Milford Hills Covenants

Deed Doc: COVE Recorded 12/08/2004 02:43PM After recording, return to: Hevetly Logan

Richard A. Wingate, Esq. Clerk Superior Court, Athens-Clacke County, Ga. Decker, Hallman, Barber & Briggs, P.C. Bk 02780 P. 0515-0545šŚ 260 Peachtree Street, Suite 1700 Atlanta, (Georgia 30303

DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS

FOR

MILFORD HILLS NEIGHBORHOOD SUBDIVISION

INC., a Georgia corporation (hereinafter referred to as "Declarant"). THIS DECLARATION is made on the date hereinafter set forth by LANGLEY PROPERTIES,

WITNESSETH

WHEREAS, Declarant is the owner of certain real property lying and being in GMD 217 of HILLS NEIGHBORHOOD Subdivision and beingrecorded ia Plat Book3 Z, Page 75 CLARKE CLARKE County, Georgia, being more particularly described as that parcel known as MILFORD County Records, said Plat is incorporated herein and made a part hereof by reference.

WHEREAS, the Declarant intends to develop on lands, including the real property described (hereinafter referred to as the "Development"); and above, a development to be known as MILFORD HILLS NEIGHBORHOOD Subdivision

WHEREAS, Declarant has caused the Association (as hereinafter defined) to be formed as a nonOwners (as hereinafter defined); profit civic organization to perform certain functions for the common good and general welfare of the NOW, THEREFORE, the Declarant hereby declares that all of the property described above shall be held, sold and conveyed subject to this Declaration of Covenants, Conditions and Restrictions, which is for the purpose of enhancing and protecting the desirability and attractiveness of, and which shall run with, the real property, and be binding on all parties having any right, title or interest in the described property or any part thereof, and shall subject to all limitations herein provided, inure to the benefit of each Owner, his heirs, grantees, distributees, successors and assigns and to the benefit of the Association.

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BE 02780 Pg 0516 ARTICLE I

DEFINITIONS

The following words, when used in this Declaration of Covenants, Conditions and Restrictions, shall have the following meanings:

1.01 Additional Property. "Additional Property" means any additional property which may be added to the Property and made subject to this Declaration pursuant to Article X hereof.

1.02 Association. "Association" means MILFORD HILLS NEIGHBORHOOD Homeowners Association, Inc., a non-proft corporation organized under the Georgia Nonprofit Corporation Code, its successors and assigns.

1,03 Board. "Board" means the Board of Directors of the Association.

1.04 By-Laws. "By-laws" mean the By-laws of the Association.

1.05 Common Property. "Common Property" means all real and personal property now or hereafter owned by the Association or in certain instances over which the Association has been granted permanent easements, for the common use and enjoyment of the Owners.

1.106 Declarant. "Declarant" means (i) LANGLEY PROPERTIES, INC., its successors and assigns, or (ii) any successor in title to all or some portion of the Property or the Additional Property, provided such successor in title shall acquire such property for the purposes of development or sale, and provided futher, that in a written instrument, such successor in title is expressly assigned all rights, privileges and options herein reserved to Declarant by the Declarant as hereunder defined at the time of such conveyance; or (iii) should any of the property or the additional property become subject to a first mortgage given by Declarant as security for the repayment of a development loan, then all the rights, privileges and options herein reserved to the declarant shall inure to the benefit of the holder of such first mortgage upon its becoming the actual owner of the property and additional property then subject to such first mortgage through a judicial foreclosure or sale made pursuant to any power of sale contained in such first mortgage or by a transfer by deed in lieu of foreclosure. All rights, privileges and options herein reserved to the declarant may be transferred to the successor in title o fany such acquired property, provided any such successor in title shall acquire for the purpose of development or sale, all or some portion of such property, and provided further, that in a written instrument, such successor in title is expressly assigned all rights, privileges and options herein reserved to Declarant by the Declarant as hereunder defined at the time of such conveyance.

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property from time to time, as provided herein; provided however, that no portion of the Common Property shall ever be a lot except as provided for in Section 2.04.

1.08 Member. "Member" means any member of the Association.

1.09 Owner. "Owner" means the record owner (including Declarant) whether one or more persons or entities, of a fee simple title to any Lot, provided, however, that where fee simple title has been transferred and is being held merely as security for repayment of a loan, the person or entity who would own the Lot in fee simple if such loan were paid in full shall be considered the Owner.

1.10 Property. "Property" means that certain real property (other than Common Property) hereinabove described together with such additional real property as the Declarant may acquire and subject to the provisions ofthis Declaration of Covenants, Conditions and Restrictions in accordance with the provisions of Article X hereof.

1.11 Restrictions. "Restrictions" means all covenants, restrictions, easements, charges, liens and other obligations created or imposed by this Declaration.

1.12 Structure. "Structure" means:

(a) any thing or object the placement of which upon any Lot may affect the appearance of such Lot, including by way ofillustration and not limitation, any building or part thereof, garage, porch, shed, greenhouse or bathhouse, coop or cage, covered or uncovered patio, swimming pool, fence, curbing, paving, wall, tree, shrub, sign, signboard, temporary or permanent living quarters (including any house trailer) or any other temporary or permanent improvement to such Lot;

(b) any excavation, grading, fill, ditch, diversion dam or other thing or device which affects or alters the natural flow or surface waters from, upon or across any Lot, or which affects or alters the flow of any waters in any natural or artificial creek, stream, wash or drainage channel from, upon or across any Lot; and

(c) any change in the grade at any point on a Lot of more than six (6) inches, whether or not subsection (b) of this Section 1.12 applies to such change.

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ARTICLE II

COMMON PROPERTY

-2.01 Conveyance of Common Property.

(a) The Declarant may from time to time convey to the Association or grant easements property for the common use and enjoyment of the Owners (such real and personal property is hereinaffer to the Association, at no expense to the Association and in accordance with this Section, real and personal collectively referred to as "Common Property") and, to the extent set forth in this Declaration of Covenants, Conditions and Restrictions, the general public. The Association hereby covenants and agrees to accept from the Declarant all such conveyances of Common Property.

Association Common Property for scenic and natural area preservation and for general recreational use. (b) It is contemplated by the Declarant that the Declarant will convey to the The Declarant may, at Declarant sole discretion, modify, alter, increase, reduce or otherwise change the. Common Property contemplated to be conveyed to the Association in accordance with this subsection (b) of this Section 2.01 at any time prior to conveyance of such Common Property to the Association.

In addition to the property described in subsection (b) of Section 2.01, the Declarant may convey to the Association such other real and personal property as the Declarant may determine to be necessary or proper for the completion of the Development. in, any portion of the Property owned by the Declarant and designated as Common Property or designated Notwithstanding any legal presumption to the contrary, the fee title to, and all nights for public use shall be reserved to the Declarant until such time as the same shall be conveyed to the Association or to any municipality or other governmental body, agency or authority. Common Property in accordance with these Restrictions and subject to therules and regulations which mayi 2,02 Right of Enjovrent. Every Owner shall have aright and easement to use and enjoy the upon transfer, provided, however, that no Owner shall do any act which interferes with the free usc and be adopted by the Association; which right shall be appurtenant to and shall pass with the title to every Lot not owners to use and enjoy any part or all of the Common Property subject to such limitations, and upon enjoyment ofthe Common Property by all other Owners. The Association may permit persons who are granted or permitted by this Section is subject to suspension by the Association as provided in Sections such ternis and conditions, as it may from time to time establish. The right and easement ofenjoyment 2.03(c) and 3.06.

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2.03 Rights ofthe Association. The rights and privileges conferred in Section 2.02 hereof shall be subject to the right of the Association acting through the Board to:

(a) promulgate rules and regulations relating to the assignment, use, operation and maintenance of the Common Property;

(b) charge reasonable fees in connection with the admission to and use of facilities or services: provided that in setting any such fee the Board may establish reasonable classifications which shall be uniform within each such class but need not be uniform between such classes;

(c) suspend, pursuant to Section 3.06, the voting rights of any Member and the right of enjoyment granted or permitted by Section 2.02;

(a) grant easements or rights of way over Common Property to any municipality or other governmental body, agency or authority; to any quasi-public agency or to any utility company or cable television system;

(e) enforce all applicable provisions of valid agreements of the Association relating to the Common Property or any part thereof;

borrow money for the purpose of carrying out the activities ofthe Association, including the acquisition, construction, improvement, equipping and maintenance of Common Property, and in aid thereof to encumber by deed to secure debt, mortgage or other security interest, any or all of the Association's property including Common Property and revenues from assessments, user fees and other sources,

(g) dedicate or transfer all or any part of the Common Property or interests therein to any municipality or other governmental body, agency or authority for such purposes and subject to such provisions and conditions as may be agreed upon the Association and such grantee, including a provision that such property or interest held by any such municipality or authority shall cease to be subject to this Declaration or all or any part of the Restrictions.

(h) to sell, lease or otherwise dispose of all or any part of its properties and interests therein; provided, however, that the Association shall not sell, encumber by security interest, convey, dedicate or transfer any Common Property or interest therein without the approval of two-thirds (2/3) of each class of members.

2,04 Types of Common Property. At the time ofthe conveyance ofany real property or grant of easement by the Declarant to the Association to be used as Common Property, the Declaration shall

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B₺ U2780 Pg 0520 designate in the deed of conveyance or easement that such real property is to be Common Property, and further may designate in the deed of conveyance or easement the specific or general purpose or purposes for which such real property or any portion thereofmay be used, and in such event, such real property or portion thereof shall not, without a two-thirds (2/3) vote of each class of Members of the Association, be used for any different purpose or purposes.

(a) It is contemplated that certain easements for the erection and maintenance of entrance monuments, subdivision signs, walls, fences and other structures intended to provide an attractive atmosphere or to provide privacy to Owners within the Development will be reserved by the Declaration and set forth on plats of survey of the Development recorded in the County Records. Such easements shall be perpetual in duration and shall include the right to erect, maintain, repair, replace and re-erect any such structures within the easement areas, as well as the right to plant grass, plants, flowers, shrubs and trees; to tend and garden same, and to generally landscape the area within said easements to keep them clean, attractive and uniform in appearance for the benefit of all Owners within the Development. Said easement areas shall be designated as such and all Owners taking title to any Lot upon which such an easement lies will take title subject to the casement rights set forth herein, as well as such rights as may be set forth in the deed conveying such easement to the Association. Such easements shall be common property.

(b) Encroachment Easements. If any buildings or other improvements initially constructed on any of the Lots, including without limitation, any eaves, roofoverhangs, balconies, siding, porches, or other structures which may be attached to the walls and roof of such buildings, and which may encroach onto or over or extend into the air space of any portion of the Common Property, or conversely, if any such improvements initially constructed on the Common Property encroach onto or over portions of any Lot, a valid easement for the encroachment and for the maintenance, repair and replacement thereof, shall exist. so long as the encroachment exists.

2.05 Delegation of Use. Any Owner may delegate his right to use and enjoy the Common Property to the members of his family, his social invitees or his tenants who reside on a lot. Tenants who reside on a Lot shall have the same rights of delegation as an Owner. Any delegation ofrights must be made in accordance with the By-laws and will be subject to reasonable regulation by the Board and in accordance with procedures it may adopt.

ARTICLE II

THE HOMEOWNERS' ASSOCIATION

3.01 Purposes, Powers and Duties ofthe Association. The Association shall be formed as a non-profit civic organization for the sole purpose of performing certain functions for the common good and general welfare ofthe residents of the Development. To the extent necessary to carry out such purpose,

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the Association shall have all of the powers of a corporation organized under the Georgia Nonprofit Corporation Code and shall have the power and duty to exercise all of the rights, powers and privileges and to perform all of the duties and obligations of the Association as set forth in this Declaration.

:.02 Membership in the Association. Every owner shall automatically be a member of the Association and such membership shall terminate only as provided in this Declaration of Covenants, Conditions and Restrictions.

3.03 Voting rights. Subject to the following provisions of this Section 3.03, the Association shall have two classes of voting membership: Class A and Class B.

(a) Class A. Every person who is an Owner, with the exception of the Declarant except as otherwise set forth herein, shall be a Class A member and shall be entitled to one vote for each Lot owned. When more than one person is a Class A member by virtue of an ownership interest in the same Lot the vote for such Lot shall be exercised as they, among themselves, determine, but in no event shall more than one vote be cast with respect to any Lot. In the event of disagreement among such persons and an attempt by two or more of them to cast the vote of such Lot, such persons shall not be recognized and the vote of such Lot shall not be counted. The membership of Class A members shall automatically terminate upon the members' sale of his Lot.

No termination of Class A membership shall affect such members' obligation to pay assessments, as hereinafter provided for, due and payable for any period prior to the date of such termination, and there will be no refund for assessments paid for periods falling after the date of such termination.

(0) Class B. The Declarant shall be the sole Class B members. Class B membership shall be a full voting membership and during its existence the Class B members shall be entitled to vote on all matters and in all events. The Class B members shall be entitled to three (3) votes for each Lot owned. The Class B memberships shall cease and shall be converted to Class A membership at such time as the first ofthe following events occur: (1) the expiration of five (5) years from the date of recording of this Declaration; (2) the date three-fourths (3/4) of the Lots which may be developed on the Property and on the Additional Property shall have been conveyed by either Declarant or by a builder who purchased the Lot from Declarant for the purpose of erecting a dwelling thereon, to an individual Owner or Owners for residential occupancy; or (3) the surrender by the Declarant of the authority to appoint and remove members ofthe Board of the Association by an express amendment to this Declaration executed and recorded by the Declarant; provided, however, that so long as any Mortgagee ofDeclarant holds a security interest in any portion of the Property as security for a Development Loan to Declarant, the Class B membership shall not terminate without the prior written consent of such Mortgagee. If at the time of

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termination of the Class B membership Declarant still owns any Lots, then as to each such Lot, Declarant shall be deemed to be Class A members.

3.04 Board of Directors and Officers.

(a): Board. The affairs of the Association shall be managed by a Board of Directors. The number of directors and the method of election of directors shall be as set forth in this Declaration and in the By-laws of the Association. Except to the extent otherwise expressly required or authorized by the Georgia Nonprofit Corporation Code or this Declaration, the Association's By-laws or Articles of Incorporation, the powers inherent in or expressly granted to the Association may be exercised by the Board, acting through the officers of the Association, without any further consent or action on the part of the Members.

(b) Officers. The number ofofficers and the method of election ofofficers shall be as set forth in this Declaration and the By-laws of the Association. Notwithstanding any other language or provision to the contrary in this Declaration, in the Articles of Incorporation, or in the By-laws ofthe Association, officers of the Association shall be appointed by the Board until such times as Declarant no longer have the right to appoint members to the Board.

(c) Casting of Votes. The votes ofthe members shall be cast under such rules and procedures as may be prescribed in this Declaration or in the By-laws of the Association, as amended from time to time, or by law.

3.05 Board of Directors. The affairs of the Association shall be managed by a Board of Directors, The number of Directors and the method of election of Directors shall be as set forth in this Declaration and the By-laws of the Association.

3.06 Suspension of Membership. The Board may suspend the voting rights ofany Member and the right of enjoyment of the Common Property of any person who:

(a): shall be subject to the right of abatement, as defined in Section 8.02 byreason of having failed to take the reasonable steps to remedy a violation or breach ofthe Restrictions within thirty (30) days ulter having received notice of same pursuant to the provisions of Section 5.11 or 8.02 hereof,

(b) shall be delinquent in the payment of any assessment levied by the Association pursuant to the provisions of Article IV hereof; or

(c) shall be in violation of the rules and regulations ofthe Association relating to the usc, operation and maintenance of Common Property.

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Any suspension shall be for the balance of the period in which said Member or person shall remain in violation, breach or default, as aforesaid, except that in the case of a violation described in subsection (c) of this Section 3.06, the suspension may be for a period of time not to exceed 60 days afier the cure or termination of such violation. No suspension shall prevent an Owner's ingress to or egress from his Lot.

3.07 Voting Procedure. The procedure for the election of Directors of the Association and the resolution of such other issues as may be brought before the membership of the Association shall be governed by this Declaration, the Georgia Nonprofit Corporation Code, the Articles of Incorporation of the Association, and the By-laws of the Association, as each shall from time to time be in force and effect.

3.08 Control by Declarant and Appointment of the Board. Until such time as Declarant no longer has the right to appoint members to the Board, the Board of the Association shall consist of three (3) members. Notwithstanding any other language or provision to the contrary in this Declaration, the Articles of' Incorporation, or the By-laws of the Association, the Declarant hereby retains the right to appoint tx o (2) members to the Board. The right of Declarant to appoint members of the Board also includes the right to remove and replace their appointees until such time as the first of the following events shall occur: (1) the expiration of five (5) years from the date ofrecording of this Declaration; (2) the date upon which three-fourths (3/4) of the Lots which may be developed on the Property and on the Additional Property shall have been conveyed by either Declarant or by a builder who purchased the Lot from Declarant for the purpose of erecting a dwelling thereon, to an individual Owner or Owners for residential occupancy; or (3) the surrender by the Declarant of the authority to appoint and remove members of the Board of the Association by an express amendment to this Declaration executed and recorded by the Declarant. Upon the expiration of the Declarant' right to appoint and remove directors of the Association pursuant to the provisions of this Section, such right shall automatically pass to the Owners, including Declarant ifDeclarant then owns one or more Lots. Upon the final expiration of all rights of Declarant to appoint and replace directors of the Association, a special meeting of the Association shall be called. At such special meeting, the Owners shall elect a new Board of Directors which shall undertake the responsibilities ofthe Board and Declarant shall deliver the books, accounts, and records, if any, which Declaranthas kept on behalf ofthe Association, and any agreements or contracts executed by or on behalf of the Association during such period which Declarant have in their possession. Each Owner by acceptance of a deed to or other conveyance of a Lot vests in Declarant such authority to appoint and replace directors and officers of the Association as provided in the Section. The Association may exercise any other right or privilege given to it expressly by this Declaration or by law and any other right or privilege reasonably to be implied from the existence of any right or privilege given to it herein or reasonably necessary to effectuate any such right or privilege,

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BE 02780 PE 0524 3.09 Distribution of Assets Upon Dissolution. In the event ofthe dissolution of the Association, the assets thereof shall be distributed to one or more public bodies, corporate or politic, or conveyed to one or more non-profit organizations having purposes similar to those of the Association.

ARTICLE IV

ASSESSMENTS AND MAINTENANCE CHARGES

4.01 Covenant for Assessments and Creation of Lien and Personal Obligations. Each Owner hereby covenants and agrees, jointly and severally, for himself, his heirs, distributees, legal representatives, successors and assigns, by acceptance of a deed for a Lot, whether or not the covenants contained hereby shall be expressed in any such deed, hereby covenants and agrees as follows:

(a) to paythe Association the annual assessments which may or shall be levied by the Association pursuant to this Declaration against all Lots owned by him;

(b) to pay to the Association any special assessments for capital improvements and other charges which may or shall be levied by the Association pursuant to this Declaration against all Lots owned by him;

(c) That there is hereby created a continuing charge and lien upon all Lots owned by him against which all such assessments are made to secure payment of such assessments and any penalties and interest thereon as provided in Section 4.08 hereof and costs of collection including reasonable attorneys' fees;

(d) that such continuing charge and lien on such Lots binds such Lots in the hands of the then Owner, and the Owner's heirs, devisees, legal representatives, successors and assigns. Such charge and hen is superior to any and all charges, liens or encumbrances which may hereafter in any manner arise or be imposed upon such Lots whether arising from or imposed by judgment or decree or by any agreement, contract, mortgage, deed to secure debt, or the instrument, except (I) such liens for taxes or other public charges as are by applicable law made superior, and (ii) all deeds to secure debt given to secure a loan the proceeds of which are used (1) to purchase a Lot or Lots (together with any and all Structures which may from time to time be placed or located thereon) and (2) to finance the construction, repair or alteration of Structures;

(e) that no sale or transfer at foreclosure or in lieu of foreclosure shall relieve any Lot. or Lots from liability for any assessment thereaffer assessed;

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that all annual and special assessments (together with interest thereon as provided in Section 4.08 of this Declaration and costs of collection including reasonable attorneys' fees) levied against any Lot or Lots owned by him during the period that he is an Owner shall be (in addition to being a continuing charge and lien against such Lot or Lots as provided in Section 4.01(c) of this Declaration) a personal obligation which will survive any sale or transfer ofthe Lot or Lots owned by him; provided, however, that such personal obligation for delinquent assessments shall not pass to an Owner's successor in title unless expressly assumed by such successor.

4.02 Initial Deposit by Declarant. Declarant shall deposit the sum of$50.00 per lot into the Homeowners Association account to establish a beginning surplus. Declarant shall be responsible for maintaining common areas (including entrances) and paying for all utilities relating to such, until such time Declarant surrenders its Class B shares.

4.1)3 Purpose of Assessment. The assessments levied by the Association shall be used exclusively for the purpose of providing for the common good and general welfare of the people of the new community of the Development, including, but not limited to, and in addition to other purposes set forth in this Declaration, security, the acquisition, construction, improvement, maintenance and equipping of Common Property, the enforcement of the Restrictions contained in this Declaration, the enforcement of the Design Standards of the ACC, the payment ofoperating costs and expenses ofthe Association, the payment of taxes on any Common Property, and the payment of all principal and interest when due on all debts owed by the Association.

4.04 Accumulation of Funds Permitted. The Association shall not be obligated to spend in any calendar year all the sums collected in such year by way of annual assessments or otherwise, and may carry forward, as surplus, any balances remaining; nor shall the Association be obligated to apply such surplus to the reduction of the amount of the Annual Assessments in any succeeding year, but may carry forward from year to year such surplus as the Board may deem to be desirable for the greater financial security of the Association and the effectuation of its purposes.

4.005 Annual Assessment of Maintenance Charge.

(a) Subject to the terms of this Article, each Lot in the Property is hereby subjected to an annual maintenance charge for the purpose of creating a fund to be known as the "maintenance fund". The amount of the annual assessment shall be set forth in an annual budget to be prepared by the Board of Directors covering the estimated costs of operating the Association during the coming year. The budget shall include a capital contribution establishing a reserve fund, in accordance with a capital budget. The •Board shall cause a copy of the budget, and the amount of the assessments to be levied against each Lot for the follcwing year, to be delivered to each Owner at least fifteen (15) days prior to the proposed effective date. The budget and the assessments shall become effective unless disapproved by a vote of at

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least a majority of the total Association membership. Unless requested by the Members in accordance with the provisions for calling a special meeting by the Members, as set forth in the By-Laws, the budget and assessment may take effect without a meeting of the Members. Notwithstanding the foregoing, however, in the event the membership disapproves the proposed budget or the Board fails for any reason so to determine the budget for the succeeding year, then and until such time as a budget shall have been determined; the budget and assessment in effect for the then current year shall continue; and the Board may propose a new budget at any time during the year by causing to be delivered to the Members such proposed budget and assessment at least fifteen (15) days prior to the proposed effective date. Annual assessments or maintenance charges will be paid by the Owner or Owners of each Lot within the Property (and any area annexed under the jurisdiction of the Association) in advance in monthly, quarterly or annual installments.

(b) The annual maintenance charge and assessment will commence as to each Lot on the first day of the month following the earliest to occur of the following events: (i) upon the occupancy of a permarent dwelling located on the Lot as a resident; or (ii) upon the conveyance by a builder who has purchased the Lot from Declarant for the purpose of erecting a dwelling thereon to an Owner or tenant for residential occupancy.

(c) Neither the Declarant nor any builder who has purchased a Lot from Declarant for the purpose of erecting a dwelling thereon shall be subject to the annual maintenance charge and assessment. Notwithstanding the preceding, the annual maintenance charge and assessment will commence as to each Lot owned by Declarant or a builder upon the occupancy of a permanent dwelling located thereon as a residence. For the calendar year in which the sale is closed, the maintenance charge shall be prorated as of the date of closing. If required by law or upon consent by Declarant, or for any other • reason, Declarant is required to pay assessments on unoccupied Lots, any builders, who have purchased a Lot from Declarant for the purpose of erecting a dwelling thereon shall likewise be required to pay assessments with respect to any such Lots owned by them. Assessments due for each Lot owned by a builder shall equal the assessments due for each Lot owned by Declarant, unless that amount would exceed the assessments due from regular residential Owners. In no event shall Declarant or any builder be required to pay any portion or portions of assessments which are due and payable prior to the date upon which the Declarant is required to pay assessments. In addition and notwithstanding anything to the contrary herein, the Declarant may contribute assessments due from it in services or materials or a combination of services and materials, rather than in money (herein collectively called "in kind contribution"). The amount by which monetary assessments shall be decreased as a result of any in kind contribution shall be the fair market value of the contribution. If the Declarant and the Association agree as to the value of any contribution, the value shall be as agreed. If the Association and the Declarant cannot agree as to the value of any contribution, the Declarant shall supply the Association with a detailed explanation ofthe service performed and materi: furnished, and the Association shall acquire bids for performing like services and furnishing like materials from three (3) independent contractors, approved by the Declarant, who are in the business of

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providing such services and materials. If the Association and the Declarant are still unable to agree on the value of the contribution, the value shall be deemed to be the average of the binds received from the independent contractors.

4.06 Special Assessments for Working Capital Fund, Nonrecurring Maintenance and Capital Improvements. In addition to the annual assessments authorized by this Article IV, the Association may levy:

(a) in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of nonrecurring maintenance, or the acquisition, construction, reconstruction, repair or replacement of a capital improvement upon Common Property, including sixtures and personal property related thereto, provided that any such assessment shall have been approved by a two-thirds (2/3) vote of each class of Members of the Association who are present in person or by proxy at a meeting duly called for such purpose. The aggregate fund established by such special assessment shall be maintained in a segregated account, and shall be for the purpose of insuring that the Association will have cash available to meet unforeseen expenditures, or to acquire additional equipment, the cost of nonrecurring maintenance or services deemed necessary or desirable by the Board; and

4.07 Notice and Quorum. Written notice of any meeting called for the purpose oftaking action authorizec under Sections 4.05 or 4.06 shall be sent to all Members, or delivered to their residence, not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. Atthe first such meeting called, the presence of Members or of proxies entitled to cast sixty percent (60%) of all the votes of each class of membership shall constitute a quorum. Ifthe required quorum is not present, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (½) of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting.

4.08 Effect of Nonpayment of Assessments. If any assessment or installment is not paid within fifteen (15) days after the Due Date there may be imposed a late or delinquency charge in the amount of the greater of Five Dollars ($5.00) or ten percent (10.0%) of the amount of each assessment or installment, and any late charge connected therewith, which is not paid within thirty (30) days after the Due Date of the assessment, shall bear interest (from the Due Date with respect to the assessment or installment, and the date such charge was imposed with respect to the late charge), at such rate of interest as may be established by the Board of the Association, or if no sale has been established by said Board, at the rate of ten percent (10%) per annum; provided, however, that in no event shall the Board have the power to establish a rate of interest in violation of the laws of the State of Georgia. If any one or more installments of any assussment is not paid within thirty (30) days after the Due Date, the Board may declare any remaining balance of the assessment at once due and payable, In the event that an Owner shall fail to pay

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fully any portion of any assessment or installment on or before the date on which payment is due, such unpaid portion (including any remaining balance declared immediately due and payable in accordance with court costs, the expenses of sale, any required for the protection and preservation of the Lot, and the preceding sentence), together with any delinquency charges, interest, and costs of collection, including reasonable attorney's fees, shall be a binding personal obligation of such Owner, as well as the lien on such Owner's Lot enforceable in accordance with the provisions of the Declaration. In addition to the above, within sixty (60) days after the Due Date of the assessment or installment, the Association shall have the if any Owner has not paid any assessment or installment, or any late charges or expenses related thereof, is in default in the performance of his obligations under the Development Documents, and of those actions right to nctify any or all mortgagees having a security interest in such Owner's Lot or Lots that such Owner taken or proposed to be taken by the Association as a result of the default. a reasonable period of time, issue and finish to such Owner a written certificate stating that all assessments 4.09 Certificate of Payment. Upon written demand by an Owner, the Association shall within (including penalties, interest and costs, if any) have been paid with respect to any Lot owned by said Owner as of the date of such certificate, or that all assessments, interest and costs have not been paid, setting the certificate. Any such certificate, when duly issued as herein provided, shall be conclusive and binding with amount then due and payable. The Association may make a reasonable charge for the issuance of such regard to any matter therein stated as between the Association any bona fide purchaser of, or lender on, the Lot in question.

ARTICLE V

ARCHITECTURAL CONTROL

Committee (the ACCI) shall be established consisting of three (3) individuals to be appointed by the 5.01 Architectural Control Committee -Creation and Composition. An Architectural Control Board of Directors; provided however, so long as the Declarant, or any builder who has purchased a Lot from Declarant for the purpose of constructing a dwelling thereon owns at least one Lot on the Property (or on the Additional Property if at any time submitted to these Restrictions by annexation) being held primarily for sale to an Owner for residential occupancy, the ACC shall be comprised solely by Declarant, powers herein given to the ACC. Declarant power to maintain control of the ACC may be surrendered or by such representatives as may be designed by Declarant, which shall have the power to exercise ali prior to that time described in the preceding sentence only by an express amendment to this Declaration executed and recorded by Declarant.

approve any proposed installation, construction or alteration of any Structure on any Lot. All plans shall 5.02 Purpose, Powers and Duties of the ACC. The purpose of the ACC is to review and be submitted to the ACC for approval (i) as to whether the proposed installation, construction or alteration

B₺ 02780 ₽¿ 0529 neighborhood and with the standards of the Development, and (ii) as to the location of Structures with is in conformity and harmony of external design and general quality with the existing standards of the respect to topography, finished ground elevation and surrounding Structures. To the extent necessary to carry out such purpose, the ACC shall have all of the powers and duties to do each and every thing necessary, suitable, convenient or proper for, or in connection with, or incidental to, the accomplishment of such purpose, including, without being limited to, the power and duty to approve or disapprove plans and specifications for any installation, construction or alteration of any Structure on any Lot. Chairman from among their number and may appoint from among their number such other officers and 5.03 Officers, Subcommittees and Compensation. The members of the ACC shall appoint a subcomn: ttees of members of the ACC as they shall from time to time determine necessary. The members of the A CIC shall be reimbursed by the Association for traveling expenses and other out-of-pocket costs incurred in the performance of their duties as members of the ACC.

5.04 Operation of the ACC.

months or more often as may be established by the ACC. Special meetings may be called by the Chairman (a) Meetings. The ACC shall hold regular meetings at least once every three (3) in office. Regular and special meetings of the ACC shall be held at such time and at such places as the and shall be called by the Chairman upon the written request ofa majority ofthe members ofthe ACC then thereof at his residence or at his usual place ofbusiness at least three (3) days before the day the meeting ACC shall specify. Notice of each regular or special meeting of the ACC shall be mailed to each member is to be hold. Notice ofregular and special meetings need not specify the purpose or purposes for which the meeting is called. Notice of a meeting need not be given to any member of the ACC who signs a constitute a waiver of notice of such meeting and shall constitute a waiver of any and all objections to the waiver of notice either before or after the meeting. Attendance of a member of the ACC at a meeting shall place of the meeting, the time ofthe meeting, or the manner in which it has been called or convened, except when the member states, at the beginning of the meeting, any such objection or objections to the transaction constitute a quorum for the transaction of business. Except as otherwise provided herein, the act of a of business. At each meeting of the ACC, the presence of a majority of the members then in office shall majority ofthe members of the ACC present at any regular or special meeting thereof at which a quorum is present shall constitute the at of the ACC. In the absence ofa quorum, any member ofthe ACC present present. At any adjourned meeting at which a quorum is present, any business may be transacted which at the time and place of the meeting may adjourn the meeting from time to time until a quorum shall be might have been transacted at the meeting originally called. The ACC shall maintain both a record of votes and minutes for each of its meetings. The ACC shall make such records and minutes available at • action required to be taken at a meeting of the ACC, or any action which may be taken at a meeting of the reasonable places and times for inspection by Members of the Association and by the Secretary. Any ACC, may be taken without a meeting if written consent, setting forth the action so taken, shall be signed

BL 02780 F: 0530

by all the members of the ACC and be filed within the minutes of the proceedings of the ACC. Such consent shall have the same force and effect as a unanimous vote, and may be stated as such in any document fled by the ACC. The provisions contained in this subsection (a) shail only become effective upon the termination of Declarant's power to control the ACC.

(b) Activities.

(1) The ACC may adopt and promulgate the Design Standards described in Section 5.05 hereof and shall, as required, make findings, determinations, rulings, and orders with respect to the conformity with said Design Standards of plans and specifications to be submitted for approval to the ACC pursuant to the provisions of this Declaration. The ACC shall, as required, issue permits, authorizations, or approvals, which may include specified requirements or conditions, pursuant to the provisions of this Declaration.

Any two (2) or more members of the ACC may be authorized by the ACC to exercise the full authority of the ACC with respect to all matters over which the ACC has authority as may be specified by resolution of the ACC, except with respect to the adoption or promulgation of the Design Standards. The unanimous action of the two (2) or more members with respect to the matters specified shall be final and binding upon the ACC and upon any applicant for an approval, permit or authorization, subject, however, to review and modification by the ACC on its own motion or appeal by the applicant to the ACC as provided in this paragraph (ii). Written notice of the decision of such two (2) or more members shall, within thirty (30) working days thereof, be given to any applicant for an approval, permit or authorization. The applicant may, within ten (10) days after receipt ofnotice ofany decision which he deems to be unsatisfactory, file a written request to have the matter in question reviewed by the ACC. Upcn the filing of any such request, the matter with respect to which such request was filed shall be submitted to, and reviewed promptly by, the ACC, but in no event later than thirty (30) days after the filing of such request. The decision of a majority ofthe members ofthe ACC with respect to such matter shall be firal and binding.

(i11) Notwithstanding any other provision to the contrary, until such time as the Declarant's power to control the ACC has terminated, the Declarant or any such representatives as may be so designated by Declarant may exercise the full authority of the ACC with respect to all matters over which the ACC has authority, including, and without limitation, the adoption or promulgation of the Design Standards.

16

• RK • 2780 PC: 530

BE 12780 F 0531

5.05 Desien Standards.

(a) The ACC may from time to time adopt, promulgate, amend, revoke and enforce guidelines (the "Design Standards") for the purposes of:

(i) governing the form and content of plans and specifications to be submitted to the ACC for approval pursuant to the provisions of this Declaration;

(ii) govering the procedure for such submission of plans and specifications;

(iii) establishing guidelines with respect to the approval and disapproval of design features, architectural styles, exterior colors and materials, details of construction, location and size of Structures and all other matters that require approval by the ACC pursuant to this Declaration; and

(iv) assuring the conformity and harmony of external design and general quality of the Development.

(b) The ACC may publish copies of its current Design Standards, in which case it shall be made readily available to Members and prospective Members of the Association and to all applicants seeking the ACC's approval.

5.06 Submission of Plans and Specifications. No Structure shall be commenced, erected, placed, moved onto or permitted to remain on any Lot nor shall any existing Structure upon any Lot be altered, including painted or stained, in any way which materially changes the exterior appearance of the Structure cr Lot, unless plans and specifications therefor shall have been submitted to and approved in writing by the ACC. Such plans and specifications shall be in such form and shall contain such information as may be reasonably required by the ACC in the Design Standards, including where applicable, and without being limited to:

(a) a site plan showing the location ofall proposed and existing Structures on the lot including building setbacks, open space, driveways, walkways and parking spaces including the number thereof and all siltation and erosion control measures;

(b) a foundation plan;

(c) a floor plan;

(d) exterior elevations of all proposed Structures and alterations to existing Structures, as such Structures shall appear after all back-filling and landscaping are completed;

17

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e₺ 02780 Pg 0532

(e) specifications of materials, color scheme, lighting scheme and other details affecting the exter or appearance of all proposed Structures and alterations to existing Structures; and plans and landscaping and grading.

5.07 Approval of Plans and Specifications. Upon approval by the ACC of any plans and specifications submitted pursuant to this Declaration, two (2) copies of such plans and specifications, as approved, shall be deposited for permanent record with the ACC and a copy of such plans and specifications bearing such approval, in writing, shall be returned to the applicant submitting the same. Approval for use in connection with any Lot or Structure of any plans and specifications shall not be deemed a waiver of the ACC's right, in its discretion, to disapprove similar plans and specifications or any of the features or elements included therein if such plan, specifications, features or elements are subsequently submitted for use in connection with any other Lot or Structure. Approval of any such plans and specifications relating to any Lot or Structure, however, shall be final as to that Lot or Structure and such approval may not be revoked or rescinded thereafter, provided that there has been adherence to, and compliance with, such plans and specifications, as approved, and any conditions attached to any such approval.

5.08 Disapproval of Plans and Specifications. The ACC shall have the rightto disapprove any plans and specifications submitted pursuant to this Declaration for any of the following reasons:

(a) the failure to include information in such plans and specifications as may have been reasonably requested;

(b0) the failure of such plans or specifications to comply with this Declaration of the Design Standards;

(c) any other matter which, in the judgment of the ACC, would be likely to cause the proposed installation, construction or alteration of a Structure (i) to fail to be in conformity and harmony of external design and general quality with the standards of the Development as set forth in Design Standards, or (ii) as to location to be incompatible with topography, finished ground elevation and surrounding Structures. In any case in which the ACC shall disapprove any plans and specifications submitted hereunder, or shall approve the same only as modified or upon specified conditions, such disapproval or qualified approval shall be accompanied by a statement of the grounds upon which such action was based. In any such case the ACC shall, if requested, make reasonable efforts to assist and advise the applicant in order that an acceptable proposal may be prepared and submitted for approval. .....

18

• ДK• 2780 PC. 532

B₺ 02780 ₽¿ D533 as herein provided within thirty (30) days after receipt thereof. Approval by the ACC, if granted, together Obligation to Act. The ACC shall take action on any plans and specifications submitted bereturned to the applicant. Failure by ACC to take action within thirty (30) days ofreceipt of plans and with any conditions imposed bythe ACC, shall be placed in writing on the plans and specifications and shall specifications submitted for approval shall be deemed approval of such plans and specifications. 5 10 Inspection Rights. Any employee or agent of the Association or the ACC may, after reasonable notice, at any reasonable time or times enter upon any Lot and Structure thereon for the purpose of ascertaining whether the installation, construction, alteration or maintenance of any Structure or the use o fany Lot or Structure is in compliance with the provisions of this Declaration; and neither the Association, nor the ACC, nor any such agent, shall be deemed to have committed a trespass or other accordance with the terms of this Section. unlawful act solely by reason of such entry or inspection, provided such inspection is carried out in 5.11 Violations. If any Structure shall be erected, placed, maintained or altered upon any Lot, provisions of this Article, such erection, placement, maintenance or alteration shall be deemed to have been otherwise than in accordance with the plans and specifications approved by the ACC pursuant to the undertaken in violation of this Article and without the approval required herein. If in the opinion ofthe ACC such violation shall have occurred, the ACC shall notify the Association. Ifthe Board shall agree with the determination of the ACC with respect to the violation, then the Board shall provide written notice to the Owner by certified mail, setting forth in reasonable detail the nature of the violation and the specific ac. or actions required to remedy the violation. If the owner shall not have taken reasonable steps toward the required remedial action within thirty (30) days after the mailing of the aforesaid notice of violation, then the Association shall have the Right of Abatement as provided in Section 8.02 hereof. 5.12 Certification of Compliance.

(a) Upon completion of the installation, construction or alteration of any Structure in iccordance with plans and specifications approved by the ACC, the ACC shall, upon written request of he Owner thereof or upon the ACC's own initiative, issue a Certificate of Compliance, identifying such 'tructure and Lot upon which such structure is placed, and stating that the plans and specifications have een approved and that such Structure complies with such plans and specifications. A copy of said 'ertificate shall be filed for permanent record with the plans and specifications on file with the ACC.

(b) Any Certificate of Compliance issued in accordance with the provisions of this ection shall be prima facie evidence of the facts therein stated; and as to any purchaser or encumbrancer good faith and for value, or as to any title insurer, such certificate shall be conclusive evidence that all ructures on the Lot comply with all the requirements of this Article, provided, however, that the rtificate shall in no way be construed to certify the acceptability, sufficiency or approval by the ACC of

B₺ 02780 Pg 0534

the actual construction of Structures or of the workmanship, or to represent or warrant to anyone the quality, function or operation of the Structures or of any construction, workmanship, engineering, materials or equipment. The issuance of the Certificate shall in no way be construed to certify to any party that the Structures have been built in accordance with any applicable rule or regulation other than those ofthe ACC. 5.13 Fees. The ACC may impose and collect a reasonable and appropriate fee to cover the cost of inspections performed pursuant to Section 5.10. The fee shall be established from time to time by the ACC and published in the Design Standards.

S.14 Nondiscrimination by ACC. The ACC shall not discriminate against any applicant requesting its approval of plans and specifications because of such applicant's race, color, sex, religion, age or national origin. Further, the ACC in the exercise ofits powers granted pursuant to this Declaration shall not take any action the intent or effect of which is to discriminate against persons of a particular race, color, sex, religion, age or national origin.

ARTICLE VI

GENERAL COVENANTS AND RESTRICTIONS

6.01 Application. The covenants and restrictions contained in this Article V shall pertain and apply to all Lots and to all Structures erected or placed thereon.

6. (2 Residential Use. All Lots shall be used for single-familyresidential purposes only and for no other purpose provided that Declarant may operate a sales office and/or model home on a Lot or Lots designated by Declarant.

6.03 Resubdivision of Property. No Lot may be split, divided, or subdivided for sale, resale, gift, transfer, or otherwise, without the prior written approval of the ACC ofplans and specifications for such split, division or subdivision. Notwithstanding the foregoing, nothing herein shall prevent Declarant or the Owners any contiguous Lot from combining two or more Lots into one Lot for construction of a single residence thereon; provided, however, that such combined Lot may not be subdivided thereafter; and provided further, that the Owner of the residence on such Lot shall be responsible for annual and special assessments based on the number of Lots combined into one Lot. ....

6.04 Erosion Control. No activity which may create erosion or siltation problems shall be undertaken on any Lot without the prior written approval of the ACC ofplans and specifications for the prevention and control of such erosion or siltation. The ACC may, as a condition of the approval of such plans and specifications, require the use ofcertain means of preventing and controlling such erosion or

Bk 02780 Pg 0535

siltation. Such means may include, by way ofexample and not of limitation, physical devices of controlling the run-off and drainage of water, special precautions in grading and otherwise changing the natural landscaping.

6:05 Signs! No sign of any kind shall be erected by an Owner or occupant of a Lot within the Development. Notwithstanding the foregoing, residents shall have the right to erect reasonable and appropriate signs, and "For Sale" and "For Rent" signs. Declarant may crect entry signs and sales and information signs.

5.06 Vehicles. The term "vehicles" as used herein shall include, without limitation, motorcycles, minibike, scooters, go-carts, trucks, vans, and automobiles. All vehicles shall be parked within garages, driveways or other paved parking areas located on a Lot. Parking in yards or on streets within the Development is prohibited. Lot Owners' visitors may temporarily park on the street. No inoperable, junk or abandoned vehicles shall be allowed on the property.

ti.07 Recreational Vehicle and Trailers. No school bus, truck or commercial vehicle over one (1) ton capacity, house trailer, mobile home, motor home, recreational vehicle, or like equipment shall be permitted on any Lot on a permanent basis, but shall be allowed on a temporary basis not to exceed three (3) consecutive days. Boats, boat trailers, motor homes, recreational vehicles and campers shall be permitted, but only if stored inside the garage or in the rear of each unit and is concealed from view by neighbonng residences and streets, and only after obtaining written consent ofthe ACC. No above-ground wimming pools will be allowed and trampolines shall not be visible from the street. Any trash, firewood, wood scraps, building materials or other such materials contained in any vehicle or trailer shall be covered rom view. This provision shall not apply to Declarant or any builder in the process of constructing an ipproved structure on any Lot.

6.08 Occupancy of Houses. All houses constructed on Lots in the Development must be inished bufore it can be occupied. The entire yard must be planted with grass or other suitable ground over, and the driveway must be paved with concrete. The front yard must be sodded with Bennuda, bysia or fescue.

6.09 Siding Material ofDwelling. The exterior ofevery dwelling shall be either brick or stone scents. Declarant reserves the right to approve all exterior finishes.

6.10 Square Footage Requirements. All homes must meet the following "heated" square footage (clusive of any space in garage, porches and finished basements: 1500 square feet for all homes.

6.11 Garages. All garages are to be enclosed with doors. All garages must beno less than two r in size. Unattached garages are permissible as long as such garage is constructed in the same

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architectural style, with the same colors as the dwelling on the Lot. An unattached garage which meets the above specifications may face the front of the Lot.

6.12 Animals and Pets. No animals, livestock or poultry of any kind may be raised, bred, kept, or permitted on any Lot, with the exception of dogs, cats, or other usual and common household pets in reasonable number. Pot belly pigs are not considered houschold pets. No pets shall be kept, bred, or maintained for any commercial purpose. Dogs which are household pet shall at all times, when outside, be on a leash or within an allowable fence.

0.13 Fences and Outbuildings. ' No fence, wall or outbuilding of any kind shall be erected, maintained, or altered on any Lot without the prior written approval of the ACC of plans and specifications for such fences and walls. Under no circumstances shall any chain link, barbed wire or hog wire fence be permitted in the Development. Black vinyl coated chain link fences will be allowed. All fencing must tie from and run parallel with the back of house to property line. Corner lots must be of wooden privacy structure on any side(s) facing a street. Corner lots shall have no fencing installed outside ofbuilding set back lines. No split rail fence will be allowed.

All sheds, tool storage areas, workshops or outbuildings shall be constructed in the same architectural style using similar colors as the main dwelling on the Lot.

6.!4 Anternae. No exterior television or radio antennae, satellite dish or receiver shall be • placed, allowed, or maintained upon any portion ofthe Development, including any Lot, if such antennae is visible from any public or private street providing access to or located with the Development. Notwithstanding the above, no satellite dish larger that 18" shall be placed, allowed, or maintained upon any portion of the Development, including any Lot. Each Owner and occupant ofa Lot acknowledges that this provision benefits all Owners and occupants of Lots and each Owner and occupant of a Lot agrees to comply" with this provision despite the fact that the erection of any outdoor antennae or similar device would be the most cost effective way to transmit or receive the signals sought to be transmitted or received.

6.15 Tree Removal. No trees shall be removed except for (a) diseased or dead trees; (b) trees needing to be removed to promote the growth of other trees or safety reasons; and (c) trees within ten (10) feet of the residence, driveway, walkways and septic field, whose removal is necessary for the construction of same….

6.16 Garbage Cans, Woodpiles, Etc. All garbage cans, woodpiles, swimmingpool pumps, filters and related equipment and other items shall be located or screened so as to be concealed from view of neighboring streets and property.

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6.17 Firearms. The discharge of fireams in the Development is prohibited. The term "firears" include "B-B" guns, pellet guns and guns of all types.

6.18 Mailboxes. All mailboxes and stands shall be of similar style and approved by Declarant. All mailbox and stands shall be maintained in a good state of repair.

(i.19 Monuments, Statues, Birdbaths, Etc. No monuments, statues, birdbaths or decorative structures shall be erected or placed in the front of any dwelling without the written approval of the ACC.

6.20 Nuisance. It shall be the responsibility of each Owner and occupant to prevent the developrent of any unclean, unhealthy, unsightly, or unkempt condition on his or her property. No property within the Development shall be used, in whole or in part, for the storage of any property or thing that will cause such Lot to appear to be in an unclean or untidy condition or that will be obnoxious to the eye; nor shall any substance, thing, or material be kept that will emit foul or obnoxious odors or that will cause any noise or other condition that will or might disturb the peace, quiet, safety, comfort, or serenity of the occu pants of surrounding property. No noxious or offensive activity shall be carried on within the Developrr.ent, nor shall anything be done tending to cause embarrassment, discomfort, annoyance, or nuisance to any Person using any property within the Community. Without limiting the generality of the foregoing, no speaker, horn, whistle, siren, bell, amplifier or other sound device shall be used except those devises used exclusively for security purposes or required by law.

6.21 Property Maintenance Requirements. The grounds of each lot (whether vacant or occupied) shall be maintained in a neat and attractive condition. Upon the failure of any owner to maintain nis lot (whether vacant or occupied) in a neat and attractive condition, the Association or its agents, may after ten (10) days' notice to such owner, enter upon such lot and have the grass, woods and other vegetation cut when, and as often as, the same is necessary in its judgment, and may have dead trees, hrubs, and other plants removed. The Association, or its agents, will assess the owner of the lot the actual ost incurred with a minimum cost of $50.00 per violation to recoup its expenses in maintaining the lot for he owner. Although notice given as herein provided shall be sufficient to give the Association or its esignated committee, or its successors and assigns, the right to enter upon any such lot and perform the york required, entry for the purpose ofperforming the work required shall be only between the hours of :00 a.m. and 6:00 p.m., and on any day of the week except Sunday.

6.22 Entrance. The main entrance to all dwellings must face the street

6.23 Garage Location. In the case of any dwelling that has driveway access from the street, he garage for said dwelling may not face the street, unless said garage is located at least twenty feet from le façade of the primary dwelling structure.

в≥ D2780 Pg 0538 6.24 Porch. All residences must provide a front porch or stoop on the front façade of The dwelling. The minimum width requirement shall be 8 inches and the porch or stoop must be at a minimum 33.33 percent (or 1/3) as long as the front façade of the dwelling.

6.25 Rooflines. All rooflines must be pitched or gabled. All overhanging eaves must be Provide to the greatest extent possible.

5.26 Cornice Lines. All attached residences (Townhouses) within the same block and of the same height must maintain consistent cornice lines.

6.27 Separation of Townhouses. No more than ten townhouses may be located in a continuous row. After ten are located continuously, there must be at least twenty-five separating the next residence.

6.28 Sprinkler System, Any residential building containing more than two residential living units shall have an automatic sprinkler system installed in accordance with NFP A 13, STANDARD for the installation of sprinkler systems, or NFPA 14R, STANDARD for the installation of sprinkler systems in residential occupancies up to and including four stories in height, whichever standard is applicable. If said systers are mounted on the building which they serve, fire department connections for sprinkler systems shall be located not less than 100 feet (30.8 meters) nor more than 200 feet (61.6 meters) from a fire hydrant. If such connections are located at least 100 feet (30.8 meters) from the building that they serve, then they shall be located not more than 50 feet (15.4 meters) from a fire hydrant. The location ofthe fire department connection shall be determined by the authority having jurisdiction to determine said location. All Townhouses must provide sprinkler systems that are in accordance with NFP A 13R, SATNADARD.

6.29 Adherence to Applicable Law, All construction must adhere to any local, state, or federal rules that are applicable to the development of this development. All lot owners and their contractors are required to comply with all local, state, and federal laws, rules, regulations and ordinances applicable to the development of this development and the construction of any building. Including all environmental laws regarding erosion, sedimentation, and pollution control and any requirements for compliance with the NATIONAL POLLUTANTS DISCHARGE ELIMIINATION SYSTEM (NPDES), relating to any storm water discharge associated with any

construction activities on the development.

6.30 Driveways. All driveways must be constructed of concrete and must extend from the road to the garage.

6.51 Building Height. All building shall have a maximum height restriction of forty-five feet.

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t.32 Set-back lines. All buildings must strictly adhere to any building setback lines on the approved final plat of the development that is on file with the Athens-Clarke County Planning Department and recorded in the office of the Superior Court Clerk of Clarke County, Georgia.

ARTICLE VI

EASEMENTS, ZONING AND OTHER RESTRICTIONS

Structural Support. Every portion of a dwelling or any other Structure which contributes to the structural support of another dwelling or Structure shall be burdened with an easement for structural support, and each Lot shall also have the right to lateral support which shall be appurtenant to and pass with the title to such Lots.

7.02 Other Basements.

(a) Declarant hereby expressly reserves to the Declarant, their successors and assigns forever, the right to create perpetual easements in, on, over and under any part of the Property owned by Declarant for any purpose which Declarant deems necessary, including, by way of illustration and not limitation, the following:

(i) the erection, installation, construction and maintenance of wires, lines, conduits and poles and the necessary or proper attachments in connection with the transmission of electricity, telephone, cable television and other utilities and similar facilities;

(ii) the erection, installation, construction and maintenance of storm-water drains, land drains, public and private sewers, irrigation systems, pipelines for supplying gas, water and heat, and for any other public or quasi-public facility, service or function;

(üi) slope control purposes, including the right to grade and plant slopes and to prevent the doing of any activity which might interfere with slopes or which might create erosion or sliding problems or which might change, obstruct or retard drainage flow;

(iv) the planting or re-planting ofhedges, shrubbery, bushes, trees, flowers and plants of any nature; and

(Y) the erection, installation, construction and maintenance of fences, walls, nonuments, signs, etc. along streets in, around and along entrances to the Development. Including the right

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to landscape such areas, plant, re-plant and prune hedges, shrubbery, bushes, trees, flowers, grass and plants of any nature.

(b) No Owner shall have any right to use any easement created by the Declarant in, on or over any portion of the Property unless such easement has been assigned by the Declarant to the Association.

(c) The Declarant hereby reserves for himself, his successors and assigns, across the initial phase of the Property and across each portion of the Additional Property subsequently submitted to this Declaration by Annexation as provided in Article X hereof, perpetual easements appurtenant to said property for the following uses and purposes:

(i) ingress and egress by vehicular and pedestrian traffic over such drives, roadways, walkways and paths as are shown on the plat or plats recorded in connection with the initial phase of the Property and such portions of the Additional Property as are submitted to this Declaration, and such drives, roadways, walkways and paths as may be constructed in the future;

(ii) installing, operating, maintaining and replacing wires, pipes, conduits and other structures and facilities necessary to the furnishing of gas, water, sewerage, storm drainage, electricity, street lighis, telephone, and other utilities and services, including the right to use in common with the Owners in the initial phase of the Property and portions of the Additional Property subsequently submitted to this Declaration, and wires, pipes, conduits, and other structures and facilities furnishing such utilities and services to such Owners.

(d) In addition to the above, the Declarant hereby grant a general easement in favor of utility, cable television and other such service companies across the initial phase of the Property, and across each portion of the Additional Property subsequently submitted to this Declaration by Annexation as provided in Article X hereof, to maintain, repair, replace and service wires, pipes, conduits, street lights and other structures and facilities provided for the benefit of the Owners. The easements created in this Article VIare in addition to any easements or rights created elsewhere in this Declaration or in other easements ofrecord. The provisions of this Article VI may. (e) not be amended without the written consent of the Declarant, their successors and assigns.

7.003 Easement Area. The words "Easement Area" as used herein shall bean those area on any Lot with respect to which easements are shown on a recorded deed or on any filed or recorded map or plat relating thereto.

7.04 Entry. The Declarant and their employees, agents, successors and assigns, shall have the right at all reasonable times to enter upon all parts of each Easement Area for any of the purposes for which

BE 02780 Pg. 0541 such Easement Area is reserved without being deemed to have committed a trespass or wrongful act solely by reason of such entry and the carrying out of such purposes, provided the same are done in accordance the provisions of this Article. The Declarant and their employees, agents, successors and assigns shall be responsible for leaving each lot in good condition and repair following any work or activity undertaken in an Easement Area pursuant to the provisions of Section 6.01.

705 Zoning and Private Restrictions. None of the covenants, restrictions or easements created or imposed by this Declaration shall be construed as permitting any action prohibited by applicable zoning laws, or by the laws, rules or regulations or any governmental body. In the event of any conflict between such law's, rules or regulations and the covenants, restrictions and easements created or imposed by this Declaration, the most restrictive provision shall govern and control.

ARTICLE VIII

ENFORCEMENT

8.01 Right of Enforcement. This Declaration and the restrictions contained herein shall inure to the benefit of and shall be enforceable by (i) the Declarant so long as they are an Owner, (i1) the Association and (iii) each Owner, his legal representatives, heirs, successors and assigns.

8.02 Right of Abatement.

(a) Except where different notice provisions are provided in Section 5.11 aad 6.14, in the event of a violation or breach of any Restriction contained in this Declaration the Association shall give written notice by certified mail to the Owner setting forth in reasonable detail the nature of such violation or breach and actions needed to be taken to remedy such violation or breach. Ifthe Owner shall fail to take reasonable steps to remedy such violation or breach within thirty (30) days after the mailing of such written notice, then the Association shall have the Right of Abatement. Ifany assessment, interest, cost or charge required by this Declaration is not paid within sixty (60) days after such assessment is due or such charge is imposed, the Association shall have the right to notify any or all mortgagees have a security interest in the Owner's Lot or Lots that such Owner is in default in the performance of this obligations under the Development Documents, and ofthose actions take or proposed to be taken by the Association as a result of the default.

(b) The Right of Abatement, as used in this Section and Sections 5.11 and 6.14 hereof, means the rights ofthe Association, through its agents and employees, to enter at all reasonable times upon any Lot or Structure, as to which a violation, breach or other condition to be remedied exists, and to take the actions specified in the notice to the Owner to abate, extinguish, remove, or repair such violation, breach or other condition which may exist thereon contrary to the provisions hereof, without being deemed

B₺ 02780

to ave committed a trespass or wrongful act solely by reason of such entry and such actions, provided such entry and such actions are carried out in accordance with the provisions of this Section, and with the cost thereof, together with interest thereon at the lower of the highest rate permitted by law or 10% to be a binding personal obligation of such Owner enforceable in law, as well as a lien on such Owner's Lot enforceable pursuant to the provisions of Section 8.04 hereof. Such lien shall be superior to any and all charges, liens or encumbrances which may in any manner arise or be imposed upon the Lot after such entry whether arising from or imposed by judgment or decree or by any agreement, contract, mortgage, deed to secure debt, or other instrument, excepting only (i) such liens for taxes or other public charges as are by applicable law made superior, (ii) the liens created by Section 4.01 hereof and (i) all deeds to secure debt given to secure a loan the proceeds of which are used (1) to purchase a lot or lots (together with any and all structures which may from time to time be place or located thereon) and (2) to finance any construction, repair or alteration of structures. .........

8.03 Specific Performance. Nothing contained in this Declaration shall be deemed to affect or limit the rights of the Declarant, the Association or any Owner to enforce the Restrictions by appropriate judicial proceedings or to recover damages. However, it is hereby declared that it may be impossible to measure accurately in money the damages which will accrue to a beneficiary hereof, its transferees, successors or assigns, by reason of a violation of, or failure to perform any of the obligations provided by this Declaration; and there, any beneficiary hereof shall be entitled to reliefby way of injunction or specific performance, as well as any other relief available at law or in equity.

8.04 Collection of Assessments and Enforcement of Lien.

(a) If any assessment, interest, cost or other charge is not paid as required by this Declaration, the Association may bring either an action at law against the Owner personally obligated to pay same, or an action to foreclose any lien created by this Declaration against the Lot or Lots subject to the lien, or both, for the purpose of colleting such assessment, cost or charge, plus any interest thereon and costs of collection, including reasonable attorneys' fee.

(b) As an additional remedy, but in no way as a limitation on the remedies, ifany assessment, interest, cost or other charge is not paid as required by this Declaration, each Owner hereby grants the Association and its assigns the following irrevocable power of attorney: To sell said Lot or Lots subject to hien at auct: on, at the usual place for conducting sales as the courthouse in Gwinnett County and Walton County, Georgia, to the highest bidder for cash, after advertising the time, terms and place of such sale once a week for four weeks immediately preceding such sale (but without regard to the number of days) in the paper in which the Sheriff's advertisements for Gwinnett County and Walton County, Georgia are published, all other notice being hereby waived by each Owner, and the Association or any person on behalfof the Association, or assigns, may bid and purchase as such sale and thereupon execute and deliver to the purchaser or purchasers at such sale a conveyance of said property in fee simple, which conveyance shall contain recitals as to the happenings of the default upon which the execution of the power of sale

28

" BK: 2780 PG: 542

BE 02780 PE 0543

herein granted depends, and each Owner hereby constitutes and appoints the Association and assigns, the agent and attorney in fact ofeach owner to make such recitals, and hereby covenants and agrees that the recitals so made by the Association, or assigns, shall be binding and conclusive upon the Owner whose property is the subject matter of such sale, and the heirs, executors, administrators and assigns of such Owner. The conveyance to be made by the Association or assigns shall collect the proceeds of such sale, and after reserving therefrom the entire amount of assessment, interest, cost or the charges due, together with all costs and expenses ofthe sale and fifteen percent of the aggregate amount due for attorneys' fees, shall pay any excess to such Owner, or to the heirs or assigns of such Owner as provided by law. The and agency hereby granted are coupled with an interest and are irrevocable by death or otherwise and are granted as cumulative to the remedies for collection of said indebtedness provided by law.

WAIVER. EACH OWNER, BY ACCEPTANCE OF A DEED CONVEYING A LOT SUBJECT TO THIS DECLARATION, WAIVES ANY RIGHT WHICH OWNER MAY HAVE UNDER THE CONSTITUTION OR THE LAWS OF THE STATE OF GEORGIA OR THE CONSTITUTION OR THE LAWS OF THE UNITED STATES OF AMERICA TO NOTICE OR TO A JUDICIAL HEARING PRIOR TO THE EXERCISE OF ANY RIGHT OR REMEDY PROVIDED BY THIS DECLARATION AND OWNER WAIVES OWNER'S RIGHTS, IF ANY, TO SET ASIDE OR INVALIDATE ANY SALE DULY CONSUMMATED IN ACCORDANCE WITH THE PROVISIONS OF THIS DECLARATION ON THE GROUND (IF SUCH BE THE CASE) THAT THE SALE WAS CONSUMMATED WITH A PRIOR JUDICIAL HEARING. ALL WAIVERS BY OWNER IN THIS PARAGRAPH HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY AFTER OWNER HAS FIRST BEEN ALLOWED THE OPPORTUNITY TO CONSULT LEGAL COUNSEL WITH RESPECT TO OWNER'S POSSIBLE RIGHTS.

8.05 No Waiver. The failure ofthe Declarant, the Association, or the Owner of any Lot, his or its respective legal representatives, heirs, successors and assigns, to enforce any Restrictions herein contained shall in no even be considered a waiver ofthe right to do so thereafter, as to the same violation or breach or as to any violation or breach occurring prior or subsequent thereto.

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ARTICLE IX

DURATION AND AMENDMENTS

9:01 Duration. The provisions of these covenants shall run with and bind the land and shall be and reman in effect perpetually to the extent permitted by law.

9.02 Amendments.

(a) These Covenants may be amended unilaterally at any time by Declarant if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, regulation or judicial determination which shall be in conflict therewith; if such amendment is necessary to enable any reputable title insurance company to issue title insurance coverage on the Lots subject to these Covenants; if such amendment is required by an institutional or governmental lender or purchaser of mortgage loan in order for such lender to make or purchase loans on the Lots subject to these Covenants; or if such amendment is necessary to enable any governmental or private mortgage insurance company lo insure mortgage loans on the Lots subject to these Covenants, provided any such amendments shall not adversely affect the title to any Owner's Lot, unless any such Owner so affected thereby shall consent thereto in writing.

(b) These Covenants may be amended at any time and from time to time by an agreement signed by at least seventy-five (75%) percent of the Owners; provided, however, such amendment by the Owners shall not be effective unless also signed by the Declarant if the Declarant are the owners of any real property subject to these Covenants.

ARTICLE X

ANNEXATION

Declarant shall have the option and right, from time to time, without the necessity of consent by the Association, the Board or the Owners, to submit all or portions of any Additional Property to this Declaration and thereby cause the Additional Property, or such portions thereof, to become part of the Property.

30

-ĐK: ĐK:2780-PG: 544-.

BE 02780 Pg 0545

Restrictions to be duly executed and sealed this IN WITNESS WHEREOF, the Declarant has caused these Declarations of Covenants and

_ day of November 2002.

The presence of: Signed, sealed and delivered in

LANGLEY PROPERTIES, INC. a Georgia corporation

Witness: ina Musselshite aChinenda

HRIS MCDONALD, President A Phillips isiceit

¡CORPORATE SEAL]

c \wp60\iff\covenants\MILFORD HILLS NEIBHBORHOOD COVENANTS

....

Deed Doc: COVE

Recorded 1272208 02 18kł Reverly Logar

Clerk Supesior Court, Athens-Clarke County, G. Bk 03570 Pg 0008-0009

STATE OF GEORGIA SHOULD BE RETURNED TO: THIS INSTRUMENT WAS PREPARED BY AND

COUNTY OF ATHENS-CLARKE GBORGE W. "CHIP' BROWN, II, ESQUIRE BLASINGAME, BURCH, GARRARD & ASHLEY P.C.

440 COLLEGE AVENUE NORTH

P.O. BOX 832

• Note to Clerka ATHENS, GA 30603

Please cross reference to (706) 3344000

Deed Book 2780, Page 515. FILE NO.: 3170-875/Fuller

SUBMISSION TO DECLARATION OF COVENANTS, CONDITIONS AND

RESTRICTIONS FOR MILFORD HILLS NEIGHBORHOOD

SUBDIVISION

THIS SUBMISSION, being made, executed and recorded for the purpose of submitting

property to the Declaration of Covenants, Conditions and Restrictions for Milford Hills

Neighborhood Subdivision (hereinafter the "Declaration"), ofrecord in Deed Book 2780, Page 515-

545, in the Office of the Clerk of Superior Court, Athens-Clarke County, Georgia.

WHEREAS, the undersigned are owners of lots) located in Milford Hills Neighborhood

Subdivision (the "Subdivision");

WHEREAS, certain lots in the Subdivision are not subject to the Declaration;

WHEREAS, it benefits the Subdivision and all homeowners therein that all lots in the

Subdivision be made and are subject to the Declaration; and

WHEREAS the undersigned owners of lots) in the Subdivision are desirous of submitting

their lot(g) to the Declaration;

NOW THEREFORE, the undersigned hereby agree and covenant as follows:

The following property is hereby submitted to and made subject to the Declaration as

described herein:

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All that tract or parcel of land, together with all improvements thereon, situate, Iying and belng In the 217th District, G.M., Athens-Clarke County, Georgia, being Lot 3, Block G of Milford Hills Subdivision, as shown on a plat of survey of record in Plat Book 37, Pages 75 - 80, In the Office of the Clerk of Superior Court, AthensClarke County, Georgia, reference being made thereto for a more complete description of the property herein described.

IN WITNESS WHEREOF, the undersigned have hereunto set their hands and seals, und delivered these presents on the _ day of December, 2008.

_(Seal) tega

Signed, sealed and delivered

in the presence of:

Arina Richardsse _(Seal) Witness Shy Rag

SANAH SMITH Hammah Smith

NOTARY Gary Public

EXPRES

GEORGIA

APRU. 24, 2012

COUNTY

CARAOLL