivide .lny Unit;
Cd) e.cept in the cnRe oC nllv nddition of the ^ddition.1 qeal r..tate
purnunnr to the provisiunR hereof, by net or omiRnion, neek to abandon,
pnrtition, n"bdivlele, I!ncumber, .ell or trnnBCer the Common ElemenCa,
(The ~rnntin~ of ellAementn fur public utilitien or for othH public
p"rpORen eonnistl!nt with thl! intnnd.d "ne of the Gommon Elements sh.ll
Il{lt 1>0 deemel' n trnl\~f(!r wi:llin the manning of tlliA clnllsu),
aO[}l 8Dgrl~! 603
(e) Ule huard insur.oce proceed. lor 10.Hes to .ny p.rt 01 the r.ondollliniull
(whether to Uoit. or to r.ommoo ^Iement.) for other than repair,
replacement or recon.tructioo thereof.
12,8. Notice, ~ach Fir.t Hortgagee and each in.urer or auar~otor 0' a
-, .....~i ~~t,!!.ort 8~8.~." u~,orUIr i t,~e_!'...req!.'~!,.~ ~E'~':"li,nJ ,,!E,':._~~-.~~_':E'~~~'~~'t~!,:!~g _tTh~
-.-V,lir.ncuiiit;....edDy'l:1IlfrIl'n:-liln'q1ITd7f\"c i1....nvur.d or. 'IlUlln11t"riir," . p,' ,nn t ed
to timely written notilic.tion by the A..ociation of (i) any propoeed ~'tion which
reqoire. conBeot of a ..peci lied perceotage of Firer Mortgageea; (ii) a:'";i condnnation
or caau.lty 10.. that .reect. either 0 moteri.1 portion of the Condomin\om or the Unit
aecuring it. First Hortgage; (iii) ooy bO-doy delinquency in the pa)'lllellt of
o.lelsmeoto or ch.rges o~ed by the Unit Owner of che Uolt on which the'Pirlt Horta.gee
held it. Fir.t Hortgoge or in the performance of .ny ob1igatioo under this Decl.ration
or the Bylaw. by ..id Unit Owner; or (iv) .ny Iopae, cancellotioo or ma~eriol
modification of ony in.urance policy or fide1iry bond maintained by the A..oci.tion.
Each Fir.t Hortgagee who ho. reque.ted the A..ociatioo to ootify it of ony propo.ed
.ction that requirea the conseot of a .petilied percentage of Eligible Mortgage
Holders .hall be con.idered an "Elig~ble Horcgage 1l01der," With respect only to
non-materiol alJW!ndment. (which excludes item. (a) to (0) of Section 12.7), .uch as lor
the correct ioo of technical error. or for clarification, aoy First Hortgagee who
receive. a written reque.t by the A88ociation. or any Unit Owner, to approve an
addition or amendment to the Declaration or Bylawa who does not deliver or post to the
requesting p.rty a negative respon.e within 30 day. sh.l1 be deemed to have approved
luch requeot.
12,9, ~..essment.. A..e..menc. .h.11 be due .nd p.y.ble in monthly
in.t.l1meot., A. provided in Article VII of the Bylaw. and al legally required by
nection 47C-)-JIS of the Act, Decl.r.nt .h.ll p.y .11 accrued expen.es of the
Condominium until ......ment. are lovied ogoinHt the Unit.. An "Ie..ment Ih.11 be
deemed levied ogainst . Unit upon the giving of notice by the Boord to . member of the
Allotiation who il a Unit Owner of that Unit, Unit OWnerl Ihlll have no obligltion to
pay monthly ...es.ments uotil ao assessmeot i. levied. Assessments will beain It such
time as the Board elects.
12,10. Rights of First Hortgageej Insurance Proceeds or Condemnati~n Awsrds.
No provision of this neclaration or the Bylaws shall be deemed to give a Unit Owner.
or any other psrty, priority over any righes of a First Hortgagee pursuaot to its
Virst HorrR"ce 00 said Uoit Owner'. Unit, in the ca.e of a di.tribution to soid Unit
Owner uf ll1HUrLlIlCIJ proceeu" or condt!mnLlcion a\Jards for IOBses to or " taking oC Unit.
aod/or Common Elements.
ARTlrLE XIII.
Cener.l Provisiolls
13,1. r.onflict with the Act; Severability. nllOuld ooy of the terns,
conditions, provi.ions, paragraphs, or c1ou.es of this naclaration cooflict with ony
provisiolls of the ~ct, the p,'ovi.iolls of the Act .hall control unless the ~ct permitl
the Occlarution to ollurrido the Act, in which l!venC the Ouclarncion ahall concrol.
The invalidit), of any COVl!nlll1t, rustrictioll, condition. limitation, provi.i~nt
po,ragraph ur clause of this Oeclarorion, or of allY parr of the 8ame, or the
applic.tion tlll!reuf to IIIIY person or cire',m.tollce, aholl not imp.ir or oreect in ony
manner the val,dity, ""furcoohi I ity ur effect uf tho rest 01 this Oeclsration, or the
appliclltion ur .11lY !luch COVt!llIlllt, rcstriction, condition, limitatioh, provision,
porograph or cl.uso to IIOY other porson or circumstonce..
13,2. toterpretaCion of Decloratioo. Whenever appropriate einsular may be
read aa plural, plural may be read oa singular, and che m..cul.ine sender ..ay be read
II the fel1linioe or neuter sender, Compouod worda beginning with the prefix "here"
.hall refer to this entire Declar.tion aod ooc merely to che part': in which they
appear..' . ..... I
:._... ...,~:.._..._._-:"" ::...:.:....:........:..: '._~. _= .'! '.,',r-:&,', _,.~~_;.:.::~-..~'~~.'l:r,u"~.~:-f:.~~....;;'_~r_'::-~'--::" ...........:.--:-...-..-:.. .., .",
. . . -. .
The caption. herein are only for conv&nlence and referenc
ducribe the ecope of thia Declaraci61\, or the intent of
. . , .~j
.,....'i
"." ..'
'.. .".
... ',',
,-
BO~J. Bfj9rm694
aod
.ny
13,3, Caption.,
do noC define, limic or
proviaion.
.' ' ., "'1
Exllibic.:" Exhibita A, B;'C '.nci'D'il:-t;~~ed 'ii'ere;tcl are hereby IIlIde.
13 ,4,
part hereof.
IN WtTHF.Sfi WHEqEOF, the underaisned h.. executed thi. Declaracion aa oC che
d.y and year firec above written,
'.
ST.
rolina Joinc VenCure
BY:
!lEA, tHe,
,
'.
BY:
qANDOLPH FINANCIAL !lEqVICES COqPOqATtON,
tNC:.
//l~~~'
1,._ Sr Vice President
., :
,.
.
ATTEST: "
BJUUJ-L~
fiecreCary
, .
,
,
,
STATE OF NOqTH C:AqOLINA
C:OllfITY OF rlHSl.nW
I, a Notary Public of said Couoty and State, do hereby certify th.t
John II, Starlin~, Jr. personally came before me chi. dsy snd scknowledged thst
(s)he i. Secrl!tary of CF.fITUqY-21 8Y Tm: !If;", tNC., a North Carolin. corporation,
end thnt by nuthority duly given nnd n. the nct of the corporation.. . member
of H. ~(1Q1TZ, n 'Iarch rnrolillll joint venture, the foregoing iostrument W8S
Ai,,"(!!J in itA n",ml' by its Prellldent, 1\t!nlud \Jith its corporate Real anri attested
by \tR r.ecrl'tnry.
of ~ eJ,...
, 1988,
. ~.. ~
, . . .t.
, .'
afJ~r 869 rlj[ 6!J5
STAn or ~''l1l CAJOLI""
COI1lfTY or Ilardoltil
t. I "ot.~y Public of Ilid County Ind Stltl, do hlrlby certify thlt
Bruce C Bailer Plnonally ca_ befora _ thi~,,4lIy and Icknol'ladlld
_.~, ~"'.~-::'~).~'.~': ":w.~.!:r:of:~..uoI.PtI~p.tfll\ltO h\L :,lI!"Y1CII..OO'.PO~!''ttONp..uc..~. .. .
"o~th.CI~ol{na corporltlon, Ind thlt by luthority duly liyen Ind II ~~e Ict of
~'-'lI!""'riration .. I _.be~ of ST. HQR ITZ , I North ~9~&1!' joillt. v..nture, the
,..,'.lGII~.14,...iJ.lItru.ent .11 .ilnld in it. nlM by itl/l'i'II"J.nt, I"lad rith it.
l,"eCif"por~.,...l Ind Ittutld by it. Secrdtery, " :.
$ ....., ... .... --. '0 " ..... _ '. .. ~
I :,l 0 ..~I I. y-. ~.' .. j .. ,,,.. 'I
. ( i" ..... } ',;tn..., II' hind end lell, thil 11th dl' of . March", 1988.
,-:e, \/l , :.... !
,. ..... \; i-.
\ ~ .
~'" '1i't'M'f','.?flb ~ l:
~.r~~~1on Elpirl':
1""'1.,..1
1l0R'l'B CAlOUN,\, 0.... CouIm
'l\o '.....Iac ..nI/lcall(,) or
Patricia J, Stanley & Lisa Wil lenb~r9
No~) r.~11c Ii ~) "nln.4 '0 ... itlT..l. nit \...INm.nl ... p.lllnlld r.. "1111."1.. ..4 .....4.4 In Ihit .m.. In
.... l:lb9mo 68 Thl. 14th d".r March,
~' BB .1-0. or? ~ o'd... ~P. y.
_~!.. JIA~ "'_ --------
.0: . ~_ -,...:
-...... r( .." JJ'I"'tI '" D....
".
BOOK 869'l.i 606
CO>>SENT TO D~CLARATION
"
WILLIAH 0, HOOVER Ind lIRUCE C, 'BAILER, Trulteu of
._-;' -~~-'''''"1l'.'ri.aoTPh. C.o.UrifY'.l(o.r't'n....Ci't-'oI i n'ai;~iiicr ~r:T,R-RT":',S-o-UTIfETl~:~),..n liaS A.NO
, .. ':",.
'-.: . \' '", I. ',..', .
LOAN ASSOCIATION, join in the execution of thia Dec.teration for
. . '. . -: ~
. , .. .~
the I ole pur pOI e 0 f con 0 e n tin g too U c h D e ~ I a rat ion 0.11 d for the
'/ f.,a
purpoae of aubmitting and .ubje~ting any' and all int~re8t they
.hove' 0";- may.. have by virtue or that c'enain deed of 't"ruet recorded
in ~ook 790, Page 509, to this Declaration.
,
IN WITNESS WHF.AEOF, WILLIAH 0, HOOVER and SRUCE C.
BAILF.R. Trulteeo, have hereunto oet their hand and oeala thia the
11th
day of
Harch
, 1988, and FIRST SOUTHERN
SAVINGS AND LOAN ASSOCIATION has causRd this Oeclaration to be
executed by itl duly authorized officer and ita corporate leal to
be hereunto affixed thia the
11th d.yof
Harch
, 1988.
( SF.AL)
WILl.IAIi D. HOOVF.R, 'Truatee'
~, fu l'~ IJ'\....Uf.AL)
nRUCE C. BAILF.R, Truotee
FIRST SOUTHf.RN SAVINGS AND
LOAN ASSOCIATION
1,1' I
...,",
", :.:,..~.."(.c'ORPORATI:: SF.Al.)
. "', . .
.~ 1 . ."' , ,. . '. ",
f :.; l ~'.; ,(11'1":51:
\ ~"\" ::..: ..' ," ~~" _..~~) -;'
-';';' ..,.:....:......1Jlt...L--;-;J(' "
...,., , /fJrt _ c r ct. r y
RY: -if./,I/;il (J~~'1L
Idl-, President
"TA'H r1r '11I.orll r^.n1.IN^
I
DO~~ 8(j9~.!::6!]7
~TAT~ OF NORT~ CAROLINA
COUNTY OF Randolph
I, a Notary Public of eeid County and State.,.;do hereby
,_.~~ t'~:l:.I'1:i:.f1"tt h..l::.:'1I1!'lte!:-.e;;....,ft~t. r:r.>;:t:r ~u ~:t:"ti':f."1I'll"nIll~~n"T."Tl'l''A r e cr- 'be f o'r e
me thi. day and acknowledged the due execution';ofth~loregoinl
inatrument for the purposes and iotent. ther4i~ expre~aed.
",I'"'' ........ . . . .... ...',
." It. "
..'>.':...::....::... Witne.s my hand and notarial oe'.l, thil the ."lllh day
../ ~:..,:. o' f:',)r. t.,c h t . 19 B B . I ,,",.' 7:_ t .....;
. f /tl"~"~-:" '.. .:,\~.:.. :. ':
1 '.~: \,0:. , t ' r~ ,,"... : NO A R Y P U "L t ...
't .J -' .." I' , I
" "'."" "y....Co...m a.lon Explrel:
'" ..:.::.........,"
", ./ ,.:',\....
-"".. ....t.
STATE OF NORT~ CAROLINA
cnUNTY OF
Randolt*1
I, a Notary Public or Bsid County and State, do hereby
cert i fy that Michael R King persona Ily appeared before
me tlli. dny And acknowl~dJ:t!J tllnt (.111.. I. 'lp.cr~t.ry or I'IR~T
~nUTIl~;~N ~~\'ING'l ,\NO LO^N M,~nrr^TTnN, n nn: i(\na' bAnking
aalociation, and that by authority duly liven and as the act of
the association, the foregoing instrument WIS aigned in its nlml
by Its President, sealed with its corporate seal Ind attelted by
,,......'....,''It.. Secretary.
,.'- ,';". ,I'.,. "1,
.... ,-I'" ...........:. ":" ". ,
... 'V ", '.... '. Iol1tneas my hand and notari al leal, this 11th day of
(. /\',:~,'."a:C'.t.h;.,1988.
: : :
~ t" :.' .
" ." '. " r, ,'l."; .,
., 'f' J .. r "
. ..' .'" - - ,,' -,' , NOT ^ R ..
'f,.' .", ,',,' ,
", "; .:'.....'I'y..Cdmmi s s Ion 10-1-92
", '. ~ f Ll.. .,"
'............. ,,'
"OIl'T1l CAIIOU"A. OIlSlml Coulm
,.... I""""", ..rUIIcoll(.).1
Lisa Wi Ilenborg
NolUJ'(i") Publlt '- (.u) ",lllied 10 be urrett Thll inltrvmtnl wu prcunled ror IIIIU,.IIOI ud rnordld in 1..11 orrin In
100. ~"69 ~~' 6~,I Thi,..l..1JJLd',., March. ,
~i': jf~~OrJ'.. ~=--;1". ) P. r.:-M, u __ . _ ._
I4f ~{..tj: .... N" e..... ..,...., 0( 0,...
t~~. 8[;9 ~.\:: BaS
El(Hl8lT 8
To Declaration
, ,
. ' ,
_._............__...~""~,....._,~.~,...........~"..._.....u.Ao"l.tt,...rtt"'._,,...,:.'~~l...f'.-"'t..-..- ...~.__.._. -..........-.. . --.. ,::1.:.'" .
_.- -n..--t..ll11..tea"'""'i1'ommon I: ('1!1Mnt1".....'\'ff., ...;.r--'.....;l',.'..
. '
, .'
,',
.....
}.~ :
,
~tor.ge Comp.rtment.:
f:acl;1 Unit ovn.'r" ~h.11 be ~11:oc.ted thou
Lim1ted Common Elementa, .a ~hovn on the
floor Plana, in the mannet: ht forth balov.
,
..'
". .',
I Storage
Unit Compartment
I No. I No,
I
I 10 I 101-~
I 102 102-"
j 103 103-~
.
I 104 104-^
105 105-"
106 In6-^
201 201-~
202 202-"
203 203-"
204 204-"
205 205-"
206 2 06- ~
301 301-"
302 302- A
303 303-~
304 304-"
305 305-~
306 306-~
401 401-~
40. 402-^
403 403-A
404 404-~
405 405-"
406 4G6-~
50 I 501-^
502 502-~
503 50J-"
504 504-~
505 50'l-^
50b 50(,-^
601
606
." "'.
&OJJ. 88gr!~! 699
f;XHIllIT A
To lleclarGtidn
....~*'.:p...Io'-.....'-:'I....'~...........
. .....---.....-
Legal.Deatri'ptlon'
, .'
7-:_.,~
, ,
"
.:;
8einK .11 of I.ot Number. 2, 3,4, .nd 5, AO Ahown on that tertG,in plat eotitled
"nivi.ion or Hartha !lurton r..tGte, ~tump ~ound Tovnahip, On.low Cpuntj', ~t.t. or North
Carolin.", prep.red by C:ow.n and JoneA, P,A, aegiitered L.nd fiurveyor.., d.ted l1etember
16; '1977, .nd recorded in' Ha.p 1I00k 18, .t Page 18, filide''-10J-II, 00116'w C:ounty
aegietry,
L< ...1. I L I I 1.1
i
j
.1
eO~1 -arm pm 700
nYl.AII~
o.
ST. HOqITZ HOHf.OWN~qS ASSOCIATION, INC,
'..
7-:-'-:-'''~ "'~.'7'" ~'.~"-~::--'":' - ..'.ii:-Ho'rtii'Cir~i iT;i'iii:i~i>'r'o'f(t':c-~riiorpH~)i':
under the LevI of the
Stlte or North Carolina
".0_ .~.~-
- :--:--
,.
" AqTtc:t.~. I
. -:... -'
- .....
- '-
...
'of _ ...._..
Identity
Thele are the Bylawl of ST, HoqtTZ Ho~nWNEqS ASROCIATION, a North
Carolina nonprofit corporation, (the "Association"), the Articlel of
Incorporation (the "Articles") of' which have been filed in the office of ' the
~ecretary of State of North Carolina,
.or purpolel oC the Ie RylawA, terml apecifically defined in the
Oeclaration of St, Moritz, a Condo.ninium (the "Oeclaration") or io the North
Carol ina Condominium Act, Chapter 47C, Horth Carolina General Statutea (the
"Horth Carolina Condominium Act"), ahall have the BOme meaning herein,
ARTtCLf. II
Qualificationa aod qelponllbilltiea
oC Hemuerl
2.1. Hembera, f.ach Uoit nvoer Ihall be a member of the Aaaociation,
Ind Ihlll remain a "",mber until he ceaaOB to be 8 Uoit nlolner.
,
2.2. More Thoo One Owner, Wheo there il more thin one Unit Owoer of
a Unit, oil such persooa shell be members oC the Asaociation,
2.3. Registration, It oh.ll he the duty oC eoch Unit Owner to
regiater hia name and the number oC hil Unit with the Secretary oC the
Alaociation, If a Unit Owner doel not so regiater, the Auociation Ihall be
under no obllgnrion to recognite hi. membership,
2,4, Prohibition oC ^ooignmenr,
Aflloe iftt ion llHf'etR cannot he trllf1fl(l!rrod or
tohilUnic.
The intereBt oC a IOOmber in the
encumbered eKCC(lt n8 on IIppurtenance
ACTICI.f. tll
~emtJer~1 ~e~tiI1r~ and Voting
3,1. Plnce, Meeting. of the membera shall he held at the registered
ocr ice of the ABAocint ion, or o\lch other plnce withio Onalow rO\lnty, North
Carol ina no mny he deBiRnntod Crum time ~o time by the Roard,
j I /" /J I 1,1
eoo~ ~DY rm 701
. ,
),2, Annual Heetlng, The ...mberl ahall lIleet at lent once each Yelr
ftI IpeciCied in the ootlce 01 luch meeting given purluaot to Rectlon 3,4. At
cech Innull meeting the memberl ahall elect memberl oC the Board ("Oirectora")
Ind may tran~act any other buatnea~ properly coming before them.
3,), Special Heetlngl. Rpeclal meetlnga oC the membera mlY be cllled
at Iny time by the Prelldent or by the noard, and Ihall be called and held
within thirty ()O) daYI aCter wrltteo requent there Cor IIgned by memberl oC the
Alaoclatlon entitled to calt at leaat tweoty percent (20%) of the totll votea In
the Alloclatlon tl delivered to any oCCIcer or Director oC the Aaaoclltlon, . No
bUllnela Ihall be tranlacted It I apeclal meeting except thlt which II Itlted In
the notice thereoC.
3.4. Notlcea, Notice of all meetlnga oC the memberl, Itlting the
dme and place, aod accompanied by a complete agenda thereof, Ihall be given by
the Presldeot or Recretary to each member. Such notice Ihall be in writing, and
Ihall be hand delivered or lent by Uolted Statea mail to the memberl It the
addreuel oC their relpective Unltl Ind to other Iddreuel n Iny melQber lDay
haVe deaignated to the Prelident or Secretary, It lealt tWenty-one (21) dl~1 in
advlnce of any annual or regularly acheduled meeting and at lealt ten (10) daYI
i.n advaoce oC any other meeting.
),5. Quorum; Adjournment If no Quorum, A quorum Ihlll conlilt of
membera preBent, in perBon or by proxy, entitled to caat at lellt twenty percent
(20%) of the total votu in the Auoclat lon, If I quorum il not pruent, the
meet log ahall be adjourned from time to time until I quorum il prelent.
),6, Votea; Aalociation Shall Not Vote, The totsl votel in the
A~Bociation are allocated to Unita by the Declarltion, The votea Illocated to a
Unit may be COlt by the Unit Ovoer of that Unit. When there II more thin one
Unit Owner of I Unit, the votea for that Unit ahll1 be caat II they Ihll1
determine, The votel allocated to a Unit Ihall not be Ipllt but ahll1 be votel
II a alogle whole. When there ia more than one Unit Owner of I Unit and Ilid
Unit Ovnera cannot agree on how the vote for that Unit ahlll be cut, the
dlapute ahall be reaolved by arbitration. The Allociation Ihall oot be entitled
to c..t the votel allocated to any Unit owoed by It.
3,7, Mnnner of C..tlng Vote!, Votea may be c..t in perlon or by
proxy, A proxy mUlt be 10 writing, be ligned by all Unit Ovnerl of the Unit the
voteB of Vhich are nubject to the proxy, be given ooly to another member or to I
securiry Holder 10 thnt Unit, and be filed with the Recretary beCore the _etinl.
A proxy Ihall be valid until revoked In vrltiog by all Uolt Ovoera of luch Unit,
3.8.
the votel coat
Oecl Hit Ion or
Qequired Votel, All qucRtlonl Ihall be decided by I IUjodty of
00 the queltlon, uoleoo the provloionl oC applicable law, the
theoe Rylawo require a grester vote.
3.9, Action by Membero Without Meetlog, Any Rction that may be tlken
at. meeting of the member., may be taken without a meeting if ouch action il
.uthort.ed in n writlnr. netting forth the Rctloo taken anrl Ie Ilgned by III
memberB, or if Buch .ctlon iB taken In aoy other lIlanoer permitted by IIW,
3.10. Prohibition of Cumulative Votlog, There Ihal1 be no C~lIlulltive
voting,
bOu~ 809,tc[ 702
AIITlCLE tV
nirectorl
4.1. rirlt Board, The firlt Board ahal1 conailt of the five (S)
peraona elected by the member., whoae nameR are let forth in the Arr icieR, and
luccellOU to any thereof elected by the membera.
4,2, Number and ualificationa of Directorl, The Board Ihal1 conlilt
of five (5) or aeven ~ natural peraoll., al determined at Iny annual meeting by
the memberl. Each Oirector Ihlll be a Unit C)IIn.r or the Individual nominu of a
Unit Ovner which ia other thin an individual.
4,3, r.lection of Directora. At the fir.t anoual meeting of the
memberl, and at each aubaequent annual meeting, the membeu ahall elect the
Director. by e IMjority of the votel cut In the election,
4,4, !!.!:!!' The terml of the Directorl Ihall be Itaggered 10 thet at
leaat one (I) but not more than three (3) DIrectora are elected at anyone
meet ing and 10 that no Director "I term ia lell than one (1) year nor more than
three (3) yeara. The Directora Ihall eltablilh rulel to implement the
provilionl of thil lection. Once elected, I Director Ihlll hold office until
hil .uccellor h81 been duly elected and hu quelified,
4,5, hmovll. Any Director may be reD\oved, with or without caUII, by
a vote of the member entitled to cut It leut lixty (60%) percent of the total
votel in the Aalociation, at a Ipecial meeting called for luch purpoae, and e
euccelacr may then be elected by the memberl to IeI've for the balanca of the
removed Director'l term,
4,6. Vacenci.., Any vacancy in the Board Idling by death or
rellgnetion of I Director ahall be filled by Ict of the remaining Directore.
whether or not conetituting I quorum, and a Director 10 elected Ihall aern for
the unexpired terD\ of hil predecellor in office,
4.7. lIegular Heetingl, lIegular meetingl of the Board D\ay be held It
luch time and piece u Ihall be determined by I lIIajority of the Directorl.
Notice of regular meetings ohall be given to each Director, peraonally or by
D\ail, telephone. or telegraph, at least aeventy-two (72) houri prior to the
meet! ng.
4,S, Special Heetlnga, Spedsl l1IIletlnga of the Board mlY be called
by the Preaident and .hall be called by the Prelideot or the Secretary and held
within ten (10) daya after written request therefor Ilgned by two (2) Dlreetorl
II delivered to any other nirector or the PrclIdent or the Secretary. Not le'l
than leventy-two (72) hours' ootice of loch Ipeelal meet ing ahall be given
personslly or by mail, telephone, or telegraph to each Director; provldad'thet,
in ca.e the Preaident or any Director determinel that an emergency exiltl, e
Ipeclsl meeting may be called by giving luch ootice al i. poalible under the
circum.tanccn. All noticc" of a "pecisl l11Ceting Ihall Itate the time, pllce and
purro"e thereof. No bueinell Ihall be tranlacted at a Ipeelal meeting except
that which il Itsted io the ootice thereof.
~,9. Quorum; AdJournmellt if No Quorum, A mojorily of the Boord sh.ll
COIl.t itute I quorum for the transact ion of buslne.. It .ny meet ing o,f the Boord,
If. 4uorum i. not pre.unt, the m.et ing .h.ll be .djourned from t im. to time
Ullt il I quorum i. pr.sent, The signing by . Director of the minutCl of .
m.oting sh.ll constitut. the prosonce of .uch Director at th.t moeting for the
purpole of d.termining . quorum,
4.10, Hln".r of Acting. Each Dir.ctor sholl be .ntitled to one (I)
vote. The act of . m.jority of the Directors present at a meeting sh.ll
const ituts the aq of the Board unlese the .ct of a greater numb.r is required
by the provisions of appl icsble low, the Declaration or thell Bylaws.
4.11. Board Action Without H.eting. Any .ctioo th.t msy be t.ken .t
. m.etiog of rhe Board m.y be takeo without a meeting if such .ction i.
authoriud in a writing, setting forth the .ction taken, signed by .11
Directors.
~ .12,
no compenllt ioo
incurred in the
Com en.ation of Directors Restricted. Directors shall receive
for their .ervices, but m.y be p. d for out-of-pocker expenee.
performaoce of their duties .. Directors.
4.13. Power. and Dutie. of Board, All of the powerl .nd duti.. of
the A..oci.tion .h.ll be exerci.ed by the Boerd, including thole existing undlr
the Cammon law, applicable atatutea, the Act, the Declaration, the Articl.., and
theu Bylaw., 81 aoy thereof olay from time to time be amended, Such powln and
dutle. .hall be exarcl.ed In accordance with the provi.lon. of applicebll law,
the Declaration, the Artlclea, and the.. Bylawl, end shall Include, but not be
limited ro, the following:
(a) To prepare and provide to IIIflmben ennuel1y, a report
containing et leut the fol1owing:
(l) A .tatement of any capital expenditures In excI.. of
two (2%) percent of the current budget or Five Thousand ($5,000.00) Dollara,
whichever i. greater, anticipated by the A..oci.tion during the curreot YI.r or
succeeding two (2) fi..al ye.r.,
(l i )
replacem.ot fund and any
project by the Boord.
A statement of the status aod amouot of any r"lrVI or
portloo of the fund designated for .ny specified
(Ill) A statement of the fin.nclal condition of thl
As.oci.tion for the last fiscal ye.r,
(Iv) A Itatement of the st.tus of any pendlog suit. or
judgments in which the Association i. . p.rty.
ABfiociation.
(vI A statement of the insur.nce cover.ge provided by the
(vi) A statement nf .ny unpaid ......m.nlS pay.ble to thl
AIRoc.:iatioll, idttntifYlng the Unit and the amount or the unpaid alle.lment.
(b) To adopt .nd amend budgets .nd to determille, .nd colllct
a lHtt!'Slinlf'lIt !; tu pay the Common Expanses,
&O~~ 809mr 703
,,):11181T C
To OeclBrat ion
Percentage
of Undivided
Unit lnterut in Percantage of Vat.. in
~ Common Element. Common r..pen.81 1.lIdcl.tion
101 3.2278% 3,2278% 1/32 nd
102 2,5582% 2,5582% 1/32nd
103 2.8903% 2,8903% 1/32 nd
104 2.8903% 2.8903% 1/32nd
105 2.5582% 2,5582% 1/32nd
106 J.227S% 3,2278% 1/32nd
201 3.2278% 3,2278% 1/32nd
202 2.5582% 2,5582% 1/32 nd
20) 2.8903% 2.8903% 1/32 nd
204 2, S903% 2,8903% 1/32 nd
205 2. 5582% 2,5582% 1132nd
206 3,2278% 3,2278% 1/32 nd
301 3.2278% 3,2278% l/32nd
302 2,5582% 2,5582% 1/32nd
303 2,8903% 2,8903% 1/32nd
304 2,8903% 2,8903% 1/32nd
305 2,5582% 2,5582% 1/32nd
306 3.2278% 3,2278% 1/32 nd
401 3,2278% 3,2278% 1/32 nd
402 2.5582% 2. 5582% 1/32nd
403 2.8903% 2,8903% 1/32nd
404 2,8903% 2,8903% 1/32 nd
405 2.5582% 2,5582% 1/32 nd
406 3,2278% 3.2278% 1/32nd
501 3,2278% 3,227S% 1132 nd
502 2. 5582% 2,5582% 1/32 nd
S03 2.8903% 2.8903% 1/32nd
504 2. 8903% 2,8903% 1/32 nd
SOS 2. 55S2% 2.5582% 1/32 nd
506 3.2278% 3.2278% 1/32 nd
601 6,6189% 6,6189% 1/32 nd
606 6.6189% 6,6189% 1/32nd
TOTAL 100.00% 100.00% 100,001
eOill, 8fJ9 PJcr 7r .
EXHIBIT D
To Doc I arlt ion
1. Deed of trult from Leglllon, 1. Joint Venture to William D. Hoover
and Bruce C. 1l1lhr, Trultee for rlret Southern Slvinge and l.oln
dlted and filed for record July 3D, 1986 It 12121 p.... In Rool' 790,
Pege 512, Onllow County ~egietry, North Cerollna, to lecure $3,650,000.00,
II modified by l.oln Hodlflcltion 1.greement recorded July 8,1987 In Book
840, Plge 489, Onllow County Regletry.
.
2. Security Ilrument with Flut Southern 5evlnge & LOin, 18 evidenced by
Flnlndnl Stetement 186-3661, Filed July 30, 1986 in the Onelow County
~e&lltry .
,
3. Tltll to thlt portion of the property, if Iny, which !lee below the mun
hllh wlter mlrk of the Atllntic Deeln.
4. Normll utility .."mentl of. record.
I\O~ 8r;9~.~.[ 706
(c) To regullte the UH of, and to mainteln, repair, repllce,
modi fy and Improvo the Common r.lomont..
(d) To adopt and amend rulee and regulatlone and to eetablllh
rel80na ble penal t lee for infrect ion thereof.
(e) To enforce the provi.lone of the Declaration, the 1.rticlee,
theel B)'la"e, the 1.ct, and rulee and re!;ulaeione by all legal meanl, including
injunction and recovery of monetary penaltiee.
(0 To hire and termlnete IUnar,j ng agente and to delogate to
euch agente euch powere and dutlee II the Roerd ehall determine, except euch II
ere epeclficelly required by the Declaration, the 1.rticlee, thue Byll"I, or the
1.ct, to be done by the Board or the membera. Not"ithltandlng the foregoing, the
Property, includinF elch Unit, Ihall It all timll be Dllnlged by I lingle
mlnaging agent. The eingle maneging Rgent ehell not have luthority to lelle Iny
part of I Unit without the approval of the Unit Owner.
(g) To hire Ind 'terminate agentl Ind Independenc contreccorl.
(h) To inacltuce, defend, incervene in, or lettle Iny licigltion
or adminllcrltive proceedinge in ICI own nlme on behllf of iClelf or cwo (2) or
more Unic Ownerl on mattere affeccing the Condominium, che Common Elementl, or
more chan one Unit.
(i) To eecablilh and dlslolve Ind llquidlce, from cime co clme,
reeerve accouncl for any purpole.
(j) To borrow money for che mlintenance, replir, replacement,
modification or Improvement of Common r.lemenc. Ind to pledge Ind pay
aeeellmente, and any and all ocher revenue and Income, for auch purpol8.
(k) To buy Unice, in forec1oeure of an Ullument lien, or at
any other time or for any other rellon, and co lell, leue, morcgage, Ind
ochor"lse deal In Unitl from cime to time owned by the 1.uoclatlon.
(1) To Impoee end receive psyments. feu Ind charges for che
use. renca1 or opereclon of the Common r.lement8 other thin the Limited Common
Elemente, except for elevetore, stairway., hallwaye and other portlona of the
Common Elements which provide aceese to the Unite.
(m) To grant leasee, Ilcenees, conce9Plona and easemente throuah
and over the Common Element..
(n) To Impoee nnd collect reasonable chergu, includlna
reaeonable coets and ettorney'a feee, for tho evaluetlon, preparation and
record.tion of amendmente to the Declar"Lion, re.ale certificates required by
Section 515h.4-J07 of the 1.ct, or certificates of unpaid aasessments.
(0) To provide (or indcn,nilicntion of tho huociatlon'a offlcerl
and Director. and maintain officer"' aod Directors' liability Insurance.
(p) To Impoee charges for late payment of ..seaamenta Ind, efter
notice and an opportunity to be heard, levy rea80nable fines for vlolaciona of
tic Declaration, theae 8ylaws, or the rules and regulations.
eo~', 809 PAGf 707
(q) To implemenc and maintain the etorm water management progra~
and Iny and all other environmental programs.
1.~T1Cl.E V
Officera
5.1. Designation of Officers. The offlcera of thla A8Ioclatlon ahall
be a President, two Vice Presidents, I Secretary, and I Trellurer. The majority
of the officera ahall be Unic Ownerl or the Individual nominee of a Unit Owner
"hlch il ocher chan on Individual. 1. pernon may hold one or more of auch
offices at one time" except Chat the Pre.ident shall not at the 8Ime time hold
another office in the 1.uoc!acion. The Board may elect an ..alscant trellurer,
an asailtanc secretary Ind .uch other offlcere II in itl judgment may be
neceUary.
5.2. lilection of Officere. OCClcera of che t\uociation Ihlll be
elected by the Board. Election shall be held annually at the flret meetinl of
the Board held after the annual Ifll!eting of the memberl, except thlt the f1rlt
!loard ehlll elect ofClcere .. loon as practicable after filing of the
Declaration.
5.3. Term. Each officer ahlll eerve until hil luccealor hll been
duly elected Ind""'iii"i qUlllfled.
5.4. ~emoval. Any officer mlY be removed, with or out wlthouc caua.,
Ind wlthouc notice, by the Roerd.
5.5, V.clncy. Any vlcancy in any office .hlll be filled by the
!loard, Ind an officer electld to fill I vacancy ahlll lerve for che unexpired
term of his predecel80r in office.
5.6. Powera Ind Dutiee of Officerl.
(a) Pre81dent. The Presidenc Ihlll be the chief executive
officer of che Association; ahall have all of the powera and dutie. Incident to
the office of a pre.ident of a corporation, including, but not limited to, the
duty to preeide at all meetinga of the BGard and of the members, end tha general
lupervision of officere in the mana~ement of the buelness and affalrl of the
1.8Iociatioo; and ohall lee that all actions snd re.olutionn of the Board are
carried into effect.
(b) Vice Pre"ident. The Vice-Preeldents Ihall perform luch
dutlu of the Preaident II ahall be auigned to them by the Pruident, Ind in
the absence of the President ahall perform the dutiee and functlona of the
Preaident.
(c) Secretary.. The Secretnry ehall keep the minutea of all
meeting" and actions of the Board and of the membera; ehall give all requirad
notice. to the Directora ond mnmbers: ah,,11 keep tho recorde o( the 1.uoclation,
except those kept by the Trea.urer; sholl perform all other dutlee Incidlnc to
the orrice of a secretary of . corporation: ond ahall perform luch other dutlea
required by the Boord or the Preaident.
eoDI ,tstJ~ '!j[ (Uti
(d) Treuurer. The'Treasurer ehall hive custody of III
intangible property of the 1.uociation, including funds, IIC url till , and
evidenceB of indebtedne6S; ehell keep the \looks of the Auociation In accordlnce
with good accounting practicee and I'rincipah, and, upon requeBt, Ihall lubmlc
them, together wlch all vouchere, receipt., recorda, and other peperl to the
Board for examlnetlon and approval; shal I depolic all moneye Ind other valuable
effecta in depoaitoriel dealgnated by the 80ard; ahall dilburle fund. of che
Allociatlon II directed by the Board; and ehal1 perform all other duelee
Incident to the office of a trealurer of a corporation.
~.7. Execution of 1.Ereement., etc.
or other Inatruments ehell be executed by any
per.on or perlone al'may be deeignaced by the
All agreement., deedl, mortglgel,
two (2) officera, or by auch other
Boa rd.
5.8. Compensation of officere ~eBtricted. No officer shall be
compenaated for his eervlces in such cepacity, buc may be relmbureed for
out-of-pocket eltpenlla Incurred in performing hie dutie..
1.11TlCLE VI
Indemnification of Director. and Officera
The Allocllelon ahall indemnify .uch perlons, for luch expensel Ind
l'iebllitiee, in luch minner, under luch circumltlnceI, and to luch extenc, II
permitted by Sectione HA-I7.1 et .eq. of the North Carolina General Stltut...
A~TlCI.E VI I
FlsclI Management
The Board ahall deeignata I depoeltory for cha
mlY change luch depoaitory. Withdrawal of fundi
only by checke aigned by Iny two (2) ofClcarl of
perlona authorized by the 1l0ard.
7.1. Oepol itory.
fundI of the 1.lIoc!lcion, and
from such depolitory ahall be
the 1.seoclatlon, or any other
7.2. Fidelity Bondi. Fidelity bonds ehall be maincAlned by the
1.aaociation, in an amount determined by the hoard, covering each director Ind
officer of the 1.eaociatlon, any employee or agent of the 1.esociation and Iny
other perlon, handling or responelble for handling funds of the 1..lociltion.
7.3. Plyment Vouchers.
Board, provided that the Board may
manoglng agent of the 1.R8ociation.
Peyment vouchera Ihall be Ipproved by the
delegate luch authority to eny officer or
7.4. Annual 1.udit. An audit of the account. of the AIsociatlon ahlll
be made Innuolly by a certified public accountant, and a copy of the report
shall be furnilhed to esch member not later than 1.prll I of the year following
the year for which the report ia mode.
7.5. rilcol Yeor. The fiHol yeor of the ARBociatlon Ihall be the
calendar year provided that the noord, [rom time to time, by reeolution, 'IIIY
change the fiecal year to lome other dedEnoted period.
_.,_ ..... '''''''''....
ARTlCI.E \'111
1.l8e..mencI
8.1. Obligation of Memberl To Pov 1.llellmentel Amount of Levv. Until
the 1.18 ocl It Ion leviea a Common Cxpenle 89oeument, Decleranc shall pay III
accrued expenees of the Condominium. Thereafter, each Unit Ovner Ihall be
perlonelly end aeverally liable for the Common F.xpenlee thac are levied agllnac
hil Unit while a Unit Owner. Each Unit ehall be aaleaeed in Iccordance with
that Unit'a percencage of Common Expeneee 88 allocated by the Declaration, II
amended.
8.2. Allocstion of Common Surplus. 1.ny common aurplul, includina
fundi in ruerve accountl, may be allocated to each Unit in accordance with It I
percentage of Common Expenses, and, if allocated, may be paid to the Unit Owner
of thlt Unit, and, if allocated, may be paid to the Unit Owner or credlced
aga inlt thac Unl c' a share of Common Expensea lublequenc I y lleesaed.
8.3. Preparation of Budget and l.evying of Aaaesament. For elch
C1lcal yeer, beainning with che H5cal year beglnnina Januery I, 1988, the aoard
Ihall prepere and adopt a budget, inclucing therein llcimlCes of che Imount
necelaary to pay the Common Expenaes, togather with Imounta considered necelllry
by the Board for relerves. 1.fter preplratlon and Idoption of each auch budlet,
the ftoard Iha11 provide each member with a copy, Ind Ihlll aive elch member
notice of the IIseasment made against that member's Unit baeed upon luch budaet
and msy also state the Intereet to be charled on delinquent plymentl thereof.
The aeleaament ahall be deemed levied upon the glvina of luch nocica. Provided,
however, that the firlt budget after creetlon of the Condominium Ihlll be
prepared Ind .dopted by the 80ard only for the bllance of the then fl.cal yelr
of the Allociation, commencinl on the date of aubetantill completion of III
Icructural components and mechanical Iysceml serving mora chan one Unic of che
initial building to be constructed, shall be preparad and adopted al loon aa
practicable Ifter alid date of lubstantlel completion, and notice of che amounc
of the allellment againlt each Unit for auch balance of the flacal year Ihlll be
given by the Board to esch member II soon II practicable after edoption. Such
asoe.sment ahall be deemed levied upon notice thereof given hy the Boerd.
8.4. 1.seeeement 1. I.len. r.very asseslment shall conetltute a lien
upon each Unit aseeeled from the date the aesellment is levied, prior to all
other liens excepc only (I) real e.tate takee and other aovernmentsl lalelamentl
or charge. ng.in.t the lInit and (i I) liono and oncumbtencol recorded before the
recordation of the Decl.rltlon.
8.5. Pnymcnt of AlleBemente. 1.lgellmentl ahall be payable whsn
notice thereof la given, but ohall not he delioquent if paid at the timeR Ind in
the Imounte apecified by the Bonrd in the notice of aeaellment, Except for
apeclal .ueuments, 1/4th of the alleosments ahlll be paid on or before cha
firlt dlY of each quarter of the Iilc.1 ye.r of the 1.uocistlon. Paymentllhall
be mad. to the Association, or IS the Boord may from time to time otherwlle
direct.
8.6. Lien A. 1.geinlt Flrlt Mortgageee. The lien of aaaelementl ahlll
not be superior to the lien of a Firot ~ortgage.
CJ.:' O{)Url~r flU
8.7. Funde end ~uerveR, 1.11 Dums collected by the 1.l9oclat ion from
uoeumente .hall be accounted (or a. follol/s:
(8) ~eRerve Fund for ~epairs and Replacements. To thia fund
ohall be credited all .ume collected for the purpo.e of effecting repairl and
replacemente of etructural element. end mechanical equipment, and other Common
r.lement., of the Condominium.
(b) General Operating Reserve Fund. To this fund Ihall be
credited ell lum. collected to provide I reRerve for purpo.es of providing a
lTlQaoure o( finencial etability durlog period of apecial etreu, and may be uecd
to meet deficiencies from time to time u a reeult of delinquent payments of
a.ses.menta and other contingencie..
, (c) Maintenance Pundt To thil fund ahall be credited
collectiona of aueument. for all Common Expenaea for the current year aa well
II common profita and aurpl ua from the prevloul yeor, and not to be credited to
either of the above reeerve funds.
(d) Working Capical Fund. 1.11 fundi, if any, received by che
1.aeociatlon for the initial working capital fund of the 1.laociatlon, to defrlY
uhforeseen expenaes and/or the coat of Idditional equipmenc or lervlcea deemed
n~tesury or desirable by the Board, ehall be maintlined in and legregated in
chil fund for the UIC and benefit of the 1.l9odation.
The reRerve fund for repalre and repllcementa shall be eatlbliahed by
the Board belinning with the flacal year beginninl January I of the year two
ya.rl ofter the year in which the firet asaesament waa levied and Ihall be
funded thereafter by reguler inetallmenca rather thin by extraordinary apecill
IIseslments. Tha ruerve funde ducrlbed above ahell be maintained only In luch
amounts a. deemed neceseary or deoiroble by the Board, eubject, however, to the
preceding lentence. To the extent maintained, funda therein ahall be held in
auch accountl, and with such depositories aa the Baird, In Ica dllcretlon,
selecta.
8.8. ~peclal 1.soeRsments. tn addition to the saaeasmenta levied
purluant to ~ection 8.3., the Board, in ita discretion, msy levy .pedal
lI.eumento at ouch other and additional timee 19 In Ite judgment are required
for:
(a) Malntenanco, repair, reltoration and reconatructlon of the Cammon
Element., and operation of the Condominium.
(b) Alterot iono, Improvement., and addltlona to the Common Elementa;
provided, however, thot any auch speci.1 .1SROUment involving an upanditure In
axce.. of Twenty-Five Thou.and and No/lo0 Dollare ($25,000.00) ahall be flret
approved by the members entitled to caet or leaH fifty-one percent (511) of the
cotal voteR in the I,..ociotion lit a regular or epeciol meeting of the
A."ncintlon.
(c) Payment of con. ond "'penses Incurred In curing defaulta
purRuRnt to Section. 10.1. and 10.3. hereof.
eO:lY, 869mf 711
Special useuments mode pursuant to this Section IhAII be a C01Dlllon
Expenee, shall be deemed levied upon notice thereof being given to the memberl
subject to such epecial uaellment, and ehall be payable 1& determined by che
Board Ind 81 aet out in euch notice.
8.9. Common Expeneel 1.a"ociated with l.imited Common Elementa or
Benefiting l.eel Than ~11 Unitl.
(a) ~ny Common Expenee o880claced with the maintenance, repllr, or
replacement of a Limited Common Element Ihall be aleeeled against the Unit, or
in equal ahlreo to the Unite, to which auch l.imited Common Element wu allocated
It the clme the expense lias incurred.
(b) In Iddltlon, the 1.aeociation may leeess any Item of Cammon
Expenses benefiting leu than all of the Units againat the Unltl beneClted in
proporcion to their Common Expenle lilbllity.
8.10. Failure to Prepare 8udget Ind l.evy Annual 1.aleaament:
Deficlenclee in Procedure. The failure of the Board or dellY of che Board in
preparing any budget, Ind to levy or In levying aaeelamentl, ahall not
conetitute a waiver or releaee of the members' obllgltion to pay a..eumenCI
whenever the same ehall be determined and levied by che Roard. Until a new
leeelsment ia levied by the QOlrd pursuant to Section 8.3. each member Ihlll
dontinue to PlY che Ilaeelment then prevloully levied purlulnt to Section 8.3.
In the same amount Ind at the lime periodic timel II levied, or u the 80ard mlY
otherwiae advill in writing. 1.!eo, any deClciencll8 or inadequacieo in the
procedure followed by the Baird in levying an lalellment Ihall noc In any WlY
ICfect ita validity or the oblilltion of membera to PlY luch ullument.
8.11. A.lel.ment ~oll; Certificate. All a.aelamentl Ihall be let
forth upon I roll of the Unite, which Ihall be Ivaillble in the offiCI of the
1.saoclation for in.peccion at all relsonable times by membere Ind Security
Holderl, and their duly authorized repreeentltivel. Such roll shall include,
for eech Unit, the name and Iddress of the member or membere, all a..essmentl
levied, and the Imount of all asaeeemente unpaid. The Aeaociatlon, upon vritten
r'equest, ehlll furnish to I Unit Ovner, or his luthorlzed Igent, a recordable
certificate letting forth the amount of unpaid aaaeaaments currently levied
againlt hie Unit. The certlficlte ehlll be furnilhed within 7 businesa daya
after receipt of the request Ind shall be binding upon the Aasoclation and all
Unit Owner.. For luch cerclflcate 0 reoeonable fee may be charged by the Board.
8.12. Default and Enforcement. If any aauaamenc, or inltallment
thereof, remalna delinquent for 30 daye, then that sssesament, and all other
useuments then a lien against that Unit, may be declared by the Board to be
immediately due and payable in full, with interelt, without further notice, and
may b. forec1ol.d by the Asaociatlon 10 the mlnner provided by ~ection 47C-)-116
of the Act. 1.11 feel, late charges, attorneYl' feee, Cince or interest levied,
or collected by the Association in connection with any unpaid Isaeesmentl ehall
have the "ame priority ae the al8esoment to which they relate.
If ony .ction il token by the ^..oclotion to roreclo.. 0 lien on 8
Unit hecRuoe or unpaid au.eemento. the Unit Owner "hall be required to pay a
re..onahle rent (or the uee of the Unit during the period of redemption (rom
luch forec1Olure, ond the Auociotlon "hall he entitled to the Ippointment of a
receiver to collect the name.
eo~~ . 869 rm 712
In addition to the foreRoinR, and without wllving ite lien, the
~e.ociation may aue to obtain money judgment for the .mount of any delinquent
Ilseesment, or inotallmeot thereof, together with Intereac, and the member. so
aued and liable for auch aaseeRment shall pay all costs of collection, including
reaeonable attorneYl' fees, with intereRt thereon st the aame rate as charged on
the 85seumentR being collected from the dates Incurred until paid.
8.13. Interest on Delinquenc Aaeeeamencs. 1.aeeaementa, or
inetallments thereof, paid before they become delinquent, shall not bear
intereet, but all del inquent eums shall bear Intereet at the rate .et forth in
the notice levying the aeeeeement, noc exceeding the rate of interest sllowed by
the ~ct, from the date delinquent uot i I paid. If no lntereRt rate la aet forth
in ouch notice, euch interest rote ahall be the maximum allowed by the ~ct. All
payments upon account shall be applied firet to Intereet and then to the
81eeulDCnt, or inet.llment thereof, longest delinquent. All auch Intereet Ihlll
hsve the aame priority as the aseessment on which auch Incereet accruee.
8.14. Common Expensea. Common Expenaea Ih.ll mean and includa all
eums declared Common Expenses by the 1.ct, or by Iny Ipecific provision of theae
8ylawe or the Decl eratlon, and Ihall Incl ude, vithout IImi tatlon, the followlnl:
real escate taxes, and other governmental aasellmenta or ch.rges .g.inet che
Property until the Unite are eeparately aueued; premiume for any .nd all
ineurance msincained by the Association, including Iny deducclble or coinaurance
Imount not covered by inaurance; utllicy charlea not charged directly co Unit
Ownerej legal and accounting feeei costs and expeneCl Incurred In connection
\lith any litigation or administrative proceeding purauant to Section 4.13(h)
hereof; deficits remaining from any prior assesement period; the coec, including
feel snd intereate, incurred in connection with Iny borrowing done by the
Aelociationj the coet of III fidelity bondej costs imposed upon the Ae.ociltion
or sny part of the Common Elemente or the Property by, or incurred by che
A990ciatlon 99 a result of the performance, enforcement or amendment of, .ny
agreement or ea.emenc co which the 1.esociacion is a perty or co which the Common
r.lemente or Property, or any part of either thereof, I. or may be subjecti
amounts determined neces8lry for reserve fundsi and indemnity paymente made by
the Association pureuant to 1.rticle VI hereof.
A~TlCt.E IX
Relocation and 1.lter.tion of Units
9.1. Procedure. If any Unit Olmer desireB to (I) relocate the
boundaries of his Unit pureuant to Rection 47C-2-112 of the Act, (il) remove
partition. or creote apertures pursuanc to Section 47C-2-111 of the Act, or
(iii) make any improvements or alterations to hi. Unit which Impair the
etructural integrity or mechanicol systeme of, or leasen the support of any
portion of, the Condominium, the procedure set out In this 1.rtlcle ehall be
followed.
9.2. Notice To and Con.ent of Board. Prior to doing Iny work of the
kind set out in Section 9.1., the Unit Owner ahall give notice to the Board of
his intent to do Ruch work and request and receive the written consent thereto
of the Board or, on .ppeal, the ~..ociotion. With such notice ahall be given
(il a otatement of the work to be done, (ii) a copy of the plans and
apecificatlons for the work, and (iii) Ruch additional Information rel.tive to
.
~cn' an8mr 71~
che proposed work 18 the hoard may reasonahly reque.t. Upon receiving all euch
inCormation and any feee and charges requested by the 80ard, the Board shsll 8et
a date Cor a meeting on the propoBed work which ahall be within fifteen (IS)
dlY. aCter euch information and feee and charges ore received. Notice of 8uch
meeting ehall be given to all members of the 1.esociation in che 8ame manner as a
not ice oC I Ipecial Board meecing. 1.t the meeting, the 1I0ard ahall receive .uch
teecimony and evidence as It deems appropriate. The meeting may be concinued
from time to time by the Board. 1.t the meeting or ac luch later time but, in
any event, not later than 8ixty (60) daye after luch meeting, the Board Ihall
decide whether co conaent or not to consent co euch work. Written notice of
euch decieion ehall be given to eald Unit Owner and all membere.
9.3. Appeal to AlSociation. The Unit Owner propoaing to do the work,
or membere representing 10% or more of the tocal votel In the 1.91ociation, may
appeal the deciaion of che Boord to the Aeeociation by filing a eigned writcen
requeat for an A9Iociotlon meeting on che work propoaal. The written reque8t
musc be Hied with che Secrecary wichin cen (10) daYI of the date of the notice
of the Board's deciaion.
9.4. Meeting and neciaion of Aeoociation. Upon filing of on appeal,
a apeclal meeting of the membera of che Aeeoclacion ahlll be called. The notice
of meeclng shall be aent out within ten (10) daye Ifter auch filing, and che
meeting shall be held within thirty (30) daye ofcer ouch filing. The meeting
mlY be continued from time to time by the chairman. The provisions of Article
ttt hereof shall apply to euch meeting. ~t euch meeting che member. ehall
decide co coneent or not to coneenc to euch work. The declaion of the
Aleociatlon Ihall be finll.
9.5. Feel. The Board may require the Unit Owner propoaing to do the
work to pay releonable feel Ind charlee to cover the costa to be Incurred by the
1.laoclatlon In giving notice of and holding meecinls pureuant to chia Article.
9.6. Conditione. The Boord or, on Ippeal, the 1.eaodltion, may
impoee conditione on any coneent co auch work to protect the Common Elemenc8,
Unit6 and the Condominium, and to inaure that che provlelone of the 1.cc,
Declarltion and theee Bylawe are complied with, Including, without limitstion,
the furni8hing to the Asoociation of payment and performance bond6, or other
8ecurity acceptable to the hoard, to eneure that the propoeed work i8 timely
completed pursuant to the plans and 8peclflcationa therefor and all coat8
thereof peid.
9.7. Controlling Procedure. The procedure aec out In thla Article
ahall control over any contrary provision. in the 1.ct.
1.ntct.E X
Compliance, Enforcement, Fines and Penaltiee
10.1. Defoult and ~emedie6. 1. deCault in or foilure co comply with
any of the term8, condition., obligotion8, and provi8ione of the 1.ct, the
neclaratioo, the8e 8ylawe, the ~rticle., or the rulee ond regulation., a. the
88me may be amended from time to time, by any Unit O\ll1er or Decupant, ah~11 be
ground. for relleC that may Incl ude, without intending to limit the same or to
conetltute on electinn of remedieo, on action to recover flnee and penalties II
I
I
!
I
b
aDJl' 8f)HPL~dl4-
determined by the hoard, eums due for damagee, an injunction, or any combination
thereof, and which rei ief may be aouRht by the Aeeoclat ion, an aggrieved Unit
O....,er, or by any pereon or c1aas of person. advereely affected. Alao, if any
member Caila to perform any obligation under the 1.ct, che Decleration, these
lIylaws, the 1.rticles or euch ruler. and reculatione, then the 1.uociat!on mlY,
but la not obi igated to, perform the 88me for the member'l Iccount, and for luch
purpose may enter upon his Unit may make nece9Rary repaira, advance expennl or
other sume necessary to cure the default, and for auch expeneee and coati mlY
levy a apetial aeee9lment against the Unit owned by such defaulting member. The
Aa.oclation aleo shall be entitled to suapend the right of a defaulcinl Unic
O....,er to vote 81 a ...mber of che Aaaociation until the default II cured.
10.2. Notice of Default aod railure to Cure. In che event of any
auch default or failure, the Board shall aerve upon or mail to the defaulting
IllClllber, and to each First Hortgagee of that member'e Unit when required under
Section 12.2 of the Declaration, a written notice apecifying the nature of the
default, the cure thereof, and the time within which the cure ahall be effected.
Within the time limit specified In the notice, the defaulting member ml,. cure
the deCeult epeclCled, or 8erve ,upon or mall a written notice to the 80lrd
requeacing a hearing before the hoard. If a helring ia ao requeeted, the 80lrd
shall thereafter nrve upon or mail to the deflulting member, Ind to each auch
First Mortgagee Which was entitled to notice of che defaulc I' Ibove provided, a
notice specifying the time and place for euch hearing. At the hearing, the
Board shall take auch evidence and hear euch testimony aa It deem. necesslry or
desirable. The Board shall not exercise any remedlea to obcain relief from the
defaulc until the hearing ie over and the Board h81 made It I determinltion Ind
aerved upon or mliled the aame to the defaulting member and elch auch rirlt
Mortgagee. The hearinl llllY be continued from time to time II determined by the
Board. Upon tlkinl auch evidence and hearing auch teltimony, the Board, It the
hearing or at such later time, Ihall determine, in writing, Ind It ica lole
option, to waive the default in whole or in part, to extend the time wichin
which the default msy be cured, or to proceed immediately to levy I fine or
penalty, or to exerciae anyone or more of the remedies availlble to the BOlrd
due to such deflult. The Board ehall lerve upon or mail to the deCeulting
member, and to each such F1rac Mortgagee which W88 entitled to notice of the
defsult 81 above provided, a copy of its determination. If the defaulting
member (i) doea not cure che default or requeat a hearinl within the time limit
apeclCled in the original notice of default given pureuant to thil Section, or
(Ii) ao rcqueHe a hearing, but fails to cure the defaulc (to the utenc not
waived by the hoard) within the extended time, if any, granted by the Board
after hearing, then the Board ehall serve upon or mail co the defaulcing member,
and to eoch euch rirat Mortgagee which w." entitled to notice of the default aa
above pro\'ided, a written notice of such member'e failure to effecc a cure, Ind
the Boord moy then proceed to take ouch action aa it deema neceaaary to obtain
re lie r .
10.3. ~emedy of 1.batement in 1.ddition to Other Remediea. In the
event a member foil. to eCCect the cure "pecified by the hoard within the time
period set out in (i) or (ii) of 5ectioll 10.2. hereof, whichever is applicable,
where the der.ult i. a Rtructure, thing, or condition exiRting in or on the
premi"es o( the membor'. Unit, the Roard, or it. duly authorized reprenntacive,
ahall hove the right to enter upon the premi"e. of the member'. Unit in which,
on which, or aa to which, ouch default exists, and aUlll1larily to abace Ind
remove, at the defaulting member'a expenoe (and levy an as"eunoent cherefor ..
.
. ao'JP:. ~tJ1:Jmr '1~
provided in Section 10.1. hereof), the etructure, thing, or condition
conBtituting che def8ulc, and che Board, the 1.uoclation, and their agents,
employeee, Ind repreeentatives shall not thereby be deemed guilty of any manner
of treepau.
10.4. Inlunction. 1.ny pereon or clau of pereons entlcled to uek
relief for Iny luch deflult or failure may obtain a temporary reetrainlng order,
injunction or aimllar relief, without flrat using the procedure established by
Secclon 10.2 hereof, if such default or Callure createe an emergeocy or a
situation dangerous to peraone or propercy.
.
10.5. ~ecoverv of Atcorney.' Feee and Coets. tn any proceeding
srising because of an alleged default by a member, the prevailing party shall be
entitled to recover the coets of such proceeding Ind such reasonable attorneYl'
fees II may be allowed by che court, with interest thereon at the lower of (i)
4% over the prime rate .nnounced by the NCNB National Bank of North Carolina ac
the time the co.ta Ire incurred Ind (ii) che highest rite Illowed by IIW It the
time che coets Ire incurred, from the datu .uch coetl Ire incurred until Plid.
I
10.6. Nonwaiver of Covenant.. The failure of the 1.eeocllcion or of
any member thereof co enforce Iny term, provision, right, covenant, or condit ion
that mlY be Iranted by the Decllratlon, thue Bylaw., the 1.rticlu, che ruin
Ifld regulatione or the Act, II the same mlY from time to time be amended, Ihlll
not conscitutel wliver or abrogltion of the right of the 1.aaociltion or I member
to enforce auch tern, provieion, right, covenant, or condition in the fucure,
Irreaplctive of the number of viollclonl or brelchee thereof that mlY hIve
occurred.
10.7. ".......ent Lien.. Alle..mente lien. .hlll be enforced pur.ulnt
to 1.rticle VIII hereof Ind not pursuant to this Arcicle X.
"~TtCLE ltt
1.mendment
An Imendment to the.e hylave .hall be made and approverl In che minner,
snd Ihall be subject to tho slme restriction relstive to requiring prior vritten
coneent of 'f'iret Hortgageee, .. set forth In 1.rtlcle XI of the Declaration, Ind
once made, shall become effective when recorded in the same msnner and placa "'
an amendment to the Declsration.
AIlTtCLf. Xli
General Provisions
12.... ~ulee and Regulations.
(a) By the Board. The Boord, including the C1rec Board, may
promulgate from time to time euch rule. ond regulstlons 81 It deem. re8lonable
snd nece..ary governing the adminiatrotion, management, operation, and uae of
the Common ..lements so 81 to promote the common use and enjoyment thereof by
Unit Owners and Decupsnte and for the protection and preecrvation thereof. In
Iddltion, the lloard may Idopt auch rulee and regul.tiona al It deema rea.onlbll
and neceeury with reepect to Unite to provide for the common good and enjoyment
.
.
e(j~1 ~tJ:i pm (10
.
of all Unic Owoerl and Occupante, Including, wichouc limitation, the right to
adopt luch rulel and regulaciona with reference to cenants and leasea. In no
event ahall any rulea or regulations be inconeiatenc or materially more
restrictive than the provislone concained in the Declaration and these Bylawe
wich respect to leaeee or tenanta.
(b) By the AeBociotion. Any euch rule or regulation adopted by
the Board may be amended, modified, or revoked, and new and additional rulel Ind
regulations mlY be adopted, by membere at an Innual or 8pedal meet Ing of the
membera. Any luch act o{ tha membera shall concrol over any contrary rule or
regulation then or thereafcer adopted by che Board.
(c) Uniform Application. 1.11 rulee and regulationl Ihall be
equally Ind uniformly applicable to all Unit Ownera of Units In che floor levela
above che eecond floor level, ae ahown on che Floor Plana. Except aa provided
In the prevloua aencence, all rulea and regulaciona Ihall ba equally and
uni Connly appl icable to all Unit Owoerl, Decupanta and Units, buc need not be
equally and uniformly Ipplicable ,if it ia decermlned that auch unequal or
nonuniform application ia in the beec Incereec of the AIsociacion or if equal
and uniform applicacion ia not prlcticable.
(d) Copiea Furniahed. Copiee of III auch rulel and relulationl
Ind any Imendroent. thereto .hlll be furnl.hed to III memberl, and I copy .hall
be pOlted or otherwiae mlde aVlillble to membera It the office of the
Aaeoclation. ~owever, failure to furniah, or poat, or mike Ivailable, .uch
rulea or relulationa Ihlll noc affect In any way their validity or
enforceability.
(e) Rulea Hereby Eltlbllahed.
(i) No Unit Owner Ihall erect any aigns wichln his Unic or
within hi8 Unit or within the Common r.lemente which are visible from outside the
Unit, except for ligna within each Unit In the elevator loading and unloading
area8 Ind in the Unite located on the flret and aecond floor levele. The
excerlor lininge or aurfacee of all window coverings shall be white or auch
other color eelecced by the Ae8ociation, ao that the e~terior appearance of the
building i8 uniCorm. Accese to the Common Elemente and the Units shall be
8ubject to reasoneble Becurlty measurel end proof of identity ae may be
CUBtomary Cor che operation of B reBort condominium from time to time. 1.cceel
to esch Unit shall also be aubject to limitation by reason of elevator operaclon
hour. designated from time to time by the Aseoclation, provided thBt acce8S to
each lInlt by elevetor eha11 at all times be available, subject only to
reasonable notice to building operation pereonnel.
(ii) The Condominium shall be ueed Cor reeidential purpoees
only.
(iii) Pets. Unit Ownere shall have the privilege of
boarding up to a mo~imum of~ pets subject to the rules and reRulatione
hereinoCter set forth and euch other ruleB and regulationB al may be promulgated
by the 1.8socilltlon. The initial rules arc as followl:
(1) Pets ehall mean doge and cata only.
.
.
869mE 717
pete ehall be on leuh wilen outeide of the
(2)
.
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.
owne r I I un it.
(3) Peta Ihall not be allowed in the club room Irel.
themaelvee except In
lolid waete from the
(4 )
del ignated
dee ignited
Peta ahall not be permitted to relieve
are... Owner ahall be reaponslble for removlna
relief area.
(5) Exceesive noise Ihlll not be permitted by any
pet.
(6) Pec privilegee may be revoked for cwo or more
vlolacione In anyone cllendar year.
(Iv) Any 1eue of all or any part of a Unic ahall contlin a
covenlnt by che leaaee to abide by the terms and condiciona of che Decllration
and the8e Bylaws and I failure by the lessee to ao abide ahall be a default
thereunder.
12.2. Parliamentary Authority. qobert'a ~ulee of Order, Newly
~evl..d, ehall govern the conduct of "..oeletion proceedinga when noc in
conCllcc wlch the Declaration, then Bylaws, the Artlclel, the 1.cc, or any
Icatutea of che ~tlte of North Carolina Ipplicable thereco. The chairman of the
meeting ehall have the luthority to appoint I parliamentarian.
12.3. Compliance wich the Act; Conflict; Severability. Thele Bylawl
are e9tlblllhed in compliance with the Act, .. lmended. Should Iny of the
terms. conditione, proviaione, plragraphs, or claulel of these Bylawe conflict
with any of the provilionl of Ilid 1.ct, the proviaionl of aaid Act .hall control
unleas the Act permlte theee Bylawe to override the Act, in which event these
Bylawe .hell control. In the cue of any conCllct between che provlsionl of
chese Bylaws and the Declaracion. the Declaration ahlll control. If any term,
provision, limitation, paregraph, or clauBe of the.. Byllwa, or the Ipplication
thereof to any person or circumstance, Ie judicially held to be invalid, auch
determination sholl not aCCect the enforceability, val' ity, r effect of the
remainder of these hylaws, or the application thereo 0 a y cher person or
circumstance.
Secretary
Z HOHEOWNE~S
11.nON, INC.
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WILLIAM p, DOUGLAS, ESQUmE
A TTY. J.D, # 37926
DOUGLAS, DOUGLAS & DOUGLAS
27 WEST HIGH STlmET
P.O. BOX 261
CARLISLE, PA, 17013
717.243.1790
ATTORNEY FOR PLAINTIFF
ST. MORITZ CONDOMINIUMS OF : IN THE COURT OF COMMON PLEAS
ONSLOW COUNTY NC HOME- : OF CUMBERLAND COUNTY, PA.
OWNERS ASSOCIATION, INC.
: CIVIL ACTION - LAW
V,
GLEN ENCK nnd G, It ENCK
: NO, 1995. ,:1, 1:-3 CJ II c.
. '-\.., '-'-" Y ~''-'')
NOTICE
You have been sued in Court. If you wish to defend ngainstthe clnims set
forth in the following pnges, you musttnke nction within twenty (20) days after
this complaint and notice are sl!rved, by l!nterlng a written appearance
personally or by nttorney, nnd filing in writing with the Court your defenses or
objections to the claims set forth agnlnst YOll, You nre wnrned thnt if you fail to
do so, the cnse may proceed without you nnd n judgment may be entered against
you by the Court without further nollce for any money claimed In the complaint
or for any other claim or relief requested by the plaintiff, You may lose money or
property or other rights Importnntto 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 OFHCE SET FORTH BELOW TO FIND OUT WHERE YOU
CAN GET LEGAL HELP,
COllrt Adminlstrntor
Fourth Floor
Cumberlnnd County Courthouse
1 Courthouse Sqllnre
Carlisle, Pn, 17013
717-240-6200
DOUGLAS, DOuq~AS & qOUGLAS
Dy' ~"~\ . ({~ .
Attorney for Plalnurf
TRUE COpy FROM RECORD
In Testtmony whtfeol, I here unto lit my hancl
and the seal 01 said Court at Carlisle. fie:
Thl& I:) I" day O'yrt" , t , 19; '; Il
\ \ ',e,l) t.~( I'hl1,' ", l
ProttlonalAry
.
COMPLAINT
1. Thu plaintiff, St. Moritz Condominiums of Onslow County NC
Homuowners Association, Inc" Is a corporation organized and existing under the
laws of the State of North Carolina, with Its principal place of business In Onslow
County, North Carolina.
2. The defundant, Glen Enck, is an adult individual residing at 726
Indiana Avenue, Lemoyne, Cumberland County, Pennsylvania.
3. The defundnnt, G, R. Enck, is nn adult individual residing at 862
Indiana Avenue, Lemoynu, Cumberland County, Pennsylvania,
4. The plaintiff corporation, pursuant to the Declaration for 5t, Moritz
Condominiums of Onslow County NC Homeowners Association, Inc., recorded
in Book 869, Pnge 681, Onslow County Registry, with the By-laws of said
corporation Is empowered to operate, maintain, manage and generally run the
condominium units commonly known as "51. Moritz Condominiums," A copy
of the Declaration is allached hereto as Exhibit "A". A copy of the By-laws Is
nllached hereto as Exhibit "(]".
5. The defendants are tenants-In-common of Unit 205 of the 5t, Moritz
Condominiums of Onslow County, North Carolina, and as such are subject to the
aforementioned Unit Declaration as amended and the (]y-laws of the plaintiff,
6, In the normal course of its dUlles, pursuant to the aforereferenced
Condominium Declaration, the Plaintiff is empowered to levy certain dues and
assessments to be paid by the unit tenants In common in 5t, Moritz
Condominiums, The aforereferenced Declaration also provides for the filing of n
lien In the event of non-payment of such dues and assussments.
7. The defendants have been chronically delinquent In the payment of
the dues and assessments to the plnlntlH, plus allorney's fees and costs
continuing to accrue, plus interest and monthly assessments.
8. The defundants have failed to pay all Df the amounts therein set
forth, and further dues and assessments have accrued, wilh the current total of
outstanding delinquent dues and assessments owned by the defendants to the
plalntlCC being in the amount of $4,786,84 as of May 24, 1995, plus Interest, Court
I:osts and allorney's feus,
9, Due demand has been made upon the defendants for payment of
the same, allllthe defendants have wrongfully refused 10 pay the same,
to, That the aforereferenced Declaration .\Ild By-laws provide for the
defendants to pay interest on delinquent dues and assessments, and also to pay
reasonable attorney's fees in the collection of the same, together with other costs,
11. The dues and assessments which the defendants have wrongfully
refused to pay are incurred on a monthly basis, and the same shall continue to
accrue until the trial of this matter, or until the defendants sell said unit, The
plaintiff reserves the right to amend this Complaint to reflect Ihe current
outstanding balance of delinquent dues and assessments that may be due and
owing at the time of trial of this maller,
12. Uecause the defendants have wrongfuliy refused to pay the dues
and assessments owing, the plaintiff is entitled to collect the outstanding
indebtedness of the defendants to the plaintiffs,
WHEREFORE, it is prayed that judgment be entered in the aforesaid
amount, together with allorney's fees and costs of suit.
DOUGLAS, DOUGLAS & DOUGLAS
i)
By -..- " ,
Allorney for Plaintiff
COMMONWEALTH OF I'ENNSYL VANIA )
SS,
COUNTY OF CUMBERLAND
)
This verlflcalionls made pursuant to I'a, RCI', 1024(c) by counsel for the
plaintiff, based upon Information received, due to the unavailability of the
plaintiff, which Is located outside the jurisdiction,
To the best of signer's knowledge, information, and belief, the foregoing Is
true and correct.
DOUGLAS, DOUGLAS & DOUGLAS
JUN 12 1995
" P1 cr~U"l':l by I lJ\N1ER h f'DUN" 'I
\', . '^7TOnNCYS Nf J,;\\~
.
"t, 8r/.1... &Sl
ST. HORITZ, A CONDOHINIUH
D<:r.t.1.R1.TlnN
-:::':,-.:~:.-:'.':'nlU, llT.CC"AllJoTtutrl~uethio 'l'4tll;-dflY'of I"dn:h ....~1988, by ST.
HOQ1TZ, a North Corolina Joint Venture i"Deteloper"l, purBuont toll:he North Carol ina
Coodominium Act, Chapter 47(', North Carol ino General Statute.. ..,
WIT II ~ S S ~ T H:
WHEQEAS, Oeveloper ia the owner in fee eimple.of certain.real estate
lituated in Stump Sound To~nohip, Couoty of Onalow, and State of North Carolioa,
legally da.cribed on Exhibit A, together ~ith oil buildings snd im~rovementa no~ or
hereafter constructed or locoted thereon, and all right8, privileges, euementl and
appurtenancea belonging to or in any way pertaining to lIid real estatej and
I
WIIf:Q~1.S, Developer d..ires to submit ell of said property to the Act,
>lOW, T1IEREfOQE, Developer, ao the o~ner of soid property, hereby declarel II
follows:
AQTlCI.E I
0.1' i "itiulI.
Definitions.
follo~iog menning.,
AI ueed herein, :he following ~ord. ,1nd terme .hall hava the
1.1. ~. The North Carolina condominium Act, Chapter 47C, North Carolina
Geoeral Statutes,
1,2. Auoclation, SL Horitt 1/0meo~lIera 1...odation, lnc., a nonprofit
corporation orgo~ited under Chopter ~~A ,of the North Carolina General Statute.,
I,], Moord. The Roard of Dir,ctoro of the As.ociation,
1./.f .
herein and made
.!!l.ln~n, The Aylnw, of t'", A"80ci,,cion ~hich are hereby incorporoted
8 pnrt hereof by this reference,
1.5. Common Element., All po,tions of the condominium except the Unita.
lil~i tecl COflllnlll\ ~:IC"Wllt, Otf! C:omlTHIll ElclRel.tr..
I.b. Cn~~.~!~..~~l~~~1Reft. J.:)(pl~nditurl.!g m..de ur liabilities incurred by or on
hell.11 r or the A9.'10cilltiunl togtHher ....ith .11lY .1llocatlollll tu renerV0:8.
l. 7. Condominium, "flu! clJlldotnlnllJm cre.ltell by thi~ Declaration.
1.8. I>f'CI IIflll1t , Ilt!velnper .111'1 (i) .111~' nthrr pp.l!lon ...,lio h.19 ct:eclJtttd this
[lrclarnt lllrl. ur ~il() hr.,-p.,~rt'!1 ('If.I'Clltf~:l .11\ .11llr'flrlrn'.'l\C to thifi n(!clnrllc 1011 fo ,llflrl
Adelle ion," Jl(~nl ':q( ntl', f1lCl~l!pt !\I'l'\l1 irv t1llltl..r, llnd tl.(I'pt pl'rtlIH1.'1 whUlltf inCftr.acI in
thp. I'ropl!lty \JIll llot bf! rOllvl'yud to Unir n.....llf~r"l nllti (il) II1lY p~rAUI1 \oIho lilJcceedl co
,lilY ~p~c:illl f11clnrllnl "iy,hl" pUrHtln1lt lp ~1'(tilHl 1.1C-)-IO/. tiC the Act,
/~h,l, / /1
Unit,
bUIJX '869 rL~! 682
1.9, Declarant Control Period. The period commcnc illg "" the date hcreflf
and continuing unt i I the earl ler of (i) the date five 0) yearn after the dHe o( th.
fiot conveyaoce of a Unit to a Unit O""er other thall a Oeclarant. or (iil the date
upon which lleclarant aurrenders control of the Condomi nium, or (i i i) the date llne
Hundred Twenty (120) days after the Declarant h81 conveyed .eventy-five (751) percent
of the Unite to Unit OVners other than 0 Declarant.
'-r.-nL "Flret-Hortg-"R';'and"'P{rat "lortgegee. 1. Firsc Hortgage ia a lIlOrtglge
or deed of crust which hae been recorded so aa to give constructive notice thereof,
and which ia a fir.t lien on the UnitA de..cribed therein, A First "iortgagee i. the
holder, from time to time, of a Fir.t Mortgage AA .hown by the record. of the oUice
in which the First Hortgoge ia recorded, includillg . purch..er at foreclosure IIle
upon foreclosure of a Pirst Hortgnge until expiration of the mortgagor'8 period of
redemption. If there be more than one holder of a First "iortgage, chey shall be
con8idered as, snd act an, one Firnt Mortgagee for all purpones under this Declaration
and the 8yl aws.
1.11. Floor Plans. The floor plans of the Condominium recorded with, and
by the 1.ct mede a part of, this Decl'aration, 88 the lime may hereafter by amended.
1.12, l.imited Common F.lements. Tho.o portions of the Common Elameots
allocated by operation of Section 47C-2-102(2) or (4) of the Act for the exclu.ive uoe
of one but fewer than Apeel fically allocated to Unite on ":xhibit R.
1.13, Occupant. Any person 01' perSOIlA in pOllession of a Unit, including
Unic Ovners, the fomil>' menlhern, len.'ll", I:"e,';' alld inl'ltre. of luch perOnl\ or
person., snd family members, guests and II,vitecs of such leueen.
1.14, Person. ^ natural person, corporation, partnership, trust or other
entity, or any combinat ion thereof.
1,15. Property. The real estote described on Eshibit 1., together with III
~uildings and improvements now or hereafter constructed or located thereon, and All
rights, privi legeA, eOAements and appurtenances belonging to or in any way pertaining
to uid renl e.tote,
1.16. Securitv for an Obligation. The vendor'. interest in a contract for
deed, mortgagee's interest in a mortg"lle, i.rustee', interaRt in a deed of trust,
purch.Aer'. interest under 0 nherifr'. certiCicnte of sol. during the period of
redemption, or the holderls intcrcAt in II lien.
1,17, Security "older, AllY peronll owning 3 Security for an Obligation in a
1.18. 5pec.lnl UI!Clnrnllt .~~l~~~~..!:.. The rights reeerved hert!lfl and in the
Bylawa (or the hl!nl!fit o( a DeclArnnt, n. (ollows: to completo tho improvementn
indicA:crl on the Floor PlanA; to lIl,lint.1lf1 '1.11~" officf'''. tnaf\lq~f!mr.nt officel, model.
lInd siR"!' lldl/erti~in~ the Condominiumi to use ~n'lf!mt!llt8 through the Common r.lement'j
to elect. Appoint or r<<~I1lOVI! Inf!rnl~rH or tltu Honrd dill inK thr n(~clllf'nl\t Control J1eriof':
ftnd to atlll Additiol1nl IIp-ot J.:Htnta. hl!cllJl'llllt "hllll hl1ve Ill) ri.~ht to i\lhdivide or
oonvert Unit" llwllerl hy ncclnrllnt.
1.1ll. l1nir:. ^ portion of thH rlllldomilllulIl. ~hf!ttll!r UI llot contlllned 1I0lelr
or Plrtially wlthT~-:1 buillllllJ(, tfl.~f.'tlll.H \.11th ltn IIlHccntnne of lllldividt!d lnt.unlte in
the Common f:lf!ftll!lltfl nR !If!t rut ell llll ":l'lhthl: C. ";ncl\ Unit i. III!!tir,nnted nnd ,Iolllleatlld
on the rlonr 1'1"".,
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8G9 r~:: 8S8
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1.20. Unit Boundorlea. The boundariel of eoch Unit, both al Co vertical
and hori.ontal planca, as aholm on the noor Plona, are the undecorated ludac.. 01
tha perimeter \lIlia, exterior doore and exterior windO\le faelng the interior of the
Unit, the undecoracad aurlacea of the ceiling facing tha interior of the Unit, and tha
tOpllloat lurfaceB of the aubClooring, end include the decoration on all luch interior
Ind topmoac audacea, Including, \lithout limitation, all panelling, tilcl. wallpaper,
..allot, -fi..i.t,ad-+!otrri1T'8'"1Imt-"IIt\'T "LI,c. 1lI1rt"l!rilllrnllTS't"1rlrrtT\17-anY-.J1Im'of the
.clecoraced aurfacel thereof, .nd 1110 includea all splcel,'interior par6itions and
other fixture. and improvement. withio euch boundarl.l.
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1.21. Unit O\lner. The pe..oo or peroona, includiog tlic Dec~arant, o\lning a
Unic In fee limple. inc.luding contracc-for-deed purchaser. 01 a ,Unit, ,"ut excluding
contract-for-deed purchasers of 0 Unit \lho ore Security 40lders. and aloo excluding
all ocher Security Holdere.
1.QTICLE II.
Submiasion of Property to the Act
2.1. .ubmiaaion. neveloper hereby aubmita the Property to the 1.ct.
2,2, Name. The Property shall hereefter be known as St. P1orlcz, a
CondominiUm.
2.3. Diviaion of Property inta Scp!,rotely O\Ined Unit.. nevelopnr, pureulnt
tn the ~r.t. nn~ to '-'Ihllfih a plan of condol.!nium o.'ner.hip for the Condominium, doel
hereby divide the Property into Thirty-T\lo (J21 Residential Unit. and doe. hereby
de.lgnate all such Units for separate o\lnerlhip, subject, hO\lever, to the provisions
of Section 2,4 hereof.
2.4.
may be altered
Alteration. of Units, Subject to the provisions of the 8yllwa, a Unit
pursuant ta the provisions of Sections 47C-2-lll(a) and (bl of the 1.ct.
2.~, Limited Common f.lements, The Limited Common Elements .erving or
dOligned to .erve each IItHt ore hereby .110coted nolely and u.duoively to 'each such
Unic. In oddition to thoRe delined in Section 1.12, l.imited Common Element. include
those set lorth on f:xhibit B .nd are. herehy .1110c.ltcd to Unit. OR sho\ln on Exhibit 8.
2.6. Unit Allocotion.. Till' nlloc"tions to c.,clt Unit of 0 percentoge o(
undivided intereot in the '.Common elements, 01 voteR in the A.Ruelat Ion. and 01 0
percent.,ge of the Common r:.pcnses, arc .,. st.lted on r:xhibit C, The .110cH ion o(
undivided intere9tfJ in tl1f~ Common ~If!rnentr. ,gnd of the Cormnnn ~)(pr.IIR(!g is 4Iccording to
tho IIr~1I of ench t1lllt to tho IH f) II D( ,11 I dnl ts. Thl' vutf!~ ill the ^9"ocint ion nre
equlIlly nllocatl1d to nil Ullltll.
2 .7.
\lhich the right.
r..hi bit n.
EncUlnbrsncop. The 1 ienfl, de fects nnd CllcUlnhrnnCQA on the flroperty to
~i-'UnitO~~er!l Rnd OCCIIP(lltS orc hereby mode Aubjp.ct srf! set out on
2.8. Conclominiun\ OfllloRllccn. TlltJ Condominium in nnt sllhj~ct to any cod.,
re..l ontlltl! un" T;;:;'~'."-~)rJr;;~.;;r~,-:-'c-t~,;;t-(~r provisiUI1, or rnp,lIlntion (i) prohibiting the
condominlllfn tOlln of O\JI\(lf'III iPI or (i I) ImrOGlng cnllditlnl\~ or rr.f)lJi'f..ItH!nt't upon I
corH1otllinium which nf(! not ,,"pollnd UpOll ph:'sicnlly 'iimllnr developlTlUlltR under a
diflerf!llt forln of Ol".lllern"ip. Thlli "t./lt'~IflI~:lt i9 'nndl! purSullllt to Suction I.JC-J-I06 of
thl! Act (or till! purponfl o( prnvldil1~~ 1Ii;lrl+:etnble titll! to thl! IlnitlJ in the Condominium.
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2.9. AUGUI'Yltlon n( r.I,!~'!.1 110c\01'0nt "Ights. Declorone hereb)' re.ervII
all Apec III Uecl ar .nt qTjiht a .
AllTlGLF. Ill.
"eaemant 0
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,.........--. -.., .-.....- .......' .- .. - .....-..---. '. -. .._.",-._~,..
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3.1. tncroech1ll4lnt.. In the event that, by re8l0~' or ,the ,\:onlcruction,
reconltructlon, rehaullitotiun, alteration or improvement 0(, th~ buiidings or
imprOYe'Danta clImprl.inM a part lIe the ['l'lIparty, any part of th~ Commbn Elements now or
hl!rt!lIlt"f ftllcrollch,,,, III'"n IIny plut ur fillY Unit, or any pRrt: oC nn)' Unit no.... or
hereefear uncroachua upon ony part u( tho Common Elementa" or ~pon any port of another
Unit, an ea.ement fur the continued uxiotence and maintenance of eoch euch
encroachment ia hurohy ('cclnruol and r.ronteol ond ohal I continue for 00 long 81 each
auch encroachment ft~l.ta; proYIded thnt in no event shall on e8lement for ouch
ancroacll1nant he cl'entuol if .uch encronchment la detrimental to or interferea \lith the
reaaonablo uae and nnjoyment of the rommon Elemonte or Unico so encroached upon.
),2. ~!!.'!.~.!".''.'.!!. Through Wollo. Eesemente are hereby declored ond granted to
the Auoclatlon olld to luch porsons a. ore authorized by the 1.soociation, to inacall,
lay, maintnln, ropair ond rnplocn nny chutns, Ilue., duct., vents, pipes. \Ii res ,
cooduits and othor utility installntion., and structural components running through
the '..lla ,,( tl,d Unit., ..III'U,o, ur nut ouch \lal is lie in \lhole or In psrt \11th In the
boun,hriuA 01 any Unl t.
1,). .!i.'"'1rnr'ntM. To "epnlr, "1l1intilin, UCf'torc and Reconstruct. Wherever in,
ond whanuvor by, this Ducl8l'0tion, the lIyl.1WS or the 1.ct, a Unit O\lner, the
1.l9oclatinn, tho hoord, or qny other person, is authorized to enter upon a Unit or the
Common F.laments to I'upalr, maintain, restore or reconstruct all or any part of a Unit
or tho Common r.lnmunt., auch u8loment9 as aro necesoary for such entry and such
ropolr, mnlntonanco, reBtorntion 01' reeonntructlon are hereby declared und graoted.
3.4. I1cc1aront's Enoemont, Duelarant hereby reeerves such eqsements
through thu Cummon '.Iumunts liS may 1;0 reasonallly necesssry for ,the purposes of
discharging its ohligocions, uxercioing Special Declaront Rights, end completing tho
development Rnd cnnntruction of the Condominium, which eaoements shall exist as long
a. r...ouohly ucc"Rlory for ouch purposes.
1.S. El1nllfnl!l\tn Tn lIun \,Jith 1..11111. All cnnement!i lJlld ri~htR doscribed in
lhiU '\Illt:ln III III I! nplItJl'tl~"nllnt c.1-"el11cnt"i: running ...deh the tnod, lInd except lU
"thnlwl.. ("I"csBly provid"d in this Attic:e III sh.,ll be perpetually in (ull (orce
end elCaet, aud sholl inure to the henellt or and be binding upon Declarant, the
^"~llciftt'u"l \llIll Ch/nl!!"", OCCllpants, Security "olders nntl nny other person havinR any
IIltfHf'hf: In I.llt,1 CondominiulT1 or 'IllY port or (lilY thereof. The Condominium nnct every
filii t thutuur IIh,,11 hl! cunvuyed and cllCUmbl!red subject to Dnd together "ith all
..."meut. nud riKhtn dUlIeril""t in this Article 111. whether or not sp"c1fically
ment \011011 j It any such CUl1Vf!)',1nCO or cncUlnbl'nnce.
AQTl\:LF. IV,
>>~~trjction~J rontlitiollR al1(1 Covennnt9
IIn II
I, , I.
O\JnuI hlHI
~()Jnl~!..0!.!.!..~~~Jth nccll1rntionJ J\ylawR and Rut.!!... nnd Q[!gu18tinn~.
OccIJpont nholl comply with .111 .,pplicable provisions 01 the Act,
f.ach
thl.
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.."" 8r.'n~I" 5S5
"1.0\00 . l)\.J. ..Jl ,
Declaration, the Bylaws, the 1.rticles o( Incorporation of the Association, and rules
and regulations promulgate'd by the Board or the 1.uociation, u amended. ,silure to
comply ahall be grounds [or an action by the Association, .n oggrieved:Unit Ovner, or
sny pereon advereely afCccted, for recovery of damages, injunction or other relief.
4.2. Adminiatration o[ Condo..ioiu....._ .Th~ .~el1.dom_i.nium.!'hal.IJle ~dministered
:-~,._-tft.,..,;~';',\1a~'vrtll'..Ehe.provision. of the Act. this Declaratl?,n iin:q t:lll~;Bylaws.
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4.3. Use Aeetricted; U.e bv DCclo~ont.
(a)
Occupants for
The ~esidential Unitn .hall
re.idential purpose. 'ooly.
be occupied ond used by Unit Owners and
(b) No "'or Sale" or "For ~ent" signs or other window di.plays or
advertiaing ahall be maintained or permitted by any Unit Ovoer or Occupant on any part
of the Condominium without the prior written consent o[ the Board.
(c)
Declarat ion or
sale. of Units
The foregoing provisions of this Section or any other provision of the
the Bylnws notwithetaoding, Declarant may maintain sales officee for
in the r.oodominium and models as it shall [rom time to time determine.
Declarsnt shall have che right to relocate, from time to time, and to
discontinue and reestablish, from time to time, within the Condominium, until all of
the Unita have been conveyed to a Unit Owner other than s Declarant. ony one or more
of ouch of/icea or model.. Declnroot 01.0 sholl have the right to change the uee or
combination of uses of such offices or modeln, provided that such of [ices or models
shall be used only for saleo offices or models. The total number of such offices or
model8 maintoined at any time by a Declarant .hall not eKceed three, and the site of
any such relocoted or reestablished of [ice or model shall not exceed the site of the
largest Unit in the r.ond~minium.
(d) Declarant also may maintain signs on the Common Elements advertl8ing
the Condominium until all of the Unitn have been conveyed to Unit Owners other than a
Declarant, Declarant shall remove "II such nigns not later than thirty CJql days
after a: I of the Unita hove been conveyed to IInit Ownern other than Declarant end
shall repair or psy [or the repair of s11 dsmage done by removal o[ such signs.
(e) The foregoing provisions of this Sectiun ur any other provision of this
Decloration or the flylows nutwith.tandiog, the A.sociatiun moy maintain an office in
the Condominium for manogement of the r.ondominium.
4,4. Halardoun Use ond W.ste. Nothing .hall be done to or kept in any Unit
or the Common ~lClnQlltn tllnt ~ill illcrcasc any rntc or inuurnncc m~il,tnined with
rC9pcct to ::ho Condominium without :he prior written conr.cnt of the 8o.1rd. No Unit
O...ner ur Occupont "hall permit onything to be done to or kept in his Unit or the
Common Element" thot IJi II result in the caneellotion o[ innurnnce maintained with
re.pect to the r.ondominium, ur thot "'ould be ill violotion of any Is"', or that will
result in the commitmr.nt oC ~ilgte (damage, abur.c or dCRtructiol1) to or in his Unie or
the Common ~:1r.mel\t9.
4.~. Altcratiol19 or Common ~lemcnts. No Unit O~ner of OCCUpAnt, except
Declaranc rlul'inK the Oectllrnl\t Control fll!rlOtl, nhAll niter, conHtrllct nnything upon,
or remo....e iJn>,thin~ fromj the Common F.lcmcnt~, or pAint, decorate, Illntl~clJre or adorn
any port ion of ::hu Common Elements I ...tichout prior ....ritten consent of the Ooard.
~I::I Bfj9 P!,[ QSS
1..6. qenting of Unitl, A Unit Owner or his ogent may leue his unit or
part thereof provided the lease be in Ilrltiog, and eha11 be subject to this
Declaration and the Bylows, and any failure of the leeeee to comply wi~h the cerma of
luch documents Ihall be a default "nder che lease. 1.ny Unit O\ol1ler. who entere inca a
leue of hie Unit ahall promptly notify the 1.ssociation of the name and addre81 of
each I....e, the Unit rented, ood the term o[ the leaao. Other, thon. the Coregoing
_ . . ~tJ:is:J:.iAM.. ..Mc:J\.. UIlit..,O)!ltCo.t:..Jib.Al:l;..l1.a.V.il....::J.....xw.r;.;dgb-t.. .J:,()~ ...... ..Ii i pol. U nit.
.. ......~......-. ~ '. t '. :,.. fr~
1..7. Peta. rot.. s.hol.l. bo..llll.o.lled.Jn.tbc.,J:ondolllioiulIL'IwIiJlct to cartain
rule. a-;'drogulotTOii. 'pT'OlIIulgoted-trOllr"C'Ull/lTO' tlmo"by the 1I0aro.ot:';1:he 1.81ociation or
in the nyla"s, " '.'.'.
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4.8. qules snd ~egulatione, in sddition to the foregoing rutrictione,
conditions and covenants concerning the use of the Condominium, reasonable rulea and
regulstions not in conClict thorellith and supplementary thereto may be r,romulgoted ano
amended from time to time by the Board or the AssocLacion, as more fully provided in
the Byl aWD .
4.9. qestrictlons, Conditions and Covenante To Run With l.and. F.ach Unit
(Wner ond Occupant shall be subject to oil re.trictions, conditions aod covenance of
this Declaration, end all such rescrictions, cooditions and covenants chsll be deemed
to be covenante running "ith the land, and shall bind every person having any Interest
in the Property, and shall inure to the benefit of every Unit Q\mer.
A~TlCI,r. V.
ABAessments
S.l. 1.uesement l.iene. The ftoard IlBS the power to levy 88sessmencs agalnsc
tho Units [or Common Expenses. Such a..essmcnts shall be a lien on the Unita againet
"hich thoy are assessed, snd [f any payment thereof becomes delinquent, the lien may
be foreclosed and the Unit Bold, or a money judbment obtained against the persone
liable therefor, all ae set forth in the nylaws,
5.2. Pereonal Liability o[ Transferees; Scotementi Liability of'Firat
Hortgngee.
(01 The personal obligotion for a..eAsmenta "hich arc delinquent It the
t im!! o[ tranDfer DC a Unit .hnll not ?aD9 to the transCeree of soid Unit unlel8
Al1id del inquent .19scosmcnts ::Irc CKprf!~91y assumed by said transferee.
(b) Any tronsferee referred to in (0) above shall be entitled to a
f'tl1t~ment from the Hoard, purotlnnt to 51!ctlon R.l1 of the 8ylnws, and such
tran.force'. Unit nholl not b" subject to n lien [or any unpoid .s.e.omenta
ngllil1t1t !luch Unit in eXceRn or the amount thcruin ~ct forth.
(c) \'1,ere a Firat l1ortgDgee, or other person cI aiming through such Firat
l1ortgngee, pur",nnt to thc remenic. provided in n need of Tt'uAt, or by
forcclo9ure or by dc[!(l, or aSRignmcnt, in lieu of foreclosure. obtnin. title to.
Unit, the liability of "uch .irHt HOItg,'r.ee, or such other perRon fOl' s8geumenta
!'hnl \ he only for the 1I~1iC!i~mCllt'll or in~tnl1ml!lltn thereof J chot ~ould become
delinquent, if not paid, nfcer acqui.icion o[ title. For purposes hereof, cicle
to II Unit sholl be d(!l!rncd DCfJ\lirl~d by foreclosure upon ex.piration of the
IIppl icnblc per lod of rcdcmpt iOll.
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clNl 8rj!J).\~:6S7
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(dl Without releuing the tranafer from any liability therefor, any unpaid
portion of aaeea.mentl which i. not a lien under (b) above or, relulting, al
provided in (c) above, ':0111 the exerciae of remedi.. in a need of Trult, or by
foredolure thereof or by deed, or a8lignment, in lieu of suchl foreclolure, .hal1
be a COUIllIon Expense collectible from all Unit OWnera, Includin~ the tranICeru
;:'~::;'::';:""~:';':;;:'::~~qd~'fg~.~~~~:h~.np' ;y:~r.,':~~;~'~;:.~~~::e~.~c~:"~::~i~~~~~~;~e~~~~.bo~ .~ho
.......
forec1oeure. ,: ".1
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5. )':--'~r~-~1ii b rt.'i ~~. ~i '~;'e-;~"~'i'~; f;~~"'iJ;i,'ii-; ~'Y'~f :r' c'~~;f1tyJti o~ Toward Co_on
E.pco..., Ilo Unit Owner m.y ..empt him..lf from liability for hi....~hor. of the Co_on
Exp.na.s allel..d by the 1.asociation by waiver of the uae or enjo~nt of sny of the
Common Elements or by abandonment of his Unit or otherwise.
1.11TlCLE VI.
Management, M.intenance, Repaire,
Replacementb, Alterations and Improvement.
6.1. Cormnoo Elementa.
(a) ~ the Aesociation. The management, replacement, maintenance, repair,
alteration and improvement of the Common F.lements .hall be the reepoosibility of the
Association, and, eubject to the provieions of ~ection 6.2 hereOf, the cost thereof
.hall be a Common Expense to the extent not paid by Unit Owners pursuant to Section
6.I(b) hereof. All damage caused to a Unit by any \.Iork on or to the Common Element.
done by or for the Association shall be repaired by the Aesoeiatlon, and the co.t
thereof shall be a Common f;xpenee.
(b) Ry Unit OWoers. f.ach Unit Ovner ahall psy all costs to repair Ind
replace .11 portions o( the Common r.lements that may become damaged or dCBtroyed by
reason of his intentional octs or the intentional acts of any Occupant of hia Unit.
Such pa)'ment shall be made upon demaod made by the Association,
6.2. Common Expenses Associated \.lith l.imited Common F.lements or Renefiting
l.es6 Thso All Units.
(a) Any Common Expense associated \.lith the maintenance, repair, or
replRcement of a I.imited Common f:lement sholl b. .lsscssed ogoinst the Unit, or In
equol shares to the Unit., to ..hieh such Limited Common f:lement w", allocated at the
time the e.pense 1/." incurred.
(b) tn uddition. the ^,sociotlon may OSRess ony Common Expense benefltinB
lc!~ thnn nil or thH Unitn lI~~:lln!lt till! 1:llit!1 benefited in proportlon to their Common
F.xpense liability.
6.3. Units, E"ch Unit Ol/ner .hall maintoin his Unit at all times In a lood
and cleon condition, .lnd rl!poir ond repl.,ce, ot his expense, oil portion. of hil lInltl
shnll pcrfol'm hi ~ rc~pOI1Aibi 1 it lr.!-i in fltl':h m.,nnr.r a8 not to IInrclIsonnbl'1 dlaturb other
nC~jJp,,"t~; shall promptlv report to th~ tio,lnlj or itJi I1Rl'nt~, .1ny defect or need (or
rel'",,'e the re.pollnlbll'ty lor "hlch In :liot 01 the ~""OC'otlon; onll, to the utent
Chat !lUCI1 e"penof! tn not covert!d I))' tIll! prucccos ot lnRur,1llcc cnrrled hy the
AI~OCllltI0f11 flhnl1 pny nil cont,. tn ternlr nnll replnce nny portton 01 IInothor Unlt
thnt '\no b~come ~nlnag(!d ur IteRtroyed by rC.l'IOll 01 tlio OWll nets or omisaion.) or the
..". ,
.
c!:~~, 8fj,U ..!~[ 688
"
"
Ictl or omilllona of aoy Occupant o( his Unit. Such pRim~nt sholl be mad. upon demand
by the Unit Ovnere oC auch other Unit, Ilothing herein' contained Ihall modi fy sny
waiver by inlurance companies of rights of subrogation.
6.4. Waiver of Claima. r.xcept only la provided In fiectlon 6.5(a) and (bl,
the Auoclation agreea that It Ihall make no claim aRainot I Unit n~~r or Occupant,
'C" ':'-:'~':",;.,.,a.-1!aclt'C:llriH":'tllrl.'~,,':-ancr:Oec'ilp;nt'~i8'~''''':I:'''ei:'li...'.1\lif\' ,'ljlit!':'noi~n':11I' alnat the
ASlociation, the mel1bere of' the Bond, officerl oC the "eaociatil\n, 'Ill' employeCB or
- ,., -agents, of Iny the,reoC." or-agAiillt 'Iny _n..(!~.-ra.t;aj,Q..d.,by -tba1lQA'~'r~r, hia or ita
--"~---o-fnC'cr8',.'dircct'ori, -cmJ;Yoyc.c-"-or' ng"!'T1tn~- ()r--o"ther"tfriit Ownerll or Oc.b\IJHlnclI. (or any
108. or d,rnllgB to Iny of tllt! J'ropert)', or to II Unit or personal proJ;dtty therein, evel'
if caullcd by ch~ mni,,!ion or neglect of nny on~ or more of 8ueh 'perB~~R and all .uch
claims sre hereby vslved and released; provided, that this vaiver sholl not apply to
any such loss or damage due to Intentional acts.
6.5. ~i8ht of Entry.
(al fty the Auociation.' The Auoclatlon, and any person authoriud by the
A9Ioclation, mlY enter any Unit or any of the Limited Common ~Iements in case of any
emergency or dangerous condition or situation oriRinoting in or threotening thst Unit
or any of the Limited Common ~Iement.. The Asaociation, Ind any person luthoriud by
the 1.ssociation, after reesoneble notice to a Unit Owner or Occupant, may enter that
Unit or any of the Limited Common Elementc for the purpoaes at perlormlng any ot the
1.aaoclatlon'. duties or obllgationa or exercising any of the 1.sRociatlon's poverl
under the Act, this Declarotion or the Bylsws vith respctt to thot cr any othcr Unit,
any Limited Common Elements, or the Common ~:lemCllt'l. ~~ocwi:lldt811.Jill~ :';t:C~l('1l 6.~, tlltt
Association shall be raaponsible for the repoir of eny damoge c8uged by the
1.uoclat;on or ite .uthorlzed perlon to the entered Unit, and the coet thereof shall
be a Common ~.pense. All such entries sholl be mode aod done .0 al to caule al little
inconvenience as poseible to the Unit Owner and Occupant of the entered Unit or any
portion of the l.imitl!d rommon ~Iement. .Ilocated to the Unit Owner.
(bl By Unit Owners. F.ach Unit O"ner nnd Occup.nt shall ollow other Unit
O"nero and Occupants, .nd their represontntives, to enter his Unit, or l.imited Common
r.lemonta .110cnted to his Unit. when reaRonobly necl!..ary for the purpose 6f altering,
maintaining, repairing or replacing the Unit of, or perfonning the duties and
obligationn undl!r the o\ct, thin OeclnrJtion or the Bylaws of the Unit Ovner or
Occupant milking .uch entry. provided thot requests for entry ore made in advance and
thae such entry io at n timn convcnil~nt to the Unit ()wncr or Occupnnt ~h08e VOlt or
Limited Common ~:Icrnent is to he ~ntcrp.tl. tn c.1se of nn emergency or dangerouI
condition or oituotion, soch right n( entry sholl bl! immediate. Notwithstanding
Sect ion 6./,. the person mnking such I.ntry shnll be re.ponsible for rep.lr of any
damllRt! c/luRed uy ~uch rnrnon to the Illltl'l'l'd Ifni r or LlmLted rOmrnl1l1 ~:Iffmont I
~~Tlrt.f: VII.
InstJrnnco
7.1. E:.'!.~_l~~~~.-!~~l.~~~!,,!_r~c:'~, rhl' "".'u)cintiol1 nhnll mnintl1ll1 CAAunlty in,.uranc:.
upon UH~ Ilropf.!rly in l:hu 11.1Ino cd I Rill! lht' pl'{1r'-'(!ff~ thnreol ~hnll h<! psyable tOI the
ABI"OcilltIOI\. IIA trllul(!p for 1111 lInit 1l....'1I1!/!j ,Inti liecllrtcy Ifolders nil thelf ,"cere.C'
ma)' .1pfll!lJr, 111111 lIt! di'lbur1lcd plJr!llllll\t 1:0 I tw Act. !illch insurance sholl he in an
,1rnuuIlt '!'It/nl 1:0 not Itl"M thnn till' fld I 11",urnhl(! vnlul! Ilr till! 11rOflorty on II
refllnccfTH!nt cnfll blt!'.!1 IIIHI "hall inllllll! IIJ~/JlflHt 'IHCh rl~k!J tlnd ctll1tllin Buell provi.ionl
eo~~ 860 't~[ 689
. .
.. the Roard (rom time to tima shall determine, but at a ..inirnum -hall conform in .11
reepect. to the requirementA o( the ~ct, .nd .hAII provide thot, notwithstanding .ny
provision thereof that gives the inAurer an election to rCAtore damage in lieu of
mlking a cash ICttlement, .uch option Ahall not be excrci..ble if such reltoration is
prohibited purouont to Section 47C-3-113(h) of the Act.
.--~..--:.--.' '. - ..7~~.,,_.~f:I!bH1: tJi.biliCY-1nauranclr..-.::nt1l-.J\UclC-OotI6h'.ihTl=1 ~lntain -public
li.bil ity inlurance for the benefit or che Unit Ownara, Occupants. 'obi holder. of a
vendor '. intereAt in a contract for.. dee~ .on .. Unit, the ^"ocl.t'iali~ the Board, the
manager, if any, the DeClarant, and their reApectiv';, orficera, :di'rec'l:orl, agent a and
emr1oyet!8. in ouch amountR lInd \.lith ouch coyet"IIKe 118 0111111 be det'cr'm\ncd by che 8oard:
provided that the public liobillty inyuronce ah.11 be for at least One Million Dollars
($1,000,000) per occurrence for denth, bodi Iy iojury and property damage. Said
insurance shsl I contain n eeverability-of-interest endorGement precluding the insurer
Crom denying 1 iobi I ity becollse of nogl ir.cnt oct. of any inaured; insure all of such
benefited parties against such liability orising out of or in connection with the uee,
owner.hip or maintenance of the Common Elements, and the .treets, lidewalks and public
spacee adjoining the Condominium; ~nd insure the ^ssociation, the Board, che manager,
if any, and their respective oHicer.B, di rectors, agents ond employees against auch
liability arising out of or in connection with the use or maintenance of the Units.
7.3. Fld.litv Cover.ge. "idel ity coverall. .hall be maintoined by the
Allociatiun in t::ullllnt:lcLni btnnkec {orin covering each dir(!ctor and officer of the
^seociation, any employe. or .gcnt of the Association and any other person handling or
rCRponsiblt! tor h,1ndl inlr! funds or th,. '\'~"l,,:itlf; intl in the (II'='~ .1mOllnC of .,~ lcn~: :h~
grcncer or (i) 0"11 oJnd ('nH-hnlf (1-1/2) til:II'.'t ~hr cncim,ltfhf lilll\Usl opuro.1ting e,~pon::;e5
and reaerVee of the 1.ssocintion, or (ii) the sum of three months' allgregate
l8gellments on all units pluA the ^S9ociation's reservs funde. Such bonds Ihsll
contain an appropriate endorsement to Cover persons who serve without compensstion.
The premiums on such bonds shall be a Common Expense.
7,1" Other lnsuronce. The ~s,'oc inc ion may procure Auch other insurance,
including worker's compensation insurance, IS it ..ay from time to tilOO deem
appropriate Co prot~ct the AnSOCl,ltion or the Unit Owners.
],5, Insurance Trustee. The lIoard may engage, and pay as a Common Expense,
sny approprinte peraOll to act a~ nIl instJrnnce trustee to reccivn nlld disburse
in8urlll1ce procecch upon ntJch term!) 119 the Ru.lrd 6hsll determine, COlltti!ilcnl ....ith the
provisiol1A of thl! i\cr: llnd thig Or.cltlrotio:1,
7.6, Individual Po.!.i.s! ror Unit Owners. Eoch Unit INner may obtnin
insurance! Ill' hall o\Jn eX'H~lltlO. n(fnrdil1Ji prrqonnl propertv, nddition..1 1 iVln& expenle,
cOl1cfomilllllrn .1n'lP!I!Htlcnf;, pt!r!lol1nl linllilit'{, ,11111 nn)' other COVI!I'np,c obt.,innblo, to the
uktnnt nod ill thp. Ilm()llnt~ fltleh ll!lit O\JI1Hr tft~l'tll!i IllJCOSAlIl'Y to protect hls 0....0
intf!rest!'lj provided thnt tWY ~Ilch in~tJrill\I~I~ "holl contain WnivcrA pursuant to Section
6.3 olld sholl provid" tl10t it i. withollt ""ntriblltions a,:ainst tho insurance purchased
by tlw As!toclntion. tf n cnAunlty 109" i;o1 t1l1stnincJct and thcr~ l!l n reduceion In the
amount or th(~ procUI!do thnt \JolJld othl~r\Ji'.e he pn}'nble on the! ill"urfll1cr. purc:hs1icd by
the ^~80C lnt ion dill! tn tllf! prornl'ion or illf"~l'i1I1CI! purcho!tf!d hy n lJlli t Owner undAr thi..
Sect ion, MilCh IJnit O\JHf!f !lh.111 hf~ I i..hlu Co tIll! A!lsociotioll to thl! I~J(tent of such
reduction nnd Ahnll pny ~hc IlmfJunt (If ~Itlch f"1'ductinn to tho I\IIHoCilltion upon demand,
snd IU8iKnFt tl1f~ procned8 of hi" inntll'lIl1CCj to thlt l!~tl!"t of Rueh reduction. to chI!
A ~ ft OC i II tin n .
ctl',r
8f;9 P!~: 6DO
~RTI(:Lr. VII!.
CaRualty Damage
If all or any pArt of the Proporty Bhall be damalled or deatroyed, the ..me
ahall be repaired or replaced, and proceeda of inRur.nce .h.11 be 'i"ed .nd applied in
. .~ccord.nc. with th!L.J!IJU:'WQPP o.c. Secciol1 47~"3~11J(h) ae' the A'ct. ill
...._.......0.--. ._._..___.._....__
A~J;'ICI.E lX.
\ .....,
.condemnllt ion
~I
....,
; I
'\1
In the eVent of a taking by eminent dom. in, or by a conveyance in lieu
thereof, of all or ony pBrt of the Proporty, the RIme shall be rep. ired or reatored,
and the award. paid on occount thereof shall be uned and appl ied in accord.nce With
Section 47C-I-I07 of the Act.
'.
^qT[r.t.~ X.
Termination
The Condominium may be terminBtp,ri only in scrict compliance with Section
b7(:-2-IJ9 of :hc Act.
Ar.TrCL~~Xl,
Amendment
Thia l1eclarstion may be omended only in strict compll.nce with the 1.ct,
including, vithout limitation, Sectionn 47C-2-110 and 47C-2-117 of the Act, except
thot no amendment altering or impairing Special Declaront qights may be made without
the written connent of Declarnnt.
AqTlCLF. X [[.
qighto of First HortgaBeeBj
VA, Ff/HA and FIILHe Provisions
The following provisionB shall tBke precedence OVer all other provisiona of
this Oeclaration ond the RrlawB:
12.1, Avoi lobi 1 ity of Cond,,~inium 110cum"ntsJ Rooks, qccorde and Financisl
Stotementll, Tt.., ..'Ocillti')11 ""/Ill. "1'011 'eq''''"t /11101 d..ring norm,,1 bu.ine.. hour.,
m.k" /I-~T""11' for ill/ll't!ct ion lor Un; t """""" ,111<1 thl! Pi rllt Mortl:ngee. .,,01 chI! io.urers
nlld &1</I'''"to, 'I of /I Fin't >foltgog" Oil 1111)' 1111;c. cu'rolle copil!. o( the neclaration, the
Ryls"'., oth',r rul"" ond I'ollulntion. goverlllng thl! rundominium and che books, record.
ond fil1anciol .totemenc. of tho AS9ociotinn, Tho ABeociation shall provide Rn audited
f.intll1cinl ntnternt!lIt for thl! preccdlnK fil'.:nl ynnr If requcncnrf in ""rltin~ by . f"lrftt
l1urt..:n~r!~ or il\~I'rl!f Of" nlJ/lr/ll1tur of /I ~'ir"it HlIrl~:n~{!. Tim AnRocintlOI1 Rh"ll. upon
reqlle~: Olll! during I1llnnnl bUllifl('!'JH hotlr1t, fNJkll nvnil.,hle for inspection by pro~pectiy,
purchnnrrs of Unittl, rllrl'lll1t COpi(!A of tlw Peclnrntion. nyllJw~, other rlllp.s ,.nd
reRulat lOIHI r.overnjl1~~ ..llI! COlltlornll1lUIO, ,llll~ t1w mO!1t rt!cent lJnl1l1nl nuditell finallci.l
IItnteml!l1t.
'.
e~~' 8Gg,:,J~Jl
12.2, ~ucceoRorB' PerBonRI Obligation for Delinquent "ue..ment.. The
perBonal obligation for aBeeRBments which ure delinquent at the time of trane(er of a
Unit Rhall not paae to the aucceenorB in title or intereRt to Raid Unit unless aaid
del inquent aBleBllDenco are expre891y aasumed by them.
12.3. Qighta oC Action. The 1.l9ociation and any aggrieved lInit Owner ahlll
~h&.V.--4-.t1llhc-bf~ct'l-o"-"lla!"~t":'''Unlt.()''iiei''.'.and any"aggrieved Unit oVnn9Vlihall have e
right of action againBt the ABeociation for fAilure to comply with thi~proviaio"e of
this Declaracion, tha ~yla"R and the rules, regulBt ions, ond, decisione'. o( the
AeBociatlon made purRuBot to outhorify r,ronted to the ABBociRtion i~ (hl. Declaration
ond RI'IBIJO.
12.4. Management and Other AgreementB. 1.ny mBnBgement agreement between
the Declarant or the Aoeociacion and a profeBsional manager or any other agreement
providing for BervlceB of the developer, BponBor, builder or Oeclaraot ahall be
cenninable by either party thereto without caUBe and without pByn.ent of a ternination
fee upon not more then thirty ()O) days' prior written notice and shall "ot exceed I
term of three (3) yearB, eubject td renewal by the coneent of both partiel.
12.5. ~ight of Fir.t QefuB.1.
mortgage or otherwise convey his interest
right of firBt refusal.
The right of a Unit rhmer to BOil, tranefer,
in his Unit ehall not be subject to any
12.6. ronBent of ,irBt Hortgagees. Thio ~ection 12.6 sholl l-e eCfective
onl)' if, 8C the time thi. ~ec~ion IJo,dd ,'pply, a: le,18t one Pni: is suhjp.ct to
Cinonoin!;. ,I"y d.lCi.ioll to terminate the Condominium for rO,19onR other than
lubotantial destruc~ion or condemnation of the proper~y shall require the prior
written conRent of ~llgible Mortgage qoldere, aR defined in ~ection 12.8 hereof,
representing at leaot 67% of the votes allocRted to Unita subject to ,irst Mortgagea
held by r.ligible Horegoge "olders, or such greater requil'ementR specified by the ",ct.
Except for any amendment to the Declarot ion made (or the purpoae of adding ony of the
1.dditional Qeal r.state to the Condominium in accordance "ith the provisions hereof,
any amendment to the Declarotion or Oylaws IJhich change. any of the rollolJin~ Ihall
require the prior IJrinen conoent of Unit Owner. holding "t leolt 67% of the total
votes in the "sBociatlon and of r.ligible Mortgage qolderB representing st iaslt 51% of
the votes allocatad to Unit. subject to ,irst Hortgage. held by Eligible Hortgsge
Holder., or euch greater requirements specified by the Act or hereunder:
(a) voting rights;
(b) assessmenta, ao.e.sment lien. or .uhordination of such lienl;
(c) rOAerVI!U [or mnintenl1l1cc, rcp.,\r Illllt replllcement or Common F:lf.!mp.nt9j
(d) reaponsibi I ity for mointenonce ond repairB;
(e) reallocation of interests in the Common r.lements or Limited common
Eleme'lts or rigllt9 to tlle~r use:
(n boundoric. of any lInit;
(g) convortibi I ity DC Units into Common F:lemcnta ot' Common F.lomontl lnto
Unito;
aU:'l . 8fJ'gr!~: 6t12
(hI exp8nsion or contraction of the Condominium or the 8ddition, annaxation
or withdraw81 of property to or (rom the Condominium;
(i) ineurance or fidelity bonds:
(j) leasing of Uoits; .
~. ,.... '.......-.. -,-\-_....'" -.--...... ,.'~ -.; - ".;,:"",,'. :....~'t.,.~..~~.~-:..:. ......~._ ........., ..'-";' ._~...:.;.. ...:.;...
. ...--.....-. --.(k)....I,;;p~~ici~~ of any restrictione on a Unit Owner'a righ'c'to .ell,
tr8nsfer or otherwiee,coouey .his' Unit;
, \
(I) a decision by the A88ociation to eatablish .elf-management wh8n
profes.~onal manage~ent had been required previouely by any ~Iillbly
Hortgage llo1der;
(m) re.toration or repair of the Condominium (after damage or de.truction
or parcial condemnation) in a manner other than that specified in chi.
Oeclsration or the Bylaws;
(n) any action to terminate the legal status of the Condominium 8fter
substantial damage or destruction or condemnation; or
(0) any provisions that expressly benefit First mortgeiees or in.urers or
gucrantore oC Firet Mortgages.
IL7. r.onsent oC First Hortlageea or Unit Ovners. This Rection 12,7 ahlll
he effective only if, at the time this ~ection 1oI0uld apply, at least one Unit is
eubject to FNMA finoncing. Unleas First MortgageeR holding at least 66 2/)% of the
votes allocated to FirAt Mortgagees (except First Mortgagees having one vote per Unlc
financed). or such higher percentage as is required by lsw, of the First Mortgagees
(based upon one vote for eoch First Mortgage owned) and Unit C)loIners (other than a
Declarant) holdiog at leaAt 66 2/H of the total votes in tho Association hsve given
their prior written approval, or such greater requirements specified in the 1.ct or
hereunder have been eati.fied, tho Auoclation shall not be onticled to:
(a) by actor omission, seek to abandon or terminate the Condominium;
(b) except in the caSe of any addition of the Additional Real ~otate
purnuant to the provision. hereof, chonge the pro rato Interest or
obligation. of "IlY Unit for the purpose of:
(I) levying assessments or charges or allocating distribution. of
hazard insurante proceeds or condemnation alolards, or
(ii) dorormininl: the pro rato shore of oIJnUlship of eoch Unit in the
Common f:lements;
(c) portition or subdivide .,ny Unit;
(d) except in the cone o( nnv n,Jdition of the ^dditionol Reol '-Hate
pUrnlJRllt to the provisjolls tlercol. by net or o'nin~ion, Reek to abandon.
partition, .1Ibdivide, "ncumbcr, sell or tronafer the Common Element..
(Tho grant inp, of ea"o,neno for publ ic ut i I it ies or (or othar publ ic
purponCH COIIHigtt!l1t 'With till! intnndod UIIC or thn rOlnlTlon rlementa th.ll
not hI! dUl!tnucl n trnn!llfl1r \oIi~hill the mon,,!n,:; of thin ciBUla);
aoCIJ. 80gfL~E 603
(e) uee hazard inBuronce proceed. for 10Boes Co any part of tha Condominium
(whecher to Units or to Common ~;Iementll for other than replir,
replacement or reconecruction thereof.
12.8. Notice. ~och First Mortgagee and each inaurer or guar~ntor of a
_, ..,,,~i ~.t,!1.ort ga&.~ I, ue.o,~,J'r i t,t'!.!,...req ~e~,L ~E,o}"i.nj ".~Es.. !'~~~. ~,~~a.2.'!.!:.~~ ~~~a\c rI bing tho
__ '-"l11l'rreoculiilicTe doy"t1f'e-r 11' a-r-MCil'''t1l1ilT-;-MI1l-;-in lIU'n d u I gUllnntlfi'tl-;-'. n'IT ""bi '-e nt-nTi d
to timely \.Iritten notification by the ABRoclation of (il Iny propoaed a'f'tion which
requires con6eot of a 'apecl fled pcrcentoge of Flrot Mortgageea; (H) a'ny condemnation
or c8Buslty 10", thot .Uectll either. moteriol portion o( the Cond~m(';'(um or tha Unit
eecuring its Firot Hortgagu; (iii) any bO-dsy delinquency in thu paymcot of
alaeBsments or chBrgee o~ed by the Unit Owner of the Unit on \.Ihlch the"irst Mortgagee
held its First Mortgage or in the performence of any obligstion under this Declaration
or thd ftylawe by Baid Unit Owner; or (iv) sny lapoe, cancdllBtion or ma~erial
modiCicat ion of any inBurance pol icy 01' fidel ity bond mointo ined by che Auociaclon.
tach First Hortgagee who hae requeeted the "B8ociation to noclfy it of any propoaed
action that requires the consent of a speciCied percentage of Eligible Mortgage
Holders shall be considered an "Elig\ble Mortgage Ilolder." With respect only to
non-material alMndm~nts (which excludes items (0) to (0) of Section 12,7), such II for
the correction of technical errors or for clarification, any Firot Mortgagee who
receives a \.Iritten request by the A690clation, or any Unit Owner, to approve an
addition or amendment to the Declaration or Ryla\.ls \.Iho does not deliver or post to the
requesting perty a negative response \.Iithln )0 days shall be deemed to have approved
auch request.
12.9, ~sseOBmeots, Assessments shsll be due snd payable in monthly
Installments. As provided in Article Vll of the Byls\.ls snd as legally required by
~ection 47C-)-115 of the Acc, Declarant shsll pay all accrued expenses of the
Condominium until ssse.smenta sre levied ogoinot the Unito. 1.n aSle.smont shall bl
deemed levied againot a Unit upon the giving of notice by the Board to a member of che
Association \.Iho is a Unit Owner of that Unit. Unit Owners ehall have no obligacion to
pay monthly sssessments uncil an tiSsessment is levied. Assellments will begin at such
time as the Board elects.
12.10, nighto of Firot Mortgagee; lnourance Proceeds or Condemnati~n 1.ward..
110 provision of this neclarotion or the Bylows shsll be deemed to give a Unic Owner,
or ony other party, priority over sny rights of a First Hortgsgee pursuant to its
Flrot HorCiI,'ge on .oid Unit Owner'. Unit, in the COSO! or n distribut ion to said Unit
Uwner uf tlltlUrllllCU p,oocccdz; or condl!lnnut ion lI\J1J1"ds for looscH to or a taking of Unit.
and/or Commoll Elcm~llts.
ARTll'U: XIII.
GI!IH!rn 1 Provi (l lonn
1),1. Conflict with the Act; Severnbility. Should sny of the terns,
condition., provi.ion6, porogrol'hs, or cloutles or thin nectarnclon conflict \.11th any
proviitollu of thl~ A.ct I tlll.! proviflionu of the Act ghatl concrol unlo6& the ^ct permit,
the noclarution to oVlJl'rido thl! Act, in which ~vcnC the Ot!clurncion dhall control.
The invalidity or any eOVl!llnllt, rl!~trictionl condition, limitation. provi.ion,
p8,rAKraph ur clnu5t! of th19 nf!clnr/ltion, or of llllY pnrt or the sarno, or the
application thereof tl) IIIlY Ih!l"901l or CirCIlIn!Jtilllcel shall not lmpnir ur arrete in any
manner the validity, unfnrcoohility or l.!rrect Df tht! rcst of this Ouclnrotionl or the
appliclItion uf .1llY liuch CDVUl1nntl rt~fltriction, condition, limitation. provision,
par8sraph or clauuc to llny othur 1'111'UOl\ llr circumstancell.
eo~/. 8G9 rJj! 694
13.2. Interpretation of (Jecloration, Whenever appropriate aingullr ,uy be
read II plural, pi ural may be read oa .inRular, ond the m..cul,ine gender ",ay be read
II the feminine or neuter gender. Compound word. beginning ",ieh che prefix "here"
ahall refer to thia ont ire Decluat ion and not merely to the part': in which they
,. ppear. . . "... .
......._ ,~::.__..._ ...-.:... ::....:.:.::........;.,~ '.''', .: ",-' ~- to; -..~~~~-..~:~::.tl-.lv....~4;l.::(:.~~-;:.~~:7_7."'.~...;;.--.:~\...~4,. ~-:.-""""';'"""'...._-_... .. ,...
. . . ..., .
13.3. Captione. The caption. herein are only Cor convbnlence and referen:
do noc define, limit or deacribe the acopo of thia Declarodc\ll, or the intent of
'.'
provillon. . ,",
"', ~ ',~I
E7.hibit8:' F.xhibite 1., 8, C and D at't~i:h~d her&tcl are hereby IIloIde I
and
any
'. 13.4.
part hereof.
IN WITlw.SS \IHE~EOF', the under"s'igned hll executed tl;is Declaration II of the
day and year first above ",ritten.
8Y:
rolina Joint Vencure
ST.
SEA, INC.
"
,
"
BY:
RANDOI.PH F'lNMICIAI. SERVICES COR POR1.T!OIl ,
INr..
,/ ff;(JL---~~-"
'.-- Sr Vice President
, ,..'i
I ':
" ..'
'.. . ,"
,\" '.
.,
.,.
" .
,
. .
.
"
1.TTEST: ,
~L,CLL,~
Secretory
. , .'
. ..... 'J
STAn: OF' NORTH CAROI.IIIh
r.OUflTY OF' OIlSLnll
I, n 1I0t"ry Public of s.id County and State, do hereby certify that
John II, Stllrlin~, Jr, person.lly come befure me this doy ond ockno"'lerlged that
(s)he is Secretnry of O:N'rURY-21 IIY Tllf: Sf:A, IIIC., 0 1I0rth Carolina corporation,
ntld thnt I)y nutllority (tlJly given nnel n1 tile nct of tile corporation 41 II member
or ~T. t-lOUIT7... lJ t/0rch rnrolinll joint \'cnture, thc Corr.r,oinr. inscrumnnt """"
~iKnf!tl in itA n"nll! by itD Pr(!sicll!l1tl !'I!nleu ....ith it" corporntf! !JCIII nnd "ttested
by ltA Sf!Cretnry.
lIit,""., my h,",il 111111 ''''''~~~;.J2{~ dllY oC .11\qAC.~' 1988.
t:.,~. . CJ p 7''''
~LLl-L.L.-'_l1~dtlL:!.L~ -.; lIJT A1(( .-L
1l0t'H)' I'"h\ ic '
.. , I' I a I PUlIUC I' '..i
t-1y rom,n''''ilulI t:y.p'rl'n:~_~.~__~~ ,r~ .'.:....
~.. ,.
. ,."
, .'
BlJjl 869 rlj( 6fJ5
STAT! 0" ~~tIl CUOLINA
CO l1lITY 0,. fUlld 01 (Xl
I, I ~otlry Public of Illd County and State, do hereby certiCy that
BnJCe C Bailer peraonally ea_ before.. chi.,,44y and acknol'ledled
-. :--~t'J~)a.:',~' ~~n-:of:'~"'''OO\;''''''I''t~ "Q 1'1\1. ,JIIl~V1CIlll' '..CO..PO~!,'! ION."..uc..~_a' " .
~orch.Carollna eorporatlon, and thlt by authoricy duly glyen and II ~~e act oC
~b."~,rltion U I lI.uber oC ST. HO~[TZ, a Horch ~V\~1l1 jPLot, v.mture, the
,..,.''t~~l~.~$''iJ.1.tru_nt wu ailned in ita nallM! by itl/r>rulllent, auled ~tith Ita
.' ,'>ciG1"'por~...li.1 and attuted by Its Seaetary. " :.
: v.. ,...... "..., .... ' . J
I .\~O~,"',"""'" , ',-." ..
f Ii, ...... : '\fitn... my hand and aell, thi. 11th day of Mi:ln:h ." 1988.
." ::,
. .,. . /l . , ·
~....\' .....g :~
.~ .t. \: :-~"
, "
..... 'l'1il:''''~':.f~ ],,&1:
"..r(,',~1....4'ion txpiru: 10-1-92
HaRTH CAJlOUHA., O!<lllDY Co",,"
'IN r""f'OlAc "",ifocaU(.).r
Patricia J. Stanley t. Lisa Wlllenbt;r9
HDWrlI") Public It. lAJ,t) nrtln.d '0 bot Dlprrtct, Thlt IM'",menl .u puunhd rot tllhttllion ud reco,ded In
1001 tlC';! r.~681 Thl. 14th d.,.r March.
4' AB~ ;{/fi1J -~~ ..tlOCI... P. M. --______
.c.: , ~_~ ~
~..-rf --, A'I"".f(C".w
Ihll omu In
80JX 869 p'~Ji 606
CONSENT TO D~CI.AR1.TION
~II.LIAH D. HOOVER and RRUCE C. B1.ILER, Tru~tees of
.--: ----....'"1l...n.doTpn. C'o.uiify-,' '1(,; r'~1i""C"r'o'lllia i;~i iid'r'TR'R T ':.;rO-UTlfe1l1l'~A'n I/C:'S 1.'ND
. . ~I'
-.. '," ,I. "
LOAN 1.S50CIATION,
Jo in
in the execution of thla De~.t~r.tion for
'.1
.
. . .#
the sole purpose of connentiog to ouch Declaration al1d for the
. .
., ~
purpose of submitting and Aubje~ting any' and all int~rest they
have' o.r-may have by virtue or thot c'ertaio deed of t'ruBC recorded
in Rook 790, Page 509, to this Declaration.
,
IN ~ITNESS WH~:QEOF, ~ILI.IAH D. HOOVER and BRUCr. C.
B1.ILER, Trusteeo, have hereunto oct choir hand and seals chis che
11th
day of
March
1988, and FIRST SQUTHE~N
SAVINGS AND LOA" ASSOrIATIO~ hos c~uAnd chis Decloro:ion ~o he
executed by ics duly authori~ed officer and Ite corporate aell to
be hereunto a (fixed th is the
11th day of
Horch
1988.
(Sr.At. )
WII.I.IAH D. HOOVER, 'Tru8tee'
~C:.."&l'~ 1/'\J.S.G1.1.)
RRUCf: C. RAII.f;R, Truotee
FIRST SOUTHERN SAVINGS AND
LOA" ASSnrlATlnN
BY:
-if.N.iL (Jj~'1L
I dl~ Pre 0 ide n t
"I- '
..'
,." . .
,... ,:.""::""(-\.'ORPORATE
:: .'. :..' , , ~ .
i':i \., XTnST:
\ ~..\. ~:-'. : .,',' . .
" :' "':, . ,,;fJh,..!.
", '....' ,
"',
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H:AI.)
f: T }, -t \' ",. 't" Il T II {' ^ II nt.' ./1..
DO~~ 8f;9~,!::6f]7
RTAT~ OF NORTH CAqOl.lNA
COllNTY OF Randolph
I, a Notary Public of eeid County and State.,.,do hereby
. _ '~'~'~":C'vr't'i::tT'~t:h'll t::"1l11~~-:C'~",n-{tl':2:\"'l~""prl:t:'ri':"'1tIl"r1;:ll"ll1ifl'Y"""l". r e II" 'be f o'r e
me thie day and acknowledged the due execut ion'..of the' 'foregoing
iostrument for the purpose. and intents therei~ exrroboed.
.".. ""-, . .. ,
......... ",
....~..~:,..~:.:'.;_ Witnen9 Iny hnnd nnd l1ot.1ri'll Ao'nl
.' ';":."." .. .0 (..1i"a t,c h, 1988., ,
( (.,..~", .',.:.\;<~ )~;'~i"'.; ll.;>,dl J/,)'I
;":'.",.:,~",;, . ',r.,.:": N01'ARY PURI.l7(O 92
, ~ ~y""colDmieaion Expires: 1 -1-
'., ..f ....,......'0'
" ... ,'.. , ..' ~.'
" '0'
""", ,...,'
thin the
'11 Lh
day
" I
",I
ST1.TE OF NOQTH CAQOI.INA
COUNTY OF
Randolp,
I, a NoLnry Public of said County and State, do hereby
certify thnt Michael R Kin~ personally appeared before
In e t 1\ i 8 d n ~ A 11 d n..: k 11 n w I t~ .1 J~ t! II t 11 II t. (R) II t~ i" ~ P. crt' t " r y 0 r F 1 R ~ T
RClVTuf;QN R~I'I NGR ,\IID I.OAN A~RClrl AT InN, " nn~ j"nal h.nk; ng
association, and that by authority duly given and aB the act of
the association, the foregoing instrument was signed in It. name
by its Preeident, ecaled with ics corporate seal and attested by
.""': "~::':;~';'.~1'.: .8....S e ere t II r y .
0" -J ~ .0". Of. "~ '0'
....,;, .... "" ". wit n e s 0 my h and . n d not. riD 1 Be a I, t hi. 11 th d s y 0 f
! .....'.: ~ .'.Hir"c'h,', 1988.
~ ':"\..':" J - t' \ ("JC%L:'d ';( .?/!t:tl.C,y
'. ..,.'.. - - ....... . 'IOTARV'" l'unl.1 ,.
':.. ",~"''''''''''y,~clmmi 9sion Expi re04. 10-1-92
'., '.! t :,'.. .....
.... .,'
""."."
110 R11I CAlI 0 UN.... OIlSlDY CouJm
'1M r....pac ..otlI'l<a\o(.).r
I.IS<1 Willenborg
No,.ry(inl ~blic i. (&It) n,llfi.d
800\ A 6 'I p, .
~ ~~ AD I 4.' ~
, jI,~1 l[1~
10 be rOrlnl. Thi, inlllumtnl 1rU prrnnltd for ",ialralion and rUllrdcd in lhh Dffin In
fill 1 Th;,_L1JJL d.,.,! __---11.d.u:..11.
,,'dock P . . _t..t
~vC.-- )
r.~ .
A.,..u. "'110.....
E:;~' 8[jQ ~.\~: 698
EXHI ftlT n
To Occ1erat ion
",_.,_"'ol...~...",..........
.
, .
....f..~t~......,.,.~.'..,-.....'......";..n~...".. _.-.~.t"t'te(f.._.r~_....-t:r#"~-"- ......tt....._.. . -....... .~l".~ .
'--f:.nt- --common-c-11!11'f!nt-1t"..,~,. ';,r-\' ...."~..~. .
, .
..
Storage Compartmenta:
~
~.C~ Unit Owner ahall b. ~llocat.d tho.e
l.im'!ted Common Elements, AI 'shoJll on the
1'I00r Plana, in the mannet: g..c forth balow,
Unlc
No.
Storage
Comparcmenc
I No.
10 I
102
103
104
105
10(,
201
202
203
204
205
206
301
302
303
304
305
306
401
402
403
401,
405
406
501
502
503
SOl,
50S
50h
601
606
10 I-A
102-A
103-A
104-A
105-A
10(,- A
20 I-A
202-1.
203-A
204 -A
205-A
206- A
301-A
302-A
303-A
304 - A
)05 - A
306-A
I,OI-A
1,02-A
1,03-A
I,OI,-A
1,05-A
I,O(,-A
50 I-A
502 - A
50J-A
501,-1.
50",-A
50(.- ^
aD:!' 8Ggrj:~ 699
F,XHtftlT 1.
To Oerlsrntidn
,
"
l.ei;el.DCBcription
~
~.
::::~~~.~.-.,:-~~-'-'Io.:J.'7'-----~~-"-'
-_._.....-.._.,._.~"._-_.
"
BeillK Rll o( Lor Numbera 2, J, 4, "lid S, .. ,holio on thot cona,in plot entitled
"oivision of Hertha lIurtoo F.Hnte, ~tump <oulld To."nship, Onelow Cpunt;y, ~tate of North
Carolina", prepared by COlian and Jone., P,A, Qegistered l.and ~urveyor.e, dated Oecember
16;1977, end recorded in' !1a'p 800k 18, at rnge 18, ~Iide" 103-8, Onsl6'1i County
~egi9Cry.
....,.'.',........"
'."Mi',,"" U"''''
.
ExhIbit II
eQ~r 8fn P~,! 700
nYI.4\J~
Ii"
ST. MOIlITZ 110MF.OIIN~IlS ASSOCIATION, INC.
'.
'.,"1. ... ...
....-
.....,............ ~,......-..'
",-' ,.--'"'-- ."":'
q' ii~Horth'CBr~ 111i~ '~o~p'r'c;f {t~Co~p~;"p't{~~:
under the LOWI of the
State of North Carolina
- :-:-.
" A~Tl\.l..E 1
. _:..1.....
- .....
Ideotity
TheBe are the Bylaws of ST. MOl/HZ 1l0"'l'.:OWm:~S ASSOCt1.TION, aNarch
Cerolina nonprorit corporation, (the "1.ssoclatlon"), che 1.rtlclee of
Incorporation (the "Articlee") of' which have been filed in the office of.the
5ec retsry of 5tote of North Carol ina.
"or purposes of these Sylow., terms specifically defined in the
Declaration of St, Moritz, a Condominium (the "Declaration") or in the North
Carolina Condominium Act, Chapter 47C, florth Carolins General Statutes (the
"North Coralina Condominium Act"l, sholl have the Bome meaning herein.
AnICl.E II
Qualificatione snd Ilesponsibilitles
of Hembers
~ ,I, Hember., F:och Unit Owner shall be a member of the Auoclatlon,
snd Bhall remsin R l1\<JmWr until he ceaoe" to be a Unit Owner.
.
~,2, "lore Thon One (lvner, IIhen there is more than one Uni t Owner of
s Ul\it, 011 ,"eh persons sholl be member!! of the Association.
2,)' ~,,-&i!troti()n. It ..holl be the duty of eoch Unit Owner to
lftKifttr.r hi" llllm(~ Slid till! numbe.r of his Unlt ....ith the 5ccfctnf)' DC the
"IRociation. If n Unit O....nor OOC!I not 110 rcr.lster. the AOAociotion sholl be
under no pbll;tlltiol1 to I'l!co~niz.c hir. tncmbcl'!ihip.
2.:.. Prohih,.tion of ^Rnigflml!llt.
..... U oc i lit i 011 II" Rflt';-'::-n-;-;~1~;-tll-t!t rnllR it! r rl!tl-or
t () hi. lIllI t .
The interu:lt DC II member in the
enclImht!red (!)(ccpt 118 nn "ppurtenance
~~TtC1.f: III
_'1emhf!r~!:~I.:2Cr. nnd Votipg
L I. 1'1/1C('. fleet inf~" of thn nH'Illi>cr. shllll be held at the registered
off ict! or till' ~".~oci~t ion, or r.uch othor pll1Cf! within On910\.l r.ounty, North
Cnlol inll 11'1 tnil'l hI! t1t~"iJ:l1ntl!lt [rotn t imt! ':lI time by the noard.
/./',/111
I' 1"
/"l
too~ ~()U nj[ 701
3.2. 1.nnual Heeting. The "",mb<!rn shall meet at least once IIch year
as .peciCled in the notice o( such meeting given pureuant to Section 3.4. 1.c
each annual meeting the memb<!ro eha11 elect "",mb<!ra oC the Board ("Director.")
and may tronsact any other bUI,nenn properly coming before them.
3.3. Special Heetinga. Special ",,~etingn oC the lllCmbers may be called
at .oy time by the President or by the Hoerd, ood sholl be coiled and held
within thirty (30) da}'e .fter ...ritten request therefor .igned by members of the
1.ssociation entitled to cast at least twenty percent (20%) of the total votes In
the Aesociation is delivered to nny officer or Director of the Asnociatlon. No
busine.s aholl be transnctcd at a speeiol meetiog CKcept that which Is etated in
the notice thereof.
3.4. Noticee. Notice of all "",etines of the IOOmbera, Itaeing the
cime and place, and accomponied by a complete agenda thereof, shall be given by
t'he President or Secretary to ench IOOmb<!r. Such notice shall be in writing, and
shsll be hand delivered or sent by United States mall to the membera It the
addresaC9 of their reepective Units and to other addressee SI any member may
hove designated to the President or Secretary, at leSlc twenty-one (21) daY.I in
advsnce of any annual or regularly scheduled meeting and at least ten (10) da)'.
in advloce of ony other meetiog.
3.5. Quorum; 1.djournment If no Quorum. 1. quorum ahell coneiat of
members prenent, in person or by proxy, entitled to CSlt at leSlt twenty percent
(20%) of the total votes in the 1.esociatlon. If I quorum Is not preeent, the
~eting shall be adjourned from time to time until a quorum la pre.ent.
3.6. Votes; 1.llociatlon Shall Not Vote. The total votes in the
1.ssociatlon arc allocated to Unitu by the Declaration. The votel allocated to a
Unit may be cast by the Unit Owner of that Unit. When there ia 11I0re chan one
Unit Owner oC a Unit, the votes for that Unit ahall be cast a. they ahall
determine. The votee allocated to a Unic shall not be aplit but shall be voces
99 s oiogle "hole. When there is more thon one Unit Owner of a Unit Ind aaid
Uni t Owners cannot ogree on how the vote for that Unit shall be cSlt, the
dispute shall be resolved by arbitroclon. The Aeeodation shall not be enticled
to caat the voteo allocated to aoy Unit owned by it.
3.7. Honner of cueing Voteo, Votes may be C99t in person or by
pro,)', A proxy muot be in writing, be signed by oll Unit O...nero of the Unit che
vott'lJ of which II r I.! nubjcct to the. proxy. be given only to another member or to I
Security Ilolder in thnt Unit, ond be riled with the Recretory before the meedn&.
1. prox)' oholl be volid untll revoked in vrlting by oil Unit Ovners of such Unit.
3. B.
the votes cast
Declaration or
lIequired Votes. All quenclol1n sholl be decided by I majority of
on the queot ion, Ul11ellS the I'rovinions of appl icable law, the
these nylown require a greoter vote.
3.9. Action by Hember. IJithnut Heecln!:. 1.n)' action that moy be tlken
nt II meetior. DC tho mcmberft, m.1Y lit! c()k(!n wlthout II meeting if ouch action i.
lIuthorlled in " writinr. nettin",. forth tile nr.tion tllk(!f1 IInd is signed by .11
U1l!tnWru, ur if ouch Action iH taken III nny othur mllnnet" permitted by 1.\1.
3.10. Prohibition of Cumulntive Votins.. There .hall be no c'..l1Iulatl.vl
voting.
eou~ 809mr 702
AVTlCl.E IV
Directora
4.1. First Board. The first Board ehall consiet of the five (5)
per80ns elected by the members, whose nameD are act forth in the 1.rticles, and
eucce8Sora to any thereof elected by the mcmbere.
4.2. Number and QualiClcetions of Directors. The Board Ihall conli.t
of five (51 or eeven (7) natural peroons, II determined at any anoual meeting by
the members. Elch Oirector shall be a Unit O'oincr or the lodlvidual nominee of a
Unit O'oiner which io other than an indi,'iduol.
4.3. r.lection of Directors. Ac the firot annuel meeting of the
members, and at each eubsequent annual meeting, the members 8hall elect the
Directors by a majority of the votes CaGt in the election.
4.4. Term. The terms of the Directors shall be staggered '0 that ac
lellt one (1) butnet more than three (J) Directora are elected at anyone
meet ing end eo that no Director "s term Is less than one (I) year nor more then
three (3) years. The Directors shall eetablieh rules to implement the
provisiona of thie eection. Once elected, s Director shall hold office until
his succeuor has been duly elected snd has qualified.
4.5. Removal. Any Director may be removed, with or without cauae, by
a vote of the member entitled to csst st lea8t sixty (60%) percent of the total
votee in the ARloclation, at a epecial treeting called for such purpoee, and a
succe8Sor may then be elected by the members to 8erVe for the ba1snce of che
removed Director's term.
4.6. Vacanciee. Any vacancy in the Board arising by death or
reeignotion of a Director ahall be filled by act of the remaining Directore,
whether or not constituting s quorum, snd a Director so elected shall serve for
the une'pired term of his predecessor in office.
4.7. ~e~ulor Meeting>. Vegular meeting> of the Board may be held at
nuch time ond place aa sholl be determined by a majority of the Directore.
Notice of regular meetings oholl be given to ench Director, personally or by
mail, telephone, or telegraph, at leaRt oeventy-two (72) hours prior to the
meeting.
4,8. Speciol Heetingo. fipcdal meetiog. of the Board Insy be called
by the President and oholl be coiled by the President or the Recretary and held
,,(thin ten (10) days ofter written re~uest therefor oigned by two (2) Dlrectorl
in delivered to nn)' otht!r nin.!ctor or thu Pronlt!'!llt or the Sl!crutnry. Not loel
thnn sevcnt)'-two (72) hour.' not ice of ouch opedol 'Met ing ahall be given
pernonally or by moil. telephone, or telegroph to each Director; provided'that,
in coDe the President or any Director determineD thot an emergency e.iots, a
opedol mneting mo)' be cnlled by p,ivinp, euch notice aD io poo.ible under the
cirCllmntancnn. All noticon of n IIpccinl meeting shnll otnte the time, place and
purpone thereof. No busineoo .holl be transocted ot 0 apecinl meeting except
thot which is .toted in the notice thereof.
4,9, Quorum; Adjourolnent if 110 Quoruln. A mnjority of the Board shall
constitute 01 quorum (or the transaction of bUl'iinusfi .1t jilt)' meuting o,C tho hoard.
I( a 4uorum is oat present, the Ineeting shall ~e adjourned from time to time
lint i I . quorum is present, The signing by a Director oC the Ininutes of a
meeting shall constitute the presence o( such llirector at that meeting for the
pllrpose oC d(lterminln~ a quorum.
4.10, Hanlier of Actin~. Each Oirector shall be entitled to one (1)
vote. The act of. majority of the Directors present at a meeting rhall
const itute the aq of the Board unless the act of a greater number is required
by the provisions of applicable law, the Declaration or these Bylawe.
4.11. Board Action Without Heeting. Any action that may be taken at
a meeting of the Board may be taken without a meeting iC such action is
authori.ed in a writing, setting forth the action token, signed by all
'Directors.
4.12.
no compensat ion
. incurred in the
Compensation of Directors Restricted. Directors shall receive
for their services, but may be paid for out-of-pocket expenses
performance of their dutiea as Directors.
4.13. Powers and Duties of Board. All oC the powers and duties of
the 1.ssoclation shall be exercised by the Board, including those existing under
the common law, applicable statutes, the Act, the Declaration, the Article., and
these Bylaws I as any thereof may from time to time be amended. Such powers and
duties shall be exercieed in accordance with the provisions of applicable law,
the Declaration, the Articles, and the.. Bylaws, and shall include, but not be
limited to, the following:
(a) To prepare and provide to lMmbers annually, a report
containing at least the following:
(I) A statement of any capital expenditures in excell DC
two (2%) percent of the current budget or Five Thousand ($5,000.00) Dollars,
whichever is greater, anticipated by the Association duriog the current year or
succeeding two (2) Ciscal years.
(Ii)
replacement fund aod any
project by the Board.
A statement of the status and amount of any reserve or
portion of the fund designated for any specified
(iU) A statement of the financial condition of the
A"""ci.llioo for the last fiscal year.
(iv) A statement of the status of any pending suits or
j'ldgmelltB ill w),icll the ASGociation is 8 party.
ASRocintion.
(v) ^ ~tc1tcment of the insurance cOl,Il!ragc provided by the
(vi) ^ !iLi1tclIIent of .1ny unpaid l16!H!SfimHllts pnyablu to the
Associ.ltioll, idl~lltif)'il1g thl~ Unit aile! tht! .1mounl of tilt! unpnid l1!isessment.
eb) To ndopl Ilnd .1 Inencf bud.~~t1i ilnd to dl'lCrmint!, IJlltt collect
IIURCfi611lel1l I, to p.1Y tlu! Commun f.klwnR~u.
80il~ af;g ~ju[ 70J
r.>:111 niT C
To Oeclnrot ion
Porcentage
of Undivided
Unit Interest in Percentage of Yotea In
No, Common Element" Common F:xpenllel 1..,dclet Ie
10 I 3.2278. 3.2278% II 32 nd
102 2.5582% 2.5582% 1/32 nd
103 2.8903% 2. 8903% 1/32nd
104 2.8903% 2.8903% 1/32nd
105 2.5582% 2. 5582% 1/32 nd
106 3.2278% 3.2278% 1/32nd
201 3.2278% 3.2278% 1/32 nd
202 2.5582% 2. 5582% 1/32 nd
203 2.8903% 2.8903% 1/32nd
204 2.8903% 2.8903% 1/32 nd
205 2. 5582% 2.5582% 1/32 nd
206 3.2278% 3.2278% 1/32 nd
301 3.2278% 3.2278% 1/32 nd
302 2.5582% 2.5582% 1/32nd
303 2.8903% 2.8903% 1/32nd
304 2.8903% 2.8903% 1/32nd
305 2.5582% 2. 5582% 1/32 nd
306 3. 2278% 3.2278% 1/32nd
401 3.2278% 3.2278% 1/32nd
402 2.5582% 2.5582% 1/32nd
403 2.8903% 2.8903% 1/32nd
404 2.8903% 2.8903% 1/32nd
405 2.5582% 2.5582% 1/32 nd
406 3.2278% 3.2278% 1/32nd
501 3.2278% 3.2278% 11 32 nd
502 2. 5582% 2.5582% 1/32nd
503 2,8903% 2.8903% 1/32nd
501, 2. 8903% 2.8903% 1/32 nd
505 2,5582: 2.5582% 1/32t1d
506 3.2278% 3.2278% II J2nd
601 6.6189% 6.6189% 1/32nd .
606 6,6189% 6.6189% 1/32nd
TOUI. 100.00% 100.00% 100.001
eO~k 869 PJGC 7f
EXIIIBIT D
To Declaration
1. Deed of trult from l.eGolion, 1. Joint Venture to William D. Hoover
and Bruce C. Baller, Truotce for Firnt Southern Savinga and l.oan
dated and filed for record July 30, 1986 at 12:21 p.m. in ftook 790,
Page 512, On.low County ~eglstry, Ilorth Cerolino, to eecure $3,650,000.00,
aa modified by l.oan ModiCication Agreement recorded July 8, 1987 in Book
840, rlge 489, Onelow County Registry.
2. Security agreement with Fir.t Southern Savinga & l.onn, a. evidenced bi
Financing Statement 186-3661, riled July 30, 1986 in the On.lo\l County
Regietry.
,
J. Title to that portion of the property, ic any, which lies be 1 0\1 the mean
high water mark of che Atlantic Ckean.
4. Normal utility eaaementa of'record.
eo~ 8G9fl:'! 705
(c) To rer,ulate the uee of, and to maincain, repair, replace,
mod i f)' and improve the Common f:lemeot n.
(d) To adopt and amend rules and rer,ulatione and to eetablilh
reasonsble penaltiee for infroction thereof.
(e) To enforce the provisiona of the Declaration, the 1.rtlclee,
thcae B)'lava, the 1.ct, and rules and rel:ulations by all legal means, Including
injunction and recovery of monetary pensltieo.
(n To hire and terminote manol',.'ng or,enca and to delegate to
euch agents auch powers and duties on the Rnord oholl determine, except .uch II
are specifically required by the Oeclarstioo, the Articles, these Bylsws, or the
Ace, to be done by the Board or the members, Iloevithstonding the foregoing, the
Property, Incl uding each Unic, ahall at all times be managed by a single
~ano&iog agent. The .ingle monoging ogent sholl not have authority to les.e any
part of a Unit withouc the approval of the Unit DYner.
(g) To hire and 'terminate agents and independent contractorl.
(h) To in.titute, defend, intervene in, or .ettle any litigation
or administrative proceedings in it. own n.~e on behalC of ic.elC or two (2) or
more Unit I)vnere on matters affecting the Condominium, the Common Elementl, or
more chon one Unit.
(I) To eotab1ieh and diuolve and liquidate, from time to time,
reeerve accounts Cor any purpooe.
(j) To borrow money for the maintenonce, repair, replacement,
modification or Improvement oC Common ..lemente and to pledge and pay
assesa~ente, and any and all other revenue and income, for auch purpoae.
(k) To buy Unita, in foreclosure oC an aaeesement lien, or at
any other time or Cor any other reason, snd to .ell, leaae, mortgage, and
otherwine deol in Unit. Crom time to time o...ned by the A.aoclation.
(1 I To impuse ond rece i ve pa)'ments. feea and chargee for the
us., rental or operation of the Common I:lementa other than the t.imited Common
Elements, except Cor elcvotoro, otoirwop, hallwayo and other portions DC the
Common El(!mf!ntn \o'hich provide nCCC8n to the Units,
(ml To grant leosee, licennes, concessions and eaoementl through
and over the Common Element..
(n) To impooe ond collect reosonoble chorges, including
relJsonnble COllto nnd nttorney'o Ceca, Cor tho evalulltion. prcplIrntion and
recordotion of amendments to the Declarulion, rensle certificotes required by
Section 5ISA,/,-107 of the Act, or certificote, oC unpaid ao'e..ments,
(0) To provide (or inden,I1Uicotion of the A..oeiotion'a oCficera
..lid Director" and mnintnin officcru' Gill! nircctornl linhility insurance.
(p) To impooe chorges for late payment oC asee.omentA and, aCter
notice and on opportunity to be henrd, levy rcaoonable fines Cor violations oC
the ()cclnrlltiol1, thns,! RylnwH. or the ruler. Bnd regulationn.
eo~', 809 PAGE 707
"
(q) To implement and maintoin the stOl'1ll water management progralll
and any and all other eovironmental programs.
AQTICLE V
OCCicera
5.1. Desi~notion of Officero. The offlcere of this Aesociation Ihall
be a President, tvo vice PresidentA, a Recretary. and a Treasurer. The majority
of the officers shAll be Unit OvnerB or the individual nominee of a Unit Ovner
vhich is other thon nn individual. A pernon moy hold one or more of auch .
ofrices at ooe time" except thllt the Prenident oholl not at the 88me time hold
another office in the As.ociation. The Hoard may elect an assisCant treasurer,
an a98istant secretnry and such other officers as in Its judgment may be
necessary.
5.2. Klection DC Officern. Officere of the A8eociation ahsll be
elected by the Board. f.leccion .hall be held annuelly at the Ciret meeting oC
che Board held after the annual lJlCeting of the membere, except that the f1ret
Board shall elect officers as soon as practicable sfter Cillng of the
Dee larat ion.
5.3. Term. Each officer shall Serve until his successor has been
duly elected and~ qualified.
5.4. Removal. 1.ny nfficer may be removed, vich or out without CSUle,
snd without notice, by che Board.
5.5. Vacancy. Any vacancy In sny office shall be filled by the
Board, and an oCficer elected to fill a vscancy ehsll lerve for the unexpired
term of his predecessor In office.
5.6. Povers and Duties of Officers.
(al President. The Preoident shall be the chief executive
oCCicer of the As.ociotioo; ohall hove oil oC the povers ond duties Incident to
the office of . preaident oC s corporation, including, but not limited to, the
duty to preside ot all meeting. of the Beard and of the members, and the general
supervi,ion of oCCic"ro in the manor,ement of the bueincss ond affaira of the
Associotion; ond oholl nee chot nil oct ion. ond renolutionn of the Boord are
carried illtu effect.
(b) Vie" Pre.ident. The \'ice-l'reoidents sholl perfonn auch
dutieo of the President au ,11811 be ..oiened Co them by the President, and in
the .boence of the President oholl perform the dutieo and function, DC the
Preoldent.
(c) Recretnry. The Recretnry oh.11 keep the minutes oC all
meeting. and oct iono u( the HOllrel .lnel of the me",bero; .holl give 011 required
noticus to ctlU Direct()I'n nnd mnml1uru; nl\/lll kenl) tIle recordo or tllC 4Aoociacion,
except ChOAl! kept by thn Trelln1lre!"; 9tull: Ill!rform till other duties incident to
the office of . oecretory of a tOrr.orotion; ond oholt perform such other dutiee
required by the Boord or the J'r"oldent.
MOl btJ~ ~!jr (U~
(d) Treasurer. The'TreSAurer ehall have cuetody of all
intongible property of the A9R0ciotion, including Cunds, eecurltles, and
evidences of indebtednen&i shall keep the Looks of the A&sociation in accordance
\lith good accounting practicee nnd principal., end, upon request, shall &ubmlc
them, together with all vouchers, receipts, recordo, and other papers to the
Hoard for examination and approval; shall deposit sll moneys and other valuable
effecto in depositorien designoted by the Board; shall disburse funde of che
A58ociation as directed by the hoard; and shall perform all other dutlee
incident to the office of a treosurer of a corporation.
5.7. Execution of Agreementn, etc.
or other inatruments ahall be executed by any
person or persone as'may be deeignated by the
All agreemento, deada, mortgagea,
t\lO (2) oCricero, or by ouch other
Boo rd.
5.8. Compenaation of Officers ~estricted. No officer shall be
compenoated Cor his oervices in such capacity, but may be reimbursed for
out-oC-pocket expeneeo incurred in performing his dut iee.
1.~TlCt.E VI
Indemnification of Directorn and Officera
Tho ,~eaociation ahell indemnify such persons, for such expenees and
t'iabllltlee, In luch manner, under euch c1rcumetancCl, and to euch extent, 58
permitted by Sections 5SA-17.1 et seq. oC the North Csrolina General Statutee.
A~Tlr.I.E VI I
Fiscal Management
The Board ohall dealgnbte a depoaltory for the
msy change such depository. Withdravel of fundi
only by checks signed by any two (2) officerl of
persono authorlted by the Boord.
7.1. Depository.
fuods of the Assoclaclon, and
from such depository shall be
cho Aosociat ion, or any other
7.2. Fidelitv Bondo. Fidelity bonde ehall be maintained by the
1.esociation, in on amount determined by the Hoard, covering each director and
officer of the ~soociatlon, ony employee or sgent of the 1.eeociation and any
other peroon, hnndlinr, or reoponoible for haodling Cunde of the As&ociatlon.
7.3. Payment Voucher..
Hoord, provided that the Boord may
monoging agent of the Ansociatioo.
Payment vouchers sholl be approved by the
delegnte such authority to eny officer or
7,1" .'nouol Audit, An oudit oC the oecounto of the Aooociation shall
be made annuolly by n certified public secountont, ond 0 copy of the report
ohall be furnished to ench I1'o<!mber not lster thon April I of the year followinl
the )'eor for vhich the report is mode.
7,5, nacol Year. The Cioesl yenr of the Asoociotion ohal1 be the
calendar year pr'ovided thot the Boord, from tit"e to time, by reoo1ution, may
change the fiscal yenr to Dome other designoted period.
......,... ..~. . .......-
AI/TICL!; \'111
Auer.Gments
8. t. ObI igotion of Hembcrs To Poy 1.sncumento; Amount of l.e\'I', Until
the 1.lIoclation leviel 0 Common !;xpenRe nooe.sment, Declarant shall pay sll
accrued expenseo of the Condominium, Thereofter, eoch llni t Ovner sholl be
perlonolly ond oeverally liable Cor the Common E.pensee that are levied agslnec
his Unit \/hile 0 Unit Owner. Eoch Unit ehall be oueesed in accordance with
that Unlt'a percentage of Common Expenees as allocated by the Declaration, 19
amended.
8.2, Allocntion oC Common Surpluo. Any common surplua, includiog
funds In re&erve accounts, may be allocated to eoch Unit in accordance vlth ita
percentage oC Common Expenses, and, if allocated, may be poid to the Unit Owner
of that Unit, and, if allocated, moy be paid to the Unit Owner or credited
agoinst thot Unic'a share of Common Expens.s .ubsequencly oueued.
8.3. Preporation of Budget end Levving of Aese&ement. For each
fiecal year, beginning with the fir.cal yeor beginning January 1, 1988, the Board
shall prepore nnd adopt 0 budget, including therein eotimatea of the amount
ncc...ary to pay the Common F..penoen, together vlth amountn considered neceelary
by the Boord for reserves. 1.fter preparation ond adoption of eoch euch budget,
the Roard ehal1 provide each member with a copy, and eha 11 gi Ve each member
notice of the aasessment made against that member's Unit bosed upon euch budget
and may aloo atote the Interest to be charged on delinquent payments thereof.
The ossesoment oha11 be deemed levied upon the giving of such notice. Provided,
hovever, that the first budget after creation of the Condominium sholl be
prepored and adopted by the Board only for the balance of the then flacal year
of the Aseoclatlon, commencing on the date of substantial completion DC all
structural componente ond mechanical syoteme serving more than one Unic oC the
initiol building to be con.tructed, ohall be prepared and adopted as aoon ae
practicable after oaid date of substontiol completion, and notice of chc amount
of the auenoment against each Unit for such balance oC the fiocal yeor Ihall be
given by the Board to each member as soon as proctlcable after adoption. Such
aaoennment nhall be deemed levied upon notice thereof given by the Board.
8.4. Ansenameot A Lien, F.very aesesomcnt ohall conetitute a lien
upon eoch Unit asoeooed from the dote the oosenRment io levied, prior to all
other lieno e.cept only (i) reol ontote tn.eo ond other governmental aasessments
or chnrgen or.oinr.t the Unit nnd (ii) lien., nnd encumbroncc. recorded be Core the
recordotion oC the Dcclorntion.
8.5. Payment oC Anaeosments. Asoeostnentn ahall be payable \/hen
notice thereoC is giv.n, hut nhall not h. delinquent if paid ot the timo8 and in
the omounto speciCied by the Board in the notice of ..s..sment. Except for
speciol ns.eosmento, t/4U\ of the nnsensments ohall be paid on or before che
firot day oC eachquitrtcrofthe fiscol ycnr of the Ansoclotion. Payments shall
be made to the A(l6ociatinn. or os tho Iloard may from time to time othendae
di fI!ct.
R.6. Lien An Agoinot firnt Hnrtgogees, The lien of ..nesnments shall
not be nuperior to the lien o( a First ~ortgnGe.
.:J::' otJU r!~( 11 U
8.7. Funda end Aeeerves. All aums collected b, the 1.e.oclltion from
oBBennmen:s ahall be occounted for aa CoI10l":
(e) Reserve Fund for RepnirB and Replacement.. To this fund
ohal1 be credited oil nums collected for the purpoao oC effecting repairs and
replacements oC otructural elements ond mechanical equipment, and other Common
r.lemonto, of the Condominium.
(bl Gener.1 Operating Reserve Fund. To thi. fund .hell be
credited all luml collected to provide I reserve for purpooel of providing a
Itlt!alure of tinoociol at.bility during period of specinl otrcoo, snd rnay be uled
to meet deficiencies from time to ciUlf! 68 n fCRult of del illquent psymcnle of
alsesomentR ond other contingencies,
(c) Maintenance Fund. To this fund shell be cradlted
collectioo. of .ooes.menta for oil Common Expcnlel for the curreot year II ...ell
AI common profits and sur pi uo Crom the previous yeor, aod oot to be credi ted to
either of the above reserve funds.
(d) Working Copitsl Fund, 1.11 fundI, if any, received by the
1.slociotion for the initial working capital Cund of thc 1.ssoclatlon, to defray
unforeleen e<penlel and/or the cost of additional equipment or servicel deemed
necesoary or desirable b, the Board, shall bc maintained In Ind acgregated In
this [uod for the u.e and benefit of thc 1.asociatlon.
TIle reserve fund for repalre and replacements .hall be utlblllhad by
the Board beginning with thc Fiscal year beginning January 1 of the year two
years after the yeor in which thc firat asaesement was levied and .hall be
funded thereo[ter by regular inetallments rather than by extraordinary apadal
IIse.n,nenta. The reserve funde dencrlbed above eholl be maintaloed only In luch
amount. a. deemod ooce..sry or desirable by the Board, auhject, however, to the
preceding oentence, To the er.tent moint"ined, funda therein shall be held in
such accounts, and with .uch depositories al the Board, in It I di.cretlon,
selects.
8.8. Spociol Aooeasment.. In odditlon to the allcllmeot. levied
purtuont to Section 8.3., the Boord, In itn dilcretion, mlY levy Ipedal
assessmentn ot ouch other nnd additional timcs an in Its judgment are required
for:
(0) Hnintenonce, repair, rentnrotion and recooltruction of the Common
Element., aod operation oC thc Condominium.
(h) Alterntio"". improvemulltll, IInd sdditioT18 to the Commun ElemP.ncRj
pro\'ld~dl hO\Jcyer, that tiny ouch npl!clnl .1f1fHJIINment involving an e.pendituro in
o<cc.' of Twenty-Five Thou..nd nnd tlo/IOn 11011arR (S25,OOO,OO) ahall ba first
.pproved by thc memhero ent i tied to co.t at leut fi Cty-one percent (51%) of tha
total votr-n in the A.R8ocintion at II n~r.u1.1r or "pecial ITYH!tif\K of the
AlifU1C i Dt iOIl.
(c) l'oyment o( costo ond expel""" incurred in curing deCaultl
purou.nt to Sectionll 10.1. ond 10.3. helllnf.
!DOl 8fi9 ,~"! 711
~pecial 8filre8mente OlAde pur.unnt to tlda Section ahall be a C01IImon
Expen8e, shall be deemed lovied npon notice thereof beinF. Civcn to the meraberl
lubjen to euch 8Jlccial aueRoment, ond .hAII be parAble a> detenninocl by the
Board Iud .1 oct uut in Bueh notlet!.
8.9. ConAnon f:r.l'cnRn. A.oorioted with Limited r.ommon Elementa or
Bcnerlting Le., Thon 1.11 IInitR.
(a) Any Common f:xl'enRe n8l0cioted with the maiotenAnce, repair, or
replAcement of a Limited Common Element Aha11 be asAeued Ar.Ainet the Unit, or
In equol .hsre& tu the UnitR, to which ouch Limited Common Element WII alloclted
lit the tim!! tho er.pcn.c WaR incurrod,
(bl In addition. the Allociation may aBlelB any item of Common
Expenle. benefiting leu than all of the Units against the Unitl benefited In
proportion to their Common Expenle liability.
8.10. V.llure to PrepAre Budget and l.evy Annual A.lesament;
Deficienciee in Procedure. The failure of the Board or delay of the Bosrd In
preparinK any budget, and to levy or in levying alleumentl. al1811 not
conRt icutu a w.ivnr or releoRl! oC tht! memherll1 obi lIlt ion to pay .18eSlmentl
\Jht!tH!ycr thn 811mo ahall UP. determine.' lInd levied by the Roard. Until. nelJ
..oe08ment is levied by the noerd pursuant to Section 8.3. each member .hlll
dontinue to psy the slaessment then previoully levied purluant to Section 8.3.
in the 88me amount snd at the RIme periodic times II levied, or II the hoard may
otherwioe ndvile in writing. AI,o, any deficiencies or Inadequaclea in the
procedure followed by the Bo.rd in levying .n uaellment Ihall not In any way
sffect ita validity or che oblicotion of membere to pay auch allellment,
8.11. 1.88818ment ~olli Certiflcnte. All uaeumenta Ihall ba lit
forth upon a roll of the Units, which shall be available in the offica of the
1.lIociotion for inopcctlon at All reaaonable tiOlQ8 by mamber8 and Security
Holders, ond their duly authorited representatives. Such roll ahAl1 Include,
Cor eoch IIni t, the name ond addrell of the member or members. all ..ae9l0lant.
levied. ond the amount of all allea.ments unpaid. The 1.91ociation, upon written
reque.t I nhnll furnish to 0 Unit Owner, or his suthorhed sgcnt, a recordable
certificate oetting furth the omount oC unpoid a..esamont. currently Iaviad
acalnat his Unit. The certificate .hA11 be furniahed within 7 busin.1I dil'l
o[tor receipt ef the request ond oholl he binding upon the Aa.ociation .nd all
IInir nwn,,,'" ror o"eh certificate 0 rell.onBule Cce onoy be choreed by the hosrd.
n. 12. Pefo"l t ond En(orcoment. If any SllelAment, or Inltlllmtnt
thoreof, romain. JeIT;;qur';t for JO-rl~-Y9,- th,'n that ...e..'",!"t, and all othlr
U.."monts thr." 0 lien .,;.inBt thot lInit. I1\I'Y be declared hy the Board to be
ilnmr.dlntt!l)' lllln Rnd flll)'nhle in (1111, with intt~r(!8t, without further notic., .nd
mlt., hI! rUn~CI()lH~d by tlH! 48ROcllltion in till! lnal1nnr prnv(dcd hy ~(!ctlon 41C-3"'lt6
of till! Act. ^II [I!e" I.tl! chsr~o', "ttn"'O~'B' CeOR, fine. or intcrllt I.vhd .;
or collrctl!d by thr A.aoeiotio" ill c"""retio" with a"y ""pold .uellmentl 'hill
have the ""nl(~ prioraty 1111 the .II' HI!1I!"nent to which they rnlllte.
111111)' IIrflon i~ tn~l!11 by till'! ARftl1Clfltiol1 to [or(1rlou(! "lien on I
lJllit h"clluftn of 11111'111(1 lIA<J,..nulflflutft. tll(! IJllit Owner nhnll hI:! rl'!qlllred to pay.
rf!ftflOll/lhl,' relit Illr tll,. IItIf! of ltlll IJllit dill ill~ the Pl!riod of ru(lpmption (ro..
Itlch Inrecluluffll 'Ind tile AAll10ci"lioll ahllll hI! entitlud to tho .ppointmenc 01 .
rf!cldvf!r to colll!ct tht! HIIIIW.
alli,l 8(;[J rtjE 712
In addition to the fore~oinR, and without watvinK it, li~n. the
~Uociation nil)' au. to obtain money jud!:ment for the amount of sny delinquent
..ne..mont, or inAtallment thrreuf, together with intcrclt. Ind the member. ao
.\led and lilb1e for l\lch I..eument shall pay all coot, of collection, includiog
ren"onlble attorney.' feen, with intl!reAt thereon nt the 88me rste a8 charged on
the aUeUSment. being collected (rom the datce incurred until paid.
B.JJ. Inter~.t on D~linqucnt Aoe~9Rments. 1.81ellm~nta, or
inRtallments thereof, paid before they become del inquent, 8hall not bear
intercot, but sll delinquunt lums uhall bear intere't at the rste 8et (orth in
the not ice. ,el'ying the. aSle..ment, not l!xceeding tho rnte of intl!relt alluwed by
the Act, (fom the date delinqtJLlttt until paid. If no internAt rate i. let Corth
in such notice, luet! intcfel]t rnte shill) hi! the tnllJ(lmum Allowed by the Act. All
pa)'mentl upon account 8hall be appl ied (irlt to intcrelt and then to the
a8BeBsmont, or inatallment thereof, 10nKest delinquent. All luch interc.t .hall
h8\'e the nOCle priority as tho s..e"ment on which auch int~reRt accruea,
R.14. Common !:xpcnsel. Common ExpenlOa 'hall ""'an ond includo ,II
aUma declared Common Expense. by the Act, or by any 'peciflc provi.ion of theee
8)'lawI or the Doc1srltion, and .hall include, without limitation, the following:
reol IOtate taxea, and other goveromontal aeseeemontl or charges againat the
Propert)' until the Unit8 are eeparltely o.sessed; prcmiuma for eny and sll
in.urance maintained by the Aalociation, including any deductible or coin,urance
Imount not covered by inauronce; utility chargea not charged directly to Unit
O"ners; le&81 and accounting feu; costs and expense, incurred in connection
Itith an)' litigntion or administrotive proceeding pursuant to Section 4.JJ(h)
hereof; do(icita remaining from ony prior asoensment period; the colt, including
(oes and interests, incurred In connection with eny borrowing done by the
ASlociltionj the cost of all fidelity bondsj costs impaled upon the Al8ociation
or any pore of the Common Elements or the Property by, or incurred by the
A990ciation a. a result of the performonee, enforcement ur amendment of, any
a~r.oment or casement to Itldch the Auuciotion i. a p.rty or to Itldch the Common
r.tclTlents or Prop"rt)', or any port of either thureof, is or may be 8ubject;
omounte determined necesoor)' for renerVe funds; and indemnity p'yments made by
the A.sociotion pursuont to ^rticle VI hereof.
A~TtCl.E tx
~"lncotion and ^Iteration of Units
- ---~_._.._-_.~--
9.J. r'rf){~(!d\Jrn. rf nny Ulllt O....I1f!t' ilClIil'eB to (i) rt!localf' the
houndllrieH o{ hiii--fiidc--pufRlJllnt t~) ~;I!ctiol1 47C-2-1J2 oC the A.ct, (ii) remove
pnrtiti"n. or e....at" opCnur,'n putAuont to ~"ction 47C-2-111 of th. Act, or
(i i i) fl,nh, fillY iml'fOYem(!nto or 1I1tfHn( 10118 to hi. Unit ""Idch i,np/dr th(!
otructlJfnl int(1~:rlty Of' mechnnicnl !l)'ultHnll of, or If!BSf.!n thu fJuppurt of IUY
'Jllr~ ion ot, thf' CondominiU1l1, tht' i1rOcl!dur(! net out If\ thia "tticle 8hatl be
[01: owed.
9.2. .~[Jticn To 1111(1, ('pnfif!"~ of Roard. Prior to doing any \Fork of the
kind Aet out in "-eet 1;;-;,--Y-:'i:','-tl;';--III;i't-"W;';'-~--.hnll ~iv. not iCl! tu the Ronrd of
hi. Intpnt to do ,"eh work IIn,1 rl!'1"I''It "lid Il!CI,jV" the wlittl!Il COlln.Ilr (hereto
Ilf ll", ROllld 01, Oil .1'1'''"1, th.. AA/lIICitlttllll, With ,uch notice Ih.11 L. Riven
(II a Itoteml'nt of thl! work tll h" don", (ill 0 copy o( the I'I~n. ond
IpcciCicntion. fOI the wurk, ntlcl (iii) Alleh Additional inCur-mAtion rel.tive to
eC~J 8mj,t~[ 71~
thl propolld work 91 the 1I0ard msy re9l0nably requeot. Upon receiving all auch
information and any fees and charges requeoted by the Board, the Board ahall aet
a date for a lMetin~ on the propo"cd work which nhall be within fifteen (l~l
day. after luch informotion and feee and charges are received, Notice of .uch
meeting .holl be given to all members of the "uociation in the lime monner 91 a
not ice of I apcdal hoard meet ing. "t the meeting, the Qoard Ihall receive .uch
teetimony and evidence.. it deema appropriate. The meeting may be continued
Crom time to time by the hoard. At the meet ing or at .uch later time but, in
ony event, not later thnn aixt)' (60) doya sfter such "",eting, the Board ahall
decide whether to coo"ent or not to con.cnt to euch work, llritten notice of
euch ded.ion ahall be given to laid Unit Owner and all ..,mbers,
9.3. Appeal to "ooociation. The Unit Ovner proposing to do the work.
or membera representing 10% or more of the total votes in the 1.l9odatlon, may
app..l the dedaion of the hoord to the A9Iociacion by filing a aigned written
request fur an 1..oociotion meeting on tho work propoul. The lfTitten rcqueot
mu.t b. filed with the Secretary wichin ten (10) daya of the dste of the notice
of the Board'a declaion.
9.4. ~eetlng and Decialon oC "eaociation. Upon filing of an Ippell,
a apedal meeting of the membera of the "lIociation shall be called. The notice
oC meet ing shall be aonc out within ten (10) days after auch fi ling, and the
meeting shall be held within thirty (30) daye after auch filing. The meeting
may be continued from time to time by the chairman. The proviaion. of Article
III hereof ohall apply to euch meeting. "t auch meeting tha ..embers ahall
decide to conoent or not to conunt to auch work. The dedalon of the
Allodatlon Ihall be finll.
9.5. FeSl. Tho Board may require the Unit Ovner propoelng to do the
work to pay rOllonoble feea and chargea to cover the co.ts to be Incurrad by che
Aaaociation in giving notlco of and holding meeclngs purouont to this 1.rticle.
9.6. Conditions. The Boerd or, on appeal, the 1.saociation, may
impoBe conditionl on ony consent to euch work to protect the Common Element.,
Units and the Condominium, and to Ineure that the provisions of che Act,
nodarotion and theae Bylawa arc complied with, including, wit%ut limitation,
tho furni shine to till! 1...oc iot ion of poyment and performance bondi, or other
aecur it)' occeptoble to the Board, to eneure that the proposed work ie timely
completed purousnt tu the pion. ond .peci flcotions therefor and all costa
thr.reof paid.
9.1. Cuntroll ing Proccdurl!. The I,rocedure set out in this Article
ohol1 control oVer any contrary provisione In the 1.ce.
ART1CI.f. X
I~!!'l'!i~l f:nfurcem.nt_~e. ond Penolties
10,1, n.(nult and Rl!mcdies. A default in or failure to comply with
.ny of th,l terU1"I---C-~I-ltfltio,,"":-oh1-l-g;l-tionD, IIntl prnvi.iona of the Act, the
f)er.l".lItitlrl, thoRI! "vlaw", tho 4.rticlf!uj or the rulell nnd regulllc:ionfl, II the
..mn mol' Ion a",,,nd,.d frum eim,! to time, b)' any Unit Owner or OcCupAnt, Ih~ll be
grllll,"l. 1M reliel thot ma)' include, without intendinll to limit the sarnc or to
cnnfltilut" nn rl'lc:tloll of rmnl!diIHI, nn nction to recover finr-a and pcnalr;ie. II
wJ\8f;8,rm 114-
determined by the ftoard, sumo due for domagOl, In injunction, or Iny combinacion
thereof, and which relief ms, be oou&ht by the A9Ioc!otion, an oggrieved Unit
Olll1er, or by an)' peroon or claso of peroonR adverocly affected. Also, if Iny
ml!l1lber fsile to perform any obli~Rtinn under the Act, the Declaration, theae
ft)'lswo, the Article. or .uch rule. and regulations, then the ASRoclatlon may,
but ia oat obi igated to, perform the Rame for the member' e account, Ind for auch
purpooe may enter upon hiR Unit may .....ke neceanary repaire, advance expenua or
other Sumo necesRsry to cure the defoult, ond for ouch e'pensee and coati may
levy a opedol alleOlment agoioot the Unit owned by auch defaulting member. The
Allociation also ohall be entitled to IURpend the right of a deflulting Unit
Owner to vote 81 s member of the Ao.oeist ion unti I the deCault i. cured.
10.2. Notice of Defoult ond Foilure to Cure. In the eveot of any
euch default or Cailure, the Board shall serve upon or mail to the defaulting
member, and to eoch Firet Mortgagee of that member's Unit when required under
Section 12.2 of the Declaration, a written notice Ipecifylng the nature of che
default, the cure thereof, and the time within which the cure Ihall be effected.
Withio the time limit Ipaclfled in the notice, the deCaulting member may cure
the default specified, or serve ,upon or mail a written notice to the Board
requeeting a hearing befora the ftoard. If a hearing la ao requelted, the Board
.hall theruoCtcr oerve upon or moil to the defaulting member, and to each auch
Firot Mortgogee which was entitled to notice of the deCault al above provided, a
notice .pecif)'lng the time and place for such hearing. At the hearing, the
Board Ihall cake such evidence and hear such testimony as it deems necelaary or
desirable. The Board ahsll not exerc!oe any remedies to obtain rei ief from che
default until the hesring is over and the Boerd hu made Ice determination and
aerved upon or mailed the Alme to the defaulting member end 08ch auch Firat
Mortgagee, The hearing mey be continued from time to time as determined by the
Board. Upon taking such evidence and hearing auch teatimony, the Board, at the
hearing or at such later time, ehall determine, In vriting, and It les sole
option, to wolve the defoult In whole or in part, to extend the time within
which the default may be cured, or to proceed ImmediAtely to levy a fine or
penalty, or to exercise anyone or more of the remedie. sVlilable to the Board
due to such defoult. The Board shall eHVe upon or mail to the defaulting
memt>er, and to each such Flret Mortgagee which was entitled to notice of the
default os sbove provided, a copy o( it. determination. If the defaulting
"",mber (i) docs not cure the default or request a heoring within the time limit
apecifled in the originol notice of default given purluont to this Section, or
(ii) 00 requcRtn 0 heoring, but fails to cure the defoult (co the extent not
woived by the Board) within the e.tended time, if .ny, gronted by the Board
after hearinf:, then the Boord oholl eerve upon or mail to the defaulting member,
nnd to each nuch Fir.t Mortgagee which wo. entitled to notice of the defsult al
above providlld, I written notice of such member'. failure to effect a cure, and
the fionr(1 Inny ttl~n prOC~CtJ to tnkc Ruell nctiun 88 it deems necC8ftlry to obt.in
ra lie f .
10.3. ~emedy of Abatement In Addition to Other ~emcdieR. In the
event a member foilR to nffcct the cllre Rpllcified by the Boerd within the time
period .et out in (il or (ii) of S~ction 10.2, hereof, whichever is applicable,
"hero the dc(nult l!'t n ntructurr.j thing, Of condition eXl8t ing in CJr on the
prcmincs of thl! rrlcmtO(!r1o Unit, tht:! l1onfd, Of itG duly nllthoriled repre,cnt.tive,
sholl hav~ th~ right to enter UpOIl the premio"R of tho member's Unit in which,
on which, or aR to which, ouch d"foult "d.t., ond Ru".nodly to obate and
remove. At thr. defllulting mcmhrr'u r.Jtpcnl1c (nnd levy nil 88Rea.mcnt therefor "
prodded in Section 10,1. hereof), the .tructure, thing, or condition
conat itutinK the de(sult, snd the noord, the 1...ociation, nnd their or,Iln:.,
employee., and reptencntoti"ea .hellnot therehy be deemed Kuilt)' o( an)' manner
of tr(!lllIl..
10.4. In\unction. 1.n)' I,cr.on or cl... of pereono entitled to leek
rclief for In)' such delalllt or failure may ohtain a temporary re.treinlng order,
injunction or limilar relief, without lir.t lIling the procc\lure e.tohllshed hy
Section 10.2 hereof, if ouch defsult or fail ure creetes In ell>!rgclic)' or a
lituotion dnnr,crouR to J'l(!rfiOnn or property.
10.5. llecovcrv of Attorl1r'vlI1 rr.r.n and CIHitfl. In nny procl!p.ding
Hlling hecsu.n 01 on alleged dldoult by I mnmi)~r;-tl;t!. pre"ailing porty .hall be
entitled to recover the cost. of .uch proceeding .nd .uth realonable attorney.'
fee. as may be allowed b)' the court, with intcreBt thereon ot the lower of (I I
I.: over ti,e prime rote olinounced hy the IIG~R Notionol nalik of Horth Corolina at
the time the costa arc incurred aod (Ii) the highe.t rote .110wed by law at the
time the costa are incurred, from the date8 euch costs are incurred until paid.
,
10.6. Nonwaiver of Covenont.. The failuro of the 1.uociation or of
Iny member thereof to enforce any term, provision, right, covenant, or condition
that may be grented by the Declarst ion, these Bylawl, the 1.rticle., the rule!
and rcgulotions or the 1.ct, 88 the Dame mal' from time to time be amended, Ihall
not conotitute8 waiver or abrogation of the right of the 1.880ciation or a member
to enforce .uch term, provision, right, covenant, or condition in the future,
irrelpectiva of the number of vlolat ione or broechea thereof that may have
occurred.
10.7.
to Article VIII
AeseaRment I.lane. Assaeement. Ilenl shall be enforced purluant
hereof aod not purRuont to thlo Artic10 X.
A~T1CI.E X I
Amendmeot
1.n amendment to these B)'law. .holl bo made ond approve'! in the manner,
Rnd .hall be lubject to the ume restriction relative to requiring prior vritten
coneent of First Mortgagees, aa net forth in Articlo XI of the Declaration, and
once made, ,hall become effective when recorded lit the lilllne rnnl1f1l'r nnd place ..
nn nm~ndrn<!flt to ~h{! Daclllrntion.
A~TIGU: XII
Gflnr.rnl ProviAlonll
12.1'. ~ulcn ond QeEulations.
(n) ny the noord. The noord, including the fir.t ftoArd, may
promuly,fttc from tim" to tlm!! ouch rlltell IIlll.l regulntlons d8 it deemR rensonable
and neccslllnry govl!rninR the ndminilltl"ntioll, nlllllnf,cmCl1t. operatiun. And UIC of
the Common ~:lC!m'!ntll 80 118 to prOlnut{! the common use and enjoyment therr.oC by
Onlt rNnero and Occupantn .nd for thl! prot(!ction nod pre.ervation thereof. In
addition, tho BOArd may adopt Ruch rule. on.! r(!gulatinna QI it deemn r...onable
and nf!c....r)' with renpcct to Unitn to pro"i.!f! for the common good and onjoYll1l!nc
eO~1 btJ:)Pjj( (10
of all Unit Ovnera and O::cupanta, including, liithout limitation, the right to
adopt euch rules and regulatione with reference to tenant. ond lease.. ln no
event ehall any rule. or rer,ulations be inconoi.tent or materially more
re.trictive than the provi.iona contained in the Declaration and the.e Bylalie
liith reapect to leasee or tenant..
(b) By the 1...oc iot ion. Any .uch rule or regulat i,on adopted by
the Roard may be amended, modilied, or revoked, end new .nd addition.1 rules and
regld.t ion. IT,sy be adopted, by trember. at an annual or .pedal rmet ing of the
members. Any auch act of the member. ohall control over any controry rule or
regulation then or thereafter odopted by the Boord.
(c) Uniform 1.pplication. 1.11 rulea and regulationo shall be
equally and uniformly applicable to all Unit O...nere of Units in the floor levels
above the .econd floor level. 08 .holin on the Floor Plan.. Except 18 provided
in ch. previou. aentence, oil rules aod regulacion. .h.ll be equally and
uniformly appl iceble to all Unit Ovners, O::cupanta and Unita, but need not be
equally and uniformly applicable ,if it is determined that euch unequal or
nonuniform appllcstion la In the beot intereet of the 1..sociation or if equal
and uniform application is not practicable.
(dl Copiee Furnished. Copiee of all auch rulea and regulation8
and any amendments thereto shall be Curni8hed to all members, and a copy ehall
be pOBted or otherwise made available to members at the office of tha
A.aociation. ~olievar, failura to furnish, or post, or make available, auch
rules or regulatione shall not affect in any way their validity or
enCorceability.
(e)
~ulee Ilerebv Estebl18hed.
.
(i I 110 Unit Ovner shall erect any signo "'Ithln his Unit or
lilthin his Unit or lilthin the Common r.lemente which ara vi.ible from outBide the
Unit, except for signa ...ichin each Unit in the elevator loading aod unloading
area. and in the Units located on the flr.t and second floor levele. The
nxterlor lininga or aurfaces of all windoli coveringa .h.l1 be white or .uch
other color selected by the Aaoociotion, .0 that the e.terior oppeorancc of the
building i. uniform. Ace... to the Common Elements and the Unit. .hall be
eubject to reuonable oecurity IMaoures and proof of ident ity o. may be
customary for tile opcrntion of a r~Rort con(lomillium from tim(! to time. Access
to each Unit sholl al.o be subject to limitation by reo.on of elevator oper.tlon
hour. designotod from time to time hy the Aooociotioo, provided thot occess to
cach Unit by elevotur .hall at all time. he available, .ubject only to
reo.no.ble notice to bui Iding oper.tion per90nnel.
only.
(iI) The CondominiulIl .hall be uoed for residenti.1 purp08co
(iii) Potu, Unit ()wnero .holl h.,'e the privilege of
bOllrdillR up to .. TnI1J:illlum ort~ pntN 9ubjoct to the rilles and reKulntiono
hcrcilll1Ctl!f #let (orth lind Bueh uthl!r rules and rr.r,ulllt iOI1O liB may be promulgated
by the 1...ociotion. Thll initial ruleu ore o. [olloli.:
(I) Pet. .h.11 ...on do&. .nd cot. only.
.
.
,iO~' 869rm 717
(2) 1.11 pets sh.11 be on lessh "hen oucside of the
owner'. unit.
(3) Pets shall not be allowed in the club room area.
themeelve. except in
aol id "a"te from the
(4 )
dea ignated
de" ign"ted
Peta 8hall not be permitted to rei ieve
arn.lI. Owner shall be reeponslble for removing
relief 8(00.
pet.
(5) Exceaeive noi.e ahall not be permitted by any
(6) Pet privilegee may be revoked for two or more
violations in anyone calendar year.
(Iv) Any lease of all or any part of a Unit ehall contsin a
covenant by the lessee to abide by the term. And conditions of the Declaration
and theae Bylaw. and a failure by the les.ee to .0 abide ahall be a default
thereunder.
12.2. Parliamentarv Authority. Qobert'e ~ulee of Order, Newly
q'vi.ed. sh.11 govern the conduct of 4.aoci.clon proceedings when not in
conflict ...ith the Declaracion, these By I a.... , the Artic1ee, the 1.ct, or any
8tntutea of the State of North Carolina applicable thereto. The chairman of the
meeting shall hove the authority to appoint a parliamentarian.
lLJ. Compliance with the 1.ct; ConCllct; Severability. These Bylaw.
are eatabli.hed in compllence with the 1.ct, as amended. Should any of the
terms, conditiona, provlaione, paragrsphs, or clau8e8 of these Bylaws conflict
with any of the proviaions oC said Act, the proviaiona of said 1.ct shall control
unleu the 1.ct permits theee Bylaws to override the Act, in which event these
Bylaw. ehall control. In the case of any conClict between the provlaions of
these B)'I..... .nd the Declaration, the Declaration ahall control. IC any term,
provision, limitation, paragraph, or c1au.e of these Bylaws, or the applic8tion
thereof to any person or circumstance, i9 judicially held to be invalid, auch
determination shall not aCCect the enforceability, val' i(Y' . r eCCect of the
remainder of the.e Byl...... or the applicotion thereo o. y ther perDon or
circumstsnce.
1ff)'
Secretary ~z HOHI::OWNEQS
IHION, tNe.
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,
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DllUllLAH, I)OUllI.AS lit I)OUllt.hS
31 W. IlIIIII Sl'.
PllD 361
CARI.I!ll.ll I'A 11013
TIlUl'lIllNIl 111.34.1.1190
WILLIAM 1', !XlUOLAS, e.~Q.
SUP"""U Court I.D.' 37926
"
OI!OIlOIlI'.LXlUOI.AS,lII, ESQ.
Supn"'lu Court I.D.' 61886
ST. MORITZ CONIlOfllNlmlS OF
ONSLOW COUNTY NC HOME-
OWNERS ASSOCIATION, INC..
IN THE COURT OF COMMON PlEAS OF
CUMBERlAND COUNTY PENNSYLVANIA
PLAINTIFF
1995. WI11n CIVIL TERM
\G
GI.EN ENCK and G. R. ENCK
CIVIL ACTION LAW
OEFENOANT
To: Lawrence E. Welker, Prothonotary
~
Please msrk the docket in this case Osettled And discontinued."
Date'
, .Jnnllllry 16, 1996
DOUOL~~.
by
AlIorney for till.! Plaintiff
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