Complaint FiledCal. Super. - 6th Dist.January 9, 20201 MICHAEL E. VINDING (SBN 178359) BRADY & VINDING 2 520 Capitol Mall, Suite 630 Sacramento, CA 95814 3 Telephone: (916) 446-3400 Facsimile: (916) 446-7159 4 mbrady@bradyvinding.com mvinding@bradyvinding.com 5 Attorneys for Plaintiff 6 SEASCAPE RESORT OWNERS ASSOCIATION, a California nonprofit mutual benefit corporation 7 8 9 SUPERIOR COURT OF CALIFORNIA COUNTY OF SANTA CRUZ 10 11 SEASCAPE RESORT OWNERS ASSOCIATION, a California nonprofit 12 mutual benefit corporation, 13 Plaintiff, 14 v. 15 COUNTY OF SANTA CRUZ, a subdivision of the State of California, and 16 DOES 1-50, 1 7 Defendants. CASE NO. VERIFIED COMPLAINT FOR DECLARATORY RELIEF (Code Civ. Proc. § 1060, et seq.) 18 19 20 INTRODUCTION 1. Plaintiff Seascape Resort Owners Association ("Plaintiff' or "SROA") is a validly 21 existing California nonprofit mutual benefit corporation. Based upon information and belief, 22 Plaintiff alleges and brings this action against Defendant County of Santa Cruz, a subdivision of 23 the State of California (Cal. Const., Art. XI, Sec. 1) for a judicial determination and declaration of 24 rights and responsibilities as to whether the original conditions of approval for the creation and 25 development of the Seascape Resort still apply and are enforceable by the County against Plaintiff. 26 27 2. 28 provides: STATUTORY AUTHORITY Plaintiff brings this action pursuant to Code of Civil Procedure § 1060 which -1- VERIFIED COMPLAINT FOR DEC RELIEF ELECTRONICALLY FILED Superior Court of California County of Santa Cruz 1/9/2020 2:35 PM Alex Calvo, Clerk By: Marie Bravo, Deputy 20CV00077 1 2 3 4 5 6 7 8 9 3. Any person interested under a written instrument, excluding a will or a trust, or under a contract, or who desires a declaration of his or her rights or duties with respect to another, or in respect to, in, over or upon property, or with respect to the location of the natural channel of a watercourse, may, in cases of actual controversy relating to the legal rights and duties of the respective parties, bring an original action or cross-complaint in the superior court for a declaration of his or her rights and duties in the premises, including a determination of any question of construction or validity arising under the instrument or contract. He or she may ask for a declaration of rights or duties, either alone or with other relief; and the court may make a binding declaration of these rights or duties, whether or not further relief is or could be claimed at the time. The declaration may be either affirmative or negative in form and effect, and the declaration shall have the force of a final judgment. The declaration may be had before there has been any breach of the obligation in respect to which said declaration is sought. Plaintiff is entitled to preference pursuant to Code of Civil Procedure§ 1062.3(a) 1 o which provides in relevant part: 11 [ A ]ctions brought under the provisions of this chapter shall be set for trial at the earliest possible date and shall take precedence over all other cases, 12 except older matters of the same character and matters to which special precedence may be given by law. 13 14 15 4. ALLEGATIONS Based upon information and belief, Plaintiff alleges an actual ongoing controversy 16 has arisen as between the parties as to whether the final conditions of approval still apply to 17 SROA. (A true and correct copy of the final conditions of approval are attached to Exhibit 2, 18 noted below, at page 40.) 19 5. Based upon information and belief, Plaintiff alleges on March 28, 2019, the 20 California Coastal Commission ("CCC") issued a letter to the County of Santa Cruz and Plaintiff 21 was copied on that letter. The CCC's posited in relevant part: 22 In response to Mr. Vinding's inquiries related to the conditions of approval for County Permit #880522 for the Seascape Beach Resort, please find our 23 responses below: 24 1. Owner Occupancy. Pursuant to Condition 11 (g) of the permit, owner occupancy is limited to the maximum allowed by County Code 25 Section 13.10.335. County Implementation Plan (IP) Section 13.10.335(B)(2)(b)(i) states that owner occupancy shall be limited to 45 26 days in any one calendar year with the exception of "units located on coastal bluff property which has been the subject of litigation in which a 27 remittitur was issued by the California Court of Appeal on or before April 25, 1983, in a decision requiring the County of Santa Cruz to grant either 28 "compensating densities" in excess of "the base densities" thereon, or to -2- VERIFIED COMPLAINT FOR DEC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 grant "some other transfer of development rights," and which litigation has been settled by ' Stipulation for Judgment and Judgment Thereon,"' in which case owner occupancy is limited to 90 days per calendar year. Therefore, owner occupancy is limited to 45 days per calendar year unless the exception applies to the property, in which case owner occupancy is limited to 90 days per calendar year. 2. Maximum Stay/Availability. Special Condition 1 l(i) requires that the units be available for rent by the public when not occupied by the owner (i.e., at all times when not occupied by the owner). In other words, if the owner does not occupy the unit at all in a calendar year, then that unit must be available for rental by the public all 365 days of that calendar year. If the owner decided to occupy the unit for the maximum number of days allowed, then the unit is required to be available for rental by the public for either 275 days (if the owner occupancy maximum is 90 days) or 320 days (if the owner occupancy maximum is 45 days). 3. Short-Term Rental Maximum. Although not specified in the conditions of approval, IP Section 13.10.335 governs visitor accommodations including setting limitations on the length of visitor stays. 13.10.335(B)(2)(b)(i) limits visitor stays to no more than 2 consecutive days and no more than 29 days in any one calendar year. In regards to Mr. Vinding's inquiry whether the above conditions/limitations could be modified, any change to the conditions of approval would require an amendment to County Permit #88-0582 and/or a Local Coastal Plan (LCP) amendment, which would be appealable to (in the case of the former) and/or subject to final adoption (in the case of the latter) by the Coastal Commission. Such modifications would raise significant LCP consistency issues, including in terms of consistency with LUP policies 2.16.3 Allowed Uses in the Visitor Accommodation Designation, Objective 2.22 Coastal Dependent Development, and LUP Policies 2.22.1 Priority of Uses within the Coastal Zone and 2.22.2 Maintaining Priority Uses. Therefore, any proposed modification to the existing conditions or IP Section 13 .10.225 would likely not be approvable. 19 (A true and correct copy of the CCC's letter is attached hereto as Exhibit 1.) 20 6. Based upon information and belief, Plaintiff alleges the next day, on March 29, 21 2019, the County of Santa Cruz issued a directive to Plaintiff as follows: 22 Dear Mr. Vinding: 23 This letter responds to your request for "clarification on the County's position on several topics" relating to Seascape Resort, "including the 90- 24 day owner occupancy rules, the requirement to allow the units to be [ rented] when not used by an owner and the 29 consecutive day occupancy for 25 renters." As further explained below, all of these restrictions remain in place. 26 27 28 Zoning and County Code Section 13 .10.335 Seascape Resort and all individual condominium parcels included within the Subdivision Map for Seascape Resort are zoned "Visitor Accommodation -3- VERIFIED COMPLAINT FOR D EC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 (VA)" and are subject to Section 13.10.335(B) of Chapter 13.10 of the Santa Cruz County Code (SCCC), "Zoning Regulations." (See attached Exhibit 1.) Subsection 13.10.335(B)(2)(b)(i) states: (b) the following standards shall apply to all visitor accommodations projects and shall be incorporated in conditions of approval: (i) All visitor accommodations proiects sltall be managed for sltort- term occupancy witlt occupancy limited to not more titan 29 consecutive days and limited to 29 days in any one calendar year by an individual or group of occupants except that single-ownership units may be occupied by the owner(s) up to 45 days in any one calendar year. A. Notwithstanding the foregoing visitor accommodations described as follows may be occupied by tlte owners(s) up to 90 days in one calendar year: units located on coastal bluff property which has been the subject of litigation in which a remittitur was issued by the California Court of Appeal on or before April 23, 1983, in a decision requiring the County of Santa Cruz to grant either "compensating densities" in excess of "the base densities" thereon, or to grant "some other transfer of development rights, " and which litigation has been settled by "Stipulation for Judgment and Judgment Thereon. " Subsection (b )(i)(A) is specific to Seascape Resort; the referenced litigation is Aptos Seascape Corporation v. County of Santa Cruz, (1982) 138 Cal.App.3d 484, in which the Appellate Court directed the trial court to modify its order of dismissal to require the grant of "compensating densities to Seascape", and the referenced "Stipulation for Judgment and Judgment Thereon" is that document filed July 22, 1987, which states: "The development allowed on Benchlands B, C, and D shall be the following: a. 298 keyed hotel units not further divisible and owner occupiable 90 days annually," (See attached Exhibit 2.) Seascape Benchlands Specific Plan/Resolution 155-88 The "Stipulation for Judgment and Judgment Thereon" references the Seascape Benchlands Specific Plan, incorporated into the County General Plan and Local Coastal Plan by Resolution 135-88 (approved March 15, 1988). (See attached Exhibit 3.) Condition 1, "Permitted Land Uses and Density", of the Conditions of Approval for the Seascape Benchlands Specific Plan, subsection (a), states: "Allow visitor accommodations in the form of either one hotel or two separate hotels on Benches B, C, and D in accordance with the Local Coastal Plan." A requirement to "Limit owner occupancy to 90 days per year upon appropriate policy and code amendments; otherwise a 45 day limit applies" appears in strike-through, indicating that the General Plan/LCP does not incorporate any special provision to allow owner occupancy of the visitor accommodation units within the Seascape Benchlands Specific Plan area for longer than the standard 4 5 days. Condition 1 l(a) of the Conditions of Approval of Resolution 155-88, requires submission, prior to issuance of building permits "if the property is developed in a condominium form of ownership", of CC&Rs for review and approval by the County; among the various requirements for the CC&Rs is -4- VERIFIED COMPLAINT FOR DEC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 that they "contain any other provisions applicable to the project, including any easements or other conditions"; "limit owner occupancy of a unit as discussed in 1.a. above"; "make the County an enforcing agency thereto"; and require the owner of each unit to enter into an arrangement with the centralized management to provide for appropriate collection of Transient Occupancy Taxes due the County." Conditonl l(b) further requires a "management plan" to be submitted for review and approval by the Planning Department to include "Management of all visitor accommodation units for short-term occupancy limited to not more than 28 consecutive days or 29 days in any one calendar year, except that single-ownership units may be occupied by the owner(s) as described in l .a., above"; and "The management shall collect and submit to the County the TOT on a periodic basis as provided for in the County Ordinance (chapter 4.24) and shall submit a plan for such collection and payment to be approved by the County." Ordinance 3994, Certified by the Coastal Commission On June 6, 1989, the County adopted Ordinance 3994, adopting the language currently in SCCC subsection 13.10.335(B)(2)(b)(i), above. (See attached Exhibit 4.) Ordinance 3994 states "This Ordinance shall take effect upon Certification by the California Coastal Commission." On December 12, 1989, the Coastal Commission considered LCP Amendment 2-89, "Request by Santa Cruz County to amend implementation portion of its local coastal program to increase length of stay by owners of certain visitor accommodation units from 45 to 90 days." (See attached Exhibit 5.) Correspondence from representatives of the County and Seascape Benchland Partners urged the Commission to approve the amendment, stating: "The amendment before the Commission would allow owners of single ownership units to occupy their units for up to a cumulative total of 90 days per year, while maintaining the current maximum of no more than 29 consecutive days of occupancy. The amendment effectively applies only to the Seascape Resort project." (See Letter of Mark Holcomb, Dec. 5, 1989, p.2.) By letter of December 14, 1989, to Supervisor Gary Patton, the Assistant District Director of the California Coastal Commission confirmed the Commission approved proposed LCP Amendment 2-89, stating "According to Ordinance 3994, this amendment is now in effect." Permit 88-0522 and Conditions of Approval Condition of Approval of Permit 88-0522 (approved June 27, 1989), a "Permit to construct 280 unit visitor serving condominium/hotel facility," require, at Condition III( 11 ), the creation of CC&Rs for the condominium/hotel units and their submittal to the County for approval. (See attached Exhibit 6.) Condition III(l l(g) limited owner-occupancy of individual units "to the maximum allowed by County code Section 13.10.335." Condition III(l l)(i) requires the CC&Rs to "specify that all VA units shall be subject to rental when not occupied by the individual owners." Condition IV(8) requires the creation of a management program to require: "Management of all VA units for short-term occupancy, with occupancy limited to not more than 29 consecutive days or 29 days in any one calendar year, except that owners of individual units shall be allowed to occupy the units pursuant to Section 13.10.335 of the County Code;" and "The management shall collect and submit to the County -5- VERIFIED COMPLAINT FOR DEC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Transient Occupancy Taxes on a periodic basis as provided for in the County Ordinance (Chapter 4.24) and shall submit a plan for such collection and payment to be approved by the County." Finding 5 of the Coastal Zone Permit Findings stated that "The proposal is consistent with the certified specific plan and is therefore consistent with LCP policies and programs." CC&Rs ( Original and Restated and Amended ) After adoption of the Specific Plan, LCP and Code amendments and Permit 88-0522, a Declaration of Covenants, Conditions and Restrictions (CC&Rs) were prepared and recorded February 13, 1992. (See attached Exhibit 7.) Section 4.08 of the CC&Rs required all residential units to be "subject to and available for rental when not occupied by the Owner consistent with Section 13.10.335 as amended of the County Code." Section 4.18 further required by "Each Owner, contract purchaser, lessee, tenant, guest, invitee or other occupant of a Unit or user of the Common Area shall comply with the provisions of the Project Documents", defined as "this Declaration ... together with the other basic documents used to create and govern the Project, including the County Land Use Documents. Articles, Bylaws, Association Rules and Regulations and Condominium Plans." "County Land Use Documents" is defined in Section 2.12 as "the approved Specific Plan, the approved Tentative Map, the Final Map .. . all conditions of approval of the Subdivision, Commercial Development Permit, Coastal Zone Permit, Subdivision Agreement, Improvement Plans, and all other documents by under or by which the County has established the terms and conditions under which the property ... may be developed and/or used." Section 4.20 of the 1992 CC&Rs states "Owner occupancy of individual units shall be limited to the maximum allowed by County Code Section 13.335 as amended by copy of which is attached hereto as Exhibit 'D' ." In addition, Section 4.22 requires centralized management of all residential units for short-terms occupancy and Section 4.23 states: "all development and use of the subject Property shall be consistent with the County Land Use Documents." Section 9.03 states "The County shall have the right, but not the obligation, to enforce any part of this Declaration reasonable related to assuring compliance with the County Land Use Documents," Section 16.6 states "The provisions of these CC&Rs which are reasonably related to assuring compliance with the County Land Use Documents shall run with and bind the Property and inure to the benefit of County." "Restated and Amended" CC&Rs were recorded February 10, 1994. (See attached Exhibit 8.) Several sections, including 4.08, were deleted from the original 1992 CC&Rs. However, several other relevant provisions were retained. Specifically, Section 4.18 still states "Each Owner, contract purchaser, lessee, tenant, guest, invitee or other occupant or a Unit or user of the Common Area shall comply with the provisions of the Proiect Documents." Section 4.22 states the same language as Section 4.23 of the 1992 CC&Rs: "All development and use of the subject Property shall be consistent with the County Land Use Documents." Section 2.24 defines "Property Documents" as "this Declaration, as amended from time to time, exhibits, if any, attached hereto, together with the other basic documents used to create and govern the Project, including the County Land Use Documents. Articles, Bylaws, Association Rules and Regulations and Condominium Plan." Section 2.12 retains the definition of "County Land -6- VERIFIED COMPLAINT FOR DEC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Use Documents." Additionally, the language in Section 9.03 and 16.16 of the original 1992 CC&Rs remains in place. Conclusion In summary, the following provisions which were conditions of approval of the permit for development of Seascape Resort, remain in place: 1. Owner-occupancy of individual units is limited "to the maximum allowed by County code section 13.10.335" (up to 90 days per calendar year.") 2. The CC&Rs are required to "specify that all VA units shall be subject to rental when not occupied by the individual owners," and 3. Occupancy is limited to not more than 29 consecutive days or 29 days in any one calendar year, except that owners of individual units shall be allowed to occupy the units pursuant to Section 13.10.335 of the County Code" ("up to 90 days per calendar year"). These conditions have not been amended. Pursuant to SCCC section 13 .10.276(A), "It shall be unlawful for any person to exercise any development permit which authorizes uses under this chapter without complying with all of the conditions of such permit." Pursuant to SCCC section 18.10.136(A), "Any permit heretofore or hereafter granted may be revoked or amended in lieu of revocation by the Planning Commission or Board of Supervisors, as provided herein, upon a finding that any term or condition or the permit has not been, or is not being complied with[.]" Pursuant to SCC Section 18.10.134, amendments may be made to planning approvals as set forth therein. However, we have been informed by Coastal Commission staff that any amendment to Permit 88-0522 or the conditions of approval (or the underlying LCP, which incorporates SCCC 13.10.335 and the Seascape Benchlands Specific Plan) would be appealable to or subject to approval by the Commission, and that, due to inconsistency with LUP Policy 2.16.3 ("Allowed Uses in the Visitor Accommodation Designation"), Objection 2.22 ("Coastal Dependent Development"), Policy 2.22.1 ("Priority of Uses with the Coastal Zone") and Policy 2.22.2 ("Maintaining Priority Uses"), and "would likely not be approvable." (See Exhibit 9.) We have determined in the course of our research that owners of units within the HOA were informed in 1994 by the President of the Holcomb Corporation that "the removal of the 90-day occupancy limitation as a deed restriction from Seascape Resort has been approved by the County of Santa Cruz." (See attached Exhibit 9.) We have no record of any such "approval" by the County; however, irrespective of this representation, the Amended and Restated (1994) CC& Rs do incorporate the conditions of approval of Permit 88-0552, we would reference California Government Code section 65009(c)(l)€, establishing 90-day statute of limitations on any action to determine the reasonableness, legality, or validity of any condition attached to a permit, which limitations period expired 90 days after approval of the condition by the County Board of Supervisors on June 27, 1989. Accordingly, the above conditions are not subject to legal challenge and are not likely to be amended, and the County expressly reiterates and reserves -7- V ERIFIED COMPLAINT FOR DEC RELIEF 1 its rights to require compliance with all applicable conditions or approval and/or to pursue any legal remedies under applicable law for 2 noncompliance. 3 (Emphasis in original.) (A true and correct copy of the County's letter is attached hereto as 4 Exhibit 2, inclusive of exhibits.) 5 7. Based upon the foregoing directives and requirements from the CCC and the 6 County of Santa Cruz, SROA engaged counsel to draft proposed amendments to the currently 7 applicable 1994 CC&Rs and to send those proposed 2019 CC&Rs to membership to vote upon 8 adopting. Among other reasons, the goal of the proposed 2019 amendments was to address the 9 issues raised by the Directives from the CCC and the County of Santa Cruz and to determine if 1 o membership would allow SROA to comply with those directives. 11 8. On December 3, 2019, SROA held an election on whether to amend the 1994 12 CC&Rs - the most current CC&Rs applicable to Plaintiff - in order to determine whether its 13 members consented to the requirements set forth in the directives from the CCC and Santa Cruz 14 County. (A true and correct copy of the 1994 CC&Rs is attached hereto as Exhibit 3.) 15 9. If approved by the membership, the proposed 2019 CC&Rs would have adopted the 16 directives and requirements of the CCC and the County of Satna Cruz into the CC&Rs as set forth 17 in the March 29, 2019, letter from Santa Cruz County. 18 10. As a result of that election, the proposed CC&Rs did not pass and were not 19 approved by the SROA membership The votes were as follows: One Hundred Forty-Seven votes 20 against adoption of the proposed 2019 CC&Rs to ensure compliance with the CCC/Santa Cruz 21 County directives versus Seventy-One votes in favor of adoption. Based upon information and 22 belief, Plaintiff alleges as a result of that election, SROA is not in compliance with the directives 23 and requirements of the original conditions of approval and/or the directives of CCC and/or the 24 County of Santa Cruz as enumerated in correspondence from March 2019. 25 11. Based upon information and belief, Plaintiff alleges as a result of the election, it is 26 legally at issue as to whether the original conditions of approval still apply to Plaintiff and its 27 members, including but not limited to the following specific conditions: 28 a. Whether the owner occupancy of individual units is limited "to the maximum allowed -8- VERIFI ED COMPLAINT FOR DEC RELIEF 1 2 3 4 5 6 7 8 9 10 11 12 by County code Section 13.10.355" ("up to 90 days per calendar year"); b. Whether "all VCA units shall be subject to rental when not occupied by the individual owners"; c. Whether occupancy is "limited to not more than 29 consecutive days or 29 days in any one calendar year, except that owners of individual units shall be allowed to occupy the units pursuant to Section 13.10.355 of the County Code" ("up to 90 days per calendar year"); and, d. Whether centralized check in is required for all guests. e. Whether centralized check-in is required to collect transient occupancy tax ("TOT") from all guests and remit TOT to the County. RIPENESS OF CAUSE OF ACTION 12. "A "controversy is 'ripe' when it has reached, but has not passed, the point that the 13 facts have sufficiently congealed to permit an intelligent and useful decision to be made [internal 14 citations omitted]." (County of San Diego v. State of California (2008) 164 Cal.App.4th 580, 606; 15 see also Osseous Technologies of America, Inc. v. DiscoveryOrtho Partners LLC (2010) 191 16 Cal.App.4th 357, 365 ("Osseous").) The question here, as Osseous explained, "[o]ne respected 17 treatise summarizes the law pertaining to this problem as follows: 'Declaratory relief operates 18 prospectively, serving to set controversies at rest. If there is a controversy that calls for a 19 declaration of rights, it is no objection that past wrongs are also to be redressed.' (5 Witkin, Cal. 20 Procedure (5th ed. 2008) Pleading,§ 869, p. 284, italics added.)" (Osseous, supra, 191 21 Cal.App.4th at 366.) 22 CALIFORNIA GOVERNMENT TORT CLAIMS ACT NON-APPLICABILITY 23 13. Because no money damages are sought and because no torts are alleged, Plaintiff 24 need not comply with the California Government Act found at California Government Code 25 sections 900 to 935.9. 26 FIRST CAUSE OF ACTION 27 (Declaratory Relief) 28 14. Plaintiff incorporates by reference in this cause of action each and every allegation -9- VERIFIED COMPLAINT FOR DEC RELIEF 1 contained in Paragraphs 1 through 13 above as though fully and specifically set forth again in this 2 cause of action. 3 15. Based upon information and belief, Plaintiff alleges an actual controversy now 4 exists between Plaintiff SROA and Defendant County of Santa Cruz concerning their respective 5 rights, duties, and obligations with respect to, on the one hand (a) the conditions of approval issued 6 by the County of Santa Cruz and the Coastal Commission and, on the other hand, (b) the 7 provisions of the current CC&Rs recorded in 1994. More specifically, as reiterated by the County 8 of Santa Cruz in its letter of March 29, 2019, Plaintiff seeks a declaration and determination at law 9 regarding: 10 11 12 13 14 15 16 17 18 19 20 21 a. Whether the owner occupancy of individual units is limited "to the maximum allowed by County code Section 13.10.355" ("up to 90 days per calendar year"); b. Whether the CC&Rs are required to "specify that all VCA units shall be subject to rental when not occupied by the individual owners"; c. Whether occupancy is "limited to not more than 29 consecutive days or 29 days in any one calendar year, except that owners of individual units shall be allowed to occupy the units pursuant to Section 13.10.355 of the County Code" ("up to 90 days per calendar year"); and, d. Whether centralized check-in is required for all guests. e. Whether centralized check-in is required to collect transient occupancy tax ("TOT") from all guests and remit TOT to the County. 16. Plaintiff desires a judicial determination and declaration of the parties' respective 22 rights, duties, and obligations with respect to those conditions set forth in sections (2)( a)-( d) 23 immediately above. 24 19. Plaintiffs incorporate by reference in this cause of action each and every allegation 25 contained in the Paragraphs above, and each documents attached thereto as an exhibit, as though 26 fully and specifically set forth again in this cause of action. 27 20. Plaintiff desires a judicial determination and declaration of the parties' respective 28 rights, duties, and obligations with respect to original conditions of approval. -10- V ERIFIED COMPLAINT FOR DEC RELIEF 1 2 3 PRAYER FOR RELIEF WHEREFORE, Plaintiff prays judgment against Defendant as follows: Plaintiff desires a judicial determination and declaration of the parties' respective 4 rights, duties, and obligations with respect to original conditions of approval as regards: 5 6 7 8 9 10 11 12 13 14 15 16 a. Whether the owner occupancy of individual units is limited "to the maximum allowed by County code Section 13.10.355" ("up to 90 days per calendar year"); b. Whether the CC&Rs are required to "specify that all VCA units shall be subject to rental when not occupied by the individual owners"; c. Whether occupancy is "limited to not more than 29 consecutive days or 29 days in any one calendar year, except that owners of individual units shall be allowed to occupy the units pursuant to Section 13.10.355 of the County Code" ("up to 90 days per calendar year"); d. Whether centralized check-in is required for all guests. e. Whether centralized check-in is required to collect transient occupancy tax ("TOT") from all guests and remit TOT to the County. 2. For any and all other relief the Court deems proper or is proven at trial. 17 Dated: January 4, 2020 18 BRADY & VINDING 19 20 21 22 23 24 25 26 27 28 By: MICHAEL E. VINDING Attorneys for Plaintiff Seascape Resort Owners Association -11- VERIFIED COMPLAINT FOR DEC RELIEF I 2 3 VERIFICATION I, Christine Mendonca, I am the president of Seascape Resort Owners Association, the 4 Plaintiff in the above-entitled action. I have read the foregoing Verified Complaint and know the 5 contents thereof. The same is true of my own know ledge, except as to those matters which are 6 therein .alleged on information and belief, and as to those matters, I believe it to be true. 7 I declare under penalty of perjury under.the laws of the State of CalifcC~ia ~ha.t ~he. , 8 foregoing is true and correct. Executed this 1~ day of January 2020, a~ )1 tltl, ( f 1)-1.; n ... {C 9 County, California. 10 11 C1~~ Christine Mendonca 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 VERIFICATION Exhibit 1 STATE OF CALIFORNIA-NATURAL RESOURCES AGENCY CALIFORNIA COASTAL COMMISSION CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET, SUITE 300 SANTA CRUZ, CA 95060 PHONE: (831) 427-4863 FAX: (831) 427-4877 WEB: WWW.COASTAL.CA.GOV Kathy Molloy Santa Cruz County Planning Department 701 Ocean Street, 4th Floor Santa Cruz, CA 95060 Re: Seascape Permit Conditions (County Permit # 88-0522) Dear Ms. Molloy: GA VIN NEWSOM, GOVERNOR March 28, 2019 In response to Mr. Vinding's inquiries related to the conditions of approval for County Permit# 88-0522 for the Seascape Beach Resort, please find our responses below: 1. Owner Occupancy. Pursuant to Condition l l(g) of the pennit, owner occupancy is limited to the maximum allowed by County Code Section 13.lb.335. County Implementation Plan (IP) Section 13 .10.335(B)(2)(b )(i) states that owner occupancy shall be limited to 45 days in any one calendar year with the exception of "units located on coastal bluff property which has been the subject of litigation in which a remittitur was issued by the California Comi of Appeal on or before April 25, 1983, in a decision requiring the County of Santa Cruz to grant either "compensating densities" in excess of "the base densities" thereon, or to grant "some other transfer of development rights," and which litigation has been settled by 'Stipulation for Judgment and Judgment Thereon,".' in which case owner occupancy is limited to 90 days per calendar year. Therefore, owner occupancy is limited to 45 days per calendar year unless the exception applies to the property, in which case owner occupancy is limited to 90 days per calendar year. 2. Maximum Stay/Availability. Special Condition 1 l(i) requires that the units be available for rent by the public when not occupied by the owner (i.e., at all times when not occupied by the owner). In other words, if the owner does not occupy the unit at all in a calendar year, then that unit must be available for rental by the public all 365 days of that . calendar year. If the owner decided to occupy the unit for the maximum number of days allowed, then the unit is required to be available for rental by the public for either 275 days (if the owner occupancy maximum is 90 days) or 320 days (if the owner occupancy maximum is 45 days). 3. Short-Term Rental Maximum. Although not specified in the conditions of approval, IP Section 13.10.335 governs visitor accommodations including setting limitations on the length of visitor stays. 13.10.335(B)(2)(b)(i) limits visitor stays to no more than 29 consecutive days and no more than 29 days in any one calendar year. Kathy Molloy Seascape Resort (County Permit #88--0522) March 28, 2019 Page2 In regards to Mr. Vinding's inquiry whether the above conditions/limitations could be modified, any change to the conditions of approval would require an amendment to County Permit# 88- 0582 and/or a Local Coastal Plan (LCP) amendment, which would be appealable to (in the case of the former) and/or subject to final adoption (in the case of the latter) by the Coastal Commission. Such modifications would raise significant LCP consistency issues, including in terms of consistency with LUP policies 2.16.3 Allowed Uses in the Visitor Accommodation Designation, Objective 2.22 Coastal Dependent Development, and LUP Policies 2.22.1 Priority of Uses within the Coastal Zone and 2.22.2 Maintaining Priority Uses. Therefore, any proposed modification to the existing conditions or IP Section 13 .10.225 would likely not be approvable. Please let me know if you have any addition questions on this matter. Sincerely, .~ (".\ ; , 'c, II , t. ,'),L/,-: ,"'J 1'1 ~ ..c ,,~. -, \" - •- , c:.t VVV<.,V \., ' G I Rainey Graeven Coastal Planner Central Coast District Office Cc: Steve Guiney (Principal Planner) Brooke Miller (Assistant County Counsel) Michael Vinding Exhibit 2 COUNTY OF SANTA CRUZ OFFICE OF THE COUNTY COUNSEL 701 OCEAN STREET, SUITE 505, SANTA CRUZ, CA 95060-4068 (831) 454-2040 FAX; (831) 454-2115 DANA McRAE, COUNTY COUNSEL JASON M. HEATH, CHIEF ASSISTANT Assistants Tamyra Rice Shannon M. Sullivan Michael E. Vinding Brady & Vinding 520 Capitol Mall, Ste. 630 Sacramento, CA 95814 Jessica C. Espinoza Jordan Sheinbaum T. Brooke Miller Nancy A. de la Peno Siobhan Kelley Ruby Marquez March 29, 2019 Via U.S. Mail and Electronic Mail to: mvinding@bradyvinding.com Re: Your Request for Information Dear Mr. Vinding: Melissa C. Shaw Ryan Thompson This letter responds to your request for "clarification on the County's position on several topics" relating to Seascape Resort, "including the 90[-day] owner occupancy rules, the requirement to allow the units to be [rented] when not used by an owner and the 29 consecutive day occupancy for renters." As further explained below, all of these restrictions remain in place. Zoning and County Code Section 13.10.335 Seascape Resort and all individual condominium parcels included within the Subdivision Map for Seascape Resort are zoned "Visitor Accommodation (VA)", and are subject to Section 13.10.335(B) of Chapter 13.10 of the Santa Cruz County Code (SCCC), "Zoning Regulations." (See attached Exhibit 1.) Subsection 13.10.335(B)(2)(b )(i) states: (b) The following standards shall apply to all visitor accommodations projects and shall be inco,porated into conditions of approval: (i) All visitor accommodations proiects shall he managed for short-term occupancy with occupancy limited to not more than 29 consecutive days and limited to 29 days in any one calendar year by an individual or group of occupants, except that single-ownership units may be occupied by the owner(s) up to 45 days in any one calendar year. Page 2 A. Notwithstanding the foregoing, visitor accommodations described asfollows mav be occupied bv the owner(s) up t0 90 days in (me calendar year: units located 0n coastal bluflproperty which has been the subject aflitigation in which a remittitur was issued by the California Court oprpeal 0n 0r before April 25, 1983, in a decision requiring the County ofSanta Cruz Io grant either “compensating densities” in excess 0f “the base densities” thereon, 0r to grant “some other transfer ofdevelopment rights, ” and which litigation has been settled by "Slipulalionfor Judgment and Judgment Thereon‘ Subsection (b)(i)(A) is specific to Seascape Resort; the referenced litigation is Agtos Seascape Corporation V. County ofSanta Cruz, ( 1 982) 138 Cal.App.3d 484, in which the Appellate Court directed the trial court to modify its order of dismissal to require the grant of “compensating densities to Seascape”, and the referenced “Stipulation for Judgment and Judgment Thereon” is that document filed July 22, 1987, which states “The development allowed on Benchlands B, C, and D shall be the following: a. 298 keyed hotel units not further divisible and owuer occugiable 90 days annually” (See attached Exhibit 2.) Seascape Benchlands Specific Plan/ Resolution 155-88 The “Stipulation for Judgment and Judgment Thereon” references the Seascape Benchlands Specific Plan, incorporated into the County General Plan and Local Coastal Plan by Resolution 155-88 (approved March 15, 1988). (See attached Exhibit 3.) Condition 1, “Permitted Land Uses and Density”, 0f the Conditions of Approval for the Seascape Benchlands Specific Plan, subsection (a), states: “Allow Visitor accommodations in the form 0f either one hotel or two separate hotels 0n Benches B, C, and D in accordance with the Local Coastal Plan.” A requirement to “Limit owner occupancy to 90 days per year upon appropriate policy and code amendments; otherwise a 45 day limit applies” appears in strike-through, indicating that the General Plan/ LCP does not incorporate any special provision t0 allow owner occupancy 0f the visitor accommodation units within the Seascape Benchlands Specific Plan area for longer than the standard 45-days. Condition 1 1(a) ofthe Conditions oprproval of Resolution 155-88 requires submission, prior to issuance of building permits “if the property is developed in a condominium form of ownership”, 0f CC&Rs for review and approval by the County; among the various requirements for the CC&Rs is that they “contain any other provisions applicable to the groiect, including anv easements or other conditions”; “limit owner occupancy of a unit as discussed in 1.a. ~9_ ‘L ..___.._.__.._ above' , make the Coung an enforcing agency thereto”; and “reguire the owner of each unit to enter into an arrangement with the centralized management to provide for aggropriate collection of Transient Occupancx Taxes due the Coung.” Condition 11(b) further requires a “management plan” to be submitted for review and approval by the Planning Department to include “Management of all visitor accommodation units for short-term occupancv limited to not more than 29 consecutive davs or 29 davs in any one calendar xear, except that single-ownership units may be occupied by the owner(s) as @263 described in 1.a., above”; and “The management shall collect and submit t0 the Countv the TOT 0n a periodic basis as provided for in the County Ordinance (chapter 4.24) and shall submit a plan for such collection and payment t0 be approved by the County.” Ordinance 3994, Certified bV the Coastal Commission On June 6, 1989, the County adopted Ordinance 3994, adopting the language currently in SCCC subsection 13.10.335(B)(2)(b)(i), above. (See attached Exhibit 4.) Ordinance 3994 states “This Ordinance shall take effect upon Certification by the California Coastal Commission.” On December 12, 1989, the Coastal Commission considered LCP Amendment 2-89, “Request by Santa Cruz County t0 amend Implementation portion 0f its local coastal program t0 increase length of stay by owners of certain visitor accommodation units from 45 t0 90 days.” (See attached Exhibit 5.) Correspondence from representatives of the County and Seascape Benchland Partners urged the Commission to approve the amendment, stating: “The amendment before the Commission would allow owners of single Ownership units to occupy their units for up t0 a cumulative total of 90 days per year, while maintaining the current maximum 0f no more than 29 consecutive days of occupancy. The amendment effectively applies only t0 the Seascape Resofi project.” (See Letter of Mark Holcomb, Dec. 5, 1989, p. 2.) By letter 0f December 14, 1989, to Supervisor Gary Patton, the Assistant District Director 0f the California Coastal Commission confirmed the Commission approved proposed LCP Amendment 2-89, stating “According Io Ordinance 3994, this amendment is now in effect.” Permit 88-0522 and Conditions of Approval Conditions oprproval ofPermit 88-0522 (approved June 27, 1989), a “Permit to construct 280 unit Visitor serving condominium/ hotel facility”, require, at Condition III(1 1), the creation of CC&Rs for the condominium/hotel units and their submittal t0 the County for approval. (See attached Exhibit 6.) Condition III(1])(g) limited owner-occupancy 0f individual units “to the maximum allowed bv Countv code Section 13.10.335.” Condition III(1 1)(i) requires the CC&Rs to “specify that all VA units shall be subiect to rental when not occupied bv the individual owners. ” Condition IV(8) requires the creation of a management program to require: “Management of all VA units for short-term occupancy, with occupancymm_______limited to not more than 29 consecutive davs or 29 davs in anv one calendar vear. except that owners of individual units shall be allowed to occupv the units pursuant to Section 13. 10.335 of the Countv Cogg”; and “The mana ement shall collect and submit to the Coun Transient Occu anc Taxes on a periodic basis as provided for in the County Ordinance (Chapter 4.24) and shall submit a plan for such collection and payment t0 be approved by the County.” Finding 5 of the Coastal Zone Permit Findings states that “The proposal is consistent with the cenified specific plan, and is therefore consistent with LCP policies and programs.” CC&Rs (Original and Restated and Amended) After adoption of the Specific Plan, LCP and Code amendments and Permit 88-0522, a Declaration of Covenants, Conditions and Restrictions (CC&Rs) were prepared and recorded February 13, 1992. (See attached Exhibit 7‘) Section 4.08 0f the CC&Rs required all residential Page 4 units to be “subject to and available for rental when not occupied by the Owner consistent with Section 13.10.335 as amended of the County Code.” Section 4.18 further required that “Each Owner, contract purchaser, lessee, tenant, guest, invitee 0r other occupant of a Unit 0r user of the Common Area shall comply with the provisions 0f the Project Documents”, defined as “this Declaration...together with the other basic documents used t0 create and govern the Project, including the County Land Use Documents, Articles, Bylaws, Association Rules and Regulations and Condominium Plans.” “County Land Use Documents” is defined in Section 2.12 as “the approved Specific Plan, the approved Tentative Map, the Final Map. .. all conditions of aggroval of the Subdivision, Commercial Development Permit, Coastal Zone Permit, Subdivision Agreement, Improvement Plans, and all other documents by under or by which the County has established the terms and conditions under which the property may be developed or and used.” Section 4.20 of the 1992 CC&Rs states “Owner occupancy of individual units shall be limited to the maximum allowed bv County Code Section 13.335 as amended, a copy of which is attached hereto as Exhibit ‘D’.” In addition, Section 4.22 requires centralized management of all residential units for short- term occupancy and Section 4.23 states “All development and use of the subiect Propertv shall be consistent with the Countv Land Use Documents.” Section 9.03 states “The County shall have the right, but not the obligation, to enforce any part of this Declaration reasonably related t0 assuring compliance with the Conny Land Use Documents.” Section 16.16 states “The provisions ofthese CC&R’S which are reasonably related to assuring compliance with the Coung Land Use Documents shall mm with and bind the Property and inure to the benefit of County.” “Restated and Amended” CC&Rs were recorded February 10, 1994. (See attached Exhibit 8). Several sections, including 4.08, were deleted from the original 1992 CC&Rs. However, several other relevant provisions were retained. Specifically, Section 4.1 8 still states “Each Owner, contract purchaser, lessee, tenant, guest, invitee or other occupant 0f a Unit or user 0f the Common Area shall comfily with the provisions of the Proiect Documents.” Section 4.22 states the same language as Section 4.23 ofthe 1992 CC&Rs: “All develogment and use of the subject Properg shall be consistent with the Coung Land Use Documents.” Section 2.24 defines “Project Documents” as “this Declaration, as amended from time t0 time, the exhibits, if any, attached hereto, together with the other basic documents used to create and govern the Project, including the Countv Land Use Documents Articles, Bylaws, Association Rules and Regulations and Condominium Plan.” Section 2.12 retains the definition 0f “County Land Use Documents.” Additionally, the language in Sections 9.03 and 16.16 of the original 1992 CC&Rs remains in place. Conclusion In summary, the following provisions, which were conditions of approval 0f the permit for development of Seascape Resort, remain in place: 1. Owner-occupancy 0f individual units is limited “to the maximum allowed bv Coung code Section 13.10.335” (“up to 90 days per calendar year”); Page 5 2. The CC&Rs are required to “Specify that all VA units shall be subiect to rental when not occupied by the individual owners”; and 3. Occupancy is “limited to not more than 29 consecutive davs or 29 davs in anv one calendar vear. except that owners of individual units shall be allowed to occm the units pursuant t0 Section 13.10.335 of the Counfl Code” (“up to 90 days per calendar year”). These conditions have not been amended. Pursuant t0 SCCC section 13.10.276(A), “1t shall be unlawful for any person t0 exercise any development permit which authorizes uses under this chapter without complying with all 0f the conditions of such permit.” Pursuant to SCCC section l8. 1 0. 1 36 (A), “Any pennit heretofore or hereafter granted may be revoked or amended in lieu 0f revocation by the Flaming Commission or Board of Supervisors, as provided herein, upon a finding that any term or condition of the permit has not been, or is not being complied with[.]” Pursuant to SCCC Section 18.10.134, amendments may be made to planning approvals as set forth therein. However, we have been infomed by Coastal Commission staff that any amendment to Permit 88-0522 or the conditions of approval (or the underlying LCP, which incorporates SCCC 13.10.335 and the Seascape Benchlands Specific Plan) would be appealable to or subject to approval by the Commission, and that, due to inconsistency with LUP Policy 2.16.3 (“Allowed Uses in the Visitor Accommodation Designation”), Objective 2.22 (“Coastal Dependent Development”), Policy 2.22.1 (“Priority 0f Uses within the Coastal Zone”) and Policy 2.22.2 (“Maintaining Priority Uses”), and “would likely not be approvable.” (See Exhibit 9.) We have determined in the course 0f our research that owners of units within the HOA were infonned in 1994 by the President of the Holcomb Corporation that “the removal of the 9O day occupancy limitation as a deed restriction from Seascape Resort has been approved by the County of Santa Cruz.” (See attached Exhibit 9.) We have n0 record of any such “approval” by the County; however, irrespective of this representation, the Amended and Restated (1994) CC&Rs do incorporate the conditions of approval of Permit 88-0522 (a “County Land Use Document”, as defined therein), including those set forth herein. To the extent any group or individual wishes to chaflenge the conditions of approval 0f Pennit 88-0522, we would reference California Government Code section 65009(c)(1)(E), establishing a 90-day statute of limitations on any action to determine the reasonableness, legality, or validity of any condition attached t0 a permit, which limitations period expired 90 days after approval of the conditions by the County Board 0f Supervisors on June 27, 1989. Accordingly, the above conditions are not subject to legal challenge and are not likely t0 be amended, and the County expressly reiterates and reserves its rights to require compliance with all applicable conditions of approval and/ or to pursue any applicable legal remedies Page 6 under applicable law for noncompliance. Very truly yours, DANA McRAE, COUNTY COUNSEL By WW T. Brooke Miller ASSISTANT COUNTY COUNSEL Exhibits: CC: 1. 2. HWWSQMPV Zoning Exhibit, Seascape Resort Aptos Seascape Corporation v. County of Santa Cruz; Stipulation for Judgment and Judgment Thereon Resolution 155-88 Ordinance 3994 LCP Amendment 2-89 and Correspondence Relating Thereto Permit 88-0522 and Conditions of Approval Original (l 992) CC&Rs Restated and Amended (1 994) CC&Rs Correspondence from Coastal Commission Staff, 3/28/19 Correspondence from Mark Holcomb t0 Richard & Genevieve Rolla (without attachments): Supervisor Zach Friend Planning Director Kathy Molloy Principal Planner Steve Guiney Coastal Commission Program Analyst Rainey Graeven Exhibit 1 Zoning Exhibit, Seascape Resort Exhlbfl'l SANTA CRUZ COUNTY PARCEL INFORMATION DETAIL REPORT PARCEL INFORMATRON APN 05451 101 ESTIMATED ACREAGE 11.3500 ESTIMATED SQ, FT. 4944060000 SITUS ADDRESS SITUS CITY STATE ZIP OWNER NAME SEASCAPE RES_0RT LTD OWNER ADDRESS 19 SEASCAPE VILLAGE OWNER CITY STATE ZIP APTOS, CA 95003 HOME OWNER EXEMPTION ASSESSOR USE CODE 091 ASSESSOR USE CODE DESCRIPTION 091-COMMON AREANVITH IMPS MAP BOOK 054 TAX CODE AREA 69268 LAND USE & GENERAL PLAN ZONING VA 200ft of CA ZONING No ADJACENT T0 TP ZONING No GENERAL PLAN DESIGNATION C-V GENERAL PLAN DESIGNATION DESCRIP. Visitor Accommodations GENERAL PLAN FUTURES nla GENERAL PLAN PUBLIC FACILITIES n/a GENERAL PLAN PUBLIC FACILITIES DESCRIPA n/a GENERAL PLAN PARKS nla GENERAL PLAN SPECIAL COMMUNITIES nla GENERAL PLAN SPEClAL COMMUNITIES DESCRIP. n/a GENERAL PLAN BOUNDARKES APTOS GENERAL PLAN SCENIC AREAS SCENIC VWFHIN RURAL SERVICES LINE No WITHIN URBAN SERVICES LINE Yes ARCHEOLOGICAL RESOURCES No EXISTING PARKS n/a AIRPORT CLEAR ZONES n/a AGRICULTURAL RESOURCES nla NO SHOOT AREAS 8.28‘030(B) COASTAL ZONE Yes COASTAL ZONE RESJDENTIAL EXCLUSION Noun Residential Exclusion Area DlSCLAIMER: The maps and tabular data used on this web sits have been compiled from many difierem sources. The accuracy of me individual map layers varies slgnificanlly. and same layers do not allgn exactly wilh amers, In the urban areas, the parcel maps a(e generally accurate wllhin five to ten feel oi their true geographic coordinates. but in the rural areas, the maps may be accurale to only within three hundred feel. Due to the limitations of the mapped information. field smdies and inlormation 1mm sila inspeciions may be used 1o supplement or replace mapped informafion. With Ihese limitations, lhe County 01 Santa Cruz disclaims any responsibility for the accuracy or correctness of the maps and data. This disclaimer is exclusive and in lieu of any warranties, fitness for particular purpose, and/or any other type of warranty, whether expressed or implied. The maps and da‘a available at (his site reflect mapped land use information as provided by (he Santa Cruz County Planning Department You are advised lo contact (he Santa Cruz County Planning Department (Zoning Counter a! 454-2130. afiemoons only) for iunher explanaflon of the land use regulalions for a panicular designation. 'Sphere oi Influence Page 1 Date 03-282019 09:29 hours COASTAL ZONE APPEAL JURESDIC‘HON Coastal Zone Appeal Jurisdiction CODE COMPLIANCE AREA CCA»MID COUNTY PLANNER TEAM AREA APTOSILA SELVA-PLANNING TEAM AREA ENVIRONMENTAL PLANNER TEAM AREA North Coast & Live Oak SPECIAL DESIGN REVIEW nla BUlLDING INSPECTION AREA BLDINS~AREA4 400 ft. 1NDEX GR1D 103-4OOGRID‘, 115-4OOGRID USGS GRID SOQUEL-USGS; WATSON WEST-USGS AIRPORT INFLUENCE AREA No PLACEHOLDER nla BiOTlC AND'WATER RESOURCES ‘ TIMBER RESOURCES No GRASSLANDS No RIPARIAN WOODLANDS NO BIOTIC RESOURCES No SPECIAL FOREST No SANDHILL HABITAT n/a SANDHILLS IPHCP nla FISHERY RESOURCE nla GROUND WATER RECHARGE N0 BASINS San Andreas WATERSHEDS San Andreas RESERVOIR PROTECT10N No WATER SUPPLY WATERSHED No LEAST DISTURBED WATERSHED No STREAM NAME nla STREAM TYPE n/a LAKE NAME n/a EVAPOJRANS 39 SCHOOL ozsmms a COUNTY sEvacs AREAS j HIGH SCHOOL DISTRICT n/a BOARD 0F EDUCATION TRUSTEES Board of Education Trustee Area 5 SAN LORENZO TRUSTEES nla PAJARO VALLEY TRUSTEES PVUSD Trustee Area 7 SCHOOL DISTRiCT Pajaro Valley CABRILLO COLLEGE TRUSTEES Cabrillo College Trustee Area 6 SANTA CRUZ CITY TRUSTEES Na D!SCLAIMER: The maps and tabular data used on this web site have been compiled from many diflerenl sources. The acouraw of me individual map layers van'es significantly, and some layers do not align exactly wim others. In (he urban areas, the parcel maps are generally accurate wl|hin five lo ten fee! of (heir true geographic coordinates, but in the rural areas, the maps may be accurate lo only within three hundred feel. Due m the Iimhalions of me mapped information. field studies and iniormation fmm site inspections may be used lo supplement or replace mapped intormauan. Wxth these limitations, the County of Sanla Cruz disclaims any responsibility for the accuracy or correcmess of ma maps and data. This disclaimer is exclusive and in lieu of any warranties, fitness for particular purpose. andIor any other type at warranty, whether expressed or implied. The maps and’da’ta availabie at thls sile reflect mapped land use information as provided by me Sanla Cruz County Planning Depanmenl. You are advised lo contact me Santa Cruz County Panning Depanmenl (Zoning CounXer al 454-2130. afternoons only) (or further explanafion o! ‘he land use regulations for a panicular designafion. ‘Sphere ol Influence ?age 2 Dale 03-28-2019 09:29 hours SANITATION REPAY AREA Dolphin Drive Sanitation Repaymem Area ROAD DISTRICT SOUTH REFUSE AREA Waste Management, Inc. ZONES OF BENEFIT CSA 11 Parks and Recreation COUNTY SERVICE AREA 9A nla COUNTY SERVICE AREA SB nla COUNTY SERVICE AREA 90 CSA‘QC COUNTY SERVICE AREA 90 Zone 2 ROAD MAINT. COUNTY SERVICE AREA CSA 03 AptosISeascape ROAD MAINT. COUNTY SERVICE AREA SO!" CSA 03 Aptos Seascape COUNTY SERVICE AREA 38 CSA-Sa COUNTY SERVICE AREA 38 SOI' CSA-38-SOI COUNTY SERVICE AREA 53 CSA»53 COUNTY SERVICE AREA 53 SOI' CSA-53~SOI HAZARDS a GEOPHYsmAL FAULT ZONE n/a DFIRM PANEL NUMBER 06087C0359F; 05087C0378F FLOODWAY n/a FLOOD ZONE nla STATE RESPONSE AREA LRA HIGH FIRE HAZARD AREA n/a FIRE SERVICE AREA Apmlea Selva FPD FIRE HAZARD AREA No SOIL EXPANSIVE No SOlL PERMEABILITY Permeable HydroGroup B GEOLOGIC PALEONTOLOGK: No MINERAL RESOURCES No MINERAL CLASS nla M1NERAL DES|GNATION nla ' SPECIAL DISTRi‘CTS FIRE DISTR!CT Aptos/La Selva FPD FIRE DISTRICT SOI‘ Aptos-La Selva FPD SOI WATER DISTRICT Sequel Creek Water District WATER DISTR1CT SOI' Soquel Water District Sphere of Influence PAJARO VALLEY WATER MGMT AGENCY nla SANITATION DISTRICT Santa Cruz Saniiation District SANITATION DISTRICT SOI' CSA 12 Septic Maintenance; Santa Cruz Sanitation District FLOOD CONTROL DISTRlCT Flood Control Zone 6 DISCLAIMER: The maps and tabular data used on lhis web site have bean compiled from many differenl sources. The accuracy of the individual map layers varies signifimmly, and some layers do not allgn exactly wiih mhers. In Ihe urban areas. lhe parcel maps are generally amurate within five to Ien {eel oi [heir true geoglaphic coordinates, but in the rural areas. Ihe maps may be aocurme lo only within three hundred teat. Due lo the limitations oi the mapped informalion. field studies and information from site inspections may be used to supplement or repiace mapped informalion. \Mth Ihese limitations, the County of Santa Cruz disclaims any responsibility for the accuracy or correctness of the maps and data, This disdaimer is exclusive and In lieu of any warranties. fitness for partiwlar purpose. and/or any other type of waxramy. whemer expressed or implied. The maps and dale available at this site reflect mapped land use information as provided by me Santa Cruz County Planning Depanmenl‘ You are advised Io canted (he Santa Cruz County Planning Depanmenl (Zoning Coumer at 454-21 30. aflemoons only) for further'explanalion M the |and use regulations tor a particular designation. 'Sphere at Influence Page 3 Date 03-28-2019 09:29 hours RECREATION DSSTR§CT CSA 11 Parks and Recreafion PAJARO VALLEY CEMETARY DISTRICY nla PAJARO VALLEY CEMETARY DISTRlCT SOI' nla PORT DISTRICT nla RESOURCE CONSERVATION DISTRICT Resource Conservation District MlD-PENINSULA OPEN SPACE DISTRICT nla WATER SERVECE AREAS Sequel Creek Water District ‘ JURISDICTiONAL‘ SUPERV|SORIAL DISTRICT Supervisoria! District 2 CITY LiMlTS nla CITY LIMlTS SOI‘ nla STATE ASSEMBLY DISTRICT CA Siate Assembly District 29 US CONGRESSIONAL DISTRICT US Congress Distrim 20 US SENATE DiSTRICT SENATE-‘I7 VOTER PRECINCT 20354 POSTAL ZIP CODE 95003 DISCLAIMER: The maps and tabular data used on lhis web siie have been compiled from many different sources‘ The accuracy of the individual map layers varies significantly, and some layers do not align examiy wilh others. In (he urban areas, the parcel maps are generally accurate within five lo len leel of [heir Irue geographic coordinales, but in the rural areas. the maps may be accurate to only wimin three hundred feeL Due lo me limitations of the mapped intormalion. field skudies and information from site inspecfions may be used to supplement or replace mapped informatian. With these limitafiuns. the County of Santa sz disclaims any responsibilily for me accuracy or correctness af xhe maps and data. This disclaimer is exclusive and in lieu o! any warramies. filness for panicular purpose, and/or any other type of warranty. whexher expressed or implied The maps and data available at {his site refleck mapped land use information as provided by me Santa Cruz County Planning Department. You are advised to nomad the Santa Cruz County Planning Department (Zoning Cuunter at 454-2130. aflemoons only) for funnel explanation of the land use regulations tor a particular designaflcn. 'Sphere of influence Page 4 Dale 03~28~2019 09:29 hours W Aptos Seascape Corporation v. County of Santa Cruz; Stipulation for Judgment and Judgment Thereon Aptos Seascape Corp. v County of Santa Cruz, 138 Cal App 3d 484- Cal. Court of App" Page 1 of 12WWWEH. 138 Cal.App.Sd 484 (1982) 188 Cal. Rpu'. 191 APTOS SEASCAPE CORPORATION, Plaintiff, Cross-defendant and Appellant, v. COUNTY OF SANTA CRUZ et aL, Defendants. Cross-complainants and Appellants. Wig; Court of Appeals of California, First District, Division Three. December 23, 1982. ' 489 “489 COUNSEL Dennis J. Kehoe, G. Dana Scruggs HI, Adams, Levin._ Kehoe. Basso. Sachs & Bates, Péter L. Townsend,Garrison, Townsend, Hall, Orser & Park and Garrison, Townsend & Orser for Plainu'ff. Cross-defendant andAppellant. Clair A. Carlson, County Counsel. and James M. Ritbhey. Assisiam County Counsel, for Defendants, Cross-complainants and A'ppéllants. T. Roy German as Amicus Curiae on behalf of Defendants, Crossmmplainants and Appellants; OP$NIDN SCOTT, J. The County of Santa Cruz (County) and others appeai from a judgment in an inversé condemnation égionawarding Apios Seascape Corporation (Seasmpe). a Catifomia corporation over $3 million. The County alsoappeals from an adverse judgment on its crosswomplaint. which alleged an implied dedication to the public ofcertain of Seascape s beach property. The Facts A .‘ M. ~Seascape owns approximately 11o acres of reai property in Santa Cruz Counti bounded by {fie SouthernPacific Railroad tracks, Monterey Bay. Camp St. Fiands. and an existing residential tract.” The 110 acresinclude approximately 40 acres which are above the 100-th contour tine (the benchlands), and approximately70 acres beiow that contour line. The 70 acres include a beach about a mite long. arroyos, and a line of cliffsor paIisades. It'Is the 70 acres which are at issue here and they will be referred to as the "Subject Property. "The benmlands indude three parcels designated parceis A B, and C. Before the property was purchased itwas zoned undassifled. As a condition of its purchase it was rezoned; the 110 acres were zoned resideniialwith a commercial hotel use allowed on one section of the bénchlands. In 1967 the County adopted the Aptos General Plaflg (Plan), which indicéted that the subject pmpeny should490 remain as open space. or beach and palisades. ‘490 ravines and foreSts. According {o the Pian, benchiandsparcels A and C would be zoned medium density residential (maxime 6 unit§ per aufe). and parcel B.medium high density residential (maximum 8 units per acre), with a hate! as an aitemale use. The_PIan alsostated thax‘akhough development on beaches should be prbhibited. compensating higher giensilies should be‘permitted én other portions of property in the same ownership. The Plan proposed forrnatlori of‘a new plannedoommuanislria in the area in pad to implement the award of compensating densities. No such district hasever been fotmed. a“; httpszllscholar.google.com/scholar_case?case=1 52992443 1 7905706727&q=aptos+seascap... 3/2 l [20 I 9 Aptos Seascape Corp. v. County 0f Santa Cruz, 138 Cal. App. 3d 484 - Cal: Coun of App... Page 2 of" 12 491 1n March 1971 Seascape submitted a tentative subdivision map for the 110-acre parcel. 1n response. the board of supervisors enacted an interim emergency zoning ordinance (o preclude Seascape from further processing any land use proposals untfl the County completed its study of the area. The application for the map was denied as inconsistent with the Plan. The interim zoning ordinance was extended three (imes. Seasmpe submitted no other formal map or subdivision applications. ll did, however. informally submit a development proposal to lhe planning commission. Although the commissiqn look no action on that plan, it recommended to the board of supervisors a rezoning which woutd in effect have prohibited development on the subject property. but which would have increased the density recommended by the Plan for henchlands parcels A and C, and allowed a hotel on parcel C. The County rejected that recommendation. In December 1972 it adopted ordinance 1800, zoning the subject property as U-BS, (unclassified -- special building site area regulations) and the benchlands R-1-6-PD (one family residence -- planned development district: 6.000 sq. ft. minimum site area). On March 27, 1973, the County board adopted a Parks, Reueation and Open Space Plan (PROS). which designated the subject property as "acquisition only - immediate action - low priority." In 1974 lhe County adopted a new Aptos Genera! Plan. in which the property is designated as "Open reserve; park-playground." In June 1973 Seascape filed a first amended complaint for damages. inverse condemnation and declaratory relief against the County. and others. Seascape alleged that by rezoning, me County deprived i! of all . reasonable use of certain of its real property, in effect taking that property without paying just compensation Seascape sought damages of $23 million for the property allegedly taken. $12 miliion for severance dainage to adjawnt property. and a declaration invalidating the zoning ordinance. The County cross-complained for declaratory ”491 and injunctive relief, alteging that a part oi Seascape's property had been’irnpliedly dedicated to the public. Coud trial was held in November 1977. Among its findings. the court found: (1) the Subject Property has atways been treated by the County as a parcel separate from the benchlands. and is a "de facto separate parcel"; (2) the only reasonable use that can be made of the Subject Property is far residential purposes; (3) the effect of ordinance 1800 is to ailow no development at all on the Subjed Property. and to aflow a maximum density of one site per 6.000 square feet on the be'ndmlénds. with no compensating higher densities permitted; (4) the County does not intend to grant Seascape any oompensaflng higher densities on the benchlands in lhe future; (5) the County has precluded all reasonable use of the Subject Property and has therefore taken the property lo preserve it as open space; (6) Seascape has fully exhausted all available administrative remedies, and any additional attempt to petition the County for relief would be futile; (7) just oompensafion in the amount of $3.15 million (the fair marke‘t value of the Subject Property as of Dec. 5. 1972) ls due and owing to Seascape.“ ' The court ordered entry of an alternaiive judgment. As an aitemale means of compensation. and in lieu of payment of damages. the judgment granted Seascape compensating higher densities of 40 residential uni‘s on its benohlands and 160 reSidenfiai units on its uplands. "in addition to any bther uses and densities that the benchlands and uplands may otherwise yield} which underiying uses and densities are herein referred to as ‘Base Densities.’ Said Base Densities shall be reasonable and shall nol be reduced for the purpose of avoiding the effeci of this Judgment." Upon issuance of building permits by the Coumy and substantial construction by Seascape. Seasmpe was to convey an open-space easement in perpetuity for the subject propeny to the County. If Seascape had not received all of the compensating higher densities called for within five years from the date of entry of‘the judgment, it was to be paid tha full damage award. If it had received some but not all of those compensating densities. it_was to be paid $15,750 for each unit not received within the five-year period. This alternative was at the option of the County, which was (a (1) file a written notice of acceptance within 60 days of the date of the filing of the entry of judgment, accompanied by a resoluu‘on of the board authorizing https://scholar.google.com/scholar_case?case= 1 52992443 1 790S706727&q=aptos+seascap... 3/2 1/20 l 9 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court of App... Page 3 of 12 acceptance. and (2) enact enabling ordinances within that time period. The alternate was void if not exercised.The County did not elect the alternative. and instead appealed from the judgment. 492 , -«492 Seascape s Complamtm (1) In March 1979. two months afler judgment was entered in this case. the California Supreme Court held thata landowner who alleges that a zoning ordinance has deprived him of subsiantiauy ah use of his land. invioiation of the Fiflh and Fbuneénth Amendments of the United States Constitution and article l, section 19 ofthe California Constitution. may attempt to invalidate the ordinance as excessive regulation through declara‘oryrelief or mandamus. but may not sue in inverse oondemnafion for damages. (Aging v. m of figuron (1379) 24gngg 2Q 273 [15] Cgl. Rmr. Q72, 5&8 P.2d gfl. afid. on another ground. Agigs y. figuron ugggl £1 U.S.2§5 1§§ g.gggd 106, 100 §.Ct. 21,33) The County first argues that in light of Agins, the judgment awarding damages must be reversed, Seascapecontends that Agins is inappucame because its discussion of lhe availability of inverse condemnation wasdidum. which has “evaporated“ with the United States Supreme Court's decision in San Dim figs g glegm'c.v. anDi '1 140 .. 1 7L.d.2' 511 C.128. In Agin's plaintiffs owned five acres of unimproved land in Tiburon. which they acquired far residemialdevelopment. The dty adopted widespread zoning mohificatipns, designating plainliffs‘ land for one-famindwellings and open-space uses. As applied to plainlifis‘ five acres. the zoning would permi! a maximum of fivedwelling units or a minimum of one. The city filed a complaém in eminent domain to acquire the property asopen space, bm then abandoned those proceedings. Plalntiifs did not make any applimtion to use theproperty. Instead, they filed a complaint in inverse condemnation and for declaratory relief, aileging theadoption of the ordinance completely destroyed me value of melt property. A demurrer was sustained withoutleave to amend. L The California Supreme Court affirmed. “'th heed for preserving a degree of treedom in the land-useplanning function. and the Inhibiting financial force whim inheres in the inverse condemnafion Iremedy“persuaded the coun (ha: on balance. mandamus or deciaratory relief mther than inverse condemnation wasthe appropriate remedy. (Aging 5am g4 gglgd a! 92. 213277.) The court then concluded th'at plaintiffs hadnot established their entitlement to declaratory relief. "{A] zoning ordinance may be unconstitutional and subject493 to invalidation only when Rs effect is to deprive the landowner of substantially all ‘4937 reasonable use of hisproperty.“ (Id, al p. 277.) Because the‘ ordinance on Its face permittad plaintiffs t'o‘ build between one and fiveresidences on their acreage. as av matter of law it didnot unconstmxtionafly imerferé with {heir entire use 01 theland or impermissibly decrease its value. (Ibid) As the Agins court in effect concluded that there had been no "taking" of plaintiffs' land. it can be argued that itsrejection of inverse condemnation as an available remedy for a taking was not necessary to its decision andwas therefore diaum. Nevertheless. as the inverse mndemnation issue appears ta have been eIaboralelyconsidered, i1 is obviously ehtmed to great weight. (6 Wnkin. Cal. Procedure (2d ed. 1971) Appeal. § 678, p.4591. and cases cited therein) In addition, it is apparent that the Supreme Com ifiseIf did no! intend itsdiscussion to be considered didum (see F v. ’ f nto 1 7 4 >3. d '871 157 Cal. R tr.634. _5_98 P.2d gal), and it has no! been treated as such ih subsequent Cnun of Appeal ases. (See. e.g..‘ alif ia o s a! . 113 l. A . 4 1 49 7O al. R tr. 247 ; QiIlilgng v. qumz ofLg Ameleg (19§1) 12§ Qgg. Apggg §1Q, §17 [1 7g le, Rgtr. 73],) Seascape‘s suggestion that this court treatAgins’ inverse condemnation discussion as dictum is unpersuaslve. https://scholar.google.com/scholar_case?case=l 52992443 1 7905706727&q=aptos+seascap... 3/21/2019 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court oprp... Page 4 of 12 494 495 Seascape's contention that Agins has been disapproved 'by the United States Supreme Court is also without men't, While that court has expressed reservations about whether a government entity may oonstilutionafly limit the remedy available for a "taking" to nonmonetary relief, it has not ye: squarely confronted the question. Agins itseif was affirmed by the United States Supreme Court on me grbund that no taking had occurred, and the ooun did not consider whether a state may limit the remedies available to a person whose land has been taken without just compensation. A ins v. fib mn su ra 447 U. . 255 2 65 L.E .2d 1 113 .) In m Diggg figs Q Elggtn'g Cg. v. gag Qiegq, gum, 55g U.§ 621 upon which Seascape primarily relies, a power company owned over 200 acres in San Diego where it intended to build a power plant The city rezoned the property in part as "open space." The company brought an action for inverse condemnation. and wés awarded over $3 million; While the case was pending before the California Supreme Court. Agins was decided and the case was retransferred to the Coun of Appeal for reconsideration. That court, in an unpublished opinion, relied on Agins to hold (1) the company couid not recover compensation through inverse condemnation; and (2) faC1ual questions remained before it could be determined whether the company had been denied all use of its land. (Id., at pp. 629632 [67 L.Ed.2d at pp‘ 559-5601) The United Siates Supreme Coun dismissed the appeal for lack of a final judgment, as It had not yet been decided whether any taking in fact occurred. '494 Nevertheless. the court cautioned that the federal constitutional aspects of the mate court's decision that the company was not entitled to a monetary remedy "are not to be cast aside lightly..." (1d,, at p. 633 [67 L.Ed.Zd at p. 561].) Dissenting. Justice Brennan and three others reached the constitutional question. andwould have held that once a court estabtishes a regulamry “taking," the Constitution demands that the government entity pay just compensation for the period commencing on the date the regulation fitst effected the "taking," and ending on the date the government chooses to rescind or otherwise amend the regulation. (Id., at p. 658 [67 L.Ed.2d at p. 576].) Justice Rehnquist mncurred with the majority that there had been no finai judgment, but also noted mat if the appeal were from a finaljudgmem. he would "have little difficulty in agreeing with much of wha‘ is said" in the dissent. (Id., at pp. 633634 [67 L.Ed.2d at pp. 561-5621.) While the United States Supreme Court may eventually conctude that Callfomia cannot limit the remedy available for a taking to nonmonetary relief, it has not yet done so. and this court is obligated to follow Agins. (Auto EguLtz' Sales‘ Inc. v. Suggn'or Court mfig) §7 legg 4§Q, 455 [ZQ‘CaL Rgtr, §g1 369 P.2g gall.) That portion of the judgment awarding respondent Seascape damages in inverse condemnation must be reversed. (23) Although the irial court found that the subjecl property had been taken without just compensation. it concluded that the County's "zoning enactments" were a valid exercise of its police power, beyond attack except in an inverse condemnation adion, and dismissed Seascape's cause of adion to declare ordinance 1800 invalid. Seascape has cross-appealed from that dismissal. The trial court reached its conclusion without the benefit of Aglns, In which the court held mat if the effect of a zoning ordinance deprives the landowner of "substantially an reasonable use of his property,“ the ordinance may be unconstitutional and subject to invalidation. (Agins, ‘sugra. 24 Cglég El p. 277.) ln light of Agins, it is apparent that ‘he trial court's conclusion is inconsistent with its finding that Seascape has not been allowed any reasonable use of the subject property. (3) (See fn. 4.) If that finding is correct. this ooun may reverse with directions to enter judgment for Seascape declaring ordinance 1800 invafid on its faceJfl (See 6 vkain. Cal. Procedure (2d ed. 1971) Appeal. § 547. p. 4488.) ‘495 (2b) The County and amiws Calfifornia Coastal Commission argue, however, that (he court's finding is erroneous. They attack (hat finding on alternative grounds. First, they argue that the court erred as a matter of law when it considered the 70-acre subjed properiy in isolation to determine whether there had been a taking. httos ://scholar. 2002]e.com/scholar_case?case=1 52992443 1 790570672 7&q=aptos+seascap... 3/2 1 /20 1 9 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court oprp... Page 5 of 12 496 instead, 5t shoutd have considered whether ordinance 1800 deprived Seascape of all reasonable use of itsemire 110-acre parcel. Second. they urged that even if the subjed properly an propefly be considered as asepataie parcel. there was 'no taking because Seascape can be awarded density credits on its 4Q acres ofbenchlands (or on its 200 sues of uplands) to compensate for the prohibition against building on the subjectproperty. While they concede that no such credits have yet been awarded. they argue that the trial court erredwhen it found that the zoning ordinances absolu‘ely preclude the award of density cted’ns on the benchlands, ina related argument, the County and amicus also argue that because Seascape has not submitted adevelopment plan for the 110 acres. fl faiied to exhaust its administrative remedies. ' There is no litmus paper test under either federal or state Iaw to determine when a taking has occurred. "[Wjnether a regulation is excessive in any pafiicular situation involves questions of degree. turning on theindividuai facts of ead1 case..."WW. ) The United StatesSupreme Coun has dedared itsetf unable to deveknop any set formula for determining what constitutes a“taking“ for purposes of the Fifth Amendment. ‘ . . 1 7 4 .1Q_4_, 1g§-124 [g7 L.Egzg §31, fi7-64fi fig g.gj. gag.) “The applicationvof a general zoning law to particuSarpropedy effects a taking if the ordinance does not substantially advance tegitin‘rate state interests. seemmgamgn’ggg 277 u g. 1§§, 158 (1928); or denies an owner economically viable us‘e of his land see EggQem1 Tans; ng Mgr; mgm fig u §, 1g, 1§§ g. g (197a). The detemination that governmentaladion constitutes a ta‘king'us in essence. a determination that the public a! large. rather than a single owner.Imus! bear the burden of an exercise of sate power in the public intergst. Annough no precise rule determineswhen property has been taken. see Kai A a v. Un‘e t te . . 1 1979 the question .necessarily requires a weighing of private and public imerests."‘ (Aging v. figgm mpg, 447 g.§. g; 22. 2§(_)-‘ g6: [g L.Eg.gg gt 99. 111-1121.) Decisions! law under the takings clause of the federal Consfltution has been described as "hopelesslyconfused." with tower courts differing widely in their analytical frameworks for resolving takings challenges.(Note. ‘Deve’lopms'nts - Zoning (1 978) 91 Ha'rv.L.Rev. 1427, 1464.) That confusion is particulariy apparent inwses wim facts similar to those at issue, where a property owner alleges that goverhmenta! amion restridingthe use of a portion of his property constitutes a :aking. Some courts consider the onIy question to bé the effectof the regulations on the whole of the owner‘s contiguous property. (See. e.g., ‘496W1;WM.nviP 7a.. .1 “W WQ75 [5% szg 2g zgal.) Other courts focus on the restn‘cted acreage. but also consider whethef developmen!rights have been denied outright or transferred elsewhere. (See, e.g..WWngafinmher.1§81)853F,2g§fi;FF' v ue o . .W i nCo n e . 1 7 2 ZQre 591229.591) We are persuaded that the approach suggested m American §av. é Lyn Ag‘gv gggng gt Mgn'n, gugm, Q53EM'Is the appropriate one. as it appears to provide for the most equitable accommodation of theconflicting public and private interests at stake in a "takings" challenge such as this one As in this case. thedispme in American Sav. & Loan Ass'n invoived contiguous acreage under ‘a single ownership. but subject todifferent zoning restrictions Piaimtff owned Strawberry Point (20 acms) and Strawberry Spit (48 acres), iwocontiguous parcels. Marin County adopted a zoning ordinance allowing one multime residential unit per fiveacres on the spit and four per acre on the point. Piainliff filed suit. qlaiming the ordinance was faciallyunmnsmutional as applied to both parcels. Summary judgment for the County was granted, on the ground thatthe zoning permitted a reasonable profitable use of plaintiffs property as a Whole. , The appellate coun rejeded the triai court’s approach. it framed the question as "... whether the challenged 2ordinance create[d] two separate parcels for taking purposes by adopting different zoning desi‘gnafions foreach parcel." (Id. at p. 370.) That question. the court explained. was one of fact which could not be resolvedon summary judgmeht. Pfaintiffs allegations that it had been deprived by a nonuniform ordinance of asubstamial. economically viab‘e portion of iis property tended to require that the spit be evaluated separatelyfor taking purposes. Nevertheless. without a development plan. it was impossible to tell whether plainfiff had https:/lscholar.google.com/scholar_case?case=152992443 1 7905706727&q=aptos+seascap... 3/21/2019 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court of App... Page 6‘Vof 12 497 498 actually been deprived of n'ghts. or whether the county would make sbme provis’ion' for 1he transfer of those n'ghts. i.e.. through density transfers. Only when it was clear how the property would be treated at the development stage could a court determine "whether justice and fairness require{d] that [the property owners] loss be compensa‘ed by the government“ (Id., at p. 372.) In other words, when governmental acfion has divided contiguous propefly under single ownership into separate zones, and has restricted development in one of those zones, a provision allowing some transfer of developmem rights from the restricted propedy or awarding compensating densities e1sewhere may preclude a finding that an unconstitutional taking has occurred. » In support of their argument that the coun should not have iooked at the subject property in isolation, the County and amicus reky on Penn Centgl Transg. ‘497 Q. v. New'Yom mm figs 9.8. g3 gage 130 [57W], wherein the Supreme Court stated: "‘Taking' jurisprudence does not divide a single parce! into discrete segments and attempt to determine whether rights in a particular segment have been entirely abrogated. in deciding whether a particular governmental action has effeded a taking, this Coun focuses rather both on the character of the action and on the nature and extent of the Interference with rights in the parcel as a whoie...." Penn Central is factually distinguishable however. The language upon which the County and amicus rer wa's ‘he Supreme Court's response to an argument that a taking could be established merely by showing that an owners ability to use air rights above Grand Central Terminal had been restricted by the applicability of New York City's Landmarks Preservation Law. (gen ggn(ml, flag 53g us.g g. 1§Q |§ZL.Eg 2gg p. §§g].)The case did not involve contiguous property for which different zoning designations were adopted and the court's broad language does not resolve the question presented here. (SeeW; F.2g at pg. 369-§70) First, we note that the trial court made a special finding that the County has had the power at all times material herein lo determine the base or basic dehsities for Seascape‘s uplands, and the compensating higher densities, if any. t_hat would be added to that base density. VWth respect ‘0 the benchlands. however. the court concluded that the County's zoning ordinances absolutely precluded any grant of compensating densities. As we will explain. we have concluded that the court's construction of those ordinances was‘erroneous, and that the County can grant Seascape compensating densjgigg 9n both n§_uplands and benchlands. (4) The rules of statutory construction are applicable to local ordinances (KQM' 1, A(kig (3&77) 69 gal. AQQJd 32§, 334 [1 §8 Cal. Rpm 261; see Kasunich v. Krafi (1&62) 201 Ca‘l. Aggld 11L 183 [19 gal. Rgtr. £131), and th'e construction of a statute or ordinance is a question of law for the court. (MW Sanga Clara (1977) 68 Cal. Apgsd 78, a [1g] Qai. Rgtr. 781.) (5) Generally legislation should be construed. if reasonably possible. to preserve its constitutionality.W Cal.§g 294, 30§ [138 Cal. RQgr. 53, 5§2 Px2d 1302].) When two alternative in‘emretations of a statute or ordinance are presented, one of whim may be unconstitutional and the other constitutional, the court will choose that construction which will uphold the validity of the statute. (Kgrtgm v. AIME saga, gt Q. gfl.) ".u [T] he constitutionality of staQutes ought not be decided except in an actual faaual setting that makes such a decision necessary. [Citations] Adherence to this rule is paniculariy important in cases raising allegations of an unconstitutional taking of prlvate property." H I . V' ini Surf Mini e I. sn 19 1 4 264, 294-295 |69 L.Ed.2g 1, ‘498 27-2§. 101 S.Ct, 23521.) (6) In addition. a statute or ordinance must be interpreted with reference to the whole system of law of which it is a pan (Pegglg g‘ @mingom (1977) 29 §§I.3d 142 147 [141 Cgl. Rev. 32, 570 P.2g 723]); if possible. slgnificance and effeci should be given lo each section and parithereof. Z rmlnv. a acifics c 'i . 1977 69 GaLA . 7 913 138 Cal. Bur. 4191.) ' (26) Asyhas been stated, ihe benchlands were zoned R-1-6~PD. which would permit construction of pne~family dwellings, at a density of one site per 6,000 square feet. The County contends that Seascape could have been gran‘ed greater density on the benchlands had it applied for a Planned Unit Development (PUD) permit. A PUD https ://scholar. google.com/sqholar_case?case= ] 52992443 17905706727&q=aptos+seascap. .. 3/2 1 /20 1 9 AptopSeascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court of App... Page 7 of 12 499 500 allows the construction of buildings on a tract free of conventional zoning so as lo permit a cluster of structuresand some increased density on some portions of a tract, leavirig the remainder as Open space.Mmniveln‘Sha'Rei o. 7|7571CIr. 53P.2d 5161.) The County's zoning ordinances provided tor PUDs, whim could be located in any zoning disirictupon the granting of a use permit. (Santa Cruz County Code. § 13.04.3050») A PUD on a site of 10 acres ormore. located in an R«1 district, coutd include any use pemitted in any residential or C-1 (neighborhoodcommercial) distrid ekher as a permitted ot oondhional use. (qu § 13.04.305(c)4) I County Code section 13.04.3065} sets forth densfly s(andards for a PUD site area. The trial court apparently read subdivision b ofrthat section to mean that the maximum density which w0uld beallowed in a PUD in an R-1-6 district would be 6ne single-family (esidentiai unit per 6.000 square feet despitethe fact that. according to section 13.04.305(c). a hotel or multiple family dwelling was a permuted use in aPUD of over 10 acres located in sud} a district. In effect, the_ coun's reading nutlifies section 13.04.305(c) ’as itapplies lo an R-1-6 district. In brief, the County's pasition is that a PUD on the benchlahds couid include multiple dwelling units at a densityof one dwelling unit per 1.000 square "499 feet. (S'ama Cruz County Code. §§ 13.04.305(c); 13.04.212-A,subd. 10; 13.04.195. subd. a; 13.04.051. subd. a. subsec. 8; 1304.1 10-0.) In addition, the County argues (hma hotel is a permitted use in a 0-1 district; (§ 13,04,212-A. subd. 5.) A hotel is not a dwelling unit. and thedensity limitations in section 13.04306 would not be applicable to preclude the award of mmpensatingdensities through approval of a hotel in a PUD on the benchlands. The County's zoning ordinances ate complex and ambiguous. and the relationship among the various sectionsis confusing, as is apparent from the conflicting testimony from various officials charged a! various times with administration of these ordinancesfl Nevertheless, the County's construction of the ordlnanoes is preferame.as it would both give some effect and meshing to all the ordinances at issue, and avoid the possibility of acondusion that ordinance 1800 isunconstitutlonal on its face. While the term “compensating density" does notappear as such in these ordinances. we conclude that in addition m granting compensating densities on theuplands. the County does have discretion to approve a PUD on the benehhnds with varying uses and with adensity greater than one singleJamily dwelling per 6.000 square feet Accordingly, we cannot conclude that the 'mere enadmem of ordnance 1 800 commuted a taking. “At this juncture._ [Seascape is] free to pursue {its} reasonable investment expedations by submiuing adevelopmen! plan to local officials. Thus. it cannot be said that the impact of general Iand-use regulations hasdenied [it] the ‘justice and fairness' guaranteed by me FiRh and Fourtéenth Amendmems. {CitationY (Fn.omitted.) (Agg’ g g. Tibgron, sue]; 447 U,S. £55. zgg-gss fi L.Egld 106, 11§1 14).) We must emphasize, however. that our conclusion rests on me premise that ahhough deveiopment of thesubject property is prohibited. the County's ordinances do permit the grant of compensating densities toSeascape on both its benchlands and uplands in excess of the basic densities which the zoning of muse parcels weuld permit absent any consideration of the subject property. To ensure the County's compliance withour decision we will direct the trial court to modify its order dismissing Seascape‘s second cause of action byadding that the cause is dismissed on condition that the County does gram Seascape such compensating densitiés. Should any dispute arise afler Seascape submits its '500 devekwment pian or plans for these parcels. the burden will be on me County to show (hm it has made provision ei‘her for the award of reasonabiecompensating densities or for some other ‘ransfer of developmem rights to Seaswpe in exchange for theprohibition against building on the subjem property. (See Amen‘can §av. § Lgan Assn sugra, 65; F.2g at Q. £5.12.) ' https://scholar.google.com/scholar_case?case= 1 52992443 1 7905706727&q=aptos+seascap... 3/21 /20 1 9 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court of App... Page 8 of 12 501 The County's Cross-complaint In its cross-compiaint, lhe County alleged the! Seascape Beach and its access ways had been impliedly dedimted to the public. The court found that prior lo the development of Seascape's property. the beach was remote and secluded. with limited access, and public use was msual lather man substantial. As Seascape developed its property, it extended streets which facilitated beach amass. Public beach use gradually increased. and at some point between 1970 and 1973 public use bemme substantial rather than casual but there was no substantial public use for any five-year period prior to July 31. 1 972 In that month, the public was granted permission to use the beach for recreational purposes pursuant to Civil Code section 813.31 The court concluded that there had been no dedication of any of Seascape's property to the public. except for certain recorded dedications and grants of easements The court also concluded that Seaswpe Is the owner in fee simple absolute of the real property described'In the cross-oomplaint. and that the seaward boundary of that property Is the "mean high tide line " (Civ. Code. § 830.) (7a) The County contends the trial court's findings with respect to public use of the beach are unsupported by the evidence. (8a) The County also contends that even if there has been no implied dedication the seaward boundary of Seasmpe‘s fee Is that point reached by the highest ann_u_al swells of the sea, and not by the mean high tide line. (9) "Adverse" use of shoreline propeny by the public for mate than five years can result in an implied common law dedication of a public easement for recreation: purposes in such properly. (Gian v City of Santa Cruz [consolidated with Q‘ 1 2 - 9 §_4 aq. R t_r. 162 46_ _‘501 _P 2__d 5 (hereafler Gion-Dietz); es v. Be 198 926 C l. d 201 20 1 1 r 742 5 P.2 81 .) "The question then is whether the public has used the land ‘for a period of moreLthan five years with full knowledge of the owner, without asking or receiving permission to do so and without objection being made by anyone.’ [Citations] {Tlhe question is whether the pubfic has engaged in 'long-continued adverse use‘ of the land sufficient to raise the ‘conclusive and undispulable presumption of knowledge and acquiescence. whiIe at the same time it negatives the idea of a mere Iicense.‘ [Citations.]“ (Gion-pfgg sraat ‘ 8.) (10) Liligants seeking to establish such adverse use must show that persons have used the property as they w0uld have used public land or as ifthey believed the public had a right to such use. (GIon-Dpk _s_u m '2 W39; Cogntz ofL9§ Angelgs v. Berk. sugm, 2§ gal.3d at 92. 21 3-214 ) That belief as manifested by the pubhcs actions with respect to the propetty. must be reasonable m light of alt the circumstances. (M sugm, g1 Q. 216) Litigants must also show ihat various groups of persons rather than a limited and definable number used the land (Gion-Digm and that public useAhas been “substantial. " (Berk, sggra, at oun of Oran v. Chandl r- n Co .1976 54 l. . 1 565 126 I. 765 .) Evidence that users looked to a governmental agency for maintenance of the land is significant in establishing an implied dedication to the public. (Gion-ng u .MNQ'.) (1 1) For a fee owner to negate a finding of intent to dedicate based on uninterrupted public use for more than five years, he or she must either affirmatively prove the grant of _a license to use the property, or demonstrate a bone fide effort to attempt to prevenl public use. While an owner’s efforts may have been so minimal as to be inadequate as a matter of law, ordinarily the question is one of fact. (Glon-mgmg, Countz of L05 Angeles v. Berk, sugra, 26 galag a3 g. g16.) https ://scholar.google.com/scholar__case?case=i 52992443 1 7905 706727&q=aptos+seascap. .. 3/2 1/20 1 9 Aptop Seascape Corp.‘ v. County of Santa Cruz, 138 Cal. App. 3d 484 - Ca}: Court of App... Page 9 of 12 (7b) The evidence wish respect to the extent of the public's use of the beach prior to 1972 is in conflict. and it is elementary that this court is without power to reweigh the evidénce and reach a factual detennination contrary to that of the tn'al court. Ail fadual matters mus! be viewed most favdrabiy t6 the prevailing party and in support of the judgment. ""‘ln brief. the appellate cohrt ordinarily looks only at the evidence supporting the successful pally, and disregards the contrary showing)" (Citation? m ell v. h m P cifi . 1 2 a1. d 51 60 |14§ Cgl‘ Retr. §96. 58; P.26 321 l. original itaiicsf) Viewed in that light. the evidence supports the trial court's findings. Prior to its purchase 'by Seascape. the area was part of a fenced horse and cattle ranch. In the middle of the ranch was a pam to the beach. blocked by two 502 wooden ‘502 gates. which were kept closed. Ranch owner Krag only occasionally saw people walking along the beach at waters edge. fishing and-clamming; not many people go! onto the beach. r Seascape acquired the property in 1963. At the time the property above the beach was being used for farming, and the beach was generally desolate. Seascape developed the property north of Seascape Beach into a residential subdivision, and advertised it as including a private beach, As Seascape commenced street improvements. its employees noticed an increase in people on the beach. Seascape hired people, including off-duty sheriffs deputies. to patrol the prOperty' and eject trespassers. 0n some occasions Seascape had vehicies towed away which were parked on the roads which 'Ied toward the beach. Evemualty the corporation hired a fulltime security man who patrolled the beach In uniform, in a jeep, and was instruaed to eliminate trespassers. At the time. Seawape permitted individuals from Rio del Mar tract to use the beach. On occasion Seascape gave specific permission to a group. such as a Boy Scout group. to use the beach. Seascape also gave sales pmmotional activities. and gave out passss for weekend use or day use. There was no evidence of any governmental maintefiance of the area. That evidence is sufficient to supbdrt the trial court's findings that prior to 1972, pubiic use of the beach was not sufficiently substantial for any five-year period to negate the idea of mere license. The County contends the public's use of the property is comparable to that of the public an the Diea property in Gion-Dietz, apparentry contending that the public's use Is sufficient as a matter of law, The County's recitation of the fads in support of that contention. however. ignores the rule that this court must view those fads in the light most favorabm to Seascape. In Diet, the public in subsiantial numbers had used the beach and a road to the beach for over 100 years. to camp, picnic, collect driftwood. fish. and decorate graves a1 a small cemetery plot on the beach. Groups of Indians camped on the beach for weeks' during the summer. The beach had also been‘ used forcommercial fishing. and there was no evidence that the respedive fee owners had .ever attempted to prevent this use. The evidence in this case. viewed in the light most favorable to the ' judgment. establishes no similar substantial use: ' ~ - (8b) Civil Code section 830 provides in relevant pan: "Except whete the gram under which the land is held indicates a different intent. the owner of thé upland. when it borders on tidewater, takes to ordinary high-water mark; m" (12) The high water mark refers to an average height of the high waters at a particular place over a 503 vlong period of time. ascenainable by '503 reference to monuments and tidal data of. the United States Coast and Geodetic Survey. Pe le v. Wm. Ke st t o. 1 24 3L A .2d 1 9 51 Cal. fr. 15 .) (8c) Among its findings on the crossmomplaint, the court found that the subject property is "included within the boundaries of the Apios and San Andreas Mexlcan Grants. as surveyed, confirmed; patented. and conveyed by the United States... to Seascape's predecessors in the title pursuant to the Private Land Claims Act‘of 1851 ...." The wan concluded mat pursuant to Civil Code section 830. the seaward boundary of the property is the "mean high tide line," and that me federal patent did not indicate a different intent. r https://scholar.google.com/scholar_case?case=15299244317905706727&q=aptos+seascap..A 3/21/2019 r Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court of A... Page 10.9f 12 The County disagrees, and argues as follows: (1) the boundary is that'provided _by the Mexican law whichprevafled when the original land grants were made; (2) that law provided ‘ha‘ grants of {and bordering on thesea bestowed title only ‘0 the point reached by the sea in its “highest annual swells" (in other words lo thehighest high water mark); (3) Seasoape's fee therefore. extends only lo the foot of the bluffs and not as fartoward the bay as the mean high tide line I The fulfil! its obligations under the Treaty of Guadalupe Hidalgo, under which California became a part of theUnited States. Congress enacted the Am of March 3, 1851, to ascertain and settle land claims in California.The ad required persons claiming right or title in lands from the Spanish or Meximn governments to pres‘emtheir claims to a commission for settlement. Following a decree of confirmation by the cammission. the landwas surveyed by me Surveyor General and a map o! the survey prepared. Thereafter, on proof of confirmationand approved survey to the General Land Office. the federal government issued a patentto the claimant. Thepatent issued on confirmation of the land grant 'fwas oohctusive of both (a) ihe validity of the gram aynd (b)the land's boundaries. gs, g, Mngdg figagh fig; (1921) 255 Lag 472. Thus. if a patent conveyed title lo theordinary high tide sine. there was no basis f0? an assertion that. undenf Mexican law‘ grants @rried only to thehighest high tide line and that consequently a strip of land between tha‘ Iine and the patent fine remained publicdomain subject io entry." (Bawman. 2 Ogden's Revised Cal. Rear Property Law (Cont.Ed_.Bar 1975) §§26.2-26.3. pp. 3238-1 239; see also 3 Wnkin. Summary of Cal. Law (8th ed. 1973) Real Property. § 3. p, 1774.) The record includes the 1860 and 1877 federal patents confirming the two land grants, and the 1858 and 1860field notes of the final surveys of each rancho. th respect to the Aptos Rancho. the notes state mat theboundaries oi the rancho are "well defined by the Bay of Monterey, the Shoquel Rancho, the Shoquel504 Augmentation Rancho, and the San Andres Rancho...." The notes '504 also sta‘e: "Commenced at thejunction of the Sanjon de Boregas with the sea at (he comer No. 2, of the Shoquel Rancho Imarked thispos‘ A. No; 1, and thence meander the sea coast.“ Similarly, the field notes of the final survey of the RanchoSan Andres state in pa rt: "To true comer at foot of bluff on beach of Monterey Bay Thence following themeanders of the shore of Monterey Bay at high wa‘er mark..." Surveyor Thomas \Mlliams testified forSeascape mm ‘he boundary aiong Momerey Bay indicated in the patents. and the field notes was the meanhigh water liné. The County argues at length that Wuliams' testimony was not credible. and offers its own complicahdinterpretation of the old field noxes. in its effon (o establish that the boundary as confirmed by‘the patents wasnot ths mean high tide kine4 ' Despite the County's arguments mmg §tegg v: PagliaeQ (13551 §9 u. §. (2 ngi ) 587 [31 L Ed , §§§1 and _ . . 2 are dispositive Pacheco is an appeal from adecree confirming tifle 10 and the location of a Mexican grant to land on the east side of San Francisco Bay,The decre‘e described the land as bounded "on the west by the bay." (gnited gate; v. Pacheco, gugm, a; Q,ifigW.) The Supreme Coun held that according ‘o either common !aw or Mexican civil law.when the bay was given as a boundary and when nothing in the decree suggested otherwise. that boundarywas the line of the ordinary high water mark. (Id., at p. 590 [17 L.Ed. at p..866].) In Cobum, owners land. bounded on the west by the Pacific, was originally part of a Mexican grant, on which afederal patent was issued. The description of Rs boundaries in the grant and the palem stated that the landbordered"lo me wes‘ on the sea. " _C bu. v. 75 Fed. at I . 52 ‘ .) However. meanderlines on the plat of the rancho. surveyed by the United States surveyor. seemed to indicate that the westemboundary of the land was on the bluff bordering on (he sea. and not on the beach nseif. Owner claimed thegrant from (he Mexican government included the tidelands )n an argument similar to that of the County in thiswse. respondent m Cobum relied on the meander lines and claimed that owner's grant did not even extend tothe tidelands. but ended on the bluff. https://scholar. google.com/scholar_case?case=1 52992443 1 7905706727&q=aptos+seascap. .. 3/2 l /201 9 Aptos Seascape Com. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court ofA... Page 11 of 12 505 506 *Iheugatzr1.9i§esr¢,¢¢~with PettigarfifixEEMDQRQ...‘ ‘ fate - P 9 under common law or Mexican civil taw. becauée me bay wa§3ig§n~§§lgbiewbpwung ‘ _. 1.....-7 :re Mama! 3mm? grant mam:boundary was the high water mark. As for the meander tines. “i1 is well sealed that they do $135in ihe boundary of the grant. Their purpose is to ascertain the quantity of land to be charged for.” (Cobgm gang! 75Mm.) The high water mark, and not the meander line, was the boundary. (Id., at p. 531; see also “505 fl'llwgll v. Jagkson (19g6) 5 Cal.2g 1§5. 1§9 [§3 P.2d Z§2| [In the absence of any other declared purpcse. a meander line of deScription. used as a means of measuring and correctly locating the shdre line, represents the line of ordinary high tidal.) ' ' ‘ The trial ooufl did nbt err when it concluded that the seaward boundary of Seascape's fee was the mean high tide line. and tha! the federal patent did not indicate a difierent intently (13a) The County also contends that even if the bayward boundary of Seascape's lands extends to the mean high water line. the beach up to the highest high water mark is burdened with a "public servitude" similar to the "public trust easement“ which exists in California fidelands conveyed by patent to private individuals. (See Marks v. Whitnez (121]) § Qal.3d 251 252-261 [98 Cal. Rmr. 2&9, 5&1 P,2d 3741.) (14) "fidelands" are bands between the lines of mean high tide and mean low tide, covered and uncovered successiyely by the tidal ebb a'nd flow. (Marks v. mime” sugm, § ggiféd g 22 257-258; _C_:t_x' of ngjsglez v.Suggm court (19§0) 26 Calgg 515, §18-51g, fn‘ 1.) (16) When fidelands have been granted by the slate to a private party, that party receives the fitfe to the soil. subject lo the public's right to use the property for purposes such as commerce. navigation. fishing, as well as for environments! and recreational pUrposes. (91g of Les Angglgs y. Zenifi Pgningglg ngerfigs. sugla, g1 Cal.3d ax g. 321; gin ofBerkgLez, £29m, 26 Qal.3g a 9x £21; Merkg v. Whitngz, sugra, 6 §al.§g at p. 25g.) in o!her words, such lands are subject to a public trust easement. (Ibid.) (13b) The County's iheory in this wse is: (1) under Mexican law. there was an analogous public servitude in lands between the highest high water line and the mean low tide; (2) the servitude was not extinguished by issuance o! the federal patents; (3) even if Seascape took title to the mean' high tide line. the strip of land between the highest tide tine and the mean high tide line remains subject to an easement for public use. In light of i I L An es v. V ni P i ‘ ula e i s s ra 1 al. d 28 we conclude that the {rial court correctly concluded that Seascape‘s property was not subject to any servitude. In that ease. the court held that the public trust doc’tfine applies to tldelands which were originally acquired by ‘506 private persons from the Mexican government prior to the time California was ceded to the United States. and which were later patented to the owners by the federai govemmenl in accordance with the requirements of the Treaty of Guadaiupe Hidalgo. (Id, at p. 291 ‘) While the case confirms the County's analysis of "the effect of a federal patent, it does not support the County's interpretation of the extent of the public's rights in land adjacent to the sea under Mexican law. The court flatly stated, "The law of Mexico declared that the public had a right to the use of the tideIands. .4." (Id., at p. 297, italics added.) As already explained, "tidelands" are iand's between the lines of mean high tide and mean low tide. rks v. Wh'n 6 |.3d . 2 7<2 .) Nothing in City of Les Angeles supports the notion that the public‘s rights under Mexican {aw extended beyond the tidelands to the highest high water fine, as the County would have this court hold. That portion ofthe judgment concluding Seas awarding damages for the taking is reversed. ' ,_ ea is nu ~ - ' btsapmp‘amahn densifies ‘ Mifibd favor of Seascape on the CdUniy‘s'érdss-cbihp‘lfiinili‘s affirm perky» has peeh taken without juxs‘lvcompensation and 1 ,atr n: me White. P.J., and Barry-Deal. J,. concurred. https ://scholangoogle.com/scholar_case?césé=1 52992443 1 7905706727&q=aptos+seascap. .. 3/2 1 /201 9 Aptos Seascape Corp. v. County of Santa Cruz, 138 Cal. App. 3d 484 - Cal: Court ofA... Page 12 of 12 . 21 1983 ad the peatlpas‘ q an manor: hem b; meRichardson. JV, Kaus,‘J.. and BrdUssard. J., wér’e’of the opinion Petitionsfora h 'rin we ‘y ‘ that the petitions should be granted. m The 11o acres are pan of 500 acres which Seascape purchased in 1963. In addition to the 110 ams. Seascape stm ownsapproximately 200 acres of "uplands," up lhe hill and away from the beach; it has developed and sold about 190 acres.m The facts and the court's findings With respect to the cross-complaim will be set forth in conjunaion wtth the dismsslon ofthat complaint. L11 The California Coastal Commlssion has filed an amicus Curiae brief on behalf ofme County In Rs appea! flom mejudgment on the complaint. L4J Declaratory relief is the appropriate remedy by which to seek a dedaraiion (hm a zomng ordinanoeris faeiallyunconstllutional @g‘n§_ gem 24 Cg! 3d 3mg. 272-21}; see v u ri r un eg3? . E1 [11 § 9g! Rm 597, 524 P. 2g jgs11. ) A landowner who seeks to challenge the constitutionality of an act‘sapplication to his or her lands [i.e., when a development plan .has been disapproved] must proceed by administrativemandamus. (Agins, at p. 273.) lg] Tha‘ section provides in relevant part: "b. Density. The average number of dwelling units per developable acre shall notexceed the maximum number o! dwelling units prescribed by the site regulations or the site area per dwelling unit regulaflonfor the dbtrid in which the planned unit development is located subjeu. however, :0 {he exception mat the average numberof dwelling units per developable acre may exceed the maximum number o1 dweMng units presented for a district by notmore than 10% in a p(anned unit developmem on a s'ite of ten acres or more. - "c. Exception. The developmem sundards and density requiremems of subsectioris (a) and (b) above shalt not apply In the'U-BS' Dismcu wherein the standards and density r'nusl be consistent with the applicable General Plan as determined by thePlanning Commission or Board. as the case may be. (Om. 1714. Sec. 2, May 9. 1972)." [§1 The trial mun found that during the discussion prior to adopting ordinance 1800. the planning diredor informed the boardof supervisors that no credit could be given for the arroyos and the beach if Seascape Submitted a PUD foi' the henduandsvAs the County points out. that conversation w'as ambiguous; the questioner asked about a PUD; me answer refers to a “PD,"which is not the same as a PUD In Santa Cruz County. Momover. while deference is generafly accorded to me interpretationof ordinances by those whose ‘ask R is to administer ‘hem, in this case there was no unanimity among administrators as tothe meaning of ‘hese ordinances. m As amended in 1971. section B13 provides that a halder of record title may record a description of land and a notice thatthe right bf the public to use the land is by permission and subject to control of the owner. The recorded notice is conclusiveevidence in a judicia: proceeding on the issue of dedication that pubiic use ls permisslve and with consent. (Stats. 1971, ch‘941. § 1. p. 1845; see atso Civ‘ Code, § 1009; 3 Wltkin. Summary. of Cal. Law (8th ed. 1973) Real Propeny. §§ B1 and 369,pp. 1836 and 2064.) [g gig; arm gaggm v Vggig Peninsu/g ngg‘ s (ma §1 9mg g§g [182 9g}; R935 529 644 P.2g m]. decidedafter briefing was completed in this use, is disfingulshabte. In mat case, notwithstanding the ruie lhal a federal patentconclusively de‘ermines me boundaries of a grant. the Supreme Couri held that me trial court properly took evidence as lowhexhar a lagoon was an arm of the sea (and therefore iidelands) in 1850. as there was an ambiguity and incanslstencybetween the terms of the patent and the opinion of the Land Office Commissioner who had approved the undenying survey.(Id., at pp. 295-296.) In this case. however, there wete no comparable Inconsistencies; rather. the questiun was the meaningof Ihe terms of the patenm. ""“""” y. ‘rt'é'pjp ' Tits} ,_ onliqe qn Google Scholar." ..__..--"" w » m4»! .7..-“ wn-«p. «w» «mu ‘~-- u u- »- . m . W W‘ https ://scholar.google.com/scholar__case'?case=1 52992443 l 7905706727&q=aptos+seascap... 3/2 1 /20 1 9 .su an Isoas’ot r-*'. ' ‘c “f -~ I;LANNING _ounisszou t;*3? :% 26 ?Lannzne counxssxon c? wan couurx or SANrA c302 (hereanaiter‘wgs_; T ¥ cellectnvely "COUNTV“) that Judgment may bé entere :as' set forth i %§:~;nrzhisw5:ipulét;9na It is~thglgagant;9iusfiksch?£ and the.CoUNT¥ bwammamnw .MMNMNMNNHH‘HH'H‘HVHHH qau‘#'uwwcmmummaupu.o J mf fl to hereby effect a full and finai settlément of this litigationsubject to the reservation by each party of the right to set asidethis Stipulation and the Judgment based thereon if the other -partyfails to comply with any term of this Judgment. Said reservationof the right to set aside this Judgment is cumulative to all otherremedies available to either paxty (including enforcement of thisstipulatibn or‘éhe Judgment based tfiéreqn). It is agreed that theCbDNT! does, not hereby waive, or otherwise agree not to exercise,its police powgt‘to progeqt the public from health or safetyrisks. IttisTgxpzpssgy§gt¢¢q gha;;}£‘th§,909838 (withbut theconsent of smscus) mg .qr .p-iragfisgp'egiégimgaan:rgpprovedWm mt ' }on Jnne‘23. l?87;b= eaufié>§he_nnm§ergafghggg1¢§nig§gugye. 'the approved specific plan, on_ development, builéing permits £0: benchlands a, c. 0.: n, which are unreasonab- ’_in¢1uaf shall -have the right to obtain a taut: 9x62: setting thmssfifiwlaiiw finithiS‘» ymenfisffisi, - regiasvaauns.rghgi-ravaegme‘nt ‘ fiiéd'fiéréin'onsflgfifig'yggéjfiBfiifiand thé-decision 6f the Court bfAppeal,filed Decembg: 23, 1982; or to seek specific perfokmanée 6;this Judgment, at tu_e optiofi of Seaécipe. Nevertheless. 1f thenumber of hotel units, period of owner-occupancy, amount of commercial space square footage and/or number of parcels is voluntarilyreduced by SEASCAPE in any of its permit applic_ations. or in the event of a major natural occurrence (e.g., [without limitation and ,.,r .. by way of zllustratzon only] major landslzde o: act of God o: nature). toxzcicongamxnatlon. or the public enemy reduc1ng the 1” utéa danuary ll, 19£d anfi flied hereln bn January 12, 1934 and that'beczsion and oplnlon ot-fhe Court of Appeal of the State c£- -* Califoznza, First Appellate Distzcct, D1V1sion ThrEe. i C1V11 No.ue 46963 izled on December 23 1982, xncludgng any cb11gatlon to .mqqmmbuup'- wntbnnunnwvawwvappw \IO‘U'waHOmOJm‘mAUNPO J mO provide either for the award of teaSonablekcompensating higher 'dengigies>or £6: some other tfansfer of deVelopment rights tp SEASCAPE in eichange for any prdhibition ééhinst building on thé beaches, arroybsQ'and pglisadés (more particfi;ar1y descfibed at Exhibit B attached heréto and incorporatéd herein?reférence); S'Nothing herein shall be deeme¢ tqfreopefi or othérwise'alter'or adversely gffect the fingljjudément in'this litigitian ih favor of égiscxraronkthe cqunrx's Crosa¥figmplaint. Hafiever} certain beachlands-and bluff top1and shall be ekpréssly deaicated to the’ couhri fifiréuant t0~the Specific Plan approvéd by the CODNIY>on Jhne 23, 1987 and/or any developmeht'pezmits approvéd pursuant the:eto,_ which dedication shall include at minimum that real property described at Exhibit B attached hereto and incorporated herein by reference as well as the bluff setback area of 140 feet on the top of the bluff. ~ V N0 dedication called £0: herein shall _be tecor-fied until the ‘ fir-st final occupancy permit required harein has been issued by the COUNTY. agggg ghe$£1rsbqginalaoccupancy,permmt and j q aconstructibno£ the improvéments, iflany, dn/the areas to be _ dedicated (nine agge heighborhoodspark, bluff and befiph aréas>from the inlahd>edgelof the 140 footlsetback to the~mean high tifié a line) as spécified in’the §onditions'6f thg approved specific p1an,l‘clo;ni;t:yy shall accépg: and v're‘i'cé’rd-the dedicatims; raitér whi'ich ‘ Seascape shali not be. tespOnsible £0: maxntenance and/o: tepaiz 9: sam-e, except as speC1‘1cally appraved _by County in the Speczfxc :Plan-on June 23,:i987.= 2h¢;aevelopmentya119Wed onHBehchlapds B( c‘, an‘a D sham be thej'qlli‘o-uim‘gifi ‘ ' ‘a.' 298 keyed fiotel'dnits3not-further divisible‘and owner § and ihe bluff setback area of 140 feet on the tap of the blutf, otier public benefits set forth therean., With regard to the i? thence South.‘Tld' 00' East'sa. 00 £cet:‘thence South 32' ‘0' East~JS;DD iee::',,thcnce South 35' lofl Nest‘28.00 feet; thence South 57' 30' East‘ :22. 00 feet: thence.$outh 23L.15' Ens; 30.00 feet: thence SauthVJkad5§.Hes:;51.DD feet: thencc South 81' 15"Wesc 40. 00 feet:thence South 19’ 50' Ens: 21. DO teeth thence East 25. 00 feet:thence Saugh550‘ 40' ans: 20. 00 feet: Ehcnce South 19‘ 00' East28.00 feet: thence South 40' 45' East 45. OD feet: thence South_;;19' 00f Bast 13;00 feet: thean South 37"10‘ Wesz-25.00 feet;:érzethenc; Scuth 70‘ 30‘ Res: £5;oo £cet:.;hcnce South 2' 30"Eas:“ . 17.00 feet: thence South 56' 00' East-Js.oo Eeét: thence North“40"oq'-Bast 50.00 feet: thence Nogth 77' 50' East '108 DO feet:thence South 41° 50' East 42.00 feet; thence .South 00‘ 15' Wes:.38.oo feet: th¢nce South 27' 35‘ Wes: 30. 00 feet: thencq North86' 40' EAs: SS DD feet: :henca South 4' 00‘ zas:‘¢o.oo feet: sthence North 80° 50‘ East 73.00 tee::'thence North 55' 10 East7o. Do feet: thence No::h'l£f.50'n£ast 29 fie fuzz: thence North62‘ 40"Eas: r35.00 tegt; thence North 51‘ 00' East 65. DO feet:thence.North 74‘ 45"East 65.00 feet: thence Natth 56’ 40’ :as:104. 00 feet: thence North 83' 00‘ nast 34. 00 feet. thence South. 18‘ 40‘ East 22. OD feet to the Sootheastczn boundary of landsdescribed as Parcel Two in Deed iron Lo:étta Veronica Leonard. to tAptos Seascape corporggion dated Maxch 28. ,1968 and recorded f” y April 1. 1968 in Book. 1873 of ot.£icinl Records a: Page 613. .4,=Santa :uz County Records tron which the Eastern corne: of saidlands bea:s No: ch 55'- 17' zp' East 35. OD feet distant: thenceslang said Southeastern boundary SouLh 55' 17' 20' Hes: 575. OSfeet to a l 1/2 inch Iron Pipe: thence centinning along saidlast menticned boundaxy South 55' 17' 20' Wes: 410 feet .a 1i :zlemore or less to the Bay of Monterey; thence Nor~hwe5terly alongthe Bay of Monterey £770 feet a little more o: less Lo a Stationfrom which :he place of beginning baa:s worth 48' &¢‘ 50' 5: t:thence North 48' 4" 50' Ens: 165 feet a Little.mo:e a:hlcss:o che place of beginning. ' ‘ 2 1 _: COMPILED DECLMSIER 1977 BY WILLIAMS i ASSOL'IATSS. CO\SUL?INGCIVIL LNGlt' ZERS. ¢‘?xansportatzon Cg. :hrnuqh the land: b:f_ iled‘;n Valume 5.3 o: Ha“ i: Page 18.; then¢¢ SdntlHes: 118 DO Ieet.;’83. Do tees: thc-ncc Sputh 32‘ 55‘ Wes; '-55“ tag: 305.00 fact: thence South Na.:h 41° 15"“,fgegg than 40' “’ .;bcu:h 3s‘- 30' fiast laéiufl fa'.£ee;: thence Sough 28’ 60'-Sas: éB. OD £2et; thence‘s19,700. ”955‘: 0° then: .. . FIGURE 4 APTos SEASCAPF SPEQHFUC 19mm UPLANDS ” '1 IMPROVED Refinement ._ g m I ‘. LAND RETAINEDIN ‘ v 13-; common OPEN spAcs ‘/ ROAD RIGHT or: WAY ' DEVELOPMENT sires" » (APPROXIMATE BOUNDARIES) F-f- “'PERMn-rsp Housmslwps nowwussmou» ‘ ‘4' ;_ ‘ - . MAXIMUM NUMBER OF'ums , ‘---‘ ., FOOT/BIKE pA-m-wnHm/ now Rom FOOT PATH _ mu" norm SURVEY accunAcv FYLum-ru r‘ n - L 10 n 12 V13 14 15 16‘ 17 18 19 20 22 25 26 28 Mr -w~\._...___ W" . ' AND RELATED caoss-Ac'rxons 25' - 23¢ "ramen'dments to said snPULmou FOR JUDGMENT AND mm -, "t WIGHT L. HERR, COUNIY COUNSEL COUNTY OF SANIA CRUZ 701 Ocean Street, Rocm 500 Santa Cruz, California 95060 Telephone: (h08) 425*20fi1 Santa Cruz County memo w 3.21m. clerk mmmmu Amtorneys fbr Defendant OOUMYOFSANMCRUZ I I I 'L SUPERIéR‘COURT OF CALIFORNIA, COUNTY OF SANTA CRUZ APTOS SEASCAPE CORPORATION, No. 5 0'1 4 2 Plaintiff, VS. AMENDMENT TO STIPULATION ) ) ) g ) FOR JUDGMENT THEREON ANDV . ) JUDGMENT TEEREDHCOUNTY 0F SANTA CRUZ, BOARD ) _OF SUPERVISORS 0F THE COUNTY )OF SANTA CRUZ, at 31., g ) ) ) ) I ‘ Defendants.‘ The partiesahereto agree as follows: l. The parties hereto have, previously, signed a STIPULATION. FOR mam AND JUDGW mom, a copy‘of“ which (withdufixéxhibits) is attached hereto and incorporated herein by referente. fl2. Thg3_parties herexo 'agree to the §§ ;9 ' I 'THEREON: A. Page 4, Line 28, reading, in part, "298 keyed hotel units" is hereby amended to "280 keyed hotel units.“ i 55 1D 11 12 13 14 “15,". A. 16 17 18 19 20 21 22 23 24 25 26 27 28 B. Page 5, Line 4, ”298" is hereby amended to "280. IV C. Page 5, Lines 5-7, reading, "b. Restauranfis, conference facilities, and retail/administrative I facilitiesL all collectively 36,500 gross square feet in ‘ ‘size.“ is hereby amended as follows: "b. Restaurants, conference facilities, and retail/administrative facilities, all collectively fly” atfl.least 21,840 gross square , et in‘size." D. The following are conditions precedent to the above amendments to the attached STIPULATION FOR JUDGMENT AND JUDGMENT THEREON: 7 m_j}lwmg§ngo§;d7’9§_$upervisors of Santa cruz County shall take action on the pending benchland applications on June 27, 1989 approving, among other items, 280 keyed hotel units and restaurants, conference facilities, and retail/administrative facilities, all céllectively [a 21,840 gross squgte feet in size; and (2) Such actions by the Board of Supervisors on June 27, 1989, shall become final as so approved on June 27, 1989. 3. The parties hereto hereby représent and‘warrant \\ ' \\ \\ 4 l \\ 10 11 wé 13 14 15 16. 17 18 19' 20 21 22 ‘23 24 25 26, 27 28 that the signatories hereto have authority to bind the party(ies) on whose behalf the signatories signs. DATED: i 59M ’i Zé , 1989 SEASCAPE APTOS'PROPERTIES LTD., A California Limited ‘ Partnership By: Seascape Land Company, A California Cor-oration, 1t~fl;ener::/?ar DATED : DATED: aiflf Q Z , 1989 COUNTY 0F SANTA CRUZ P TTON, Chairperson 0 0F SUPERVI SORS AS T0 FORM: DATED: , 1989 By: KERR, COUNTY COUNSEL Attorney for County of Santa Cruz QEQEEEEE On reading thé foregoing and good cause appearing therefor: IT IS HEREBY ORDERED, ADJUDGED AND DECREED that the 3 10 11 12 13 _.L foregoing is hereby Ordered and the JUDGMENT dated July 20, 1987 herein is amended accordingly subject, however, to the conditions precedent as hereinabove stated. DATED: 7’ a , 1989 JOIj'N A.W JUDGE 0F THEISUPERIOR COURT (h 16 17 18 19 20 21‘ 22‘ 23 24 25 26 27 28 Exhibit 3 Resolution 155-88 éfl’it bi (7-43 Attachment 2 BEFORE THE BOARD 0F SUPERVISORS OF THE COUNTY 0F SANTA CRUZ, STATE OF CALIFORNIA RESOLUTION N0. 155“33 0n the motion of Supervisor Forbus du1y seconded by Supervisor Mehl the fo11owing Reso1ution was adopted: RESOLUTION ADOPTING THE FIRST ROUND OF 1987 AMENDMENTS TD THE SANTA CRUZ COUNTY GENERAL PLAN AND LOCAL COASTAL PROGRAM LAND USE PLAN AS ADOPTED BY THE CALIFORNIA COASTAL COMMISSION WHEREAS, a number of amendments to the County Genera1 Plan and Local Coasta1 Program Land Use P1an have been proposed; and WHEREAS, Negative Declarations or an E.I.R. has been issued for the proposed amendments in comp1iance with CEQA and state and County envi- ronmental review guidelines, and have been considered by the P1anning Commission and.Board of Supervisors; and WHEREAS, the County Planning Commission has he1d pub1ic hearings. considered and made recommendations on these amendments to the County Genera] Plan and Loca1 Coasta1 Program Land Use Plan; and WHEREAS, the Board of Supervisors has held a pub11c hearing on the proposed amendments and has considered the staff and P1anning Commission recommendation and pub1ic testimony; and WHEREAS, the proposed amendments are consistent with a1] portions of the adopted County General P1an and a11 components of the Local Coastal Program; and WHEREAS, the proposed Local Cbasta] amendments are in comp1iance with the CaIifornia Coasta] Act. NON THEREFORE, BE IT RESOLVED AND ORDERED that the Board of Supervisors hereby adopts the fo11ow1ng amendments to the Santa Cruz County Genera] P1an to become effective when accepted by the California Coasta1 Commis- sion: ' T? Res. #155~88 Page 2 7 ‘ ATYACHMENT 2 7(2) Amendment to the Genera1 P1an and LCP incorporating the Seascape Bench1ands Specific Plan as adopted by the Ca11forn1a Coastal Commis- sion according to Exhibit A; Amendments to tab1e 7.3.3 of the LCP as adopted by the Ca1ifornia Coasta] Commission according to Exhibit B; Amendments to LCP Po1icy 2.3.8h and G.P. POIicy 2.4.3h as adopted by the Ca11fornia Coasta1 Commission according to Exhibit C; Amendments to the Parks Master Plan Park Parceis 1ist as adopted by the Ca1if0rn1a Coasta1 Commission according to Exhibit D. PASSED AND ADOPTED by the Board of Supervisors of the County of Santa Cruz, State of California, this lstjday of Marc}; 1988, by the following vote: '““” ‘-““--- AYES: SUPERVISORS Forbus, Levy, Patton, Mehl, Cucchiara NOES: SUPERVISORS None ABSENT: SUPERVISORS None ABSTAIN: SUPERVISORS None Chairperson, =o:. o of Supervisors ATTEST: I ‘ APPROVED AS T0 FORM: ggaiéggfiafibmfl /Eounty ounse] RNDlLCP/br DISTRIBUTION: Planning County Counse] Coasta] Commission Rés‘. #15548 ATTACHMENT 2 Page 3 am CONDITIONS 0F APPROVAL FDR THE SEASCAPE BENCHLANDS SPECIFIC PLAN 1. PERMITTED LAND USES AND DENSITY a. A11ow visitor accommodations in the form of either one hate} of two separate hotels on Benches B, C, and D 1n accordance with the Local Coasta] Plan. Limit-ewner-eeeupaney-te-QQ-days-peF-yeav; upen-apprapriate»paliey-and-eede-amendments;-ethenwise-a-45-day lfimit-appl4est _ b. A110w 298 "VA" units on Bench1ands. A11 “Iock-out“ units (also referred to as "key" units) wi11 be considered mu1tip1e "VA“ conditions 1.d.). The tota] square footage for anci11ary uses inc1uding restaurant, lounge, conference, and retail space sha11 be 36,500 square feet or less at the so1e option of the deve1op- er. c. Encourage a diversity in the design of "VA" units on Bench D to better serve the needs of visitors to the coast -- i.e., provide a range of studio, one bedroom and two bedroom "VA" units with and without kitchens. d. A 1imited number of permanent residentia1 units for site person- ne1 may be 311owed and sha11 not be deducted from the totaI number of VA units approved. A11 such units are subject to residentia1 a11ocations and affordab1e housing requirements. V.A. units and seasona1 staff housing, not designed or con- structed as permanent housing, are not subject to a11ocations or housing requirements. Any subsequent commercial deve1opment permit app11cation(s) shal] c1ear1y designate any V.A. unit to serve as permanent or seasona] staff housing to enab1e the County to make a determination prior to final approve] as to the appYi- cabiIity of the provisions of Chapter 17 of the County Code e. Pay fu11 fees for a11 VA units, inc1ud1ng park dedication, schoo1 impact, roadway, and roadside improvement, and traffic improve- ment area fees. For purposes of intefpreting County Fee Ordi- nances, VA units sha11 be considered as "commercia1". Whether of not a fee sha11 be required sha11 be determined by ordinance requirements effective as of the date of Specific P1an approva]. The fee itseTf wi11 be based on the fee schedu1e in effect at the time of payment. As provided for by ordinance,,in 1ieu dedica- tion or construction may be a11owed. f. A maximum of two restaurants and two coffee shops, one each for EXfiEBE‘E fl m IHUHMENT 2 r2) 4‘2, each of the hotels, excluding the proposed 1ounge, to serve Both overnight and day use visitors may be deve1oped on Benches B, C, and D. Res. #155-88 Page 4 g. Designate the nine-acre open space area as a “Neighborhood Park" on the Specific P1an map; no deve1opment except park, trails or other open space uses sha11 be a11owed south or east of this area. h. Designate and construct a pub1ic parking area for 60 spaces between Benches C and D but in no case may the 7000 T.E. thresh- o3d be exceeded as a resth of parking in excess of 50 spaces. 1. Permit construction of the two proposed entrance roads and the access road according to standards recommended herein. The southern access point sha11 become a secondary access road onTy, and a crash gate barrier sha11 be insta11ed at Sumner Avenue. j. Phasing may be approved as part of a deve1opment permit. The phasing sha11 inc1ude appropriate appurtenant pub1ic faci1ities as identified in subsequent conditions. Appropriate bonding or security for the construction of improvements may be permitted with approva] of the Planning Director; provided, that a11 re- quired fac111ties sha11, without excéption, be constructed prior to occupancy, unless otherwise noted. 2. SITE AND BUILDING DESIGN a. Require the fo110wing bu11ding setbacks: 1. 140 foot setbacks from the top of the b1uff face or b1uff edge; 2. 0n Bench B, 50 foot setbacks from the top of both arroyos (as proposed by the Spec1f1c Plan); 3. 0n Bench C, a 50 foot setback from the top of the souther1y arroyo and 50 foot setback from the westerly arroyo as recommended_in the E. I. R. for the Seascape Uplands and BenchIands Specific P1ans; 4. 0n Bench D, a 70 foot setback from the top of the arroyo as recommended in the E. I. R. for the Seascape Up1ands and Bench1ands Spec1f1c P1ans. b. Restrict maximum bui1ding heights to 35 feet throughout the Bench1ands except where 1ower heights are necessary to reduce visual impacts as proposed by the Specif1c P1an and specified be1ow; 1. 0n Bench B, average bu11ding heights shall not exceed 25 Feet 1f within 200 feet of the b1uff and southern arroyo Res‘. #155~88 I ATTACHMENT 2Page 5 C. e. 443 edges in excess of 30 percent s1ope; 2. 0n Bench D, 30 foot bui1ding heights sha11 be maintained a1ong the south facing edge of Deve1opment Area D 1. Pregare a Forest Management 913n for Benches B, g; and D whichwi1lfiprovide for the continuing vitaIitxrof the 1a;gg_tree masses on Benches B and C and encourage the establishment of indiggnousvegetation on the remainder of the site outside of the areas designated for development. The Forest Management Plan, which sha11 include, but not be 1imited to the standards outlined 1n 2§c1§d2(e) and;I?lJ shaT] be grepared bx a qualified forester andsubmitted as a Bart of the deve109ment agg1ication. SeIective1yplant and permanentIy maintain Monterey pines and cypresses a1ongthe facades of 1arger buildings to soften their appearance as viewed from Sumner Avenue and the proposed park. Rep1ace trees 1ost by road construction a1ong the frontage access road with 24 inch box size (or larger) specimens size Monterey Pine or Cy- press. Permanent maintenance of 1andscaping sha11 require re- p1acement of trees with specimen size trees. Plant and maintain a vegetative screen of two to three feet inheight along the bluff edges where necessary to screen view of structures from the beach be1ow, but only if ocean views from thebluff trai1s and vista over1ooks are not obstructed. 'Uti1ize plant mater1a1s which are re1ative1y droughturesistant and indigenous or compatible with the indigenous vegetation thatoccurs on coasta] b1uffs and arroyos. Avoid species (1.9., broom, Acacia, Eucalyptus, African iceplant and pampas grass)which threaten remaining indigenous vegetation. Where feasib1e,rep1ace such species where they occur with indigenous species. A11 landscaping improvements shal] be designed and supervised bya qualified landscape architect approved by the P1anning Direc- tor. Avoid 1andscaping, plant mater1a1s and structural improvements inthe-designated "Neighborhood Park" area which wou1d obstruct ocean views from residences along Sumner Avenue and from "VA" units on Bench D. In genera1, minimize structural improvements and paving 1n the park area. Landscape this area 1n accordance with the Specific P1an‘s Design Guidelines and as recommended bythe County Parks and Recreation Commission. Design the access route to Bench B to minimize impacts on riparian habitat and to be consistent with the Riparian CorridorOrdinance. The existence or extent of a riparian habitat shall be based on an adequate, detailed biotic report, prepared by athird party consu1tant approved by the P1anning Department and paid for by the property owner. The $011owing design criteria shou1d be applied to enhance the k Resfl #155-88 , ‘ I -:' - ATTACHMENT 2 Page 6 3. w 14W aesthetic qua11ty of the Benchlands deve1opment as we11 as its overa11 compatibi1ity with surrounding 1and uses: 1. Ensure the compatibility of visitor accommodations on Bench D with surrounding residential use by integrating e1ements characteristic of residentia1 deve1opment into the architec- tura] design; screen or design visitor~serving and pub11c parking so that 1t wi11 be obscured from public views across Sumner Avenue. 2. Uti1ize a consistent and harmonious architectura1 theme for development of buiIdings on Benches B and C. 3. Uti1ize natura1 materia1s and earthtone colors for the exteriors of buildings. 4. Avoid a "wa11 effect“ 1n therdesign of the visitor accommo- dations and reduce the apparent bu11ding mass of 1arger structures -~ e.g., design visitor accommodations as c1us- ters of bui1dings around common open space/recreational facilities and/or parking. i. Control night 1ighting to avoid point sources of 1ight and g1are that interfere with surrounding residentia] deve1opment. DEDICATIONS, EASEMENTS AND RECREATIONAL IMPROVEMENTS a. At the time of bui1ding permit issuance: 1. Dedicate the‘nine-acre open space area on Bench D to the County for use as a Neighborhood Park; Qark uses sha11 inc1ude restrooms for the genera1 pub1ic, a 20 space parking 1ot with adequate turnaround, picnic tables. 2. Establish an escrow account (or other County approved meth~ 0d) with funds adequate to insta11 the pubEic access parking faci1ity 1§0 spaces p1us restroom), other access improve- ments (tra11s, vista points, signs, maintenance programT_in‘ conjunction with imgrovements to the nine acre park, (trai1s, benches, restroom, 20 space parking_1ot, picnic tab1es, signs). Fina} design of the pub11c access improvements and mainte- nance p1an sha11 be subject to the review and approva1 of Planning staff and the County Park's and Recreation Commis- sion. The park improvements wii] be insta11ed according to an approved p1an, pursuant to the park p1anning process. lg order to ensure the timer comp1etion of the park planning process so that improvements may be constructed prior to occupancy of the project, the County wi11 initiate the park R.es‘. #155-88 {f ATTACHMENT 2Page 7 ‘ ‘ ”m?” QJanning process for this site within 90 days of effective certification of this Specific Plan. b. Prior to issuance of occupancy permits (after final inspection) of the lst phase: l. Submit an Irrevocablé offer of dedication to the County of Santa Cruz for the beach area to the toe of the b1uff a1ong the bench1ands, and for the bluff setbacks on the top of the b1uff; and 2. Grant public easements for the pedestrian trai] system and the beach access parking areas to the County. NOTE: Failure to complete this requirement will be grounds for the County review, amendment, or revocation of this specific p1an. ?‘Z r, r’ , ATTACHMEN: 2m ;‘ -, , Deve1oper to construct and maintain beach parking, public ’ , = 5 I15, 1nc1ud1ng trai1s and parking in (and) ravine r ~ p Eh parking facility, and a11 property and "faC111tIEs w1th1n the requ1red 140 foot bluff setback. Prov1s1on of access for disabled persons along the Bench D .. uff; and aTong at least .one selected beach access trai], unless demonstrated to planning staff by a licensed engineer that such access- 1s 1nfeasib1e. 'JhMaIntenance O_f the beach and ravine areas, 1HCJUd1n9 garbage” "v‘pICk-up. ’ ' @531 in 2 “h Ton or _ot er uses unt11 the required permits for pub11c park1ng between Benches C and D is re- ,I , .ed with the development of either Bench B D whichéver. is deveTopable first. A11 fac111t1es ' '1descr1bed in the. condit1on sha11 have com- ;, .g;submit an 1rrevocab1e offer of dedica-, ' ~" c‘the rand righteofwway and improvementsg;_“f ,ranee«roads and access frontage ro.ad. . a These nogds W11} be maintai.ned by the County upon the Coun- ., -acceptance of the offer of dedicat1on. Alternatively, 7 ‘ wd s .not accept this offer of ded1cation, grant' , " project entrance. road. to _Bench D ' , ‘.,- p1fihsnfbr'Pidfinifiginébfifment ;{:‘y's;7f hd*approva1'prior to issuance of anygd c deveIepment agd install. the following BouIevard entrance or approve a "no 1eft turn“ $1gn at the 'Ktjb. fiLDD-db "' rage ll V p ,Seascape Benclflands Speg ‘ic Plan ~ " ATTACHMENT 2 Conditions of Approva1 ’21 b. Undertake further geotechnica1/soi15 investigation of the project v inc1uding recommendations for grading and foundation design. c._ Submit preIiminary Grading and Erosion and Sediment Control P1ans in accordance with the Grading Regulations (Chapter 16.20 of the County Code) and the Erosion Cantr01 Ordinance (Chapter 16.22). . Incorporate those erosion contra] measures recommended by the project EIR. Find] p1ans sha11 be submitted for review and ap- > prova1 prior_to issuance of bui1ding.permits. Id. Limit grading activities to the dry %eason as recommended by the EIR, or prepare a separate winter ernsion contra] plan and submit a bond to ensure implementation of ths plan. "e. Require buiIding setbacks as specified in Recbmmendation Z-a. ' . 7 1 7. ARCHAEOLOGY v a.‘ If artifacts are uncovered*during'gfiad1ng operations, aiI grading .. activities in»the immediate area of the find sha11 be halted in ‘accordance with Section 16.40.040(afi of the*County Code, and a qualified archaeologist retained toldetermine the nature and significance of the discovery and if fu11 retrieva], partia1 ‘ » - retrieva1'or no retrieval is warranqed. _ "‘ ‘ b. Shou1d artifacts of archaeo1ogica1 dr historica1»significance he 'V revea1ed,,record findings with the State Archaeo1ogica1 C1earing- ’house and the Regional Office of the Ca1ifornia Archaeo1ogica1 Site Survey, 1ocated at Sonpma State C011ege. ‘ar A noise anaIysis shaT1 be undertakefi by an acoustica] conSuItant :1 and required noise abatement measures incorporated into the buiId-‘*y ‘ing and site design. 1‘ f ‘ 1 . ‘ ‘ In. b. Restrict hours of operation of heavy equipment during the con-‘ struction phase to weekday working hours (8 - 5 p.m.). Locate ' stationary equipment as far from,existing residence as possib1e, .qr erect temporary noise baffles near noisy equipment to be oper- ated near Sumner Avenue. r r » 9. ENERGY CONSERVATION h; -CdeJywwith Tit1e 24 of the CaIifornia Administrative Code 7 ‘ requiring energy conservation.r .' LN.“ ‘ r w - - > - -. 4 ‘.%:,.N_m..x.-,.q.w,..u.4.,- AV”; Res. #155-88 - Page 12 , Se‘asgape Benchlands Spr Fic PIan ATTACHMENT 2 ‘ Cond1t10ns of Approve] 7MB b. Submit energy anaIyses of a1] building designs proposed as part‘of the project and include‘conservation measures to achieve maximum energy eff1c1ent design. Combinations of the f011owing conserva’ tion measures sha11 be inc1uded as appropriate, as determined through bu11d1ng permit applicat1on rev1ew: o overhangs over glazed areas, v.0 energy-efficient glazing, t .o natura1 lighting, -‘- I Iwo: trees for natura1 shading and wind break, where possible, 6 solar co11ectors for hot water and p001 heating, ’ , o high 1eve1s of insulation and infi1trat1on contro1 measures, 'o energy efficient outdoor lighting such as high pressure sodium 1ights, r L _ ' o time c1ock control of-automateé enefgy management on majo} energy equipment in commercia1jfac11ities, _ o heat pumps for space condition€ng,y - I o ha1f-switching on indoor»11ght1ng, ’vo -so1ar'ce11s for contr01~of outdoor lighting, -‘- o céntraI pIant for space afid water conditioning, 1:0“energy-eff1c1ent fire p1ace design.. r ».1’0. Pumc SERVICES ' ' ‘ ‘ Hater ' V 1 ' » I a. iProvide engineered improvement*p1ans approved by the Soque] Creek ‘ County Hater District and_Aptos Fire Protection District. f . ‘.._‘ . _ ._ b. ImpIement water conservation measures in accordancee with Santa Cruz Couniy and Sequel Creek Water District requirements. Sanitat1on , c. .Submit engineered sewer imprbvement p1ans for review and approva1 by :he Santa Cruz County Sanitation District. Siting of sewer Iines Sna11 be subjeCt to Planning Department and Sanitation Distnict approva] ‘ . nmwqumm.w" ?gzzszfziesfhisssffie 'c ATTACHMENT 2 d. The cost of a11 sanitation improvements necessary to serve operation, management, use, repair and maintenance of a1] common areas and facilities, i5c1uding a11 structures and 1andscaping; M , 1 ~2. The CCR‘s shal] requ1re centraiized. 24 hour, onsite manage- »ment of a1] facilities. w1th each complex, and may incIude a separate management for each of the two hotel comp1exes; The CCR' s shal1 requ1re onsite security systems, 1nc1uding regular patrol of the beach access parking, trai1 system and““ vista overlooks;' A “:*~ “w -i- 4. The CCR's sha11 provide that the property shal1 be deve1oped, operated and maintained so as hot to create a public nui- sance; L5.” T_he CCR's sha11 require ma1nténance of ons1te improvements »' reQUired by the County-; '”" g .. . i , 6.'-The CCR' s sha]? render the project subject to the nuisance ?Mwaabatement~procedure*set‘forth in Section 1. 080. 050 of the County Code and sha11 conta1n a copy thereof; - The CCR' s sha11 a1so contain any other provisions app1icab1e _ lhfimg enproaect. 1nc1ud1ng any easements or other conditions;' “ 8 The CCR's sha11 1imit owner occupancy of a unwt as discussed " 1n 1. a. above; ' j‘; ‘ . ~~- 9.' The CCR's shal] make the COunty an enforcing agency thereto, and sha11 be enforceabie by the County prior to and after the 'ssuance of bui1d1ng permits; ’ ,_Ihe CCR shall requ1re the Owner of each un1t to enter into ;.an arrangement with the céntra1ized management to provide uqfor appropr1ate co]1ect_ion of Tran51ent Occupancy Taxes ' ;’ ‘ due the County.l ‘;_ . ”-”" ‘“ "”"” w m..." .- ”-4,. .3. b. Prior to 1ssuance of bu11d1ng permits, a management plan shal] be u ‘ subm‘ltted ’for review andfipproval by the Flammg Department for "‘“*“‘a11 aspeCts 6f the flave1opment; 1nc1ud1ng: *r‘ "geIS. #1535-88}~- Pa e 15;) A 7 eascape ench ands p( ‘ic P1an Conditions of Approval TTACHMENT 2 ?w3 1. CentraIized, onsite management at a1} times for the ma1nte- nance and operation of a1} facilities and property on each hate} complex (includ1ng visitor accommodations, restau- rants, shops, and meeting and conference faci11ties). Such ~ management sha11 be provided by the property owner(s) or a management firm under contract to the owner(s) or owners' association. . 2. Management of a1} visitor accommodation units for short-term . %uccupancy, with occupancy limited to not more than 29 consec- utive days or 29 days in any One caIendar year, except that sing1e-ownership units may be occupied by the owner(s) as ‘*" described in 1. a., above.' ~\"Me gax. 3. The management sha11 c011ect and subm1t to the County the TOT * on a periodic basis as provided for 1n the County Ordinance ' (chapter 4. 24) and sha11 submit a p1an for such co11ection' and payment to be approved by the County. ’M'Di' WU“ ’NN‘l!‘iv ti-«ava1m ‘trw-4hh A_{Am-r n-uwn .wrm' u'u seascapé 7 ' ' BL/LN/ng ‘ _ .:. 1“ 5‘1 .A >. Res . ‘Page 16 #155-88 » ATTACHMENT 2 Site Designated Specie] Circulation Public Number & Uses Development Requirements Access Description Standards Requirements 10 Affordable Capito1a Road 11 . Granite Rock 11 Alternate Use Granite Rock 13 . '1 Sgfiwan L_a.! I 1 . 0 P 2 8 - 2 3 1 - 3 1 . 3 2 ( E ) R e c a d d N . P R ' - - 2 1 E a s t c l i f f / r l e a s u r e r t 0 . 2 u 3 2 ~ 2 4 2 - 1 o P . n - - ' P u 2 1 E a s t c 1 1 f f / 3 7 t h A v e ' 0 . 3 w 3 2 - 2 s r - 0 2 . 0 6 . o 7 . 1 0 U r b o s A d d P . n _ P R r R - o S i t e s D e l e t e d f r o m G e n e r a l P l a n c 7 t h / v a k fl t H a r b o r ' P 2 6 - 2 1 1 - 2 2 . 2 5 , 3 1 , 3 3 . 4 2 n . u r b x e d d e l e t e N P r . R n - 4 n n ~ 4 P 2 6 - 2 1 1 - 1 9 , 2 0 , 4 3 . . N , n r b H a d r ‘ d e l e t e n _ . R n - a - - r 2 s ~ 1 5 1 - 1 1 . 1 9 . 2 0 . 2 3 . 3 9 u . o r b H a d d e l e t e u R n - 4 - - n 1 4 t h / M e r r i l i } P 2 7 - 2 3 1 - 1 5 ( S t a t e ) N . R e c d e l e t e u ‘ P R - - - i r 3 E s s t h / R o l a n d u 3 2 ~ o 4 1 - n x ‘ , r . u U r b n e d _ , r n R n - J _ m g > { z 9 6 9 3 ' s a a 8 8 - S S I # ZiNawmvu v Exhibit 4 Ordinance 3994 5x hibuv H ORDINANCE N0. 3994 AN ORDINANCE TO AMEND CHAPTER 13.10 0F THE SANTA CRUZ COUNTY CODE REGARDING VISITOR ACCOMMODATIONS, T0 EXTEND THE LENGTH 0F STAY BY OWNERS 0F SINGLE OWNERSHIP UNITS FROM 45 DAYS T0 90 DAYS UNDER CERTAIN CIRCUMSTANCES FOLLOWING LITIGATION The Board of Supervisors of the County of Santa Cruz, State of Ca11- fornia, does ordain as foiIows: SECTION: 13.10.335(b)3.; is hereby amended to read: 3. Permit Conditions A11 Deve1opment Permits for visitor accommodations sha11 1nc1ude the fo110w1ng conditions: (1) A11 visitor accommodations units sha11 be managed for short-term occupancy with occupancy 1imited to not more than 29 consecutive days and limited to 29 days 1n any one ca1endar year by an individua1 or group of occupants, except that sing1e-owner- ship units may be occupied by the owner(s) up to 45 days in any one ca1endar year. Not withstanding the foregoing,_visitor accommodation units described as follows may be occupied by the owner(s) up to 90 days in any one calendar year: units located on coastal b1uff property which has been the subject of Iitiga- tion in which a remittitur was issued by the Ca11fornia Court of Appeal on or before Apr11 25, 1983 1n a decision requiring the County of Santa Cruz to grant e1ther "compensating densities" 1n excess of ”the Base densities“ thereon, or to grant "some other transfer of deve1opment rights," and which iitigation has been sett1ed by Stipulation for Judgment and Judgment Thereon.” (ii) A renta1 contract for the short-term renta1 of a11 units sha11 be maintained at a1] times with a professional management firm approved by the County. Such contract sha11 contain occu- pancy restrictions for Visitor Accommodations Units as specified in (1) above. The renta1 contract sha11 be estab1ished prior to issuance of bui1ding permits for the.project. Orq. No. 0rd1nance 3994 to Amend Chapter 13.10 of the Santa Cruz County Code See also: 13.10.690 11/23/82; (iii) Centralized, on-site management sha11 be provided at a1] times for the maintenance and operation of the visitor accommoda- tions, related fac111ties, and the property. Such management may be provided by the property owner or by a separate management firm under contract. P1ans for management sh611 be submitted to and approved by the Planning Director and a Transient Occupancy Tax Permit obtained from the Treasurer-Tax Co11ector by such management prior to issuance of bu11ding permits. (iv) Deed restrictions running with the property and 11miting use to short-term occupancy and providing for the maintenance of centra1ized rental and management of the faciIity sha11 be re- corded prior to issuance of bui1ding permits. (v) A11 visitor accommodations units sha11 be subject to any County Uniform Transient Occupancy Tax Ordinance or a specia1 tax on time share units, camping units, or other visitor accommoda- tion units. Reports of the occupancy of Visitdr Accommodations Units together with payment of transient occupancy taxes or any other taxes due from the use of visitor accommodations units sha11 be made in accordance with Santa Cruz County Code Section 4.24.080. (vi) Visitor accommodation projects sha11 be eva1uated to insure that a diversity of a11 types of visitor accommodations is pro- v1ded 1n the Coastal Zone consistent with Loca] Coastal Program Land Use P1an policy. Visitor accommodations projects on Priori- ty Sites sha11 primarily provide accommodations avaiIable to the genera] pub1ic. (vii) Visitor accommodations deve1opment in areas designated for Coasta1/Tourist Commercia] use sha11 not adverse1y affect the integrity or level of tourist services in the commercial centers. Regulations for Visitor Accommodations Special Uses in Section et seq. (0rd. 339, 11/23/52; 3277, 7/27/82; 3186, 1/12/82; 3344, 3432, 8/23/83) This Ordinance sha11 take effect upon Certification by the CaIifornia Coasta] Commission. 0rd. No. 3994 0rd1nance to Amend Chapter 13.10 of the Santa Cruz County Code PASSED AND ADOPTED this 6th day of June , 1989, by the Board of Supervisors of the County of Santa Cruz by the following vote: AYES: supEmnSORs Beautz, Levy, Mehl, Keeley, Patton N055: SUPERVISORS None ABSENT: SUPERVISORS None ABSTAIN: SUPERVISORS None ATTEST: C1e of the Boar APPROVED AS T0 FORM: o DwIGH L. RR County Counsel DISTRIBUTION: County Counse1 P1anning Department County Administrative Office visitord/Blfi Exhibit 5 Permit 88-0522 and Conditions oprproval Exhibit 5 LCP Amendment 2-89 and Correspondence Relating Thereto -’MADELYN GLICKFELD ‘szgvssnacELvaquu_ 'BoNNIE "£1? -. WORNIA COASTAI. COQSSION 5:1 mud 5mm, Sen hunch“ 94y . om 5m"-NW6 MIcHAEL Huauun. CHAIRMAN ‘ (J. HARnsasou. ALTERNATE) RoasRT FaAucn. Vic: CHAIRMAu (a. nccanrnv. ALTERNAIE) - . LILY CzavAnTEs - - v (J. Hxsstfixcu. ALTERNATE) (J. Dtaz. ALTBRNAfsa May loan (J..avu£fison. °AL72RNATE) MAX nATHAKSON (B. KNAPP. ALTERNATE)_ é ALTERNATE) 7 bsno '* RAus‘oaTATIDN a‘aousxns'AeaucYVI Dw saunas: 63 L. RASMUsseu. STATE LANDS cannxssION ‘xzcuwxvz n:nagtonl‘.- DAT;: Th Rs Av.‘ f”“ Fa¥na$. nsc- _ 15 731-“? 3? 8°»??? 133%; I : . 3.. TH 8 DAY 3:88 A.M.. FRUMY s _ ' ?LACE: AT»: RAL H HQTE- , en. "2’53 at: L ' SAN FRANCISCQ (AIS) 776-8200 0mm I 5. 1989 (This pa fies 90.19. nag; fin f. @ff E 2) mind North Gurney Ian'd nu Plan-and mrzeaonding Imlsuentagi'on Plan.'oxdihanées 'tp mm q cvarni'rnxz. COAs'r Anzh' . . ' %itoh Plan Imam!» NO. 1-39. ' o mptolatqmndun Use? nu; shy not be final; $6 Addendum sheet.) t'esuhntte mlmntat on Progr “including Zoning-owinawe, naps >6. C3 Tussmv. naczuaan . v vs.‘_ mm. masts"; mews nabs), see -m mmss description on page 20., ' suntauuz co. w~mmt so..«2-89., mm beam; undiaétimpn requeét by - . - z m ‘ em ation'portion o‘f its local mastal Program , ‘. y _ I tbiriwré‘asg .12!!le ct. mirebysqmezs o: certain visitor 'aec‘modauon units trons IS‘to‘so days. (mfgy r ~. . . r . _ . ' an request by City ns. (JC-SC) I' ls'aMact'ionon ‘ , - Santa Cruz manty,‘ ”emu: No.‘ 1-89. mblic beating on Ee‘guest b'y ibntezey County to cert ‘f “ "ID to: s - 1) Amend Iupiuentation ?lah to lode: urinal Meadows height. limit ta 18 feet; I ‘ permit roads am bridges thripa'ria‘n corridqrs 1n lmsted immesz(mesc). v r _ 5 ‘ > V V a lication No. 3 r t Les, nc. Avenue, . Highland liéation No. 3 Meme; Highland Proper 1cm .Inc.-, Properties. Inc“: ' neutron no; 3494166 '( " ' ‘ memos. 's'ee mm mama‘s" description oq page 20; . . ‘ 49-158 ( ‘ r, sau‘moh say). nppn'ca‘ci‘pn o: John -P'eppe_r or 3mg es m‘y m a interim hater bell. at 5,88 Silver Park subdivision, Bax Moon 39y. San Hateopmnty'.’ (Js-fic) 49-159 ( z‘, salt. noon say) Agapnqeion 'or John pepper ' ‘ _ n9 r wily hue i imerim watt: wen, at 636 Highland Park Subdivision, Hg]; lpar‘n Bay, San Hates munty. (Js-sc) V x, Bali'lioon 35y)" Application of John PEPPE- , ,Ir. or s m‘r wily hm a interim w‘ate; Hell, at 671 Btghland Avenue}- uigmand park smam’s'ion, "salt wonjaay. san'uaceo‘qunty. _'(Js-.sc) > nation No. 3 Prayert es, ncu avenue, aighland Properties, Inc. Avenue, HI hlang mil: Vmpdfivipuign. Bali bon'pay,‘ gab gatelogmgty r, salt Moon hay) Application of John Pepper e-Hauly hand i interim mtg: wen, “538 Silver s‘zi‘qion. Halt roan Bay. sanuateo canary. ‘V (Js-esc) i 49-161 i or~ a .ns Park Subdi _ ' x. m: noon say) .wp11catio¢,q: shun mp2: £0: si‘mléf‘ 1y ran; a intern: water well. §§‘3648 ?flvgx)‘ JS-$ miidtion No. 3489-163 (%;r, Bali Mommy) Appficati‘o‘r; of 3651K Pippa: - I Proper! as; 1m. 9r g Islet 1y house a interim water went at 505 Etgh‘land Avenue; manna gaucaucri No. 3-8941“ (%’ 'r, Hal! man Bay) v 'Afipliatiqn of thn PW: . ropettxes, Inc. o: a ng e- ‘ lyjune i interim water well. at 660 Highland Park subdivision. Salt men Bay, sa‘n Mateo unity. (Js-s'c) 1“. ' u Avenue, Highland Park' mbdivlsion, Hal! mod Bay, San m_at'go mnty.’ (Js-sc) licacion us. 3 e 6r 3mg e- 49-1'65 (made, autumn s'ay) .Appncatioh o: imam t «cairn ' 5 interim water well, .at 629 Highland Avenue, 319mm pays: subdivision, a_au noon say, sap meg aunty. (354:) lication No. 3494166 (Petersoh. m1: Ibo}: Bay) Application of Peter Paterson Io; sfng‘Ie-ffi» 5y m' I- meerfln'vater well, at 527 silver Avenue, Highland Park albdivision‘, Bali voon hay, San Mateo County. (Js-sc) , . , r ~mnoation No; 3439-157 (Lamr. mt roan nay) Appliwuuqv. o: John pepper ipz'u'petties, Inc‘. for s nglle-tunily hm a interim water well. at 672 silver Avenue, raighnnd Park Subdivision, Half Moon a_ay, San Mateo County. (Js-SC) c2:5.939%:9mm? TEXT. t: mas . q# ml EXHIBIT “D". ' v. . AUAcHMENT 3. Sof5 a 0mm: om (19/ Viz .mnr'o Sections m mnéed 7 7' 601mm m :Iam-1: mines“: . tuition: Ire shown is um . BY. mass0Fngllflii UNDER CERAIN CIRCWMCES FOlLOHflE Llflfl‘mur The W of Sunnis": of the county of 3...“ m; mu o, cub -.fornu. don mun u fungus: - SECTION: 13.10.336(b_)3.3 1: hereby «ended to- read: y . 7. ,» ’ A11 cement»: hum for fisher accomoiottons mm 1mm: thufo‘lIMn‘g 60nd!”ens: i MI visitor tcau’uodations units shun he named for ghgrt-ton“awning ”gain mm Hanna to not Ida. thus 29 L ' .>‘__U 5 » H vi .L «‘1‘. ‘1 ' - u!”Bmmrqwfiuwmtfmwmmzm‘m 132x13! mmjwmmrwmw ..- r Z ' H- KI‘T‘EEEV‘XEITT’ WEELfiflihafifig ‘33.. rflnmmmsmmm‘m » ”WJZLEIfiLTLmrfimIILiifiT? ‘T‘EW‘W? l;~ -' manaurxl 41‘5” t. (:q A rent“ contract for the shaman rum} of an unitsm1 bu aiming! ,ab a1 kiln incl: a profusion? t _v .nn cyproud by the Coon Such unmet mu contun new- } pm restrictions for V1: tor With»: Units Is ukifled\ _ in (11 above. 1M mtn‘l contract slum In «tammud prior toissuance o! banding permit: {or the proJ'n'ct . 188 asidm'svm (f .. ' ”’3? fig g'wmm" miter: "a" . P-f'a éof5_ _‘ 5H MumRNIA COASTAL OOMMWON F‘‘- mci-firfi. mi I,- him Q. 089; wits“ 33m cmIr. Mira of Suumxm 701 emu Stu _sum em; a flow - ' ,~ _' 9n? 0M1mrtoll Pltflht on numb» 12-. 1m«a cum: common '“""9mm o: 4; .. 99m I mpgm 1m ‘9' n1 hum 1am ' 7 . r ‘ . . . cc: amInnmanna“”9“ m5 r I I f.“ u ; U _ Susénaggnru. augéfcgtqsfiwl . . u . '_ ,.on , F. ‘ ; _. .fluWm hitch!” n ‘ _ ' ' -T ' s fl, > 1m i ‘ m "en m, 49 8 19m 8 8 2EX!!! ‘ . SEASCAPE RESORT Phase l of 3 PRORAT ION SCHEDULE ‘RORKSHEET umber of Units ‘85 Section I Variable Assessment computition A. Variable Costs Dascflption Monthly Cost l. Insurance ‘ S 1893.50 2. Omsuc Gas (1f cannon) S I 3. Domestic Hater (if cannon) S - 4. Pam .s 499.43 5. Roof . S 190.18 6. Hot Hater Heater (if comon) s 7. Other _$ _ tom Variable Costs s ‘25:":(11 fl ‘ r » W »- T - w- B. Total livable square footage of an units fm‘cqndoniniunyun: ' 92354 r c. Variatfle Factor (variabie mnth'ly cost/square fqogageivgrga‘h‘ll; flour): .0279762 Secfion [I Equa‘l Assessment Computation ' A. Tom HontMy Budget s 22536.12 Less Varlalfle Cos, g 2583.11 Tote! Monthly equal Cost: 19954.41 B. HontMy Btse Assessmnt: f 234.76 (total nontmy cost/nnmber of units - month y base assessment) Section Ill Assessmeht Schedule Total - Totali of Unit ‘Varhb'le Variable Base flonthly Honthl;Un‘ts Size x Factor - Assessment + Assessment - Assessment Budget A. 27 604 x .02198 - “Jo + 234.76 - 248.86 s 6719.16B. 29 GIG x .02198 - 17.23 4 234.76 - 251.99 ‘ . 7301.74.C‘. 28 728 x -.02198 - 20.37 + 234.76 - 255.12 V 71‘s.“D. l (M98 x .02798 - 1132.98 + 23L" - 1367.71! 1.361."f. 0 0 x .02198 - .00 + 234‘.“ - 234.76 ‘. oF. 0 o x .02798 - .00 + 231.16 c S 23¢.“ .00 VERIFICATION 0r COMPUTATIONS Total Month'ly Budget {Sectinn II! : 22538.12' Total Hontlfly Budget Section HA : 22538.12 * Total assessment x number of units of each type. Sectién W Variable Assessments Highest o Lowest / Lowest u x Assessment Assessment Assessment Differentia‘l 1367. 74 - 248.86 / 245.86 - 4.50 Z.‘p-..--._.--- -.-..-.-...-- ............ ------..---- RE 623 gkev. 08/90) FACSIHIL Page l4 of H lofz vol. 4981mé 883 SEEHBFRE SRT Phase l of 3 RESERVE PRORMION SCHEDULE WORKSMET “umber of Units Section I Vartab‘le Reserve Assessment Computation A. Description Hontlfly Cost l. Insurance S 2. Domestic Gas (if common) s 3. Domestic Mater (if comon) S 4. Paint 8 499.43 5. Roof S. 190.18 '6. Hot Water Heater (1f cannon) 3 ~ ‘l. Other ‘ S ' ' tom Vartaue Costs ' s 690.21” B. Tote] ltvabIe square footage of a'Il units from condominium pun: 92354 V c. Variable Factor (var. res. monthly cost/square footage-variable factor): .0014735 Section II Equal Reserve Assesment computation ‘ A. Tota‘l Honthly Reserve Budget S 1654.31 Less Varmfl1e Reserve Cos z 690.21 Totfl Monthly Res. Equal Cost 96‘ .10 «um 8. Month} Base Assessment: S ll. 34 (tota‘l'vnontth reserve cost/number of units - monthly base assessment) Section [II Reserve Assessment Schedule Totai Monthly Total Monthly l of Unit Variable Variab'le Reserve Base Reserve Reserve Reserve Units Size x Factor - Assessment + Assessment - Assessment Budget} A 27 504 x .00747 a 3. 77 + 11.34 - 15.11 S 407.94 B 29 616 x .0014? - 4. 60 + 11.34 - 15.95 462.44 c. 28 728 x 00747 - 5. + 11,34 - 16.78 - 469.93 D l 40498 x . 0147 - 302. 66 + 11.34 - 314.01 314.01 E 0 x .00747 - .00 + ll 34 - z ll. 34 g .00 F 0 0 x .0014? - . + 11.34 - 1!. 3t .00 VERIFICATIOII 0F COHPUTATIONS Total Monthly Res. Budget Section III}: 1654.31' ' TotaI Monthiy Res. Budget Section IIA : 1654.31 * Totn res. assessment x number of units of each type. Sectibn IV Variable Reserve Assessments Highest ~ Lowest I Lowest - x Assessment Assessment Assessment Differential 314.01 - 15.11 / 15.11 - 19.78 x--.9-..~..--- ..... a ..... .. ..... 0.----- -_-.'..---..-.- RE 623 éflev. 08/90) FACSIHIL Page MA cf 14 Zofz Val. 4981M 884 STATE OF CALIFORNIA l 0“ ' ~ . ' I&befow mo. the undersigned, I Nomy Fubiic in and for shld 0mm? *1 ' " " . A . . I appeared Matkfloleo‘mb. personally known Io me (or proved Io me on the hula of ‘ acto‘r‘y evidence to be tho President of The Holcomb Gotpomion tho corporation who amt! the within slrumenu u one ol’ the partners of the ptrtnership that executed 1h: within Instrument. aid partnership being known to nie to be the general partner ofSempo Resort, 13¢, tho limited partnership 11m muted the within instrument and acknowledged to’ me that such pannmhlp executed Ihe saunas such-genenl partner and that such genera! pannerchlp and that such liniimd partnership executed the same. * - mmass my hand ma omcw seal. . MARY w: . . Fun KEELEY ‘ (Firm DISTRICT) Michaei wornum._ ”ha; . J _ - CéIifofnia Coasta1 Commsmn 531 Howard,_$tr§€t 94105 San Francisco; , I . EASE m ANNUAL owNERSTA!RE. gig?“ CR”; comm MAJOR AMENDMENT 2-89 Dear Mr. "0mm and Membersfi pf, the Fomission: d that thestaff of the_ Ca‘Hfornia Coastal Comission ha agcgfigjgnt’hat the Comission reaec‘t the certification of an amendnslent to the Santa Cruz Colmty LOCI“ coasn] "99’3“ ”hiCh'VOU'ld increase the maximum “mu“ stay f0,- a particy ar type of v1sitor accommodation. For the reasons s-et forth b910,“ and gs 1s exp‘lamed moreflmy 1n the attached letter from the County Manning .D1recgr. we are convmced that the amendment is funy consistent with the certi ed |_.and Use P'lan. Ne do not agree with the concerns rm-sed 1n the Commisswn staff report. . . uz,c°untyv LCP currently allows singIe ownershi visitor lggosggggtggn units to be occupied by the owners for up top45 days each caIendar year, with ocgupancy limited t_o not more than 29 consecutive days. The proposed amendment, which effectively appHe§ only to the Seascape Resort project, would aflgw owners to occupy then- unfts-up to 90 days per year, whne maintaining t e current limitation of no more than 29 days of consecutive occupancy 'by wners‘ . ' ' e Resortfimjec't’ aPPmVed by bOth Sgnta Cruz County and the Eggsiglwggmission 1n 198.7' ”mvwes a ""‘que "5”" serving accommodation for the County. The pt‘OJeCt 35 appmved includes conferenc‘e and banquet facnities, a restaurant and swiming 9001‘s. _The project aIso inciudes the ‘ dedication of beach PVOPe'W- 3M the construction of pubi'lc access and recreation improvements, ineludfing beach access, Muff trans, vista point overhoks, and dedication and devehpment of a nine acre pub‘Hc park and 50 public. beach access parking Spaces. The project also prbvides a mix of. studio and one bedroom units, as wen as a numbgr of two bedroom family ' unns. As such, the Project carries out the-obaectives of the LUP by . - f visitor accomodation'fa 111 1 ' 1 creasm the dwemty ° C t es, and by. paovidinggprivateU-Wndw dEV91°Pment 0f these facilities. Michael Hornum, Chair 7 ' 7 Ca1ifornia Coastal Commission December 7, 1989 Page 2 The attached Ietter frCm the County Planning Direct or responds in detail to the concerns expressed in the staff rep art. Ne would e mphasize in particuIar that we intend the amendment to mainta in the existing 11mit of no more than 29 conschtive days owner occupancy, and that there is no reason for confusion on this point. , The proposed amendment is consistent with the certified coasta1 Land Use Plan. The LUP does not impose any restriction on length of vis1tor stay. The amendment is totaIly consistent with the LUP' s designation of the Seascape Resort site for visitor serving use. Ev en 1n the un1ike1y event that a1] owners use their units for theg full 90 days a year, each unit wi11 be lega11y avavlabIe for renta] the.remining 275 days per year. In conélusion, we reiterate that the proposed amendment 15 campIeter in canformance with the certified Land Use P1an. Th e amandment in turn is re1ated to a project which is important to the Coun ty. Very tru1y yours, "TTON. Chairperson ‘Supervisors ‘ GAP:ted' .Attachment 56:“ Clerk of the Board Planning Directar 1’03“. ' I I PLANRI‘NG D‘EPAgTHfiN‘Ti. V, ‘c' 0 ‘u MTYOF :s' A NTAfiRutz 3 ~ . ' soveannEmAL csmn ' , 70; qcm‘sra‘isriswangtr‘cnm‘oknin 'r 95055. I". ‘I ' ' n.9vgmber ‘29; lags; 3' L. ' Mr; Michae'IWm'numg ‘- Chairman» . 3 . __ l; California C'aprimh Conm‘lssrion 57.0 Riviera C1rc1e ' .' ' ' Larkspur, Californ1a794939 , . , , I ‘ _ ., 5 .RE: :‘EXR‘ERSION DE___HAXIMUM VISITQR;$IAY,LIMITATIONS _. ‘ 'l ' " ‘ . SANTA-‘CRUVZ'CQUNTY MAJOR‘VAHENDMENTSEZVT‘SB, ', " ~ v - I Dear v Chairman Hormm. and' pogstal Com1,s-s1oners: v. _ 3 on December lath...‘:ygu.-.wfl‘l be cqns-idéring anxu-nmfendme‘nt rtd’i-the'j’sfanta‘Cr-uz “ ., V ' gcounty Local {Coastu ngram.,(I,-r9l’)uwh1ch womdextend tug mmmm :agngtt; of- star for omens gt a very limited ysgt gffiSit’or utcomnodationiunits.". Your ' staff has recommended xha-t‘this amendmenthe refitted. "The purpgsepf this ‘ - - 'Ietter- is \to demonstrate that th‘eumendmentcpnfqms with and is adequate 1 . 7- to carryout thg Lcertifjed Lgnd‘llsfe Plan ;(.LUP)‘ a_ndjto respond ,toj sqmqof - -‘ , t_he .._co_r_u;e,rn._s. expressed 1nthe_s_tqff;requrt,ai3n " 3 A ' ~~Thg 1mp1ement1ng' ordinance of-‘t‘he LCPp'i‘pvjades §t'éthe present 'ti-methatv _ 7 v v'l'si‘to'r acjc'onmodation units must'Hmi't occupantygby‘ahy parser; t9 'zg'cof.‘ a secuthe .days,‘ “and 29 total days. 1n a caIendar ye‘nr,fsubject to’the same 29 consecutive dw_;11m1t; (Section 13.10.3350») (3‘))", -1 . . units to occupyftheirunns for up to q camflatiye total of_9'0 days per" - "year versus AS days gutrently.“ whilemaintajning tbeflcurrent maximm’of'ZQ ‘conseCutive. days of o‘ccupancy. Ihg gmeg‘dqgnt by'igs terms affects only a ' ’ unique visitqreserving gccgnmodntiqn, :the‘. Seascape: Rgsortfiprdjefict. .The‘gz '. ‘ i“ amendment 1s. best understood: 1n the contegstyof mg;:_.project.a ’ r ‘ ‘ .Thts' fiefidme‘ht’be‘fofié ’th‘e'touiuii'séi'on vwomrigfjiag o‘vmerirsflcffs'm'gfie oiv'anership The Specific, Planinr. thg senngpe Resort project was approved ,by 'th‘e_ I ' County‘rin) 1987.. .and subsequentlybyathe caustglwwmissmn .jn D‘ecen‘tbgrgfl . 1987.“ The Devempment Bemitwasiapprpved by the County on June 27, .1989, v' As approved. the. rSeaScapesResorrt win consistuof‘g 'm‘ix'nf u‘ses,=1nc1uding “ r, conference center ?and‘ banquet facilities,- restaurant/Io‘unge’, and swimming poms. :The approved project use providesz‘for gqnstruction of pubHc access and recreation improvements inc1u‘d1ng'be‘ach.'lcc.ess:, trails along the b1uffs, vista point overlooks. and improvgments to the‘ Seascape Ngighbor- hbdd ParEQ‘ The rasort W111.c6ntain 280 units, wiih a mii 6fmstudio,'bné ' and.tWo-bedroomrunits. Although the'1nd1v1dual_uh1ts~w111 be 1n'condom1ni-_ um ownership, the Seascape Resort W111 be_configgredins.n resort hote1,' with the units availab1e'to the gehéral public'for repta11when not 1n use by the owners.* The Seascape Resort, with'its resort amenities, and larger 'units dasigned for longer stays and'family groups, prov1de5'a type of . ' accommodation wh1ch is unique.in the County, and'so responds to‘the LCP 9011c1e§ of increasing the diversity 6f,y1s1§or'accomm9dation faciIities; The proposed prov1sion 311aw1ng a 90-day max1mum annua1.occupancy-for unit owners 1s.hot a last minute afterthought‘by the sponsors of the Seascape '. Resort. ;Whén the‘project Was first presented to the;County_for rev1ew, the r sponsors indicated that-the project wQS'planned on.therbasis of a Soeday‘ maximum annua]_owner occupancy..n1though bqth tha_Connty1and the‘sponsors recogn12¢d>that this wou1d requiré‘amendment'of thejLCP; As the.staff ~ ~repbrt.states, the Qogday maximum.annun1 stay origina11y was addressed'in the 1987 appIication.to the CoastaIHCommission, but was not'acted upon for procedural ransons. Ne have been.work1ng with the‘sponsors for severa] years_to achieve this change 1n the LCP;_ Thraughout.thnt period. the, project sponsors have.stated'that 1ncrea$1ng thefmax1mpm'1ength pf stay by 'owners is integral to the des1gn and economic v1hb111ty ofythe-Resortgv HhiIe the County is not in a'position to 1ndependent1y‘conf1rm the necess1- »ty forjincreasing'the.maximum al1owab1e,lengthlof.stay‘for'ownersrto pro- ' vide an economicaIIy v1ab1e project,.the County has a dgfinite interest 1n the long~term“v1ab111ty of the project.- As approvéd._$eascape Resort provides a number of.fac111t1es which serve the generaI public as we11 as 'persons staying at the reSort. These-ihc1ude dedication 6f_beach access, , traiié along the b1uffs, vistn point qurlooks.*dedicat10n and deveIobmentv' of a nine acre pub11c park and 60 pub11c beach acce§s parking spaces. The construction and 1ong-term maintenanCe of these pablic actess facilities 1n ,turn depends on the viability of the project. ,The County,a1so stands to benefit from~the-transient Occupancy.th‘wpich_yj1]ibe generated‘by visitor V stays gt the Resort.?' ‘ $_j- ‘.‘., ‘ -' ‘I'.' H' '.“ " :1 The staff report offers five5fea§dns whylthe'améndmefitvshou1d bé rejected. Far the ;easons 1isted-helow, we‘do not agree that these~nrguments prov1de a va11d_basis for rejecting the Amendment, gj r ,jr‘,~; ‘ The staff report-argues that-thé amendment could be interpreted to.a110w an owner to occupy his unit for 90 consecut1ve days.' He bg1ieVe'that the text df the améndment c1ear1y ma1nta1ns the existing limit of 29‘consecut1ve " days for un1t eWners. ,Huwever, to e11m1nate any conceivab1e confusion'on ' this_point. the County of SantanCruz states'that the amendment.iS'1ntended tp.and does maintain the existing 29 day Consecutive occupancyr11m1t for unit owners. Moreover, the sponsors‘ofrthe Seascape Resort are fully in agreement with'this 1nterpretat1on.- In-1fght of these qlear stateménts. there is no,risk'phat»thg amendment-wi11 be‘interprpted different1y. Sécond,‘thé staff Cofitends that the,gmendment'brovides.forrlbnggrvstays for ' ownérs than 15 permitted 1n other LCPs. However, the staff hQS'not identi- fied'the other LCPs to Which 1t refers..and we are not aware of qthgr LCPs that are more restrictive with regard to length’of stay by owners. More- over. even 1f other LCPs are more restrictive. this by 1tself is not a ~basis for rejeCtion of .the amendment. An LCP amendment must be Judged ‘ . "against the State CoastaI Act and its certified LCP. not with respect to g ‘ ”a the LCPs of other jurisdictions. : . . ,, , V v ” jTh1rd. the staff report asserts that the effect af the améndment H11} be to reduce the nuMber of units availabIe to the general- pub11c to 211 units versus 245 units under the present rule, and that the Cammission must Judge the amendment on’ this worst case bas1s. The staff report aiso argues that ;‘ I the amendment effect1v31y cou1_d eliminate pub11c use during the summer . season._- He beiieve that the wnrst casés is 1naccUrate1y présented. Fur- ther the accurate- way to state the worst case wou1d he 1n terms of avail- r V ab1e days (280 units x 275 days) not 211 effective units.. Due to .the 11m1t of 29 cansecutive days we beI1eVe that pabl1c use wou1d be provided during- the summer even under worst case anaIysis. The project sponsor has 'submit- ' *ted a Consultant' s report estimating that under the 90 day annual dccupancy limit. the average owner w111 occupy his unit .abdut 37 days per year. This "’ ' wquid indicate that approximately 251 of 280 units wou1d be AvailahIe for rentaI on an anhuaIized basis. The same report says that 6wners genera11y .rent out their units during the peak season, and that thesé owners typicaI- f v,=1y concentrate their own use before or after the peak season. Based on g; this information. the_ project can be expected to provide visitor accommodn-. j. ’>t10ns throughout the year. . A . .. . " Fourth, the staff report asserts that whatever the actua] use pattern. the :- - maximum 90 day annuaI octupancy 11mit SuQQESts that the project V111 have a . “partial residentinI qua11ty. However, we do not be1ieve that an pwner‘ s use- for a maximum of 90 days over a year, for a maximum- of 29 days at one time. is “residentiai” but is rather a vacation -or recreation use.- More- rover. the v1sitar-serv1ng nature of the Seascape Resort project 15 rein- ’ ,r Iforced by its resort hate} features, and the continued turnover of occu-‘. y.pahts. both owners and rental .guests. " F1na11y, the staff takes the position that the amendment is intensistent ‘ ‘with the LCP because there is nqth1ng 1n the LCP which provides that a 'Ionger Stay for dwners is appropriate. It is more aCcurate to say that the . . LCP is silent 0n the question of length. of owner occupancy.. There 1s 7* I nothing 1n the LCP which spec1f1ca11y compeis the existing 45 day 11m1t., IAs d1scuSsed 1n our previous 1etters, the Seascape Resort is consistent with severa1 LCP po11c1es. Most significant1y, the LCP designates the ‘Seascape Resort site for visitor-serving accommbdations. For the reasons d1scussed above, the amendment c1ear1y maintains the v151tor-serv1ng chnr-. ‘acter of the site.‘ . ‘ . IHé apprec1ate this Opportunity to address the staff report. ;::_' '_m ' L ' ' Sincerer. ». a __v > '3 {V DIANNE GUiMAui '2 . j . - . ACAD/Planning D1rector V“ ‘DG/JM/dl' ' ' = ‘ 27 ‘1. ,f.‘1 ‘ wornuml/Ola I tcz’ CoastaI Comm15516ners' i. J’ , HolL/Pb Construction a Real Est 347 Spreckels Drive Aptos, CA 95003 - (408) 688-6807 December ‘s, ,1939 FedgralAggpcess ‘ Michaei Wornum = ' Chairman. California Coastal CommissiOn 570 Riviera circle Larkspur, CA 94939 Extension of Maximum Visitor Stay LimitationsSanta Cruz Count! Major -Amendments 2-89 Dear Chairman Wornnm: , In December, 1987 the Coas-tal Commission overwhelminglyapproved the Specific Plan for the Seascape Resort, a projectwhich ptovidespa uniwe set of visitor accommodations as wellas substanti-al benefits to the general public. The proposedLC? amendment containing the Specific Plan included anamendment to allow owner occupancy for up to 90 days per year.but this portion of the amendment was not acted upou for "technicalpreasons. , On Dedember 12th, you will be considering an amendment tothe Santa Cruz County Local CoaStal Program (LC?) which wouldextend the maximum length of stay fdr owners of units withinthe Seascape Resort project as previously contemplated.Despite the fact that this amendment is an esséntial part of a 04010 k2 LJ December 5, 1989 Page 2 project that the Commission has already approved. your staff has recommended that this amendment be rejected. As sponsors of the Seascape Resort, we are writing to explain how the amendment conforms with and is adequate to carry out the certified Land Use Plan (“LOP“) and to respond to the concerns expressed in the staff report. As discussed below. the amendment is important for the viability of the Seascape Resort project. yet maintains the'general public's predominant use of the visitor accommodations. Furthermore, we believe that the staff is mistaken in its claims that the amendment would‘allowv longer owner stays than other LCPs. Length of owner stgy is notuaddressed in the certified' Land Use Plan. The implementing ordinance of the LCP provides that visitor aCcommodation units must limit occupancy by any person to 29 consecutive days. and 29 total days in a calendar year. The LCP also provides that single ownership units may be occupied.by unit owners for up to 45 days in any calendar year, also subject to a 29 consecutive day limit, (Section 13.10.335(b)(3)). The amendment before the Commission would allow owners of single ownership units to occupy their units for up to a cumulative total of 90 days per-year, while maintaining the current maximum of no more than 29 consecutive days of pccupancy. The amendment effectively applies only toythe seascape Résort project. The Specific Plan for the 5e55cape Resort-project waS' approved by the County in 1987. and subgequently by the Coastal Commission in December, 1987. The Development Permit was approved,by the:County on June 27. 1989. As approved, the VSeascape Resort includes a conference center and banquet facilities, restaurant/lounge. and swimming pools. The approved project also provides for ccnstruction of public access and recreation improveménts including beach access. trails along-the bluffs, vista point overlooks, and a nine acre public park. The resort will contain 280 units.,with a mix of studio, one~ and two-bedroom unitsn Although the individual units will be in condominium ownership, the Seascape Resort will be configured as a resort hotel, with the units available to the general public for rental when not in use by the owners. The Seascape Resort, with its resort amenities. and _1arger units designed for longer stays and family groups. provides a type of accommodation which is unique in the County, 04010 U ‘ U Decemberrs, 1989'Pagg 3 and so responds to the LUP policies of increasing the diversityof visitor accommodation facilities. n- . The original sponsors Qi the Seascape Resort had 10mgrecognized that the proposed provision allowing a 90~daymaximum annual occupancy fa: unit owner.s is czltical to theviability of the preject When he project was first presentedta the county fpr réviéw. the project was planned on the baSisof a 90-day maximum annual _pwnen obCurancy, although both theCounty and the Applicant recognized that this would requireamendment of the LCP. We have been working with the County forseveral Years to achiéve thi.s éhange in the LCP. .As the staffrepott states, the 90-day maximum .annual stay originally wasaddressed in the 1987 appllcatxon co the Coastal Commzssion,but was act .aCtéd upon 5b: procedural reasons..‘m . we always have 1nsisted that :ncreas1ng the maximumallowable use by owners is integral to the desim and economicviability of the ReSort. In conjunction with .a confidentialappraisal and feasibilit analysis 6f the prqgject,Pannell-Kérr-Fotster identifiéd two primary markets to puzchaSeunits in the Seascape Resort - the layastment buyer and the -second home/vacgtion buyer, .uith the moject expected to appealequally to bath groups Pannell-Kerr-Ferster also determinedthat the average use bf existing condomzniums in the MontereyBay by perscns buying primarily for second home/vacationpurposés was 65 days per year. .In order to market the unitssuccessfully. 1t is necessary to appeal to both groups of ' a,buyens As discussed in the attached 1etter_. because oi the '5?establ_ished pattern pf usage. Pannell-Kerr-Forster belzeves *"that in order to appear campetitive with other developments.especially in the eyes of the second home/vacat_ion class ofpotential buyers. allowing up to 90 days use per Yea: iscritical, eVen though actual average usage will be much less. Assuring the long-term viability of the Seascape Resort isimportant to both the general public and the county._ TheSeascape Résort provides a range of facilities which serve thegeneral public as wéll as persons staying at the resort. Theproject provides dedication Of beach access. trails along thebluffs, vista point overlooks. dedication and dévélopmeut of anine acre public park and 60 public beach access parkingspaces. The construction and long-térm maintenance of thesepublic acceSS faciiities in turn epends on the viability ofthe project. The heavy burden of the public improvements at 04010 U V LJ December 5, 1989 Page fl the front end Of the development process requires that the project appeal to the broadest pbasible range Of buyers. The County also will benefit from,the transientAoccupancy tax generated by visitor stays at thegkesort. ' 1” ' . ' The staff report offers five somewhat ovarlapping arguments why the amendment should.be.rejected. Fcz-the reasons spelled out below, none of‘these arguments provides avalid basiS'Eor rejecting the amendment; - '- ' “ The staff argues that the amendment could be interpreted to allow an owner to occupy his_unit £9: 90.consecutive days. However, we believe that the text,o£ the amendment dlearly maintains thevexisting limit of 29 coqsécutive days for unit owners. and we understand that the County clearly intends that the 29 consecutive day limit still applies. As sponsors of the Seascape Resort we are fully inragreement with‘the County's interpretation that the amendment would change only the maximum total nnmbervof days of ownerwusa a over the course of a year, and that the 29 consecutive dayll mit still vou;d apply. Second, the.staff cantands that the amendment provides for longer stays for owners than is permitted in otyer LCPs. However, an LCP amendment is evaluated on the basis ofrthe certified LUP of that jurisdiction, not the provisi¢ns of other LCPs. Koreover, the staff's claim that the'amendment would allow for longer stays than other LCPs is not correct. It is notable that whileithe stat: claims that the Santa Cruz County LCP permits longer owner stays than under other LCPs. the staff has failed to identify or discuss such provisions in other LCPs. We have :esearched this,question over the past several years._and our attorneys have recently completed a review of LCPs,with the assistance of other Coastal Commission staff. Based on that review, 1t appears that most LCPs do not have any provisionS~addressing length of stay in privately owned units. Furthermore. many 9f_the provisions we have identified are arguably less restrictive than the amendment. For example, the Hendocino‘cOunty LUP provisions for the village'of Mendocino define a-visitor serving facility ’in terms of no more than 30 consecutive days of occupancy, but does not seem to impose a cumulative annual limit. The Sand City LCP provides that 90% of the units at one site should be available for short term rental of 31 days or less, but does not address cumulative annual use. 040W U > U December 5. I989 Page 5 Third, the staff a_r °e_s_ that the amendment must beevaluated on the a'ssumpt; nthat all t_he- owners will actuallyuse théir unit‘s for thé fu‘ll 9o days ,allow‘gbl‘e each Yeag. and .that the amendn‘xent Will thus reduce the average number of unitsavailable to 211 (out _of 286). She staffi also argues that ifall the owner‘s use their maximum 90 days during the same:mcnths‘, Seascape Resort would fiat be auilable t'o the public atall during these months. Howavér. [the staffi' 's feats have ncbasis in refility, because actual owner use will be far les'sthan 90 day's. ?mell-Kerr-Forster has concluded that: ‘ ' 0 . Thé average amiual use by the "second h'ome/vacation"~ o‘w‘ne‘r of condominiums in the Mo‘ntegey Bay area.generally is About 65 days per: ‘y’e‘ax. 0- Because of its strong resort hotel orientatlon. theactual use of the seasqape Resort units by "second‘ ome7vacation“ buye’rs is likely t'o average about 30days pet year, much less than the Monterey‘ Bay areagenerally. , . 0 The a-verage annual use by the "investment" buyer isexpected to b'e 14 _days per year. ' 0 ‘ Seascape is likely to appeal equally to both groups: _ Therefore. the ov'etallaverage use by owners is - _ likely to be about _22 days per year- ‘ o Owner use in the summer months of June; July. andAugust is likely to he relatively low. because ownerswill rent out during the sumner to maximize theirrental income, while making more use during themonths of April. May. September a'nd October when theweather is still good but rental demand is lower. Fourth, the staff asserts that whatever the actual usepattern. the maximum 90 day annual occupancy limit suggeststhat the project will have a "partial residential quality."However, it is obvious that an ownet' s use for a maximum of 90days over a year, for a maximum oi 29 days at any one time, isnot "residential" in any real sense. Moreover. thevisitor-serving nature of th'e Seascape Resort project isreinforced by its resort hotel features. and the continued 04010 KV/ ‘ K“) December 5.'1989 Page 6 turnover of occupants, both owners and rental guests. Rinally, as discussed above, the expected average actual owner‘usage is expected'to be only aboutvzz days'per year, further diminishing any “pattial residential quality" the.staff~fears. Finally, the staff takes the pcsition that thevamendment is inconsistent with the LUP‘because there is nothing in the LU? which provides that a longer stay for owners is appropriate. It is more accurate to.say that the LUP is silent on the question of length of owner occupancy. There is nothing in the LUP which specifically compels the existing 45 day limit.' The Seascape Resort is consistent with sevegal LUP ‘ policies, including the LUPs designation of the Seascape Resort site for visitor-servinq accommodations. For,the reasons discussed above, the amendment clearly maintains the visitor~serving character of the site. “ We appreciate'this opportunity to address the staff's concerns. We will be attending the hearing.and will be happy to answer any questions you may have. Sincere;y. Mark Holcomb Seascape Benchland Partners_ Attachment 04MB Exhibit 6 Permit 88-0522 and Conditions of Approval HW- pLANNING DEPARTMENT COUNTY 0F SANTA CRUZ GOV ERNMENTAL CENTER 701 o;EA3 sizes? SAnTA cnuz,_cagxfognxh _:95060 August 2, 1989 » Seascape Land Co. 1 Seascape Blvd. Aptos, CA 95003V DEVELOPMENT PERMIT NO.: 88-0522* SUBJECT: APN: 054-261-01 0n June 27, 1989 the BOARD 0F SUPERVISORS acted upon your appIication asfo110ws: Permit to construct 280 unit visitor serving condominium/hoteI facilityincluding appurtenant conference fac111ties, restaurant/lounge, and swim-ming pools. A150. to construct public access and regreation improvements1nc1uding beach access. trails a1ong the bTuffs, vista point overlooks, and'1mprovements to the Seascape Neighborhood Park as required by the SeascapeNeighborhood Park Master PIan»when adapted by the Board of Supervisors. ;F~XXXX;;_, APPROVEU; (IF NOT APPEALED ) See attacheé conditions. This‘ is your permit. , DENIED for the following reasons: _ NOTE: 'vou may require a78p11d1ng permatuto-begin actuaI construction. -Youmay exercise th15»perm1t~on1y after tthIOeda¥,appea1 period 1: ovér. THISPERMIT SHALL EXPIRE 0N June 27,‘1991 IF‘NOT EXERCISED. If you have any questions. please contact the planner at the phone number_11sted be1ow. , v Santereiy. DAVID LEE Assistant Director ’_ Senior Planner 425-2706 Cc: Representative Mitigation Mon1toring Conditions - Pete Parkinson , W .._. _ ,..,v:.-._M ..-\:.,~....I\. .: ( m, e...“ M. .31 .... WV“ -_ APPEALS _ In accordance with Séction.18§10.300 of the Santa CfUz County Code, any interested person may appea1'an act1on or decision taken under the provi- siong of such,Cognty Code. Appea1s shall be made-as f0110ws: Appegis of Détjsjbnsfpf fhé ,' . ’ Are Made to the P1ann1ng»01fecfbr ‘ ‘ “ Upon request far Spec1a1 Consideration by any Board Member I Environmenta1 Coordinator ‘ _' I ?Ianning‘COmmission Zoning Adm1nistrator ‘ . - » ‘Planning Commissioh P1anning Commission ‘Board oergpervisors* Decisions for.projects within the appea1ab1e areh'of‘the Coasta1 Zane may also be appea1ed'to the S;ate Coasta1 Commission‘(Chapter 13.20.110). " A11 appea1s shall be made 1n writing and shaIJ state-thg nature of the application, youfi'ihterest 1n thé matter and thE‘bas1s Upon.wh1ch the dec1sion 15 considered to be 1n error. Appeals and appea1 fees must be received not later than ten (10) work1ng days foliowing the dateIOf the hearing from which the action waS'taken. AppeaIS fbr consideration by the P1ann1ng Commission and/or the Board of Supe?visors sha11 be scheduled at e nex e ' _prenarat1on, procedures, and schedules. ‘ 1n accérdance with Sect1on 14.01.315 of the County Code appears 6f deci- ‘ sions on time extensions of Tentative Maps for m1n0r Iand divisflon shall be made within f1fteen days. ' .‘ ' .I » *CRITERIA FOR TAKING JURISDICTION The Board of Supervisors wi11 on1y accept jurisdict1on of an appea] 1f the presentation of the appe11ant convinces the Board that there was n lack of a fn1r and impartiaI hearing before the Pianning Commiss1on. or that the P1ann1ng Commission decision is not supported by the facts presented or consideredvat the.t1me the dec1s1oh was made, or that there is sign1ficant new evidence re1evant to thé dec131on which cou1d not have been présented to the P1anning Commission, or that there was an error or abuse of discre- tion on the part of the‘P1ann1ng Commission, or there is some other factor wh1ch renders the act done qr determ1nat10n made unjustified or inappropri- ate to the extent that a further hearing before the Board is necessary. 1eve1vi . *’ This project requires a Coastal Zone Permit, the approval of which is appealable t9 the California Coastal Commissidn. (Grounds for appeal are listed 1n County Code Section 13.20.110.) The appeal must be filed with the Coastal Commission within 10 working days'of receipt by the Coastal Commission of notice of local action. Denial or approval of the Coastal Zone Permit is appealable to the Board‘of Supervisors; the appeal must be filed within 10 working days of action by the Planning Commission. ~V"::“-'\ "_"v (7.: 1'. ..‘ 4 - ‘~ '. ‘ i I I - «3‘- numuc: J. fl - I A B‘ ‘ II. I APPLICATION: 88-0522 FINAL anhans or‘APPRdVALFun THHEASCAP: RESORT. ~ This P'erinit 'is‘: foi- the Seascape Resort. It incTudes approva1 of the fonowing development and land use permits: 1‘. A Subdivision Tentative Map to create 280 condominium 1ots,a comon area 1ot, and for dedication of public acc'ess areas;2. A Commerciu Deve1opment Permit; 3. A Coastal Zon_e Permit; Th1s permit authorizes the foN'owi-n'g: 1. Construction of 280 unit visitor Serving condominium/hotel facfi- 1t] 1nc1ud1ng apporten'an't conference facilities. restnu~ ‘rn'nt/lqunge. and s‘w1ming pools, - 2. Construction of pub'lic access and recreation improvements 1nc1ud- 1ng beach access, trails dong the bluffs, vista point overhoks, and improvements to the Seascape N'e1ghborhood Park as required by the Seascape Neighborhood Park Master Plan when adppted by the Board of Supervisors; . ., EXHIBITS A. Tén‘tative Mapp, Tract N. 1274; Bowman and HilHams, Engineers; V ‘dfitéd June 22. 1989. ‘ B. Master Site Plan; Lattanzio and Assoc1ates, Architggts; dated ‘ June 22, 1989. - . , .C. 'flesign Drawings (as revised), Sheets A1-A43; Lattanzjon a_nd . Associates, Architects; dated 4/5/89 et 'a‘l. . .D. Engineered Drawings, Sheets Cl-CIQ; Bowman and mniams, Engi- - ZneeS-s, dated 4/5/89 through 6/22/89 (most current versions ap- ply . E. Pre'liminary Landscape Plan; Karen Aitkem. Landscape Architect; ' dated 5/15/89. ‘ Page Number 2 “ FY fl F. Geotechfiical Investigation for the Aptos Seascape Bench1ands B.C, and D; James C. Reyonid and Associates. Inc; dated June 1988. G. Seaséape BenchIandsiForest Resource Management Plan; Webester andSciqcchetti. - ‘ ' H. Plan of Maintenance for Seascape Resort PubliC‘Beach Parkifig,Trials. Vista 0ver1ooks, Beaches and Ravines; Seascape LandCompany; date June 22, 1989. I. Draft Seascape'Park Master Plan; the Planning CoIiaboratfve;. dated.March 1989. ‘ J. Seascape Resort Parking P1an; prepared for SheIter Sys-tems/Seascape Resort by Rona1d Marquez. f K. Waiver and Indemnificat1on Agreement. ‘ L. Project Phasing.P1an. M. Addendum to the EIR for the Seascape Benchlands Specific Plan; -.Santa Cruz County Planning'Department; March 1989. ExhibitslA through L and_the EIR'Addendum are‘specifica11y incorporat-ed as conditions, except as modified by this permit. A11 exfiibits areon f11e 1n the County of Sante.Cruz Planning Department. A11 deve1op-ment must conform to these exhibits. except as amended by the Condi-tions of Approve] and as foilows: r u______wAU*____4w4Iheapra5ect-Ien%a%4Ve~Map*sha%*“1ht1dde., 1." Creation of a separate parcel for the bluff setback area from thetop‘of the bluff for dedicat1pn to the County of Santa Cruz. ‘ The condit1ons that fol1ow are organized into five general categories wh1ch"carrespond to spec1f1c events. ’The Cohditions within each category must bemet before the subsequent phase of project development can proceed. Moni-toring programs~pursuant to CEQA are indicated. The_five events are: 1. Prior to filing the Subdivision FinaI Map;2. Prior to issuance of Bu11d1ng Parmits; 3. ~During Construction; ‘ 4.-‘ ' i‘- 4. Prior to Occupancy 6f any of the VA units: ‘ 5. Dur1ng on-going operationsr III. The f0110w1hg conditions are required to be compIeted prior to fillingthe Fina1 Map for the Subdivisions. Responsible review and approval.agencies are_designated. - . ‘ I 1. The_Fina} Map and improvement plans shall be submitted to thePInnning Department for review and approvaI before submittaI tothe Departmentrof Public-Norks. A11 improvement plans shall~meet Page Number 3 '- 7"; ‘ I '(‘x the Public Works Design Criteria standards: a1] improvements required 1n these Conditlons of Approvai that occur within or adjacent to Ca11fornia Department of Transportation right-of-ways shall meet CALTRANS requirements. ' 2. Dedications a. Submit proof of recording an 1rrevocab1e bffer of dédication to the County of Santa Cruz for the nine-acre Neighborhood Park site, the 1ega1 adequacy of which has been apprbved by the Coun- ty. b. Submit proof of recording an 1rrevocable offer of dedication to ' the County of Santa Cruz for the beach area to the toe of the b1uff a10ng the BenchIands ocean frbntage. the legaI adequacy of which has been approved by the County. ' .c. Submit proof of recording an irrevocabIe offer of dedication to the County of Santa Cruz for the b1uff setback areas a10ng the top of the bluffs. puinc tra115, and beach access, the legal adequacy 6f which has been approved by the County.d} Submit a puinc access easement to the Ccunty of Santa Cruz for the access road. pedestrian triaI system. and beach necess park- ing area. The County sha11 review and approve A11 pub1ic access ' easaments for. 1ega1 adeunCy. e. Submit proof of recording an irrechable offer of ded1cation to the County qf Santa Cruz for the affordabae housing s1te at the Séascape Uplands. identified us the developabie location de- séribed As “D-82" on Exhibit C attathed to the StipuInted Legal Judgement between the County and Seascape. The 1e a1 adequacy of this offer of dedication sha11 be approved by the aunty. '3. "Grading/Dra1nage‘ Submit finai engineered plans for review and ap- prova1 (Environmental Planning. Department of Public works).a. Racommendat1ons on the feasibiiity af retention ponds shall be submitted. by an engineering geoIdgist 1n association with the project soils engineer 1n a Fina} $bi): Report. If retent1on ‘pbnds prove infeasible due to on-site $0115. a detention system wilI be required. (Environmental Planning and Pub1ic works)b. Fina] En {neared Drainage Pians sha11 bé reviewed and approved by ' ‘3 certif ed So-ils Engineer for conformance with the reCOMMenda« tigns of the proJect‘s F1na1 $0115 Rawrt (Exhibit F). Recommen- dations frdm the F1na1 5011s Report sha11 be recorded as separate documents to the Subdivision FinaI- Map. (M0n1toring Program. ) ~ c. The final Iocation of the discharge po1nt midway down the Bench BIC arroyo and betwéén benches C andpD sha11 be determined by an Engineéring geoIogist and a sci}: engineer spec1a1121ng 1n ero- “ NumBe; "5" vv“7_‘ > ~ (‘\Phéev sion contra}, who shaI] aISo determine the best system of stabi- 1ization devices to be.used 1n the arroyos. (EnvironmentaI P1ann1ng and Pub11c Works Departments). Existing gullies and evidence of erosion sha11 be repairefi as apart of erosion contro1 measures for the project and~sha11 be designated 1n the f1na1 50115 report. (Environmenta? Planning and Public Works). " Final Grading and Drainage p1ansvsha11 fnc1ude supédrting engi- - nearing studies and ana1yses of drainage structures necessary tocontroI erosion. (Environmental P1anning and Public Works). ‘Final grading plans sha11_prov1de for'positive surface drainage from a11 structures. 7 Runoff from the site sha11 not exceed pre-development rates. Final engineered drainage plans, esbec1a11y regarding surface release facilities, sha11 provide for a SO‘year storm event. 011 grease, and siIt’traps shalI be installed to contaih urban.- p911utants. . ‘ ‘ - A11 bu§1d1ng roof drains sha11 be directed to paved drivewayswhere there are receiving drainage facilities. ' The project owners sha1] record a deed restriction identifying the potent1a1 for siope failure associated with erosion andcoastaI‘i ' ' ' recorded on the deed of :11 parceIs and units subject to this deve10pment permit. ‘(Monitoring Program.) Engineered Traffic and Circulat1on Improvement PIans for the folIowing ,improvements sha11‘be submitted to the Planning Department, the De- partment of Public works, and-any other agency with jurisdiction, forreview and approval; “ ‘ a. A 30' wide access road with two 15' wide travel 1anes and a sidewaIk on the oceanside of the road. This road sha11 be signed for a maximum speed 11m1t of 15 mph'and as a shared bicy- c1e route. The access road sha11 span the arroyo between Benches.-B and C by means of a span»br1dge. A11 1nterior roadways shallmeet the requirements of the Department of Public Works and the Aptos/La Se1va Fire District as to width, paving, and 1nsta11a- tion of roadside improvements. (P1anning and Pub11c Works ne- partments). (Monitoring Program.) A northbound left turn 1ane and southbound right turn Iane on Sumner Avenue at'the Seascape Bou1evard entrance; install a “no 19ft turn" sign at the~project exit (Sumner Avenue at Seascapg ~Bou1evard);w»(Pflanning-ahd-Pubiic Works'Departments)."? "" *"“‘“ Page Number; 5 g . m e. f. h. 1. ‘ 3.4.7 -- ~ v vv-u L ' Direction“ signing at the access road and Sumner Avenue direct- ing departing traffic to Highway 1 v13 Seascape Bou'levard. (Manning and Pubnc Works Departments). . Stop s1gns at the project access road at Sumner Avenue; (P1an~ ning and Pub‘lic Works Departments) Standard protection devices, safe pedestrian crossings, and other improvements for the two at grade crossings of the Southern Pacific Raflroad right-of'-way. Th‘é crashg ate for the secondary access crossing of the SPRR righteofrwax shan be located between the tacks and the Neighborho‘od Park ta E1110»: the antes to enter the Park from the project access road. (Manning and Public Works Departments, Southern Pacific Railroad, CaTiforjnia Pub‘Hc Utilities Commission). Record an easement, 'if poss‘lbIe. far a County Trans“ District handicap accessing bus sto‘p she‘lter west of the acce'ss for the neighborhood 'par‘k "at Sumnerpand Via Soderini for future route - expansion. If such an easemént is not possib’ie, a'n uternative 311:2 sha‘fl bé seTected and-approved by the Transit District. The specifications for this easement win be provided by the Transit District. (Manning and PubHc Works Departments, Colmty Transit District). » . " ' ' . ‘ ' ' ‘ 3Prov1de a left turn pocket on San’ Andreas for traffic making Ieft turns onto Seascape BouIevard. (Manning and Pub'Hc Ro'rks De- parturents). Insta‘ll a stop sign at the Clubhouse 0r1ve/P1nehurst Dri‘ve inter- section. (Planning and PubHc Works Dgpartments).' Instafl a stop signs flung Pinchurst to discourage through trafé fic from the Resort. (Planning a_nd Pub‘Hc Works Departmehts).Redesign, construct, and signal 12a the De} Mar/mubhou'se Drive inters'ection'. This shun be coordinated with the signaiizatjon of th'e Highway i offra‘Mps discussed below. (Planning and Pub’Hc Horks Departments, CALTRANS). = - Si-gnaHze the H1 ghway 1 afframps at the R10 Dei Mar exit. Obtain an contracts and permits necessary from CALTRANS to co'nstruct the improvements, The project owners shun bond for the neces- sary improvements pur-suant to Sections 14.01. 510 and 14.01. 511 of theySanta eruz County code 1f 'CALTRANS cannot meet the develop-- went schedu1e for the Resort, provided that the bonds shah provided for annua1 incrementa‘l increases 1n the amount 0f the bonds to reflect future increases 1h cbn'struction costs as pro- jected by the County Director of PubHc Works. The form of the - bond shaH be subject ta approval by County CounseT‘.‘ ‘(P‘Iannihg‘.‘ ’ Pub‘Hc works, County CounseI, CALTRANS). Page Number 6 7- fzenforcing agency thérto, findshaI] be enforceabIe by the County prior to and afterAthe 135n-ance of building permits;’ ~ ' ‘ l. The CC&Rs sha11 specify that a1] VA units sha11 be éubject torentaI when not occupied,by the individua1_owners.. The CC&Rs shall also contain any other provisions app11cab1e to~the project, 1nc1ud1ng any gasements or other cond1t1onsx Phasing shall be approved as a part of this development permit pursuéant ta the approved Phasing P3an. _ PRIOR T0 THE ISSUANCE 0F ANY BUILDING PERMITS, THE DEVELOPER SHALLACCOMPLISH ALL 0F THE FOLLOWING REQUIREMENTS.» ALL,BUILDING PERMITSARE SUBJECT T0 THE FOLLOWING: j . 1. Building and sfterpesign: ' a. The setbacks and-height limits of the Seascape BenchIandsSpec1f1c P1an shaIIVbe 1mg]emented._except that: 1) on Bench D, the maximum height of the structures adja-cent to the northwestern‘boundary of the n1ne-acreNeighborhood Park (DZ) shall be as proposed 1n the ' Deve1opment Permit Application. b. Hood shingTe siding and wood shake foéfingvshaII be utilizedfor the exteriors of g1] structures. ¥ c, i A11 réfiuirements of T1t1e724 6f the Ca1ifdfnia'Adm1nistra-t1Ve CodeIand the UBC sha11 be met. Combinations of the . folIowing conservation measures shalI be included as appro-j.pr1?te as determined through buiIding permit application~revlew: ~ _ :l - . , * energy efficient g1azing;* solar heated poo] and domestic hot water to the maximumextent feasibIe; ' .‘ , * high TeveIs of insulation and infiltration control mea-rsures; _ -,* time clock cohtrol or automated energy management on majorenergy equipment 1n the restaurant and conference fac111¢ties; r A . .- ‘HN a Page Number 9" -~ ?>éi' (‘\ 2. ‘ 3 Q -- n.-1.. * heat pUMps far space conditioning;27* half-switéhing for 1nd00r iighting;* céntra1 pIant far space and water conditioning;* energy-efficient f1rep1aca design. ' ’d. Venti1at1on of a11 under-ground or enciosed parking areasshgll comply with the requirements of the Uniform auiiding .Co e. , e. Project construction sha11 conform to a1} safety standardsof the Uniform Building Code. (Monitoring Program.) ”'f. Vis1bility of roof top mechani-caI apparatus sha11 be mini-mized to the mgximum extent feasibIe. g. Low-row Water fixtures shalI b.e installed for a1] sink and‘_shower fixtures. (Monitoring Program. ) ' - h; S1t1ng of a11 UHF. VHF. microwave antenhas and satellitedishes sha11 be subject to Planning staff review and approv-a1. A sign program sha11 be submitted which conforms to Section 13. 10. 580et sec of the County Code., Project s1gn1ng sha11 be compatible withthe natura? setting and buiiding design of the project; A Final Landscape Plan shall be prepared by a registered landscapearchTtECt and sha11 be suhmitted for review and approval by Environ-mental and Major Projects P1ann1ng staffs. The Landscape Plan shaliincIude planting, 1rr1gation. s-jte prepanation methods, and ail otherappurtenant fac11it1es. The Landscape Plan shall aISO incIude thef011ow1ng: a. > Recommendations of the Forest Resource Management Plan shaII be1ncorporated_ 1nto the F1na1 Landscape PIan. b. ‘ Augment the riparian woodland in the arroyos. Submit a p1ancorrespondin to the FinaI engineered Grading, Draihage, andErosion Contro1 P1ahs containing a repInnti-ng progvam for dis-turbed areas of the arroyog. - c. Ut111ze piah mater1a1s which are relativer drought-resistant andindigenous or compatible with the indigenous vegetation that ‘ occurs an coastal bluffs and arroyos.w.Avoid species whichtflreaten remainin indigenous -vegetation. HhE-re feasibIé re~p1ate Such species with indigenous species. A11 1ands¢ap1ngimprovements shaIl be des1gned and supervised by the project.1andscape architect. d.‘ -Subm1t and implement a plan for eradication of pampas grasson-Site. Page Number 10 f N r f N e. Construct vista‘pdint over1ooks and‘install'benches a10ng the biuff as indicated on the pre1iminary 1andscape plan. Limit the height of trees between the 91 strUctures and Sumner at the height of the buflldings. Maintain the height of trees on the southern portion of Bench D and a1ong therNeighborhood Park boundary (a10ng»the DZ structures) atvthe height of the struc- tures. f » * - A11 exterior storage and'trash areas shall be screened with wood fences or enclosures. ‘ Existing trees sha11 be maintained wherever possjb1e. .Signifi- cant trees sha11 be removed only where consistent with the ap- proved development p1an and the Forest Resource Management P1an. Exjsting trees along the Sumner Avenue frontagé,shown on the project's FinaI Landscape Plan wh1ch do,not survive sha11 be replaced with.spec1men trees. A11 improvements which.requ1re remova1 of addition31 significant trees,shall‘require a Signifi- ' cant Tree.Remova1 Permit. ‘ ' A 1ighting firogram shail be submitted addressing the folIowing: 1) Night Iightihg from the project shalI contrb1 point soUrces of Iight and gIare that cou1d 1ntrude on the residential areas across Sumner Avenue. 2) Low-rise §1xtures shalI be.used for perimeter 14ndséape Iighting. . . ' ‘ ' 3). High-pressure sod1um vapor qr*other efficient 11ght1ng ~ fixtures shalI be used. 4) -' outdo‘or‘nghung shan be cohtrolled by photo-eIectric (soIar.¢g11) contro11ers; I w , . .u ' v Trees shali be $rov1ded in sufficient size and quafitity to ade- quater screen andrsoften the-effgct of.new bu11d1ng p1anes and l'paved snrfaces within the‘first year. This W111arequ1red 24 inch box or specimen trees a10ng the project's Sumner Ayenue'frontage and a1ong the perimeter of_the puinc beach parking'area‘ A minimum size of 24 inch box trees shall be.p1anted to compensate for:n11 significant trees remoyed. - ‘South facing w1nd6ws of bu11d1ngs shall not be shaded 1n the winter. Trees pIanted within 45 degrees of south shall be decid- UOUS. ' ‘ ' Retention bas1ns shaXl be given special Iandscape treatment to create,aesthet1ca11y pleasing outdoor settings. A f11ter stri u‘of vegetation sha14 be pIanted around the retention”ponds;'”““-"“' Application No.:'88~0§32 Page Number 11 ffi\ '5. m. n. f . m. A11 1andscéped areas sha11 be kept in a weed-free. 11tter free,heaithy growing condition. The IandSCape irrigation plan sha11 be des1gned to cdnserve waterand inCIude recyc11ng where feasibie. V A registered professiona1 forester sha11 submit a pian showingthe location df all significant trees to be removed pursuant tothé Forest Rasource Management Plan. Gardening and landscape maintenance activities sha11 he restrict- ‘ ed to the hqurs of 8 a.m. to 5 p. m. Monday through F-riday. Prdor to 155uance of any bu11d1ng permits, a habitat enhancementp1an sha11 be prepared for the wetland/riparian area and submit-ted to. Planning staff for review and apprpval with the FinaI »Landscape Plan. This plan shall include interpretative signage I ‘for the wetland and riparian species, and their habitat value,located 1n this area. The recorded Declaratidn of Geoibgic Hazafds sha11 be submitted $0 theEnvironmentaI P1ann1ng Division prior to 155uancé‘0f‘bu11d1ng pérmits. Noise: An acoustical engineer sha11 make noise Control recommendations0n the finaT désign to ma1ntajn an interior noise level no greaterthan 60 dBA. Thegreport by the acoustica1 eng1neer sha11 be reviewedby County Bu11d1ng and PIanning staff a. b. C. ‘AI1 méchanica1 equipment sha11 be Iocated as far from the. VAunits as possibIe. Rooftop mechanicaI equipment sha11 be insu-lated frqm hgbitableyareas taxmaintqin aCceptable noise leve15. Airborne‘fiq_iSe shai1 bé bloékéd:by the‘use of'barrieis. Structure-borné no1se sha11 be contro11ed by vibration 1501ation , such as resiIient mounts as inertia bases. Purk1ng. Final Parking Plans sha11 be submitted addressing the fol-lowing items: ..; - _.. . . . an b. Co The Seascape Resort Parking P1nn sha11 be implemented. 659 parking staIls sha11 be 1nit1a11y 1nsta11ed to meet thérEQuirements of the condominium/hoteI use and Sha11 Conformsubstantia11y to the pre11m1nany parking pIan. 32 add1t1ona1 parking sta11s shall be reserved 1n a landscaped-condition via a "Landbank Prwram" until sUch time as the Moni-toring Program (destribed in the Parking PIan) demanstrates aneed for additional on-s1té parking. Seascape sha11 submit tothe County ?1anning Department the results of the‘monitoring App11cat1on No.:,as-9§g$ Page Number 12 d. e¢ f. h. 10 ("N program on a monthly bas1s. Upon the recommendation of the County Planning Department. the Planning Commission'shaII deter- mine after a noticed public hearing.when the’additiona} parking is warranted. The decision of thevPlanning commission sha11 be subject to the appeal procedures set forth 1n Section 18.10.310 et. sag. of the County Code. ' ' '” Seascape shall enter into an enforceable agreément with the County‘to install the Iandbankeq parking spaces within 60 days of notice from the County of 1t5.decision that the parking is warv ranted. An extens1on of'this 60.day period may be{granted,by the Planning Director_for inclement weather. The agreement sha11 also provide for the payment of>attorneys fees and costs to the preva111ng party in the event 129a] action 15 f11ed to enforce the agreement. ‘ . ‘ ‘ ‘ ' No additiona1rcommerc1a1 deveIOpMent sha11 be a1lofied on the BenchIands B, C, and D un1ess additiona1 on-br off-‘site parking .15 obtained (beyond item s a and b above). .2 bus parking spacés sha11 bg‘provjdgd. 4 handicapped parking spaces sha11 bé provided. One 12' by 45? service bay shall be provided on Banch C asvshown run the preliminary parking pIans. 40% of the required parking spaces may be compact sta1ls. Per: centage of compact staIIs shall be based upon parking spaces 1nsta11ed. ‘ ' , , 59 b1cyc1es sha11 be provided for guests. 64.b1cyc]e storage spaces sha11 be provided. Bicyc1e pqu1ng facilities shaII b2 constructed pursuant to the requirements contained 1n Section 13.10.560 of the County Code. A11 autombbi1e’parking fficiIities sha11 be insiailed according to the standards contained 1n Sectiqn 13.10.554 of the County Code. On-street pakk1hg’1s'proh1b1i d.’ S&gns 1nd1cat1ng this restric- tion sha11 be instailed..u “.- -- :4 a l, , 60 pub11c beach parking spaces sha11 be instailed as shown on Sheet A 35 of Exhibit C, which sha11 be c1ear1y signed to specify the1r intended use. Pedestrian paths of contrasting paving mater1a1 sha11'be installed to convey beach visitors to the pub11c traiIs that prov1de beach'access. . Fire Protection: The f0110w1ng‘requirements of the Aptos/La Se1va Fire District shall be met‘prior to approva1 of Bu11d1ng Permits: rage Number 13 ('3 (‘N 8. 9‘ a. d. e.‘ f.‘ g. An automatic sprinkler system sha11 be installed pursuant to FireDistrict and N. F. P. A. standards., P1ans and caIculat1ons for thesprigkler system shaII be approved prior to issuance of buildingperm ts. , ,_ 11 fire hydrants shal] be 1nsta11ed on-site. Type and location 'of fire- hydrants sha11 be approved by the Fire District prior toinstnilation. ' ‘ Budeings further than 150 feet from a street sha11 have a turn- . around .approved by the Fire District in accordance with theCounty Fire safety E1ement. g . Roadways. turn~arcunds, and driveways 0vér 150 feét 1ong shallhave unobstructed c1earance of 14 feet vérticaily the fuli width .of the roadbed. Roads, emergency access ways, fire department turn-aruunds, andfig? éydrants sha11 be 1ns£311ed prior to construction of anybu d ng. The project sponsor shaII provide to the Fire fiistrict a newpumpe: truck or other mitigating measures as_ approved by the FireDistr ct. , , .. ."Other Fire District requirements W111 be addresSed at the timebu11d1ng permit appTicatioh _p1ans are rev1ewed Management Program: The project sponsdr sha1.1 submit for rev1ew andapproval by the P1ann1.ng Departmént a Management Plan for 31] aspectsof the developments, 1nc1ud1ng: ‘ r V a. b. C. g Centra11zed. on-site management shal1 bé provided at a11 timesfor. the maintenancé and qperntion of the visitor accommodations,= reinted fac11ities, and thé property. Such. management shal] be-,'prov1ded by the property ne :é) or a management firm under_contact to the owner(s) dr owners association. ‘ ., _ iManagement of a11 VA uhits for short-term occupancy, with ocau- .vpancy 11mited to not mpre than 29 consecutive days or 29 days 1n.any one calendar year. except that owners of individual unitssha11 be a110wed to octupy units pursuant to Sett1on 13._10.33S of. the County Code. ‘fl The management shall tuIIect, and submit to the Caunty, TransientOccupancy Taxes on a periodic basis as provided for 1n the CountyOrdinance (Chapter 4. 24) and sha1_1 submit a plan fdr such collec-tion and payment to be approved by the County. Prior to issuance of a Building Pérmit, thé Appiicant and each non-ap~p11cant owuer of the property Wh1ch is the subject of this perm1t-sha11 -execute, have notarized, and record a waiver and indemnification‘ - Phfie Number 14 .' ?‘\ f'N 10. 11. 12. 13.. agreement 1n the form attachéd hereto as Ekhibit K. providing for waiver of c1a1ms by App11cant and defense, 1ndemnif1cat1on4and ho1d harmless of the County of Santa Cruz against claims by'third parties. Prior to bu11d1ng permit issuance the Applicant or Successors in 0wnersh1p'sha11 submit copies of comp1eted contracts and/or encroach- ment permits demonstrating that CALTRANS has given approval for the improvements to the Highway 1/R10 De} Mar~off-ramp as specified 1n Condition III.4.k above, unIess bonding is accepted pursuant to such - Conditiou. '. " “ ' ' ' Prior to bu11d1ng permit issuance the App11cnnt or Successars 1n Ownership sha11 submit for réview and approva] a1} necessary~design, and engineering drawings for construction the.9 acre Neighbqrhood Park as required to impIement the Sea5cape Park Master P1an. A11 c1rcu1ation and on-site traff1c improvements shall be 1nsta11ed. Prior to issuance of bu11d1ng permits meet a11 requirements of SPRR and secure a1] required encroachment permits for at-grade crossings. V. DURING CONSTRUCTION; 1. 4. Prior to commentement of construction activities the bu11d1ng setbacks shoqu be staked by the deve1oper. Setbacks sha11 be inspected and verified by the project‘engineer and Environmental PIanning Staff prior to commencement of grading_activ1ties, pouring the foundations, and framing. (Monitoring Program.) , During grading operations. the County sha11 hire at the App11cants‘ expense, a certified eros1on control spec1a1ist-to conduct reguiar inspectionsrand provide periodic reports to County Env1ronmenta1 Planning staff of the eros1on contr01 practices»bg1ng impIemented ' dur1ng constructiqn.l The cert1fied erosion contr01 spec1a1ist sha11 report to the County any construction act1v1t1es that,cou1d.affect groundwater qua11ty 1n the-prodect area. The>consp1tant shn11 be“ selected on a c9mpet1tive basis through a process,s1m1]ar,to the ;method used to award contracts for the preparation of.£nv1ronmenta1 Impact Reports parsuant to‘Section‘lSOS of,the:CquntyiEnv1ronmenta1 Gu1de11nes. :The App11cants sha11 enter into a cost recovery.contract with the County.'1nc1ud1ng a cash deposit, to pay for_the costs’in- “ curredvi? comp1y1ng with'the terms of'this Condition;““(Mon1tor1ng Program. ' ' " "‘ ‘, > ~f“.>r"" 1‘ . - Setbacks sha11 retain staked during constructioh to aiiow P1ann1ng and Building staff to confirm compliance'with setback requirements. (Monitoring Program.) ‘ Thé projeét éponsor sha11 notify PIanning Staff of the commencement of ‘ grading and construction activ1ties. ‘ ' 5. 6. 8. 9. 10. 11. 12. 13. 14. lS. _gage Number 15 f‘\ . (-R fleavy equipment sha11 not be parked or stored in the required b1uff or arroyo setback areas. (Mbnitoring Program. ) ‘Earth material being hauled to and from the site sha11 be covered to reduce the amount of dnst Tost 1n route to and from the site. $011 > sha11 be removed from the wheels and tirES of heavy equipment prior to Ieav1ng the site. (Monitoring Program.) V - Trucks hauIing debris and soil shat] use Séascape BouIevard rather than Sumner or C1ubhonse Drive. (Monitoring Program. )The project sponsor sha11 pay for weekTy street Cleaning along Sea- scape BouIevard and Sumner Avenue along the project frontage. (Mon1- toring Program. ) Monthly reports of grading progress sha11 be submitted to County EnvironmentaI P1ann1ng staff during grading operations. Disturbance of the native riparian woodland 1n the arroyo between Benches B. and C $ha11 be minimized. Construction techniques which . minimize the Use of heavy equipment 1n the arnoyo shaII be utilized to the maximum extent feasibIe. (Manitoring Program. ) The arroyo between Benches B and c where the span bridge W111 be - constrUcted shall be staked by thé projécf deve-lopers and inspected by a botanist and County staff prior to construction activities. The ~botan1st sha11 be hired by the County at the -expénse of the project deve1opers.. The consuItant shall be seTected on a competitive- basis through a process similar to the method used .to award centracts for the preparat1nn 0f EnvironmentaI Impatt Réports pursuant to Section 1605 of the county Environmental Guidelines. App1icants shali enter into a cast recovery contract with the County, 1nc1uding a cash depos- it. to pay for the costs incurred 1n complying with the terms of this Condition. (Monitoring Program. ) The certified erasion Cbntrq1 specialist conducting regular inSpec- tions of the site sha11 observe the conStrUCtion practices. usedp1n installing the Span bridge between Benches B and C and report to the County on any practices that cou1d he modified to reduce the construc- tion impacts updn native riparian wood1and.: (Moni_tor1ng Program. )A construction fence sha11 be instaIIed 1n the'arroyo between Benches '8 and C. (Monitoring Program. ) A revegetation plan Sha11 be prepared fbr any riparian areas disturbed _ and sha11 include d minimum one for one replacément of riparian spe- cies removed. (Mon1tor1ng Prpgram). w _ After tree rémova] a registered forestéf'ghh11 ihspect the site and -subm1t a letter certifying compiiance with the Forest Resource Manage- ment Plan and make any additional recommendations appropriate at that .vu- n-.. pgae Number '16 (“3 ' (*\ 16. 17. 18. 19. 20. 21. 22. 23; 24.‘ time. Ahy subsequent cutting of significant trees sha11 reqUire a significant tree removal permit. (Monitoring Program.) . ~~- Durinfi grad1ng, soil transport, and paving operations, the use of heavy equipment shaIl be restricted to Weekdays 8 a.m. to 5_p.m. (Monitoring Program.) ' » ' - ‘7 Stationary equipment_sha11 be stared as far fromrresidential areas as possible wh11e remaining outside the requirgd b1uff and arroyo set- backs, or tamperary noise bafers are to be erected to'screen resi~ dance? along Sumner Avenue from equipment noise. (Mon?tor1ng Pro- gram. _ ‘ ‘ - Truck 1ogs sha11 be kept and made ava11ab1e to County staff upon request to verify the times of hau11ng and operation. (Monitoring Program.) ' ‘ If artifacts are uncovered during grading operations. a1] grading activities 1n the immediate area of the find‘shaII be halted in accor- dance with Sect1on 16.40.040 (a) of’theVCounty Code, and_¢ quaIified archaeoiogist,sha11 be retained to determine the nature and signifi- - cance of the discovery and 1f fu1] retrieva1, partial retrievaI, or no retrieva1 1s warranted. ' Shou1d artifacts of archaéological or h1stor1ca1 significance be revea1ed, record findings with the‘State Archaeologica! SitevSurvey, Iocated at Sonoma State College. Grading operat1ons sha11 be 11m1ted to the dry season or a separate winter erosion contraI p1an shgll be prepared and submitted for ap- prova1 be EnvironmentaI Planning staff. The project sponsor.sha11 . bond for 1mp1ementat10ns.of this plan. ‘ A11 pub11c ut111t1es sfia11 be 1nsta11ea underground. This barm1t authorizes the uSe of a contractbr's mdh11e home and the ‘1nsta1lation ofltemporary construct1on fencing during the period bf Aconstruction. ” _g j ,. ,_ ! V ... :;,‘ _. _ Prbject constfuctibfi fiayfibe phased 1n substahtiaI cofifprmance with Exhibit L, ProjeCt Phasing PIan. -?ha51ng project construction.sha11 .1nc1ude,the f011owing:x'g' ~ ha) A11 areas distfirbed during the 1nsta11ation of ififrastructfire not being‘immediate1y deve10ped sha11 be revegetated 1mmediate1y to ma1nta1n therapen space va1ue of such areas. ' _ bfi A11 Iandscaping for 1nd1v1dua1 benches'sha11 be instaliedvupon comp1etion of each‘bench. » _.,-:3:¥:.; , .. ,_.__ .‘ . App11cation No}: 88§?*‘z I ‘Page Rumber 17 ' , (R‘, VI. 1. 4. '5; 6. 7. _c) Landscape screenihg sha11 be‘instaIIed with the instaIIation of the access road and the Public Beach Access Parking Lot on Bench D. ‘ v ‘ v PRIOR To FINAL QCCUPANCY' Construct, obtain fina1 occupahcy insbectjons, and make avaiiabie to 'the pub11c the‘fleighbcrhoofi Park, public beach parking f¢c131t1es,. -pub11c restrooms, pub11c traiIs. and beach access Stairways. ‘ Complete a11.requ1red traffic and san1tation,1mpr0§ements $5 Iisted in Condjtions #4 and #5 1n Settion III above. ‘The project Iandscape architect shall certify'that Tandscaping is 1nsta11ed in accordance>w1th the approved landscape plan. (quitoring Program.) ‘ ' ‘ ‘ . ~ .The project acousticai engineér Shdfiid Submit‘a reporfi that verifies . that-a11 noise mitigation mhtSures Have been 1nsta11ed. (Mon1tor1ng 'Program.) ' ' r Addition¢1 Iandgcape screening May‘be required 1n the southeast corner of Bench‘B to sCréen the‘structures form the-beach. The project ’ sponsor sha11 be notified at this time that additionaI 1andscap1ng must be instaIIed. - . 3 {Prior to final bu11d1fig inspeCtion the instailation df'the flrainage improvements shbuld he reviewedvby the projggt.en91neér who'shouldcertify 1n wr1t1n9,to the County that improvements have been insta11ed as shown on the appr0ved-plgns. (Monitoring Program;)l Parking monitoring inf¢rmation_3ha1] be SUBMittedfas‘required in the apprqved Parking ??an fqr thgtprpjgct;_ _M ’ ‘ ,1 2. ",g {The-Resort hahagémeht §ha11 éohtfact withAévciv11 éngineer for annua1 inspebtion of on-site siltvand grease traps; Saidvc1v11 engineér shall c1ean or repairlthese devices as necessary. Annua1 reports- . sgall be submitted tO‘the Pjanning Department for review and verifica- EXPIRATIOu These permits shall expire on,the same date~as the‘Tentatjve Mgp which shaII expire on June 27,'1991 exnctly 24 mpnths aftgr the'éffective date of approval, unless extended pursuant to Sections 14.01.315 or 18.10.133 of the County Code. The Finai Map must be recorded prior to this expirat1on datg. sea/kJ/817 ”NA m . ' ASXCHMENH COASTAL ZONE PERMIT FINOINGS 1. THAT THE PROJECT IS A USE ALLOWED IN ONE 0F THE BASIC ZONE DISTRICTS, OTHER THAN THE SPECIAL USE (SU) DISTRICT. LISIED IN SECTION 13.10.170(d) AS CQNSISTENT WITH THE LUP DESIGNATION. ' The Z§9=fecreétiona1 housifig units and appurtenant commercial uses are consistent with the VA (Visitor Accommodations) zone district. They are a1so consistent with the LCP requirement for visitor serving facilities. . THAT THE PROJECT DOES NOT CONFLICT WITH ANY EXISTING EASEMENT 0R DEVELOPMENT RESTRICTIONS SUCH AS PUBLIC‘ACCESS, UTILITY, 0R OPEN SPACE EASEMENTS. » ‘ ‘ The project wi11 resuIt in improved legaI public access to the beach, a new nine acre park, and walking/open space areas within the project. There wi11 be no conf1icts-with existing”easements, access, or open. space. = THAT THE PROJECT 15 CONSISTENT WITH THE DESIGN CRITERIA AND SPECIAL usa STANDARDS AND CONDITIONS 0F THIS CHAPTER PURSUANT To SECTION 13.20,130.E7 SEQ. - ' The project conforms to the design criteria contained 1n 13.20 and in 13.10, as wel1 as within the approved specific p1an. THAT THE PROJECT CONFORMS NITH-THE PUBLIC ACCESS, RECREATION, AND VISITOR-SERVING POLICIES, STANDARDS AND MAPS OF THE LOCAL.COASTAL PROGRAM LAND USE PLAN, SPECIFICALLY SECTION 4, 5, 7.2 AND 7,3, AND, AS T0 ANY DEVELOPMENT BETWEEN AND NEAREST PUBLIC ROAD AND THE SEA 0R THE SHORELINE 0F ANY BODY 0F WATER LOCATEDINITHIN THE COASTAL ZONE,‘SUCH DEVELOPMENT IS IN CONFORMITY WITH THE PUBLIC ACCESS AND PUBLIC RECREA- TION POLICIES 0F CHAPTER 3 OF THE COASTAL ACT COMMENCING WITH SECTION 30200. ‘ . This project is consistent with-the approved specific plan - certified *by the State Coasta] Commission as consistent with our LCP and the Coasta] Act. It'fis, therefbre, consistent with sections 4, S, 7.2 and 7.3 of the LCP; it is'a1so consistent with public acceSs and recreaé tiona1 requirements specified 1n section 3 of the Coastal Act. THAT THE PROPbSED DEVELOPMENT IS IN CONFORMITY WITH THE CERTIFIED LOCAL COASTAL PROGRAM. . The proposa] is'consiStent with the certified specific p1an, and is therefore consistent with LCP policies and programs. £69, m , . K?Acnmem; sueorvxstou rmomes: Reguired Findings 1. 6. THAT THE PROPOSED SUBDIVISION MEETS ALL REQUIREMENTS 0R CONDITIONS 0F THE SUBDIVISION ORDINANCE AND THE STATE SUBDIVISION MAP ACT. The proposed condominium di'Vi'sion, for the purpose of retreationalhousing, meets subdivision ordinanc'e and Map Act requirements. THAT THE PROPOSED SUBDIVISION, ITS DESIGN, AND ITS IMPROVEMENTS, ARE CONSISTENT WITH THE GENERAL PLAN, AND THE AREA GENERAL PLAN 0R SPECIF- , .IC PLAN. IF ANY. The development of ZBOJcondommum, recreational housing units ~ along 'with the restauran Commercial, .and open space facflities - is con-sistent with the approved spec1fic p'tan. ' THAT THE PROPOSED SUBDIVISION COMPLIES WITH ZONING ORDINANCE PROVI-SIGNS AS T0 USES OF LAND, COT SIZES AND DIMENSIONS AND ANY OTHERAPPLICABLE REGULATIONS. The creation of. _2__80 condominium, recreationaI hausing units andappurtenant uses is consistent with the _VA zone district ' THAT THE SITE 0F THE PROPOSED SUBDIVISION IS PHYSICALLY SUITABLE FORTHE TYPE AND DENSITY 0F DEVELOPMENT. _ The proposal is site planned appropriately \fpfi'thi‘s site; . ' THAT THE DESIGN OF THE PROPOSED SUBDIVISION 0R TYPE 0F IMPROVEMENTSHILL NOT CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE NOR SUBSTANTIALLY ANDAVOIDABLY INJURE FISH 0R WILDLIFE 0R THEIR HABITAT. An EIR and an addendum have been prepared for this project. Impactshave been identified and appropriate mitigations have been recommended1n the conditions of apprqva'l in order to resuTt in a project whichwin not hav‘e negative impacts. A m‘itigat‘lon monitoring program 15estab‘lished in the conditions of approva1.. ’ THAT THE PROPOSED SUBDIVISION 0R TYPE OF IMPROVEMENTS HILL NOT CAUSE ‘ ‘SERIOUS PUBLIC HEALTH PROBLEMS. Because of the project's design and the mitigation: incIuded in thecanditions of approva}, no haa‘lth probIems W111 result from thisproject. . aA RWHMENI 2., DEVELOPMENT PERMIT FINDINGS; Reguired Findings 1, THAT THE PROPOSED LOCATION OF THE PROJECT AND THE CONDITIONS UNDER WHICH IT WOULD BE OPERATED 0R MAINTA INED WILL NOT BE DETRIMENTAL T0 THE HEALTH, SAFETY,'OR WELFARE OF PERS ONS RESIDING 0R WORKING IN THE NEIGHBORHOOD OR THE GENERAL PUBLIC, O R BE MATERIALLY INJURIOUS,TO PROPERTIES 0R IMPROVEMENTS IN THE VI CINITY. The EIR and its addendum identifie d impacts and measures to mitxgate them. The m1t1gation measures and a m itigation monitoring program have been incorporated 1nto the cond 1tions of approval. As a result, there wi11 be no adverse impacts fr om this project. ' .THAT THE PROPOSED LOCATION 0 F THE PROJECT AND THE CONDITIONS UNDER NHICH IT WOULD BE OPERATED 0R MAINTAI NED WILL BE CONSISTENT WITH ALL PERTINENT COUNTY ORDINANCES AND THE PURPOSE 0F THE ZONE DISTRICT IN WHICH THE SITE IS LOCATED. The recreationa1 housing and appuft enaht uses afe‘ccns1stent with a11‘ standards and criteria contained i n ordinance Chapters 13. 10, 13. 20, 14. 20, 16 10, 16. 20, 17. 10, and 18. 10 The visitor serving fac1lities are consistent with the VA (Visitor Acc ommodation) district THAT THE PROPOSED USE IS CONSIST ENT HITH ALL ELEMENTS 0F THE COUNTY GENERAL PLAN AND WITH ANY SPECIFI C PLAN WHICH HAS BEEN ADOPTED FOR THE , AREA. The project (and the visitor serv ing uses) is consistent with the cert1fied specific plan_ and with t he LCP requirements for visitor ‘facilities. THAT THE PROPOSED USE HILL NOT OVE RLOAD UTILITIES AND HILL NOT GENER- ATE MORE THAN THE ACCEPTABLE LEVE L 0F TRAFFIC 0N THE STREETS IN THE . VICINITY. The traffic impacts have been ad dressed through incorporating the EIR identified mitigation: into condit ions of approval. THAT- THE PROPOSED PROJECT WILL CDMPLEM ENT AND HARMONIZE WITH THE EXISTING AND PROPOSED LAND USES I N THE VICINITY AND HILL BE COMPATIBLE WITH THE PHYSICAL DESIGN ASPECTS, LAND USE INTENSITIES, AND DWELLING , UNIT DENSITIES OF THE NEIGHBORHO OD. The project is consistent with t he adapted LCP/LUP with regard to land use and is designed to he archit ectur311y compatible with the ap- proved commerciai center across Sumner Avenue. and ta have a sca1e reflect1ve of nearby residential bui1dings. bench/Blé $6" .,.. . gnvuluu'l. VO’VJ ‘f‘ ' n ‘». v. APPLICANT: Seasmpe Land Co. ' RIPARIAN EXCEPTION FINDINGS l. ' THAT THREE ARE SPECIAL CIRCUMSTANCES 0R CONDITIONSAFFECT!NG THE PROPERTY. i The special circumstance is that there Is no other access (physiml orlegal) available to benches B or C other than bridging the arroyobetween the. benches. The proposed acoeés road parallel to SumnerAvenue and the Soumern Pacific.Railroad rightaoI-way ls necessaryIor the me reason to provide access to bench D . 2. THAT TIE EXCEPTION IS NECESSARY FOR TIE PROPER DESIGN AHDFUNCTION 0F SOME PERMITTED OR EXISl'ING ACTIVITY 0N THEPROPERTY. ‘ The physical constraints of the ate and the conditions of the approwd ' specific Plan require an-exoepfion Ior- the proposed access road andthe, location.of the structm'es located ogst-aadwestof the - *wetland/ripafian habitat between benches C and D The sitecirculation pattern and the lomtion of the structures as proposedrepresents optimal site planning for the. use of all the site résburcesincluding em‘sting topography, solar amass, ocean views open space,and public trails . . . 3. THAT"mm GRANTING or mnwmon Wm mm? 32 MIWALTo THE- mug WELFARE 0R mmmus Io (mm PROPERTY -~DOWNSIREAM QR 1N THE AREA 1N WHICH THE paojm Is mm). The bridge structure entails r'elafively Ewe dismrbance of the arroyo 7 between benches B and C as compared to the fill alternative discussedin the biotic assessment prepared for the arroyo. The strucimes »located oast-and west of the wetland iriparlan area between benches Cand D Will not dismrb this area The proposed drainage plan willmaintain the existing hydrolog of the riparian areas. The projectdrainage system is designed to maintain off-site runoff rates to pre-developmen; levels as a mininmm ‘ m r- mlflunmmw t) ' APPLICATION: 66-05F'V’ (V ' ' APPLICANT: Seampe Land Co_. 4. THAT Ti-E GRANTING 0F THE EXCEPTION , IN THEICOASTAL ZONE, WI LL NOT REDUCE 0R ADEVERSELY IMPACT THE R IPARIAN CORRIDOR, AND THERE IS N0 FEASIBLE LESS ENVIRQNWTALLY DAMAGINE ALTERNATIVE The span. bridge across the arrdyo bet ween benches B and Candflthe lomtion of the projectam road will have the Slightest impact on the woody riparian vegetation found in tha t arroyo. Consistant with County LCP Policy l U34 the siting and design of the project win not degrade the weflandifiparian area The project drainage system will maintain the hydrology of the areas b6tween benches B and c and C and D. Allowing a Riparian Exception to l ocate Structures within 100 IL or me riparian vegetation between benches c and D wm not. result in the 10$ or riparian vegetation. The am ount of ripanan vegetation lost to construct the access réad win be replaced on site. The proposed proj ect win therefore be oompafible w ith the ripanan habitat found on -site. . S. . THAT THE GRANTING 0F THE HCE PTION IS IN ACCORDANCE WITH v TEE PURPOSE AND OBJECTIVES 0F TEE GENERA L PLAN AND ELEMENTS r THEREOF, AND TIE LOCAL COASTAL PRWRAM LAN D USE PLAN. Granting the exception would anew imple mentafion of the approved . and certified Seascape Benchlands Speci fic Plan The projectas conditioned 15 consistent wim the polides and objectives of the County General Plan and Lem Coastal Program. 63’ v: nr.‘ a. .‘n'; ..'r).-.:"..' .r.‘ - a r“. 5'5 A . _ ._ , ’ggr'rACHMENTi ENVIRONMENTAL IMPACT REPORT FINDINGS: Reguired Findings: 1. ‘AND SHOULD BE ADOPTED‘BY'SUCH OTHER AGENCY THE FINAL Em HAS BEEN COMPLETED IN‘VCOMPLIANCE NITH CEQA AND THE STATEAND COUNTY‘EIR GUIDELI-NEsf V i ‘ ~ ' . ' ' A Fina EIR and an Addendum ha‘vé'bee‘n compIéitéd ?or 'i-his 'pfoject, and are in accord with.CEQA and'State and'Copnty'ggide]1neS;’ ”“‘ . ' .THE Em HA5 BEEN REVIEwEo Argo coNsmERmPRVIoR To APPROVAL or THE naosza. -' r «- The Elh,was revieWed at the timeof the specific p1an approvai; and,a10ng with the Addendum, has bean reviewed along with‘this project. - THE ELR HAS BEEN ‘FORMALL‘Y ACCEPTEo-AND CERTIFIED As COMPLET‘E BY THE- DECISION-MAKING.BODY. I “The EIR, anng with its~Addendum, win be acc'e‘pted‘m certified as 7 complete by_the approving.body prior to final action on'the project. v CHANGES 0R ALTERATIONSiHAVE BEEN REQQIRED IN, 6R INCORPORATED 1m, THE PROJECT WHICH MITIGATE 0R AVOID THE SEGNIFICANT ENVIRONMENTAL EFFECTS THEREOF AS.IDENTIFIED IN THE FINAL EIR, ' -' ~This projéct was designed to ificdrporate the EIR identifiefl-mitiga- . tions, and thereforeayoid significant impacts identified in the EIR. ’ IF MITIGATING CHANGES OR ALTERKTIONS AREJWITHIN THE-RESPONSiBILITY-ANU ,JURISDICTION OF ANOTHER PUBLIC AGENCY AND NOT THE AGENCY MAKING THE FINDING, SUCH CHANGES HAVE'BEEN ADOPTED BY‘SUCH OTHER AGENCY OR‘CAN a Some traffiC‘mitigations (freeway signing and off-ramp improvements) invoive Ca1Transfreview and‘approva1. ’The SPRR crossings require the reviewrand approva1 of SPRR and the CaIifornia Public UtiIities Com- ' mission. These agencies are current1y reviewing the required permit and easement app1ications.‘ The project has begn conditioned to re- quire approva1 from these gencies prior to the issuanCe of project - buiIding permits. _ .- . . spzcmc EtONOMlc. SOCIALQOR 0mm consmamldus-m INFEASIBLE THE MITIGATION MEASURES 0R PROJECT ALTERNATIVES mammal) m THE FINAL, ‘Em. A - ' ‘ v A1] impacts and_mitigations jdgntified in the EIR have been inco+po~ rated into conditions of approva1, and mitigatibn monitorihg programs haverbeen establiShed in.the conditions;. . I . v benchla-ls ‘ C 0 U fix; Y 0 F S A N T A C/{y Z - - STATE 0F CALIFORNIA , AT TEE BOARD O_F SUPERVISORS MEETING I 0n the Date of June 27', 1989 CONSENT AGENDA ' Item No. 055' (Approved revised conditiohs and exhibits for approva l (of Application 88-0522, proposal to create 260 unit (condominium/hotel and conference .center with . _ (restaurant and banquet facilities and a nine acre' ~ ;r (_neighborhood park;_ applicant: Seascape Land Coupany, u (incorporating County Counsel‘s recommendatxon... -..~ Upon the motion of Supervisor Levy, duly seconded by Superviso r Mehl, the Board, by unanimous vote, approved revised ca nditions of , ‘approval and exhibits, including Parking Plan Agreement and Amend- ‘ment t0 Stipulation. for Judgement Thereon and Judg emEnt Thereou, for Application?88-0522. proposal to create 280 unit condominium/hoté l rand conference center with reStaurant and banquet faciiitie s and a nine acre neighborhood park; AppliCant. Seascape Land Company , incorporating County Counsel' s recommendation in let ter of June‘zs, 1989 ‘ . , cc: County Counsel . J&nning; Legacw, Hom‘wme Seascape Land Company Planning Commission Laverne Wise Al: Piazza, Seagcapé Greens As sociation . ‘ I, George '1'. Newell, Ex-offtcio Clerk of the Board of Super‘viaora of the County of 3mm Cruz, State of California, do hereby certify that the foregoing ta a true and correct copy of the order made and " ‘ entered in the Mtn‘ut‘e'a of said. Board of Supervisors. In witness theréof l have hereunto set my hmd ‘ and affixed the seal of said Board of Supervisors, o n July 12, 1989. V I - < ._ ' > ‘ . -, .. .Pageiofl . ‘ I . , ‘by 'g " ggflgm 2 r , Deputy Clerk A _ _ ~ -. :fl Exhibit 7 Original (1992) CC&Rs Ema m am m. 4981M 813 13405 02/13/92RECORDING REQUESTED BY ANDAFTER RECORDING REI‘URN TO: Santa Qua Tide Company 223 River Street, Suhe C Sunla Cruz. CA 95060 nacummou 0? COVENANTS, CONDITIONS, AND RESTRICTIONS ‘ 7 0F _ ’ ~ susmn 33501;? . SECTION l. SBCI’ION 2. SECTION 3. me SECTION 4. 1.01. 1.02.- LM. 1.04. 3.01. 3.02. 3.03. 3.04‘ 3.05. 3.05. 3.07. 3.08. 3.09. 4.01 . 4.02. 4.03. 4.04; 4.05. 4.06. 4.07. 4.08. 4.09. 4.10. 4.1!. 4. 12. 4.13. vol. 4981mm 814 02/13/92 _ DECLARATION COVENANTS, CONDITIgSS, AND RESTRICTIONS smscagg RESORT 'W M RECITAIS Ll ‘bcsgripfion of Real Property Muitiple Phqseg K Ownenhip Interests amnion Plan for Project DEFINITIONS 2.1 PROPERTY RIGHTS 3.1 Units Common Area anclnsive Use Common Areas Panitiop Prohibited Annm'thn ”of Additions! Propetty Rwewcs tor Ruml'l’rogmm in Annexcd Phase Easements and Rights Exercise of Property Right: Consistent with County Regulations?Mitious-Rfikflmtmm I lion of Use . _Resenmion of Time-Sharing' a .. L ‘ MN g Tbkuq M fUSE RBSTRICHONS ' 4.1 Z7 >L Use of Units lparking , C QVehicle Restrictions ’ C % A Sim Animals Trash; Storage of Marathi: Antennae; Roof Pmiection: Rental Fromm Architectural Comm! Window Covering: Clothesllnes Power Equipment and Car Maintenance Drainage Table of Contents . 1 . vol.4981m£ §15 7 52/13/92 2m: sacrron 4: use Ra's'mcnons (Comma) ‘ _v r i‘ mi." 4. 14. Liability o! Owners for Damage Io Common Am 4.15. Remnant! Facilities 4.16. Sports Fimu-u 4.17. Nahum v 4.18, Compliance with Project Documents 75.19. ‘ A _. On-eitg Mm en! i‘ ' V. - :r- roup‘ ‘- '4.22. Mann en! Prd'ulffi l'flHIch'j ' Limita_ on "314% 07¢ .423. Use consistent wm. mWfimmi' ' 4.24. Flooring and Impaa Insulation 4.25. Ownership of Units Ind flmoShIdng Prohibitions SEmON S: MAINTENANCE OBLIGATIONS > 5.1 5.01. Association Maintenance Owgnuons 5.02. Omen’ Maintenance obligations SECTION 6: ASSOCIATION, ADMINISTRATION. MEMBERSHIP ‘ > 6.1AND VOTING 6.01. Association to Manage Project 6.02. Membenhip . 5.03. hastened Membership 6.04. Gases of Membership Ind Voting 6.05. Termination of Gas: B Membership 6.06. Approval of Members Other than Declurant 6.07. lnspedlon of Boob _6.08. Commencement of Voting Rights 6.09. Co-Owner Votes 6.10. Membership Meeting: 6.1!. Nance and Place of Meetings 6.12. Bond of Directors . sacnon 7: mwaks, Dumas AND LIMrrA'uons , 7.1OF THE ASSOCIATION 7.01. Powers and Duties of Association 7.02. Property fixes and Assaumcnts _ 1.03. Imam: 7.04. Discharge of Liens 7.05. Payment of Expenses Table of Contents .z‘. pm.» mu... SECI'ION 7: 7.06. 1.07. SECTION 8: 8.01. 8.”. 8.03. 8.04. 8.05. 8.06. 8.07. 8.08. 8.09. 8.10. 8.11. SECTION 9: 9.0 I . 9.”. 9. . SECTION 10: 10.01. 10.02. 10.03. 10.04. 10.05. SECX'ION 11: 11.01. 11.02. 11.03. 11.04. 1 L05. mL4981mm 816 POWERS, DUTIES AND LIMITATIONS or: ma Assocm'xon (Continua) thmited Acts - Action Requiring Consent AsSBsSMBms Ayeement Io Ply; Personal Obligation Purpose of Went: Common Facility Assessment Excmpfion Regular Annual Assessments Special Assessments Quoi'um Individual Glarges . _ .Equal Division of Regular and Special Assessments Commencement of Amman: and Individual Charges Delinquent Assessments Creation or the Assesment Lien moaCBMENT 0P nmmcnous General Specific anorcumcm Rights County’s Enforcement Rights BUDGETS. FINANCIAL flATEMBN'ISBANK ACCOUN'IS Proposcd Budget Adopl Budget Budgets, Finnncm Statements Reserves and Ream Study Bank Accounts INSPECTION 0F BOOK AND RECORDS Inspection by Members Rule: for Impeuiun by Members Inspulion by Directors Review of Finnnclal Records Resme Account Withdrawal Restrictions Tabla of Contents . 3 . 02/13/92 ‘ 283$ 1.1 8.1 9.1 10.1 11.1 SECTION 12: |2.0L_ 12.02. 12.03. SECI‘ION l3: 13.01. 13.02. 13.03. 13. ‘ 13.05. l3.06. [3.07. 13.08. 13.09. 13. 10. 13.1!. SECTION 14: SECTION 15: 15.0! . 15.02. 15.03. 15.04. 15.05. SECTION 16: 16.01. 16m 16.03. 15.04. 16.05. moo. 16.07. . mos. « 16.09. 16.10. 15.11. 16.11 16.13. 16.14. 15.15. mum»: m. 4981M 817 INSURANCE DESTRUCTION. CONDEMNATION Insurance Deslmcflon Condemnation monmmaa pnmmdns I Monggea Permilled Priority of Mortgage Payment or fixes or Premiums by Mortgage“ Effect of much Mortgage?s kw“: No Restrictions on Owner's Right to Ingres: and Egress , Nolicu to Mormm FNMA. FHLMC Mortgages Compflame with FHLMC or FNMA Requirements Waiver: Conflkzs ENFORCEMBNI‘ OF BONDED OBLIGATIONS AMENDMENTS Prior lo Rim Conveyance Afler First Conveyance Recordnion Unanimous Consent for Specific Amendments Amendment of Provisions Enforceable by County GENERAL PROVISIONS Term Owners' Comglinnce Notim Notice of Transfer Delivery of Project Documents to anfcree Easements Renewed and Granted ‘ Termination of Any Responsibility of Dcclnrant Mergers and Consolidation: Limlmion: of Rustiutiom on Dedarani Successor Fair Housing Severabnny leoppel Oenifinle Oonflm win: Pro;ect Documems Heading Table of Contents . 4 - 12.1 ll] 14.1 15.1 16.1 L- u y...“ EXHIBIT A: EXHIBIT B: BXH IBIT C: f1.mmfl: EXHIBIT B! vat. 49 8 1m: 8 1 8 02/13/92DESCRIPTION 0F PROPERTY SUBJECT T0 DECLARATION DESCRIPTION 0F ANNEXABLB PROPERTYCOUNTY CODE SBCI‘ION I .080 060 AS CODIPIBD ATSECTION l. 14.010- mesa«coumoopasm mozss'W9 TWWJAssessmem ALLOCA'mN, scuaouu: Table o! Contents . 5 . (62W win vat. 4981M: 819 DECMRATKON ‘ 0F ‘ g V -- - COVENANTS. CONDITIONS. AND RESTRICTIONS 0F 7 .ZK ,_-. .. SEASOAPE RESORT r THIS DECLARATION is made on the date hereinafter sct forth by Seascape Resort Ltd, a California Limited Pnrlnership, (hereinaierrcd Io n: 'Declannlf): SECTION Ll: RECITAIS 1.01. WW Declaranl is the owner of that certain ml pr In Santa Cruz. County, Califomin. which is more particularly described on mhibit 'A" attached hereto and Incorporated‘ herein. 1.02. WM Declare!“ has improved or .intetjds to improve lh’e real property by subdifldlng and constructing improvements on, {I including strucgam containing,“ re'sidénfi'al Units ‘and one Commercial Unit in the first Phase and ='oiher Impmvomenmh geogrdane‘e win: lhq Condominium Plan naming the Praia and prepuadmd recordpd pawn: to: alarm; civil Coin Section 1351. By this Declaration, Declanm intends to; a(abfltfi. a. Condomfinfum finder the provisions of the Catifornia Condominium Act. ‘ The development of this ijecl is in Ihe fim Phase of t proposed three Pins: ptojMK It is a'nfiéippt‘ed shat she tutiir‘e Plum if named, will consist o! Ippmim‘gtely 196. ’hdglijional midantjgl Ugins And other Imp‘mvjem’ems. which are more pmicululy described on Exhibit '3! attadlqd thopsfl! consumed in fa’ééo’rdguuo'fivith any develgpme‘m glans. mp: and specifications on ma .w'ixhjheCeumy orsanta cmrandlme Cautqmm Department of Renmmm Dedannt may, bu! is no! required m. annex future Phases to thc Project. Any annexation by Dedurant shali be done in uwordance with Section 3.05. 1.03. MW. Bach owner shnll receive fill: Io hi: individual Unit, a memberihip in the Stamp: Ruo'n Ownets Asociation ('Associalion'), Ind an equal undivided percenmgg imam“ as tenant in common in the Common Area in which their Uni! is :iumed, d] as provided herein. mid. Wm 1;ng Mmmmmmnmdm «mum; ., myminteumee.eémmgnfischemh ind 'pI'ajii'Ipr' the Wiba- _se. enigmeht; ‘- irnprbvsagfqngfit thaProicet and Ih'e interest: herein conveyed. 1.] nu‘ vol. 4981M: 820 NOW. THEREFORE. Dechmn husky dednresthu the real yropenydwcdbed on Exhibit ’A' shmbe held. conveyed. hypothmmd. many;ed, encumber“, leased tented. used.cold Ind improved, snbjeci m the toflowing dedamlio‘ns,’ limitations. covenants. conditions.mulcdon: and unmenu, an of which ue declmd and ayeed to be In funhcrunco o! a plan ofcondominium ownership tor tho ptojecl. Is describcd in Californh Civil Cad: Section [350-1370.Ind for thcputpose of enhancing minhtning Ind moiecu'ng the value and aumcflvenea of theProperly. and Che ijeec. and everypart meteor, tn :wordance with the plm for improvemaut ofthe Propcny Pursuant (o Quromia Civil Code Sections 1353 and I354, all of the Ilmlmions.eovemnu. conditions, restrictions and amnentx shillcommute covenant: which shun tun with lhnland. be enforceable n; equltnbla mvitudes, tad shall bo'hlndlng upon Dedlnnt Ind its tumorsand miyls, and all pam'qcs having or Inquiring my rial“, (mu or inure“ in o: Io my pm of theProperty ot lb: Project. 1.2 v01. 4.981% 821 ; 02/13/92 In adgiuon Io omen deflnmons provided for herein. the following terms shall luvs the {allowingmean ngs: x 2.0!. W shall mean the Articles of Incorporation of Seascape Ream OwnersAssociation and any emendmcms (hereto. _ 2.02. W shat! mean that ponion of the cost of mlimuining. hnpmving.repairing. opcmm and mnnaglng the Pmpanypowhich k t_o be paid by each Unit Owner udetermined by the:Associgtion. 2..03 W shun mean the Seascape Resort Owners Amman I Minknon-ptofit mutual benefit corporation. the member's ofwhfeh shunts (he 0mm: ofUnits. includingthe Commercial Unit In Ihe Project, their sumo“ and as‘siy‘is. 2.04. ':~ . m ' ' " ‘ ' " ' I. ' shall meal: rules and regulationsrggflhfinghe u‘s‘e an'd gnjoyment 'ohhe Common j ~ which may be adopted by the Board from *1 e tot o. 2.05. MW shall mean the governing body of the Association. 2.06. mam: shall mean Ihe Bylaws of scampe Raort Owners Association arid anyamendments (hetero; ' 2.07. W shall mean Unit 85 and all of Ihnl area u defined in theCondominium Plan indnding lh'c gauge. fim, second and Ihird floor levels. and its Emlmive UseCommon Areas that shall be retained by Dechmn or its tumors and wig“. The CommercialUnit andluw: Usewmmonmeaamllbe theonly portion'ofthoPmperlyonwhich,commercial nclivitles may he concluded. Tho Oummetcial Unit shaflpnylu pro nu sham o!. Association Assessmenls as provided in this Deflami‘on. 'lhe Assochlionyand iu Members shallinve no mthorRy over the operations of me Commercial Uni! no: any interest therein in either lh’e‘ rres! propeny or the business profits swarmed :hewon. 208. r. ’ . i shall mean the entire Project. except all Units. and themmmetcm Uni‘ as defined in this Declaration and Is ahown and defined on the Condominium?hn. Tho Common Am shall be mad by the 0mm: of the Units u tenanu-in-common. inequal undividgd Imem one undivided interest {or end: Unit. The Common Am includes allMasha Use Common Areas n herelnufler defined. Tho Common Ara for Phage 1 o! theProject ls the ml property described oh Exhibit 'A‘. The Common Area may be exinn'dcd lhmugh(he nnnmfion of additional properties desaibed in mhibit 'B'. 2M. ‘W shall mu and Maid: um" 8mm I‘m! esiimued mm ‘ofopemlng the Property and any manabkmm foi- such puip‘osu a3 fnu'nd and duxjetmlned bythe Board Ind all sums designaled Common Expem‘u by or“ p'uu'uam; l6 ‘the Pix‘xje'ct Do'eumcnts. 2.1 wow!» v01. 498nm 822 02/13/92 2.10 Wm shal! mean an esmo in real property as defined in California CivilCode Section 135‘“). consisting of an undivided Imam: In common in all or any portion of thoCommon Area logaher with a separate interest in a space culled a Unit. the boundariu of which are dumbed on a recorded Condominium Plan in sufficient dcm’l to locate all boundaries thereof.and such other appunennnt rights and {mums as are described in (Ms Declaration. 1n theCondomlnlum Pian or in the deed conveying Ihc Condominium 2.! l. W shall mean Ihe ditgrammalic float plan of the Units built orIo be bunt on the Properly which identifies each Unit and shows ll: dimensions pursuant lo Civilado Secllon 1351, recorded on January [6. [992. in Book 4959, Page 402, 1n the Official Recordsof Slum Cruz County. and any amendments thereto. Condominium Plan shall include anyubsequam Condominium Plan for a Phase of the Project Is idgnlifiod in the Declaration ofAnnexation for the Phase Préperty. 2. l2. mm: shall mean the County ofSanta Cruz, Glifomin the County'm which theProject'Is located ' “County Land Use Documenu' shall mean Ihe approved Specific Plan. tho appmedTenutive Map the Final Map described m subsection 2J9 hereof. ail conditions oi approval of theSubdivision, Oummerclal Development Permit, Ooanal Zone Permit. albdivlflon ement,Improvement Plans. and all whet documems finder or by which the County ha estn had thetum: and conditions under which the Property described a! subsection 1.01 hereof my beand med. including documents referenccd therein (cg. all exhibiu, the BIR and anyaddendt memo. sons report geologic report. biotic Ieport, etc). 11:1: term ladu dc; duly ammdedand effective versions of all documents 2.13. W5: shill mean Seascape Resorl 11¢, a California Limited Partnership. itssummon and animus, if such suooessvrs and assigns m assigned the tights o! Declarant pumumto Section 16.10 hereof or if such summer or assiyl is a mortgagee acquiring Dedaram's interestin the Project by foreclosure or’by deed in lieu of foreclqsui-e. 2.14. W911: shall mean this Declaration. and any amendments, modifications orsupplemenm thereto. 3-15 WW shall mun a Fink Mongagee who has nquesed nuliceby sending a wdnen request to the Aacdalion. mung both it: name and address and the unitnumber or addrm of the unit it has lhe mortgage on. 7 _ , , . . . ' v v. shun mun that portion of the Common Areades'Ignited for tho admin use of one or more. but fewer than all, of the awn": of the separatelaterals and wMoh u or wifl be appunenam Io the separate interest or inketuts for the uscs andpurposes described tn Suction 3 03. z. l7. WM shall mean the final public report for the Project issued byme California Depaflrnent of Real Esme or any sumor stale agency pursuant w the Oub'forniaSubdivlded Lands Act (Business a Professions Code Section 11000 ct seq.) as it may be amendedfrom mime to time. 2.2 v01. 4981mm 823 02/13/92 2. 18. W shall mean nu structures and Improvements on the Properly.including but not limited co, buildings, paving. fences. signs and landscaping. 2 l9. 3mg! mean that subdivision map entitled 'Seascape Mon, Tract No» 1274.a Condominiumfiu n‘, recorded on Scptembct_39. I99 1, in Book 8¢ of Map; Page 68 in Ihcomen! Record: ofSam Cruz Comma . , ‘ 220. W slut! mean a person 0r emky entitled lo mqmbership in She Associauonas provided herein. Bach Owner or Co-Owner of a Condominium shall bc n member. 2.21. :W shall mun a mongage or deed qt mus! exicumbering a Condominiumor other portion o! the Pro'ect A 'Mongngce' shall includc the bemficlity under t deed of nus:and guy gamma: or insurer 0'1 a Mme. Fin! Mortgage ct 'Firsl Mortgagec" ls one luvmgpn'ority ovor all other qulgpge'c our holdea oi Menage; 'encumbcring the same oondnmlnium orolher portion of Ihe iject. A 'Pilst Mortgagee' shall include any holder (including FHLMC andFNMA). Insurer (financing FHA). or amimo‘r (including VA) of a Pint Mortgage on acondominium or olhe‘rportlon Mme Project 'FHA' shun menu the United sum Dqtnmm orHousing and Urban Developmem. Federal Housing Administration. 'VA' sin]! mean theDepartment of Veterans Amin. 'FHLMC" shall mean the Federal Home Loan MortgagcCorporation. 'FNMA shall mean th: Federal Naunnal Mortgage Associmon. When: anyprovision of the iject Documents requires the approval of a First Mongagee. the approval of theholder Insurer or guarantor of that First Mortgage shall be deemed to he tho required approval. 2.”. W shall mean lhe record holdct or holdels of Iille, if more thanone, to any Condominhiifi in {ha Project This shall not include contract sellets or pemons orcumin having any interest merely as security for ‘he pafoxmanoe of an obUgauon. 1t aCondominium is sold under a recorded contract of sale (ox a recorded memorandum of suchcontract), me purchuser. nther than the fee Owner. shall be considered the 'Owner'. 2.23 m shal! mean and refer (o a group of Units and their appurmnm CommonArea within the Project which is made subject to thejurisdiction of the Association by a Declarationof Annexation as Provided m Section 3.05 herein. which identifies such Units and Common Ateaas a separate Phase. Bach Phase of Ihe Properties may be covered by one or more FinalSubdivision Public Reports. 2.24. W shall mean and include this Declamion. us amended fromlime lo time. the a:hibiu, if my. suached hereto, together wilh 1h: other basic dowmem: uned tocreate and govern the Project. including the County Land Use Documents. Articles, Bylaws.Association Rules and RegulaIfons and Condominium'Plan. 2.25. WM shall man the entire teal property described on Wit 'A'attached hereto, including all stwctures and Improvements erected and all uses mowed or to beerected or allowed thereon or on such addiuonnl Propcnies which may be brought within thojurisdiction of the Association. 2.26. mum: shall mean a miutity of those entitled lo act, except in lhe us: of aquorum neccsnry for the imposition of regular and special Amman: set forth in Section 8. 2.3 mL4981MM 824 02(13/92 2.27 WM shall mean a Unit. 2.28. WW shall mean the gmire reaiproperly’iluu‘lbéd on Nib}! 'A' anached hereto. including all structures and Improvements cvqcted or Io be erected thereon c: on such additional Pmpetlies which may be broufin wilhl‘n the jurisdlclion of Ihe Assodatlon. 2,29. W: shall mean Ihe Decllnm. 2.30. 31am shall mean the elements of a Condominium that m n'ot owned In common will: other Owners of Condominiums in the Project. ranch Units and their respective baundnm being showu Ind particularly described In the Condominium Plan. deeds c'onveylng Condominiums and this Dcciamlon. Phase l cf the Project shall ho. Unit: r! through 85 Inclusive. 2.‘ m mam mama mL498lnfl 825 3..01 11mg. Each of lhe Units are separately shown, described. humbered and designated on the Condominium Plan. A Unit do” not in‘clufie mher lnt'eq‘e‘sls in real properly nut arc lm than estatcs‘Ln real ptopeny. such as eX'cIusivo or nonexclusive easements. In interpreting dud: sndvpians the existing physical boundariu ofa Unit or of a Unit reconstructed in subs‘la‘nlial awordance will: the original plan shal! be conclusively presumed to be Its bbu'ndatia, ratherman the demiption exptesed In tho deed or Condominium Plan, legumes of min'or “fiance between boundarlu shown on the Condominium Plan or i'tfih’ (lead Ind lhbs'ef ’o‘f 1he building End ' regardless of settling or lateral movcmcnl of the budding, Whén'cvcr rgnoq to a Unit is made in this Declaration, in the Condominium Plan; ln' a'ny deed, orfis'ew ere, it shall be asw‘rncd that such reference Is made lo the Unit as a whole. including each om:pomponcnt unlt elements. Bach Unit Owner has the fight to ingress and egwgs from such U +31: such righg bcmg perpetual qnd appurtenant lo the Unit ownership. ' i ‘ ' ' ' ' " 3.02 W The Common Ana shat: Consutof the entire Project deep! all Units including the Commercial Unit. as defined in (ms D" station and as shown on the Condominium Plans. Badx Uni: Owne'r shall have as qppurtenam to Ihe Unit one undivided interest in the Common Area of each Phase [or each Unit Owned. Within Phase 1 of fite Project, each Unit Owner will receive an undivided lissm [metal m um: Phase 1 Common Area as Tenants-in-oommon. The Common Am in any subsequent Phase of the Project shallrbe obnveyed (o the Unit Omen situated m each such subsequent Phase'm equal inwmt; each such interest shall be calculated based upon a fraction. the numerator of which is (l) and mo denominator of which shall be the total number of Units situated wahin such Phase. The common interest appurtenant to each Uni! is declared to be permanent in character and cannot be meted without the consent of all the Unit Owners affected and any Fist Menage: having a :ecmi‘y interest in lhe Unit, as «pressed in an amended Dalmatian. Such common interests cannot be separated from the Unit lo which it is appurtenant. Each Unit 0wuer may use the Common Nels in accordance with the purposes for which they are intended without hindering the exercise of or encroaching upon the righls of any olher Unit Owners. 3.03. ' - ' '» ' ' - K 1 ‘s. The following dmribed portions of the Common Area referred lo as the = naive Use Common Arcas' are hereby set aide and allocated for the exclusive use of the Owner ol' the Unit to wh ich lhey are attached, assigned by Unit number on ‘he Condominium Plan granted by Declaram or hemfler as may be assigned by the Board: a. Deck or Patio Areas designated by D (Unit Number) tre applicable m Uni“ l through 84. b. Parking specs designated 'P“ or 'HC'. Unit 85 shall hxve as Exclusive Use Common Areas ail those parh’ng space ' interests identified on 1h: Condominium le which shall include the following: ParkingSpaces P14. P15,P16.Pl7, P18. P19, P20.P21.P22. P23, m.P2$. P26, P92.P93. P94 P95 P96 P91, P98. P99 P100, P101. P102 P103 P104, P105, P106, P107. P108, P109 and P110. 3.1 wn-m m. 4’9 8 19m 8 2 6 02/13/92 c. All those areas identified as “Exclusive Use Common Area for the benefitof Unit 85" as showa on the Condominium Plan which include, but are no!limited to. Stair 1, Stair 2, Stair. 3. me Loading Dock and all Deck and PatioAm: adjacent to lh'a Conference Cemer. Unll 85. and me Pool. Including rthe right to conduct gamut! mmmmial activities including food andbeverage service withingih‘e Euclusive Uso' Common Argus. - 111i: Subedi'o'n 303 max not be amended wilhoul the mm written _approval or lhe Decimam or in sdeqessors and assigns, , H , 3.04. W The Conimon Areas shall remain undivided as set forth above.Eccept as provided by Catit'omia Civil Code Section 1359. no OWner shall bung any action torpartition. it being Iywd tha't this restriction is “county in order to preserve the fly“; of the_0mm with respect to the operation and management n'f the Project. Judicial pmltlp'n by sale ofa fingle Unit aw’ne'd by two or more persons an‘d l mision of the sale proceeds.‘Is‘ no: grommet!hereby. but pafliti‘on of title to‘ '1 s'ih'glc Uni! Is proh‘bited r r ‘ 3 05. ‘ ' w ._ Additional Property may b’e ummd to mu!become subjecl tb this Dcdamton Byany or me. (gnawing methods sci forth in thk sedio‘n. Uponannexation. additional p‘a‘roels :h‘a’ll become subjecl Io‘ this Declaration withdn'l the" nmity ofamending Individual sections “meat. a. WW The Propetty dmribed on Exhibit 'B‘ shallbe annued to and become a pm of (he Project. :ubject to this Declaralton, and subject lo thejurisdiction of the Malian. without flue assent of lhe Association or its members. or without themen! of the Owners, on condition Ihal: (1) WW Any nnnwmion pursuant Co this Section shallbe mnde prior to “w third anniversary of |he'Issuance of the original hibllc Report for theimmediately,proceeding Phase. Declarant shall be under no obh’gafion to M5109 or annex saidadditional Phases or real Property and Déchtanl makes no representation will: respect Io whether ‘or not such :dditional real Property Wm ever be developed or annexed and that such developmentwlllDbe Idenucal to (he prior Phase This Section shall not be amended without the written appmvalof edlrant. (2) WW. Any annexation pnunanl to this Sectionshall not result m In unreasonable diminution of the benefits :0. or an unreasonable increase in theburdens upon. cumin; Owners In the ijeat and shall be oomis‘cnt wkh the Phasing pinpresented to the Qlifomin Department ol' Real Estate at the time of application for the originalFinal Public Report for the sale ol' Units m the Project. It is anticipnted thn the total number nfUnits annexed m the Project pursuant w this Section will be approximately 196 additional Units. (3) I ' " " ..: . A Deda'ration of Annexation shall berecorded covering the applicable portion of the propeuy lo be annexed. Said Declaration mayoonMn such complememary addition: and modifications of the covenants and restrictions containedin this Declaration ns' may b: necessary to reflect the different character. if any, of \he addedProperty. as are consistent wilh the scheme of this Declaration. 3.2 vol. 4981mm 82‘? 02/ [3/92 ‘-‘ ' ’.UonapprovaiinwflllngoflheAssociation. pursuant (o vote or Written consent of 664/396 of the tom Vote: residing in Member:other thin the Declanm, the Assoclallon and the owner of anypropetty who dams to add it .t'o{he scheme of this Declaration and Io subject h to Ibo jurisdiction of Illa Association. may file o!record a Declamion of Annexation. Said Declaration may oonlajn nuchcomplemenmy additionsand modifications of (he covenants Ind resulcflons contained 1h this Deal: ration as may benmsmy to ream the difie'mu charter“, it any. of the added propsny. as areoondxtenl with thescheme onhis Decltmlo‘n. Said Declaration shill lndude dwgncflon a_f Units Ind Oou'unon Areas[ox the purpose o! this Dechmion. ‘ _ ’ :After the required annexation procedures {or eachr Phase are completed (i) all Ow'nen in th‘e Project shat! be. entitled to use an Common Ara in thc ' ' 'annexed Phase. subject Io the provisions of the Declaration. (ii) Owners o! the uinmd Pmp‘e‘rtyshall thereupon become Mamba: of (he Anaemia), shall bewbject to the Declaration t_nd shallbe entitled to use all Common Areas o't lhé Pr'ojact, Ind (iii) all Owner: of Units inthe annexed ~-portlon of the Pmpefly shall have the same membership and voting rights u other 0mm.Vowsshall not be ml sepualety by Phase. After each innmtion tnd on the first dny of the month _fonowing the close of escrow tot the tint Unit with a Phase. mg Auoclntion Mama sh‘all berammed with the annexed Property being lucssed for a proportionate share of the loin! mumof the Project on the same ham ax the other Pmperty in the Project's provldad in Swim 8.08herein. Amen“ ooflected from Owne'n m the Project may be expended by the Auoclalionwithout regard to the pa'rllcuiar ?hnse from which web assessment: originated All Owner‘s shlllhave reciprocd easements [or mgrm and egress to ‘all ponion: of the Common Arc: throughoutthe emits Propony. subjecl to the provisions ot' this Declatation. the Bylaws of theAmman andthe Rum and Regulatiun: of the Associafion‘m Bfle'ct from time \o time. This Subsection 3.05 may not be amended without the «press wriuenrapproval of Declannt or its successors and gutgns. r ' ' ' Future” impmemems Io the Props: will beconsistent with initial im'pmvemclits in toms of quality of oomtruvtion. v A I = Declare!“ shall pay m theAssociation. concurrently with the dosing of the mow tor 1h: first sale of a Unil'm an annexedPhase, appropriate amounls for memes tot xaplncemcm or deferred maintenance ofCommon Arealmpmvemmu in the annexed Phase necessitated by or arising out o! the use and mpanw ofruidentinl Units under u rental progem conducted by Dcclaranl which has been an effect for aperiod of at lens! cue year as of the date of closing of me escrow for the. rum uh of a Unit In the.annexed Phase. . 3.07.W ln addition Io any and an other easement: 'nnd (Mal;contained in this Dé'cla' radon. the Propenics shall be subject to lha follmving easements Ind dam: ' ' ' ' Every Owner shall have a nonexclusive riskxghtof enjoyme'nt in and lo the Common Area. in uding ingest and egress to Ind from his Unit However. suchnonexclusive rigIns shall be subordinate Io, and shall not interfere. wilh exclusive rights ovcr the Exclusive Use Common Area. i! any. Bach such nonexclusive right shall be appurtenant to and shdlpan with the ling lo lhe Unit subject ‘o the following provisiom: 3.3 val. 4981mm 828 02/ [3/92 (1) swim: .9 of this Dcctaralion authorizes [he Beard to impose mommy pbmlfles. temporary sulpcn‘slons of an Owner's rights as a mmbcr‘ of the. Aaoaafionor other :pprnpriaxe 'du‘c'iplina to'r ruuure to amply with; tho Pro]pm Dow‘mem‘s p’rovldad {hat theambushed premiums are foflowed for‘ mace Ind hearing whfighlmisty-the Iiifiiimum ulmnentsofOnrporallons Code Sediou 734! with respect to lhs'accused Member Before.a decision lo'sm‘posodiscipline is ruched. These procedures are set out m Semiqn 12 of maBylaws r , (2) Tho right oflb‘e Amman to dudicue or mash: all or Inypnrtofthe Common Area to any public agency. nolhnrity, 'o'r umily fo‘r such purposes and subject to suchoundifions a1: may be agreed t’o By lhc' Members. No such dedication o'r stilts?“ Ih'au be cfiec'flveunless fin instrument signed by Wthirds ofme Members agrngeci to such dedicaflon or musterIra: been mordedmmvidcd however, that no such dedication shall impair the ingrm andmto any individual Unit. , ‘ . ‘ ‘ ' p ’ Basementnnd/m nyu's eve: and under the Property tor lh in Bx n. repair 1nd maintenance o‘f-clouds. telephone, water. gas and: sanitary swat linei and “n‘éflfties. heating facilities. ethic 0t maker tulwislon antenna lines. drainage ta'cfliiies. wj'aikway's d landscaping 3's shown on the recorded Map or the Property, and a‘s‘ my be hereaft'a' remix» for needed to m- the Prawn» archereby maeh‘md byD'adatant nnd its sump; and astgns'. including mammal. m’g‘elhuwhhthe right lo‘. gum .and mantra: me Mme. 11w Association mallshave an easement am tbs00mm! Unit for purposes. of minnmlug any hehttng.Engpxumbin'g Ind éleckieal equipmentcontained therein which mice bther pogfluns of the Pmgeci. Such casement shall includereatonable :equiremems forth: afuy. am and orderly operations onhe .Commexcial Unit whilesuch maintenance operations 60cm. ‘ .Eaeh Unit wahin me Propmyis hemhy de‘dmd mhave a right ova an smoking Unit's 1nd the Common Area Ior Che puma” .of accommodating anyenc'roachmunl duh to enginecrlngenus, errors in original construction. :elflcmuil' or shilling ‘of(fie bufldlng. or any other comm There shall b‘e valid right: fa} tke' mint‘enanoe o!” saidencroachmenla a: long as thw Shall amt. and (In! rights ind oblimpioins of Owner: shall not hedtcged in any wny by said moadnmem, milemenl n'r shinilig. provided. howcver,‘ Ifm‘m no wentshall a valid rig“ for cnemachment be created in fave; of an Own‘cr or Owner‘s if :‘aidencroachment occurred due to (he willtul misconduct of Said Owner or Owners. In the event astructure is pitifullyor toting! destroyeé, and then repaired al- rebuilt, ale Ovimri pf each Uniawe that mihpr c'ncmac‘hments over adjoining Units or Comunin Area mill be' perinil‘tc‘d and thatthere shau Bis Valid rights tor ihje malntennnue of said encroachmjgnts so long as they shall east d- W The Board may auihofize its agents and employees to‘emu any Unit anfl/cr Bxdhsiv: Us": Common Area when awry in comm wfih anymaintenance; landscaping c'on’struqiun or security for- whid,‘ the Anadatioh is momma. to effectemergency rcpuir’s or Io elfec‘l _n repfigs whiéh flie Oumc'r has failad m im‘fofinas requiredby this Ductimitm Suéh entry 51m be made with a; llule‘ inconveniem to the Owner aspracticable find any damage caused thcreby shall be te’puired by llxc Board a"! the upcnse of theAssaulmion. Exccpt'm cave of an mugency. 24 hour advance notice shall lie given to the Owneror occupant 3.4 WL498iMM 829 v 02/13/92 Declanm heteby' reserves asements and/or rights over (he Common Are'a Tot comnion ddveway purposes, for drainage and encroachment purposes. Ind for Ingres: lo and caress from lhe Common Am: [qr Ihe purpose of completing imptovemeuls thexeon or fot the pefformmce of necwry repair work. Said cucmcnt and/or right shall automatically laminate six years utter [he recordalion ot this _ Declaration. 3.08. “ ' > ‘ ' ' ' A All pxopenyriym _ granted hereunder are subjec! to the teguhtogy police power o! the County 6f Sant- Qua Svoh property rights shall be exerclscd consistent with County Land U56 Documents. governing development and use of Ibo subject property. No chimes or alteration in such developmenyor use may be commenced or completed Without thq approval of (he Counw to tho went such approval l: required by |aw_. _ u. 3.09 V ‘ ' ' ‘ ' ‘ I Any Owner may delegate his rights of use and enjoyment of the Proj act. including _any_recreai nal fgcilifia, t_o Ihe member: of his fanny. his guests, tmnls, employees, and invitees. and (o such other person: u may bepemtmgd by the Bylaw: and the Modifier: Ruins. subject hm, to (hi: Declaration. Hm. if in Owner bus ‘ mid his Unit to I contract purchaser or 1mturd o; rented It, (h: Owner, membqs oi lite Ownel’s family. guests. employees. and invitees chill not be entitled to use und enjoy guy of such ndvu [n the Project, including the recreational fucililiu. while :ll of lhe‘ Owrier's Unit'Is {old (o n co'Mnct purchaser or rented to tenants. Instead, the contract purclmet. or mums. while occupying such Unit, shall be untitled £0 use Ind enjoy such twat. including the reautbnal Wes. and an delegate the Hun: cf use and enjoyment in aha same manner as if such eoninu' puldlsser or tenants were an Owner during the Period of his occupancy. Each Owner dull notify the Sewamy of the Association of the names of any comma purchaser: of such Owner's Unit. and if required by the Association the nnmes ofany tenants ofsueh Owners Unit. Each Owner. contact putchnw, or tenant also shill notify the Secretlry of lhcAssociation of the names o! all persons to whom‘wch Owners, contract purchaser, m tennm has delcgued any rights of use and enjoyment and Ihe relationship nut each such persons subject Io suspension Io the cam; went u are the rUm o! Owners. No such delegation shall relieve m Owner from liability lo tho Association or other Owners for ptyment of assessments or petiormanee of the menu‘s. condilion: and mlricliom coniained'm this Deckmion. Any lease, reamayumenl o'r contact of sale entered into belween an Owner and a tenant or contract purchase: of a Unit shall require compliance by the tenant or contract purchaser with a“ of the covenants, 'condlklons Ind xcslrlotion: contained in d'ds Declaration. which provision shall be for the «press benefit oflhe Association and each owner shall have a right to action ditealy against any tenant or contract purdmser of an Owner, us well Is against the Owner. for nonperrotmmce of any of the provisions of this Declaration to the same extent that such right o! action exists against such Ownet. ' ‘. Declannt, its successors Ind assigns, reserve me tight within the Project or whiz; my future Phase of the Project, to ume-shnre Units and create individual Timeshare Projecu. or to frlcflunnlize anetshlp and us: of tho Units (hereinafter 'Fracllonalized Ownership Unitl'). 3.5 5-...“ mL4981mu 830 02/!3/92 Time-share Ptojecds) 'a: used herein shall mean n 'timc-share project" as that termis defined in alifomia Buslnass and P(ofmion Code Section 11003 5(a) as amended {tom limeIo lime. 'Time-share lntercsKs)‘ s: used herein shall mean a 'Iimo-sham ulate' and 'cime-dureuse' as those terms defined 1n California Business and Professions Code Section 11003.5(b) and (c)us amended from lime to time. '11:: creatioa of'n‘mwhnre Pm]acts or Fraaionalized OwnarshipUnits by Declaram and annexation of such Phases containing Time-sharc Project or FractionatedOwnership Units. shall be permitted by the Project Documents and nothing in the Ptojac!Documents shall be interpreted to prohibit tho creation. ammtion. usa-and operatioa oi ouch'fime-share Projects or Fractionauzed Ownership Units by lh'c Dcclnmm. ilssumors ‘ot amps. Each Condominium Unit within a Time'édn‘re Ptojeu or a Ftnuionalhed OwnershipUnit shall commute one 'Unit' for the putposes of the Pxoject Documents. . ‘ ' 'nxe Declagafipn of Annexation annexing any Timeshare Project to Ike Ploje'u mymake reasonable arrangements regarding (i) lhe exercise by men of 'I‘imenshare lumen; orvoting rights In the Association,pwvided Ihat no more than pne vote shall be exercised tor eachUnit (except for Gus B treble voting). and (ii) the payment of Assessments hereunder. pmidedIhat ml! Aminent allocation shall hepaid for each Unit and provided further Illa! amusement:may be made to gumntcc tho o'wnership. us: and enjoyment ofthe owner ofa Time-share Interestwho has paid his proportional: share of a ful! Assessment IHoution t‘a the Wailersnomdthmanding the fact that another owner of a Time-slme Inlemt in the same Uni: has not. The Subsection 3.10 may not be amended without the apm approVal ol‘ IheDeclarant or its successors and assigns. , 3.6 umm WL4981na 831 02/13/92 4.0|. W No Unil. or any portion thereof shall be occupied and used emepl tor residential purposes by the Ownm. Ihe'lr comma; pugcha‘n‘u, lessees, tenants. or' metal guests. cmcpt for Ihe Commercial Unit No trade or businén or. bummercial ac! ivlty shall be carded o'h‘ or oonducted‘m any Unit, except that Decla’mm, its summon or assign: my conduct such. commercial activates on or about the Commercigl Unit fo‘r the life of ihe Proj'ed a‘nd may u’se any Unit or the Commercial Unit in the iject ow “ed by Declannl {pr niodel displn'y ahd sales office purpose: during construction and until the Inst Unit u sold by Declaring or' u'ntil 6 yearsfro'm the due of dosing of the first sale of a Unit m ‘he Projea.‘ Whl'ch'ever comic first. 'Ihe profilisio'ris of this Section shall not prohibit homs occupation: s'o long as‘ the‘y Ire merely incidental?lo 1h: us'e of the Unit as a dwelling. ate permitted by local ln‘w, are dominated in au'ch a manner as Io not adversely affect other Owners‘ use Ind enjoymeni of the Project. 'and hive received prior written approval of the Board. V . , . , ) ‘ All uses of me Units are expressly subject to the local ordinances and law} of Santa Gut Oou nty and any rental or commemi'a! u'se thereof of a Unit May b'e subject to, liability lo the County for Transient Occupancy 'hx. All Owners will be mdividually respdnsible Io the County for _ any such Transient Occupancy Tax. 1N5 subsection 4.01 may not be amended without the mm written approval oi the Declaram or its successors and migns. . 4.02. Mug. [n addifion Io the spaces nonveyed with the Commerd-l Unit, the remaining unconveycd parking spaces within the parking garage Inly be mined by the Board or remain unassiyued for (ha use ol‘ all Owners. their (cn.ams and gun‘s at 1h: discretion of the Board. The Board may promulgate and enforce rules regarding Ill puking within the Project except for those space: conveyed Io the Comments! Unit. 4.03. Wm“. No truilqr. camper. mobile home. commemal vehicle. mick (other than a standard size pickup truck). inoperable nulomobllg, or similar equipment shall be permitted lo main upon any area within the Property. Commercial vehicles shall nol indude sedans or standard size pickup trudts which arc used both for bushes and personal use. provided thlt any sums or markings of a commends! nature on such Vehicles shall be unobtrusive and 7 inoffensive as dgermfincd by the Board. No noisy or smoky vehicles sin“ beopemed on the Property No affirmd unlicensed motor vehicles shall be wanted upon the P_xopeny No vehicle twain. w’ washing. recreational vehiclw. motorcydes. moxorized skateboards or other :imilnr vehicles m‘ty be opemed or teplired within the Project. ‘ W d 3 4.04 Sing. No sign of any kind shall be dnplayed to the public view on or from any Unit ot any portion of the Projwt without Ihe approval of the Association. except u follows: a. 0n: sign ofcuslomary and reasonable dimensions advertising a Unit fox sale, ' lease, rent or exchange displayed from a Unit; in compliance with Civil Code Sections 712 and 713. b. Such sips as may be used by Declaranl o: its assigl'ees in comedian with _ (he development of the project and sale of Units; and 4.1 nmm ~mL4981M% 832 02mm c. Such other signs or notices as arc required by law or as Ire otherwisenecessary lo perfect a right provided for in law. ‘ d. mmmercial sign: applwgble to {he Comm‘elfiaj Uni! 4H05 Animals. No animals reptile» Menu. birds. fish livestock. or poultry shun beraised. bred. or kept in any Uni! o: ponion of the Project, - ‘ 4.06 11W; All garbage 'u'nd trash shall be' regularly Moved fromthe Hopcny. and shun not be unwed to accumuhm thereon Garbage Ind m‘sh aispoul shall beaubject to any rules adopted by the Association ~ ‘ * .Bxccpt forany antennae. chimneys. vent slacks brotheritems or equipment upon o'r ”Wing from me m! whidr are installed by Declannl n: pat: ofthe initial 1mprovemems. no such Item ct equipmenl shall be trectcd or m-intained upon the ~outside of anypbuilding on Ihe Properties. .No :lreuunn Io or modifimion of u central televisionmtenna system or able television system. whichever is a_pplicabic. n developed by Dedmm andEsau“?! be maintained by the Aminlion, shall be permiuqd, without the written consent of thear , V 4.08. mum. All residential Units shill be subject 10 and avalkble for mm]when not occupied by me Owner consistent with Seam. I3. 10.335 ns‘ ‘nmend‘ed of the CountyCoda All rentals must be in writing and be mmressly wbjec‘ to the Project Documents Ind thebrash of any provision shall be a default under the Lease or Rmtal Augemem. Subject to theforegoing restrictions. me Owner: of Units shall have [he right to renl the same.provided that theBoard'u notified of lhe name of the tenant and the duration of the rental. The Owner shall makeavailable to lhc tenant the Articles. Bylaws. Deduation and any Rules and Regulations of the‘Association. With respect to me actual renling of a Unit. an Owner may II their sole discretion,elect lo be responslble for the renting of their Unit. or may delegate Ihe responsibility to; the renalof chair Unit to a rental agqnqgftheir choice ‘ r ‘ __ _ A x, a-"" The Declamu, it: animamr lhc Owne'r of Unit 85 ma’y operate. a rental agency ‘ v..1;me on the premises of the Commercial Unit including the cxcluuve rid“ to advertise 'I‘he/ Sumpe Resort and Conference Cenlcr" for commercial purposes memed to the OommercialUnh. (g Nothing contained in Ihis Declaration shall ves'! in lilo Anociaziun. the Bond or any other patty,any interest in the operation of the Commercial Unit or any business thereof a: to profits, thodsK of opmfion of any other similar mullet: Nothing connined In :hh Declmtion shall sews :o limitt of any Owner to select a rental again for their Unit provided such tenul oompflesflfl: " ' 'I h, ,..‘.-_.,._..-' Ill of lha‘ijcct Documenm and Eula and Regulakions. » «w W M,“ No duty xhnflzewhnposeaTIpERII-x; Declaranl or any other pqrty involved with thebusiness of the Commit! U il to rudde I. - t8 management to {HeAssociation o_rindividual Unit Ownm u ufspmsu'am Io In express wrm n con ra 4.2 yum wL4981MM 833 ‘ 02/33/92 4.09. WW No arugula! literate!“ io the interior of o‘rr Common Area surrounding any Unit shall be made and n6 plumbing or electrical Work within any belting or common walls shall be performed by any Owner without the prior miucn consent of the Bond. provided howaver. no Board or Associuion approval shall be reqnitcd for Improvemem; constructed by. a! (he dimetion of. or with ghgrappgo‘ynl 9r t_hquechram. No building. fence, mil. obstruction; screen. awning. or structure of any kind shun be commenced. erected or maintained upon thePtopmy, hot shall any altemlion ox Improvemqnt of any kind be made thereto until the same has been approved in writing by tho Board, Plans a_nd specifications showing the nature. kind, shape. ootor. size. ma'te'rhls and Ioca'llon of sud) " ‘ Improvements. alterations. em. than be submiiiéd 'to‘thc‘Bqa‘rdxfor ipproval as Io qinlity of workmanship and design Ind Immmy of external dqslys withexisling structures, Indy: Io location in relation (o surrounding structures, (opo'guphy, _and_-finl'sh grade elevafion, . 1‘» ' ' Fullure of the Board to act within5'35rdly: ifier the plins have been submitted to it I shall constitute Ipproval. 'r " - v ‘ ' . - . - ' ~ In thq event of the failure of any individual Uni: Ouiner to comply with a written ditecfive or order from Ihe Board. then in :ueh event the Bond shall have the right and authority to perform the subjeu matter of such directive o‘r'order and the c051 of such performance shall be charged io the OWner of the Unit in queslim and'may be recovered by me Board in an Iction of luv against such individual Unit Ownct. 7 i " ‘ ' ' 4.10. W ‘Windows shall be comet! hy' drapes. shades or shuttm Ind shall not be painted or coveted byfoil, catdboud or similar materials. All window covering visible fmm the CommonAm shall be o! a material, duty: and eolor'w’hich, In the opinion of the Board. k compatible with Ihc exterior design and coloration of adjnoem porlions ‘of the iject and arc identical in appearance lo thosepriglnally furnished by Dcdatant. ‘ - r I ’ ‘ 4. l l. mm No eneriordolheslines or other outside dolhu dtying or airing facility shill be erected or mainuined on the Properties in any lamina when the same would be visibie from any street or neighboring Unit. Further. nucleate: washers. clothes dryers. rqfrigmtoxs or Item“, or any otherappliano‘u or debtk, other than barbecues and deck fumlmre whid: shun be kept in a dean and orderly manner may be kept. slond or opetaled on any balcony, patio, porch or mher exterior area. 4.12. am :~ ’ » ' . 2. L 7s - m. No pom: equipment. work shppsorcar maintenance of any nature shall be' permitted on the Project without the prior written approval of the Board. Gauge and storage room doors shall he kept closed at pl! limes emept when in use. 4.:3. nmm'g'g, Nu Owner shali do any act or construct any Improvement whidl would Interfere with (he natural or established drainage syswms or patterns within the Projwt without the written conscm of lheBoard. Pu r -; 'l11c Ownér of each1 A; I 7'; _‘.',* , Condominium shall be' liable to the Association for all damages to (he Common Am Ind/ot Improvements lheteon caused by such Ownct. or any occupant of his Unit or guest, except for that 4.3 vol. 4981M 834 02/13/92 portion of said damage, if any. fully covered by insurance of the Associalion. Llibflity of an Owner shall be established only after notice (o the Owner and heating before Ihquoa‘tdw. _ . 4.15. 'Bmflgnn‘alfmiliu. 'H. . ‘ ‘ f " ” 'V a. Every member of the Association shall have a right Io use the recteationa! ‘ facilities situated on the Common Area. subject to the following ptqvisions: ‘ (l) 11w right ofthe Associationfioflcharge (easonaue {cu for theme ofany ‘ recreational facility by n9n~membem and » ' (2) The right of IheAmcintion {o deny us; after hating f0; mfrlnge‘m’ent ‘ of rules and nonpayment of dues. H - r r ;, -. ‘ ' b. An Owner may delegate, in accor‘dancdiuith (he Bilaws; and subjéct Io the limitations of the Project Rules and Regulations, rights '0! cnjay‘ment to the rectufion’al facilities to family members. tenants or contract purchasers who law owup‘ying the Unit. In the event lhlt the unit is otherwise occupied the Owner will hnv: waived the rights to use the mmmon Ara until such ownpanq has terminated. , 4.16. Wm. No basketball standards. ‘ho‘ops or backboards or olhet fixed ?pous apparatus shaIl be attached to any Unit or any par! of lhe Common Area. 4.17. Ham The property shall be developed, operated and maintained so that 'no noxious, illegal, or seriously offensive :ctiviliu shall b'e carriedon within any Unil, or in any pm of Ihe Project, nor aha]! annhing be done lhcrgdh Mitch may be or may become an annoyance or a nuisance to or which may in any way interfere with the quiet enjoyment of each Owner's Unit or Common‘Alea, or which shall in any way increase {he tale of insurance [or the Project or for anyother Unit. or nus: any insurance policy to be cancelled or to unse a refusal to renew the same, or which will impair the structural integrity of any building, or which shall cmke a public nuisance.Bemeen the hours of 10:00 p.m. and 7:00 a.m.. no noise shall be permitted in any Uni! which measures 30 decibels or greater for more than 10 secohds in the adjacent Uriit or Common Area. 4.18. - " ' _ ' ‘ ' ‘ ‘ ;. Bach Met, contract purchaser. lessee. , tannm. gust. invile‘c or other occupant of a Unit ot user of the mmmon Area shun comply with the provisions of lhe Projea Documents. M9: WW Mhiy’i‘éiaftmhgyr omits mmsmmt of the Preperw and Ihe'rafimm‘ Western humidity of the Neighborhood Pa rk‘isTiier‘é“ reguired‘of {he Associuion. -:-_I.,H...._. , r .M 4.20. . n ‘ ‘ ‘ W‘s . Owner-oocupancy of Individual unit‘s ihaflbe limited lo the mlxi‘m‘um allow h‘y County Code Section 13,10,335 us amended, a copy of whiElr . .i‘utpdted hu‘ctovasEthlb‘il 'D". r . ,. r 4. V V - - Q ‘ 4.21. g .~._.~A-.. 1 .L , " The Project shall be subject to the nuisance abatement procedure set forth in Section 1.08.060 of the County Code as codified at Section 1.14.010-1.14.080 of the Counly Code. a copy ofwhidn is attached hereto as Echibil '0. 4.4 u...“ mL4981ME 835 02/13/92 , 4.22. ‘ ‘ ' 1 _ - . anttalm'on'oske management shall be provided at all times b'y’lhe Association for the maintenance and operation ofohe Common Area. Such mmagqmem shall be provided by a management cnmy under comracl with the r - Associaplo‘n or by emptoyces of the Association. Mums » . Management of all residential Units' shall be for ~short-lerm occupancy, with ' occupafncyihnlxed to not mpg: man 29 consqgutivq day; ox 29 ‘dxys’in any ong-mlcndar yea}: except that-Ownets-gf Individual, min}! Units'sha’ll he" {nnéwe'd looccnpy Units puny“! t0'-S'ect16n r 13.10335 as amended of the County Code. ‘ ' ‘ ' ‘ I .. - I . ' ‘ wk: Afldevelopméntnn. :80 ofth‘e ‘Ih the County Land Use Documents. ‘ 4m-J%amxlgfi subject Propeny shall be consistent 4.24. WWW 1119 min um impact Wlliwirdmmkiamfl separating floot/oeifing assemblies shall conform lo those In Won the date of Projbel, Ippmvnl and construction; 'nme shun be no alteration ammom o: the; nwrwgtingg'iwm those Wtfilld' by (he Dadamnt in (h; eo'nsttuetion of the Project ‘which will regal! in in 5mm m saund transmission Into my other Units except far cleaning or rcpiaeemmt. and, any ieplu’e‘r‘ne‘m covering shall furnish no: lacs than the degec of impact insulation afiqwed by covering qrignally installed by Declurnm. " r ' ‘ , 4.25. ml g v - m; L ' o ‘ U , AstoallUnilsvutedinpelsons or entities other than the Declara'ni,’ its suco'asors o assigns. tho omership of ml! Unit shall be by no more than four persons or emmas and any such ownexdnip inmost must be u tenmls-ln- common or as joint tenants. ‘ - - . ‘ ,7 ‘ - As to all Units vested in persons or entities other than the Declaranl. its successors ox assigns, lhe tlmewhadng of these Units u defined in SubsectionBJO herein. or the division of (he ownership of these Units. subscquen: Io me orlfinal transferof Ihe'Unit from the Dedamm, for the purpose of creating'inteml' or 'shared' Ownership. shall be' prohibited. The pmisi'ons of this subsection 4.25 nolwithstanding. the Declaram, its successors and‘usiyls shall have the rid“ to lime-share m fractionalize the owngrship ntUnits as provided in Sumioh 3.10 herd". 4.5 wL4981mm 836 5.01 xilaz’ _, 1, . z Association shah, haw the following dairies: . (a) 1‘0 clfeclively esgab'flsh, use,»mnnage, operale, improve. maintain, repair and replace Ihe Common Area and all ils facilitiw. Improvements, and landscaping including without llmimlon. on-site security systems. including the security door lock system or th'e Units and providing regular patrol of the beach access parking. trail system, vista overlooks. Oountyrequired on-skc Improvements, all parking spaces, andominlum buildings, fcnges, wdkwlya. lighting. and private streets located on the Common Area, and any othgr prppcrly acquired by or subject to the control of the Association, including personal propeny. in a safe. sanitary and altncdve wndition, so as not to create a nuisance. Notwiihstanding,Ihgquegoing £11.: Assp'cialionhslwll have .no duty (o maintain the Units or the non-slrucwral areas ahd/o; Ownc; installed Improvements within the _ Exclusive Use Common Areas excep‘ that the Association shall maintain and repiace as necessary the security door locks on the Units; and , _ . ‘ . . u ._ , E. ‘ v- g a - (b) The Assodin‘on shah! oozilrad with a civil enginéef for innuai inspection of on-site silt and grease traps. Said civil engineer shall clean 0r tepair time devices as nmaaly. Annual reports shall be submitted m the PlanningDepartmem tor review and verification. (c) The Association shall perform its obligations hereunder In compfitnoe with the pertinent elements of Ihe County Approved Plan for Maintenance of the Public Beach Parking Trails, Vista Overlooks. Beaches and Ravine: and the County Approved Landscape Maintenance Plan. ‘ r . The Association shall also bear the costs for the repair and maintenance of éommon am damaged by the presence of woud-deslroying pests or organisms. (A) The costs of temporary relocation during the repair .and maintenance ol’ the areas within Ihe responsibility of the Associafion shall be home by the Owner of the sepamte intemt affected. > ~* ‘ ‘ ‘ - ‘ - - ‘ (B) (l) The Association may cause‘lhe tampon: ly. summary removal of any occupant for such periods and al such times as may be necessary for prompt, effective treatment of wooddalroying pats or organisms. (2) The Association shall give notice of Ihe need to Iemporarily vacate a separate inletcst lo the occupants and to the owners, not legs thyn 15 days nor more than 30 days prior Io the date of lhe temporary relocation. The notice shall state the reason for the temporary relocation. the date and time of the beginning of treatment. the anticipated date and time of termination of treatment. and that the occupant: will be responsible for ‘heir own awommodnlions dur'mg lhe ‘empomry relocation. (3)" Notice by the Association shall be deemed complete upon either: (a) Pctsonal delivery of a copy of Ihc notice to lhe occupants, and sending a copy of the notice to the Owners, if different than (lie occupants, by first-class mail, postage prepaid at the most current address shown on lhe books of (ha Association. 5.1 .mp3 vol. 4981M: 837 . (b) By sending a copy of Ihe nalicelo the occupants auhq separate lntcresi address and a copy of the notice to ”Macs, ifdiffctem than the occupants. by fitfl-clnss mail. postage prepaid, at the mos! currem address shown on thebooks 9f the Association. (C) For putposes of thk-sectlom-‘oocupanl; mans an Owner.~resldent, guest, Invilee. Ienanl, lento. mblmec. or other person mpgswsslon on the :cpa m_c interest. r Ir any om: muimmnee or repair mék‘rére'u'éékto ism is’aeoessiciigegl by me hmfin or nefl‘gent acts of the Owner. his family sues]: oriovheajhgcom ofrsuchsporclal gesqurflaglyon or repairs shall be chargeable to Ila; Owner Ispxovidedjnsmlm 87 '. ‘ 5.02. ' > ‘ " ’_ ”’ ”Butch. Owner qt ,u Condomktflum shall be ruponsible for malnuining his Unit, indhdhififii! not liniked lo lhe eQulpménl nn'd Mum in the Unit and its interior walls, ceilings, windows ind doom in a safe, ufihar’yand Ivt‘tngliwqondiglon. Bach Ownet has complete discretion q: t_o'lflhe @‘hoiéfip v 'oflfirfiitufi lumifigilw', a'jid Interior decorating except windows may .be covered only by drapes, sham!“ or 5311'ng gidemlcgl in appea'mwe to those originally furnished by Dedaunt. and my nojt kpflmedxbfr Wed ,by (9“,, , cudboud or olherslmflnr muerial's. Each Owner also shall b; momma for tepa'fr'. replioe'mehl and cleaning of the windows Ind glass of his Unit.7béth gxtc'riot and idlefiéi. and Y6: miinidlriing " ’ ' 7 the non-strucmnl area: and/or Owner installed Improvement: of hisnppunemnt Mums Use amnion Am in s.safe, sanitary'and atluctiw mditiorz. ' -‘ ~ {fan Owner fails lo maintain his Unit and/or his‘Emlnsiye Use Common Area a; pmldéd herein In a manner which the Board reasonably deem: necessity to preserve the safely. 'Ipliean'nce' and/or value of the Prokct. the Board may notify lb: OWner of lhe_ work required and request that it be done within a reasombl; and specific period. 1f lhc Owner fails to perform wch maintenance and/or repair! wilhin said pgtiod. the Boudshnll, subjoct lo the notice Ind hearing requirements set forth in the Byilws, have the tight to enterrupon the Unit and/or ExduSive Use amnion Area Io ans: such maintenance and/or repair work Io b: performed. Cost of any such repair 0t maintenance shall bq ch-rged to the Owner through an Individual Chnge a_s provided in Section ;wafllat'anding (hp forespqug, in I'licevent of an ,emugmw arising oul or 1h;Mum of an 0mm! iq‘iniinhin his Uni! nndlor mums Use Oummon Am, the Botrdshnll luv: the, right, through ins lgems and unployees, lo immediately enter the Unit and/or BmclusiveUm Common Area to abate the emergency and individuaily charge the ecu thereof to such Owner. 5.2 vm. 4981M; 838 ‘ 62/13/92 . 601-. ' *~-."‘ Cu. 1M management of the Pm‘j’eu, except for theoperation o! the Commercial Unii. shall b‘e vested h me Association in jno'cordance wflh the Wee!Dowimms. and all applieablo laws, regulations nod otdlnanm of any governmental orqu‘asi-gbvernmemal body or Agency having jarisdlc‘lion over the Project 6.02 W112. Bach Owner shall be a member of the Association, and shall rennin 'a Member themf umil Such “me as ownership ceases for any reasoh, at which time suchmembetship in the Aminlion shall automalianypcease. 2‘ ‘ 6.03. " “ ' ’ " ' Membership in um Association shall not be transfarred.’pledgcd. or nliemted'm a'n'y' w'a'y. map: upon: 1h: s_ak or encumbrance of the Unit to which II is ‘ appmiemnt. and Men only to the purchaser, m the case ot-a sale, or Mortgigee. in (he cdse of Inencumbrance of such Unix. A Mongagee docs no! have membership rights until it boobmu anOwner by foteclosure or deed in lieu thereof. Any attempt lo mukc a pw’hibited mmfer is void.Any pemn o‘r entity acquiring fee title or equitable tine lo a Unit, whether by reason of a deedfrom the Owner or through a fomi‘osure, mu within IS days of acquiring such flue inform theAslsocuation in writing of (he date such title transferred and the name or names In which due lshe d 6.04. MW The Association shall have two dasscsflofvotin;Membets: ' ' mm. ClassA Members shall be all Owners accept DeclaraM and aha)! he cnfilledto on: vote {or each Unit owned. When more than one person or enflty owns a Unk, all suchpersons and entities shall be Member: and Ihe vote {or such Uni! shall be exercised as they amongthemselves determine, but in no event shall more lhnn onc-votg b9 cut with respect 19 any’UnIt.w. The Class B Member shall be the ngamm, who Shall be entitled to threevotes for each Unit owmd ' ‘.> = ua’u-rm g TheClassBmembershIp shaflbeirremiblyconverted to Cass A membership on (he acumen: of whichever of the folluwing is first'm time: (a) 0n the seu‘md unn’ivetury or the issuance of the Issuance cf the orly’m!Subdivision Public qun‘for me mos! :eefgnt Pfiase o! the Project, or ) On the fourth anniversary of lhe imancc of the original Subdivision PublicReport for the first Phase of the Project. 6.06. ‘ ' ' ' : , : .‘ With the excaption of nationsauthorized {ot the Enforcement o! anded Obiigations, no action which tequixes the approval o!a prescribed majority of Ihe voting power of Member: of the Association olhcr than the Declmntshall preclude the Declaram from casting vows attributable to subdivision interests which he owns. 5.1 «mm mL4981MM 839 02/13/92 , Where a two class voting structure is still In efiecl. any action requiring the apptoval by tho vote or written assent of a prmribed ma'jorky of the Class A voila; power shall also require the vole or wrigtcn assent of a bare majority of Ihq Qass B voting-pawer‘ ,.._. r . Where a single class voling structure «fists. alter the conversion!!! msmjoflass A membership, approval of any action by the vole or Written awn! of I prucribed majority of lhe total voting power oI‘Owneu other jhan :the Declgrnm shnll also requirefiho approval by vote or written assent of a bare majority of thc‘ lotalrvogihgpowcr o'nhsi Amhllon. ‘ 6.07. 1mm All Membmfllall have reasonablém to timed the books, record: and {mafia} statement": of the Associatio‘mincludlng mual,.fluditod fimncigi gunman V when mch areptep'aypd. pgrsuaqg lg thisVDcclamib‘n and sufiecuo the same. ., . . . 6.08. . ~ _ f _ V >1 3 f Voking right; atiriBula'biéw Units shall no! vat until ammmts igainst' than Units hug been levied by Ihe Associuion. . ~ 6,09.‘ ,7. " 1‘ r I Thevotc for each Unit may notbeeaston a {nalonalbasn If the Co-Ownen of 'a Uni! ate unable to agree among themselm as m how their vole shall be cut, they shill forfeit the vote on the matter in question. lf‘only one Owner exercises the vote of a pattieullr Unit. l: shall be conclusively prespmed total] pulposes that he was acting with Ihe authority and oohient ‘ofall other Owncrs ol' Ike same Unil. ‘ If more than one Co-Owner uercise: the vole for a particular Unit, their votes shall n01 b_e counted and shall be deemed void. 6.10. Walla? Regular. and special meetings ofMemben and of the Boaltd shall be held with the [mqué "cy '3: (_ 'e time and place and in a_ccordance wilh‘the provisions of the Bylaws. , " " _ ' ‘ ‘ ‘ - %.11. 1 _ ' , " ‘ ' ' _ ' Written notice cinch meqingoflhfiMcmbel‘srshgfl be g‘ven by. or u the gimion of, the Mt“)! or pmqn authorized Io call Ihe meeting. by mailing I copy of such notice, postage prepaid. at lens! 10 days but no! more than 90 days before such meeting to eecli first mortgage requesting holioe and lo etch Member, addressed to lha member‘s address last appearing on the books ol' the Association, ot supplied by sud: Member to the Association tor the purposc of notice. Such notice mall specify the piece. day and hour of tho meeting. and. in lhe ease ofa speck] meefing. the purpose of the meeting, Meetings shall be held within the Project or a! a meeting place as close thenlo as ponible. 6.32. “ ' ' "’. ' " ' . The affairs of the Association shall be niamged by a Board of Directors. which shall be established, and which shall conduct regular and special meeting according to the provisions of the Bylaws. 'V ¥ ‘ ' r 6.2 v01. 4981M 84 0 02/13/92 7 01. WW Inifldfiidh (o the 'poYvers ind duties éhurfiénledin its Articles and Bylaws or elsewhere provided tor herein, and wnhput limiting Iho generalitythereof, Ihe Associalion shall have the following powers _an_d dunes: , 7 a. MW. 1b delega’ 3e all pdwm to commitiges. ofl‘cen or‘ employees of the Associatio’n as' cxp'muly authorized bygame Pmkcl Documents. ’ ‘ ' To employ 'a management agent a_nd Io contract withindependent contractors to perform all or unyp m of lhe dulim and usponsibllmes of 11:6 _Association. providad mat my comma with a firm or pennn appointed 3's a mumging ‘agent of an‘y other contract providing for services ol’ Ihe Declarant shall not exceed an initial 3 year termrenewabla by the parties [or successive one year periods and shall provide for the nfln of thoAssociallon to terminate. lhe same for cause upon 90 day: written notice c» Wm 'ro mama me ijec" as! requixed by'mg! Wham ox mi;Dednratlon. * - , .7 d. WW. To supervise all officers. agents and employm of theAssociation and see llm their duties arc properly performed. e. WW. To levy and collect Meumenm and asprovided 1n the Project Dacuments, impose fines or take disciplinary action splits: any Owner t‘or 7‘ H rfailure to pay Assessments or for violation of any provision of the Projecl Documents. Penaltiesmay include, but are not limited to. fines. temporary suspension of 'ngvoti right}, rights lo use ofthe facilities on the Oommon Area, or olher npptopriate disdpfine for failure to comply whh theProject Documents provided Illa! ihe accused Member ls given notice and 1h: opportunity lo beheard by tho Board with respect to the alleged violations before a decision to Imposo discipline lareached. Such notice and hearing procedures shall satisfy the minimum re uinmenls cfCorporations Code Section 1341. which are sci {0th In s_e'ctién _12 "of ih'e Bylaws. ‘ a ‘ To enforce appliable provisions oflh: Project Documents for “1e wnership, management and control of the Project. ‘ _ ' g To adopt. amend and repeal reasonable rules consistentwith the Projed Dowmmts relating to (he use of the Gunmen Am and nil facilities maroon. and the conducl of Owner: Ind their contract purchasers. lessees. tenants, guests and invitees with respect to the Properly and other Owners. A copy of such Association Rules as adopted, amended or repealed shall be mailed or otherwise delivered Io each Owner and a copy shall be posted in a. - conspicuous place within the Common Area. ~mu h. m. Cause lo be kept a complete [word of all its acts and corporate affairs and to present a statement thereof to the Members n1 the annual meeting of lha Members,o: al any special mecling when such statement is requested'm writing by 5% or more of the total voting power of the Association; keep adequate and ounce! books and records of account. minutes 7.1 nub vat. 4981M: 841 02/13/92 of proceeding of it: Members. Board and comminees. and n record of it: Member: giving their names and addresses Ind classes of membership. r ‘ . r ‘ ' ‘ ” ' ' To acquire, provide and my {or water. scwcr. garbage disposal. refuse and rubbish collection. electrical. telephone. gas and plher utility services as necessary rot the ammon Area. ' ‘ ' ' 1‘0-yamuscmentswhereawry for utilities and sewer facilities over the Common Area to serve the Common Am and the Uniu. k- W To «excise all easement rights a‘s gamed to it in this Declaration for the purpose of performing the maintenanue authorized herein or for any other purpose reasonably related to me pufonnance by the Association or (he Bond of iheu responsibilities, the Association's agents or gmployees. ‘ l. mamas. To contract fox goods and/or services for the Common Area fncilmes and interests or {or the Association. subject lo limitations elswrhete set forth in the Project Documents. m. 'MW To Iimil_ lhe number ofan Owner’s guest;whomay use any facilitia on the Common Area n. MW. To acquire (by gift, purchase or otherwise). own. hold. improve, build up'on. operate, malmaln. convey, sell. lease, transfer, dedicate tor public use o: otherwise dispose of real or personal propuly in connection with lhe main of the Association. To prepare budgets and financill statements for the Association a: prescribed in lhis Dedanlion , _ .To obtain and p__ay m_e cost of legal. accounting and other professional services necessary o'r pxoper for the maintenance and operation of ghc Project and the enforcement of the Project Documents 7 q. 7 ' ‘ ' ' .To emor upon any priimcly owned Unit as necessary in connection with construction, maintemnce or emergency repait for the benefit of the common area or the owners in common. . 'Ib elect thememben of lhé Baird. s. W. To fill vacancies on Ihe Board created by (he removal of a Board member. \ ' ' t. WW If required by the munly. the Assodation shall monitor and provide records relative to the occupancy of the Uniu within the Project by persons mher than tho Unit Owner which ate deemed by the County to constitute an occupanw subject Io the paymcnl of Trlnsient Occupancy 113:. 1.2 a Mun mL4981Ma 842 02/13/927 02 Wm}; Each Owner shall be obligated to pay any taxesor assessments levied by the County Assessor ngains! Ms Unil and personalprogeny. To (he mamnot assessed Io or paid dircclly by the Owners. the Association shall pay- a real and personalproperty axe: and assessmomsylcvied upon any portion or Ihe Common Area or other propertyowned w the Association. r . 'flle Amemion shall prepare and meannual lax return: with thefedemlgovemmemand the State of California and make such elections as may be nmary to reduce or eliminate thelax liability of the Associnion. 7.03. mum The Association shall maintain casualty, linbjmy and ather insurance onbehalf of (he Association as required by Ihe’ provision: ‘of Ihis Declaration. 7.04 mm The Amalion shall discharge _by payment if necessary. anylien against the Commoh Area, and assess the cost thereof to the Owners mqusible for theexistence of said lien. 1 05. W. The Association shalt payell expensa md obligation:inwrted by the Association in the conduct of its business inclndmg. wi‘hom limilatlon, all licenses,tam: or governmemal chargu tevied or imposed against the Property of the Association. 7H06 W TheAssociation, through its Board, shall be prohibited from takingany of the following actions. except with the vole or written assent of n majority of Ihc voting powerof the Asocinlion residing in Members other lha‘n the Dedamnt: a. Entering into a contract wilh a third person wherein the. lhird person will furnish goods. managemem or services tor the Common Area or the Amocimion for a term longerthan one year wilh the following utceptions: (i) A mnnagemenl contact. the |erms of which have been approved byThe California Department of Real Esme pursuant to issuance of‘lhg Final Public Repprt. (ii) A contract with a public utility company if the mu dnargcd for 1h:materials or aervices are regamed by Rh: Public Utitilies Commission; provided, however. that theterm of Ihe coniract shall not exceed the shortest term for Which the supplier will contract n! theregulated rue; (iii) Prepaid usually and/or liability Insurance poficies of not to med .three years dura‘ion provided that the policy permits short rue canceflalion by the insured. (iv) lease agreements [orlaun dry room fixtures and equipment ofmt loueeed five years duration provided that the lessor under the agreement is not an entity in whichthe Declarant has a direct or indirect ownership intews! of 10% or more. (v) Agreements for able lekvision services and equipment or satellitedish telephone services and equipment of not Io exceed fivc years duration provided |an thesupplier is not an eniily in which the subdivider has a direct o: indirect ownership Mews! of x095or more. 7.3 mL4981nm 843 02/13/92 (vi) Agreements Io: ab 0er [cue .ot vbbiglgr ‘ ahrm Quid fire glam ‘ . equipment. insuuatlon and services of not to exceed five years‘durmlon provided thal the supplfet or suppliets are no! entities in which the Subdividct‘ hast ‘dirre'cl ox; Indirect‘omrship lmeréa of 10% or more. ,1 ‘ . ' ‘ ' ' ‘ b. lncurring aggregate cxpendiluxu for capital Improvements {o the Commpn dAreal in any fiscal year in excess of 5% of the budgeted gross expehm of the Association [qr thatm year; - ~ ' ‘ ' - c. Selling during any fixed year Property ofthe Anodulo'n hlvingtn awn fair matkct‘value grater than 5% of lhe budgeted you expenses of the Asociflion for that fiscal yea; ' ‘- r . , d. Payirig comécnhflon to members of tho Boardror lo éflic'en tithe Associmlon for servieu performed In the oon'ducl of the Association's business; provided, however; that the Board may muse a Member or officer to be reimbursed for expenses incurred in unying v on (he business o! me Association; and . e. Fifling of a vacancy on lhe Board crenled by the removal of a Direcm. 7.07. AWN. The Bond shall take the folloiwingrmlons only upon obtlinfng mum: of Membel‘s as follows: (I) The Consent of Iwovlhirds ol’ the voting power of lhc Audition raiding in . Members other than the Dednrant so long as the Declaram holds or directly controls 8t least 25% “mun of the voting power of tho Association, and afler the Dedupnl no longer controls 25% or more. the consent of two-thirds of the (owl voting power of 'all Members shall be necessity to do tho following: (i) Borrow money. and only with the assent (by'vote or Winn consent) ortwo-thltds (2/3) of Members. mortgage. pledge. deed in trust, or hypolhmle any null om: ma] or personal property as security for money bonwed or debts inam-ed; (ll) Dedicate, sell or transfer all ofor any part ofsny lam it my have in me CommonAm to my public agency. aulhority, or ulitity {or sud: purposes and suh‘ect Io such conditions as may be agreed to by the Members; provided that no s_uch dediallon or muster shall be effective unless m instrument has been aimed by two-thirds of the Members ameing to such dedication, ale or transfer, and any sale of all or substantially Ill of tho corporation's assets must be in compliance with Section 107(2)“) below. ' ‘ (iii) Participate in mergers and consolidations with other nonprofit corporations organized for the same puxpose o: Inna: additional residential property. pwvilled tint any merger, consolidation or sud} annmlion shall have the assent by vole o! two-Ihh‘ds (2/3) of the total votes raiding In members olher than the Dedannt. 7.4 .m‘u wL4981M& 844 02/9/92 (2) me comm pf 100% or me quben shun in mquired so long g; mm Is ."ny lot. p‘mei, areaJJn’fl for which (he Assodntibn B'qblig'atcdlo prdvidemam‘gemenl, maintenance. preservation oroomro'l {or the Association. lo do-zhe‘followlng: (i) muster all or substimmiy all of in use“; or (ii) Pilelcerllfienlc oidisolnlion. - 7.5 wwuu vol. 4981mE 845 02/13/92 8H0: r ‘ ' ’ ‘ :W ' Bachmanndhussuminimerw.“any, {or each Unit awn‘ed by II. Ind each Omenby mpluwe ofa deed therefore, whether or noti! shall be so exprossed m such daed covenants ind agrces 'to pay ‘to ghe Asociauon- (l) Regular ' " r Annual Wants:and (2) Special Assessments tzj‘r'aptm rmpmvem'ent; or unusualaqmm mbe osmhiifiwd ‘and collected as hem'lna’lte’r provided (collecgiyelyp'Ammmen 15'). ind (3) IndividualCharges levied against an individual Owner. lo bc esta'thua and mugged as provided in this‘ Dedamion and [n the other Project Documents. Au Amman: and Individuq Gurges. mgcgher with any late. charges, uncres‘l,' - . mound in Wing delinquent Assessments and ion of thcmne'r omit}! Uni! gt mam when the, ,. _ - ‘ . If more than one ‘p‘em‘n‘ 'or‘ entimmsj the 0mm or-a Unfit at tits lime Hz: Amman: or lndividufl Chang ‘ll due, tho pen‘o , Ioulption t‘o payeach Assessment ‘anii In. _‘ v'ld'ujal chime shall be bin! a'n H "several. 11w personal enigma: {ordelinqitem Amelia and Indmdual Char;a ail not m a_ny wansieree' Imus yassumed by him. No O‘wner (my exam».t himaelf- from Ha ity for his Assessfmsnls o'r Individualdwrgec obligation by waiver of Hie me or enjoyment a_f nay 'of the Project ' ‘ ' ‘ ' ‘ ‘ ‘ " Thc assessments levied by the Association shall b'e usedexcluxively for paying me costs of and creating {mum flu the costs of all obiiw‘ions which theAssociaxign ls authgf‘ued or obligated to pcrform 38' described in Ibis Declanuon. u . " z . ‘ , x my"; 'rh_e Declarant and any otherOwner ofa Unil may be mint:ted by the governing instruments from the payment of that ponh'm of anymessmwt Which is for the putposs of defaying expenses and reserves directly altribu'lnbfle‘ to themacho; 1nd use 9r a common famlhy th‘M‘Is n'ol completq at the mne Assessments commence.Any excmpuon from the payment of Amman: shun be'm effect only until the earliest of thefollowing events. . 4 (l) A Notice of Completion of she common facility has been recorded. (2) The common facility has been placed into use. 8.04. 3W. The purpose of Regular Annual Assessments is todefray upensm attributable to the Ownership. operation and furnishing of common «Mme by theMacinthn. ‘ * Until January l of the. year immedialeiy following the firs! conveyance of a Unit loan Ownet, the Regular Annual Assessment fo‘r each Unit shall be prescribed by the Bond.Therea‘fier, the Beard my not,- without the vote 'or written asbc‘nt of Mchts calmiluling aquorum. casting a mjafity of 1h: vistas a'f a Means ct 21min 0f lhe Madman. impose IRegular Anmm Assessment per subdivision tutu“! which is more than 20% ymt‘c‘r than 1MRegularAnnual Assessment for ma immwi’atelypuneeding fiscal year; provided, hmm. that the _ 0f the Bnard shall no! be limited With rupee: to Regular Annual Assessment Immune: forthe r'cilowixig putp‘a‘sa: , 8.1 val. 4 9 8 19AM 8 4-6 02/!3/92 n. Addressing emergency situations. For purposes of this section. an emergency situation is any one of lhe following: _ r ' H - (l) An extraordinary bxpehsh t‘e‘qtfig‘d by an o'rdér Of h. calm. (2) An extraordinary expense nmry tq repairrnor maintain “Illa subdivided Property or any part of il for which the Association ismponsib'le whercn' Ihrem to pcrsonal safety on the Properly is discovered. ' ' ' (3) An extraordinary acpense nccwury to rtpalr or maintain lhe subdivided Property or any pm ol' i! for which the Association is responsible um cupid um hay;been monthly foreseen by the Bond in preparing and distributing ‘lhe‘pro (onus. opqgling budget. However. prior lo the imposition or coflectiqnpf sq mmenipmug,nt_tg this parmph,the Board shall pass a molmion oomaining milieu findings as t6 the necessity of the ennb'rdina'iy expense involved and why the expense was not or ,oould no! have becnrmsrongb‘ly foxesegn in the budgeting process. and the molulion shall be dislribmed lg the Members With the notice 6fwent. ' ' Iflhe Board fails Io dislribute the pro forma operating statement as requiredby the subsection entitled 'Budgets, Financial Smements' (in Sgetign 10) for any fisé‘nl year. ill: Asocia‘ion may not increase its regular annual assessment for that fiscal year. as authoring by Q'vll Code Section 1366(b). unless Ihe Board Ins obtained the approval of a majority of the votes at a meeting of the Membets a! which a quorum was present. For Illa foregoing purposes, a quorum means more than 50% of the Owners _of the Amcintion; and the meeting mus! be conducted in accordance win: Corporation Code Sections 1510-1527. or 7613, or any sum! statue thereto. v .. A , ; . . i ‘ . .. Theprovisions onhls subsection entitled 'Regular Annual Mmenu“ are inlended to comply with Civil Code Section 1366(8) and (b). [f these seclionsue amended in any manner. the provisions of this subsection automatically shall be Imcnded in lhe same manner, provided that If Civil Code Section 1366(b) is repealed and no succesor smue is enacted with respect to restrictions on assessments. the provisions of the subsection-shnll remain in full force and effect. Regular Assasmems shall be payable in equal monihly installments. due on the first day of each month, unless lhe Board adopts some other basis [or collection. 8.05. W3 The Board may levy, in any assessment year, a specialAsesmem applicable lo that year only. l'or the purpose of defraying. in whole or in part, (he cost of any oons‘ruction. reconstruction, repair o: rcplacemem of a capital improvement upon ihe Common Area. including fixtures and personal Property related thcrclo. orior wnordinny expenses lncuned by the Association. If the speck! Assessment exceeds in the aways: 5% oflhe budgeted ms: expenm of the Association for that fiscal year. the vote or mitten consent of Members constituting a quorum. casting n majnrhy of the vote: at a meeting or election shall be requlrcd to approve such assessment. In addition, Ihc Board may no! impose. withom the vote or written assent of a majoxity of Members constituting a quorum, casting a majority of the votes at a duly held meeling or election, a Special Assessment which in [he awegalc atoecds 5% of the budgeted gross axpenses of the Association for that fiscal year; provided, however, the power of (he 8.2 mmu WL4981M& 847 02/13/92 Board shall no! be limited with respect to Special Assessmcms {mposcd ,for_.emergc'ncy s_ltuggigns H se! [ouh above. ‘ - ‘ a v: n ~ _ r v 8.06. 9mm. Fox the purposes of msukhmg 'Ascssuienis' above, h ‘quomm mm ‘more lhm-50% of Ihe Members of Ihe Association. -ln addition, ihy’ufiéétlng bftlg'cuoh'bf the Association for purpoxa ol‘complylng will: this Subgpction andlhgs‘acflpn ahbve_entll'kd_'5é§ghr Annual Assessment! shun be conducted in accordance with Gupta: S (cbmmencing with 80mm 75l0) of Part 3. Division 2 of-‘n'lle‘l of lhe Ootbbrfiilbiis Code andfiécdo‘h 7613 'dl’ ‘lhe' ' Corporations Code. ‘ - ' ' ' ' -‘ ' " 8.07. W lndividunl Gnrge; may belefled Against a Membgr n: fqflpws: a. As a mohelary penalty imposed by the Association as a disciplimry meaxum for the {allure of a Member to comply with lhefPtojqa Documentsiorw »«-‘ ‘ r - - " ‘ ' b. As a mean: of reimbursing the Association for costs incurred by the Association for the repair of dnmage lo Common Ateas‘md {a:liliu for which the Member wu responsiblqm to olhérwisg bring the Membér»lndt-his Unit into oompfilnce with Ihe'ProjecC Documents. Such Individual Charges (other than reasonable late charges. interest, costs of collection and reasonable attorney: {cu relatad to clue collection of Amman“) ate no! enfomabla lhxoughthe lien pmvision: of Ihs Project Document. A1! Individual Charges shdl comply with alifomia Civil code Section 1366(c) tome extent Illa! it i: applicable. * ” 8.03‘ V ' .Vt’; MI) x aw 1‘ .‘- o 'finm .. g... .. vv .L Regullflndspedflmmenhm be levied against each Uni! (Ind ilsOwn'er) unequally; for Insurance, Paint and Roof Reserves. based upon the ratio of {he square footage of the floor area ol‘ the Unit lo the Iotgl tquare footage o(lhe floor area of all Un'its combined within the Project subject to Assessment, as mote qweifiufly detailed in Mlbil B. 'Auusmenls Allocation Schedule}. The balsam o! all maintenance and reserve wonubflltles of the Association shall be equally prorated among the‘ Units u providcd In Echibit 'B‘. Exhibit '5' m-y be revised and superseded by the recomlipn of n Declnrullon of Annexation for Phases II and III of the Project swing founnew AmmcntAflomlon Schedule ‘for thc Project. 'nle Declaration of Annexation: for any subsequent Pluses my provide. such appropriate mallocation ofAmman! obligations a; the Declannl dam: neopguq £0 propcfly allocate subsequent Associallon maintenance dhligalions (o: any future Phase. Such futureAmman! Allocation Schedules will be conttolling and binding on the Association and Owners lo the extent they modify Ibis Section 8438 provided such Amen! Allocation Schedules are approved by the Depanment of Rea! Esme so long as the Department of Real Esme genius jurisdiction over the sale of Ihc Project Units. . The Ibove nomilhsunding. a special Assessment against Unit Owners in the Ptojea as shall be provided in swim 12.02 o! the Declantion, to uise funds for the rebuilding or mjo: repair of the structural Common Area Units of lhc Project shall be levied upon the basis of the ratio of the square footage of the floor Ina of the Unit to he assessed lo the total aquare footage ofrfloor urea of all Units subjea ‘0 Assessment. 8.3 pawn WL4981nu 848 02/13/92 I v It -.: ' .; x») u I - -. i . H1 I 7m" rm. The fly“ l0 lflyAnessmenls and Individual 0mg» she“ eoihlhéhée. ns’tfio Unitgin a flue” of the Project‘on the dose ofescrow for the Hm conveyance of a Unity} glut Elms gf‘thej’roje'cl. Regular Assessments shall commcnce as Io all Units in a Phase of (he Project on the first day of Ihe month following the flu! conveyance of a Unit in that Phase under authodty of a Public Report. ’I‘hereafler. Regular Assessments shall be levied on the first day of each month. V ‘ ' r ‘ . 8.10.W Regulu land Spédil Agesmcms levied pursuant to this '7 Declaration are delinquent l5 day: fine; the date they become due.KW ,_ a. Reasomble costs Incurred in collecting the delinQuent ammem. including reasonable attorney‘s fees. , , , - - ‘ b. A late charge not exceeding lo perécnt '0'! the delinquent aucssment or ten dollars ($10), whichever ls greater. c. 'Intqrest on all sums imposed in accordance whit this section. lnciuding Ihe delinquent assessmem. .masonable costs o! eoflecuon‘. and late charges. n't an annual percentage rate not lo emed 12 percent intcresl, commencing 30 days atler Ihe mmem becomes due. 8.1 1. WW“. End; Assessment pr instailment, together with my late charge (not exceeding 10% of Ih'e delinquent amount: or $10.00. whichever is pater, or such grejnemmqu‘hl as mnyib: ‘allo‘w'ed by law), interest. collection costs qnd'rmonable. momfeys’ fen, 'shxflbe n. chnrge and a conlihuinglien upon the Unix against Whiqh ‘ca‘cfi Want is mad; the lien to become effectivc upon recordnlion of a Notice of Delinquent Assemnem. All late charges, interest charges and costs o'f ooflwtion shall comply wilh Cafifomia Q‘vil Code Section 1366(c) Io lhe went that ii is applicable. ' 1 ' ' ' ._ ' ‘ ‘ ‘ 8.4 Mums WL4981MM 849 9 01. 9mm. The Association .9: any Owner than have the right :o enforce compliance with {he Project Docmhems in any manner provided by kw or in. equity. including without limitation. the right lo enforce the Project Documents by bringing tn actionfor damage; an aeti0n Io enjoin the violation or to specifically enforce the pmvislons of Ihe Project Documenls. to enfowe the lien: provided [or herein (except that no Owner shall have the right Io enforce indepéndently of [ho Association any Aausmenl, Individual Ours: or Amman! lien created herein) Ind any statutory lien provided by kw, including the foreclosure of any such iien and the appointment of ' a receiver for an Owner and the right lo take possession 'oflhe Unit in 1h: manner pmv‘idcd by law. 1n Ihe event the Awociatlon or any Owner shall gmplny an attorney lo enforce the provisions of the Project Documents against any Owner. the wailing party sballbe entitled Io womble ' attomeys‘ fees and costs in addition to any other amounts due a provided to'r fienln. All :ums =' payable hereunder by an Owner shall beat interest m the u’mnmum tale permitted by law from the due due. or If advanced or incurred by the Association or any other Owner pursunnl lo authorization contained in the Ptojecl Documents. commencing l-S days “met rephymem is demanded All enforcement powm of the Association 33ml! be cumuialm. Fnilure by the Amelatlon or any Owner to cntorce any covenant or restricfion herein confuined dull in no event be deemed I waive: of Ihe right Io do so thereafter. 9..02 WW. [n amplification of, and not in limitnfion of, the general rights specified'1n Section 9.01 above, Ihe Associatiqn. or it: authorized reptesentative, shall _ ‘ have the following rights: a. WW~ > . ‘y .‘ ‘ (l) mm. The Association shall have no power to cause: forfeiture or nbridgemem or an Owner's right to the full use an’d enjoyment of his Unit on mum ofa fuiluze lay the Owner to comply with provisions of (ha ijact Documents except where ‘hc [cu or forfeiture is the maul! of Ihe judgment of I court or a decision 3min; om of Irbltntion or O_n account of a fotedOsurc or ate under I power ofsale for failure of the Owner t6 pay Mmems levied by tho Assoclalinn. (2) ' ' ' " ‘ ‘ ‘ TheAssocmlon mnyimposemoneurypenaltles, temporary suspensions of a reasonable duration (not {g exceed 30 days per violation) of In Owner s ‘ rights as a Mamba of the Assocjatlon or ollicr appropriate discipline for failure (o comply with the Project DOcUments. Nolwithstandlng the fotcgoing, the Association shall have no right to interfere with an Owner’s right of ingress Io or eye’s from his Unit Before disciplinnry adion authorized under (his Sadie» my be imposed by the Associution, the Ovmcr against whom such aclio'n is proposed to be taken shall be p’ven nmiee and the opportunity to be hurd'In awordanoe with Section 7341 or the Corporations Code, n: set fodh in Section 12 of the Bylaws. recover a money judgement for unpaid Assessments or unpaid Individual Chlrgu, togelher wilh late charges. Entered, costs and rusonable anomeys' I‘m shall bemalntainable by the Associnion In lhe case of unpaid Amments, such suit shall bc maintainablg without foreclosing or waiving the lien securing such unpaid Assessments. ‘ 9.1 mmm vm. 49819355 850 c. W. If there is a delinquency In me, payment of anyAssessment ot Assessmenl instalment o'n I Unit, any amounts aha! ‘arc ddinquent. logciher withtho late charges, mm of collection. reasonable momej's' fees. and inter“! on tll of the fumingsums (at me maximum rate permmcd by law) shall be a lien against mat Unit upon :he recordalionIn the office of the County Recorder of a Notice of Datinguent .Aagessmem a_s provided inCalifornia Ovil Code Secfiun 1361. Each Owner, Including Declaram, hircby appoints the pcmnor entity designated by the Association a: the 'tmstee' in the Nodes of Delinquen! Went. orsuch substitute Irustee as is deslgnnwdpursunm to Califomia Civil Code Section 2934(1). as histtustee, and each Owner empowem suchptrustee to enforce (he lien and Io tomb“ the lien by theprivate power of sale provided in Semen 1367(d) of the California Civil Code. as that s_lutute jmnybe revised. amended or altered from time Io lime, or by 'udicul foreclosure. Bach Owner furthergrams to such trustee Ihe power and authority to sell the Unit of any defaulting Owner lo thehighest bidder to satisfy such lien. The Notice or Delinquent Assessment shall be sip:ed by anauthorized represemaflve of £h¢ Association and shail slate the amount of the delinquentAssessment and other sums impwed in accordance with California Civil Code Section 1367, adescription of the Unit assessedp the name of the record OwnerCs), aha Ibo name and address of'‘he trustee nulhorizcd by the Association to enbroe the lien. ‘ * » r -- - The Notice of Delinquent Assessment shall not be receded unless and Untilthe Bond or its authorized repmenmlive has delivered lo the delinqucnl Owner. not less thin 15days before the rwordaticn cube Notice ochlinquem Assessment. a written demand for payment.and unlus me delinquency has no: been cured within said 15 day period. Nol more than one year (two years if extended) nor lea than IS days afterthe recording of the Notice of Delinqucnt Assemnenl, (he Board or its nulhor'md representativemay record a notice of default and may cause tho Unit with respect to whic‘h a notice of default hasbeen recorded lo be sold in the same manner as a sale is oonduclcd under Qlflomia Civil Codesections 2924 2mm or through judicial foreclowrc. However. as a condition prwedcnl Io theholding of any such sale under Section 292A-29Mh appropriate publication shall be made. Inconnection with any sale under Section 2924-292“; the Board is nnlhnriwd to appoint it: attorney,any officer or director. or any title insurance company authorized to do businm'm California utrustee for purposes of conducting the sale. It a delinquency including Amman" and otherproper charges‘1s cured aher recordalion of the Notice 01' Delinqpent Asmnem hut before sale.or before completing a judicial foreclosure. lh'e Board or It: unmarked rcpruanntive shall museto be recorded'm the omoe of the County Recorder a certificate seam?forth tho satisfaction ofsuch claim and release of such lien. The Associuion, acting on behalf of the Owner, shall have thepower to bid upun [he Uni! at foreclosure sale and to acquire, hold, lease. mousse: and convey theUnit d- 311W I‘n a sale or transfer of u Un‘it lhc personalobiigation for dulinquenl Amments or Individual GmIges shall no! pass lo the 'I‘Iunsfetoe unlessexpressly assumed by him. The n1: or transfer of any Unit shall not affect the Assuncnt lien.nor the right of the Association to imposa n lien for Assessments which became due pnor to suchsale or transfer. Howcver. the sale ox transfer of any Unit pursuant to Ihe exercise o! I power ofsale or judicial foreclosure involving a default under a First Mortgage shIIl extinguish the lien andright co lien for Assessments which bcume due prior to such sale or transfer. No transfer of theUnit as the result of a foreclosure or exercise of a power of cal: shall relieve the new Owner.whalher it be the former beneficiary of Ihe First Mortgage or another person. from lIIbility far anyAssessments or Individual Charges thereafter becoming due or from the lien thereof. 9.2 vat. 4-9 8le 851 e. . _ _ » 7 n ». um r- _ ; . Each Owner toxin went peunitl'edby law; waives. to me ' 't‘em bi any Vlien'svgjsreuc'dgpuuqupt‘ Io Hie Picket Documents. 1h: benefit of any Ihomestead or -.c'xemplion law: 9f Cgflfomia in elfecg qt mg Lt_ime‘_aq_y Awmgnl Momma duc. ' . .9335. " ” ‘ ' H , .; ' ~ ’I’h9£°‘nflti'éhdl 'h‘ r‘fliifidmbmm..ih§mum to wtm any pan ox'mhmglmm reams! mu, gasfiri'né. mama 11h file Cpumyhnd'uae balcumm hymmzmg my... ‘1 ' ~ gamma: {n}; ese,00km: '9: my omer enforoemnmmufiod imam; ' ‘ had: arc J! U cumulams md- Dh: 0r more may bu uw‘d In MMO'Q wish gnogh ' 1U)! .ofenmem shun main in enm'bom’pfio: to‘iand' Ede; me‘ismnce’grbufldfig'pém'iis (qr any work lobe perfumed on axe s‘nbkct property. . . . i r Z ' 7‘ r r 9.3 mL4981mfl 852 10.01.W Not lusthan 75 daysbeforethe beginning ofeach fiscal.yea. theBoard shall prepare o: cause to b‘c prepared. a proposed pro (arm: budge: for tho forthuo‘mingfis‘ml year. AnyWWner_ or Mortgagee may make written ccmm‘ems- {o I'hjc. Bo‘a‘rd whh respect tosaid pro foam operating. statemem. The pro forma operating statement ch33] ba preparedMiami“)? with the prior tim'l year‘s Operating statement and shall inclun adequate reserves foreonfingenciu and fo‘r mninte’nah’ce. tepair a_nd @Wml of- the Oom'mm Ara fmpr‘u‘vementu,Units and Association personil property likeiy w need maintain neg. replir’ ‘or replacement'm lh'efixture. 1032. mm Not more Ihan 1S days nor less than 6D days before She begtnningof each fiwul year, ma Board shall meet (o rbvi'ejw due proposed pm form: budget. airy wriflencommem received and any olher information avaihbie wit and after making any adjustments thatum Bnatd deems avpmpro riate. shall adapt the budget and wahlish the Regain Amman! for thefonhcomlng fiscal year. 10.03.WW Th: tonawlug financial and related information shallbe regularly prepared and digtribumdby (he Board .to all members ot-Ih‘e Association: a. m. A pro torma operating budget to: the immediately ensuing fiscalyear consisting of II Iea‘s‘l the’ Ioflawhg lnfomiation shall be distributed no: lass than 4S days andno! more than 60 days prior to the beginning of the fiscal year: (l) Estimated revenue and expenses of khe Amiation on an accrualbasis; (2) A summary of the Association's resenm based on the most recentrm review or study conducted pursue!“ to: Subsection 10.04 (emitted 'Resenves and Rascnmss_mdy"). which shall be. _printed'm bold dype and shall include” the faflowing: (i) The current estimated replacement cost. estimated remaininglire and wmfmed useful life of each major component which tho Association is obligated tomaintain (coflectivety the 'Major Companenl’s‘); (ii) As of the cud of the fiscal year fur which (he study wasprepared: _ (a) The cufrem estimate or cash mewes nwessaly torepair, replace, mlore or maintain \he Major Oomfionems; and (b) The currcm amount of accumulated cosh reserves‘aaually set aside to repair. replace. rumre or maintam the Major Components; and (iii) The percentage that the amount in (ii}(b) is to the amount in(3X3); 10.1 mm.» wL4981ufiv853fl” 02213/92 - (3) A statement as to waging: IheBoud has determhid or anticipates that the levy of one or more special assessment: willlbe requimd (9 remit. (ephoopr res‘ore any Major amponen} or to provide adequalg, memes mentor; Ind ' ¥ ‘» t ‘ - " ’ ‘ (4) A general smemenllsétun: forth [he proofing“ used byline Board in the calculation and wnblishmem of reser'vcs _lo defray fihe cosls o’f‘re'pult, whammy or additions to (hose major components oftthomWArcas and facilities for which the Association istwponsible, v 1" '1' ' ' ’ ” V- b. W A balmcc sheet Is of In Immune date which i: thq lust day of lhe month closest 5h tlmg (O six months fmmghe date of closing of III: fiat rule oft Unit in the Project, and an operating statemenuor the period (mm nae dare or {he rum closing to the said 'aceounfl'ng dale. shall bcdlszn'bmed withhm days ‘after theflawonmlng dgte. 111k operating gmmem ghall include a whgdule of assessmgm's .5266 and receivable identifigd hythe Unit, ilimberlndlhe name oflhegtplityassem' ' ? ‘ »~ ' V " " c. mm. A report consisting of the {ofiowing shal be distributed within 120 daysaflcrtheclosoofthefimlyea'n r .'_. . ‘ ; 1 -‘- » ‘ ‘ L ‘ '(1) A balanée sh?“ u of (he bid of (h; fish! jar. (2) An operating (income) statement. for the fiscal year. (3) A statement or changes iii financial po'sliioh t6; nh: fiscal year. (4) For any fiscal year in which the grog? income to the Amoiallun cmds 815.000. a copy of Ihq mien nl‘ the annuglrepufl prepared i_n pfi’co'rdanee with gén’efafly ‘_ awepted accounling principles by I license; 9'! the Qalifo'fhia' Sm: 39m! of ‘A‘oeoununcy. If the repentefe'rred. to in panguph V'gf' qbqvq i; n91 1)::ngde by an Independent accountant. it shall be n’jee’o’mpiniedlby the eenifloéhté'fif an authorized omper of lhe Assgciui'on that the saatcmcm was prepared from the books and fecords ofthe Amodalion wimout independent and}: or review. V , In lieu of 1h: pro form: operating budget referred to in the subsection above entitled 'Budget‘i the Board of Directors may clad to dlmibule a summary of the pro form: operating budge: Lo, all Membars with a written notice (in 3t least lO-poinI boid type on Illa from page) um the budget is amiable al a location within the Project's boundaries Ind that cop!“ will beptovided upon request and at the expense of the Association. 'Ihe Association must mail a copy of the pro forma opmflngbudget by fmt-clas United sates mail to Members requesting same at the expense of Ihe Ameintion and be delivered within rm days. ' d. _ ' ’ J 7‘ ‘ j " ' f” . In Iddiliontoflmndalslatunemst Board shall annually distribute within 60-day: prior to the beginning of the final year, a statement of the Association’s policies and practices in enforcing ll: remedies against Memben' for default: in the payment of regular, and special ammonts including the recording and foredosing of liens against Membcn‘ Units. ‘ . 10.2 vm. 4981M 85-4 02/13/92 1004W a. Rm. Bach a'namlugular assessment shall include a portion for tc'sewesin such amount as the Board in its dime'tfon considers appropriale to meet the cost of the futurerepair. replacem‘fin; or additions t_o the major components that lht Associallon is obligated tomaintain and repair. Reserve funds may hot he expended (hr any amuse other than the remit. ‘ws'toratloh, replacement, or mainl'ennnce 0!, 0r iidg‘afion invo Rug the repair. resion'tion.replacement. or maintenance of major components which lhe Association x: obligated 10 maintain. b. WSW. Notwithstanding the foregoing the Board mayauthorize the temporary transfer of money {ram a tesmc Mid t_o 1h; Association‘s gaunt!matingfond to meet sMn-tem ealeow requirements or nth] “mm“. 11wmm fundsshall be restored Io the rescnr'e fund within three year: of the d3 of the. 1mm transfer. pwvidedthat Ihe Board, on the making of a finding 3'0p’p "ed by docu ' ution um a deity Is In d1: besi-in'ic‘rest o! the Pr‘o'Jecl, may delay the redonlfon until Ifié “me which the 30'}an tu‘sonlflydetermines to be nmary. TheyBoard shall acme prudent fined management in denying r - rrestoration of mac funds and In restoring the expended funds to the reserve Ipcou‘m. andshn‘u. ifnecessary. levy I special assessment to recover Ihe full amoum of the waded funds within thetime limits required herein. The special assessment shall not be subject to {he assessment increaserestrictions sex fonh'In Subsection 8.4 (entitled 'Regular Annual Assessment!) and Civil ad:Section 13660:). _ c. mm. A1 lust once Every ihteey'ears. the Bond shallcause a slawof the men's mum requirenienti: to bs conduaed it the Currant replacemem value of the majorcomponents which the Association is obligaLed le repur. replace. sesame. or mainuin u equal toorgfeatc‘r Iha'n omhalf of me gross bud;ctgotme Amhfion for any fiscal year The Board shallreview this study annually and shall consider and implement necess_aty adjustmenm to the Board’sanalysis of the reserve account requirements as a result of that review. The study shall. a! a minimum. include: I (1) ' Identification of Ih‘e major' componenm which the Aésociation is-obligmed to repair, replace, restore. or maintain-which, asnfihe date 'of the study. ha’vé’a remaininguseful life of less than 30 years; Identification oflheprobabletemaining useful life of the componentsidentified in subparayaph (l) as of the date of the study; (3) An estimate of the cost of repair, replacemcm. restoration. ormaintenance of each major component identified as a subparagraph (1) during and at the end ofits useful life; and (4) An estimate of the total annual eonu-ibulion necessary to defny thecost to repair. replace. restore. or maintain each major component during and at the end of ususeful life after subtrncling Iota] reserve funds as or the date of the study. 10.3 wmm wL498lnfi 855 a I 02/13/92 As used hcreln.‘reserve accounts' m‘e‘ans moneya’ mil line Board ha’s identified for use to defray the future repair or replacement of, or additions to. those major components which the Associallon Is obligated lo maintain; and'reserve account requirements‘ means ih‘e estimate funds whlch Ihe Board has determined are required to be available at a specified poind in “me Io repair. raglace, or restore those major components which lh'e Assoéiation is obligated :0 mahitain. The provisions of the Subsection entitled 'Rmtves Ind Reserve; sludy' are Intended lo comply with the requirements of Civil God: Section 1365.5(0) and (d). If lheso Civil; Code sections are rescinded or amended'm any manner. the provisions of the Subsection dutomaticatly shall be rescinded or amended in the same mtnner. _ ‘ 10.05. Wm;The Asmciation shall deposit all funds collected from Owners pursuant lo me Section hemn emitled 'Asessmcnts‘ and ail other amuunls ooflocted by the Association 'as follows: , ,’ ‘ ‘ . _ , a. mm. An mods shall b: deposned m _a separate bank account ('Oeneml Accoum') with a banklocated in California. The Association shall keep accurate books and records tegarding such account. Funds deposited in such account may be used by the Association only for the purposu for which such [ands have been collected. b. m. Funds which the Association shall collect for reserves for «pita! expenditutcs relating to the repair and maintenance of the Units Ind Common Area. 3nd for such other contingencies as are mquired for good business practice shall, within 10 days after deposit m the General Account be dnpositcd into an interest bearing account with a bank or wring: Ind loan amnion selected by the Association. or invuted'm 'n'oasuty Bills or Certificates of Deposit or otherwise pmdenlly invested, which shall eolleclivcly be referred Co as tho 'Recerve Accounl'. Funds deposited into the Reserve Account shun be held in trust and may be used by the Association only for the purposes for which such amounts have been collected. 10.4 vm. 4981msE 856 11m ' ‘ ' ‘ ' ' " mmmbenhip regEster (including names, Iddressea andtelephone numbers), books of account and minutes of meetings of the Members. of mo Board andof committees of lhe Board shall be made available for Inspedion and copying by any- Member ofIhe Amiacion. or by Ms duly appointed reptesenmive. at any reasonable time and {or a purposereasonably related to his Interest as a member. u the office of the Association or al such otherplace within the Project as the Board shall prescribe. - 7- r - ‘ v ll.02.WW The Board shall establish reasonable rules withrespect to: a. Noliee lo be given to the custodian of the records by (he member -desiring to make the inspection; b. Hours and days of the week when such an hkéécfion miy behind; » c. Payment of the coals of ‘rcproducing copies of éocumems requested .by a membet. ' 11.03. WM. Every Director shall have she absolute right u anyreasonable time Io Inspect all boob. records. and documents of the Assocminn and the phyxmlproperties owned or controlled by the Association. The right of inspection by I Direcgo: Includuthe tight to make attracts and copies of documents. 1} H04Wm The Board shall review on at lens! a quarterly basisa current reeoncliation of theAssochtiun’s operating and reserve accounts. the current yut‘a actualv reserve revenues and expenses compared to the current year's budget and an Income and expensestatement for lha Association’s operating and townie accounts. In addifion. the Bonn! shtll roviewthe latest nwoum statements prepared by the finindal Institutions where the Association has itsoperating and rucnre awounts. For purposes hemln. 'ruerve accounts' shtll mun monies umthe Amdauon’s Board has identified ftom its annual budget for use Io defray the future repair otreplacement of. or ndditions to. lhose major components which the Association is obligated tomaintain. Th: Board shall require tlm at least two(2) signuum be needed for the withdrawn} of monies from the Association's mm: amounts, whoeither shun be members of the Board or one (1) membcr of the Board and one (1) officer who isnot a member of the Board. 11.1 umw. vol. 4981ms 85 12.01 [mum [n addition I‘o other insurance required (o be maintained by the Project Documems. the Maciafion. Ihrough its Board. shun obtain from generafly accepted insurance r carriers. and maintain in effec‘t at all times. the toflowing'insurance at common meme.MW The Association shall obtain and maintain comprehensive public liability Insurance Marin: the Ass'oclulion and each Owner mm: any liabdity inciduu Lo me menfiip, I136 'or maintenance of the Common AM admit obtainibie. a mg-lhbflity er sevmhihty cf Intact?! endorsement insuring each luau Against liability to‘ each other hunted; The limits ‘ol’ buck insurm’oe. shall no" be less than 9.000.000 ("one million dolls”) covering au claims fa“: death, personal injury and pmpem' damage man: out of a singlp‘ amun'eme. Suéh inflame may wiggle protection 'agalnst wmer 61mg: Habllity‘. lubilliy fo‘r- flonnimud ,nnd hired aulo'mohiles, Huh \ yi‘or' pfoperiy of others, and such other risks u m customarilycovered swim respect m Meets similar“m consirucuon. location and use. Such policy may pxojvide for n mso‘n‘gbl'e.deéum‘hh .. ‘ . shall also obtain and maintain; a pong of [1m casumy and extended mrige insurance for me full instant}: rephoeman't v-I'uc (wilhout‘ aeducd'o‘n rd: dapwciaxlon) of all o‘t the Im” g .j uwidaln the Ptoject (including the Common Area and fill Units) Such policy may plfovi for nmsomble deductible. The form. bo'mem; term‘ Mpotby’; iii endorsements and the Isuhmnow shallm (he temable standards of ‘3‘]! Firs! Morgana: Ind shali be consistent with good :ound lnw’nm coverage for pr'opufles‘. sumhr'm comtwohun, lumtion and usc. The policy shut! name as insured the Asochtion (or the benefit of the Owners Ind Deqlannt, as long as Dedemu'Is the Owner of any Unit. and all Mortug‘oes as their mm: interests shall appear. and may contain a loss payabl: endorsement m favor of any tmstéé dmibcd below. ' ’ I ' ' ' ’ ' Except nsprovldedlnlhisswion. no Owner shill separately insure, i; Unit maul: lo» by fife m- other a_smlcy meted by Iny insurance aimed under Section 12.0m!) iny Om: violated this provision; any dimimnmn in Insutance proceeds mherwise ”psyab!’ udder Ides describéd above mat mum from the existence of sud: when,- lhsonm shin be din ' " ' In the Owner who acquired other ummnoe. and Inch Omel- shall be liable Kt) ih‘e Asso'ciauon ib the extent of any such diminution. An Owner may insure iiis' personal pmpe'rty 833ml Ion. lnadfliflon, any. impmvgments made by an Owner to his Unit may be Sepmtdy insured by the. Owner. 1m! the'Insurance is to be limited Io the nature of :flwfe mmnly known as ‘I‘ém’ia's' impmmns'. Au such insurance that i; individuuy must contain a waiver ot subtog'aflo‘n rights by the carrie: as to olher 0mm the Anaemia». D'eelgr'm‘u :nd the First Modgagce of such Unit. d. m An fire. casualty and extended coverage insu‘unoe proceeds payable under Section 1231(b) above for losses to real property Ind improvements may bepnld Io a trustee, to be held Ind expendcd for the benefit of the Owneu. Mortgageea. and others. as their respeaive bum: shall appear. Said trustee shall be a communist bank, savings and loan or trust company in the county in which the Project is lomtad Ihal agrees in writing to accept such trust. e. Wm The Board shall purchase and maintain worker's compensalion'Insurance. to the eiuem that it is required by law. for all employee: or uninsured contractors of the Associalion. The Boatd also shall purchase and mainlam fidelity bonds or 12.1 vat. 4981mm 858 insurance (whlch shall be in an amount um 1m than 150% of each year‘s cstimned annualoperating cxpenm and mmes and shall comalu an endorsement of coverage o! any person whomay serve wnhom compensafiun) sumac!“ lo meet Che requirement: of any First Mortgage. TheBoard shall atso purchase and maintain insunncc on pctsonalmopeuy owned by the Association,and any mhcr insurance that n deems necesaty. mat is required by any First Mortgngee or thatis customarily obtained for projecn similar in conslrualan, location Ind u'se. ' ~- f W Tho Board is uppointed morn -in~fact byeach Owner to negotiate and agree on the vglue and exlent of any lg“ under any p icy cardedputsuanl Io Sections l2.0!(a)(b) am! (e) 'nle Board is gamed full fly“ and authority tocompromise and settle any claim or enforce any claim by legal action or otherwise and to executereleases In favor of any insurer. ‘ , . . r ¥ g. ' .The Association maypurdme andmalhtaln insurance in an amount up lo $500.000 on helm! of any Director. Oflbcr. 'or member of.a committee of Ihe Asociation (collectively she 'ugen(s‘) agamst any liability med spins! orincurred by the agent in such capacity or arising om of. (he agent's status as such. whether or not:he Association would have the power m indemnity the agent againm web liability under appfimbleaw h W. All casually and liability insunncs carriedby the Assodntion or me Owners, shall contain provisions whereby me insurer waives rights ofsubmgation as lo the Association. Directors. Otfieers, Declaram. Owners,occupant of Units, theirfamily, guest; agenls and employ»: " ‘ ’ ' .All insurancecam'edby lhc Amiution shallrequire the insurer to notify shy First Mortgage; requesting such noliee ax least IS days prior (athe effective date of any reduction or ouncefl‘alion of the poiicy. ). MW All‘Insurance policies shall be reviewedat least annunlly by the Board m order to ascenm‘n Whelher the coveragepoomained in the yolicksis adequate. The Board shall direct no less frequently than every (hm: years (hat a rcphcememcost Ippmlnl shall be conducted {or all of the improvements on (he prop:fly to determine theadequacy of coverage. If available at a reasonable cost all Insurance policies will be reviawed bya qualified independcnl'Insurance consultant at least once every three years. _ ' k. ‘ WW Premiums on insurance mainnlned by theAssociation shill be n common expense funded b'y Amman: levied by the Associafion. 12.02. mm ' -. A; . Notwithstanding Section{2.02m}. the Board shall have the duty to repair and reconstruct the Common Area without theconsent of Mcmbcn and irrespectivcol the amount of available insurance proceeds or other funds.in Ill insunm 'ofparlial destruction where the estimated cost of repair nndpreconstruction don notexceed 5% of (he budgeted gm” expenses of the Associalfon for that “seal year. The Board maylevy a SpecIal Amman: for Ihe cost ol' such repair and reconstruction lo ma extent insuranceppecrooeeds or other funds arc unavailable. Said Special Assessment shall be levied upon tin basis ofthe ratio of thc square footage of the floor area of the. unit Io be assessed to the tum squarefootage of floor atea of all unils lo be assessed l2.2 f‘ um“ carried pursuant Io Section 12.01 or other availahlg {unds’fi'grgspfllcl ogvfofi(pgl_1w‘ thin;:8$% or Iho costs of remit and reconstruction, the Coininon Area shall b'e promptly rebull 1mm; within 90 days from the date of destruction. Members men holding uncut! 75% of Rae wthg pom: of each class determine (lull repair and recqnslwclion giggling sake pupa, » , ' ‘ , ; 7 (ii) ”Av. I 5‘ ' L‘ fml'nr A .I: 1 ‘ t I ptoceeds o; insurance artied purggant to Section ‘ 2,0! 0t 9 hétflfimNE , . cf (he cost: of mpg]: and reconstruction, repaig- and reconstruction shall 'not take place unleIss. within 90 days from eh: date of destruction. Members then hglfin'g 3133»! .a _mjorfly 9(th min; power of Mcmben of each class determine that repair and reopnsctupii'o‘n Shall tu_k'qpl'aéé. 'Ifrepalr 2nd reconstruction l: Io lnkg place. thp Board shall execute. ppknowlvedgc mdncord in the office of thg Cou nty Recorder not later lhan 129 days'VIrpm dig d_ale ofdwi'iiclion a dnificaw deflating the intention ofthaMemben to rebuild. .' l 3 ‘ .. ”I ..' UN . - -I I' 1‘ (iii) v ‘ ' " " 1' ' 7- ' ' ' Il' th‘e’ détenhinnfibfi'i: mide lo rebuild purulent Io the above'Séclioni. the Miaflbh may 1w a Spqcial Ammanl‘agains‘t all Unit Owners to cover the cost of rebuilding noI covered by insurance proceeds orhthet funds. Said Special Mwmenls shall be levied upon xhe basis ofihg miq of ‘Ih'ezxqu‘aylfe {gouge dime floor atea of the unit to be assessed to the total square footage 6f floor area of all units I‘o be mused. A u ‘ ' 7 ’ds‘aielmliun 85% ... (iv) WW; If the determination i: made to rebufld, the Board shall obtain bids from at least 3 repulable contractors, and shall award the repak and reconslmctlon Work to the most reasonable blddcr. The Board shall have :he authority to enter [mo a written contract with the contractor tor [he repair and-wconslruction. and llIe insutanoe proceeds shall be disbursed to said contractor according to the terms of the contract. I} shall be the obligation of lhe Board to ”take all steps Moms")! {o assure the commencement and eompledonpf authorized repair and reconstruction at (he earliest possible date. (v) WWW. If the determination is made not to rebuild, Ihen. subject to the rights of Mortgage“. any insurance procecds then available for‘such rebuilding shall be distribuled to each Owner accordinuo the relative fair market values of their Condominiums.’ The Board shall select an independent member OHM Society ochal Esme Appraiscrs ('SRBA') who shall determine such relative valuu 'in accordance wixh'SREA standards as of n dale immediatdy prior to such dutructiun. 11w Board shall have the duty. within :20 day: from the date of deumcficn, Io execute. acknowledgc and record'in the Oflice of the Comm ‘ Recorder. a certifiuze declaring lhe intention of the Membets not to rebuild. v.03. Wan u. W. If an action for condem nation of II! or a ponion of the Project is proposed or threatened by any governments} or quasi-govemmental or other entity hnving'the tight of eminent domain. then on the unanimous Wtinen wnscnt of all of lhe Owner: and subject lo the rights of all Mortgages. the ijw, or a portion of fl, may be sold by the Board acting as irrevocable atlomey-in-facl of all of the Owneu for a price deemed fair and equitable by the Board but in no event less thin the agregate unpaid balance of all Mortgages enwmbaing Condominiums in the Project. ‘ 12.3 mm vat. 4981mm 860' b. ‘ ’ ‘ t _ I V. O_n a=saleoecurtiug under Seclion l2,03(a). if me agreement oi sale dais. n’q': by its terms qppoflion lhe Mic plowed: among the Wear and lhgfr reqmflv'e Mortgag‘emmu Board sign" beget, an Independcnl .S‘RBA Ipprgiggg who.;§xgu ‘deforming mo relative tail: mhrkeg’ ya ' ' j r 36m ‘ mihiu qflec‘tgd by mastic, 'in nmrdmce With 883A Standard; The appraiser. sjet m» ' _ ahbmdi bet Mdemndcnt 5mm anymWonslflp with flit Bound, and 903988 a min um jfive mu mama in Ifobiflchfin‘lwnaammmm project appraisal in m9 Don‘my‘im Midi, flit; Emigfi'i': ipcfi;§dL‘ The s’ile‘pmdje'ed: sflnuijlfien re .appontonc‘d among 1m, 0mm. band their. mpectfve' qug’a'gea, accu'tfilhg to sinch re Ive va ues. ‘ 7 ‘ c. ' ' ' ‘_‘ " L It me Project. or a porflon of it, lsno! sold but is instead taken, the judgement ofmdemnatloo shall by its terms apportign the awardamong Ilse Owners and their respeclive Mortgage”- . ._ ’ ‘ 7 ‘ .' , ‘ d. . z u: 1-,. ‘2' ~ u: ' Jar 1 ‘ WV If the, judgementpi Vcondemnation docs not b’ its t'érms apportion the.“sw'ard{amonglhe~ Owners and their respectiveMortgages; the Board shall select an ififleb'eitdent SREA appraiser who shall determine the relative fair market values of the Condominiums affected by the condcmnalion. In accordance with SREAStandards. The awatd shill then be» appqrtioncd gmoug the Owners, and their reqpeuive Mortgage». equitably. according to sud: rehtivq values. . . Ivy 7.1 a 12.4 uum» vol. 49819555 861 uH Li‘shwwnu- 13.01. WW. Any Oménfigy encumpef his .Unit'wllih Mortgages, [3.02. g " i, ' g . NoMidmmdim any outer provision oflhi: Declantlon. his hereby provided that 'a Breach of any of the conditiong qqntainqtfl in‘ (h; Projegt Bowman: by any Owner o: of any re-emry by reason of such breach. shill not defeat quendcr invalid :hefien of any mortgage or decd of trust made in good faith ‘and’l’ot value a: to 'sa'id "Unit ornny part ihmof. Any lien which the Association may have on any Unit in the Projectior‘the payment of common expense amssmems attributable Io such Unit will be subordinate lo the lien otrgquival¢nt>mfily interest or any first mortgage on the Unit rewrded prior Io the date' afiy such mum) expense. ' assessments became due. ‘ , - f 7 ‘ f " ' . . '< A' ‘ a '7 m j u; u’ u - n g '. Mortgages may.jointly or singly. pay xaxesror other charges whi'ch arc in default aniwhid: may orrvlvxgye become g chase gaging: the . Common Area. unless such mm or chargesate'seplarilte'lyla'mscd against the 0mm; infidel: case Ihe rights of Mortgages shill be governed by the provisions ,of the]: (§§ch ngigus may. joinlly or singly, also pay overdue preriiiu'iri‘s' ofi‘hafir'd‘fiéurénce policies, or secure Imv hazard insurance coverage on Ihe taps: of a policy for- th: Common Area and Monmeu making such payments shall be owed immediate reimbursgmcm lhcrejore from the Association. Entitlement lo such reimbursement shall be reflected, in an agreement in favor of any Mongugee which requests the same lo be executed by the Association. 13.04. mm. No breach of any provision of this Dedaralion shall invalidate the Hen of any Moflgage mlda in good faith and for value. but till of the covenams, condition: and restrictions shall be binding on any Own“ whose title is derived ihtough foreclosurc sale. trusgee's sale. or otherwise. 13.05.W A First Morlgagee's rights shall include, but not be limited to. tho following: a. Wm Any First Mortgages. upon written must, shall receive written notice of all‘ineelings of me Association and be permitted Io designate a mprcscntaflve to attend all such meeliqgs. ' b. Winn AnyMortgagee may furnish information to the Board concerning the slams of any’Morig'ige. ' ' c. WW The Association shill make available to Owners, prospective purchasers and First Monmees current copies of the Project Doeumenls ‘and ’ the books, records and financial statements of the Association. 'Available' means available for inspection, upon requat, during normal business hours. - The Association must provide an audited financial smement for the immediately preceding fiscal year if the Fim Mortgages submils a written requu! (or il. Said financial statement shun be furnished by the Association within a reasonable time following such requesl. . V . 13.1 val 4981mm 862 - . : There aha" be noresltlction upon any Owner's rig!“ Io ingess and ayes: to his Unit, which right shun be perpetualand appuflcnam to his Unll omenhip, provided however. any tlfln or am to the Unit may besubject lo any Rules and Regulations adopted by the Auoclaqion for security putposes. ‘ ‘ 13.07. WWW. Upon wriuen refine“ lo the Assumlion. any eligihie First *Mortgages shall b‘c‘ calmed te‘ fimely erieh notice of the followup a. Any proposed amendment to the iject Document; effecting a > . change in: _ ‘ V . (i) The boundarm of my Unit o: the exclusive use rig“:appurtenant thereto, if any; (ii) The interests in the must or admin. u‘se Common Areas,1f any, appurtenant lo my Unit or lhe lizbllky fo‘r common expenses appurtenant memo; ~ ' ' (m) 111: number otrvota in 1h: Association appurtenant toyi-Unit; o: _ . , (iv) The purpose: to which any Unit or Hie Comm'oh Area ate .restricted. , - b. Any proposed terminnlion of ihc legal status pf Iho Project us acondominium. - ' - ' v ‘ c. Any condemnation or casually Ion which affects eilher a materialportion of the Project or any Unk on which there is a Firm Mung“: held, insured or guaranteedby such requesting puny. d. Any 60-day delinquency in the payment ofAssessmems or lnflifidudmarge: owed by an Owner subject to a First Mortgage hgld'. insured or guaranteed by suchrequesting party. e. Any default in the performance by the afl‘ecled Owner of anyobligation under the Project Documents which ls no! cured within 60 days. f. Any lapse, amflmon or material modification of any insurancepolity or fidelity bond mainumed by the" Malian. g. Any proposed action which requires lhe wnsem at a specifiedpercentage of Fits! Mongagcu as specified'm Section 13.08. . 13.08.Wm ' a e. 'Ille provision: of.- thin Section13.03 8M“ 'PPLV I'f any of the following condifinns exist perhmhxg m First Mongdges on any of theUnits: (1) Any Fin! Mortgage is sold or transferred to FNMA; or 13.2 nus" mum mL4981MM 863 02/ 23/92 (2) Any First Mortgage is sold or transform! to FHLMC; b. ' ‘ ' _ " _ , 1,: Meummvalpffi’leb onhclolalvofing power of the Association and 51%,“ mar; got nag Eligiblefirsjr Mongegeeflbmd “POI! one vote tor each first mortgage owned) must bcvofbgnined‘ {or,__am9ndmgngs 9f Va ,mtctg'a! nature Io Jhe Project Documents. A change to any of Ihe fqllowing Would be considered a: mamial: ‘ (l) V‘ollogrrlgb‘s; ‘ ‘ V (2) Assesmcn:s.asessmentIicnxorsubordimuonofAmem liens; . _ r (3) Rm for maintenance.W and replacement of Common Arne,” or any other portions of the Project which the Association has n duty to maiutain, rtpair and re ace. _ . ‘ : . ‘ ‘ ' (4) Responsibility for- maintenance and repairs; (5) Reallocation ol‘ [metals in Ihe general oerclusivc Use Common Areas, or rights lo theirusc; . . , . V.’ . W ‘ w (6) Boundaries of any Unit; ~ (7) Convenibilily-of Unitsimo common areas o: vloepvem; (8) Expansion or contrauion of the Project or the addition. ‘ annexation or wichdrawal of pwpcrty to orJ‘rom th'e Project olhet‘ than unilateral annexation by the Declarnnt as provided in subsection 3415(3); " * “ a '- ‘ ‘ ' (9) ’IhSfirihoe or fidelity bonds; I . (10) Leasing of Units except as pcrmiued by {he Project Documents and County Land Use Documengs; , 7 V (I 1) ImPQZiiio'h of any right ol’ first xerusal or similar restrluion on a Unit Owner's right to sell. transfer 61‘"qu his Unit; > ‘ ’ (12) A decision by the Owner’s Association to establish self managemem when professional managemgnl hggulgggp (quiyed previously by' a First Mommas; (13) Restoration or repair of the Project (afler a hmrd damage or partial condemnation) in a manner other than that specified in (he Project Documents; (l4) Any gglion w terminate the legal status of the Project after substantial destruction or condemnation occurs; qr“ _ _‘ (£5) Any provisions thaimcxpre‘s-sly Benefit First Mortgagecs, insurers or guarantors. An addition or amendment to the Ptoj'ect Documents shall no! ba conside'md matgginl it il Is for the purpose of correcting technical errors, or for datifiution only. lien addition or amendment is not considered as n material change, approval will be implied when a First Mortgage: fails to submit a t_esponse lo any written proposal for an amendmant within 30 days after the proposal is submitted. ‘ , c. ' v‘ ;‘ ‘ I '_ ’ r . Except as providod above, any cleuion Io terminate the legal sialu: of lhe Project as a co'ndnminium must be approved by at least 67% of the voting power of the Association and 67% or the Eligible First Mortgagecs based upon one Vote foreach First Mortgage owned. - 13.3 um...» vol. 4 981mm 864 02/13/92 No rcallpalion o!interws in the Common Area resulting from a partia't wddemmfion .or partial dwmclion of theProject shall be effected without the approval ofp51% 01' the Eligible Firs! Mongagéea baked upon _ one vole for each First Mofigage owned. ‘ ‘ ‘ ‘ ‘ ‘ - ‘ A Unless at leasz 66-2/396 ofthe FirstMortgageu (based on one vow for each First Mortgage owned) or 662/396 of the Owner: olhetthan Declaram have given their prior written approval. the Association shall nol: (l) By act or omission seek to abandqn or terminate lhe Condpminium Projgc'lg (z) dmngc the pro ram interest or obligations of any Condominium Unit in‘ cider blevy assessmenm or charges, allocate distribution of hazard insurance proceeds or condemmlionawards or determine me pro rm share of ownership of each Condominium Unil'm the commonelements; .A . ' (3) Pannier! or subdivide any Condominium Unit; (4) Seek to abandon, panition. subdivide, encumber. sell, or transfer the commonelements by act or omission The stunting of easements for public utilities or other public purposescomment with Ihe intended use of the common elements by the Condominium Pmiect k not a(muster wixhin the meaning of lhis clause: (5) Use hazard insurance proceeds for losses to any Condominium Property (whetherUnits or common elements) tor other than the repair. replaccmcm, or reconstruction of theCondominium Property. f. W The right of In Owner to sell,muster or otherwise convey his Uni! shall not be subject to any 'tight of first refual' or similarrestriction. g. . ' _ ‘ ‘ "s Ba’chholdcrofa I'm mortgage lien on a Unit who comes into possmkm of the Unit by virtue of Ioreclosum ofthe mortgage or any purchaser at a foreclosure salc, will take the-Unit free of any claims forunpaldAmman“ and charges against the Unit which accrue prior to me time such holder comes Intopossession of the Unit weep! for claims for a .pro rats share of such Assessments or chargurcsulling {mm a pro ram reallocation of such Assessments or charga of all iject Units. includingthe mortgaged Unit. h - "'Noprovisloninany Project Document will cnlitie a Unit Ownet or other party to priomy over any rig“: of theFim Mortgagce an the Unit pursuant to its Mortgage in the case of n distribution to sud: UnitOwner of insurance proceeds or condemnaaion awards far losses to or a Iaking of the Uni! andlorCommon Area. i. mm. Ir requarcd by FNMA or FHLMC asa condition of qualifying Illa Project for any mortgage purchase, guarantee or othcr relatedproynm, n working capital fund shall be established [qr the Project by the contribulion to such fond, [3.4 mom," voL. 4‘9 8 19m 8 6 5 02/13/92 by the Owners and Decturanl, of I sum not to exceed tho amount of 2 months Regular Ammems for each Unit owned. Any amoums paidjnlo flit; lignd should no} bg‘coysldeted as advance paymemt or tggular, Imam; Each Unit’ss'huc of thewoglging capital fund shot!” b6 Owed“, at the time the sale offline Unit is dosed and thenshould be transferred to the Association for deposit to a segregated fund. Within 60 days afterhclqsrlng has been held, for 'Ihe first Unit. the develops: shxll pay each unwld Unit‘s {Mtge of the workingcapim! fund Io (he Aasociaiion. 11w developer shall then reimburse itself Io: this payment fromjhg minds eoflectcd atclosing when thc unsoldUnituresold. ,. : - .- ' .r ‘ ' j. [.amflmfim. No Owner miy Insoles: than thee'ntire Unit. Any lease or rental agreement m'us! be in writing and be subject (o the,,pt_0\dsions of the Project Documents and County Land Us: Documents. ' ; ' ' " ‘ 13.09. =. ‘ 1' ‘ 7 ' 7 ' V ‘ Declarant intends that the Project shell compiy with all ofthe requiremems of the Federal Home Loan Mortgage Corporation ('FHLMC) Ind the Fedanl NaflonalMonggg: Associatip’n ('FNMA'). All usually and liubility immanoe covering any portion of the Projcct cncumbergd by' a M'oflgagc'br" held by FHLMC or FNMA. shill therefore conform to the a'pfiliciblé FHLMC6r FNMA i'eqfilr‘cmcliu. Dedirant 1nd ail Unit Ownets also ayes that in the event the Project ox lb: Ptdcot Documénls do riot comply with the applicable FHLMC or FNMA requiremengs, [he Board arid each Owner shall take any anion or adopt any resolutions requirgg bype'dgr'ant or’ any First Mortgage‘e to conform such Project Documents. or me Project, to tho FHLMC or FNMA requirements, whim to the review and approval of the Qlifomla Department o'f Real Esme, in accordance with applicable law, so long as the Depattmenl of Real Eslntc retains jurisdiction. _ ' ' 13.10. mm. A Mortgage: may waive any rcqniremeni contained in this Dedamtion as may pertain to such Mortgagee. provided that such waiver shall be in writing. 13.1]. mm In the event oh conflict bemeen any of the provisions ol‘ this Section 13 and any other provisions of this Declantion. 1h: provisions of this Section 13 :hall oonlroL ' 13.5 vun-a mL4981MM 868 If my Common Area Improvemem: in the Project have not been completed prior Io the Issuanceof the Final Public RenoPr! And the Assoclmon ls obligec under a bond or olhcr arrangement('Bond‘) to secure pcrfonnance of Ihe commitment of D'eclaranl lo complete such improvements.me Board shall consider and vole on the question of action by thc Association to enforce theobligMien: finder the Bond with respect to any improment for. ’whld: a Nance of madman ha:not been filed within 60 days after (he completion date specified (or Rm movement in 11mPinned Construction Statement appended to the Bond. n‘ Ihe Amman:gm an extensionin writing tor the complethn of any CommonArea Impr‘ovcmc'm the Bond shall consider andvowon the ajfo‘rcsaid question if a Notice of CampielinnpIns not been flied wishin 30 days aflct theexpiration of the extension. , A special meeting of Mcmbers for the purpose of-votin‘g‘vio eVerride ,Alsdecisinnrrbylhc Board notto Inmate action to enfowe the obligalion: under lhe Band or on (he failure oi the Board toconsider and vole on the question, shall be held no! less than 35 days. nor mote lhln 4S flay: alterreceipl' by the Bond of a permit»: rm- such mming slaw by Members wrangling 5%, or mamof me. um! violin; pow at tho Madman. At such speck! meeting. n vote pf umj'ork'y of; the»volhpgpow‘er o! Ike Association residing'm member: other man Declamt soaks: ncti‘on to ento‘methe obligations under the Bond shall be damned ta be the d'eclswn of ch: Association and the Boardshall thereauer implement this dadsion by inhlating and pursuing appropriats nation m the nameof the Association. 14.1 nun» WL4981mm 867 15.0l. Wm. Prim- Io close of escrow on the cény’eyangc of the firs! Unit. Declamm may a‘i‘n‘cfld qr‘reVékc ih‘is'Declantion subject to the requiremem'sio!‘ Businéss Ind Professions Code Section 11012 and llOl8.1. ' gi Mic: eonveyam ‘of lhc‘flrst-I‘Jnix; dais Declaration may15m .. ,1 . ‘ , WWW «ariwékédion ‘byi ‘ Amman: Vere tn ’ _ non or by m) qrmznen comm orMamba:WNW; a mgutg‘ty 'vmifisfpu‘wer‘o‘t fie): clan or'Mcmuri ox me Amman 7" 0h]! 9"” '91”! OI "EMMQW dd”: 117‘ih6-‘tiiha.gn «gmfifixlmemjsmpmposod. .Iheth-must be.. . r .. 399mm! hyu least 'a ham; flaky0mm Ida} mingpowcroflhe Association. whtdnM include at: lam ‘11 bum. majority. ‘o'r-‘th‘em ‘ot Me' _ gather than Decimal. The mugs of theW'mzmwwwmm‘end’a’wifi. fie ormtision aishfi'whim than. uotbpiessthanth’igwhd‘pemenu'ge of aft‘mti‘veWM req‘pirwd tor action sp_bg iake‘gjugdgr um clam. orprov on. “ ‘ _“ " r ' " ' ‘ 15.03. mm. Any amendment must be_reco;de_d andshafl becomp qffectiveonly upoubeipgmooraeqm.thqaumykepgrgegsfiomcre," ;_;-;~-:--~ . r» ‘ 15.0w g ' ‘ Q ' .' ncmmntwowaemhaubu required for any um¢ndmémnf Project Dopam’cnk-Qqcfiting a change in ' (1) IR: boundaries o‘l'ruily Unit; (2) ihe undivided interest in lhe common .eleménls pemlnlng to the Unix or the liability for Common Expenses appertaining Iherclo; 7 I U [3) the number of voteé in the 6mm: Association appertaining lo the nil; or (4) the fundamental purposes to which any Uni! or lhe common elements are restricted. - _‘. 15.05. ; ' -m_‘_‘ --' ' a4 : - < 7' gu .. No provision hereof which is reasonably related lo taming compliance with the County Land Use Document: may be amended without the prior approval of the County Planning Commission. 15.1 mmw vuL. 49819As£ 888 16.0] . km. The covenants and restrictions of phis Declamlon shall m_wilh and bind theProperty. and shall'mure ko ma benefit of and be binding on‘ tthsociatlon and the Owners ofany ‘Units. their legal representatives. heirs gmnlces. tenants. successors and m subject to thb ‘Dedntmlou. ‘to'r a term at. 30 year; From me due this Duchamp ts recb .Themngfn they:qu be. aulo'm'tipaily ‘ex'tén’de‘d for successive period's d! 'IOyears uulg‘is a_n Instrumeni In walla;tuned by a majority of the third Owners of [hepUnits has beenmteoorded within themr Wingme bcgh‘mEng pf each 5W period of Io years, agreeing Io change said covenants andrestrictions in whole or In pan, or Io terminate the same. . r 16 02.W Bach Owner, tenant or occupant of a Unit shall comply withthe provision: of Ihis Declaration, and (to the extent they are no! in conflict with (he Daehtstiun). ‘the Project Documents and the decisigns and resolutions of she .Associaiion or (h: Build.- aslawfully amended from time Io lime. Failure to comply with any such provisions. decisions. orresolutions, shall be grounds for an action lo recover sums due. for damges. f0: injunctive relief,or lo enforce such provisions. decisions or resolutions, . . . All ayeemems md determinations lawmfly made by tho Association inaccordance with the voting percentagu u‘ablished 1n lhc Project Documents shall be demed tobe binding on all Owners of Units. their successors and assigns 16.03. Mm Any nofice permitted or required by the Project Documcms may bedelivered either personally or by mail. If delivery is by maii, it shall be deemed to have beendelivered 72 hours after a copy of (he same has been deposiltd in lhe United States mail. first classor teg'siered, postage prepaid, addressed Io Ihc person lo be notified at Ihe current addrms givenby such person to the Secretary of the Board or addressed to Ihe Uni! of such person if no addressha: been given to the Swretury. 16.D4. MW; No later than 15 days after (he sale oz transfer of any Unitunder ckcumstn'noes whereby (he transferee becomes the owner thereof. the transferee shall notify|he Association m writing of such sale or transfer. Such notice shall sea forth: (i) the Uni! involved; (ii) the name and address of the transferae and Iransferor; and (iii) the dale of sale. Unless Ind until such nolicc is given, the Association shall not be requiredto recognize the transferee for any puma“, and any adion taken by Ihe lnnsferor as an Ownermay be recognized by Ihe Association Pdor Io receipt of any such notification by the Association,any and all communications required or permitted lo be given by the Association shall be deemedduly given and made to the transferee if duly and timelygmade and given Io said transfemr. 16.OS. ‘ » ' ‘ ' , ' ‘ Prior lo (he transfer of title to a Unit. the transferor shall provide (o the prospactive transferee a copy of the Pro}act Documents and suchother documents and information a's arc required by California Civil Code Seaion 1368. 16.1 v01. 4981M 869 16.06.WW Any easements appurtenant to a Unit referred to in lids Declaniion shall be deemed resented and/or granted by reference lo Jhis Deciaration In § deed lo said Unit. _ 16..07 . ‘ a v. z g ‘ . ItDedaramshall convey allows; rig“, title and lnleresl In and lo the Project to any pa'flnershtli individual or ogp'orasion. then ind in such event. Declarant shall be relioved ofihe performance of any [unher duty. or obligation hereunder. and such partnership, individual o'r‘ coupomtion Shel} 6e" obhgated to puform all such dutiw and obligations of tho Declalant. ' , 16.08.WW To die wen: permiétcd by law. tho Association may ‘ participate in mergers and consolidations with other non~profit pmnintloyu organized for the same purposu a: this Association. provided that any auc‘h m‘er'ger or consolidation Shall have the written ' , consent of all of lhe‘ member: or the assent by ‘vole of two-thirds of the members voting in petson or by proxy at a meeflng duly culled for this pinpose. written nolioe of which shun be given to ail ' w members at lust thirty days'm advance, and mun comply with the annmlion provisions contained 1n Section 3, lnc'orporaled herein by reference { 16.09.Wm Nolhing _m_ flu: Declaration shall be understood or construed to: _ a. Prevent Declarull. its contractors, or subconunctots from doing on', V the Project or any Unit. whatever is reasonably necessary or advisable in connection with the completion of said work; or b. Prcvcnl Declaram or ils representatives from erecting. constructing and maintaining on any part o: pm: of the Property. such stxuclures as may be reasonable and nmary for (he conduct of its business ol’ compieting aid work and establishing said Pmperty a_s a rcsidenfinl community and disposing of Ihe same in parcels by sale, lease. or otherwise; or ' c. Prevent Dedumnt from conducting on any pan of flue Property ils businm of completing said work and of establishing a plan of ownership m_d of dwposmg ot said Property in Unit: by sale, lease or otherwise; or d. Prevent Declarant from maintaining such :in or sign on any ofthe Property as may be necessary for the sale. lease or disposition thereof. provided. however, thlt the maintenance of yny such sign shall not unreasonably interfere with (h: use by any Owner of his Unit or the Common Area. The foregoing limitations of the application of th'c restrictions to Declare!“ shall terminate upon the alc of Dedurnnt's emirc interest in Illa Project, or six years after the close"of the first mow. whichever occurs earlier. Any action taken by Dedarant pursuanl (o any pfivision 6f ihis Section will not unrcasonabiy interfere with the Owners' rights and use of the project. 16.2 val. 498 19m 8’70 02/13/92. I6.10 W The rights of Dccla‘rant'm this Declaration may be, justly: Declaramto any successor (o ill er anypm of my Daciarans's imam“ in the Projeot as91d ap'er by anéxpress assignment meorponned'm a recokde‘d deed am transfer: afiy‘ sud: interest {o a sum.»or by aulgn‘mcnl incorporated in a recorded 6nd um transfers inyy‘s‘ueh mores: to a successor;or by an assignment incbr'pqr‘ated in any other magrde‘d mammal A Mongam acquiringDedamnl's Interest (a the Broke: by fnredom‘re 'ot by. dead In hen of tor'eclpwre shall be deemedto be a successor 'to the rights jot the: Declaranl unless the Mortgagee elects (a d‘eclinethoright’: af-lhe Deanna: by redordiug an‘ instmmem evidencing the Mortgage? non-noeqmnee of the rimand responsibflilias 0t tinesDeclarant. 16.II.W No Omar shalt. either dimaly-for indirectly. foxbid or Wat the,convc'ym'ce. cucumbmnce, leasing 0r morlgnging or occupancy of his Unit Io any pawn ’o!‘ Iwilled mac. sax, min! status, color, mugio‘n, ancestry, physim! handinp ox- union! origin. H ‘ 1'6. 32. max. Shmitd a‘ny premier or portion hercofbedecluod invalid orin conflictwith any law of (ha jurisdicxi'oh where this Projcet Is loaned; the validity of all other provisions andportions heme! shall remain undirected and m full force 3nd cflecl. 16.13. Wm Witlfin ten (10) days of the mailing or delivery of I written.reqnu! by an Owner, the Board shall provide (he Owner- with a written statement contaming thofoll'owhg Intonation: - (i) whether to the knowledgc of the Association. the Owner or the Owner’s Unit is in violation of any of the provisions of this Declaraliqn. lhe Ankh; Bylaws, or Asociuion Rules; (ii) the amount of regular and special assessments, including installment paymcnls. paid by the Owner during the fiscal year the request is received; and (iii) the amaum or any assessments levied against the Owner’s Unit that ate Unpaid as of the date. cl? (he surement', Including my lam charges, interest. or 0qu of c'olleclibnthat as Fo‘flhe’ dale of the slat'emem 'ato or mhy bu made: lien a‘gains1 the Owner's Unit as providcd 7 by this Dcchzat-ion. the Articles, Bylaws, or Association Rum. 16.14. magi ' .mhereis. a mhfli‘ctamong or between Ike PrajectDoeuments, (lie provisions of this Declaration shall puma; thereafter, primary did! be y'ven IolProject Damme’npts m (he fafldwing order: Articles, Eylaws. and Rules Ind minimums of theAssociation. 16. 15. Ham The headings used in mis Declaraiflun are for convenience only and arenot Io b: used ta ihte'rpre: ihe manning ol‘ any of the provision: of this Dcdaratlon. 16 16. MW. The provisions of these CCd’cR's which aw reasonabe rela‘edlo assuring compliance with (be Counly Land Use Documents shall run with and bind the Propeflyand mute to the benefit of lh‘e County. 16.3 u-wm voL. 4981mm 871 1N wmqess wuenaop'. Declare.» has mound nus Declmnion. ‘DA'mD: . (¢ng_. .1992»? ’1' ???ir‘ii- 7-9.: llama Seascape heéott 146.. {California Limited ‘Partnershlp By: Benchland Partnets, 7 . p a Genus] Partnership, ‘ its general panner By: ‘ ‘The HolcOmb Coxpotation, w _ a Califotnia Qplporation ' "ZGenemlPanneraw Partners Mark Holcomb, resident 16.4 v01. 4981M 873 EXHIBIT. 'B' . All Ibal certain real preperty shunted Kn (Be County of Santa Cruz. California. dweribed asfollows: Lot 3. Phase Ill, Bench ’B' and Lo! 4. l’hase IV, Bench 'D'. asshown on me Map entitled 'Seascape Resort. Tract No. 1274.aCandominium Subdivision' filed for record Sepzember 30. 1991. inBook 84 of Maps. Page 68 Santa Cruz County Records. r . » wwvl (County Code Section 1. 080. 060 18 Codified at Se¢t1o n l. 14. OlO-l. Id. O80) EXHIBIT "C” I of 3 l. 14.010 NIHSANCE ABATEMENT Section: 1.14.010 Order tor thump!“ Med whgn-Dmflon. 1.14.020 Orda- tnr Wh- umg 1.14m Abatement panned ‘ by muJ-Auhflud when. . 1.14.040 Abatement pufomed by epunty-fieport ad cnflm , 1.14.050 mains on report... ‘ Amen! o! costs. 114nm Service ot orders or name. 1.14.070 Sunlnrge torWV: eons. 1.14.080 Court tedod-n‘me - limit. 1.14.010 0rd: for chument- land lhen-Dundon. Aanmzyondthn-. sponsiblmy wanton: my oflhe provisions ,ofdnhcodedcmmhathatlpubucnui- modusuammlofnioufionotuy ofmbmwflmoflhhoodhhmym nwflflmotdernqufiin'gthulhoeondidommmmmpgmtedwm aperiodottendaysflmeuflmlieshm fathwlm m the «dot on tho penal:WWW nuisance, or me penal: mylng my plum on which g nul-mhfmmmflnopcmnk mmmcmmmeomwnnbe pouodupmmcpmmiminlconspicuou pm. ndncopyshfllb’umfledwme mmofmept'euiisulsMIinmesmd WWW”)! 14 addmses appear upon (he Its! equalized wentmll.EM «dot fox abatement shall continua infuflfémwdéfiut’uiim modifiefiot msdndedbymccoungyommmgmo me.ummmodifietvmtedwwpet McdbyordoroIMumaneoMmcnt acodermyi’or'goodmhe'mw bywdmoxdctofflumingmlyom- unmadetslmldvinthepum mvcdofhisflshtwayfieal co Ibo mflsueeWmeMmmdmme . om win ho myed pending m appeal. (mac. code g 1.08m 0d 1794, [mm 0:6. 3025. Wilfié. 0rd. 216$. W5: Old. n50,_2__mn€1 ' 1.14M Order m- Ibatgmufl- AAnypetsonondmdtomwnnm- mo: pursuant Io fl: chgplc; my, within unmmetnalmoflhgwrmenomt, file an 1mg! w the mam cbmiment Ippedsoommhsion mm: clerkofiuw mfimmdnmofimimfngmmmmmmmaylmm darkonhacommlssiom'fllenppulahm behvaifingudmpanlefibymcflllng fauhbllshedbytuoluuonotthobond. mdshtflqectfllhepounds npoawhlehmmtmn. B. Upon meaty! of me Ippeal, the dorkotthccommislonshfllmmem- mtorhuflnsnotlusikmfivanormm , mm lfony-five dty: met the due uh: nppenlms mtvad by [he clerk. The minor sud: m appeal shall say tho mL4981nM 874 vet. 4 98 19m 8'75 EXHIBIT "C" 2 of 3 cfl‘cct ofthc order tor abatement until tho nuisance abatememappulscommiuion' hm the appealmd maiuorderqu- flying. vacating or afirmina the order for abatement. Written notice of the time and placeofhwins shall bodvcn to the appellant u lust seventy-two hours pfior to the damsel for thehm(Norcode 5 I.08.060(b): 0M. 1794, 11/21/72; Or¢ 2025, 6/ll/74; 0d. 2I65, 8/12/15; 0nd. 2250. 2/24/76) " . . 1.14.039 Abatement pgdomcd by cmty-Whed when. In the event that a public nflianoe is not abated lnmtduec with Ihe'eounty oficet’s order ornament or the order ofthe nuianoe abatement upped: oom~ mim'on, Hm, the counv ofieer may, upon securing the approvd oflhe board of supervison. mowed to :bate the nui- sance by fame, mum. contract. or any other methoddeemed most expedient bym: board. (Prior eode§ Los.060(c)= OnL 1194. 11/21/7230ld. 2025, 6/11/74; Old. 2165. 8/l2/15: 0rd. 2250. 2(24/16) LMMO Abatement performed b'y eonnty-Report 1nd mu. The county official shill prepare and filcwixh thecluk ofthe burdofsupcr- visols a mmspecifying the work done. the itemized and total monk: watk. a dacxipfion of the ml property upon which 1h: public nuisance is or wasmutamthemsmdmof. the record owner. the holduofanyman-me or dud ohms! ofmord. and u‘n‘y other penal: known Io hive a lea! inner- est in the property. (Ptior code § L03.060(d): 0rd. I794. [1/21/72'. OM ~l4-l l.|4.020 202$. 6/1 1174; Otd. 2165. 8/12/75;Ord. 2250. 2/24/76) . - g » 1.14.050 Hearing on upon- Assessment qficosu. The board ofsupemson shall h‘old a heatingonmemponandanypmmm y ohie'cfions thereto, and nodes of the hadnszhallbeuvenwthemnsmth‘ Ilesmnm'mlnthepmpemulemm dayspnortothedmsetforlhehe-fing. 'me boudofsupufis'osi ihlll determine at the conclusion of the hearing file properrcham- Emmwmth'c‘ " work. lfsuehcomuenotpddbythe maoftheWVIM {him dl'y's otthedemmlmfion by the baud of :npetv'um. they sh!) beaw upon thn property lawman: I. specialm meat. Such men: shall then be col- lecwd nthemetimemdin theme manner as county mum collected. mdabaflbesubjectwthenmependfia Ind them pmcedmeandsaletn cue of delinquency as ls provided hr ordi- my county tux“. All lam Ippliable to the l__e_vy, collection md cntomemnt of eoudtimxes Mbeuppfiubleto such special asessment. (Priot code 5 193.06%): om. 1794, 11/21/72; om 2025. 6/11/14: Old. 2165. 8/12/75: OM. 2250. 2/24176) 1.14.060 Serdceofordm arm Each notice or_ 0:ch w be awn or mdeundamiswaptenhfllbemed upon thepetson occupyinzthamemha uponwhlch the public nubuceaim, or. ifno poison mph: the mamas. menodceormdershaflbeposedupon Ihepreminsinamnspicumphgmd inaddifionneopy ofme nnfieeotom Mmmwm m. 4.98m: 876'- EXflIBIT 7'0" 1.14.060 Muwmonlhemnymerotthem Suviceofuch nonaci- ordcr shall be um upon all pawn: uthbdlherctqellhupmomnyorby ulflntuoopyoflhomotofluby _ mummmm ._ ncdptmqumtondawhmonu‘ ‘ mmmuhmmthehuqmb .,indwzouotmmmotammmmmnuom ol' any such pen’jou to appeals or is imbtbw'umompmMum officmfieeoroidathllheio manna.mundmnlhomof-.mmmmueohnymw , .. mu‘mflwwehnoflcaormwmMfienflflyo‘wM- ‘ mmmfimmwfit Sof3 «mm:wmm.mm befidedupinoflhchlpmedm*mwkznmotmmm ‘ 10mm» tor ndmlnlnuflvc costsmmumm“immunoums snaneou. ‘ _znss.anms.omzzso.2mnn . ,: 1.14m mm-MM Mycolu'luflonor” " nmram muldgmflummmmmmmmm_ ~ mmmmmuuo- Mummiemmhminmfided ’ Mbfieflnmmfleoflhnfl-MM“, IMMDCOfl. 1194, ‘ llfllmlmms. Gill)"; M2165. allwaom. 250. Wflé) jmo m tot“man In addlaonm untold oostottbemdc manhunt) tion’. 9t conceal” any. of the ‘ ‘ proceedings. (cu or damningmuummwnflafi- mmmmwm date .of flu commission’s daemon. Thames. Inmmmm ‘ Mmmmm’mMummdmdm«WNMW'I . MMmmm [4'2 “Mood“! Old. 1194. ,amanzmzaésmmfi-o-mms.r ' sums; om. 22:0. 2/24/16) 3-1)" vol. ‘4 9-8 19m mum" “n" v . ' n: s 13.10.335‘ 13.10.33! 5mm minim ml?!” MW (a) "C‘-1' m ”0"!" E m u mos. and r' 16 - cubic. suing.” 6‘: m-rn-tw “ pumm-to‘ a m1 NWmud untuniumg‘e' a‘iii inadyeqaahel screened Eran vlefi Em udjacuxt parcels. (096,$43: 5/23/87) -- 2. m d3: 26:1" Dilute» n11W profiled an tinalto 0E my of die penned nus magnum puntuy _' .at nun only, on flu uh where 3. m m 'b-"omuctm‘mafiz-oammm~aw inmmm, repairer mg “f ‘zhhau my aw 31th. WM fin“ prowlimndun not apply ho ban. restaurant: and 8‘66! Wham; _ (b) vislbot mania»: Use Standards. 1.] Dans: 1a mt A. ma. kinda; > - __ 1 mum» mason nee' - MW squire? ted: A. wlthwt kitchens 1 habitable mon/nflo net _ WI: square tee: a. W or bent cams» J. Italian mt developeble . v I , ‘ mm reg: . 3. mun ' 1 mlazs he: develop»: ‘ square feet - B. gtmp quaxb'gés' _ ’ 2 beanIIJDo net developablemic le‘et ~ (h0- ' 9/89) , ' 13-167 8'77 EXHIBIT "D" 2o: 5 7 val.4981_mE 878 13.10.335 Densit alculatims. flypes of visitor accommodationsmam, magma densities my nae ~ - exceed t_he maxim unwed m: the total mane: of net davelopabla squarg footage on the progeny. J11 values glvenab'ove arenximandmy bc' reducedhaaedon ' earv'lces and access magma. 'oe'upatibuxty with . adjacent land uses am neighborhood character. n: adverse g - enviruinntal m, Rmnt mflmtm mm tot 61m personnel shall. be 1n pin of density crealts tor visitor mums u: at flue tat: of bne‘ him and upe'o'Spcxwamt' mstddntspcxaooomtm ' mefeet. nmitmraoomretestlnbtalmre* muse. including mum and “mus. cine” a ,, .pmmption o: mu aim ‘c’ne minus tom. Inside, the mental tone. Hie perm standards 1n Tabla 7.3. 3 1n the local. masts} qugrni band Use Plan fox priorityamnion: film also a‘pply _ , , 5. venue conditions A11 Devéloment knits Eur visitor amnion; shun mud: the ionovlng mums: (i) A11 visitor muons mics shall be managed tor short-tem 00cm with occupancy unwed to not‘mmflmzamuvednysbym individualor ‘. 'g'roupor oe'eupa‘n‘ts. munim 6029M 1n anyone calm: year. swept that simle-onughip mm my beoccupiedbythemfls) upboASdays lnhnyoue' calendar year. (11) A med contract: tor the shott-t‘em mm of u}. min shall b0 minuimd at an tines 'uith a ' profession). magnate film appraved w the minty. Stub contract shall containW mutations for - visitor mums units as specified in (fl ., above. 1he rental omtuct Chan he established prior ' - bolssuance of building pemtt's tor the projact. ' 13-168 ’ I . V(‘mv, 9/89) 5mm ...,.. vat. 498 1pm” 8'79 _3 of 5 13.10.33; (111) Centralized, on-ajtg panqgement shgll be provided a; all'tinaa to: the .matntcnance and operation o: the visStor accbnmbaatibus, feliteg facilities. and‘the ptopetty."$uch management may beprovldgd-by,the ptbpezty>owner or by-a separate r * managengnt tirn under contract. Plans for hanagement, shall be‘aubmitted to and approved by tho,?13nning -Director prioz-to issuanCe_pr bqildlng permits. (iv) bend restrictions running sggn therprongCy:andlimiting use to ghort-tern ocgupancy ana~provlfiln9 £9:the ngintenance of cehtcalised rental and njnlgenent' 6t the [agility shall be recorded prioz to‘issugnce ofbuilding permits. ' 4,.‘z¢~ ~v ’ c"' -~'*' (v) A11 visitor accommodations units shall be subject to any County Unitoru Transient10qcupancy~rax Ordinance or a special tax on tine shat; units.' camping units. 9r other visitor accommodation units. Reports'ot the occupancy of Visitor Accommodations Units together with payment ofi‘transient occupancy taxcs or any other taxes dun-Etam thi“uhe ot_v181tor accommodations units ghall be made 1n accordance with Santa crus County Code Section 7.05.010. - (vi) visitor accommodation prgjects.sha11 be evaluatedto‘lnsure'that a diVexsity ot.a11 types of visitor accommodations is provided 1n the coagtal'ZQne consistent with Local Coastal Program Land Use Plan policy. Visitor accomhodatlons projects on Priority sites shall primarily provide accommodations available co the general public. (vii) Visitor accommodations development 1n areas designated for Cogstallrourlse connetclal use shallnot adversely affect the integglty o: Level ct touristservices Ln the~commer¢la1 centers. ‘ , . . ‘ ~_ /.See also; Regulations for Visitor Accompdatlons Specialuses 1n Section 13.10.690 at seq. (0:6. A939, 11/28/62: giggysaz/27laz; 3186. 1(12/82: 334‘,- 1t/23/82; 3432, (Rev. 1/84) 13-169 Exhibit 8 Restated and Amended (1994) CC&Rs Documnu pmid-d by Dau‘l’yu LLC vb K'I propriohly hnginn find «mam lyllom‘ Comm m, Allibm llama ‘ . vol. 5449?»: 82 "9/“ “mmmqmmn av Arm Arms: kacommo mum: m, "*5 F" § ' Van i ‘ , s - d mow:mu oo.Sana Ga 'flfle cow 55 I Imm“ smc 3F FEB Io ma 7/SIM: G12. CA 95050 s I IW MAM AND AMENDED Dmnon or “W3. commons, AND mmcnons or _Sm amour Docomrvu pmixud by DInTvu LLc vb h prnmvy imam Ind ual‘mly plum Copyru M m3. All rum mum. SMON I. L01. 1m. -SBC!‘ION 2. SECTION 3. 3.01. 3.02. 3m. 3.04. 3.05. 3.06. 107‘ 3.09. SBCHON l. 4.0!. ‘m. 4.03. 4.04. 4.05. t06. 4.07 0.08. 4.09 4J0. 4 ll. 4. 12. 4. l3. vmf 54 4 9m: 83 Mam AND Amnabmnou -mmmmgm AND menommmm]:W RBGTAIS Deacdpuon of Rel) Propauy Muniph Plum Ommhlp were»:comm Plan tot Prolect DBFMTIONS PROPERTY RIOH'B Units Comm‘an Are- mutve Use Common Am: Panning Pwhibned Altman» o! Additional PropertyRum!“ tor Rum] Fromm 1n Annexed Phase Emailing?“ w Co nubPmpeny u Milken: with Conny R lion:Provision: Restricting Daleg-xlon of Ute USE RESTRIG‘IONS gs: at Unlu "king Vehicle Rouridjom Sims Animal. ’nruh. aonge of Material: Annuals; Roof Projeulom Rum] Ardzheeturu mmmlMam Caverlnpmm3 d munpmem an 0r manna Dumas: Table of Content: . 3 . zf 3.1 4.! Dowmnu pmldud by Dvh‘rm LLc vb in mommy imam ugd a-Iivw mum, Cnpyvlgm 2003: All "gm mum. SBCUON 4: $.14. 4.15 4.16. 4.17. 4.18. 4.l9. 4m 4.2L 4”. 43. 4.24. MON 5: 5.0;. 3% SECTION 5: 6.01. 6.03- 6.04. 6.06. 6M. 6.03. 6.09. 6. IO. 6 ll 6.12. WON 7: 7.01 . 7.02 7 .03. 7.04, 7.05, m. 5449M: 84 USEWOW (manned) Liability o! Omen tor Dumago no Common AreaWall halite:Mum “mum “magma with Project DocumentsOn 7 Munnpmom Nahum Abilene!!! Fromm 7 ant Prom Um Comm”! wuh mmly Luna Uso' Documomm3 3nd Impm Insulation lp o! Unlu tadmm Premium“WWW OBLIGATIONS Association Mnlnumnol Dumdons Owuu‘ minimum lelmmou I _ ammnon. mmmnou. Mimamm AND vm-mo mm w mange Ptojec: MorrJMombu-uhlp duel of Membonhlp and Voting Tannlnmoa of On: B MunbsuhlpAW o! Mamba» Othar m Dechrmt Inspection of Boob Communal“ ot Voting muMme: VotesW19 Memlnp Nod» xnd Phoe of Mauls” Board of Director: POWERS. DUTIES AND NATIONS OP 11-13 ASSOGATION Pawn Ind Duties or Manon Prepay Tum and Aueumenu Insurance thnrge or Lien: Payment of Women Table of Comma . z . 4.1 5.3 6.1 7.1 ' a) Dwmwnu manna! uy D-m’vu LLC vb n aropthmy hanging mu u-Iiwry wnem‘ Copyrum 2003. Au right. memo. vol. 5449M: 85 pom mums AND mamuousor ma momnon (mama) FrommWWW:m Amen tn Pay: Pawns! Obligation o! AmmanPm-puo amnion Funkymm Exemption Rasukr Annual Autumn Special MenuGum IndividualSquaw» «Rank ma smAnuumumCwmmwnun of Meumanu Ind Individual Chums:Datum»! Amman:Gun» o! thomm: Liam3mm 0P MCHONS gen”! pndfic Momma» u Conny- Women: BUDOmWMSTATBWNTSBANK AwOUNIS Pmpoudnudm £5“6361 Budge“. Hannah] Statement:Ram's tad Roam: Study Bunk Awoumz INSPBC'DON OF BOOK AND RECORDS Winn by Mamba: Ruin for Inspection by Member: Inspector. by Director-leu- of Phnncm Rmrdt Rennie Amount Withdrawal Reminder“ Tibia offomenb 7.1 [3.1 9.1 10.! “.1 ouwnmu prays“ b, om'rm LLc w. av. puma." imam .ms dummy rpm. cmngm 2m, A» r9»: mam m. 5449a?” 86‘ Elm MON 12: MURANG. DMUCHON. mN'DBMNATION - 4 g 12.1 , ‘ m1. lmurme 12m. Dwain» 12m. Walnut- SECI'ION 13: MORTGAGES PROTBCI'IONS " " ‘ ' 13.1 13.01. amm“13.02. 3° 13.03. Pwnanl of Tun or anlum by Monppes 13.04. mac: oi Bmch 13.05. Marcy‘s“ mm.- I 13.06. Na Won: on Owner- nghl Io lupus and Em 13.07. Notices mo Marksman 3183' compliance mfmuaxcw FNMA Rog 1mm. ' or u mu 13.10. . Warm. 13.11. 003mm W MON 14: BNPoRmMENT 0F BONDED OBUOATSONS “.1 MON 15: mm V )SJ 15.01. Prion- to Pin: Conveyance ism. Anu- Flm Conveyum 15.06. Ramrduton 15.04. Unanimoua Men! to! Specific Amendmenu 15.05. Amendment o! Provisions Bntomalia by manly suction 16: 0mmmomons . ' 16.1 15m. 7mm - I 16.02. 0H Mince 1m. Node” 16.04. Nodes n! hmm- 16.05. Dummy o! Project Dowmum to madame 16.06. Enema“:W and Ountod 16.01. Termination o! Aw Recponflbflliy o! Dednmu 16.08. Margen Ind Connfldallom 16.09. Limitations o! Restrictions on Deanna: 16. 10. am“16.11. r Hmming 16.11 Smbnny 16.13. Gunman 16. l4. Wm: Prom Dowmn 16.15. Hudlnp Tabla ol Contents - 4 . Docummu mafiam by Dth‘mu lLC VI in mummy Imaging um «2mm :yuem. Cmdghl m Au rghb ruérved‘ WA:W3:3)an m. 5 4 4 9m: 87 DESCRWTZON OF PROPBKTY 8031mm DMTIONDEMON OF ANNEXABLB PROPERTY ??:?:ng WDB SECTION1M9”A8leHBDATSBcnou x4431“WWmfl SaiBDUI-B 'rnhle c! Comma . s . - ‘ Dwum-nu alumna by bum." LLc vl- Ir- anagram Imam mu me-uy mum. Cowman am An rig» mama. 'vm. 5 44 9m: 88 nasmmn ANDamps:pwnon _comm oommoigs. mo mammals 'Wmom mRESTA’IBDANDAMENDEDDMTION0PWIS.WNSAND RESTRICIIONS 0FW8moat h made 9n me .dueWu u:m by SBASCAPB‘RBSORT L'ID, I Glitch“: ymked Panamhlp, (hernia refuted lo u 'Dednnm') Ind by the cow: on} laul flny-onopemnl ofthevodna pmofnchdaudmemm unho Setup. Retort Owner modulus, a Guitamll unnpxoal mutual benefit o‘uponuon ('Anodnticn') u widened by the wtmcsuon of the Smeury o! Ihe Audition muse 16.4 of thh Dedlnclna. On February 2'7. :99: Deanna: recorded n Declarulm of Cowman, Dondhla’m and Ramadan o! Sulapo Rear: 1n the omce of the Conny amulet of slaw Cm Cuumy. California n Documem No. 13405 (‘Orlglnal Defllrlllon'). 3y thin RESTA‘IE ANDWED DECLARATION 0F OOVBWS. CONDITIONS AND RBSTRIC’UONS OP8W3 RESORT ('Dwu-ldon') the orlalml Declanllon {I amended punuam Io Sealcn 15.02 ulnar. ' ‘ Suction: 1 throua 16. lndudve, o! ale Orlfintl Dedmmon Ire hereby rented andunwed In then smirety to m6 u m forth below wk): the um force Ind weal u Mush thisDedmtlon veto tocordod on the date of recordauon o! the Oink“! Declunllon. Thin mu Ind Ammded Dadnnubn is memod ta. rallflnd and approved by n hut Enron: pm o! the Member- o! uch elm ' SW01! 1: WALS ' 1M. Wm. Deanna: in Ibo owner o! that cumin realpmpmy in Sum Our. County, Oflfmla. which is more pmicubfly ducribod on Ethh W mam harem and immporalod herein. - 3.02. WW Duduum bu Improved o: intend: to improve nae rulpropeuy by mbdlvidhu and continuum Improvement: on l: handing samura- cnnulnlng 84 mldemhlUnlu Ind one Commemm Unit in {ha am Phase und oiher Improvement: 1n awordanee vixh the Condominium Phn down; the Pm)»: and prepued and recorded pennant m edifamh CM! Code Mon 1351‘ By lh'n Dedanlion. Declmm intends lo esubfish I Condominium nude: tho ‘yrovinions of the CIMotnin Condominium Au. 'UIe development c! thin Project h In the flu! Phase of a proposed mm Phuo 9:0ij n is anlmpmd um the luture Pluses. if innued. wm comm of approximueu 196 addition! tweak] Unit nnd omel- 2mprovmonu. which Ire more paniadzrly ducked on Exhibit '5' atuched harem an conuruuad In tenordamo with any development plans, mop- .nd specifications on me with the County otSama Om: and me California Department of Rw'asmt Dwvmms mW-u-d w Dual". ch y'- irg pvnpdeI-ty imam Inn dummy lyvtun. Cummm m3, All {gnu mam “vol. 5449M: 89 1'00- Qmmmum Mm mummuuo whamdlvtdml Um...”Win IhnWM Oman Won rmuon'). m6 In qua)wmmmmnummummhmama Arena Mihail-umummumm 1.0L MW ”Mmmtmhmamwmmhmwmwmm.mmmmum‘xmmqmmmmmw NOWJ'IMEMDM mummmndpopmdmonWt'a‘mnhmmmmmwmmmod. maid. sou ma Immmd. «Mad mo nu lbw duhnumn. unIO-Iflmt.mmmmmmmmmdedmmwaMhfimbmm urn yhnoteonioflnlmmonhbhrthomut. udmeihodhmmmam lawnmudfa we purwnintuhihdnammwwmmwwmdwnm.MWWmdw-apanmmmmmdmmflmfwhwmmufmrnpny. Nam: toes!!-tomuavtlmsmlm 1863M lu‘.mdem.mu, mu],nnrhflmudmmmmum whichthgurm with tho lamb.Muwmmuduhflhm‘mmtmém'mwmmmmmmmmmmmmu wuuuau-h mypanoflthpu-wrmmm 1.2 Downum pm'ma by Dm'rm Lu: w n mommy magma ma mug mum. cmmmzooefl nan. mum, vol. 5449M: 90 Inaddhlonmmlmdeflnklmpmlded {ammufuuwlnumlml Methotollawlng nanny: ‘ 2.01. W dull mun the mmdhmmuuonotwmowumAnodudonmdwmmoauflum m. mm: mumwxum manta.ueouotmmumlmpmhg. minus. unaudmnn-ghuthermpmrumwhmwbepaldbwanhOwnu-u dnemhed womann.- ""' ‘ 2.05. W chunmunuw Warmer:Wiaflmmh meeufltcm-ponuon. lh‘a sneaker: which Who the MondUnih. Indium;memuwuummmerrojw.wrmindm - v m WW Mm nn-mdnnmmm mmmdnulmthouumd edwaloflhaOoMmAn-Mnuyhoadopudbymomm0” G. w. Mum nhemmmbodyomemm. 2.06. W M munlhoByhm “Sump. Rmn OwenAundatl'ou Ind myamdmou mama. mutiuhiflumyhecondmed leUnhshfllpuyln rmshneotWmmmupmwedlnthhnm. ThcAnodnuonud Mombmthnn hanaoomhmeetuuopmaomofmeWW! normylnt’ueudw-ln {numerals realpnpmyottbempmnupnenmdummm dun menu the mum Project. «up! ll! Uni». and lb:WUnkuWhtthedlnflmmdum-uddsnnwmmmm Plan. naammmAre-nhnnbeowmd mammonpaudnummmh qujublhonummduaibedon Bdmw. 130mm“ mlybeuptndodtw tho mlbn otlddhloml pmpwliu dammed in mm: ‘8'. 2.09. W mmmmmmmemmmmndwof opmdnythoPmpanyund-uy mmua mfwmdmpmpmutomdmfldmcdw xheBoudnnd mmWKodOmanbywpmwlm tothofivjoanowmanu. 2.10. Wuhan: shwmunumwinred pmpenyudeflnedlncmtwuhavn Code Swami 1351(0. counting o! u: undlvwad lumen In common in III or wponlon of thoComm :owhu with u upmteimemt ion mulled. Uniuheboundu-luofwmd) 2.1 Documznh pvwdtd by Dlll‘run LLC V‘- fl’l pmon‘ubry lm-glng and ddivuy qulcm. Conn?“ 20M, Alum mum. vat. 544mm 91m dua-Ibad on a «corded Condominium mm in mm»: dam! Io loan an boundnflu meteor.Ind luck other n'ppmmm rum: And interest: u arc dumbed in Mt Dedlmlnn. m meCondominium Hap n: In the dud oqmylng the Oondomkuum. 2.11. WW dull mun mo dhsnmmulcncot planar (he umbum orwhammon mwmwmunn uthnudehu-Mudhnmlm pummto lelWe Samba 1351,:eoordedonlmuy 16. 1992. in 3001:4939. Panuln tho omen! Renownof Bums Cm: Gunny. ma aw umandmonu «mo. Omdonlnlum Plan M lndudo my«Want Onudomhdum Plan for u Plum of Lb. Prom uW J_n thepdnmlnn o!Ammfloutouhal’hmm. . - ' . ' 112. mm: nun moan uncanny «sum mowmh. m. comm um. awProjeu ll baud. . .‘OoumyhadUuDom-mm'slnn mnmwsmmn.mo modmud“ Map. the Find MlpMMu cubecuon 3.19 hand. an comm nflppmn ulnaWon. Commercial Development Permit. Count 2m: Pom“. Subdhhbn ‘Asmmam.Imprwmum Plum. and tn other document: undu c: by which mommy 1m omuhhed themmmmmmmnhopmydwmum 1m mhu- bedeveloped and nod. lndmdln. dawncguq retcremdxhenm (u, an «hum. the m m anyaddonda thereto. tau- r ‘mglc rummbmflc upon. cu). m mm lndufiq duly mud“ad emu» wanna nu documents: ' 2.13. Mm: shall mun Seascape Resort 1.16.. a Qlifomil Unwed Putnam!“ Lum Ind damn, n‘weh Won and «aim: m Maud um ridmotbednm: pursuantmswbn lMDhemIot chhuum or lam: h. manages lemma; Dedmm'a haunt:inlhehdeabyrmumorbydwdinfiw oflmura. ' ‘ ' 2-1“ W shall mun m8 Rumed Ind Amended Deanna“. Ind mynmandmm.mam or supplement: thereto. ' 2.15. MW flan mun & Fim Morlpgeo who hu ream!“ node:by sending u written requem to me mention. mung both [u mm ond nddxeu ma me unitnumbnrorlfldruoohheunhu mmemnnpgeon. 2.16. MW mmmmmtmhndmeommmhmanimated l‘or the admlve m o(om o: more. hm rewa- uum afimfme man oftho mm:mmandwhid‘horwmbesgpmmmmthemmmmhmtummudmquwona. . 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Lind. thaw. ,Iba. unwill- had lamina oi menhpmm mmmmmmmhhwwwMu-wqmnMind :ndlumnnyofaumlldumwuh anwamduploudouinmmbmn mauremopamhy.mdnnhhm _ _ .Plnuuonhanoard Io nu wuhlnfldmmmmhmhunwhmmmudull mmflmuwl. hmmonhehnutaonny mevuhmw «runaway:Mwmmmcmmcnlnmcbmuummmm unduuhndtytoWMwuude-mdmuwummomdmMaud totMOmonthnlx Inquest!» udm-ybomcd hy lhcbmd bun nation o!hwmlmtmwanhOwnor. 4.10. Wan wmwmmhydnp“WorthuummdMmmmudwmdhtonmrdbooMN-Wrmn Mwbdavooverlnuvlmahmwmmflnflhotnmuommwdalwwhflz Wmmdmcnwd,hmmmmmbxdulgn:ndcohmdanotlflmtpormomuhqmmdmidauual In ”puma mu thou originally fumkhid bynedanm. 4.1 i. mums. No anode: cloumunu mothermmmm or win;mmwuomedormmflnwon dumpuflulsaw mamnmotfiaumwomdbevmuebunny woe: ormm Unk. mum. no dams vuhcn. d'otbudqm.rdrucmou orm cum otheupplhm orduha-h. omumnmmdakflmkmwhkhmbebmhadunmduduiymncr maybakopgaaudoropcmdenmhbnm pumpewhmomma“. 4.11 Wm Nopm equipment. wk thaw orwInlinwnme ofw nuuu m1] be parmlnod on me P2030: withw lbs pilotMmmen appmnl o!mascara. amp uni am roomdoors shun be‘ kept cloud nunnmumz what: In use4H1: m Noowmrshau douyzctorcomruunnylmptmmmwhldxwmudhumus with meum or ambushed drains”mm or pmomswnhk: tho Projea without thewritten comm of the Bond. 4-14. WWW. ‘m Omar o! etchCondominiumahmulhblnto theAIsochllmiu nndumgumtheamnnArumd/orlmpmmmumnambychhOwner otwompamofhhumarflumptmthu‘pontoncfulddmuy. tunicmedbybmmnmoflmmdon. mblmyohnOwnuAhmbeuubmhcdanlyma no: toxha memdhenin‘ bdoremaaoud.us. Wm. Bveryncmber dmewuonshwhavn nflu mun tho «undead mun umued on ma Oommcn Am. wbjou to he bhowlng whim»- 4.3 Dneumem plateau by Oathu LLC V'- ll‘t plopmhry humus Ind dlhvny mum. Copyrbhlzmm AH Ifighh mtmd wt. 54 49m: 102 (1) nemamammmumwmmmuurwmmwwmu‘d mmomumumummdmmmmunhandwudm r b. AnOmurwddeou.mmmmmmfluwwwmdemmmummumflwudwmummwmunuMmbonmuwmmemmmmflt. lnlhocmuhnlhhunlthofllum-mplodflaoOmwmhmwdnduurlfibmwmneommmunmnnhmhum 6.10.W NcmmmuMMumnm-dmuappmebcuW«mum «mvpmdthocommonm r $.11. mm. mmmumwfiflmnm mmdwmflwloruflaufiaflhuhauflvfluuhflhurflduwflhhwflnhuMwmdmmwwmummwflchwhwmmoumuamwuwfihmhwwhwwmmw dmbO-nu’uUnflorOomonMorwhkh-hfllhmwbmmthomofWommeelurawomuUnmw-muwmminboun-mdwumotufimlwmwmmwmmwwwwvdwtufldhmwMMmutwblhm mmmd‘lkmpn. undflOOLnumnolufluuhewdmdmeult'hiduu-ummddbfluwmfimmmmmm-MIMNWM . MOM.mm 7 .I-Ilu.mnmmwofihemtda Udlwuurofflucmhmdunwmpbmmmdmomwbmu. «.19 WW Mtg PwMIhomondtouu-sunmummmmmmmdmnwwmwbmwmm 4.20W. The Projocl llull bu sub)“ tome nullance abumtpmdu-out fonhh: Bum 108.0%“th Mendeueodlfleduflw gran !.14.010.1.14.030 of the County Gods, a copy ofWm lo Mad lurch u Exhibit 4.21 mm Wardummmnhflbemfid-dummwmmmmmmmedmmm 8mmmmumdby awmwmummdmwmMuhwdmmm __ “WandmofMWMPWMMWLWWWMQWUuW t4 Doummnn prid-d m Dunne LLc vi 1h pmprhhvy hughg .ml nolivlry mum. Cawmm 2003‘ AH r‘qhu mum wL5449Mu 103 w. WW mmhdmmunmmummnmotmIman/oamg; IMWQmmbmwmaudewmammal»; mmumdmduumumwmmmmmwmmxhflnmmmhn‘oub uawbfliwfllnnflhanhmnqehmdWinlowomumwh snow ‘mmmmmmmomdhpawgm" Wwwm'mny7 MW. V >ta.nmummwmmnmmmnmmmmmnnmwumwmwh¢Mmummmmmndamglumgmmmumhipdmuwwhbynommmwmmmmdmwwwmmmxmmuugmgnwcommonmujolnumnu MwaflUuluvuMlnpmmmflbowm-amenm lpumammonia Mmumnufiwhmlmuom.wthemofmomhIpoltthn, Muttomewwmdmumtflmmmgtouts gum otceulns "lam? ox 'ahmd‘ menup. hub. prohibit”. ‘ 45 omum-nu pmtm by mum: LLc v. u. mummy mylmam eumy mum eawmm m, An mm: "um m. 5449mm: 104 Amanda: M bundle {allowing 6min (a) 'ro mmmmmMmmopmmhnprwqmflnuh.mmmmmcamm_wluwm1nmm > landscaping wilkwlthmou-cluuwflty mmmmm . ,_°flhoUnhud ptovldhgtcwupauoldlhcbu accu- Mmmm. .. MWmmmmmmmsmmm hummm 7 mapwnmhatuonmmmmmuaudwumummwodbyu Juana»mammommdhgpmoml .hunknflmyudmcdvooondhlnm nounouocuauauuium NowiwfizmznmmaMtbnthomdmy m main ch: Unlu or the non-cmmunl mu Ind/u Owns: Wed Improvements Within thoMMUumnmonMmmpxthxmmmmmuumdnphaunm lhcucurlu doorbch oath. Dam; tad (b) mmmnmnmmwm-Manmfmamd olon-tlzeullt nudge». mp. Sawdvfluflnmmfldunwmkthuodwm iuuocumy. Annual mammal bum to mommD-pmmhrnvlwmdmm (o) The Modal»M pubrm ll: WuMada in with tho pm: clamorm of the County A Hm tot mum of :ha Wu Beach Putin; Trangthu overlooks, Beaches an Ravine mad tbs Douay Wed Landscapemm n. ‘ V m Anacmlon Shaun!» bear them tor flurepiitudmimmm of common nun damaged w thopm olwoodvdpslmyhapuu or «palm; (A) Tho chm of :emp'cm-y education during m-mk und maintenance o! the gnu vim mponflhflky of the Amelulon null be bone by tho Owner of tho upon» tau: . (n) (1 The Anaemia: may mine the musty. a roman! ohny (torus: Ind“ ludstlmuumlybenecaluympmmpt, limmmt of md-d-tmylns past: ororpuisms. . (2) The moaning: lull giw notice of 1h: med to maporully hale I Wheat»! to tho ocwplnu and w mo men, mule: dun 15 day: nor more (inn 306w. prinno thoduuof 1M mporuy Mamba. 12w nodaduumthe rum for the tummy relamion. the due and llme of the haglnnln; or treatment. tho nnllcipned date sud o!Wham of treatment, 0nd mu tho occupana um be mpenflia tor their um ammodndnm dnrbg the temporary relocation. (3) Notice by the mum dull ho deemed uompieto upon either: (s) Wladlveryohcopyolmcnoueem theoccupmm nnd sending a copyotxhonodeem the Omen. "diam unouwccwpanu. by fint-eluamfi. pang: prepaid u ghe mot: current addrw mm on ch: boob onhe Madman. 5.1 Document prmed by D-u‘l‘m LLC vh lr- promu Mm Ins mum rymm, cwwbm mos. All rbhu mervnd. m. 5449p»: 1'05 )Byummamdlbemficawmwm umnpnmehmmdreumdampy agonodamthammfldmmmmmm n29. mmmmMummwmt-ddmmwn onlhohnoknnha' Pot mpm dmhmmmmrmmm WMhmmnauunuglm oromupmmmehnmmlnmwdthoulntonnmornpakmmmmumbylhowmhnwneuofmnm,mummmwmmemdMWMmmumkmmu’npmhma " ‘ M Owner at nmM bemmfimhmmum mwfigmmmm»teamswpmmmhmmmm-dornh. alumnwlndmaudoonhammwmmm.MOamarhucmpbgodmnonuwm unhaflhmm MMmmmmmmw hmwwdm uhumnu ldautlmllnmmmmmorflaanyhmww t. Im-yndmambo othybfl.nMamh-rdnnu mlermn. MMumMuWr-flhmmtnddmlngonbovdnmmd'shuofhh an.bohcxurloru6lm,dor.ud cummingmam ummflwmmuodunpmmn olN-mnmmmmComm Amln a mummy and umcuvo making: n-nOwnerhnau mama: mannmd/or wWwUnWmnmfldWhtmwmmmwmwmmwmmflflmmWozvduoohha hommnonad cmy noufymmmerdthewk mdwmmumIludmwkhlnamsuomd c purl“. IfthomhflnouM/mnpulnwuhhnfl period. oM-h-Lmbjeamghemdu‘udmmmmwhwothuiflntomteupomlnvnlund/ormulocumoammummnhmimammdfor ropnrwoztcoh parlomed. many mchnpuror:alnbnmshn hams“ tome Ownuthmugh In tndeu-lmmuprwdedhm Notwidmmdhguse foregoing nub: mwhn mmuhluoutohho hum elmOwuuomumln bk Unfl‘WOrmMchommmmmeBw-dahflhnm Mt.W u:m and mphy‘us, to immediacy emu tho Unit and/or 3mm!” Una CommonAm Ionbata ch: mg and individually dam thou“ thereof b loch 0m. 5.2 Dowmnm plmm by DunTvn LLC vi h prambn Imam Ind oIMry mm Cowmnl 20m. NI rum mom. vm. 5449p»: 106WW 601 WW m ”WI 0f Ike Ww-omfimolmowumfilllbnwtdmmmhmmg;Wmdafluppflubuhm. ndordhnmuol-wmmmu quadmmemlhofimwhvhs macaw:thM MWWMhImmdmAmd-mmmmimmumflwohtlmlumflpmtwuy mmummmmmmmmmawnaumm mmmmmmmmum-Mmu6.03- WM Inflow“.edMordlmudmuuymy.mumfiunloummbmoflhoflnkww in V uppwunanhnndmnyhlhopmdmmhmamdnuhw lnlhecu'no mmhumolwohum A Momsdoemot hmmmbenhmnhm Owner bytowdnmuardudlnuw {hm Myanmuomkd'pmhumuAnypononwwmmdueoraqumlmbiummmwm ?dw‘humming Wulon‘d'oim Ihallvhhin lsdmotwquklnsmwohblgm wmdeManhodnemhuuou-mdundnnd the mawmuhwmmh 6.04 fiumflmuhdlmmdluuotwm Memben. ,m auanembm olullbullovmn mpIDodlnmmd-hlnbuaflm' uo «owe (wad; Unkmed. Wlwn morounnoneyemn oronmymcUnzunm pmmdwmludatlbeuunmnd thevomfouuch'Unll MbomdudufluymWmmgbm tumovam dunner: thsnmevoubemwlthmpedmmyvnnm ThomaBMmhauhnflbclh:Dadai-nm.whozhtllbeealfl£dwmm mulorachUnuown-d. w WM!» fieambmber-WMMWthoGwAmemzhsmomeduwmh'bnmmm (a) Onthomndunflvmryofdwmuceonhc Subdivhlothanul-flckapon forthemupucomPthouhePnjea.ox ' (b) On the lounh mnlva‘mq o! the lacunae of th: alum! Subdivhlonmml Public Report tor the flmthonha Pm 6mWW With the mum o! wha- unmarked for the Bntolument of Bonded Ohlh-Ilonguondion vhhhnqnlruthonmmvalol a pruuibedmduwdmmmgmofMembusdmmflouothudunthoW dull Made the Dedmmtrommingvom mribuubluo abdivixinnlmmm whid: hem 63 Downanu wowed by own: LLc uh t: mummy «mm um dunner, mm6mm» 2001‘ w anus mum, m. 5449M: 107 Whaatmdmvoungmhnmhcfluswwmmmmetmmubywavoworwwmmonptmm ufiorlwd‘heaaIAvmmnpuwu-mmnqmdanceummoumlolummnjmy IheGnquoIlexthmmmmm-MMWNMBumAmhahlgappmauwmmummwmmtfllpw anhaWmerdOmummnthmtwnhomurothe-p bywormmuommrwuuumumsmdmomm 6407 Wham AnWMMWNo-mnmmmhMaud annndu mmmulhmunmhdu Immaudmamdummn“Mumwmmxombbmmdw awmemo. _I60$ WWW VWW-‘anbwwwwwmmmmummmmumhmmmwwmmmnn ‘ ‘mm W ‘z‘havoutcrowhummynothauuonahctwm z:men-OwnmaI-Unkmuuue:oammummwaiumhwdwmmflb‘omMmhfldt anwzeon thomuwlnqumbn. Unnlyon-Owuormmhe- themor-mvmhflilllbeaowlmw pmumhraupurpomtb-thnwntahgwmumsandeonmtofnflflbqunmdthomUnu. HmmdunmCo-Ownummew” ionpsnlculu Una. Ihelrvozamnnocbocoumcd andshallbodamedvoid.Mo. Momma“. Wind uped-lm «WunddcbamMuheldwubthah‘qmwumflmomdphnmlm mwkhdwpmvhwhmdmeByhn. ‘ V , , 6.11. Waning \Wnounotlasdm onhaMmbenMwww.orntmdmmmmmwmwcmmmun o managbymmumint nanoxhgmmmukmloduysbmmtmnthtnmdayawmwchtoadmnmmtmroquudmnouammo each Munburmddrcued lo 010mmuddrun hm appudn: on tho hook: c! m Ancdxflon. or suppflodby Ina Member :o theAundnlonfionhepurpoaeolmice. smwmmnwfymelfi‘m .ynndhouronbomm-adJnmeuuofl MIWMwmondmemu g. Maunp-lunbehewwithin the Ptojeu ornu meetinphca ndmnbumo upouibk. 6mm W m.fiamufiwA-wcuh‘on nhtllbemmgedbleou'dofDuncan. whbhchnube ambushed. mdwbichM conduct regular m6 speak) muting: accordinglo the provisions or me Bylaws. 6.2 Documnu wm-a w mum. LLc vl- w- puma” hug»; .Ma-Iivuy mum. owmm zoos, Mucus mum. vm.5449ma 1087 1.01. WW m-Mhhwmwm adeonm'emed mluAnldu ad mmdmhmpmldedforhetmlndwuhomummmom thereof. Ibo Minn lhotdlawlngpo'wm Ind dudu:WI» dahuuflpmmwmmflmofimnordeemonumufly mdmmdhyflicrmjecsnomenu b. WT nmllpmmdtooomm mdepcndemoomnmmperfomnnorfiwpmotme :1.de ‘ AMMprwdadmunyemmwmlflmmpmwpoW-u 'mnnuingamntormy omummwmhgtotunflwoluwbed-m: immunoassamml Syeuurm mmbhbythopuuufmcmuiwouyurpedodamdmnpwvwatmthe dghtorthe Auochuonw manna» tbs amoxauma nanday-vrmannolwo. r c, Wm Tominahxhairojen ueequir’edby thepmislmndum Dodmtlun. d. mm. To supmbo Ill om agents Ind employee) of the Association Ind tee mt their dutie- un properly Wad.WW film and cow Ammu- Ind II pmldedin the Praia: Documenn. impocaflnuoruka dindpllnuywdoo mph»: ”yama- {wMun Io pay Altman: or for viohdou o! my ptevinlen oi th- Projad Documgnu, Panama g my include. butunnot limitedto: {mulcmpaarympunlmiavoum rights, mwmot the {whines on the 00mm:- Arel. or other Wt: diudyllufior {mun to complywlzh m ijaaDoeumamnpmidedmnlhcmuuMmbuhmmudmegapomnlxyzobe mtdwmomwhhmpmwmowecedvbbfioubflonawon wmondhclpuneh mchad. Sud: nodes and hearing procedure shall mMy (be minimum requirements ofWOMBWVSALMdchmmfmhhsmnofmoByhm f. W To enforce applicable pmhiom of the Ptojea Documanu tor the uwnouhlp, mum: Ind control of the Project g. mm To Adopt. umend 1nd raped mmmble rubs comment with the Projec: Dowmems relating to the use onhe Common Ara Ind In We: thccon. and tho conduct o! 0mm and their contract purchasers. locust. mu. gum Ind invheu wixh reaped m the Propary and other Owner; A copy ofmeh manual: Rules n Idopwd, unen'dad or repealed dull be mailed o: 0mm!” dammed Io ouch 0mm and t copy shall be pound 1n a mphamn place within the Common Am. h ‘ m Gnu; Inbekeplnwmpkumcotdof Ill iunm mdmponw .531" and to pmem a statement mm! go me Member. II tho mum] meeting of ate Memben. or a: my Ipochl meeting when such 3mm! irequasudin writingby 5% or mare ohhe tom! voting pm: 0mm Muocmiom; keep adequate ond com books m6 record: ohocoum. minutes of proceedings of iu Memben, Baud and mmmiueu. tnd a ncotd of in Member: gm thelr nurses 1nd addmsu and dunes of membership. ' 1.1 Minn wmw by D‘m’vu IL: vb WI pwwuq ‘nnpilg and aolmry mum. Gmrbhl M All vighb mama. WLSMQM 109W n-nqa-trqwldc and ply 1°! mm. met.gub-p am]. rafuu Ind rubbkh Winn. doarial. telephone. m Ind other utility servicesu nonuuq far the Comma Am.mum hmmmwhmnmforuflfldumdmemoccmm 10mm: Camqnara and. tho vain. Ik. MW bmuduafiumt nu yumdtoklnml-Wan tor the mammals mahteunu unharmed ugh: or form «hexWWW wmapdumbylumumumnuflfimmpombmuu, tho mum’-W orW _ l. mum. Tommthmd/«Wmmemmmmlawn}:- nnd1mm or to: lbsmum. tables! toWWW tel form in Ibo ?mjeaDocuments. m. WW To limit the number 01m Owncflluau who Intym any funk!" on tho common m-MW 1b mvmm ilk. pmhuo or Otherwise). own.hold. lmpme. build upon. 09mm. Min. convey. nu. Inn, mm, dadlma for public useor «hawks dim»: of real or mom! property 1n connection with flu amt”! tho ”mmSum Top re Wumd mama! summons: {or 1h: Madman«Winothkbednnuon. "P. “Mudptynwooscdlmumummgmd p. WModwprdufinndmbunmrywmhnhemhumudqpenflmohha Prongmduxcnfmomonha ijeabmwm. q To cam upon my pdv-tdy mod Unix u wryin mm» with commuting. mulmeum or mew 16pm tor xbe benefit o! the commonam oz m men In common. r. WWW. To duct lbs munben cf lb: Board.m W. Tomlvnanciuon thanrdcrutedbyxhoremw-lmanudmmber. ' L mmmmm- lf reclaim by m Conny. ma Mofinuondull manna: Ind provide rmdl ramble to (ha of the Uniu within m Pram bypersons ether (hm the Unix Wm Match are dumad the Ouaty to, consume An oowpnncymblam m cw payment o! Transient Ompuw Tu. 7m. WW mewmnmmobfivwd Iowy-DYWor mum: 1:le by me Conwymaaot agnnn hisvnil and pennant pmpmy Tonnuma:rm uusud Io o: paid airway by 1M Owners. tho Amman shun pay nu mu Ind personalproperqmu and amen“ lovisd upon rum: own Common Am- or otherowned by the Madman. w Po mm, 7-3 Dowlmnu prvvidod by Dm‘nu LLC vb i‘- pmpvhhly knuging Ind duliv-ry Iy-l-m Copyrighl m. NI mhu mum. vat. 5449M: 1.10 nomodmouhtll pnpmlndmamndmmummhmtedufl mmsmoolmflomhmd make wduolacuomumybemrytondmor dmgm musannyohba Anaemia. 7.03- Inma- momdauouhulminummmhy.mmmmmmmmwumwuonuroquimdby m.pmvhbuolthknndanfloa 7,00. mmmmmuonw mum.flmnplnnmamnmuduuamemmlwmbymm w dnmoluldnau. 7H0! MW 'IhoAsmtbnsh-n mwmwm Incurrudbydwmuonlncheconduudiubuhmhd vlflhoullhdntlondluuuu. tam 0t governmental dunes levied or Impetus nub" the many oi thew 7.06. MW hempdmmmbmmm rohblledtoumkin;wofmomgiwomupcptwnhthemewwflmlumdlmior omnvulnjpnwc olthoAuod-sbn mwmln Mombeu other thinlhoDodnum: I 7 a. Entering Into I contract with I third pmon whom» 1M thin! puma will handshpodgmm tmmbututhaGommouNugnheA-wdulontonmmhm thin mo ya: with o {ouwlng mpzhnn: (0 Amnamamconmct. zhonmdfwm havobeanppwvedby: The auscul- Depmmam of Real Emupuuum to mane o! the Finn! Public ReporL - (ii) Amtnawhhngubmlflymmfiuwnmwmm murkbuuwvleeunrquhtedbymomwc Wmethm.m-tlm mwi‘t’he euntmeuhuu mzmaedxhe nhonentermlmwmmsnppnuwmconmnm t me; (Lil) Prepaid anally :ud/ur liability {awning panda o! not to med dun yun dunuon provided that the policy pemiu chore me cancellation by tho tamed. (iv) Laue agreements for hunky room Mum ind equipment ohm tomod Eve yun duration pravued flu: the lunar undar maW ls no! In umy 1n which the Deanna: hu a direct or indlnct mmhxp lumen arms or mom (v) Ayoemenu tor able IelwhionW and aquipmeux ot menu: dish ulcphone mica nu! equipment o! not to arched M yam dunflm Med um (ha mpplictls no: mama hmme subdivide: has: dhwcrhdkectownwpinmofm$ 9f mm (Vi) Ammonia rot ale or Keno .o! bum» Ahm- md fire dam equipmt. mum: and services of not to «coed ave yam duration ptovbed WI the supplier or Inpplieuuc no: nudes 1n which the subdivldat hu a direa ot indirect mm imam: oi 10% or max: 7.3 00Mme w Dm‘nu LL: vb WI prayrbhvy \m-ghg 3nd quN-ry Iyd-m cwyrbhl Nos, AU ngnu rum-d vm.5449m£ 111 WW u mpeodlmm to: caplnl Impmmnonu to mommmuwuwmhmdsfdmpohm Weapon memes otmowmlonbcmMW“ SenlnsémmmyMwampemotthomuonhnhgm aMmmbewdmmfimflboflhobudsuodmwoflmmmkrm' 1W: d. Wmwudnnmmembmofthonwdortomuflxemuontormlmpubm-dhmmmolmmmbmhmmm,mmosomlmumuMemberoromwnobudmbmudfmu'pamlnwmdhmhgmun WultboMflommd e. Funmolummonthonouawuladbylhaumwnntnbmr. ~ 7.07. WW. nonoudahfllukathammwlommuponobnlnlngeomolmbmutanan: (1) m coma: orwonnm. mhqvowu painter down;mmMombasa odm-m IhoDcdn-muoloasu thebedumholdc 0:dean MISVEold» voting pmdmmaommduw madam“ nolom eunuch 25% armgarmolm-Mohh tan! mdngpmdmucmbonshmuwwdomo0" F (l) Bonwmonq. Ind only wkh me nun! (byvou m written mt)arm man) ofmmbemmnpnpkdgmdudhwsuot hypo‘hemuuqounofllnulormannlpmpmyumkyfotmwbormadudobn law; (n) Wmuflwmnflwauolnrmy pmolmylntmkmy luvsinunCaInmonAn-mMWW nmhochymtmflity twanfipurpomudwbjeawwcbmadman.umybethobymmm;mwmnnomdamaouotmndamudmummmmhummedwmlhhdaolmmm mumwmhmum. ate or tmkt. um! my nu vim exubmmwy Ill cube coxpmllon'l mum:be In complimm with Section 1.o7a)(i) below r (Ii!) Pnucipau in mm Ind consolidluom with other nonprofitmhuomnkcdbnho nmopwpoaeotmm-ddidmalruidenunlpmpeny. profiddthuwrung“ wmofldafianorm-nmdon shtflhuwth‘eagwentbyvoteolmo-Ihkdt (1/3)ofthe muvom raidingh numbers other mm tbeDednr-m anamofmofidthemmmu be nqukadwlongulhm‘umylat. puree}. mUnBMwmcb memmnowpwdto pmvifle mmpmw. mlnmme.Wm or cantrouanhe Amman node tho following. (i) 11-min au ar mhunndnfly nu ofiu men; or (Ii) m I eardrum o! diuolutim flu Dowmnu memo! by DmTre: LLC VI K: pvopdohry Imglng Ind «may Intlln. le'uhl m, All numb manna. m 5449M 112W 3.01. ‘ ' L " I Dadmm, and hi: tum]; “Muany.{mmmmmwu.snduch9wau.wwumondudthudmwhmpgamnmnbenWhlmemmrug‘gtwmplywtthu)WAnnulmnodfl) ' __ mvorunmmwm umahhd-odeoueadu meldafi “Wanamrudro IndividualWWWnWDwgaambemeqmweu-du dlnthb All Menu mhdmw mama. mum wub my 1m muss. law.wqumdmiuoWMthdehqm‘ ' '_nnd Individual Chmjhg‘nbo ,[hapena’nulobfluxbnoflbe mwohm Unix n themm tho Monmouth or Wail chm m1 dun. um nun one pqnon ornnuuwum 0mm of» - n Unlt It memmwmmuwwmaunutm dowchepmdowptmw pay each Amman: 3M Individual w shun be joint And seven). Tho person] obligates! lo:dannqumt Alma md [MM Game; dull nor to my trundle” unlessWmumad hymn. “No Ownumyd'unpthkmexfmmli- Iy for ha Ammuorlndeml aurasW.,WWdtM-mmulwmounyonhemjeu. ‘ - 8.02. W' Am"‘ 'm'r ‘Ths‘ Imam: hvléd bymo Auonl-uanm Ba finedudmlwlyfiorpn mwmdundci'meumfonhocamofmowpdmwmme Anodizing is :ulhoflud or obllptod lo Worm nW In this Dednrulun. ‘ ‘ - U “mulbewmmwm m‘hnedanmmd'dgzothmota n my mm 93mm‘ mmmtm eplynuuol tpufllonoftnymalwhkhkforlhopnrppuofddnylngupumudmmmuuuwmwmmdmohwmonmwdmhweompiounnbeImmum {Any ?mmlourmnlhopuymw ammunbaubalnan’ect only unmtha ammonia: 011W IWWV r - '7 , (1) A Notice flampletbn o! gheeommon r-u’myhu been reacted (2) The cognmcn facility bu been placed into use. m. MW Thawmoaeo! ReguhrAnnu-lmuhco delay upemes Immutable to tho ownership, operation and mmmmu o! common 36;ka by the Una! haunt)! I of tho ya: immediately Waving the firs} eonwylnea o! I Uni: w u- Owner. tho Regular Annuu Amman tor each Unit shun b: pmibad by the Board.Therm. the Bond may not. whbom mo vote or written nun! of Mamba: eonnhulhs n quorum. casting a majority of aw votes u n muting or election of the Anodnion. hnpou I Annunl Went pa: subdivhion m: which i: more than 20% grum- thu m Regulu-Anmul Anemnem {or the tramway prawns; fiscal year; provided. however. Ila: um power or the Bond dull no: be limited with raped to Regal" Annunl Aawmsnz haunts: {a the tollawlng puma: I.) wmanu armed oy mum: Lu: ‘vi. Ir. pmmmy mug». um «um, mum cm»: m, Au mu mew m. 5449M: 113 n. Mdmshn mum titanium. For pumoqsa o! lhl- seaiun, anemergency amnion h my om of the follawlns: I (1) An muordlnuy upon" thulrod by an ordg o! a noun.mmmmawnmryw ummmumluulHMdedPropwor molhtorwhlehfluwdon wheteuhnmwpmoulubwonthaPt-omhw An mmmmto mgwmulnthomMMdode ornuyp-(nstforwmmmmhmwmmxmndmlhnwbun remn- ioruwnbyma Board h Wamflnflbmhgflumlom opnmlngbudget. Hmver. prhclothehpukiunmodkabnofmmm mulloxhhmph.thoBmmnpmumnmmmmm’ummaMoflbmmmumvoked mdvdmyiheupemawuumorcouldnozhnwbmmm tomb thobudgeting prams. am! mo womanu nun In Wad m tho Munbmw mo now: n!oumanl. Hmthquflbutheyn (omega. «menu: mundbythowhoa!” 0mm“ madam finmcld sumam' (in Staten 0 (wary flan! year. ua‘eMadman thhrqumlmwmbrum m.tnuflwrludbydvflmda onIWLuwmuwmmwm-demjafiuotmcwmu a maths o! the Member“: which a quorum“: 3mm. Forth: longingpurpouu, aqnmmmmntmsos dmmdmI-Auo‘dmon. undmemungmuubocam In mam vim Commloo Ooh section 7510-7527. ”or 7633. or any tumormun: memo. Islam ollhhsnhecfimonmhd Ragnar Annunqu'ue h(mdedto comply withm Code Socdon 136“.) and (h). ll then mhu- «a Imam {A uy mama,{ha pavilions at Ihb Wuuumuauy dull bu unwed in thgnmmmovww nu:SIMGodeSaouon Boom”: alum mwmxue'hmmdwim rupee: toresuminnn on mmum. the prov d me Minn shun remain In Ml tom and emu. Regular Menu than ha poynbh tn mull monthly Wonk. due onthe am dty o! em mm unlu- the 30nd Idopn tom: other balk lot collection IHOS Saga] gmmn ‘me Baud my levy, m my max flungWm tppflubln lo dun yan- cnly. Io: tho purpou o! Maytag. in who): or pan. ac coatoimycouu-uction, reconstruction. rep-ix armament“ c uplnl impmm: upon lbsGammon Ana. handing fixtures md pm! Pmpcrty «slated um». or {ox annoxdimrymethe Anoduiou Hula cpmmmmhmozmmafli otlhehmmd mayum- dwmdumu‘Plo: am Myanmamotwrmen comm: c!Mamba: commuting. qunrum, outing a major!” ol’ mom's u n muting or election shun beremand to npprovs men mam. Ln mum». tho Baud may notimpou. without the vat:or written mm ct a MW of Members commuting I quorum. eudns a mjctity o! the vownu duly hold mime:Wm aSpochlAmem which 1n lh'e sweyueuceeda 5%otthebudgeted maW o! the Anodnion torn»: Ml yuanMided. haunt. Iha m: o! theBaud dull not be Ihuiloé with respect :o Speck] Amman imposed for mum amnion:bu Ionh am 8.2 Dmmmh 9mm»: by 0mm. LLc vb h mm” mam m «Iimy mm canny»; am nu rum. mam msuame 11! 5.10. Wm Wtwdwmmmmlom Dedmflonmdoflnqum [salyufior Ihedalotheybeoomdno.WW W n. Raunmble com Incurred In combat!» dolhtquomm‘. bdndlng mumblo wow. ton. b. Alaufinpmcmedmmpmolwedfllnqmmmorm ddhx-(Sloxwhumubwm’. o. Wmmwmlmpudhmwmmfimmwmmomgmmflemu otcollecdm. .ndlmdmgum uuwnlpmmnte not Iowa“ 12pm Mummaoaysmmcmbmfldm Ml. WW meWimWMmy menugum wading Iowonho dalhquemmummaflom.wflfimhmm.or nueh mammmn maybe mowed by law). imam. collection mm und male mo”mu.MhnaugundnecnunumsMuponmwlqummbma. me.uuwvbmowoummd-dmotlmhdm gwmwluommmmmmdmnoteomnmflwmflym omhcivnmdoswlonmmmmmmtmt II hummus. ~ 8.4 Ooumunn omMBd by cauTm LLC vb m ammo imam Ina dzt'mly :Mun‘ Cmngm m, All (gm momd rm. 54‘4 9m; 1 15 6.06. Mm. Far the purposu oi mnbluhing 'Auasmcnu‘ nbova. n quorum mummar. than 50% of tho Mambot- o! Ibo Association Ia «whim. any mums; o: elastic}: o! anAnodnlon fin: purpose“!mplylna with :hb Subseahn and tho.Salon lbw: calmedmph:Annual Asuwwm' shall ho conducted In account»: with chapm 5 (opmmndng win) Suction7510) olfmlmvuhnloi'mle 1 otduOMmeMICodtmteednnMnloeamonuom Code. ‘ 8.07. W IndeuIl Chimes mwbeXMMW I Membcr ufolhm:n. Annonutuypemnylm bythomdaflonunmdpunnrymtor the Mund n Mm w comply with the 0)”: Downturn. or; ' h‘. Mammpfmburdmmmdnlonformumwbyzhe mum Io: Ihenplltddumgs tommnmm-ndbfldutotwhhbMMwu-wa. or w outerm- hzlugthe Mama: ma Ma Unit into campfires with mo Projocmm Such Individual Gum” (othor than month). Into 95mm 1mm, com ofcollection 3nd mum nlwmm' {nu mum co tho Who of Menu) us amemu. thumb um flu pmklou of the Med Documents. Au Individud Chum aha}!comply wkh Womb dvll We SacIlon 1366(c) m lh'o mun that u 'h gpplhabh - r vm WNW hwrmdSMd-iwmmmube laviud nphm ad: m: (n'ad la Owner) Wny. Io: humane. Pam and Roof Ruervu,baudnpou (humanist Humbou omnnoonm unhe‘Unh tomemuuqucremnenhancer mdwummlmdwimn flu Wwwbjw IoAmmannm-u speculumawed in mm & 'Ammn Albanian Schedule'. Tho balance clan Mum»: sudrm Wt!» emu Modular: dun be cqutfly prorated among the Una; n pmldodin Mb}: "B‘. MM '3' be mud and supetuded by me renordnbn ct a Dednmion ofAmman tor Phnu nmd of themcu «emu; {onh naw Alumna! Album Scheduletot nu Praia“. The Declaration o! Anngudan: tor Any subsequent Phae- nuy pmide suchI ta ro-dhcuhnofW! autumn: u tho Deanna: damn neocumy tombaqmm Anaemia» mlnwmnce obflpdann tor any Mm Phuc. Suds futureWimwmw beeonuomngumbhdlng on IhoAmfimm Owuentothe wen! they nod!” tun Swim 3.08 provided sud: Aneumem Allow!” Schedule: nu3mm by tho Depumun c! Ru! Emu no long u tho Department o! Real Buns main.11.:er mthulecttln Projsct Uuul.m above noMIIm’ndlngn mean Aneumem awn: Uni: Owner: in tho Project u shul beprovided in Swim 12.02 of Ihe Dodarulon. Io nine funds tar um rebuilding or mnjor repair ctiho ammo") Common Am Una: of the Pawn“ shall be leviad upon the bun otho nun o! thofin" {noisy of maflwuu of tbs Uni: to be mused to [he tom! squm (wage of floor aman Uniu subject Io Amour. . " . 'naa rsgm w levy Moments Ind hdlvldud dug“ 1MB commence u to Unit: m A th o! me ijea on an clone dmow mt the finmysnce oi A Unit m um Mun o! the Projm Regulu Annamal- a-uu commune u Ion! Unit in a Plum o! 1M Projw on the first day of the month following Ila fin! conveym '01 a Unn‘m that Phase undu tumon‘ry u! a Public Report. Thmmu. Regular mums“: sham» levied on the am day crack math. 83 Mann pmvidad m DlllTru LLC vi R'- pvopriWry mam and dllivevy mum QopymhlmJll right mum 101.5449m: 116 _ c- W ‘ulhmln whmm‘h‘thl“Mm: or Moment mama“ on | Una. ”w amounuithn‘t ar- gwoqm toulhwfl m. mp amp. muarmmun. nnomgw neg~msiumm . tkcfshbtfpmnx unm- (at mg mummy nu pennlcod hymfihnnhe'nusu’axllm thngk upojn c119ImamInnumonmmmdlflmd-D uwmmupmp GnlltomhdvflCod-Soubn 1367. MOWJMI ' D‘ mmmmulhebmn cram! may MWum‘m‘mwh dedhgmtmnormam muthWmeGfllthvflOoflbSpubnlflln}.uhu ‘ trustee. Immmupwwmmmmmem mdmsomctouuu oabythu ta pm alubpmvldodln Scuba lmwhtflu Moral! WW9.” that mummay mined, Amanda or maxed (m um. numb," byjudluhlfondmn. Bach Omrm'nhu h tom m mmudmduigwmn th-Unitofuydd-ulung Owncuoma eat kiddo: u uddynch ISM 'nu Noun unethquomAuememM be nipwdlvyou authorized mum: or the Amulet: and dun nun the mount, or the delinquentmmmdounr mhpmdhmtdmwuhclwomhdvflcodom 1361.- dua-lpuon dm Uni: med. tho m d Momma Onmua), and tho nun: and addnu o! the mama authorized by lha Anaemia: to untaea flue flan. ' ‘ r > V noflodpeolnuflngautmuhflmumrded unlmandunm tho Baud or in nughuhdre'preamxm luu demand to Ihedolinqum Owner. um bu flan 15 days baton tho mum: n!the Noun always!“ Annulment, I written dngnd («paymong 7 and mules Ihedoflnqueacyhu nolboaneund Na um 15 dty period, -r' _ Noumea dun myw- (mynnifmdednorhuthnn ”days mar the mordlnu o! mo Nome at Delinquent Wan. the Bond or n- nuxhuxhed upguaumlve may neard x notice cl damn And myam me Uni: with mp‘eu Io which a mile. oiddwl; hn boonrooordedtoboooldinthaumcmmaun nlekco’hdmed unducnufoml-dvflmdo Section: 292.44%“. or through Mum madame. Hm. n a condition pseudo! to Ibo holding d w Inch tale under Minn m-mm npprupflm publicltlon dull be mun 1n connection with my uh under ScubaWk. 1M Baud in unhorbad to gppolm la money. my emu: or direcw. ouny tidohmnucompmy authorized to dobuflnau In alum umm“ for putpocea of conducting nu uh. l! I delln um including Menu m6 other proper chug» h cured mar recordmon o! tho Notice Dannquan Assam“: bu: befoxe me, o: before cam emu I jufith fondmure. tho Board or III auihorizad ropmentallw shun cause to be teen in the ofl‘wu ct the County Reader a 9mm: wetting forth tho ulisfnulon o! such claim tad relax onus: Kan. Thumum. wing on behalf of the Owner, dull h-vu the was: Io bid upo‘n (he Unit M foredown uh mdto “quire. hold. tau. monmce 1nd convoy the d. Wm mankonnnderolaUnmtlwpu-aoul oblivdon tor dellnquun Amman m Indlvidual Charon shall not pm to me Tnnsferee llama expressly amused by him. Tho uh or mum of any Unit om! no: aflocuhe moo: non. nor (ho rub! or the Madman toimputo a lie: b: Amman": whichbeclmo duo prior to nu: u!» or amt“. Hum“. tho nu or undo: o! my ”nil mum" t‘o the «etch. o! I pm of ale or jude fondant: invdvlru a default undu I Fin; mp” shall allnguhh lha mind dam lo rm {or Amman]: which beams duo prior to such “In or master. No transfer of (he Uni! u Ike taut: oh toudwno: oh pwcrofule shall relieve the new. Ownu. whether it be the Iomwr uneasy oflho Phi Mortgage or ammo: pmn. from liabiily for Iny Mama“. or Individual Chums! themm becoming due or from the lien thereof. 93 anmnll pmmd by Dm‘rm ch vb h pmpvhh-y Mia Ina delmry mum. Cowmhtzooaz Allligm rucmd m. 5449M: 117WWWMmm me em ‘waives. w the extent of any Hana mtcd mm lo the Project Mmantmggmhommd or wrapdon lam o! automh In wee! It (M “ma 9w Aswan become- duo. 9-03- mmmmaim Mhuummt-Wlmlhommmwenbnnny pmolfibDodu-mououon mum“! mmommy undvunommmbyummamulho mmmmmmmmccan'hornn Mummy!" M&WWmdmumh mbamdlnwfiumm mam”. muunmdwlzWu“Mmmdummmm H or wwdhufldlupmubrw 9.3 Dowmcnt pmr'd-d by DIbYroe LLC vi ll‘l anly haum Ind dummy Iyllom Cwymm 2003. All dunk mund. m. 5449M: 118 10.01. mama, Nolwmvsmbdunmwumm _.thameumwumtmmmwdflmwmmuq Myst. mMnamnqmmwumw~M'mu nldpm t'on‘nuupeufingmmm ncpnmwmmgmtwuw mhunnywuhmopdctwwnopmmm ImémwwquuommmWmtamwamwwmmdmammhpm- fits and mum puma! prom likely to mdmnlnxomheqnipfirorWin the re. 10.02.W Nmmomnawmlunzunmdmbefiummdummy“: monmwmwmmapmpcudpmm udgu. nnyvfltuamanwwmoMrm-Mnmwhmmumwmuuwmmdmappmwmmnammwdmmdmmmmmmwm touhcomhsflnalyau mm.WW mmflmndnmdmudlnlomauoadnn bcreoflukypupand uddmrlbmedbymaaurdw numbnoithoAmd-dom mam; A pro tome operating budm to: Ibo bnmdlmly ambushed ' you consisting o! m 1m the tonowing information aha! be dhrbuled ncl lamina 4S day: Ind nmmore than 60 dnyspflono um boinnhgofthomedyut: bu. (1) Bulnmod menus «Id women u! tho Amulbn on an nmd i (2) A mmmry o! the Amehtlon‘n rum baud on the mos: meal menu review ct study condmd yum»: lo sum 1004 (ammo mum Ind smwmd-Mbepdmed Inboutypeandm mandamtouuwlng; (1) newmaimuod rimhccmentcm, animatednmnlnin; meandasfimued liKeotMm-Joxwmpmmmmmemumh obflnud to mull: (WW the 'Mnjur Ogupomu'); (fl) An of nae md o! tho Ilsa! yur {or whH1 the nudy wu prepared: (a) Thom! bulimic 01th nmny to remix, replace. restore or muhmn the Major mnponenu; Ind (b) Tho wrrem amount ol' mulmd cub m nanny sex mac to tapllr. roping. tutors or minmh nae Mao: Onmpogmm Ind (iii) The percentage (bu the mum In (a)(b) i: Io me amount in (i001); - 10.) Docmmnh amine by Dlh‘mz LLC vb l‘l pmpmbry Imaging Ind alfmry mum. Cowllghl 20m. MI rum: nnmd sot. 5449MB: 119 (3) Amumenlulowhuheuhemmammwmmudpmuthanhclevyolmormopecldwuamanuwfllbeteqnlredcotepnk. replaceoxmtmwM-Jor empamm o: co provide adequ-u mam: mentor. Ind () AWmm-mkxsmun proceflrumedbyuhoboudmmmmunnuduuuhhment Mmtoddrayth: com uhepdr mamazwani- to thou major component- oftho mum‘s andmflu tor glyph aha Amoeba“ b. W.Abnhmqm»ofmxmdngdmmehhmkadaycl’thomonthdoucundmacukmomhbmthodauofdmlagoflhoflmnkonumhthonumdm Mmtwmeprlodmnlhodlwdflwfimmwm:aid dustbin. mmmmwmyuaonho nmununfim'mhnwoman: WIWMMWmnmm-M ands,number Ind tho nun: dflu endty um“;WA upon confining of tho Ionowlng shun ho distributed width l2!)dtyn mar the elm offlquIyw: (i) Awmughwuommudmmwym. (z) An cpmunfi ((M5) mam for ma 5m! yen. (3) A 1mm: clamps: m munch: poduon {or Iha anal you. (4) For my Myst in whSch the you Income w thu mommammpoo. Icopyofzhemluw dtheumdwpnpnpuedln Wmvmhgmnyaccepted mumpdnclplu byullcumonho amoral: Stun BoudofAneoum‘anw Inhomnfmodmin pumpph‘c‘wmhnotprcpnrodbym indepoudenzmummy h thin he Wad by tho eminence o! m whofiud om of the madmanum the mama!m propued iron thoboob and records o! umAnodmnn wuhnuz independentaudit or mtew lu nan oltha pro fum- owuingbudgel nferted lo in the numb" shave mailed'Budw'. the Board cl Director. mny ole: lo dism‘bum I Iumlmry of thnpm tom apar-1h:mugs: w Ill Member- vIlth I mitten notice (In u lust Impala: bold type on sh: from pact) thatm map! h Ivnnubk n u loader: within tho Frcjea't Mundane and um copies win be pmvtdeduponroqnut andnuhummoxmamfim. ncmmnlmm mm a mpyofm profamopeudnbudm byflm-dennedSmummmebanmmmamuthmoflhemodn nmdbsddivuedwhmnflvedm d. Whig; 1n Iddklon :o financial unmem, theBaud Ih-unnnutuydmfiym Manama «y: mint ta m: beskmhm enhancing”. u lumen!ohhe Anochdm'o pond" and practica- in”alumina its remodiot tum Mamba" (ox- adult:1n m: ptymenl ofraguur and epoch]mu includin the record!» Ind {Mafia onim1m Mmben' Univ. g ‘ B 10.2 Dwvmnu plmid-d by muTrn LLC uh Il'l propmry Imaging 0nd dulivuy mbm. Cowdnhl ma All right mum: m. 54 49m: 120 10-04- Wmfinm n. Bum; Blah ausml roan»: ammunt'shnll include a pardon hc- manna 1n sud: mount utho Bond lnlujhaahuaadMgppmpvhuw mthpmofgbomun remix, u‘plmumz muidldomt‘olh‘e’m r oompmu thug ghamndauonh Wad» ‘ momma and npur. Rama hind:m n9! bu waded for lay mm’omq‘lbmthe "pan, mzonunn. max. or uumuntc- of. or nuptial: ‘ Invoking |h- upur. nmmlon. whatnot. ormm oi. Mot compensat- whwh tho Association bubllnuld lo mbuln. b- mm ‘Wndhl 1.1-6 WW “1° 30M my amhprhotthnpor-rymwerqlmqm um mtg lhveqM operating mud to ammonium: cuh-nmuqulrmpnu or otherW1110mm funds null be restated w tho mm fund wmhj (hmm of :ho 6mg! chqhglzinl trundm‘pmvldcd that tho Bond. on Che mung o! u flndlng wppu-lod by dowmemluon that a duh: ls in mun intent: o! the Projea. my delay tho cmuon mull {ho time which the Bond may damning w be m. The Board dullW prudent mm] mama“ {n awn?!mama «mmmmmdhmmmoW-mnda autumn?! mandala.mm. low. xpodll mmmmmu tho w Imumoimyexpcndod mndnwhhlntheum: unqulrodhmin. helpeehhm'umun Ihlllnotbewbjeawaha momma smwfihgswgfmh 1n SWIM 3.4 (calmed ‘Ramlar Annual Ammanu') Ind uvll Coda 1 . ‘ . . . 'c- ’W Atlantonum throaymdwfiurdthallgglgqypdy o! uw reummum requlrcnemn no be condoned If t c cum: iepluoment vnluo of Ibo major eampomnnvmlch thaAuodnlon h owalod co repair. replmmton. ornunuln h aqua m ct smut mmono-hwdthembudwonmmuou fcuny flulyaarn 'nue 39mmm ow this study mnunuy Ind dull comm: sud Implement necamry'ndjpnmmu to thaw:mum o! tho reurvo mm nqukumnu n n result or mu mm. 111: study dull. n I minimum. Lndudo: (1) xmune-uon o! the majo: component: which «he mm u oblipzed to upah. roplwe. restate. or nunnin which. u cl the due o! the study. have n :onuialn;mute oHaudunSDyem-u - - (2) Identification cum probable remaining Mulllfe of Ihoeompauenu identified 1n ubpmyaph (1) n of me duo o! 0-0 study; (3 An admm or aw obs: or repair. replacement. momma. or minimums of ad: ma component idmnlfied u I unbpamgnph (1) dudng Ind u the end o! Eu utdul lifa: and (l) An sumac o! the'ml unnunl combustion necanaryao d_ohy tho con Io repnir. replace. move. or maintain such mjor component during and m 1M cod of iu mom mo after aubtnuing 10ml rum: fund: u ct um dale of (ha study. 103 DoeuMum gxmiam M Om?“- LLC vi kl mamaWm Ino «le mum, Camry»! 2003‘ An mm mama, m, 544mm 121 umm 'rmnmnu‘ mum mmdmlhofloudhuidmmtormlommehmwmmmhwdouddhmm ummjorumpomtowhbbmmum la Muted :o maintain; and ’raouve mount muhmcms‘ noun tho udmwmamm-mmdamumnqubumbowuflnu potathdubuplinuphcsermummajwmmmwm obugaudtpnnlnnb.MdemsmmmmmmeMwmmm Wuordvfimm Wxamlw). "muddle“:WmmdmmddhnymM-pmbmumsuufimmwmumotmmhmemem. 10.05. Th- Madman Manpllufl Meowmmpunu-m to the Seem»: herdn onud-d 'Wu’ Ind Ill cum mountM by u»mum u roam»: ‘w. MMMudWMm-mubanhmlmmnlmom?)wkh¢hnkmmdlnamom WWMMImbboobudmmromtdlnl mchmum. Pond: dqoalndhauehlcuounlmyhuudhykhemdflknoflymrmewwmmmmm .m Mvhinh mmwwmbtmmapiwWham mung» the maudmlmmotmc UnluudmonmuommWmWn-mraqumdformmnpmhmmmdnynmmmhmoanerdmngudopodudmomwmwflmlbmkmufinpmale”www.dwbymmmwmhmrymummolnwofmmmwhhhmanwommumo 'Rumneoum'hmdndxumdmmmmmtmnumhmudmybembymmmmym amulorwblchmdummnhwhmmflmd. 10A Dowmtnt prawn by DIIuTnI LLth h 9mm" hng'nqnnd dummy mom. WM 2903‘ Mlllnhb ru-rvad. m. 5449p“; 122 u-oL Wuhan mmmmupmm(mmmm- seamen“Wemymhdmlwwmdmuwdmmufiqmm nlcnmkuuoxmenlrdMundomnmeghwmwmwangrmdMWM duly: laud u 0.x! munu- w' a related 3mmfinmmwglmmmmmr dm'qrmmpmmfinuwmmmjaummdmm ' ’1 > um. mmnmmmasamo menus. mpecno: ’ ‘ , . I L Nommbeymuomwmdhn'dihomid-bym mm dukinsmmmmampeaion; . b. HwnMfldehewukwhmwdthiflyhnude; c. Payment orzhe mu o! :cptodhdrig:qiu ot documents requmed b; I mmbet. ‘ ‘ 11-03. WW away mum: m1! hm pro quanta ugh: st myWeWuW-flmnmmmmmdrmwuhmdmepw pmpuuep med ‘ormm by flu mum. Tho fly: pfinop’mlonh I Dimr {nando- Ihetfzmwmkequf-Mndwpluoidoamenu. ."j “ 11-04. WWW mum: Wwdmmhdonhcpmhflmmmbwnummtfi-flmud nun! roman andmucompm to the comm yam“: budget Ind m Income Andmu nWtMrmoAmdon'uopenun ma mammals. madam mononrduun mm tbs Mon mummu propand by tho flunndul Instiwaom vhet'e mmum hy- 1n opening and rescue mun. For yum hmln. ‘rourvo! locum”M mean mule thatmmmm't Boudhuldemlflodfrom lnumunl udgu formm my the Mmmw mama or. ox Imam :9! thou major oomponcnu which um Asochflon Ia obugmd to m Board m.firwron “lain I quamdym 11.05 Wham 11w BurdMMm um New “W (2) alpawrube needed for tho whhdrnnlofmies 2mm me‘muon‘:mm amount; who.1me bonmnbenonhe Boardo: om (l) mambuanheBo-td mama) 0mm who ll wt u member of the Bond. 11.1 Documonh ymidud by Dm‘m- LLc y'- k’u prumvy Imam um dummy mum. Gwy-w 2003, Au .‘gnu memo m. 5 4 4 9m: 123 12.01. 1m Inuldmonwothorlnsum ukedwbgmhulnadby-IuhokgWMMM-mmwbmm ,fi‘mmnflVmudin-mWundmunnhhaogu mmommnmw -- m WimwubnMomh-mmWWMthnm mammaudafimhddonuozhomnmp.mcor Mmmmolu-habla. c mum or mmbnlw o! interest mammal [mum nah Insured umunhlmy so ueh cam m‘mmo‘mdzofhmdx hogan?!“ thalldnnt be mafia 51.000300 (canalmillion N13: mm; ot ! potion u: property outu w:mince. mmum lnduda Mp1»:vmuMum}. whyimam and hind automobiles. batty tor proporty of othon. And nah whet tub u «ammrfiwvmdwflhmpeuw eeudmmtmmruedmmdmwm auchpolbymypmvidohrtmmfiadaducfifi‘. Mineobuhudmlnuln-ponwolfimmw and ea mmmmmwlumbk’ nphmuunlue (without doduodon brawn”) o! All of tho mumtha Project (lncludhglheCmmnAu-ud all-Unlu). smpouwmly efon rumba:dnduam Tho Mama tam otyouq. In endowments sud tlwmtmpuy alumna:mammasmmdwfimtmnmmmmumwmmmmmmuse totpwoperautmr In ammonia». badonmfiun nqmflqnhnl same u MutedIheAuu-JuhnkflbbemmonhoOwnaauudbed-nm,ulonguD-chnmhthoomwofany Unix. tad Ill MW n that: mew“ hum" shall 19pm; 1nd.m_ malt” Ionmythic andommom In {nor otany muse dumbed below. ' .y a W Mtupmddodinlhhsmu.noOwnerohnnupmxdylnmhbumtpmumwflrgmomumuwm Anyiumnmcm-ledundnrsmlo‘n 1101(6). Ilqnymeviomuththmmny “mum InWMoW Houndorpdkindmbedabouthumummmlhomdm«Motherinnnnaem awwwthemmobcquhduhummmdmmmummmmgbnwmmmofmymchdimbmum. Mwas-rmyimmhh mmmlmuou. maddmm.uy£mpmemumdebynn0wmmhhUnumly amtevmmedbylbemmor.bmdiehsumnnphlobomnm_lolheuumdwane comm known u 'mum'n knptmnu’. Au web Insurance mu h, individual”«Mumm‘m ofmbropaon rUmby Ihemlu 31°09;quanmnembedanm Ind thaFlntMonsngu MmUnlL d. mun. Alma. amhymd attended coverage insuraucopmcsedspayuble undcr Seam: lumb) abovc fur lotus :0 ml pupany nod improwmenu my be pad wnmtobehddmd upendedfotthnbemfild‘lthwnus. Momma“ omen “theirtaped" £3th appear. sud mince than be uommrckl bunk. “vino indium ox mmcompany!!! the countyln fluid! the Puke: bloated umW tn writing to mop: much tum. a. W m Bard shall pawns Ind minnin worker'-ecmpewmuon hummus. to the mam um it k ranked by 1w. tor m empaoyem or uninsuredcommon o! tho Aueduion. Ting Baud mo shun much.» mu mdmnin fidelity bond: or I 12.1 Dominant: nrmid-d by Dlh'frn LLC vi k’: ptopviullly Imag'ng and delimy mum, Gamlbhlm. Ml mm mum. mn5449mz 124 lnmnouwhlch Ihlflboinumounlnotlwthm 150% Muchyur’c ufimlednnuuuWmmmdmmmumtmuemmtotmmhwpmwmmwmwuhmn WM)mzommrwukmuotuny Moms». Thommmwldmoudmhmuonmmmmndwmommudwmhuhnmzhl'ndmummm‘hwbygoyfimflommamhwwmemmwhwm- clonnnauu- - L Ammmmum me-Ppolnwd huh!eachOMsu-tonmhhnndqwmthoVnua-udmmcotwlouunderm umbdpanama Section ~12.01(u)(b) 1nd“). Tbs Bond h mud fun fish: 1nd an Iv woompromhemdm-ny dllmum‘ommychlm‘by’lefl’wuon 9(0th udtoma melanmlnhvorotmymum. - , ‘ ‘7. ' . m -:' u. - WWW 'Th‘e Mw-uon' mypm Indmhuthuunnee lunuuaumupwssoofiwon deny Dimmer; Oan‘nemharoi n Wludmemdm(mfleww¢hahgenif) Islinu w llabflixyunmdcphu orinwmd by (ha um In Mam or arising out o! the agent's tutu. u web. whathq a not :0Aucdndon would haw the pom: so Indomnw tho agent minn Ind: flabmty undu- .ppllcoblo w, ‘ . ‘ ‘ , ‘ ‘ _ h WW Ml enudty m‘d unbahy humankind by uu Madman. or Om Mconuln pmvhlom wbmby tho hunter vulva dim o!mhropuon u‘ m thoAnoeiuum‘Dlroaou. owners. Dodmm. Oman, Wan qt Unit. (halt family, anew, amuaad employees. _ 77 ‘ ‘ ‘ 7 ' L MW All lmtipncourrjod bythnAmanon shun regain the insurer 101mm any Flnl'Motmm mun!!!» we): node: ll Qua 15 dtyn prior Iomammoduootwymducuonotamumorme . ' ’ _ J~ WWW All 1mm!“FMHMRM atlam munuybymnomdinotdortomemln whuharchoeavenge'conuimdindwpouclu ll ndaqunte. The Bard thanm nokufroquenuy than wary three yen" um a rephmantdeuflbemduaodbrafloflhohnpmmenI-on tho proponytodewnfiuuwudoqmq or menu Hanna: u n mantle con Ill Insurance ponder wm be mlovmd byu gunned incapandau insurance cqmlnm n laumm every three yu‘n. ‘ k. Wm; Premiums on Insurance maintained by ah:Auocmlon shall ho a common went: mud by Went: levied by the Anaemia». 1101 W‘ n. WWWW- Nomlndins 5m12m). Ibo Board dull have uh: duly en mpnh and reconstruct the Common Area whim: thecomm: anembenmd brupeuive onhe amount of nnihblainmmoeMumm in IRhm 5“ ?;fpaflnlwmim what: thomgulmuod 00‘: ogrepnir {a_nq tmmaion‘ ‘ ' does notmead o e puma! uAuociu n orthnt WyannoBoudmly law I Speck! Amen: tot them ohuch repu': :nd reconstitution w xh‘o 9mm inmates ptoceedsor othuflmdam umvdhhle. SuidSpedulAu’eumem than bcluviodupon theme! the mic of 1h: mm tonnage o! tho flow ”a of tho null to be amused to the total Iqum footage of floor ue- ol n! uniu Io be am. I22 Donummu pmmd by Dumm LLC v- K’! mama (mama Ind d-lim 1mm cwylvhl mt An man mama an. 5 44 9m: 125 ( N.H- m umm- m - ‘.»,-.‘ .y. -. em . 11mi.-uMvmmgmdmmmnndnmummmfidmmmuni“ pursuant wmlon 12.01 oroummihhh madlmwmdeguproqvggmm_m 35” ‘oIMMoandmmmmm-Mummmmw90dcnfiomchodntoofdonmmnmbonlhnhomsulam'ISfldlhvmhgpmr-cofadamuweminuhatmpmnndmmuuulmmnmmm ' ' ' r (n . .. v.» ‘4. z». 1.7,: ..pmwdmmazflodpm mmlwmmbbithu-oku umotMmuannkmdmmMmp-knwmmmwmtmmmuludnwduylmmndmddmbnuambunmmhamuulm:Mo: armoured”pmdumbauofuchdudetommmnmkmdmmahwymLWHW”mummmmmmmmmmmmmmhmmoffluWoutyR-aordunmhwflunlaodcynmmsdaaotdmawnalummnodmmgxhebmlonoftheManbonmrwuud. s - " ‘ ' (m) WW. It m mud» i- mdo torabufldpumnntIomoabmmwmwmyhvytwmmqgmm . UnlIOwunwmmawflmanmmmbymmapmnrowma. sudSpod-uumuu Mb: Mod upon tho bub ohhemlo ofthg'mmn {conga at the floorImotmuwtobomwdiomomulmntoougeofnoonmchunkswbeu-uud. (h) WW. H tho deumdmdon h mas co remand. tho80nd M chum bun tram Ix hm 3 mama common. nnd shun award 1h. repdr tadmunudonworkcmhemmummbm. mebmmmetmmwmlmnwflmmmmmeantmwmmmmwmawmmwIhtflbadkbonsdwmdmnmrmraumanwmnofmm. 1! itemMWofmoBou-dtoukowmpa nmwmunxhemmmmmmdmplmuunharhnd repair and Winn ulhcurlhn pouihbdno.WNW Ulhodetemiflfllmhmdnnolw(V)tubummnubjeu to tho u olMongummy manna weathmmmue {mmnbufldh: dull be dhldbmam ad» Owner according Io Iha relative III: mum values o! theirCondom The Bond m alum In independent member of flu Society o! Rea) EsmeApminn ('SRBA') who dun dammine m nlniw value: In accordance with SHEA Imndudlu of. data immediacy prior to such dummion. The Board than hm nae duty, within 120 dnys[tom tho duo of dmruczion. m mu, nfluwulodge Ind record in the 0mg: o! [ha CountyMamas. I certificate adults; tho imemlon u! the Membu: not \o mama 1103- mmmmmm- , n. -mg§mumwk;lmmmaMnM&umqmnuoémummbproponfiuthmlcned nnygpvemmeo «q wanna orothuzn htmm of eminent domain. thanonfienmnhnomwrmon consult clan ottheOvnenand Ingau1Mmdeomw.thePI-ojeu.orhponionolmmaybuoldbytheBoud-cunaumuutmey-mm arm onboOwnm ran pried deemed hi: and equinbleby themhuthuubmtluathmmaa cunwbnlmocofflanx-mwmmbuCondonfinhminthermjeu. ww P. 1m [23 Dawmm mw'md by DluTm LLC vb h praomry MM ind Hum», Iynum. Commit! 200G, All mhh mum. mL5449nE 126 b. W 0n I n]. occurring unduswbn 12M“), nun; _ I U u . .-.. s. -. Iflhojudmlof < Ilanmdmouzluo‘menum chair mpuuvoMnnmdubqudflnflnleuu wmsmwmmwcminemmmo nin- mukot values 'offluomum Imaedwwo condemnation. in mduee with SRBA 80ndads. The antd shall thin ho npponlmod moan Ihn Omen. Ind their rupaalvo Manuela. eqniubly. swordimto M manhunt. 12.‘ Dominant ulmidvd b1 mun»: LLG uh waging MN Ind aflmrl 1pm“;WM 20M, Alhuhh rum-d 9m. 5449p»: 127 um.W Anymmy encumber MawmkhW I 13m. WW Newsmonmmmflmb‘mnhheréypmfledmuukudulwonhomdwmgntghfihmmwwwmewdwmwbymundmmfinflmmgtmmmuudmmowerdoedoflmumdehmudhhhmdbrvdu‘aumnflumotwmmml.mmmmmmmyh-wou Unnmtmhcjmtwmmmummemnanflbuuhkwmchuw uWImMMme-umwfiqImam olfimmmooume Unit :euqrded pficr Iqthaduo‘ minimumum" me ' r v u. y. - nun..." u .m- _7 ”@Im'hhwoi-m,gymumduwwhhnnumw.wwhfimwwmggmwmaOomnmuubumchtmwdnmnnmmflymwflmmmhwhkhmhdflmdwmwumdbymepmdmdxmgmupwmy.}olmUnr M. um pay mane cn‘hnzhraygmpnnpopaudqm me nowmmmmmmmhpuo :pflqtormocommwmmmnflngMW Mb. wed'lmmodmorelmbummem IIm-otorotmn tho Wu.hmmnwhuhbmmthmhmodlnmammlnnvoronnymnpmvhldnqumthomwbamed bythaAuoehuon. 13.04.W No broad: otnny provision of thin Dockmiou5mWumamum Wound: in good mu) and tarmac. but nu cl tho mmmcondldom sudrumba:m behind)»: on nay Owner whose title is derived mom Mute ula. trustee's“1g u otherwln 13.05, Wu, A Fin: Menage“ richtulun lnduds, hx w: be United w.mo following L 5mm AnyFkutMonmupmvnimn rmmmmmmwucedw meetings ohhoAmciuuon undbtpummodtodedgmo anpmnudvozo mauddhudmegflnp h. WW. Any Manage: mny lumbhintornuunn m thoBoatdeonminnfllommolmy Mme. e. WmWWWM mksMW: loOwnm. prawn: purchaser- und Flm Memos»mom nopiu-otthe Ptvjacz Document- andthe books. m md munch! numem oi ma madman 'Avnihblo' mm unnamg {orlonpuion. upon requcu. during mm! MM» boon. TM Madman 1mm provide tn nudiled munch] autumn: fior theimmedindy weeding awn! ya: £1 the Finn Mumps submit: I mum mun: for it. sudfin-nd-I summon:M be (umhhud w the mum within a mm-Ho limo following nucl-uqum. v 13.1 cucumum mum by mum- uc vb Ir- mopnmy inning m army mum cmnumzm. Au rlgnn mum val. 5 4 4 9m: 1 28 IJMWW ' MMMM31W muhlbnu nuny0wner'uwu(ohmandg‘pmmhbllnu,wuduixmmnbc ml mdlppunazgnnnhhllnumauhlp.WW. mammlheu ml»wawawRubmmuomuopudbymm MMWM 13.07 Wm Upon written menu: theA-nd-um wwwlomMmmumuu-dwmnnlymmdcodmo Following .. Any proposed mandates): Io the ?msoa Document:M udun” tn: (I) TheboundafluofanyUnnormoududvomm Ippunanlnt thunk. l! any; ‘ (II) 11-312mm bthesenenl madudvoun OnmmAnu. I! my. appumnmt to any Unit or the lhhnlly for comm: «puma ammm 0mm; I (Hi) Th3 numbe; of vnm in tho Madam appurtenant to any Unh; 0t (iv) Tho purpose: to which any Univ or tho Common Am m.mun“, . b. Any propund terminate” of tho {cpl ’mluof the Project as n eondomldum ' c. Any commutation or muly loa- wud: mm culls: a mueslim onherject «mum onwhich therein IFlrn Monmahdd. MadorgummeedmhreqwdnsM d. Any 60-day dellaquenq’ln use puyrnemofuuunenn orlndlvldualW wed by n Owns lubjwt Io I Firm Mheldormgc . insured or sumateodw Ind;mwdns pmy Any debut in tho pufomme by (ho woaed Owner o! any obligation under the Project Document Which u um cured within 60 days. 1'. Any hp”. mneallnion or mush! modlfiaxion ol 1w Mum palm or fidelity bond minuhud by the Association Any proposed amian Which require: the content of a :pwlfledpawns: or Hm Managua u :pecinud in Salon 13.08. > 13-05- WWWWW The provisions o! m. Sedan 3.3:“ applyihny wmbuowingcmduiom ampemlning m Firm Momma on myonhe (1) Any Fin! Monpge h gold or mmfmd Io WMA: or 13.2 Dowmunu urovim by mum. LLc m 1'. mount" mumm «lam, mum. Comm: m, Au mm mm wL5449um 129 (2) MyleuMmuaaldotquonVn-Mc, , b. 42W mmmm‘lfi ommulvonns«mammwsxxmmndmamubquuWMmmmud‘ am mound“ mad) mun be ohmlncdhr mundmum ‘of I mm! mun in theProm: Dowmonu. A change :o any ot aw Mgmld beWM u 21mm l) Vothukhu‘ '» £2) Ammu‘smmamfiommmbudtmtmamouu .m (3) mmmmmmwdmMonounyotherpmuamofuumnawmmuodulmhundumo mhuhrepdrmd (4) bi mlnmnes md "pun;(5) mammal: inflamed orEdu’slve UmGamma mu, or duh“ tom two; (6) Boundaries d any Unit; , -(1) mum o! Uniu lnla mum um- or viewer“;Emmi“: ua- comndlon o! Ibo Ptojou o: 1h; nddlxlon.much or withdnwnlofptopofly to or 1mm xhePrcjea other than unflnenl ”mm by theDefiant“ u provldad tn wbealnn 3.05“); -1mm o: Many bowl; ’ (10) Lenin; of Unit: except u panmed by ate PraiaDwnanu mu County Luna Us- Damian"; (n) Imamon duly rwu o! fimrolmu o: 1mm mulcuuon A Unit Owner‘s nah: w ml. Imdet o: convoy bu van; ‘ (12) A dadllon by aha Owner‘- Auochuon m uuNuh (elfmenu: when plutonium! museum: In: boas malted previously by a Fim Mm»;(13) Rmmtlm or repair of the Pray: (um: I hard dung:«path! condemnation) 1n I mnnar aha: dun that weaned in the Pm Documu; _ (u) Any mica 1c laminate the lap! mun of um Praise: nantubsunml dalmatian ox condemnation 00am; o: (15) Any millon- Ihu musty Wt Fin Mommamum or summon . An addition or nmndmem u; the rm)» Dowmuu‘shau not be confident! numm 11,1:h tot «ha purpose ofcqrreeu'nn min!um or for chtifimtlon' only. If an tddltion or mendmem h not comldcnd u a material chase. :ppwval will ha impliedwhen I Fin! Marty”: umm whmh u rupma to wriuen pea] tar nn unendmem within30 days am: the pmpoal is submitted. u, m c. Wm“. Ewept u provfled |bove. any cloak:to mminue the lopl sums of them n u condominium mun bupptwed by u lent 61% ofthe Ming power own Anaemia Ind 67% um): Ewan F151 Mumps bued upon one vote(o: «ch mm Mm“ owned. - ' 13.3 Document: ammo by om‘rme LLc vi h mandamy mama Ind «mm mum. Comm»! 20m. AM "GM MIM‘ vol. 5449M: 1 30 d. “WWW. No munch: o: Moran In aha Common Am rmldnumm n punhlcondemmflon or pmhldeulmedondm Project cull be unwed without the approval o! 5m o! tlu 815w: Fin! Monument Med upon anemia: each Mm Momma ownem .1 ‘ , . > , , um‘gm seams mum"a MW , ' Mon Mono” vouforucbflm WJwGG-znfi‘oflhomnomu thumuhlwmthokpdotwdmua _ flu nihillm: _ (I) By nu or omission oak to abundanonamfmge the Condominium Praia“; (2) amuse tho pro mg Imam or ouhdons‘o! wmqmpun 5h oédor u ' levy WM o: alums. allocate dlmibudon o! hind Mum or omdurmaon twtorduennheth-pmmuhmotmmhbnlmm mUnltlnthoqommon (3) Pumice or mbdlvldn nay Condominium Ow: (4) Sock to nbtndoa. pmhlon. mwvido. encumber. loll, or muster the common elnmuuby nu aromlulon. The mnthsotmutorpuulc uunglq 9r oth‘orqubllcpurpo‘m condmmwnh tho Inuuded use of the common alumna by tho Oandqgnkdum Prom: h not n minder within the meaning or thin dun; (5) Use hard mm wooed: torm to w Condominium Props"; (Whether Units or comps elements) row other dun Iha min repheemeng. or. model: at Ibo aluminum Pmpeny. ‘ ’ - , I» NEW Therlshtomeumortonfl. mugotothendseoonvoythnanofleubjaam-ny'rlsmunnumnmronlmnnr ml om .. .. - a WWW Badman! a flnlmonpge nan om- Unu who coma lnlopmhnonha Unit byvlnuootfoudomo o! the mm. or any pmduw u! I lowdotumnltmfll uh lh- Unil iron o! nnyddms bi- unp-x'dMemen- nnd chug“ Andra um Uni: which mu- pfidr to t1» time such holder comes Into pouudon of {ha Unit. erupt for um tor a pro mu shun or such ”menu or ch- muhhg 1mm I pro nu realloutlon u! sud: maul: oranges o! all Prq‘act Units. includ tho mow Unix. ' ‘ ' h. WWW No provision 1n any Praia: Dowmem win mum a Uni! Ownoror ow panyfio prioxity over any right: o! xhc Fin: Menus” on the Uni! punuul Io in Mow In the use o! a dimmudw m mall Unit Ownu cf hmnm proceeds or mademnnion mum [or Iona lo or n akin; of the Unit nnd/Or Common Am. l- WW Ihequited by FNMA or FHLMC no a eondklm o! qualifying the Project for any mpg: purchase. gunman or cam relatedprom I working capiul fund 111w be ambushed for the Project by the eonubotion to such land. by tho Ownetund Dednnm. oi u tum nu to mad me Innum ol 2 months Ragnar Amt: for each Unit med. Any amount: paid into thin fund IhmM no: be considered u Idvmoo 1M Docvmmhvaiued by Dlu‘nn LLc vi it! woubhry Imaging um www swam. 5mm m‘ An runs mums vol. 544991“ 1 31 payment: animal» Iuoumanu. Each Unk’uluro o! ma working ca tut thud should kawneexeduzmetmlhemoolthoUMIl-cbudondthan-houldba mzotthOd-tknb:écpook wnwwd land. Within“ day: anaemia: hum bald lo: lhaum Ummd MmuahumIGUnn‘n-hmofthowuns‘aphflmndmchaAuochmTh.denim chm then rolmbum Immoral]: payment hon Ila mud: ooflecied at ’dodngwlmuuumwuwsuemld. , A _'.. .,... .WI- ... mfismwwmwfi‘Unk. n: renal mm wt *m w 7 Ia o ”I ammwmm and Coumy Lind U90 Menu. mnfiwmhm Wane“ ll anomalm Mm" $Mw‘P uh wk allouhe MFodsr n oh u _, . ,omoncmqmm Foam:mmmmmzm mum. um mama» 11;quWeaningmporflonolmonembuedbyummmhddWWCor?NMA. Ihtltlhenlm confom to thuppunua PHLMC or FNMA requlmmnu Dummundnu Dutchman Ibomutlmln tho even: tbs Protect nub. Ptojoa Dowmudo not emptywith the Applicable PHLMC ox FNMA requirement, nae Baud induct 0mm M uh amien at adopt any moluliom mquired by Deanna or anyfim Marquee Iceman“Meabowmmorthcmojm.wmmCorqumm-ubjwmuwmiwmwwmeumomh Wundmmmmappqdmwm Applicable lav. noIona II lheDepII-hnont'ofkulmu :eldujurb‘fleliom‘ :- r ' m0. m A Mormm my waive nay reqblnmt eom-Ined In tbs: Dechmuon uthug puma co 5m Monmsu. prevMod tlm m waiver than be In wrung, 13.11. mam In tho mloh conflict Ween any of tho provision ohms section 13and any «her prwlslmu of this Declaration, mo provision: of thin Section ‘13 shall mung]. 13.5 Documnnb providnd hy DILIYvn LLC w h ptoprioluy Imaging m alimony mum Oopyrlghl m All right teamed. wt. 54 49m: 1 32 Oommnmhpmmenulnlhom'ojaa Mmfiétmwmwmvm‘1g WWW.“ the Amanda lg j. undulbondotothwunmnm('Mwmpmouhemmdbedmwwmpmwhm mewmmsn'dmvowoanumammwmmflgrnmmm no;m man m an gay. um m9 man am Whmzimpmmhmmummmm spmdedtolhnkoufl. 'Ummmmflmudambulumwmmahnycunm‘mhmgmmfimmmdm chthonicmldqu‘euloafla NollcauIOo‘mplubph-u ammmodvdmhsouyinumwmhmolmmm ' . ' A nodal mung o! Mamba {or tho puma” of mungflp Mfidlaadinn'hythe'aur‘d no: Io initiate notion lo autumn the obllpuum under uga Bong or oaths. {amniohhemw mainlamonguqumlomfsmm hold no: :‘memshs‘dm nogmtmqsfidm mgrmealp': y Board Ipckmon or mung m’k WW '5 ornate dthuoulvotlupowuohhoAmcl-don. Mm'chtp’adnl‘mm-‘vdupfnw‘omyotme- volhglfm offlinAMdfllunxaidlnu In Mambo}; other than Denim wm‘uflm wanton:men pflmmdanhpmmfllbedumedb-bqtlwfiefldouufflphmdnb‘nmdmgwflammmmmh dowlonbyinidwn; and panning appropriate Mbuinthumuo 14.1 Oommmb gym try awn» Llc vb 1- pvoprbmy Imam and delimy mum. cnpynhh! 2603, Au rm: Iutmd, um. 54 4 9m: 183W xsnl. WW Horwdogonl.mw-Mmmmdm&uUnkDeeIu-nmwWummfibmdandaumfluwthnqflrmdmuhmmd ‘?mmswm uouwtmut . r u 13$. MW medmflbrfumimbm I m 0:me oaflhmuuvevou pennant p otmmoMmbulmpmuulmwdthembzmdnfidmdummalmmflomBuyoudwofmbauhlpmbuuhlpcdmumumuuammmbm umhmmubynun:nbuemqomyomzoleh‘mmdmawdmvmbmmhdmaminbnmmnjodlyofmomwdmmaw.mnadnmm humanoid»vollns'powor mums“ 6|me ofthl-Dodanflonmllmbahuopnmn'lbedpemmguu Mvomtqvkudtouabmobcummtwdamorpmvhlon. ism. W Anyamudmm muth-MMMMQMM‘upon bclng recordaélnmaOounty Rwrdcn omen. . ‘ 15.04 nameutofdlmnahwbe required tormm otPrq‘oct Dmmudéédngnehmpm (l) ma humanist of unyUulI; (2) tho undeedhtueuhthcm element- mining Io the Unit or tho litbmzy {a Common 39M appaminins than»; ’ (3) m number chroma In tho Oman mum uppeminhg ta meUnit: or (I the fundamenul purpose: Ia which I Unix or the common element: m rauflmd. ) W 15.05. .m. mm - Hun u n.” Ncprovmm hereofwhldxh rmmbly reigud to naming mpflmm with the County Land Um Document: may be Amended without dz: prior Apptova! o! tho Ommy ?hmms Commission. lS.1 Documanh mm": by amm- LLc vb 1r. mommy main; ma aelm mum. sepymm mm mam mum. "vol. 544m: 134Wm 16.01. m. mmwwmlam ohm: Dedmdméhflwnwltbggghlndtko P .mmhwowmwhwfiflhuwngmfio‘mmdmwmumumzelr WM jmmmm‘m sawmamwnmolemmfiuxhl-deunhw. 11mm.”mmmmmmwmmwwulommummhm dyad IMerWMWMWUflQhuhqmmmem, ‘ thebo¥ntuoloqdmuh~pubdumyum npulnnoampuldmumdWomhwmwhmammthaumw‘ ~ ‘ ,1. ' .‘ r 16.01 Wang. “m.tmlmoxwpmonvuc thancomplymm tho provisions onus Dedumlon. Ind (co unwcm may ar‘e nmhwnmg with 32:9 WM).the Project Downturn md the deddmu and mulation- d‘tho mum ‘or the Bond. uuwmny amandad horn the w time. Fulluu to comply with any such whim“. decisions orrwhdoumnuwwmiu an utlmlomwuudue. Iordamnmtarlnjunclvudfat. -orwentomud|pxovunu,dadnlmotmolu¢bm. ' ‘ ‘ r An Immu Ind éuormhmlom mu, m6 by the mam Inmomma um. u» m. pawn mama m use hone: Documen- ahsllbo deemed!!! .be binding m In Ownm otUnln. oh lumen and nnlpu 16.05. mum Any nodes ponnlmd o: required by tho Pxojou Documenu may be dallvarcd either porwflyorbymfl. Hddivsrthnun. Suhaubeeaomad tolwrebeen daflvared 72 hum Inc: a copy otxho lame hum depuhqdin the Untied Slate: man. finkmor meted. pause prepaid. nddreuad Io the pemn Io he nodfid at the coma: Iddrm livenby-whpewtoshesgaomyonbomwm Iddreuad no me Uni! choc}: pc‘mnflnonddmhu bean mm to the Sammy. ' 16.0t.W Na lulu Ihnn 15 dlya anal 1M lulu or trunk: cf Iny Unitum chwmumou whuoby the mum: becomes the mm” thereof. tho transferee shall notify(ha Alsocladon tn millage! Inch ale m Innate. Such noun: sh! Ia forth: (i) Ihe Unit involved: (II) the name and Audra: of [ha mum Ind transform: and (Hi) me dun of ale. Union and unu'} inch nodes i: given. tho Anaemian shall no: be requiredIo maize me mnduu for any pupae, Ind my action aka by the mufetor n tn Ownermy be rm by ma Association. Prior co receipt ofmy Ouch notification by the Anachuon.any Ind w communication reqnind at permitted to b; given by nu Association than be dams! duly given Ind made lo l1» mmhecilduly Ind timely mde and shim tn nld madam. 16.05. ' ' Prior Io lbs transfer of line to a Unit.WWWthe Wummllprovidelo thopmqeedvolnndenu cogonthrojea Docummu Ind mat«her dowmcm Ind information u m required by Culiforak CM Oode Section 1368. 16.] Datum um pwviead by DIuTue LLC vb i‘l Nam" Imaging Ind a:lmly gym, Cawva m‘ M mun «hm, m. 5449M: 135 16MWW Any ummm swam: m a Unimhmdso in min Dachmlnn ha deemed uumd Indie: maud by Mmm 1m Dachau” bu dud m cud Umgm :.~_.,.‘, ~ ‘ m...“ . .,. llDedm-amlmconwmoflu dungwemmxhandmmmnwnmmhmwlvuwa «mgmna.mam”... “" ‘Wa‘fla‘df’ ”W'mfi. W‘flfi u“a nu o; u w m_muumowpmmm[mmmmmm‘rothamm Imaginammmlmypmldpamnmmmdcomuaummxmthrmm tom [armaturepummutfl-Mflompwvmedmuuy mhmrgnmmofldhmmnhuyommmWamdmmbouormomnaymenfwmutmmmhhvoflnalnpanpaatbypwq-ummlnndulyanodmthlspmmhmmlbootwmmhumwnflumber“: lustm Sn warm. Ind mun commwuh the anaemia: muons.mumhswonaJmorpon lwdnbym l6” mmmmmmmm- NOW h 1M Malian lb!“ b9undemocd o: construed to. a. ‘ Prevent Manna u: wmmaon. o: wbcom-Aclon from doing on rho Pcnleu o: any link. whatever ix 7:an unwary o: ndviubla in commute» yin; \M completion of said watt; or v . .b. Prevent Dedmn: er Ln repruonmivu {tom mam, mum; and Mahmuonowpanap-mdlhamopmy. wchnnmum nmybe muoxuhlsud ht flucondua oi bbutlnuotcompletImam wkmdmfllauusoid Property» u tumult! community and dhpoling of the um. la pucdt by uh. lung, or otherwise: or c. ?revembmmmtrommdminnonm panofzhomopmylu mu «complain; uwwk wdduuflhhxnun plan clownonhlp mdddlspodnsolumRepay hUnlubyulo. lunacreumwhewt d. Prevent Declmnx from maintaining sud: sine: ups on any ohm Pmpeny umaybenmuylor the uh. lease «disposition xhqupmridod. howmr. um ma Waco oI-ny cum nigh than no: ummuy mater: with the ulabyuy Oxna- «mum or :hoCommon Are- m foregoing Hmmtion- of m ayplialion d me mum toMum than laminate upon the uh of Dochnnl'; cadre imemn in fins Projeck. or sh: year:NuWofthnm-umw,whidwmmmurha. . Any union “hm by Bedlam pumunl lo mg (mothion of IN: swimwm no! umannauy inmfm Imh the men' ‘rlglm Ind m of the project. 1&2 ommmu mwim m mum: LLc vt- Ieu pmmry Imghg ma mm, mum. cmmm 20m: Au rum mum 'vm. 5449M: 136 mm sump 11m rum omeclmnun n.1- nenimuoh.m.bw Deanna‘onymrtonllorwpmdmbednunt'llntqtmhthomuu bygnmammzwedbnawwdudtmt mudmmnnhhwm-mm,yummtmpm ‘ iuar‘ao‘onlcddud thumndenawm.mw.qm. “by“ n! ted Inlay other ramdpd mmmtgfiw; Dachnm'a hm inth- Pxojeet by Iondoaun or by Mhflwnflondmu dun ho doomed Jobummahnlwu oflhenedanm M&AWGQMuMmqu thebedannwy mootdingu lnnrumnl widening!» Mow'omwohhodflm mdtupundblmluotrmWI. ' mu. 'No Ownmhnn. Macm5hm.w1o;‘mmm mm“. mhuumunyflnsw dyl‘pVUnhlo poncho!- up ed run. nu. mum] nun». colon {dialogum .hmdhp 9r nmml origin. 15.12. mum. should my Mamiénwumwdmmm with nnthofchelurhdmton where I , Project h ma. momdlwd-fl‘olhupmvbim undWm her»! uhnl main unnflmd and [n tun tom Ind emu. 16.13. W, wu'un «en (10) day. o: Ibo mum or dam u n mm nquul by an Owner. tho Baud shut warm: the Ownar vm- n mitten mm: combing the tollov'lni Womatlon: ' mum lo tho kwyladse ol'ihe mum. tho Omar u :ha Owner. Unit in lnvlolnlon or any o! uwpmldouu of 01h Dedunflon. m: Anna, Dylan ormum: Ruler. ' (u) m. mourn or mum ma momWu.mumhuman: puymenu. paid by fine Ownc: during 0m I'm: yeu- the request h ranked: Ind ' (W) the umoum or my mumonu lavlad spiral the Omar'u Unh tint are unpaid u at the data or tha mums“. including my late charges. human or eon o! oonoalun am u ohhedueomu mmn‘em are o‘r maybe made n nan npinn the Omar: Uni: u providad by 1h]: Dedmlion. tho Articles. Bthn; or Amdntion Rules. 16.".W n there Is I conflict unmetm tbs Project Bowman. me provisions c! nab Dechmioa shill Win: therutlu. pdodty fill! be 31m tommmu in mo following order: Anldal. Bylwa. and Ruins Ind Regumhnn of Ibo 16.15. Man. The heading: used in this Declaration Ire formulates only and Ira nut no bound to interpm tho meaning o! any anhe pmvifimu of thi- Dednmion. 16.16. Wynn. 'flao isiom of um CCéR'I wh’nh Ire muufly mud to muting eompzhnoewma (ha County d Use Doaunems dull run Irma and bud unPropony uad inure to lhcbuwfil of duo County. ' 163 Document pmvma py 0mm: ch uh ir- mmrymm mu «le mum, Common: 20m Au mm mum. vol. 544mm: 137 IN W3 WHBRBOE tho Mum. the Aquoehdon Ind 1M Satuuy of theAnodnion hmbycoruglh-uhntueplngkmtodmdmmndmlbnwudwm anduwudmhythemoge Imnnny-ompmt (5m cloud; elmoIMambun mnemtedInd Amanda! Dd-ndou 1M]! be mm upon (ha digeroim‘eudaflon. ' ‘ “Am:AW “9.3.- Seuape Ream 156.. g alumni.W mamas 7 i 3y. 'niéncuma mum. A 00mmWhip. (u Mum" Bx The Holcomb amoral». ' , lamamoral” Gama! Puma: ofWad Puma: Scamp: Run Owner; Anaemia. a Culifomln nonprofit mmunl benaflt emporium 16.4 Documnnh amid“ hy Dub'rtu LLc vb In nmpdohry \magmg Ind UIIMIy mm. Gowrwn 2m: NI right Juu Nod, m. 5449M; 138 Sate o! huh!“ I ) County o! m.“ gm! ) On 2»an 10. 199mm,”, m1 mus ‘ " r . 1 ‘ puwmly Ippund “3‘ mam . ' v ' , Imam - 0R » eh huh of avid m be thefim Lo me n ptwad (t3 me armada,“ numwz‘ha ones em lo m Ilm helaha/they mind them In hb/hwllbek wmorhod qpsdlyflu). and thu by hh/hc/thelx uponnmmwm I crthacmimmpm(s)mwmkohm¥ -\ mhudnndofldllult mums;n mMDUAuS) n m oommm muam n momma wrmass' 0mm) ' n GUARDIAN/consnxvxronWu rumms) n 011mm U AmRNBY-m-FACF stanza [a mansmvrmo: NAME O_F mmmm oxmmm “ Dominant mm» by D-u‘hn LLc vb i: plopraluy mung am! dummy uy-um cnmmnt 2003‘ Au uglm mum. m 5 4 499m 139 D lNDMDUAI-(s) u mum m commm 2mm,“ _ u susscnmmo wz'mm'0mm) . _. _. ._.Um u cumm/oousaaVM-OR u puma) o 011mm n amm-mmcr mam Ismum:Mm OP msoN‘S) OR mane)W buwm-nu plmidvd by D-hTm LLC vb h pmprhmy lunghg Ind dummy mm CW?" 2M. Nquhh mum. vol. 54499555 140 Sm; o! muwx ) County 014mm 4&__ )WWWEA WiMW J mumW s) o WES; OF SWRing Openonunyknm tome - 0R.fl\provadxo msouthcbuholmbuuoryevflm to bu ma persona) «Mm unmet.) h/mmud to the within mmment and admufledged lo mu um ln/he/flwy um!“ the tuna in hh/tw/thelr unmanned appdlyflu). Ind um by hia/her/zhdr llgwmmO) on tbs haun'mm the persona) or tho entity upon I . “3.57m aunkm' " ' u H baht“ of whkh the pm“) sued. weaned lite humanism. V ' ‘ 0mm. unuvn . me'fmgflzgflm WITNESS my Mfd uidM ml. I Wm mania 1H8! _ . u nenrvmums) u nwsmw) fl commas rmmm: u suzscmmo mms' omcams) u GUARDMN/consanvamn“m_- u mamasts: n OTHER; [l ATNRNEY-m-FACI‘ SINK IS mmfim 0F P&SONM ORmm) 8mm! um! WIRE ASSOCIATION. a California M&Proflt ht“! Benefit Corporation ‘ Document wM-d by Dam'rn LLCvI Ir: plaphhry Mm; and duan 5mm. WMml Almmm luuwd vat. 54 49m: 141 {Allumcmmu Mpwpeny anuawlnlbo Countyofmu Gagsm«Wannau cam: mama nonch'C. anhmonmempmmled'SnIe-pa M. Tue:Mlflk-Coudonlniummbdlvhm‘. MiumrdSnptmbumwm,InsookMumps. umumuwmm . -w' Dncumonh pmw‘d-G w DIhTru kLC VI I'l propriety mama m6 chMry "alum Cawrbhl ZMV All mm numd. m. 54499155 142 manna '5'WW b mattmrwmmmbmemwamnmmdmu lot annomnench'a'wdde’lmeW. Bench 'D‘. u chm on the Mup émldad 'Smupo Rum. Tact No. 1274. 7; Oondunlnium Subdivbbn'; mod b: record Sopwmbor. 30. 1991.1n Book" otMlmPapflJamOmmunyy Mecca. thm-nh providwvy Duh‘hx: \LCVb h nwmllry Imlging Ind dummy vyplnm. Cbpyrbhl 9003, All rbhu vnmhd 1m. 5449".“ 143 EXHIBIT "C" l of 3(County code Soeuon l. 080. 060 u Codltaod at lunan l 14 010-1. 1A. 030)I.14.010 mun WCEABAW Wan:Mum Wham:- Inadvhn-Dunaou.1.14M WMWI- Anal. 1.14.030 WWMomma!“MW mummpuflmdMammal“ , mW Murman-' Motown140w Motown!» nouns.Limo Mutual:Watts.m Onmuflm-‘flm - unit. 1.1M” WWW.-hudvhu-Dmm’AWIWMMMWybmeunydmm«MMWMAmflumfiomuh-umkotnvlohdonotuydhmdwmhmymnmmmmmmdmwmmhmdflhhcwdmapmmdhmMm madman the pm:MMWMMMmum “Manul-m hm moan. Unopm hmmmmmwmuMwmmm-muMud.copywbamnulommdhmundxmm Mmmfln i4 mmm: m nuWwan.E.Mudubtmmmnmfinohmmmmm Wotmewummaammmmmmum.mdwmummm:WMMWumWhmm.noinuqodnadlnWWWMMMMWbywdmmotmhulngoounwofl-m. m ada- Ihm Adm m pea”manicurwnpulbunmwmwmmmmeommuwmhgmw.(Nu code 5 1.08.0600» 01d. 1794.tmmmsmnuuzonzus.mwmzmm) 1414.020 ommmmm- Anal.AnymmmflmumhmmmmflschpmrmmmummwumwflmuflmMumbwmmwmtmmmmwawoWauwtyommh:mmmmhmmmummMotmthowmbohwldnudmpuudbymflhsbembthhodbymludmolmaboud.mmmmomdlyponwhlwmewnm B.Upon mum at sin 3998“. maMflmmmMmmwmmmnummmnwwmem My-m dsyt um the w thesppulwu W by me m Thummot m u appeal mull my aw Document: mm“ by DohTm LLC vh In pmpdouvy lmalng Ind dummy vim. Comic” m‘ All mun mum vox.5449m£ 144 EXHIBIT "C" 2 cl 3 Wormmmahmmummm w ‘muwmmmwmWWonma-ulnflhnmm wmun nouns ohm time“mammflhflmnme awellmtuleutmmy-m hounpdo: wmuunthrmmmwdotm 7 i Loam: on I194, 11/21/72; Om. 2m. GlllflflOxd. 216$. O_ll2fl5: OM. 2250.2J24fl6) " 1.14.030 WW byamHmehu. 1n mo mm-Mflcm Iswww.annuudmuwcomommflmummofmcnuhuammwm- mum. flay. thecou'my cam my. upon mdnuhnmvaloflhabom“mmm-Mmm >wWMweomconmm-myonwmnboddmmmedian“)! .mmmmumn‘omaom. m4. mama;om. 2025. smmmru. 2:65. 3/12/15: om. 2250. 2/24/16) 1.14.040 WWO.“ by “Why":andeuu. Theoountymmmudmam medukofmhoud orman- Vhonatewuspeewmmwkdou.mimmwulmofmwxa demipdou ohherulpropmy upon: Which me public nuisance i: or wu touted. and t_hn mu andm ofMMWJheWuof-nym mordeedol’mofmeom. unduxy otherpeuon mmmuvealml inter- est in me property. (Priot code Q 1.06.06de Ocd. I794. 11/21/72; Old. 14-I l. I‘m 202:. GIIWQOM. 1165. 8112175: 0M. ‘ mmhdmmmeukulhmbmmulnnmdmuhmm'dmmhrmmmbwdofmmm :xmcondmbnofm hating!»mm Italy; mum M thomummmmmwm mammal. 'mmmmmmmmmm-wwemmu‘dmhm .orddincmuhpmwedhrodl-mmnm A3 lullumw tho levy. Won indmm of counwmMD be lo Mb apcclnj amuse“ (Pdor code 6 1.08.060“): 0d. 1194. lmlflzz 01d. 2025. 6mm: Oxd. 216$. liming Gd. 2250. ZIZ‘flQ 1.14.060 Suduofwdmorudeu.B&Mugmw hams:wmmmmumflmMmmmWWmmwwcwmm ouifnomoewpiuth: mhu-themfiecwmwhpudm themhahtwwbuommmd uMm-eopyoflheuodeuorm momentum Documam 91mm by 0-qu Lu: «a h mm, mm ms Mm, mum cmapm 2m, An mm- mum. vaL 5449a“ 145flfllflT "C" I 44.060 Mummmommetmm 8min duh mamM ho man upon anmadded mmmmmbymumsnmpyofmewacaoradcbycanned ml.m unpaid. mammmmmmnmumnk-mmmlmwbdmmfloffiommruhmmhsecuwomn‘mmofny m person no um a 4|Wauwwomwuuwpyormmomrdenhnbuondm.MmeummdmmmhumofwuwhwummfimmammulmmmdmmMummbmmbya-mwbmmhaninpwVladMbufibcdvcouflmdmolmw 3'0! 3 «um»MWmMbawd-pmomamwhtho mt nW anon max wcoma hr Wave mumud.Moody] momma0d.n94. 11mm:Omaazaélfllnwd.2163. NW5:WWW”144m Comm-flmnmAny umm or mead!" tolunar. min. m dim void o: mu!wmmwmmmmmmmmfimuou. o: bohemian my of themomm or damV mmmmmmwm M(Pdonodui mammm I796. ,tmlflz; Gd.w. Slut": Ot¢ 2|“.W5: Old. 2150. 2/24/76) “4.010 smug. Int :dmlnknflu’mbwfimnmwmmm_ acumenunl-II 1&2 domnhahubumhfinubynypmm wan men Mann«M i:commmmun lac m9cite o! ma commission‘s Wu.mm nu pmm bane! BoaWmmm‘awmMamfinxmymoflumMWGMIW‘:mmmums»unmixed"Imam.IUZWZ: Old. 202$.6Iufl4; Gd. 216$.alum: 0rd. 1250. 2/26/10) . uzr 3‘31“ ”a numm prawn by 0mm: LLc w. u pronoun" mains una «mm mm», comm m‘ Au mu mum mum ..,,. m. 5 4 4 9m: 1 46' ’ SEASCAPE RESOkT Plus. l of 3 mm: :vswtz mam Suction I “Hobie Assessmnt unpuuuon ‘ a. Variabh Costs Ducripnou Monthly Cult 1. Insunnen i 1893.30 l. Domestic nu (1f come») 3 a. Dannie Intu- (1? coma) 8 . 4. Punt s «97.43.. - .. s. m! s 190.778 ‘7 5. Hot Hater Heater (1f common) S 7. Other S , Totl‘l Vorubh Cont: S 2583.1; O r 3. Ton] 11am. smut. footugn of a" units from conduimim pun: V " 5235‘ t. Vu-mflo Factor .(vu-i nun mommy con/Iquu-o foomgg-mm‘b’la factor): ~-.027976: mcuon u Equu'l Manama Cmunflon s. mu Mont!Hang. i 22558.1:u Vlria 10 Cos 2583.11Pu} uonthly Equal Costa :98“le I l. Honth 3m Assume”: 34.76 ‘ . a (totalymnthly cott/nunbar of units - monthgy b5” usossmnt) action In Anusant Schuu‘la « . Tots! - Tota‘l l of Unit Varubh Vnrime Ban flonth'ly llama;Units $12; x Fleecor ' - Asussnnt 4v Assessment - Assumnt Budget 7 4 x‘ .02798 - luo + 234.76 - 2A8.“ s 6119.16 $6 x .0: 98 ~ .. + 234.76 - 251.99 7:01.7423 x .0 98 - 20.37 + 234.7 u 255.12 1143.48W98 Ir .02798 - 1131.98 + 234.7 - 1357.74 1357." ‘ .027“ - 00 + 234 . 76 - 234 . .00 x .02798 - . + 23 . 6 - 234.76 .00 Totn action QCS 1N1 L vamflou or coupumnous 1on1 Mama: nudge: Semen In : 22538.12 Total Ronth‘ly audgut Section 1m : 22538.12 utestnnt a number of units of «ch type. IV Variabie Assosmnts Hi est . Lam: Lowest - $ Assegzment Assossnsnt I Assossinont D1ffomfia1 1367.74 - 248.06 / 248. 86 o L50 x Rev. o 90 . é 3/ ) Page H of 14 10(2 Documntx 9mm by mum: LLc u. w. 4mm" «mmum mm mum. cnww m‘ m mm: mum, > vet. 54499595 147o ~ I szflflé’n'ég'ém mu I of 3RESERVE Pmflo SCHEDULE main"Mar o Units Socuon x Varhbu Mswvo Asussmnt Computation‘ A. manners - r Month» cm l. insurance s ‘ '* t. Dom“: Go (if comm) s 3. Domenic untu- (H’ com») s l. Paint S 499.43 5. Roof S 190.78 I. Hot. Mater Hutu (1f comon) S 1. 0th" I Total Vu-ubh Costs s 590.23 I _ B. Ton‘l anb'tc squire footage of n'l units from condominium pun: 9185‘c. Vnflcbh Factor (vnr. res. mutiny cust/squnre footnge-varub'lo facioi-JibrofifisSection u Equu Reserve Assosnmt mpmtuw A. Tow mnth‘ly noun: 8nd qt 1654.3!Lou VI?“ enaurva Cos: 690.2110:31 Mont y net. Equa‘l Cost 9.54 108. float hy}yuan human s 11.34 ‘tot: notably rum. cost/nmbar of units - nut ly base asussnnt)Semion I" Rum“ As nmnt Indus‘ 5° tom nontmy mu Mommy l of nit Vnrtabie VIN Me Ronnie Ban Ruem Ruom Rourvo “Mt: izq. x Factor - Agsasmm + Atsesmnt - Assessment Budget'x. 27 SM x .0070 a 3. 77 + 11.3! v 15. 11 4073‘ l. 29 616 x .007” - 0:60 + 1 1 .34 o 15. 95 «2.4L . . 28 £3 x .0074? - 5.“ + 1 I .34 a 16. 78 469 .93 3. l 98 x . 07‘? - 302.66 + 11.34 - 314.01 314 01 4,. a o x 7n - oo + 11.34 - n.» g .60 u 0 0 x .007” - . + 31.34 - 11.34 .00 VERIFICATXON 0F COMPUTATIOWS Totl‘r Monthly Rn. Bud;at Section H‘I : 165m}!Tots] NantMy Res. Budget Section "A : 1554.31"Tout ran. «sumac x numb" of units uf uch type.action W Variable Reserve Assessments Highest - Lowest / twat - xAssessment Assessment Assasmnt osfflmnufl . 314.0) - 15.1) / 15.11 a "‘78 x -~-o---“--. .--~'.-..-.. ~---.-..-... ~n-.-...--~.E 523 R . ACSIMIL‘ W 08/”, c hat HA of u2 of 2 Exhibit 9 Correspondence from Coastal Commission Staff, 3/28/19 g)(nmu-j STATE 0F CALIFORNM-NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR CALIFORNIA COASTAL COMMISSION CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET. SUITE 100 SANTA CRUZ‘ CA 95060 PHONE: (l! l) 427-485] FAX: (33 I) 417-4877 WEB: WWW‘CDASTALCA‘GDV March 28, 2019 Kathy Molloy Santa Cruz County Flaming Department 70} Ocean Street, 4th Floor Santa Cruz, CA 95060 Re: Seascape Permit Conditions (County Permit # 88-0522) Dear Msi. Molloy: In response to Mr. Vinding’s inquiries related t0 the conditions of approval for County Permit # 88-0522 for the Seascape Beach Resort, please find our responses below: 1. Owner Occupancy. Pursuant to Condition 11(g) of the permit, oWner occupancy is limited to the maximum allowed by County Code Section 13.10335. County Implementation Plan (IP) Section 13.10.335(B)(2)(b)(i) states that owner occupancy shall be limited to 45 days in any one calendar ’ye'ar with the exception of “units located on coastal bluff property which has been the subject of litigation in which a remittitux was issued by the California Court of Appeal on 0r before April 25, 1983, in a decision' requiring the County of Santa Cruz to grant either “compensating densities” in excess of “the base densities” thereon, or to grant “some other transfer of development rights,” and which litigation has been settled by ‘ Stipulation for Judgment and Judgment Thereon,”.’ in which case owner occupancy is limited to 90 days per calendar year. Therefore, owner occupancy is limited to 45 days per calendar year unless the exception applies to the property, in which case owner occupancy is limited to 90 days per calendar year. 2. Maximum Stay/Availability. Special Condition 11(i) requires that the units be available for rent by the public when not occupied by the owner (i.e,, at all times When not occupied by the owner). In other words, if the owner does not occupy the unit at all in a . calendar year, then that unit must-be available for rental by the public all 365 days of that . calendar year. If the owner decided to occupy the unit for the maximum number of days allowed, then the unit is required to be available for rental by the public for either 275 days (ifthe owuer occupancy maximum is 9O days) or 320 days (if the owner occupancy maximum is 45 days). 3. Short-Term Rental Maximum. Although not specified in the conditions of approval, IP - - Section 13.10.335 governs visitor accommodations including setting limitations on the length of visitor stays, 13 .1033 S(B)(2)(b)(i) limits visitor stays to no more than 29 consecutive days and no more than 29 days in any one calendar year. Kathy Molloy Seascape Resort (County Permit #88-0522) March 28, 2019 Page 2 In regards to Mr. Vinding’s inquiry whether the above conditions/Iimitations could be modified, any change to the conditions of approval would require an amendment to County Pemit # 88- 0582 and/or a Local Coastal Plan (LCP) amendment, which would be appealable to (in the case of the former) and/or subject to final adoption (in the case ofthe latter) by the Coastal Commission. Such modifications would raise significant LCP consistency issues, including in terms of consistency with LUP policies 2.16.3 Allowed Uses in the Visitor Accommodation Designation, Objective 2.22 Coastal Dependent Development, and LUP Policies 2.22.1 Priority of Uses within the Coastal Zone and 2.22.2 Maintaining Priority Uses. Therefore, any proposed modification to the existing conditions or IP Section 13. 1 0.225 would likely not be approvable. Please let me know if you have any addition questions on this matter. Sincerely, fl” "=“~"»~f C’Hflmz c“. Rainey Graeven Coastal Planner Central Coast District Office Cc: Steve Guiney (Principal Planner) Brooke Miller (Assistant County Counsel) Michael Vinding Exhibit 10 Correspondence from Mark Holcomb to Richard & Genevieve Rolla «l, l THE * H LCOMBc ox P o R A 'r I o N DEVEIDPm-Btnmns-nmmas SEASCAPE VILLAGE. m. CALMRNIA 95GB, (408)W. FAX (4W) 698-8568 February 25 , 1994 Richard s Genevieve Roll: 1571 Peregrine Way San Jose, CA 95125 Re: Seascape Resort Owner AssociationCCfiRs Amendment Dear Richard and Ganevieve Rolla, We axe Imppy to inform you the removal of the 90 day occupancylimitation as a deed restriction from Seascape Resurt has beenapproved by the County of Santa Cruz. Please find enclosed a copy for your files of the amended cuntsfox the Sensuaye Resort quemers Association. Peel free to call us with any questions. Sincerely,’ VMZ Mark Holcomb President Malnl Geneml Conmm License No. 351273 Exhibit 3 Emprr-enls wanna fl by Balance LL-I we bl s moaneizru manna and ufl-vnr‘f mater! Comml‘l Iona A:I r-ghi: rained vat. 5449M 82 REWRDINO mumn BY AND AFIBR RECORDING RETURN TO: Sum Cruz Tide Company RE .f :1: - Santa Q12. CA 95060 SM 223 River Street. Sullu C RBSTA'IED ANDmum DEGJuUmON OF FEB m im (flmum” . ...J.|.- COVENANTS. commons, AND menu“ OF _ SEASCAPE RESORT .-.-.z. Emprr-enls raw fl by DalaTlea LL-I we bl s moaneizru migng and dud-vqry system Commhl INS AJ r-gh: rasewefl um: 5 4 4 9MB 83 WAT“ANDMNDED DECLARATION OFmm CONDITIONS. AND EmmONS OFm REORTW SECTION l. R.Em'l‘ALS 1.01. Description of Real Pmparty 1m. Multiple th 1.03. Ownuruhlp Imam“ L04. Common Plan for Project .CI'ION 2. DEFINITIONS SECTION 3. PROPERTY RIGHTS 3.0L 3.01. 3.03. 3.04. 3.05. 3.06. 3.07. 3.03. 3.09. Units Common Arm Emlusiva Una Gnmmnn Areas Parfilinn Prohibited Amman]: of Additional PropertyRmnm for Rental Program in Annexed Phase Easement! and Right! Exercise o! Property Rights Consistent with County Regululuna Provisiann Rulrictlng Dalegmlon of Use SECTION 4. USE RESTRICTIONS 1.01. 4.02. 4.03. 4.04. 4.05. 4m. 4.03. 4.09. 4.10. 4. I 1. 4. 12. 4.13. Use uf Units Parking Vehicle Restrictions Sign! Animus Trash; Storage of Materials Antenna; Roof Projmiuns Rantul Fromm M'chiwnural Control Window Covering Clothedinu Power Equipmem and Car Maintenance Drainage Table n! Content: .. 1 - 1.1 2.1 M 4.1 L’Dmrnenls raw ad by DalaTlea LLC m bl s moaneizru Imag‘nu and du-vnw mater! Copyright IDES Ail r-gh: ruselvefl SECTION 4: 4.14. 41.15. 4.16. 4.11. 4.18. 4.19. 4M. 4.2!. dfl. 4.23. 4.24. SBCITDN 5: 5.0 l, 5.02. SBCHON 6'. 6.01. 6.04. 0.05. 6.06. 6.07. 6.08. 6.09. 6.10. 6.] l. 5. i2. SECTION 7: 7.01. 7.02. 1.03. ?.Dt 7.3. vm. 5449mm 84 USE MOTIONS (Continued) Hall of Ommra I'm- D to Gammon mammfiund Fucimlu man fipum Pinata Nahum Hanna wILh Propel Dmumenrs On ta Management Nuisance Abatement Pmyam Management Pmy'am Use Constants: with County Land Use Document Flooring and Impact Insulation Wmhip o! Unlls and 'I‘imenSharlns Pruhiblllonn WANCE OBLIGATIONS Aunclalien Maintenance Obflytiuns Ownara' Muimemnee Obligation ASSOCIATION. ADMIRATION. MEhflERSI-m AND VOTING mun“ I0 Manage Project Mambmhm Weird Mombonhipmm of Mmberahip and Vodng Tammation uf Gals B Mcmbarahlp Apprwal nl’ Members Other than Declnranl lnspminn of Books Conmenumnenl of Voting RighmWarVm Membership Meetings Notice and Plane n! Meetings Board of Dimmers POWERS. DUTIES AND LINIITATIONS OF TIE ASSOCIA'HDN Pawan and Duties cl' Association Property Tm and Assessments Insurance thmrge of Liens Payment of Expenm Table of Cements . 2 . 5.! 6‘! 7.1 L‘ncurr-enls wanna fl by DalaT-ea LL-I m hl s moaneizru magma and dummy flute"! Comml‘l Iona AH r-ghi: rasewefl m. 5449mm 85 Ema SECTION 72 POWERS. DUTIES AND LIMITATIONS 1.1 0F THE assocumon (Gonunund) 7.06. thflfllad Acts 7m. Anion Requiring Gama“ SECTION a: ASSESSMENE 8.1 8m. Amman: In Pay; Parson! Obligation 8.03. Purpose of Ammonia 8m. Common Faculty Auenmam Exemption 8.04. Ragnar Annual Aummenu 8 05. Special Assessments 3.06. Quorum 8.07. Individual charges ~ 8.03. Equal Dlvlllon uf Regular and Spark] Annamaria 8.09. Commencement of Asmsmants and Individual Charges 8.10. Daunquem Amman: 8J1. Gannon of tha Amman! Lien SECTION 9: ENFORCmaNT 0F RESTRJCHONS 9.1 9.01. General 9.02. Spadfic Enfammsm Rights 9.03. County's Enforcement Right- SBCTION 10: BUDGETS. FINANCIAL STATEMENTS 10.1 BANK ACCOUNTS 10.01. Proposed Budga: 10.02. Adapi Budgc: mus. Budgets. Financial Statement 10.04. Rama and Ream: Study 10.05. Bank Amuma SECHON 11: INSPELTION 0F BOOK AND RECORDS IL! 11.01. Inspection by Members 11.02. Rules {or inspection by Mnbm 1 1.03. lmpeaion by Directors 11.04. sziuw of Financial Remain I 1.05. Reserve mun! Withdrawal Rmu-ictim Table of Conlenm .3. L‘ncurr-enls raw ad by DalaTlea LL-I m bl s alonnelzru I-Imynu and Gummy mater! Commhl IDES AH r-ghi: 'asezvefl m. 5 4 4 99m 88 m SECI'ION 12: MURANCE. Dmumofl. OONDBMNATION 12.1 12.01. Insurance 12.02. Dammtml 12.03. Condemnation SECTION 13: MORTGAGEE PROMO“ ISL! 13.01. Mortgage Farmland l3.02. Priorlly of Mortgage 1333. Payment of Thus at Premium by Monppes 13.04. Effect o! Breach 13.05. Mortgngaa'l Rights 13.06. Na Rmfimlnnn on Dwuur'l Right m lnw; and Em 13.07. Noam ta Mortgages 13.03. FNMA. FHLMC Murlyw ‘ £3.09. Dompllanea with FHLMC or FNMA Requlremanta , 13.10. _ Waiver: Ill l. Confllm SECTION 14: ENFORCEMENT 0F BONDED OBLIGATIONS 14.1 SECI‘ION 15: AMENDMENTS 15.1 35.01. Prim- Io Firs: Commune: 15.02. Mar Finl mnvqmmo 35.03. Rmmdation 15.04. Unanimous Consenl for Specific Amendment: 15.05. Amgndmenl of Provisions Enforceahla by County SECTION 16: GENERAL PROVISIONS 16.1 16.61. Term - 16.02. Owner! Oomplianc 16.03. Notices 16.04. Notice o! 'filnsfer 16.05. Dnlivery of Prefect Documanu m Tnmfzrce 16.06. Basements meed and Granted 16.07. Termination of Any Responsibility of Dedamm 16.08. Margaux and Consolidation: 16.09. Limitation: of Restriction: on Dachau! 16. IO. Samar 16.11. Fair Housing 15.12. Swmbflity 16.13. Enoppul Certifimle 1&14. Conflict with Project Dowmenu I635. Heading Table uf Contents . 4 - L‘ncurnenls wanna fl by DalaT-ea LL-I m II s moanelzru Imagnu and dummy system Copyright IDES A-I r-gh: raselvefl mm mantra? MIT D: m. 5 4 4 9m: 8'7 IDBSCRIPIION OF PROPERTY SUBJECT'ID DECLARATION DESCRW'IION OF ANNEXABLB PROPERTY 010%? CODE SECTION 1.030.080 AS DODIFIBD ATSECI'ION 1.14.0”- l. 4. ASSWSMBNT M11011mum Table of Contents . 5 . L‘ncurnenls wanna a: by DalaTlea LL-I m bl s alonnelzru Imagnu and fill-vnr‘r film!” COMM” 2W3 A" “5*“: 'fie‘m um. 5 4 4 9m: 88 RESTA'IED AND AMENDED DEQARATION OFm mNDlTIDNS. AND mmmONS OFWE mow!" THE RBEI‘ATEDAND AMENDED DEGARA’I‘ION OF COVENANTS.mmmoflsAND RESTRICTIONS OF SEASCAPE RESORT In made on the date haralnafiar m forth bySBASCAPB RESORT LTD.. a Cellfomin Limited Partnership. (herein referred Io u 'Declaram')and by Ilm comm: of m lust fll'ky-onepercam of the voting power ol'each dam of mam: n! theSmpn Ram Owner: Association. a Canfnrnn nonprofit mutual benefit mrpomlon('Annchlion') u evidenced by the certification of the Secretary nf the Association on page 16.4or Ink Deduauua. 0n February 27. 1992 Declamm reonrdad n Declaratinn n! Covannnfl, Conditions andRurlulnnn uf Sump: Resort In line omen of the County Reonrdar of Snma Cruz County.Canhmin as Document No. 13405 ('Orlglnal Dadnrmlon'). By this RESTA'IED ANDAWNDED DECLARATION OF COVENANTS, CONDITIONS AND RESTRIC'HONS OFSEASGAPB RESORT ('Dechraflnn') the uriglnnl Dedarntion h amended pumant lo Section 15.08 mated. Sections 1 through 16. inclusive. of the Original Declaration are hereby rmled andamended in their entirety ta rand u m forth below with the same force and efl'ec: u Ihnugh thisDeclaration were recorded on the dale of rwurdmton of the Original Declaration. Thin Resume!Ind Amended Dadaruion is assented Io. ratified and approved by at least fifty-nue percent of theHumbert of each class. SECTION I: RECI'I‘ALS 1.01. . Dedarnn: is the owner of the: certain ma] propertyin Santa Crua. County. Wanda. which is more particularly described on Bxhibh 'A' attachedharm mad incorporated herein. 1.02. Mam Declaram bu improved o: intends to improve the ran] propertyby subdividing and consuming impravernanu on i1 including nmctum mntaining 84 midanu'alUnits and one Cnmmercinl Unit in the firs: Phase and olher Impruwzments in amm-dannc win: tbsCondominium Plan afl‘ecling the Project and prepared and recorded pursuant Io Qlifornla CivilCode Section 1351. By thin Declaration. Declaranl intends Ia establish a Condominium under theprovisions of Ihe Californin Condominium Act. The davaluprnen: u! thin Project is in the first Plum: uf a propane! three Phaseproject. ll is anticipated that the future Phases. if annaxed. will consist nf npproximuely :96additional residents} Unils and other lmpmvmenu. which are more panicularly deam'bed anBdaibit 'B‘ aunchcd harem. all constructed in accordance with any development plms. maps Indspacifimtiom nn file with the Caunly of Same Cruz and [ha Cnlifumia Department of Rn] Estate l‘l [?:Kurnenls wanna ad by DalaTIa-a LLC m bl s clonnelzru Imag‘nu and du-vnw mater! Copyright 29m A-I r-ghis rasewefl int. 5449mm: 89 105- 93mm Eachm shall twelve title In bl! imnfldm‘ Uflflu I membership In tha amps Mort Owners mum ('Alnadflllnn‘). Ind ID “Mill unflfl‘lded mom interact u tenant 1n common In the Comma Area 1n which their Unit hdmilflupnfldadhamln. LN. WW BytthdnraflomDadu-nthnenhmmflhhnmaehmandphnhlhpmdmmcdmhw. mmmmmmmmtumarmmmmmmw NOW. WORK, Badman: thdadaroe that Ilka real propertydmfbadnn Ehflbfl'fi' MkMimed. broth“W umbmd.m mind. med, oecaphd. mid ufl lmprmed, unflae! Io the lhllavrlnl declarations. llnltullom,mam mdflnurmbflmflmm Illnfwhlnhuedeuhradmdngrudu be 1n mrthm urn plan al‘ umdomtnlum ownership fur tha prfiect. u described in Gnmhmin awn Coda Seeflm 1300-1370. and far the purpou nfanhanclng. maintaining and mule Wamdutmcflwmusufthol’rmw. and eh: ijact. andm purl. thereof. In worm with ma plan for Improvement offing Property. Pursuant to Call- fmnh Gvil Coda Mom 1858 and 1354. nu of the llmflaliuna. anvmmnta. mailman. rentflctlnnl Ind manta nhallcoanfltuu covunanu which shall run with ch: 1nd, bumomma u oqu'mbla amend“, and shall be hindlngupnn Deanna: and la Bmw-maudmmflpufluhmurmmw rmfi‘flaur luminarh m purl oflha Plum or aha PudecL 1.2 L’Dmrr-enls raw a: M DalaTIa-a LL-I m II s moanelzru magng and dummy mater! Camryghl 2MB AJ r-gh: rasewefl vat. 5449mm 90W In addlllon m other ddnlfion: prrwlded fur heroin. the following harm: than luvs tho following meaning: 2.01. W shall moan the Mid» of lmrpmuon of Sump Ream Owns” Amulnlinn mud w amendment: thereto. 2.02. W shall mam m: panlul of due com n! malnulning lmpmviglg, npnflhme linsnndmnmmlherpmywhlchbmbepfidbymdtUnhOWnern dnlemlnad Illa Anndaflml. 2.03. W mall mean the Sump: Ream Owners Association. a mm nannprom munulhanafll oorpamlinn. Ihe wombat: olwhich shun bathe 0mm o! Units. including the Commuelnl Unit, In the Project. their summon and wig“. 2.04. ' .nw . :7: -. \ -.-‘.- :51; .flmllmemmlumdromlium regulating the nan Ind enlayment of the Common Ara which may Isa adopted by tho Board [ramduo m rims. 2.05. WW shall mean Ilw governing body of the Awning, 2.06. Mm: Ihall mean [ho Bylaws n! Seascape Resort Owns" Amelnllun and any amandmnnuthemu. 2m. W nhaflmmUnflBSandnllnflhalamudefimdln tho findomirdum Plan {minding Ibo ganga. am, second Ind Ihird flam- ievola, and m Muslim Use Common Anna flu: ahail be nuined by Deanna: n: Ila successors and mint. The CamamlalUnu and its Masha Use Common Area shall he the only portion n! tho Property on which commercial mitten may be nonducmd. The Comm ‘ Unit shall pay 1n pro nu slum ofMadman Ammonia as provided in this Declaraunn. The Associminn Ind ha Members shall have no authority ave: thaopamuons affine mmmhl Unit nornny him therein in ammr the ma! pmpeny or tho minus profits generated thereon. 108. W shall mean the enlirn Prnjcct. wept n11 Units. and 1h:Onmmnmlnl Unit as defined 1n this Dednmtion and an shown and defined an the Condominium Plum. Tho Common Mu shall be owned by the 01mm of the Units u mmmmon, in equnl undivldad interests. one undivided inwest for each UniL The @mman Area Mada Ill Endusivc Una Common Aru- as hareinaflar dined. The Common Area for Phase l of the Praia“ k Ihu real propeny dmribed on Milan ’A'. 111: Onmmon Area maybe upmded lhrcugh the annexation oi“ additional pruperliu dmibed in Echibh 'B’. 3.69. W shall mun um include aha aqua! and animated wanna: of operating the Properly and any reasonable reserve far sud: purposas us round nnd determined by Illa Baud and all mm dodgmud Common Expenses by or pursuant to Iha Projm Documents. 2.10. Manhunt shall mean an atom in ten! property as defincd in Mfumia CivilCode Smion 135m), consisting uf an undividud interns: ln common in n]! or any portion of theGammon Area. togethar with a aepame imam! in u Ipm called a Unix. the bnundnriu of which ll L‘ncurnenls raw fl by Balance LL-I m II s moanelzru magng and dummy mater! Camryghl IDES AH r-ghis 'asewefl val. 54499555 91 m duaibw on a murded Condominium Plan in wfllcien: dam] lo locals all boundnlu lhereof,and such other appurtenant rights and imemm an m dumbed in m: Declaration, 1n theCondominium Plan n: 1n tho deed mnvsying Ibo Condominium 2.1]. Wynn”: slalll mum lha diagrammatic flour plan of the Unit: bum or to be lmflx on flw Property which identifias each Uni: and shows us dimensions puruuw to awGuda Section 1351, recorded an Ianuaty 16. 1992. in Beck 1959. Page 102. 1n aha OM31 Records of Santa Gnu mumy. and any amendmenrl thereto. Dnndumlnium Plan slut! include anysubsequent Condominium Plan for a. Phase of tho ijm n: identified 1n the Dednmlnn o:Amman: fur lha Phase Properly. 2.12. W shall mean theCuunty nf Santa 011:, Caflfomin. the Oounly In which rho Project ll located. 'Culnmr Land Use Dommenu' shall mean lhe approved Spedficman, :he approvedMafivo Map. rho Final Map ductibed at subsectian 2.19 hereof. III nundilinns of approval cf the Subdivision. ammunitl Davelopmnl Permit. Coastal 2mm Permil. Subdivision Aymara,Imprwarnm: Plans. and all uthar document: under or by which the County has Gamblinhed theWm and conditions under which the Property described It lubseuiou 1.91 hereof may bedweloped and med. including documents referenced therein (n.3, nil exhibit; Iha BIB and anyaddanda thmlo, aofla rqmrl. geologic roporr. biotic upon. etc}. This term includes duly amanded1nd eflufiva versions ul' all documents: 2.13. W mall mean SeasI-pc Rmrz 1.16.. I mlflumin Limited anmhip. insumo“ and minus, if such tumors and assigns are assigned Ihe righu of Declutan! pursunn:ln Section 16.10 hem! or If such mmm- or assign is a mongagaa acquiring Daciarnnt'n Interest in the Project byfnreclmure or by daed in lieu of foraflosum 2.14. mum: shall mun nus Remind and Amanda: Declaration. md anyamendments. mndificalions or supplements thereto. 2.15. WW shall mean a Firs: Mortgage: whn hu requested noun: by sending a wriflcn request lo the Wtion. stating both its mm: end addrem mad Iha unllnumber or address uf the unit it has [he mortgage on. 216. WWW shall mean that pnrlion of the Gunman Areadesignated Ior the exclusive ulc of one or mom. bu: Em; man an, or the wners u! Ilse separateinleruu aad which 1| orwill be appurtenant w Ihe scparale inure" nr inlerem fur the use: andpurposes described in Saclion 3.03. 2.17. W shall mean the final public repon for the Project issued Wthe California Depanmanr of Ru! Esma or any summ 5m: agency punuan: Lo the CaliforniaSubdivlded Land: Au (Businas :8: Professions Cod: Sacliun 11000 e: aeq.) as it may be amendedfrom time w time. 2.18. Emmi; shall mean all slrucmru and improvements on the Property.influding, but no: Hmiled lo. buildings. paving. fcnm. signs and la ndscaping. 2.2 [?:Kurnenls wanna a: by DalaTIa-a LL-I m II s wonnelzru magma and dummy mater! Cowml‘l 29m AJ r-gh: raiezvefl vol. 5 449m: 92 2.19. 3M”: shall mean lhal subdlvhlnn map entitled 'Seaiupn Resort. 'h'au No.. 1274, n Omdnmlnium Suhdivhmr. recorded on Seplomber 30. I991. In Book 84 uranium Page 63, In mg0mm Records of Santa Cruz County. 2.20. W shall mean a pemn or entity untitled loM In nan Amodaflun upmvidad lumin. Bad- Ownaror On-Ownu oil Condominium dull baa member. 2.2:. W shall meannmmm-dned ohms! mmmberhuaoandnmlnlnm or other pardon o! tho ?:qu A 'Mungagoa' Ihnll Include the banefleiary nndar a deed aim and any gunrnnmr or Insurer uf a Manny. “First Munyye' ar 'Fim Mow II one hum pdarky ave: all nth”MW nr holden of Monsign- anwmberlnn tho ulna undumlnium nr other portion of :he Project. A "Firs: Mortmoe' shun include any holds: (mwmmc and FNMA). Imam (including FHA). or guarantor {including VA) ul‘ I Final Mortgage un a mndumlniurn or other portion of lha Project. 'FHA' nhal] moan the Unuad Smes Dapamanl o! Homing and Urban Dwalnpmenr. Fadaral Housing Administration. 'VA" shun moan flu Dsputmenl o! Veterans Aflalrn. 'FHLMC' shall mean Ihe Fedora! Hume Loan Manama corporation. ‘FN'MA" slaw mean the Federal National Mortgage Association. Where any pmlnlon of the Prdec: Documents requiru Iha approval of I First Manama. the approval of H19 holder. imam or mmnmr of that First Mortgage shall be dwnad m ha lbs required approval. 2.22. Wm shall mean tho mud holder or holders of Hun. "mom than one, Io any Gundnminium in Ihu Project. Thin shall nu: include contract seller: or persons or entities having any interest manly as sacurity fur the performance of an uhlipllnn. H a Condominium {a sold under a reamed nunzrncl of sals (u a ramrded memonndum of web mama). thn pumhmr. rather than the fee Owner, uhnu be wnsiderad the 'Owner. 2.23. m shall mean and refer m a group of Unite and their appunenml Common Area wishiu the Project which in made subject to the juriadlclion of the Asuwiotlon bya Declaration uf Annanu‘un u vaidud in Section 3.05 hernia. which idamifiaa such Unin Ind Common Aronu a separate Phase». Each Phase cf the Properties may be covered by one nr more Final Subdivision Public Reports. 2.24. Mammy: shall mean and Include thin Dalmatian. as amended ham lime Io lime. uh: udu'hiu, if any. amched heram, together with the other basic documents used Iomum wd govern the Project. including the Onunly Land Use Documents. Arid“. Bylaws.Aluminum: Rule: and Regulations ind Cundnmmium Plan. 2.25. " “ ' shall mean the smite ml propmy deacribed on Mihll 'A' smelled herein. including all structures Ind lmprovemmts amazed Ind all ma alluded or m bu«med or allowed lineman or on such addilimml Progeni- which may be brought within Iha jurisdiction of the Amodalion. 2.26. 192m shall mean n majority of rhea: entitled m act. amp: in the me of aquorum mummy fur the lmpmirion o! regular and special Assessments net forth in Seuiun 5. 2-27 W shall mm a Unit. 2.28 mm shall moan Ihe enlim rel] propemr dumbed an Edu‘bil 'A"amched harem. includinglil structures and Improvement: erected or tn be erected thereon or on such additional Propnniu whim may be braught within the jurisdicliun of the Auocintinn 2.3 L’Dmrnenls raw fl by DalaTIa-a LLC m bl s moaneizru Imagnu and flu-vnr‘f mater! Coming” 2MB Ail r-gh: rained v91. 5449M: 93 2.39. W shall mean Ike Deanna!- 130. mu]: Ihall mun Illa elements of n Dandomlnlum Ihnl m nu! madlam wnh other Owne- of Candurdnluma in the Project. men Units and thon- halnashnwnundmleulatb dammed inlhuCundamlnium Plundeadaen Gentleman; mmDadIJuunn. Phalaloflhaijuchlfl bellnm lwmmwvn {a 2.4 Emprr-enls wanna a: by DalaTIa-a LL-I m II s moaneizru maunu and dummy mater! Comngl‘l IDES AJ r-gh: rasezvefl 'vm. 544 9m; 94W 3.01. W Em]: ol’ III: Units |re laparalely shown, dmhed, numborui and dealgmledonlhecandomlnium Hm. A UM: dounn: induda othwinaremln ran] pmpmyflm are 1m than estates In real pmperty. such as admin or nonuclusivommenu. In Imam deeds Ind pinurha m3 piwslnl baundm-lu oh Unit or nfn Uni!mum Inmmmammal the odflml plan Ihnll bamnduulvdy prummed m be In boundaries. rather nun thedaaa-lpuon 5mm lathndam m Chndnmlnmm Pun. reprdleu orminnrvarinmbm boundaflaa shown on the Condominium Plan u: In the deed Ind 111m n1 Illa building andrem o! sealing ur lateral mmmam of Ilsa building. Whenever rafmm lo I Unit ls mda In tht-Dachu'ullon. in thaOUndominium Plumin mydeed. oralmhamknhaflbomumdthu sud:Mm k made In the Uni! II n whole, Including each ems oompcnenlunll alumna. Bach Uni: Owner hm the rlfln Ia hymn and egrua from such Unllwith such 1-!an being poms! and appumnnm m the Unl] ownership. 3.03. W The Common Am- Ihnfl Cumin: o! Ihc anllra Projefl mp! nu Units Including Ihe Commercial Unh. u dufinnfl in this Declaration and an [hm an lhn Oandomlnium Hans. Each Unit Owner shall have as appurtenant ro rho Uni: ans undead interuun the CummunAroa of ouch ?}mc for and: Unll Owned. Within Plum 1 of the Project, end: Unit Om will make an undivided vain: inure.“ in the Phuol Gunman Ana u Tennnmhaenmmon. The Gammon Ana in any tubwquanl Phase of the Prajad aha}! bu conveyed Io the Unit Owners mud in each sud: mbsequm: Phase In equal lnterut; uch sud: Lawful shall be mhulmed baud upon a Imeflun. the numamtor of which 1| (1) and the dcnumlnator of which almll be 111a mu! number of Unlu situated within such Phase. 'Iha common hm appurtenant to each Unit ls docluod lo be pennants! in character and unnot be altered without the consent of an the Uni: Omen waxed and any First Mongagee having u wwmy imam: In the Unh. ns mrmad En In mended Declaration. Such Dummuu inmu cannot bu Iepanaed Emm 1h: Uni: w whim ll Is appurtenant. Etch Unit Owne: may m flu Gunman Areas In accordance with tho purpmu far which they Ira htmded wllhnul hindering the amino of or eneroaming upon the rights uiany other Uni! Owners. 3.03. WWW Thu following described portion: of the Common -Am rem Io an the'flwlmfve Use Mon Near are hereby sat aside and allocated for the exdufivsusaoftha Oimrofthe Unit lowhich lhayare awed, mm byUnk numbuanlha Condominium Plan muted by Dadarant nr Immanu- as may be maimed by the Board: I. Deck arPatin Aransdulymwd by D (Unit Number} are Ippneable In Unit: 1 thmufl. 84. h. Parking rpm designated "P’ or “HG“. Unit BS shall have as Exduslve Use Common Areal ail those p spam immun- identified on the Condominium Plan whh shall Include Lha following Parking Spam PM. P15. F16. P17. P18. P19. H0. W1. PE. P23. 924. P25. P26. P92. P93. P94. P95. P96. PM. P93. P99, P1011. P101. Pm. P103. PIN, P105, P106. P107. P108. P109 and P110. 3.1 L‘ncurr-enls wanna fl by Balance LL-I m II s moaneizru manna and Gummy mater! Comingl‘l IDES AJ r-gh: raselvefl m. 54 49m: 95 c. All those areas identified n 'Bmcluslva Use Common Arm fur the bmufil of Unit 35' as shown on lha Onndnminlum Plan which induda. Inn um nm llmitod m. Stair I. Snak- 2,slalr 3, ma Landlng Dock and an Dank and hugAm: flaunt Io tho Conference Center. Unit B, and the Pool. lnnludlng the rim Io condua general comma: acmlllas Inclndhg food and beveraga service withln tho Ewlmive Uta Common Areas. Thin Sumhm 3.03 may um ha amended without Iho men wrllm approval of lhu fledunm or lu sum and migm. 3-04- Eflfllflnmmhlhflad. 11w Gammon Amnhullrumfln unflivided user Earth above.Em! as provided by Culllomln CM! Coda Sudan 1159, m Owner nlnfl bring any action for Minn. ll being w 11m :hls restriction ls necessary Ln order tu pruam Ihu rm“ o! themm with aspect to the operation and managemem ohhn Prajacl. Judicial partition by sale of a Ilnglo Unit mad by two or mote penuns and divhlnn uhhe sale proceeds l: no: prahihiled hereby. bu: partition uf clue Io a nlngle Uni: ls prohmmt 3.05. WWW Additional Pmpeny my be 3mm Io and human subject to thin Declarulon by any oflhe [oliawing mmhnd: net north in Ihls Section. Upon mmthn. Iddllinnn! parcels shall bmma mhjenl Io IMI Dalmatian without ma nemadty ol' nmnndlns mdlvlduu minus thereof. a. MW ThePrcpurzy dammed on ml: 'B' shall be annexed Io and become n pun of mu Project. subject m Ihis Deckmtinn. and subject w flu jurisdiction u! Ike Anodation. without Ihe 9mm of the Amdutlon or I1; mambo“. or whhou: 1h: uncut of the 0mm on condition that: (l) W. Any Innuuion pursuant to this Seuion aha“ ha made prior In tho third anniversary of the inunnoo of um original Public RM for the immediately proceeding Phase. Deanna: shall be under nu obligate: Io develop or amen said additional Phase or rad Pmpmy and Dednranl makes no representation with Impact to whether or nnl such additional real Proparty will everbe dwaluped m- mnmd and that such devalopmem :‘lflnbeefllsemiu! m the prior Phase. Thin Sealer; shall nalbe amended without thawrlttcn approval ram. (2) minim. Any Innmmn pursuant to ah]: Section shall not mull 1n an unreasonable diminution of the benefits m or an unreamnable lama in the hurdm upon. existing Owners in Iha Project and [hail be comment with the Plush; plan presented :o the Morals Department ol‘ Mal Baum aI Ihn limo cl“ Ipplimflon for tho original Final Public Rape“ for the min of Units in the Project. ll is mticlpated um :hu Inn] number of Units annual In the ijwt pursuant Lo :hls Sultan willbe approximtnly 196 additional Units (3) WW A Badman" or Mamas“ shun he recorded mvatins flu: applicablu portion of ma property to be annexed. Said Dedanfion may oenlsln such uomplumonmy additions and modification: 0mmmummy and Miriam contained in this Declaration u may be mu Io refleu me diflmnl uhanuet. fl any. of the nddad Property. as arc cumhmn: with the Scham- uf thin Declaration. b: WWW: Upon approval in writing of the Asmdnflan, puma!!! lo vole or written consent afflfl/Jfi ohhe total vutm residing in Members 3.2 Empmenlsc'awafl M DalaT-e: LL-I m il s moanelzru magng and du-vqry mater! Camrygl‘l 29m AH r-ghis 'aiewefl vuL 54 4 9m: 98 cum than th- nednmnl. tho Amcmlon and me owner o! any prom who amines m mu 1: Lu Illa nhama of thh mum and lo nuuefl It m theJIu'lsdluIan oi‘ Iha Madam»). may filo ofmid n Dminrlflan «Annmtlon. Sold Declaration mny comaln sud: mmplemenlnxy additions Ind modification: at the manna and mtrmlonl contained In thin Declaration na may bunmuy tn mafia: mama“: chateau. ll' any. a! tho added property. u nominal with the Inherits n! Ihln Malian. hid Mrmlun shall lndudo daslmunn o! Uni!» and Gammon Arm fur the purpou of Ihln Mum. e mm: Aha! flu required mnmtion pmadura fur eachmmm completed (i) an Mum In Ihu Prqlon shall he amidst! lo use all Gammon Area 1n theam Plum. mun lo m summons 01' Illa Dunlamlon. (u) Dwnm nhhe annual Property shall thereupon henna Manhu- of the Mancimon. shall In mum to the Dednmucm and shun ha unlined u: mu all mm: Anna of lbs Project; and (III) nil Oman of Unlla in the annexed pnnlan n! Ina Waperw dull have lha lama mcmhenhlp mud min rights as other Oman. VotesM not bu m mid}! h Phase. After um nnnmtlon an on the fim day n! the mumhmm Ills don ofmrm the Hm Unit with a Fame. me Association mwmem: shall b:mammal: mo ohm Pcupmy being Immuta- n pmpunlumahuanflhe total mpunse: of tho ijm on tho mush nu the nlher Pmerly In Iho Pm”: u provided In Section 838 hanks. Ammanmm fwm 0mm: In Illa Man may ha upended by the Association without regard Io Ihe pmlmllr Plum tram Which Incl: mammal“: orifinmed. All Owners shall haw mlemu tor mucus and eyes: Iomna of the Common Am :hmughnu:flu entire Franny. mum Io Ila: pmvhlun- o! 1M: mum. aha Bylnwn o1 the Anndadon and tho [lulu n Remmumu o! lho Amodmlun tn Emu from lime la time. 'fllh Munich 3.05 may nnl ha nmendcd without the moss writmmm! nl Deana)!!! er himmcnmn and nulgu. d. WW: Fulum lmpmrurwnu m 1h: Project will bemaktam with initial mmmmv In term «quality n! mnnnulnn. 3.06. :7..».-.-.-+. r-H i. . .w ' ‘x Badman: shall pay to the Amelmlnn. om malty wllh Illa clmin ol‘ Ill- nuuw for [ha rim sale of n Unh in an annexed Phi». appropriate ammuformm: l'nr replacement or defined mnlnxamnu nICm-nmon Area Izfiowmunu In the mmmd Film umaluncd or nthlng nut ol' the nu and accupnncy ol' mual Units under I mm! progrum undue]: Ily Dulurnnl winch 1m been in afiwl for a W331}: lust um your u ul’ the dale ofdmlnn o! ma mm for Ihe Em n1: of u Uni: In theln'flfl m. 3.07. MEW- lII addition m any and nil a:he: mama and rights contained in this Madam the Properliu ahnll bu Inbjau tn Iho following menu and runs: 2. Mu. Every Owner shun hum u nonmeluam wt of enjoyment in and to tho Common Aron. Indudinn 1W and cm Io um! from hll Unit. However, such nunmdusive right: shall ha mhurdllmlc lo. and dial] nnl inlerl’ctu wilh. afimive right: aver 1h: Baldwin's Use Comm Am. fl an . Each Hum nonuctutlw slam Ihnllbo Ippuflulnnl Io Ind aha.“ pass with the title n: Illa Unll. nu am In mu follawlng pmvhlona: (1) Swim 9 ol um Dulamlon authorize: tho Board to Imposemummy penaltiea. temporary nu mien: of um 01mm time nl a manhu- nnha Anneiaflon n:- othm appropriate dlnlplhlu Im- nllure In comply wish Ihe l’mjmt Dnmmem'sprovlded that the 3.3 L‘ncurr-enls wanna a: by DalaTIa-a LL-I m II s moaneizru maunu and dummy mater! Comngl‘l 2003 AJ r-gh: rusewefl ‘vuL 5449mm 97 umbihludprmduroa m inflamed £m- notlae end hearlngwhml ullafy the mhimumWants “Communal Coda Section 7341 wllh respect Ia the accused Mamba: befma dedslon ta Impose dlniplinl Ls ruched. Thus pmaedwes are net out in Section :2 of the Bylaw; (2) Tho right of tho Amvclathn in dadlute o: transfer allel- my pm u! the amour Area Lo my publlc Im. authority. or ||de for Ina]: purposes and mum m cud. candida!“ u may bu ayeed In by Iha Members. Nu sud: dedication or transfer shall In afloat: ml”: an immanent aw by rm-tldrds of tho Mamba! ayaalng In such dndhauon at inns!“ hm bean recorded. provided. Imwevcr. that nu Inch deflation shall hnpalr the Inga Ind again lo any indlddual Unit. h. -. .;.- g :.- -. x: c -,: , Ensemeamand/nr righu ovur and under the Prupony fur £11: imullaflon. repair an maintenance u! death. ldaphuna, water. pa um unitary am:- linm and facilities. heating facifltla. able or master Will“ Inlanna lines. dnlnngn Enduring, walkways nnd landscaping an shown m1 1h: must] Map cf tho Pro em. Ind as may be hereafter requirad or needed to undue the Property, m hunkyrmwed Ky Declanm and Ila successors and assign. handing the Amdallon. Iogmhar with lha right Io yam and mnafu- Ihc acme. 111a Association «hall haw an mammal am the mmmemlnl Unll [or purpmu of maintaining any hating plumbing and clearing] equipmeal contained lharain thsh union other portions of the Project. Such easement shall include reasonable requiremanuhrlha safety. amen and ordarty upumiom ofrha Gummemhl Unit whim sndl malnlenanea operation: mt. g Wish”. Each Unit within the Prnpmy is harehy dnclamd to have a rim over all adjoining Units and tho Common Area far the purpose o! accommodating any enmhmut due to enguwlng errors, error: in origin] cannruction. settlement or chiming of [ha building ar any uflw mun. There shall be valid righls fur the mnlmanmm of mld Encroachment: as lung as they shall mint, and the riflfls and Dbliylions of Owner! shin not be ultered in my wayhy said machment. acttlcmem or mining; provided. homer. um in no wen: aha]! a valid right fur mchmant bu emulad In raver of an Owner or Owner! 11 said unmuchmunl Downed duo ta llm willful misconduct of said Owner or Omen. In Iha mm amum il partially or lumlly deatruyed, and then repaired or rebuilt, thc Ownerl of each Uni! ayes that minor mmachmanls aver udjuining Uniu or Common Area shall be permitted and thnl “1m shall be valid rights for :ha maimcnanoe of said encroachment: m Ion; al flwy shall adst. d. WE. The Board my authnrize ins agents and amplaywa Io ante:- my Uni! and/or Mum's Use Common Ame When necessary in connection with any mainten nun. landsnplng. oomu-uctinn or security £m- which theAasociasiun is responsible. lo ease: emergency repairs or Io efl’eel necessary rapaim which the Owner has falled Lo perform as requirnd by thin Declaration. Such entry shall be mode with as mu: inmnwniems to the Owns:- u practiabla and any damage unsed thereby shnu be repaired by the Bonu-d a: th- npansa nf the Amelilion. Emmi)! in m uf an cmergunq. 24 hour advance notice shall be 33m to lhu Owner DI mpflul. e. -.== 'wru. ‘ u- z :u- 1:! de-mnhernby resents menu India: right: aver the Gammon Arc: fur commun driveway purposes. for drainage and encroachment purpouea. and {or ingest to and ayes: from the Common Area: for the purpom of compleling imprwemenu thereon or far she parrormama uf "many twan- work. Said mama: audio: right shall nummatimm terminate six years anu- the renordatim of Ihl- Dmmion. 3.4 [?:Kurnenls wanna a: by DalaTIa-a LL-I m II s moanelzru magng and dummy mater! Camrygl‘l 20m AH r-gha 'aiezvefl val. 5449M 93 3.03. '9..-.'u,;2 -I hum“ I :r. fill .- «I 1 u Inn ,= I x: Mmrfiflu.yamadhemndarmmmmmmflamypofimpmuimamumyomenfiu such pmperg Mn shall be mnhed eouhmu with Gama Land Use Bowman summingMomentum unoflhuuhjm pmpuny. Nochumuo: almfloninnohdevnlupmworma may be commenced or completed wnhonl the nppmul of aha County In Ihn mu nub mmhraquhwhth. H- npuual ’uw‘ei H.‘ .‘u. Mmfmwwmmuflm mdsnjoymemnfthafldenindu lug ream Wntodnamembannfhhfnmflyfih gnaw. mum. empbyem. and luvflm and In such other puma: u may he permitted by ch: Hymn Ind mamtlm Rules. sublet! hammer. to Ms Declamion. Huwmr. Ir m Omar hm nld Ms Uni: mu mum purchaser ur huleawd or ranted 1:. tho Owner. mambenoflhs Owner.mm. h. employou. and invites nhlll ant be unkind In m and enjoy anyofaueh fldm in the Mien. lndudlng :he tmentinml l‘adllllm. while all of Illa Owner'- Unlt 1| add m I comma o: mud Io tenants. lnmd. the contract purchaser. or manta. while occupying lush Unit. nlull ho entitled Io Ina and enloy web righu. tadadIng the random! fadflfiu, Ind anMute Lha rm“: of us: lad uuoymun! in Ihu lama manner u l! Inch comma purchaser ormumsm ”Owner during thefiriodofhhmnupmcy. Bach Ownornhan now the 8mm n! Na:- Ansoan-‘on of the mu at aw ennlrm purclmm of such 0mm”: Uniz. 1nd If nquired by Ibo Madman Ihenamu of my unams ofluch Owners Unit. Bach Dwaet. canine: yum.m‘ tenant also dual! thhESmtary cfthe Amelmlun o! the names of all pmom mwhum sud: Owners. nnnma purchaser, or mum has delegated any rights of use and oruuymanl and the relntlomhlp that each such puma: lubjam lo euspualon Io tho same men! u ma the rlgI-m ct Oman. No uuch delugalion shall Idle»: an 0mm from liability to tho Winn nr 011m: Owners [or payment of menu or psrfomance of the caveman conditions 1nd realtMInns mlnlned In this Dedmxlon. Any lusc. mntal ayeemenl or counsel cfmla enterd into between an Owner and a lama: nr contract purchaser or a Unn shall require compliance by the tenant ormum: purchaser with Ill of lhe covenants. condition: and restriction: mnlalned ln thismm, which pmisiun shaube for tho express benefit of {ha Amdaliun and each awn“ Ihafl hula a right Io adios: dlreuqy agninu nny tenant or comma: purchaser or an Owner, u wen as spinal the Owner. Int nunpsrfcmam of any of the provision: of this Dadanllm to th: lune«tam nu: such right of mien aim wins: such Ownu. 15 Ifnwrr-enlsc'a'e-uad by DalaTlea LL-I m hl s moaneizru Imag‘nu and qll-MW fllflin CW‘WQ” 2W3 A" W": 559”“ m. 5449?“: 99W 4.01. Win. No Unit. a: my portion thereof, than be occupied and Luna omega: for ruidumlnl purpmm by the Ownan. their mum purclmen. 1:99am, lama or nodal gummp! tor the Cameras] Unit. No trade or hashes o: mmmmlal activity shall ha canton onwmnduund lnmyUnfl. mp! that Declaraux. ltslmmra or migumuymnduuuuhdammmm Manor about theOommemhl Unit for mute om“ Mac: ma may manyUni: ar tho Oumamlnl Uni: in the ijeci mad by Badman! for modal display and mm um“ purp-nua durinamnrudlan and unfit the In: Unit in sald by Dadnrnm. nr until 6 yuanm thodun ofdoaingnlthaflm sale on Unix In :heProlezgwhinheverocms-ufim. mprnvlslnna n! thlnSeedon shall nut prohibit home mpauom so long u they arc manly incidental Ia Ilmm of the Uni! u I dwelflns. m- purmmsd by 10ml law. Ira wnducted in such a mamm- u m notadwmhv afloat mhw Ownm' us: and erunymem of [ho Project, and haw received print wrltlen approval of the Board. All uses of the Unlu am «pram unwed to the local ordhmnam and town of SanaG-u: CouJ-mr and any maul n: cammarcia] use Ihermfnh Uni: may bombjec: lo many to Ila:Canny far Transient Dmupmcy 'Ihx. ALI Owner: will bulndlvldnally responsihls tn {ha County for any such Transient Oncupnncy Tax. 'l'hls subsection 1.01 may ant be amendud wllhuul tho empress ertIan appwval ofthe Dachau: o: ha mar: and Mums. 4.02. m In addition In the apnoea conveyad with the Commerdlj Unit, [herammining unconvsyed parking spaces within the parking garage may bu unsigned by the Boatd orrennin unnumw fur them of all Owners. [halt temntl mdpam at thedixwmion of 1h: Board.The Board may pmmulgue and anfurw rules vending Ill parking within Ihe Project amen forthou apnea conveyed m Iha Oummardal Unit. 4.03. mm. No trailer, camper. mobile home. mmmarcm vnhiele, truck(mhu- Ihm a standard she pickup truck). lnopemble automobile. or nlmilar equipment shall bepermitmd m remain upon any area within the Prnpany. Commercial vehicles shall no! includesuds“ or standard a'm pickup mick: which arc used bulh tar business and pursanul use, providedthat any signs or mutiny of a mmmercinl mlure on Inch vehicles shall be unobtrusive mdinuficnaive as determined by the Bond. No nnisy or moky vehicles almll be operated an theProperty. No aff-mad unlicensed motor vehicles shall be npmled upon the Property. Nu vehicle rapairs. car washing, recreational vehides. momma. muzorhed skateboards or other similarvehicle may be npnmcd m- repaired within the Project. 4.04. Sing. Nu siyt ufany kind shall be displayed tn the public view on or fi-oln any Unitor m portion of tile ijeu without the approval uf Ihe Association, map: as follows: a. Oneaim ofcustomary and Immnahln dimensions advertising a Uni! brute,1mg rent nr exchange displayed from a Unit: in cumph'anne wllh Civil Code Sections 712 and 113‘ b. Such signs as may be used by Declmnl nr its guinea: in oonnainn withIhe development er the project and saia of Units; and c. Such olher signs nr notices as are required by law ur as are otherwisenencmry m peflw a riyn provided for in law, L‘ncurnenls raw ad by DalaTu-a LL-I m II s woanelzru mag nu and dul-vmy flute"! Copyngl‘l 2MB AJ r-glus rasewefl m. 544 9m: 100 d. Communist] Bigna mumblem tho Gammamial UflL 4.05. m No Bnlmnll. reptiles. rodents. 11mm Muck. or poultry shall beMMmiepthwUnltorpoflhnoflhaMed. 4m mmmmmm- MMMMMMWW Maths Property.md ulna am. ha allowed» mumuhte thereon. Garbag- mdmshWMHMMhmnflmmpmwmm 4.07. Wm. Encepl for mantam. chlrnneaa. vent stanlm or otherimma m- quipmem upon nl- prdeezlng l'ram thuronfchhm installad byDechmncawlufuw immunprovamama. nomh flemorequlpmentshaflbeamad or mun- l-nined upon flue ouwde ofw hufldlng an :ha Properuu No alteration lo ur modification ul'a central talevlainn antennaM or cable lalwhion mum. whldaavar fa applies hie, n:demopedbybmlarmtmdmm mmmmmmmmfllbapennmfi. without tho wrfltonmluonl of the Board. 4.08. Mum. Subject. to the mm: and condition- nf this Declaration. the OmmorUnluahallI-mve them to rent theme. Madam lhl Board la naflfiaduf them: nfmomm. and thedurnuun oftherenul. ThnOw-ner shall make mush}: to tho tenant the Was, Bylaws. Dodmllon and am Eula: and Regulations oftha Amoda- fla‘n. Allrentalnmuu hein wriflngand be expredylufiecnn lherechncumanw and the breach orang- prwlaion aha]! be a demult. under the lune or Rental Mame. With mpmt mtheaflualremhgol’n Um.n0wnnrmutthn1raola dim flea. elect. Lu he responsible for me ranting or mair Unit, or m daleama the reuponnlhmw 1hr them“! oflheirUn'fl Wanna! 33m unhelrchdue. 11w Declarant. ila Indy», or the Owner ufUnfi wmoperate amid agency program on the premises arms Commercial Unit. Imludhg thp mduaive right tn advarttue 'Tha Smpe Resort and Conference Center for commercial purposes related Io the Gommmlnl Unit. Noflingmflinad 'm thin lemumahnflvminmmion. the Bond or my other party. any intereat in the opamflm of the Commardnl Unit or anybum thereofna In pmfiu. mthodn ofapanfiun nfmy other similar manna. anhlng ummhmdln thisDedmLion shall serve lolimfl themcufmymer unlmt. a renalaw lb? that Uni! prafidEd. such rental campuen with all d’tha Project Documenta umfl Rules and 3331mm , No duty shall he imposed upon tho Dadamnt urmynum- party involved with thehumus of the (kmsmial Unfl. to provide mu services. Including on-dte management b the Aamdnfion m individual Unll. Owner: unless puma!“ man expn-uwrltten contract to provide the name. 4.09. mg. No structural durum tn the interior of o:- Common Area surrounding mu Unit. shall be made and no plumhmg or electriull war}: within anybaring o1- comman wall: shall he performed b3 my Owner without. the prior miller: moment. of the Board. provided however. no Bum u:- Ansnelatiun apprun] shun be ro- quired ibu- Impravements contlructnd by. a1 the direction ol‘. or With the approval n!‘ thethnnt. £2 L‘ncurnenls wanna fl by Balance LL-I m hl s alonnelzru Innag‘nu and du-vnr‘: mater! Copyright Zuni A-I r-gh: raselvefl m. 54 49m: 10 1 No Melba. Mon. wall. obalrucflon. mean, awning. or Iu'uuum of any kind shall be unmanned. around or maintained upon the Pmpeny. nurshnll Any alteration or hnprovammi of kind be undo therein until the same has been urpmved In mlllng hytha Bond. Hans and69mm” showing Illa naturo, kind. ships. no or. she. muerlnh 1nd lomlinn or such lmpmmanu, mantle». m. aha]! bu lubmimd In lb: Bond for appruvnl u to qunuw at workmanship and duiya and harmony of mums] dusty! wkh admins alumna. and an ta mum h: relation lo surrounding structural. topography, Ind finish yids elevation. Pumas nr um Board Io ac: within #5 days nnur tho plans hm bun submitted to k shall mnnmutu approval. ln :hu avanl of the failure of any individual Unit Owner m mm Iy wllh a written dlracflvu or uxdar [mm flue Board. then in such em: Illa Board ulull have the r und authoriw to perform tho mum matter cf such directive or orde: and Ihu mu of Inch performance aha]! be dmraad to tbs Owneronhe Unit In quonllun and maybe recovered by xlw Buard In an antlnn o! law amino: such Individual Unll Omar. 4J0. Wag. windows shall he meted by drapes. 3!de or shuttm and Ihall mt be painted or mend by fol}. cardboard or similar mlerluls. All windnw Ming visible {mm the Common Area Ihnll be cf a materiaL duly) and culm- whlch. in thaoplnlm'l n! the Board, II compatible with the maria:- daalgn and coloration nf adjaum! portions u! lilo Project and arc identical In appearance :I those originally fumlahed by Dechmm‘ 4.11. flaming No exterior domasurm or other outside clothe: drying nr airing faciliiy than be erected or maintained on Ihe Properties tn any location Munro the mama would be visible from any am or nnlghborlng Unit. Furlhar. no clotha washers. flames dryers, refrigerators m- frman. or my ulhar Ipplianm or debris. other then barbecue. and deck fmniluru whk'h shall be kapt in a clean and orderly manna: mly be kept. slated or operated an any balcony. pub. porch or other exterior area. 4.11 Wm No pm equipment. work shops or ear malnlemnu or any mm Bhall h: mined on the Project withoul the prior wrilten approval of :ha Board. Garage and storage room door: shall bc‘ kep! cloned a1 all time: weep: when In nae. 4.13. mum No Owner shall do any m or mmlruu any Improvemnl which would haterferevmh the natural or established drainage system: ur patterns within the Project without the mine]: mm! of 1h- Board 4.14. ' ' o Thu Owns:- of «Ch Dnndominium shall be liable Io the Association tor n11 damaga Io tho Gammon Area and/ar Improvmemx thereon mused by such Owner. or any ompam of his Unit or gum. map: fos- thnl portion Maid damage. itaqy. fully covered by insurance of the minim. Liability of an Owner shall he established only liter notice In lhe Ownarnnd hating behra the Board 41$ W aA Every member ol‘ the Minion shall have I right la m tho rmeational [mimics silunmd on the Common Area. subject lo the following pmlaiuas: ‘J L‘ncurnenls cram a: by DalaTlea LL-I m II s clonnelzru mung and du-vnr‘f system Copyright 2W3 Ail r-gh: raselvefl voL 54 49m: 102 (I) The right anho Amocladnn tn cums rummhla fans Eur manna or am mMy bymm": Ind w flammmemmmmmmmwm dmbaandmmofduu. b. MOmrmav dilemta. In u-rdnnuwflhtheathnmimfiaflb the Unusual“ al' the Prawn Rules and Regulating ruin nl' anlwem to the manila”! [admins lo funny members. lama or contract purelusars who are occupying tho Unit. lathe want chm Ibo unit la ntharwln mpled the Owner will have waived tho Mil u1mm Communal undiaughompanq hum 4.16. mm No basketball standards. hoops ormbmds or other [Ind [ports appnmuaahan bestmhad tow Unit army purl nfflmfiumonohu. 4.17. Mm. Thu purpurur shall ha dmlomd. 0mm mmmmnedm ummunwmledmuflmlvammambeennkdunwuhinwumw mwmdmfiqwfimshfllmudngbadmawmwflchmhwmmmmmwnnmwmwhhhmhwwhwflmmmwmmm orm‘nUv-mr’lUnlIm-Onmmmorwmhahniuanywqmtmnuor lnlmnee for the PMRL m- l'uranyulher Unlhorcauaawlnaumm polleytobeun- mldwbmmumflzsaltomwflnumgmwhlfihwillimpdrlhammrnlmagrlloMwauWhahaflu-eahupuhucnm Hummehomufmmlrn am! 7:00 mn..nnnoiaa aha]! he permitted inany Unitwhlchmmures an denlbah or graterformthMIOeemndalnlheadlmthnitoermnnm tlfl- Each Owner, mum pumhasar, lame. tenant. guminvlleear other mum: urn Unitor user ofthe Camun Ara: Mummy with Lhe pmidmn nnhs Pweet Documents. 4.19.W Twenty Fan! (24) hour ammo management nl' Lbs Pmpany and the uqfauam Mm boundary ortha Nemborhood Park shall buequlrad nth maul!» 4.30 Hg‘mca Abaflgn} Emgdure. The Project uhan ha subject to the nulannueWtwucedm net ['0th in Section 1.03.030 nrtha Cuunly Codaaa codifiedat Eac- Bon 1.14.010-1.14.GBD ofthe County Code, a cow of which in attached lloraw m Exhibil. ‘C'. £21 MW Conunuzeim-dumgumgmdmflbaprwflcduaflummbythemuonfhrfieminmmdomfinnofflmmm Sufi: mnuhnflbeprafldedhyamagemmenfltyundummmfithlhem- fimwhmpluyaoflhnmaodufim. km . : -« - u _g flmdmlnllndmdf lhcmfieetl’rupartylhaflbe ‘ 4 n . ‘ _.E__' '_ A '_.'_"3; numiatenl. with the Oman Land Use Documents. 6.4 Emprr-enls wanna fl by Balance LL-I m II s moaneizru magng and dummy mater! Camrygl‘l 29m AJ r-gh: rasezvefl m. 54 49m: 103 Am. WW “flan mlnlmlam impact Insulation elm min; nun Ieplmllng floorlnulllng ambllfl shall conform ta llama In «Eeu an thu data of Project a and mmmoflon. 111m mall be no alteration nrmwaloflhn floor madam tmm :hmulnntauad by Illa Duluth: 1n the onuu'uctlun of the ijeu which will mun In an mam In mung mamboiun Inna w aunt Units amp! lo: alumna m momma. and my mumWhy alum I’umhh not 1m thin tho demonmpua insulsllnnW bymmarm insulted by Dachau. 4.24. v. : . --. - 3-m- m AsmaflUniuvuIedhpmna urmflfluu er! theDadnnnnlummnmmmemmhlpdmnhumuhnflba by no mare than four persons or entities and any nuch ownmhlp interest mull be u mannin- uommou m- an julm tannins. An tn all Units vealed In persons or cumin mm: lhm the Declanm. its 51m or 8018M. tha ume-sharins of limo Unlu n: defined In Submaion 3.10 herein. or the division of the m:nhip of thm Units. Iubuquanl Io aha origins! transfer or tho Unit tram um Declannl. fm- the puma of mung 'lnlennl' or 'shnrud' manhlp. shall be prohibited. 4.5 L‘aturr-enls wanna a: M DalaTIa-a LL-I m bl s moaneizru Imaging and dummy mater! Comngl‘l 20m AJ r-gha raiezvefl vm. 5449M: 104 ' ml ;. ' P ._ a Anodnlm Ihall have tho {allowing during (a) To wand ambush, Inc, manage. operas, improve. mnlnlalnfiepur andW the mmmun Ana mm in facilities. Improvements. and landscaping without limitation an-alta nwrity systems. Including ma mriu door lock system or llm Unit and providingramlur pant! of tho bmch amass Farm system. vim warlock. Gaunty roqulrndammo htmrovements. n1! paths apnea. mud m buildup. tunm. walkways, lighting, and private 33533!th on mCommon Am. and any alher properly anguirad by or subject m tho control u! lb: Amdnfion, lncludlng personal properly. In a mfg, umimy and surged” condition, no as not Io auto a nuisance. Nolwithnnndhag the foregoing thn Amodulnn shall hm no duty tn maintain the Unlla or tho non-uructurnl urea: and/or Omar banked Improvnmenu within the Emluaivo Use Gammon Arm mp: um [ha Amclalkm shall maintain and "plane u neeeuu-y the murky door loch on {ha Uni“; and (b) The Association shall eonmu with a Mangheer for annual inspection of nn-Ille nut and gram traps. Said civfl cnglnw Ihall clean m repair Iheas devices nu nmary. Annual mom shall be submitted to tho Planning Department [or ravin- and vedflmdnn. (o) Thu Assoclmlon shill parlour: In nhlinllnm hereunder in compliance with Iha puninant elements of the County Appmved Han for Mnlmenanca ol‘ the Public Band: Parldng 'Ihflu, Vista Overlook. Bunches and Raving and tho County Approved Lamina” Maintenance Plan. Tho mutton shall also bear Ihe oust: for the repair lad malntonanca of cummcm man dnmngad by lilo presence o! woad-daalmying pests m- organism (A) The coats of Impurity relmtion during the ropalr and maintenance of tho Furna- wilhln the responsibility oi lh- Association shall ha borne by tho Owner of the Ieparntemen afimed. (B) (i) The Association may came the temporary. sumrmry remavu oi anyoompam for sud; periods and at such tinny as may be 11W fur prompt. attentive mamas: of woud-dectmylng pm: or urgnnisms. (‘2) The Association shall give noting of Ih: need to temporarily vacate a sopanuu Interest :0 the mpanls and m III: owners. nu! lass than 13 day: nm- more than 30 dm prior to the date of tho temporary ralocalinn. The nou‘u shall sum the reason £m- the m:npunry relocation, the date and Iima of the beginning of treatment. me anxicipmed date and time o! termination of treatment. and um! the occupmuwm he reaponsibl: im- thel: own amnmmudntions during the temporary relocation. (3) Nolin: by 11m Amhtion shall bu deemed wmplue upon either: (a) Personal delivery of a copy of the nouns ta the occupants. and sending a copy of the notiu tn the Owners. if dificrem than the I-upunu. by Erst-clala mail. postage propald at the mas: mrrem addrm shown on thc boob of [he Awociauion. 5.! L‘ncurnenls wanna ad by Balance LL-I we bl s cmanelzru mag‘I-u and dud-vnr‘f system Comingl‘l 2MB A-I r-gh: raselvefl um. 54499105 105 (h) By samilnga copy orlbn notion Io mammal! a: the separate lamest addreu mdsenw of Illa notina lo Iha men If difierml than lha amp-nm, Iyflm-dua mu. pm pmpaid. n: {ha moat current address shown on the backs o! the Amdadm (C) Forpm of ml: saukm. “osupanl' manna In Ownu. mum; gaunt, Invites. unant. Inset. auhienee. or other perm: tn possession on Iha mule intuwt. flnnynnhamalnmumurrepair wnrkruhmdmabcwah nammadhylhnwmndm n :amotthewnarmhmmflngmuwinviwm. :hommofnwhspdalmuunur shallbochutanahla In ma Omar u provided In Section a. 5.02. MW. Each Owns: of a Gondumlnium Ila“ bu nsl'ble for maintaining his Unll. lnduding hut nmllmiked m tile equlpmelu and Mum in the U and ill Interim- wfll. milky. windows and dean in n safe. sanitary um! nmuiw madman. Bach Owner 1m oomph“ dlm'ellnn u to Ihn choice o! furniture. furnishing, and Interim- duoumung. map! window may he covered only by drupaa, shutters a:- slndu idenflul in Ippamnea to flmu nrlp'nnlly fumbhad By Decimal. and may 11°: be painted or cow by foil, ardbnard or uflmr skulls: materials Bad: Owner aha shall be responsible tot mpah‘. replacemm manning of the windows and glam of his Unll, bmh ulsrlur and intuit"; and fur malnlajning Illa non-umcruml mun audio: Owner Installed Improvements of Ilia Ippununam Muslin Use Chmmnn Ara In a min. mnllary Ind mlmcflve condition. Han Owner innate maintain ht: Unil nnd/ur Na Exclusive Um Common Am m provided harsh: in a. manner which tho Board mamub'ly deems uncanny to preserve tho lately. apparatus India: ulna onho Project, tho Bond may notify the Owner ofthaworl: nirud Ind uast that II bodane within a mmable and specific perlod. If tha Owner tails Io pfiom such m lemme mdlm- repair: wllhla uld period, [he Board shall. subject In the :10de hearing mqnimmmum Inn}: In Iha Byiawa. luvs tho right tn enter upon the Uni: und/or Mush: Una Common Am m mm mun maintenanaa nnd/ur repair work to be performed. Cut of any luw repair or mnlnmnca shall ba chugad Io the Omar through an Individual Charge n provided in Sedan s hereof. Notwithstanding the [Drawing in tho awn: of an emergunay adding nut of the Mun nfan Ownar to maintain hh Uni! and/or E‘xclusive Use Qmu-nun Area. the 30nd shall have the flan, throng: its agem- nnd employeu. In immediately emu- tho Uni! and/or Exclusive Ute Common Am: m nhale the emergnnq and indIvldually charge Ihe coal thereof to ouch Owner. 5.2 L‘ncurnenls wanna a: by DalaT-ea LL-I m bl s moaneizru mig ng and daivqry system Camrygl‘l INS AJ r-gh: rasewefl um. 54 49PM 106 6-01- WW m ”Him!“ 0‘ "W NIH”: WI hf Ila upendmohhacnmmuflnlum. Ihaflbevundin IheAmdnlion mmmmmmju Documents. and all appflnbia hm. lnllnnl and ordinances of any menial ur quad-sovammanul body m- Ipncy hating ufindicdnn om the Project. 6.02. “mm Encthner uhaubeammhrnflhuAumhdumudMnmm I Mambo: «hand until such limo u mmhlp mm I‘m- nny mm. at whla time sud: membership In the Amniaflun shall automatically cease. 6.03. Wu. Membership In tho Ammlnllnn nhnil not bu transferred. pledpd. or nllaaatad In any war. map! upan tho “1e nr encumbmnea o! the Uni! so which it b appurtenant. and then only m tho purdnser. Ln them of I ale. or Mortgages. in tho cue n! In mmmbnnue of Inch Unit. A Mcngagea doe; nm have membership rig“: until l! becomes In Owner by Imeclunre w dud Ln lieu thereof. Any mwmpt m maka a pmhlhitad marm- ls vow Any person or enliw Inquiring fee tlun nr «gullible line lo a Una. whathcr by rum: of I dud ham the Owner m lhmufi a bmrlnauta. shall within l5 days oi acquiring mch [me influm the 35:61am In Uniting of the data such flu: tmnferrad and 1h: name or namm 1a which due k 6m. WW Thu Anselmo» shall huwlwo dmuufvmln‘ Mamba: QM umA Member: ahnu be all Owners mpIDadamnland shun ha antltledmomma {n1- uch Unit mud. When murauun mperaun uranmy mm n Unmallwd: Famous Ind Infill“ shill be Members Ind aha vole fur such Unit Iflmfl bu marched u they among themsdves determine. WI In I'm even! shall more than une vote be cam with rupee: m any Unu. gag]. 1h: Class B Member shall be Iha Decimal“. who shall ha entitled ta three votes [or each Unit owmd. 5-05- WWEQ. The Gnss B membership shall be irrwenlblyWIOGMA manhmhip onthaoouunmoeolwhichavaruhhatnlhwinghflmmflmm (3} On Iheaeeond annivarlaryoflhe issuanos of IhBSubdivlsion Finn] Public Report fm- Ihe most recon: th of the Projmt. or (b) On the fourth anniversary of Ihe issuance of nae original Subdivision Final Public Report for the fire! Plum of the Prujacx. 6.06. WWW. With the mpfian nf anions unmarked fur me Moment of Banded Ohlimxions. m nation which requiraa the approval of a pman'hed majority ufdme voting pm of Members of tho Assuming“ other than 1h: DcdaJ-am a‘lmll predude tho Dadmnl from caning votes attribunhle Io suhdiviaiun interests which ha own: 6| Empmenlsc'av-uafl by Balance LL-I m hl s moaneizru magngand dummy mater! Comnghl IDES AJ r-gh: rasezvefl m. 5449mm 107 Where a m dun voting nlructure h still Inoflact, any mien requiring the approval hthe van m written mu: on prmribcd malaria of ma dam A voting power shall um require Ibo Vole or written mom o! I Inn mainly of the Gnu a voting power. Where: singledusvulngnmctummmar thumbs amalgamAmbethlp. approvalofnnylcuanbylha mmorwdmn manta“ numbed mjm-ityoflha coulwtlng power of 0mm other than the Deanna: nlnll aha require ma approval by volum-wflmn assent of a barn Moray o! Illa loll! voting pawn: of tho Association. 6.07. lam All Mamba“ thin hm reasonable am to impact thobuoka,m and finanml nmamm nf tho Annclmion. Including annual audited flnnndal statements when ouch are preplmd. puruum: to thin Declaration and subject In mo lama 5.08. WWW. anlug rights attributable Ia Units shall not Va: mull ammonia against those Unlm have bean levied by the Alsocinllan. 5119. mm. Thu vat: for each Unit may no: b: mt on a tractinml hauls. 1f lbs Go-Ownm of a Unit m unable to awe among themsalm-aa 1n haw [hair vale shun ha cast.Ihq shall florid: the vase on :ha manor in queue». I! only one Gwaun- mmius ma vote ofu pmluular Unit. il shall bu mnflusivcly pruumed tor all purposes that ha was acting with the aulhnrhy and consent nf all other 0mm: of the lama Unit. 1f more than one Cb-Ownar marches the vote for a particular Unit. their votes shall not bu counted and shall be damned void. 6.10. WW. Regular and speck! meetings ochmbers and 0mm Board nhafl be held with Ibo frequency a: Ihe lime and place md in accordance with the pnwmom of theBylaw. 6.] 1. WWW erkau notion cf each meeting of the Members shallho shah by. ar u: tho direction oi lhn metal? or puma aulhnrhed Io call the messing, by mailinga copy of such notice. postage prepaid. a; lean 10 day: hut not more than 90 days bafnra suchmeeting to each firs! manage: mquesung nation and to each Mamba. nddressnd Io tho member's address 1m: appearing on the books of the Association, or supplisd by such Member tn HmAsmdalinn for the purpme of notice. Such noliee Ihau specify the place. day and hour nf mmesh; and. in the am of a special maeling. the purpose of :ha naming. Mutiny shall be baldwithin the Project or al a meeting plum n; clan thereto an possible. 6.12. 3mm, Thu affairs aims Amelatiun shall be managed by a Board o!“Direann. whichnhall be mblished. and which shall eunducl regular and special meetings awardingIn the provhlum of Ihc Bylaws. 6.2 L’aturnenls raw a: by Balance LL-I we bl s wonnelzru migng and dud-vmy system Comingl‘l 2MB AJ r-glu: rained m, 5449mm 108 101- Wanna In nflflillm mum puwaru and dutiu mud [n its Wan and wn n! Hlaawhem pmidad [or hamln. Ind without limiting tho generality thereof. them n aha]! have the following powm and duflu: n. mum To delommallpwm tummminou. ammo: umpwyeua of tho AnochIipn u mrcnly Authorized by Ihc Project Documents. b. MW Tu employ a mummem agent and to mm with independent wntnmam lo purform nu or any pm of the duliu and mpmslhlflflea or the Assudatlnn. pruvldod [hat any contract with a firm or parmn appnlntad Is a managing apnl or any other centric! prodding tor Wicca or the Dachau: Ihdl no: mead an lnldal 3 year term renewable by the panics for 3mm one year periods and Ilia]! provide fur thy right of themum: to lurmlnnm the same Ear cause upon 9D days written notice. c. Mam To maintain tho Project ”mum by the provisions of lhla Declaration. d. 333m To Eupervim all often. agents Ind amplayeen of tha Association and Ice thu their duliu nu properly performed. u. WW To levy and collect Assessments and an provlded in the Project Documents. impm fins or Inks dixlplhmy action Egan“: any Ownar ta.- faflum Io pay Amenmantn or for violation of any pwvision of Ihe Frojeu Documents. Penaltlm may include. but urn not limited to: fines. temporary suspension of voting rights. right: m use of the facilities on the Common Area. or ulnar appropriate discipline for failure to comply with the Project Documents provided that tho accused Member ls given noting and lhu opportunity Io be heard by the Beard with mpw lo she alleged vinlntinns baron a decision to impale discipline is ruched. Such notice and hearing prmdures shill Ballafy the minimum raqulrnmenm of Gnrpomtionl Code Section 734 1, which arc rel fonh [n Sam's" 12 of lhe Bylaws. f WW- To enter“ applimbie Provisions 0f the Projem Dnmlméms fur the ownership, mtmgemem and ammo] oflhe Project. g. mm Tu adopt. amend and repeal reasonabk ndencnmistent With tho Project Documenu relating tn tho use of the Common Arc: nnd nlJ facilities thereon, and the conduct of Ownnrs and their mmrm purchuera. lessen. tenants, guests and invitees with reaped Ia lha Properly Ind other Owners. A copy of such Association Rules as adopted. amendm or repealed shall be mailed or otherwise delivercd lo each Owner and a copy shall be puma! in a conspicuous plum Within the Common Area. h. Em. Cum: Io he kept a complain record u! all its nets and nurporue nfl'nirs and to prawn: a amamenl Ihareof {a the Members n! Ihe annual meeting of the Members. nr ax any special meeting when such statement is nquulad in writing by 5% or mom c! the total voting power of the Association; Imep adequate and norrec: books and records of amount. minum of proceeding; of in Memben. Board and cumminm. and a record of im Members giving their names and addresses and classes of membership, 7.1 L‘ncurnenls raw fl by Balance LL-I we bl s moaneizru Imaging and dummy flute"! Cop‘mghl 2MB AH r-gh: 'aiezvefl m. 544mm 109 i. W Tb acquire. Provide and ply tor warm. am, garb“: 6|:me refuse And rubbish ullamlon. elecu-kal. Ielcplmnc. y: and other utility serving: II nmary far lha Common Area. j. MW. Tu gram manta where11mm fur minde- andram militia: mar the Common Area to um the Common Are: and 1h: Unlu 1g WW 'Ihmmiuflmemmnghunmtedmmn thlu Dednnlion tor Ihopurpaun utpnrfurmlng rho malnlenam authorised harem or for any othar purpose mnmnnbly related 1n the perfume: by the mention or the Board of that: responsibilities. the Milan's amt: or empluym. l. mm. To ennu-aa for goods md/ar amines lm- the Gunman Areamam!" and mmm ur fur tho Aunclntinn. lubjee: Ia Ilmlmimu elsewhere aal forth in ‘ho ijec:Documenm m. To Emil Iha number arm mnersmuu Who mayuu any inclutiaa on the Common Area. - n. Wm. To nequim {lay gm. porch»: or oxharwise), Wu, hold. improve, build upon. operate. maintain. wnwy. sail. luau. mnlfer. dedicate fur public use or athawha dispute of real m- pmanll pmpafly [n connection will: :hu sfiaiu of [ha Alsaciallon. a. Ema. Tn prepare budgets and finnnc‘ul alatmams for the Associationu prmlbed 1n this Declaration. p- MAW To ohmin and ply the eon of [$331, amounting mdulhar professional sewing; necessary ur proper tor Ihe maintenmne and operation of tho Prujwand the enforcement n! :ha ijed Documms. q. ' . Tu enter upon nay privately owned Unll n: mommy In munmlon with conalrucliun. maintenance or emargmq replir tor the benefit of the commonam or flu owners in common. r. MW Tu sleet thn numbers of the Board. i. Eilflnsiasfingg. To fill wmncim on the Board created by the removal ofa Ema member. L Wm 1r rquired by the manly. the Amaimion shall manila: and provide rmrd: mlnu've In (he acupmmy uf the Units wiihln the Project bypuma: cum- than the Unit Owner which are deemed by Ihe County no constitute nn occupancysubject In the payment ol' Transienl Occupancy Tu. 1.02. WW. Each Owner shall bu ohlimted to pay any tamor ammema levied by Iha County Assam: against his Unit and persons] property. Tu the uncut not unused Lo nr paid directly by the Owners, [ha Association shalt pay all mal and personalproperty mm and ammemz levied upon any portion of :11: Common Area or other prupmyowned by the Associau'on. 7.2 L‘ncurnenls wanna a: by DalaTlea LL-I m bl s mannehm migng and dummy system Cop‘wrgl‘l 2M3 A:I r-ghts 'usezvefl um. 54 49m: 1 10 TheMoclmlun shall prepam and ma annual muralurmwlua 11m munmm“; am! the State o! Gafltcmia and make such elections an may humanly lo tadumor oundmm u“.m unbnny oi the Amman. 7.03. W. 'I'hvoaoclmlon shall maintain usually. llnbflh'y and num- Inlunnoa nu behalf“ Illa Anonmlon u required by the premium o! lhls Dudaralion. 7-m- mthmnl, Tho Association :hdl dlndm-ge lay paymcnt, mam. any lien mills! the Gammon Area. and Imam the” mu Ihereofln Illa Owner: mmmm- for thomanna of said Hen. 7.05. W. The Association shall pay nil mum and obliylinm ' [neurmd by the Association in tho canducl of In bullnuu including without limitation, elllloumn tam or ammonia] charges levied or lmpaaad against tho Rupert}! u! mu Madam ‘mfl Wm, The Association. thmush ll: Board, uhnllba pmhmmd final uking any ofthe Mowing actions. map: with the wt: or written 2mm at a majority unha voting powarohm Modal!“ rmldlng 1n Member: ulher than ma Dadannl: a. Entering into a contract with a third pamn wherein 11m Ihlrd person wm furnish pods. management or services fur the Common Area or the Anodnlinn far I tnrm loam than um year with Iha {allowing ancepllnna: (i) A management contract. the toms u! which have been nppruved by 'Ib: auroral; Department of Rea! Estate pursuant 1o Immune of the Final Public Report. (ii) Amum with a public utih‘tymplny it the men dmrgad for eh: maladies .xr survim are regulated by um Public Utilities Oomminion: provided. howuvnr, that tho term nl' Hr: unnlrau shall not Md the shartus: term fur whld1 the Iuppller will comma at the resumed ma; (Iii) Prepaid casually aud/or liability Lnnrnnaa policies cl no: m exceed three yearn duration provided that the poucy permits short rate mmfladon by the hsmd. (iv) Lacs: ammmta for laundry room flxlurs and equipment of nnl lamed Eve yuan duration pruvided thu Iha lessor undar the agreement is ml an entity in which the Declarm [m a direct or indirac: ownership inlerut cf 10% or mars. (v) manuals to: cable telwision mice: and equipment or menu: dish Idephnne sewim and equipmen: of not Io exceed fivs years duration provided Ilsa: [he supplier is n01 an entity in which the subdivider 1m n direct or indirect ownermip interact nf 10% OI‘ mum. (vi) Agreements (or sale or lease uf burglar alam- and fire alarm equipmant. insullmion and minus of not Iom Eve yam duration provided um thunppliar 05 suppliers am not entities in which the subdivider ha- u direct or indirect mmmmp imam! n! l 9b or more. 7.3 L‘ncurnenls wanna fl by DalaT-ea LL-I m II s alonnelzru miunu and dldmlr‘f agate"! Cou‘mgl‘l IDES An r-gh: raselvefl m. 54 499m 11 1 b. lnmn-lng sways: upendnum tux capital hymemenu la the amt: Area lnanyfiaealyoarlnmof5%otthe hudynladgms «pen»: uhhcAssodullmEm-lhu fiscal year: n Selling during any final you Properq o! the Associatlnu havlngnnmflfair markct valuo meals:- 1hun 5% o! tho budgescd you memes of the Aundntlnn tar that rear; d. Paying wmpennllon Io member: of tho Board or In owner: u! ma Amdnllun for union panama! 1n the annd uni nt Illa Amuclnunn'n buhan: provided, hm. IhauhuBoudmayeauuaMemberm-nmwr mbanhnbunedfmupenminwmd marrying on tho bum u! (ha Ameimbu; and a. Filling of n mncy on the Board muted by [ha removal of a Dlreuor. 1.07. W. The Board shun lake. the following nation: only upon obtaining comma of Mamba“ u follows: (l) Tho Ouulent of mmird: of 1h: voting pawn: of the Ameialinn residuum Membeu other than aha Dachau: m lung u Ihn Declarant holds or dlnuly annuals a: luau 259$ o! the voting pwer of tho Malian, and after Lhu Dedaranl no lungs: mnlrois 25% nr more, Ihe consent of lwo-Ihirda of lhu total voting power nf nu Members shnfl be mung to do the Inflnwlng: (I) Borrow menu. and onlywllh the assent (by veto or whim consent) or Iwo-udrdl (2,6) nrMam‘ben. mortgage. pladgq dead 1n u-usl. or hypothemle any oral] otituul er panama! grupefly u security fm- nmncy borrowed m dubts incunad; (ii) Dudiuwnefl or Innsicr all oi m any pan o: any Imam i: may have in the Gammon Area tau: public ayanqu. authority, cu- uu‘lity for such purposes and subject to Inch conditions u may be mad m by "1c Members; provided the! no such dedication or transfer shall be emotive unless an Inm-ummt has been signed by m-Ihirda uf the Munbers agreeing m such dedimion, sale ur lrmufar, and any sale of all cur subsamu'auy nu oi me corporation's am must be in oompmnca with Secuinn 7.0mm) below. (iii) Participate in merger: and consolidations with nlher nonprofit corporations organized for the 8am: purpose or annu addition al residential property. pmidad Illa! any merger. eonsolidatbn or such annexation shall have the mm by vats of rwo-lhlrda (2/3) of the zonal mm raiding in members other than the Declamu. (2) mammal of lmfi of Lhc Members shall be required m long III there 1's any lot. pami. mun. Uni: tor which the mmialion is obljgted m provide managamam. mintsmme, pmarvation ur matte] fur the Associaflnn lo do the following: (i) Transfer all or substantially all ol‘ its assets; or (Ii) File n mnifimte of disulution. 7.4 L‘ncurnenls raw ad by DalaTIa-a LL-I m II s moanelzru miuhu 8N1 flld-V'W ili'im CW‘I’W” 29W A" pg”: 'afllm um.5449n'as 112W 8.01. Wm. Declarant, and his sumorln harm, 1rmy, fur end: Unit owned by ll. and each Owner. By acceptance of a deed therefore. whether or nu:ll shall bu In mu! In such dead, comma and ageua lo pay to the Madam: (1) Emu"Annual Assessments and (a) Special Amuumm Io: capital improvmunts or unusualwmbe ambushed and collected n Imam pmldad (uofledivaly 'Auasamanm'). and (3 IndividualChm Md against nn individual Owner, Io ha ulublbhed and collmad as p dad 1n thisDeduction and In the ulnar Prajaa Documarm All Amman and Individual Chum. together with my lute chum hum.collation auxin Ind reunnable attorney's {m marred in collecting dullnqum! Assessments andIndividual Charm shall b3 tho personal obligation oftha mer orsuch Uni: m the limo when theAummenm or Individual Charges fell duo. 1f mare [hm nan person or enlmr wan the 0mm:- ofa Unit at 1h: time the Asmmum or Individual Charges fen due. ma personal obflptlun to pnyuach Aammm and Individual Glam: shall be joint and several. 11m panama! obligathn tordalinquam Asmara“ and Individual Charge: shall not puss In any transferee unless “prammnmm! by him. No Owuet may mmpt himaolflmm liability for his Asmmema or Individualdang“ obflgnflnn by waive: at {ha um or unjuymanl of any of the Project. ' 8.02. Wm Tho mum“: levied by the Msndndon shall be usedmumely fur paying the cum of and unling mauve; for the mu of all obligations which theAssociating: h authorized nr obligated Io narrow: an described In this Declaration. 8.03. Wm. Tho Declanm and any other Owner ora Unit may be exempmd by the governing instruments {rum Ihn payment of Ihnt portion of anyman! which is for the purpose n1 datum spam and reserves dirnuly attributable lo ahaexistence and us: of a common facility that ls no: mmpleta at Ihe time AssaumenummAny unempdon tram tha payment of Amumems thnll ha In affect only until Ihn Mas: of thefollowing events. (1) A Noun of Completion uI the common facility ha: bean mended (2) The common facility has been placed into ass. 8.04. Wm“. The purpue or Regular Annual Assessments la todefrg-hmflb nae: attributable to the Whip. nparuinn and furnishing of mmmon services by fluAN n. Unlil Jammy I of the year immediately following the Iim mnveyanoe of a Unit Ioan Owner, the Rggflar Annual Amman: for each Unit shall be prescribed by the Board.Thematic. the Board may not. wflhunl the vole or written assent of Members mudmflng aqunrum. casting a majority oI tho votes at a maeling or alumina or Ihe Association. impose IRaglan: Annual Amman: per nubdiviaion Interest which i: mare than 20% greater than theRegular Annual Amman! {or the immediately preceding fiscal year; provided, howevar. that lhepower ol' the Bolrd shfll not be [imited with respect tn Regular Annual Assasmmn: lumen forthe rouowing purposes: L’Dmrnenls wanna fl by Balance LL-I m bl s cmaneizru magng and du-vqry system Comingl‘l IDES AH r-gh: 'asezvefl m. 5449mm 113 n. Addressing emergency niluafiuul. Fur purpose: of thin sealon, an macaw situation is my on: nl’ Ih: fallowhg: (1) An ulraurdlnary upon” requirnd by an order of a court. (2) An extraordinary manna nu-nry In repair or maintain um subdivided Prom or any pan of LI fur which the mam: In rupnmihia when n flung m pennnn safety on me Property ls discovered. (3) An mmrdinury wens; laminar Io repair or maintain (ha subdivided Properly or any pm of ll for which the Milan l3 rumnaihla [hat mum not haw bun munably foreseen Iry the Board In prepaflng and distributing tho pm mm: aparalmg budgel. Homer. prior to the imposition or wflwion oi In Msemnqm pursunnx m this paragraph, aha Board 13ml! pan a ruolutinn containing wfluen findlngs u Io lhe naceuny of the unmnrdinnry expense involvad and why the upenw was not or could nut have been reasonably [man In Ihe budnellng process. and um rmlutiun shall bu dimibuled lo the Members whh Ihe rumba n! ammem. If the Em fail: la dlstrlbuze ma pm form: operating mlcmmt as mqulrad by the :nhuectinn enlldnd "Budgnta, I-‘Lmncinl Smtemenu“ (In Semen m) tar any fiscal year. the Anaemia: may no: immune in regular annual mam for that 11ml year. an aulhurlud by CM] Dada Senator: 1366(b). unlass Ike Board has obtained Iha approval of a majority of the votes ul a muting of thy Membcrs II which u quorum wu prmn‘l. Far the foregoing purpom a quorum mum more than 50% o! the Owners of lhu Association; and the mwing mull be conduciad In ammo: wilh Corporalion Coda Suction: 7510-1527. or 7613. or my sumac: smua 111mm. Thaprovislons or lhiuuhmction untitled ‘Rogular Annual Assassmenu‘ are intended to amply with Civil Code Section 1365(n) and (b). 1f thm sections nru nmandcd in any mmnzr. lhn provisions of this subsection automatically shall be amended in the um: manner. providad that if mil Dada Sealan 136603) i: repealed and no successor statue ls enacted with respeci to restrictions on mammals the prmisiuna u: the subsection man remain in run tome and em. Regular Assessments shall ha payable In equal monthly Instaleenu. due on Iha Em day of each month. unims the Beard Idnpu some other basis for cnllnclinn. 8.05. 11w Board may levy. In my mam year. a special Assessment applicable lo lhnl yal- only. for thy purpose cl dnfraying. in whale m- in pm. 11w coal of my communion. rmnnrua‘um. repair or rephoument of a capital hnpravemant upon uh:Comm Area, includlng fixtures and personal Property related therebu. n: tor .traordinanr expenses moaned by Ihe Association Ifthe specialmuessmcnt exceed; ln the assume 5% of Ihe budgemd grass expenses of 1h: Association for Ihu fiscal yaar. the vole or written comm" of Members mnstituting I quorum, uning a majority of tha votes at a meeting or election shill be required to approve such meal. 1n addition, Ihe Board may not impoua, without the vote or written mam of a majority of Membm consuming I qnnrum. railing n mn]or5:y of the Votesm a duly bald meeting or election. a Sprint Mmmcnt which in the aggrenua mud: 5% n1“ :11: budgeted moss mpensu of the Association for Ihal ml year; provided. hawover. 1h: power of the Bontrd ihal‘lmzim be limimd with rupee: tn Special Assessments imposed for emerganqr situations set on a n. 8.2 L‘ncurnenls raw fl by Balance LL-I Va II s moaneimu magma and dummy flute"! Cop‘mghl mm AH r-ghts 'usezvefl m. 5449MB: 114 8.10.W Rngulu and Special Assumes": hvlad pununnz lo this due they become due. WWW I. Runnable mu Incurrnd heullaulns 1h: daflnquanlmmem. Includingmmmbla mow: tau. b. A late chm non mums Io perm: ct aha delinquent mam or tan duflnn (510). whlrhmr is master. n Interest on all sums Imposed in amurdmna will! thin lemon. Including the daflnquenl mam. reasonable mu nfwllactiom. and hm charges, n an annual pmlaga ram not Io med 12 percent Immut. cummancing 30 days met aha amen! lawman: due 3.11. Wm. Each Assessment u: ismnllmam. mgmherwkh any lam charge (not meding 10% of the delinquent asaesmmm ur $10.00. whlchever ll mm. m- Iuch gnaw Amount n my bu dlnwed by law). Interest. enflullnu mm and reasonable ammeys' fees. shall he a charge and a munuing llcn upon the Unit andnnl Whlch eachAlsasIn-lam In made. Ihu lieu lo became affective upon remrdannn uf I Notion of Deunquen: mama“. A11 lace dings. Imam warm and mall n! collection shall comply with mflfurnla Civil Code Section[mm m ma mam Ihn ll Is applicable. 8.4 L’Dmrr-enls raw a: by DalaT-ea LL-I m II s moaneizru Imagnu and dummy mater! Cop‘mghl 2MB AH r-ghis 'asewefl val. 54’4 9m: 1 15 8.06. mm. For the purposes o! aslahlluhing 'Asseasmems' ubuva, I quorum mum mar: than 30% of the Members of the Asmdntlon. In nddiliou, any meeting or elmiun of Ihu Association lo: purpoam n! complying with 1th Subsumion and the Section above animal: “Reyna; Annual Ammmn' shill he conducted In amrdanoa wllh Chapter 5 (mmnendng with sealer. 75W) of Pan 3. Dlvlllon 2 o! Tine I of the Gnrpornllnna Coda and Sentim- 7613 a! Iha Corporation: 0mm. 8.01. 15mm IndemJ Charge. mly be levied mind a Member an Inflows.- n. MI mnnsIm-y penalty impunad by tho Association Ia n dlnflpllaary measure for the Iaflura of n Manhu- 10 comply with the Project Documents, or. h An a mm of rnlmlaurnina the Ameiuion for emu Incurred by moAmodntlun for the repair of damage to Ccmrnnn mun: Ind fadlltlun for which the Member wa- tupunslbla. or w otherwise bring the Member and his Uni: into campuam wkh the ijeclDocumenla. Such Individual Charges {other than reasonable late charger. interact, ausu of collection and reamnnhla attorney? fees relaled Ia {ha collection of Amman) are nu! enrcmenhla through tha flan pmlflnm of the Project Documents. An Individual Charges shall comply with Cautomin Civil Cad: Suction mow) :o tho amen: that u la appfleabla 8.03. u ‘ v 1i “Lu. . .I I , ls. a .' i: '.--.t! II ~ . R&gulfll‘lfldspeflmmmflnmlhlu be [:le n91”: each Uni! (and [Ia Owner) unaqunlly, [or msnmnnu. Pain: md Rug! Ruervu,buad upon tha min of [ha quire footage unhe flam- nm of the Uni: m (he wlal square fanny:ol'xhe flour am Mall Units combined within the Projent subject 1n Amman more specificallydetailed in mm]: E 'Auesnmenls Allocation Schsdule'. The bnlanoa of all mntmemnoa andrams rasponslbfljflu of the Association shall bu equally prurmad among (he Units n5 prwldadin Exhibit 'B". Exhibit 'E' may ha revised and superseded by the recurdntion of a Datamation ofAnnexation Io: Plum I] Ind m of the Project setting forth new Assessment Afloatinn Sohaduinfor lhu Project. The Dnthmllnn of Annexation: tor any subsequent Plum may provide such appropriate reeflmtlon oi“ Aueasmmt obLigatium as the Badman: deems necessary m prupurly be subsequent Association maintenance obligations for any future Phnse. Such futureAssessment Allocation schedules will be controlling and binding on the Asmciation and Owners tothe men: Ihuy modify lhll Swim 8.03 pmidm such Aueument Allocation Schedule: areapproved by the Deptnmam of Real Esme lo long as the Department or Real Ennis retainsjurisdicuon mm- rhn sale of Elm Project Units. The above notwithstanding, a special Amman: against Unit Owners in the Projecl an shall beprovided in Seclinn 12.02 of Ihe Declaration. tn raise funds Ear the rebuilding nr major raps]: atthe structural Common Area Units nf Ihe Project shun be levied upon the bash nfthe mun of Ikesquare footage of lha fluor area of the Uni: In he assumd to the total square footage of floor amof all Units subject :o mam. 8.09. m s 'v' r . The right to levyAssusmenm and Individual Chargas shall comm: as tn Units in a Phase oi the Project on Ihadoze of escrow fnr the firs: mnveynnce of a Unit in that Phase of the Project, Regular Asmmzmashall commence u tn all Unit: in a Phase of the Project on the first day of uh: month [allowing thefin! conveyanm ol a Uni: in that Phase under authomy of a Public Report. Thereafter. R2301"Amman: shall he levied on the 11m day of each month. 8.3 Emurr-enls wanna a: by DalaTIa-a LL-I we bl s moaneizru Luag‘ng and dummy mater! Comngl‘l 20m AH r-gh: 'aiezvefl vut.5449ms 116 c, W I! Ihero La a daunquoncy in the [Jamaal u! anyAmman: or men: Inmanmml an I Unit. any amount: that are deflnquem. tumu- with the [ale charges. Dom of nullacunn. remmbln utomnys' tees. and Interest un nu or the {mug sums (n: Iha maximum nu permitted by hwhhafl be n Han against that Unit upon the rmmadon In the oflea o! the County Recorder of a Notiue of Deflflgent Amman u provided In California Gvfl Coda Swim: 1367. Ewi- Ownel'. IndudInBD rant. hereby appoints the pmon or entity dnslmnled by IheAmcluionu tho *trualee' In tho Notion ufDalh-aquenl Mmmanr, o: such substitute trustee u £1 designated purulent Io Morale GUI! Code Scalar: 2934 n}, an his trustee. and each Owner mpnwanmnh u-ulloe Io enforce Iha lien and Io [creams the en hy tho private pm u! sale provided In Sedan mifd) of Iha Miami: CiVEl Gods. s: that alatule my ha revised. amanded or 31mm! from tints to lime, or by judicial furedmun. Each Owner further grunts to such Imam [ha power Ind Imimrlly lo null tha Unit of any dukulling Owner Ln um highest bidder lo ndsfy ouch lien. 'Iha Noun: Hf Dullnquent Manama!“ shill ha algnad by all authorized representative of the mum and shall um: tho amount at the delinquent Anmmnm and other sums impmed In amrdm with California CM! Coda Section 1367. a dumrlplion of thn Unit numed. the name or the record Owner{a), and the name Ind warm oi the trustee authorized by the Azsodulon lo aurora the flan. The Nollmo! Delinquent Anaemia!“ shall nu: bu recorded unleu and until the Board or Its auchorizad repreunmtlve bu dammed Io the dolinquan: Owner, not lags than 15 day: before the recorduion o! 11m Nouns nfDellnqunnI Assessment, a written demand fur payment, and mam Iha delinquency hat nul been cured wilhln laid 15 day period. Not mom than una yw- (nvo years if extended) nor 1m than 15 days nner the mowing of :h- Noah of Delinquent Assumes". 1h: Board or its amhurlzed represenlstiva may record I notice of dufnull and maymma the Unit with respect to which a notice ofdel'aul: ha: been recorded to bu mold In the nme manner u a sale i5 conducted undcr California Civil Code Sections zw-zmh. or through judicial Ioreclosum. Huwaver. a: I condila'on precedent tn Iho holding n! any such sale under Seminn 2034-2924]: appropriate publieaninn shall be mafia. 1n mnuecliun wilt: any sale under Seuion 2924492411. the Board h anthurhed m appoint lu attorney, any 0mm or dimctur, or my lille inaurnnea wmpany nulhorhud to du bullnm in California u trustee for purposes of mnductlng the mm II I delinquency including Assessments and other proper charges is cured nfler recorduiun of Ihe Notice of Delinquent Asmara: but baton uls. or baton completing a judicial foreclosure. the Board or its authorized representative shall causem be recorded in the ofl'ioo of tha County Recorder a certificate selu'ng forth lhe satisfaction n! such claim and release ul'suda lien Thu Manon. acting on behalf of the Owner. shall haw the anger Io bid upon the Unit u: furcdnsuru saln and Io acquire. hold, lease, mortgage and comray the 1. d- mam. In a sale or transfer of a Unit. 1h: 9mm: obligation Int delinqumt Amman: or lndiIridual Charge: shall not pmm Lho Transfome unless expressly assumed by him. The sale er stander ofnny Unit shall not mac! tha Anaasmen: Hun. nor the right of the Association m impulse a iien far Asmara; which became due prior to such sale nr transfer. Huwwer. the ale nr transfer army Uni! pursuant m the exercise of I power uf sala orjudicial foreclosure 'nwnlvinga default undur a Firs! Mortgage aha]! uttnguinh the lien and right to Jinn far Mammals which became due prior Io such uia or transfer. Nu transfer o! Ihc Unit as Iha rmll of a foreclosure or naming. ar a power of tale shall relieve the new Owner. whether i: be the format beneficiary of the First Mortgage or another person. from liability for any Assessments m- Indivmual Charge: Ihemfle: hamming dua or from the Hen thereof. 9.2 L‘ncurr-enlsc'a'e-uai by DalaT-ea LL-I m hl s moanelzru Imag‘nu and dud-vnrf flute"! Comml‘l IDES A-I r-gh: ruselvefl um. 544mm 117 o- Mmflinmw End: Owner m the mammt” walvu, m 1h: emu: of any Hana wanted punum: w tho Projwt Docunmm, tho banafizhnyfmhomauud m- mmpflon lawn of Celflnmll in aflu n: the tlme any Assumam became. dug. 9.93. Wm The Guam! Ihnll have the I h bu obflptlan. m unions any par: of this Dednnflnn mnaw tamed to murfigagmpr‘khn? the Cuynzy Land Una Documents, by milking any n!‘ the anhmamanl methods sat Ionh in theseCCAR a ur my 011m mfomman: melted aullmflzed by law. Such enfomamenl method: mmflmfimm «fingaoénnyhtzhmg 1n mnjdungiumnh another. The Gunners right atlama m r to an II: work m be a m “w .ubim mp:- l a er unnna of hulldlng perm!" far any 9.3 L‘ncurnenls raw a: by DalaTlea LL-I we II s moaneizru miunu and dud-vnr‘f system Comml‘l IDES Ail r-gh: raielvefl um. 5449916: 118 10.01. WE”; Na: lea: than 'IS days hnfure the beginningofeld: Myra". the Board shall preps" or mun: m bu prepared. a prupumd pm lama hudgu tut tho tonhmming final yaw. My Owner or Mongagau may mica wring“ comments Io tho Baud with mm to mid pro forma operating mammal“. The pro formn operaung mammal Ital] be pnpundmum!» wllh the prior Ema] year‘l operallng mum! Ind shall lndnda ndaqnala mm fin: conunmcies md for maintenance. rcpair md repugnant oftha Commun Area hnpwvemanu, Units and Association pounnnl property likely to need maintenance. repair or flplacnmen: Ln the 111mm. 10.n2. mm No! more than 15 day: nor lug than 60 dlyl before (ho beginning n! each man! year. the Baud nhall ma: to revlnw 1h: proposed pm fom- huflgu. any written omnmnnln tomlvcd and any other information available to l: and. after making any aquarium: um 1h: Baud damn: appropriate. shall ndupl tha budget and mahlhh Iha Ragnar mmmem fnr tho fanhmmlng 11ml! year. 10.03. WWW mhuwhgflnmmlancrdaledmtnmmnnshnu be rugularly prapnmd and dlstrlbutad by tbs Bnard lo afl members o! the mmdon: a. m. A pm (nrmn npuallng budget far Iha immadlmly annulus fiscal war conslmna of m lam tho foilmvlng informauon shall be distributed no: lu min 45 days and not mum than fin days prim- to tho boginning of the Emlyear: (1) Estimated revenue and memes o! the Amulallnn nn nn mun] bash: (2) A summary of the Ambrlun's reserves band an the must recentm review or study conducted pursuant In Subsection 10.04 (enuund 'Ruarves and Rmnm Study“), which shall be primed in bold type Ind shall include tho following: (I) Thocurmnl uLimnod repluemcn: con, estimated rumbling lilo and estimated useful life o! each major mmponml which the Association in obligated to mlinlain (muamhrely the 'Mnjur Cnrnponems‘); ed (ii) An n! the and u! [he fiscal year inrwhich Ihe study wan Prep” '- (a) Tho surreal estimate ol cash renwa- nammry In repair, replane. restore or maintain the Main: Components; and (b) Thu currant amuunt ol accumulnlad cash rune aunafly net aside Ia repair. replica. restore ur maintain Ihe Major Onmponsmm and _ (iii) Th: percentage the: the amount in (mm) inn the amounl in (117(8); 10.] L‘ncurnenls raw fl by DalaTlea LL-I m bl s mannelzru Imag‘I-u and dui-vnw system Comml‘l 2W3 An r-ghis ruselvefl 10L. $449935: 119 (3) A ulazamunc m m whatnot the Board has datermlned m- antldpnm Hm the levy of um ur mare special mums will be required to repnlr. replace or mum any Major Gammon: or no provide ndequsm tetanus therefor; Ind (4) A gene“! Itatemml setting forth ths procedures used by the Baud in um mlnulnlion and umbflnlunen: of renewal w defray the com of repair, mpheamuu. w nddhlnna to Ihnna majurcompununlu of me Gammon Ann and facilitlen for whbhlha mung is responsible. b. W. A batman sheet u of m munlhg due whluh Is 11m 1m day of ma month closest In limo to le month: Rom tbs dale of closing nf the flm tale of I Unll In the Project, and an operating smumem fur the porind [mm 3h: dale ol' the first cloning ta me said amounting duo. shall be dhuIbulad within 60 day! Ilka: Ihe loconmlng dam. Th]: mung statement shall Include a schedule of assessments receivad and receivahla identified by (ha U number and the name of :hn entity named: c 3mg“. A repnrl mmhtlng of tho following shall bu dillrllmlad wllhln 129 days nae: the clone nl' aha flml yen: - (1) A wanna sham m of the end o(lhe 13ml year. (2) An operating (income) statement for the fiscal year. (3) A umamenl of ahmgm in finanuial pmuion Io: the fiscal yum. (4) Fm- any fisml yen: in Which the yon income to the Asaoa’nfion mud: $75.0B0. a mpg cf the ml“: nf the mull report prapared in nmrflnco with gmmlly ampmd amounting principles by a licensee of Iha Oafltornin State Board of Anconmnnq. If the report mfermd to in pemph 'c' above is nu: prepared by an independent accountant. i: shall be mmpanisd by ma certificate of an authorizad omen: of {ha Association Ihn: the statementmpmpnmd {mm tho bnnlm and m:nrds of Lia: Association withou: indepundem audit or review. In lieu 0mm pro limp: upenm’nghudgel rafzrred to in the subsectlnn nbave entitled 'Budget‘. the Board cf Diraclora may 31ml ta distribute a summary of lb: pm forms opmlins budget m all Members with u written noting [1n at least 10-point bold type on m: from page) than the budge: is available n: a location Within the Project's bnundnim nnd that uopiu will be prairided upun request and a: the «pens: oi the Aaminlinn. The Association must mail n copy of the pro form operating budget by flm-class United Stale: mil Lo Members requuling name a: the expanse cf the Amduion and b: dammed wilhin five days. d- WW. 1n Addition to financial smwmnanh. 1h: Baud aha]! annunfly distribuln within 61) days prior la the beginning of the fiscal year. a ltalemenl of tho Association‘s panda Ind pracfium in enforcing its remedies against Members for default: in the payment afregular and special mmmems including [he recording and foreclosing of liens spins: Memben' Units. 102 Empmenls cram a: by DalaTIa-a LL-I m II s moaneizru Imaging and dummy mater! Comnghl 2MB AJ r-gh: rasewefl vm. 54 49m: 1 20 10.04. BW- a. 3m Each annual regular assent" am shall inctuda u portion tor mama 1n such amount as the Buud'm in dimeuon oomldm appropriate Io meet the cos! of Elm Mun rapnir replammanl or additions Io Ihe malor oompanenu that the Asmdmlun in obligated m maintain and repair. Reserve fund! my no! be upended for any purpose other than mo repair, restoration. mplmumsnt. u:- maimomnu of. ar litigation involving um repair. rauwation, replacement. or maintenance of. major wmpnnum which the Amman in ohflgmed Lu maiuzun. la W. Notwithstanding um foregoing 11m Board my authorize lhs temporary transfer of money from a reserve fund Ia Ilia Mochllon'a general operating fund Io meal shormarm cashflaw requimmems or other upennea. Thu trmterrad fund: Ihil be rammed m thn mafia fund within three yuan of the dun of tho inltial transfer. pmlded um lhe Baud. on 1h: trunking of a finding supported by documenlallon that a delay ls 1n tho ham imam u: Illa Project. may dahy :ha rumrallon until the time whlch the Bond mum dutcrmlnu to ho nmry. The Board shall elem!” prudent fiscal management in delaying mmnlinn onhm fundnnd in rumrlnglha expandad thud: Ln the men's aneuum. and shill. ll'mgr. levy a special mm: to meme: flla filll amount n! the upmded mndn within tho lime 1|qu required harem. Thu special summer“ shill nu: bu subject w tho assessment incrme mulcfiom w forth in Sumacunn 8.4 (annual 'Regulnr Annual Assessments”) Incl civil Coda Sandor; 136mb). =- mmudy. AI lust one: every three yam. the Boarduharl cause uludy n! the ream: amum mqulrumcnu tn bu conducted 1f tho current mplaoamam valuu of the major wmpnnemn which :hs madman Ln ohllwed In repair. replace. tutors, or maintain ll aqua! no u: steam than one-half ohhe groan budget ut Ila: Anaemia: fur any fiscal year. 'Iha Board shall miew this study annuity nnd shall confide: and Implement naming; adjuslmamu tn tha Board'u mulysls of tho reserve mun! requiramuun nu a result of that review. The study shall. at a mlnirnurn. influde: (1] Identification of the major components which the Association in obligated Io repair, replace, restate. or melanin whidl as of the dale of the study. have a remaining useful life n! Isl: than 30 yuan: I _ (2) Identification of the pmbable remaining useruuife of Ills component: ndcnnfied in nubparayaph (1) u ufih: date of the study. (3) An ulimule of 1h: ens: of repair. replacement. rulorntion. or maimennnu of emu major oomponent identified as a subpamgraph (1) during and at the end of its useful life; and (4) An Hllmaw of the Intal annual contribution mommy m defray tho cost to repair. rephac. remote, or maintain each major numpouml during and n: the end of III useful [He Aneu- submung total ruenre funds as of the date or 1h: study. 10.3 [?:Kurnenls raw ad by DalaTIa-a LLC m II s moaneizru magnu and du-vnw mater! Comingl‘l 2MB A-I r-ghis Iasewefl vat. 5449M: 121 Muted herein, 'userva nacmmta' menu mom um the Board huidemifled form lo defray the (mum repair ur replaceman: at, or addlllenn lo. thus major compensate which tho Association II oleyated Io maintain; and 'merve amount mqulmuems‘ mean: the estimate mmwhlchtha Enardhudetarmlnadnremquiudtobomflaflantupedfled pahtinumam repair, raping, or tutor: 111mg mljarmmpunanu «hid: dun mun: la ohfipwd lo mntnmln. mpmlalnm n! tho Buuwmnmum'Rmm andRm study Ire inunded :0 comply wlih um nqnlrernams u! civil (baa sulm 1165.5(u) and (d). If male Chin Code minn- m minded ur amended In my manner. the providen- ot rho Samba automatically shall be rudndud n: Imandad in 1h: name mnnnnr. Ions. mun The Association shah dopom n11 funds muw-d (rum Owner: pursuant to (ha Section harem enthled 'Assnmnenla' and all other amount: muscled by the Association u follows: I. 9mm. A11 funds shall be depouued 1n a Iepmln bank amount (Guam! Amount") With a bunk loutedin month. Th: Asndafl-nshnll kup nmurate boob and renownmm; such amount. Fund: depmlled in mud: amount my ha med by the Amend“ oak for tho purpose: Eur which sud: fund: haw been collected. b. m Funds which um mum mu collem tor mamas fur upltal amandllurea relating Ia the unpain- nnd maintenance of the Unit: and Oummun Area. and for such nfimr mnthgandu um requirsd for good business pranks shall, within 10 days mar dopey]: In (ha General mum. bu deposited into an interest bearing amount with A bank or wring and loan anndntlun named by [he Amalatlan. or invested in Trauma Eula o: minute; of Dapulll or otherwise prudomly imputed. which shun collectively be rarerred Io u [ha 'Renma Amour. Fund: depmimd Into the Reserve Amount shall be held 1n mm and may be used by tha Amman only for the purposes for which such amount: hum bean nulleuad. 10.4 L‘ncurr-enls raw fl by DalaTlea LL-I we bl s moanelzru Imag‘nu and dummy flute"! Comm” 2PM All r-gh: Iaselvefl m. 5.4 4 9PM 122WW 11.m. mum 11w mumhenhip register (handing names. addtm cud Meghan: numbm), lamb al' amum and minutes of meeting- oE tho Mamba; nf the Baud and nfocmmineuoi the Baud shun be nude annals]: tor Inspection and wpylng by any Mambo: of the Mancunian. o: by Mn duiy appointed rapmnmllve. u any reasonable Ilmu and Ear I pulpnsa mmmbly rahm! Io uh Imam an a member. at the owns o! the Amalgam: or at such other place whhin nae Ptoleel u the Board Inn]! pnwlbo. 11-02- BHWW Thu 303:3 shill ann'hllah manna”: lulu With mpm tn; n. Notice to ‘ba shun to :he custodian o! tho recurda by Ibo member desiring In make the lmpealnn; b. Hours Ind dlyn of lhe week When am In Inspecllnn may be mldc: c Paymenl of the cunts of :eprududng mpiel of documents raquaated by a mamber. 11.03. Wyn. Every Director shall have the absolute right a! any mnabia time In 1:15pm n11 banks. remrdn, Ind document: uI the Asmainfinn and the phyalnl proponlea owned ur controlled by the Amhlion. The rim" of inspection by n Director Indudea Ihe right m make mun and nupiea u! documents. 11.04.WW The Board shall review on u Ian! a quarterly blah a current reconciliation n! the Association's opmting and two accounts. the entrant yanr’a actual ream menus: and upam cumpued to the current yeah budget 3nd an income and wens:mm: Ear the Associatinn'u opmting and mew: nmunla In addition. 1h: Board shall review Illa Mas! account statements prepared by the financial institutions When tho Association ha: in opening and mane amounts. For purposes herein. "rmm accounu‘ shall mean monies Lbs:mm’a Board has idumfid {mm ha annual budga for m m duray tbs future rspalr or mammal of. or additions Io. those main: componeml which m Anaemion is obligated m mumm. 11.05 Wm. The Board Ihnn require that at least two (2) Ilpnturasbe needed for the withdrawn! of mania from the Ansau'alinn's mam account; who alum shall bu member: of the Board or one (l) membe: o! the Board Ind on: (l) cmoar who is not I umber of the Board. 11.! lincurr-enls wanna a: by Balance LL-I m bl s cmaneizru miunu and du-vnr‘f system Comml‘l IDES A-I r-gh: raselvefl vol. 5 44 9m! 123 12.01. mama. In addition ta othar Imam ulred Io be maintained by the Project. Duwmentn, the Madman. through Ila Board. shall ubta from generally mud humane: amen. and minuln in aflm at nu “men. mu lolluwbu lnmrwu at common mu: n. Unhillmluumnm- Thu Anodnflnn shall obtain and maintain nompmhanslve public liability Imam insuring [ha Association and Each Ownnr amine: n? Bnhlllty incldanl w Ihe ownership. m or minimum of {ha Common Arm. Lnnlnding, nhlalnnblu. n fluwflahflhy or smbfllly of Elma! adornment lnluflnfl each insured Iplnn liability Ia etch other muted. The limiu of such humans: shall no! be Jew than 31.000300 (um million dullun) worms nu clulma for dulh, personal Injury and properw damage arising out of a ninja amnesia: Such lmurance any includa pmleulon again“ water damage liability. flablllzy tot nonmed and hind automobiles. liability tar property of allure. and such other mks u aremummymud will: mpg: In pmjanu similar In mammalian. locallnn and m Such pom mly provide tor a monubta deductible. shun also chum and maintain a policy of firs. mushy and manded mange immune far theta“ insurable rsplacumm! value (withoul dedulxlun fur dcprechuinn) ol‘ n]! of the lmpmvamanlu within Iha Projec: (Imlmilngma Common Area and Ill Units). Such poh'q may provide for a rumhlo deducflbla. The form, content. term olpoucy. I'm endnrmnanu and Iha Issuing company shall meat the mmnnhh atnndnrda o! :11 First Mortgage” and shlll be consistent wIth good mud Insurance average for properdu similar tn nannlmclion. louuon ind use. The policy IJInll name na lnuured the Ameialion for tho bandit of tho Owners Ind Declaram. u long no Dachau: la 1h: Owner of any Unit, and all Moflgngeea as their respective lntetests shall appar. and my contain a loss payable endomemenl in {mar of any trustee demribedbsgow, c W- Exceplaaprovided inthinseainn. nu Owner shall separately insure his Unit against Inn by fire m- other casually covered by any insurance mnicd undar Section 1101(b). If any 0mm violates this provision. any diminution in insurance procuda ozherwiu payable under policies described show; that results 1mm themum of snub other insumnca shall he charguhlc Io 1h: Owner who acquimd mher insurance. and such Owner :thJ be unbln to the Aasocluqlnn In Ihe mam of my such diminution. An Owns: may insure his pamnal pruperty against lam. In addition. w impmvcmems nude by an Owner m his Unit may be :epmtely insured by the Owner. bu! the insurance is Lo b: fimiled In Ibo nature o!wage commonly known m ”tenant's improvementl'. All such imamnw that Ix individually mind mum cumin a waiver of aubrogation right: by the carrier as to nlhar Owners. the Association. Deduanl Ind the Flnl Mortgagaa of such Unit. d. m. A11 fire, usualty and ulendad coverage insurance proceech payable under Semen 12.Dl(b) above fur 1mm tn real property and imprwcmenls may be paid tn a trustee. to be haul and upended for the benefit or the Owners. Mortgages. and others. an [heir mpuliva imam shall appear. said Imus: shall be ammmucial bank. saving and Iain ur mm company In tha county in which the Project is located 111m agrees in wriiing Ia accept such trust. 1 W m Board shall purchase and maintain worker'l compensation insuranw, ta the mam ma: i: TI required by law. far all emplnyas m- uninsured contractors of the Association. The Board ulna shall purchase and maintain fidelity bonds or 12.1 L’Dmrnenls raw fl by DalaTIa-a LL-I m II s clonnelzru mignu and du-vnw system Copyright 20m Ail r-gh: raielvefl vm‘. 5449956: 124 lmuunun (whlch shun be 1n an amounl nor less than 150% of sack year's mummied annual openingW and ream” and shall contain an endorsement oi morass at any perm: who maymmwilhuul mpennlhn) .Iufi'Ieionl lo mas! the requirement: u! my Fin] Monggu. 1h: Board shall um pursuant: and maintain innuranm an personal pmpany mad by the Ansaalntlon. and my other {Immune that It dam: “mu. that 1| required by any th Mmmgae nr ma: is momarm abnimd far pmjem similar in mummien. location and mo. f. AW 'l'he Board is appointed aim ln-llnl by cad: Owner lo ncgnrlne Ind lye: on the value and acme of any loss under any pa mn’led punuant tn Section: [2.01(n)(b] and (e). Tho Board In granted hm right and nulharlxy Ia compromise and mule my claim or enforce any claim by legal action or otherwise and tn newts 161mm In favor afany insurer. n. W- The Association may pumhm and munlain insurance ln an amount up tn 5500.000 on bah-JI at any Director. Otfioor. or member or a mitten oi the Amanda: (collectivciy the 'agenu") against any liability waned ayhm m- incurrsd by (ha lawn in Inch capacity or arising out of Ihs agnm's atatua u such. whether nr no: :hamum would have thepm: In 1:1de Ibo agent W: nwh liability under applicable law. h- Winn. All casually and liability insurance curring! by the Association, or lhe Owners, shall contain provisianl vibnrqhy lhe insurer waives right- n! suhmgazian n In thaAmucialinn, Directors, 0mm". Declaram. Owners. occupants of Units. [hair family. subs“, ayenu and employees. 'L Wm. All insurance carried by IhaAuoclatioa shall require the insurer Io notify any Finl Mortgages ruquurlng such notice at least 15 days prior to the eflanlve dale a! my reduction or anneflution of tho policy.W913. All insurance pnliciu shall bu reviewedJ. at Ins: annually by Iho Board in order Io mcrtnin whalher tho amperage mnmimd in tho policins £9 adequate. The Board aha” direct no less frequently than every three yuan that a rapheamem cal: appraisal ahnll be eonduemd lo: all u! the improvements on the pmpeny lo determine the adequacy of mango. 1f avaflnbla at a reasonable ms! all insurance puflnlea lel be reviwud By n qualified independent insurance eonsultnnl a1 Inns! once mry three yearn. k. W. Premiums on insurance maintained by cite Association shall be I mmmnn wens: funded by Assessments lavied by the Association. 12.02- Mmm- n . Notwithstanding Sectionfl. 12-0209). the Board shall have the duty In repair and reconstruct the Common Area whim: the consent cf Mombeu Ind irrupaclhve oftha amount of availabla insurance proceeds or other funds. in all human nipauiu desmiun when the minared cos: afrepai: and remustrucdon don not exceed 5% of the budgeted gmss wens“ or the Association for that fiscal year. The Board may levy a Spain] Amati: tor the coat o! such repair and mmion m 1h: mam insurance proceeds o: other fund: am unavnihble. Said Special Amen: shall be lcviud upon the bash of tho ratio of the sqmre Innings o! the flour area of the uni: to be amed to Ihe total square footag: nf flam- aran of all units to be assessed. 12.2 L‘ncvrr-enls wanna a: M DalaTIa-a LL-I m bl s moanelzru migng and dummy mater! Camrygl‘l IDES AJ r-gh: rasewefl mL5449mu 125 ;- l_ . I..I ' Bun»..- - _.. ‘ . .. 5. § . r.-;II n_ I . 0.. ._ _, HIM is a rnlulur puUaJdeulI-uulnn o! lh- Cornmnn and ll the available eds Dflha insurance married 9mm: In Saratov. 12.01 or other available funds Ire aufilcient Iom nut lean than 85% otthn com ormpair and rmomtruulon. um Common Am slum be promptly rebuilt man. within 9O day: [ram the damn! dalmatian. Members than holding a! lent 75% o! tho voting pawn: o! each dun delamlne that repair nud reconstruction shall no: Luke place. (H) 1 ..'1 ~ I' ' um.-.I.- Jaw; til 4: 'J" z L&er- LL, I| A _' .: "Ikepuma nf insurance mrlud puma!!! to Soulun 12.01 or uthsr avaflublamnda are Ina than 8595 u! lhn wars of repair and reconstrucllon. repair and reconstruction shill MI lake place unlua, within 9n days tram the date at damnation. Mumben than holding u lam a majurnyuf tho voting power of Members ntach clan determine lhnt repair and muonstrudinn shall rake plane. If repuls-md rewauruaflnn h io {aloe place, the Baud shall agate. acknowledge and record In um amen of tho County Records: nu: mar than 120 days Imm III: data or dalmatian a urtifimte decimals the inlmtlnn of Illa Mumbm to rebuild. 1‘.- (LII) WWW. If the duarmlmion is made to rshnfld punuant Ia the chm Sections, tho Amucintlon may levy a Spain! Mmmanl against all Unit Ownm to cover the ms: of rebuilding no: mend by insurmca proceeds or cum funds. Said Special Mammal: shall ha [flied upon the hula nl' [ha ratio of the square lootlga nf the floor urea n! ma unu w be mad Io [ha tmnl square Icons: of nnnr area o! all uniIa tn bu waned. (iv) WW. 11' [ha determination is mad: to rebulld, tho Board mu obtain bids from at lens: 3 reputable contractors. and shall award lha repair andrecommiun workto themes: msonable bidder. The Board :haUhuve the audmrilym amu- inlo a written contract with Ibo contractor forum repair and reconstruction. and the insurance proceedsman be diaburnad to mid contractor warding m the terms o! the mnmu. II aha]! be the obligation of the Bonn! to lake all slap: necessary In mm: 1h: ummmmenl and mmplellnn ofunmarked repair and reconstruction at 1h: earlifit possible dam (v) Wm 11' 1h. datenninuiun i: made not to rebuild. lhan, mbjeu m the rights of Morlgagaa. any insurance proceeds then Ivaflable for sum rebuilding nhnll be distributed lo each Owner according 1n the relative fair market values ol' thalr Condominiums. 'Iha Board shall salad an independent member of the Socimy of Real Bantu Appraisers P'SREA') who shall determine such mauve values in acmrdnnce witthEA standardsu of a date immediately prior m such dmlrudian. 111: Board shall have the duly, whhln 120 days[rum the due of destruction. Lu Hecate. mknowladge and record in the Offiu of tho Counly Rennrder, a certificate declaring um intention nnhc Member: not Io rebuild. 11113. mmmmmm- a. w lfan adinn for condemnation ofall or a portion of the Project i: prapmad or :hrememd by any governmental or quasi-gwarnmmtal m- other entity having thc right of eminent domain. then an the unmimous wriuen mnaant mall of the Owner: and subju Io the right: ufnu Mortgages, the Project. or a portion al’ it. may be sold by the Board acting utremble atmmsy-in-fact of all at the Owner: for a price deemed fair and equitable by the Board but in no WI lax than tho aggrzgnle unpaid balmce of all Mnngogas encumbering Candnminiums in the Project. 12.3 lincx-rr-enls wanna a: by DalaTIa-a LL-I m II s moaneizru maunu and dud-vqrf flute"! Comngl‘l 2W3 AJ r-ghi: rasewefl vm. 544mm 126 b. WM Onmla magnum Section 12mm. ll Lha Imp! duals does not by in mum nppmlon lilo sale 91'de mug :ha Owners and lilo]:- respecuve Mnngageu. she Board shall ads: an Mependanl SRBA Ippralner who shall dolermfne the relative tel: marks! value: o! Ihe mndumlnlumu aflafled by Iha uh. In ammdmu with SREA Sundntds. The uppraller "tented by tho Board mould ha lndapcndanl tron m mlndmhlp will: rho Board and nu I minimum of five yum expedamq ln xuldonm] condominium project npwahul in Ouunly la Which tho Project la lomtud. The sale plowed!Mm appcnlonad among Illa Owners. and flair mm Momma awarding to sud:19h u. WNW flthoPme. urn portion om. h an: mld bu: i: lama mun. thajudgamem cfcondamnauon ahaflbyha terms apportion the award mung lha Owner- md vhulr respective Manning. . . . . m - . If the Judgment of madamnmlau does nn! by Its terms apportion tho award among um Ownm Ind thuh- mpmlve Manages; ma Board shall Idem an independentsm appraisnc Who shall duannine tho relative [nh- mrkel wluas nf the Condominiums afloctod w the uondemnmion. in accordance with SREA Standards. 111a award Ihnll than ho apportioned among the Oman, um! their respective Hartman. equitably. amrdlng Iu luch mhtivu valuu. 12.4 L‘ncurr-euls wanna a: by DalaTlea LL-I m bl s moaneizru Imag‘nu and dummy mater! Comngl‘l 20W AH r-gha rasezvefl im. 5449MB: 127Wm 13.01.W Any 0mm may encumber Mn Uni: wilh Manage; Ill. Wm Notwllhuandlng any other provision of this Dadamtlon, It b hereby prmddm that u breach u! any of the conditions wnutned in the ijau Dommnnn by lun- Dwnu- atufanymnu-yhy reunuofmdhmnh, Ihnllnm ddenlar renau- lswaud thoflonufanymm or dead nf trust made In mood mm and far valua u an said Unit or w pan them; Any lien whim the Moclnlion mny 1mm on any Unit in me Project fa: ma payment of common «pens: ummemu Immutable ta such Unll wlfl be mhnrdinua In the nan or equivalanl mlty intern: of amt flu: mmma on {ha Unil recorded prior lo the dale any auch mmmcn «pens: mammal“: haunts dun i333.WWW Mortgages! mnantnuy m- singly. pay hm or 01119.- daamna which are In dehul: and which may or have becomes chase against Ihe Common Ana. mum sunk mu or charm are separately anew Indus: 1h: Owners. in which cue ma right: of Mortgages: wan be gamma by the pruviaiun: n! their Mortgages. Manna»: may. jointly or shyly. also pay overdue pruniumn on hazard insurance policies. or secure now Imzud immune: mange on the laps: of a palla- for the Common Area and ”mm muldngmch payment: shall be owed immediate reimbursement therefore from the Association. Entitlement tn such rolmbunamem shall ho reflected In an ayument in favor utsny Managua which requests the same :u bu newlm by aha Association. 13.04. W. No breach of any provision of thllDaclnratlnn shall invalidate Ibo lien nl any Monpge made in good hlxh and tor value. but all of the covenants, madman: and rslriulmu shall be binding on my Owner whose title h d=rivcd lhrough foreclosure sale, Irusum's ode. ur mhmhn 1335- MEMBERS. A Fin: Mortgagee's :ighisshall includu. but not bu limited lo. tho [ullawlngz n. MAM“; Any First Mama upon wrimn :equeal. shall receive wring: notice of all meeb'ngs of tho Association and be permimd Io damn”: n repmenutlwta mand an such megflng. h. Eumimlnmmmugn. Any Murlgngee may furnish information w the Board concerning the mm; of any Mumps: a Wm. The Amniuion shall rnlke available 1n Owners, prcxpmiva purchaser: and First Mortgages: current copies offlm iject Documents and Ihc books, record: Ind financial statements of the Associmion. 'Avnjlable' means availablc for inspeuion. upon reqwl. during norml busing: hours. _ Th: Aasocian'on must provide an audited financiul statement far the mmeqiatdy preceding fiscal year i! Ihe First Mortgages submit: a wrimn request for it. Said Enamel acumen: shall be furnishld by the Association within a mammal: firm following such requul. 13.1 L‘ncurr-enls raw fl by DalaTlea LL-I we bl s moanelzru I-IIEQMQ 8N1 GIN"! W53” CDWW” 2pm A” Wm: 'asmm vol. 54 4 9m: 128 13.06. WW1Emma“ mare shun bu nomutation upon any Owner’s right Io mama and 35m: tn hll Unit. which right shall beperpanuuand lppumnaat lo his Unit ownership. provided however, any right u! 1mm tn the Unll msy bewhim 1a any Rules nnd Ragnhdann adopted by the Assodafiun far aacurity purpose. 13.07. BMW Upon written request lo the Aundallou, any duh}: Flu:Mortgages shall be emulad tn llmely written nouns u! the following: a. Any propusad amandmenl to aha Project Dommmtl aflecuns adlanga In: (l) Tho boundaries or any Uni: or the eucludw m rightsnppunenanl march, “any, (ll) Thu intemm in lha ganernl or udluive use Oarnmnn Aron.ll' any. appurtenant :0 lay Unix ur me liability [or common mamas appunmm thereto; (Hi) The number of voles in the Association appurtenanl tn anyUnit; or (iv) The purpom to which any Uni! or 1h: Comm Area. arermtflmed. b. My proposed lamination of the legal status of the Praia: nu amndominium. n Any condemnation ur usualty lass which am dma: a materialportion of tho Prujwt u: any Uni! an which there Ls a First Murtgaga ham. insured or summedby such raquaadng party. d Any 60-day delinquency in the payment of Mammals or IndividualGauges owed by an 09mm subject m a First Mortgage held. Insumd or guaranteed by suchmum Padr- e. Any de'tault in 1h: performance by the affected Owner of anyobligation under the Praise: Documents which is nu: mred within 60 days. f. Any lapse. mneefluion ar malarial modifimlion of any insurancepolicy or fidelity bond maintainnd by Ihe Associminu. g. Any proposed action which requires the consent or I npmlfiedpatenting: o! Firs: Manama“ a: specified 1n Section 13.08. 13-03- WW s ' ' The provisions of thin Salim a‘ ' ' 13.08 shall apply if any of tha following mnditions add pens fining Ln First Mortgages on any of theUnits: (1) Any Firs! Maxims: in sold m tmnflerred to FNMA; m- 33.2 L‘ncurnenls wanna fl by DalaTlea LL-I we II s moanelzru Imig‘nu and du-vnw mater! Copyright IDES Ail r-gh: rusewefl m. 5449M: 129 (2} Any Firs! Mongamaia nnld or tranIIm-red w FILMC; b mmmm The appmvnl o! 61% oflho tomlvuung power n!’ 1h: mum: and 51% or mare n1 the Eligibla Firs! Madmen (Based upon m m3 for each fire: mortgage owned) must be obtuinad Io: amendments cf I material nature In tho Projau Documenn. A dung: Lo any of Iha hilawlng would be mnfldamd amulet}: (1) Voting ffiflh'si (Z) Asmmmlgmmntflam. msubordinnlnnolhslmmm (3) Marvel Eur maintenance, rapalr and replannment of Gunman Amanat- nny other portions o! tha Project whim: Iha Anaadmiun ha: I dulyto maintain. repair and replies. Elam; (4) Responsibility [or maintenance and repairs; Mutton of Inmate in tI-m amen! or Mush: Una Common Mean, or rights to theh- m; (6) Boundaries of any Unit; (1) Cnnvmlbfilly of Uni“ Ime common arm n: viou-wma; (8) Expansion or contraction ui the Project Ir the addition, mnendon or whhdrawal of pmpeny Ia ur [rum the Projea other than unflnerll nnnmtioa by Illa Declamu as provided in subsection 105(2); {9) Insurance ur fidelity bands: (10) Lansing of Units mp: u permitted by the ijau Documents and Cuunty Land ‘Uu Bowman“; (11] Imposition of amt right of Em rams] or similar restriction on a Unit Owner's right tn onll. transfer or convey his Unll; (12) A decision by the Owner‘s Amhlhn tn astabllah self magnum: when professional management Ins bean required previously by a First Monmm; (13) Rmmnllon ur repair or the Prujec: (after a hazard dimly: or patch! condemnation) in n manner ulher than that Ipaclfmd In 1h: Product Documenxs; [14) Any scum m tarminala Ihe lagnl sums or the Project anu- whaunlial destruction or nonummlion occurs; m (IS) Any pruvinlons that expressly benefit Fim Mongageu, insurers m- ymmnlnrs. An nddhinn or amendment :6 lb: Project Documents shall not be considered mums! Hi1 h [or the purpose or cornering lechm'ul error», or for duifinminn only. Han addition or amendmenl is no: mnsiderad as a matuial change. approvalwin be implied whan a First Mortgagea mils tn submit a response lo any written proposal [n1- an amendmunlwithjn Jo days anar the proposal is mbmiued n WW. Except as provided above. any elmiun tn terminus the legal mm: o: the Projmt an a madominium mum be nppmvad by a: lust 679a a! the voting power of the Associatim nnd Hm oflhe Eligibla First Mnflsflsucs basad upon one vow fur aada First Morlgng: uwned. 1.33 L‘ncurnenls wanna a: by DalaTlea LL-I m II s alonnelzru Imig‘nu and dummy system Copyright 2MB All r-gh: raiewefl um. 5 449m: 130 d. MW. No ruallne-Iion o! Emeruu 1n she Common Am running [mm n partial nandemnntlon or partial deumetlnn o: ma Project sh.“ be emued wllhoul the approval nl' 51% of tho Eligible Firs: Manny“ band upon one ma Ia:- aanh Firs: Mortgage owned. a mmmmmmm- Unlm al lam malafi emu mm Momma» (hand on one vol: for anch Fin! Mongage mad) u: 66-2/3fi n! tho Owners emu tlmI Decatur! have given their print written approval, the Madman shall not: (I) By act or omission seek to abandon onermimle tho Condominium Prajau; (2) dung: the pro mu imam: nr obligation: uf any Condominium Uni: In order to levy manta or dmrgea. aflmta distribution of huard inlunnca proweds or mudfimmllun awards. or dumlna um pm ram share o!“ ownership n1 uch Condominium Unit [n thc common alumna; (3) Partition or subdivide any Omdnmlnlum Unit; {4) fink Io abandon, partition. subdivide. emmber. sell. m- trnnsfar Ihu wmmon elamenu by nu or omission. The granting d!ummtu Iorpubllc militia or other publicpurposeo manhunt With the Intended uu arr rho common damnu by the Cendnminjum Praia: ls ml n tnndfl' Within thu meaning n! Ebb clause; (5} Una hmrd insuring proceeds fur lessen lo any Condominium Proparty (whalhu Units m- mmmon elcments) for other than Ihe repair. replmement. or rmnmrucden uf Ihe Condominium Prnpnrty. l'. WM. The right n! In Owns:- 1n nail, manta: m otherwise convey hi1 Uni: shall no: be ables: la my ‘rlght a!’ fin: tcfimal' or aimflal mldalon. g, u U ' s . Eachholder of a Em mortgage Jinn on a Unit who comes into pouesiun o! Iha Uni! by virtue of foreclosure of tho mrtgngo or any purchaser at n foreclosure male, will rah Iha Unit free cf any claims for unpaid Mammals Ind charges against the Uni: which nwue Friar to the time such holder coma [mo panama» of the Unit. except for claims for a pm ma sham of such Aamenta nu- daurgu raulling from a pm tun reallocation of such Asmara: or charge: of all Project Units. including rho mortgaged Unit. h Wan N0 Provision in any ijm Dominant will entitle a Uni: Owner mother patty to priority over any riyus of the Fin! Mortgages on the Unit pursuant m in Marlyn: in the ease of a distribution to mch Uni: Omar 0f Insurance» proceeds or mammalian wards for lose: to or a taking uf the Unit andfor Common Ara. i. Wm H required by FNMA ur FHLMC as a condition oi qualifying the Project for any mmgoge purchase. guarante: or other related prugum. aworking capilnl fund shall bu ulnhlinhd Eur the Projecl by the conaributiun to such fund. by the Owners and Deduranz. of n sum not tn amend the amount u! 2 month; Regular Assessment: for each Uni: owned. Any amounu paid into Ibis land should not be uomidemd n advance 11¢ L’Dmrnenls wanna ad by DalaTIa-a LLC m bl s moanelzru mignu and dldmrf autem Comm” IDES A-I r-gh: raselvefl vol. 5449qu 131 paymaxmof regular aummenu. Each Unit'smm of lhe working copllnl fund should ha mlleued u the llma tho nus or the UnJI in clased and than should ha transferred tn thus Amend“ £m- depoalt tn a amuse: fund. Within 60 days anal closing hu bean held [or [ha firs: Unil. the developer shun pay Huh unsold Uull'l sham n! lho marking apllal fund Lu the Amdslinn. Thu developer shall lhan reimburse itself fol: thin paymml fmm lhc funds unlleoled at clash;Wm mg unmid Urdu am Iuld. j. MW Nu Dwnar maylmaleuihnn Ibo unitsUnu- Any hue or rental ayumeni must In wining and he nubjecc to Ilia provisions of tho Projem Document: and County Land Una Dneumenu. 13-09.WWW. Dednrant Inland: that dl- Prnjam shall oumply wkh all nf tho requiremenll of Hm Faderanm-ne Lam Murlangn mrponuqn (‘FHIMIC‘J and the Federal National Morlmge Amelnlion ('FNMA"). All usually and liability insurance muting any portion of tho Project encumbemd by a Mortgage or hold by PHLMC m- FNMA. shall Iherafare unnform In lhonppflnable FHLMC or FNMA requirements. Declaram and all Uni: Damn also agree Iha! ln (ha mm the Project or the Projwt Document: do not amply with the applicablu FHIMC or FNMA requirements. lha Bond and each Owner than lake an mum or adopt any resolution: required by Dachau: m- any Flu: Mnngagee Io eonbrm an Project Documents. ur the Project. tu the FHLMC or FNMA requirements, subject m the ravlew and appruval of the Clfllnrnla Departman: of Real Esme. in swordsman with appfleablu law. so long as lha annrlment of Real Eslnre lamina jurisdiction. 13.10. Wm. A Monmgee my waive any requiremml cunuined In Ihia Dadaratlnn as they puruln r0 such Mongagoe. provided that such waiver shall be in writing. 13-H- Canfliflg. 1n the wen: via conflict between any of [he provisions of Ihis Section 13 Ind any other prmlflona of thin Dednrmlon, the pnwi-inm of mi: suction 13 mall cnmmL 13.5 Emprr-enls wanna a: by DalaTlea LL-I m bl s alonneizru miunu and dul-vnw system Copyright 2W3 A-I r-gh: raselvefl m. 5 4 49m: 1 32 If any Comm: Improvements in Ihe Project have no: been mplcwd prior m tho [Baum of rim Final Hula Rnport and Iha melon {a obliges under a bond or other ('Eand') In awn parfnrmam of the commitment oi Deanna: Io nampleto nwh lmprowrmnta, :ha Bond dull analldur and vote on the quarks: cf action by the Association In enforce the nbflpuom under the Bundwlth reupuc! to my Improvement brwldch a Noun n! Cmnplulnn has no! hm mad within EU day: Imu- Lh- numplaflun dale specified far Elm! lmpmvumam In ma Pinned Oommnlon Statement :ppanded to the Bond. 1r the Anodndm 1m man an manninn lu writing forthncomplauou of any Cnmmun Area improvmom. :haBou-d shallmmldur Ind mo an tho nfamald quanta“ fl' n Notice u! Qumplatlnn hen nu: been filed within 30 days nae: tho carplnunn of the mnuon. A speck! muslin; of Mumbem for the purpose of mlng lo override n denialon by lha Baud no! lo humus anion to enforce um obligations under the Bond or on the failure of the Board to oundder and van on Ihu qnution, shall be held no: 1w than 35 days nnr morn than 45 day: Ina: receipt by the Board cf I petition for such meeling slywd by Member: representing S95 nr more of aha toulvoling pawn: o! the Association. AI Inch spacial mam I vote of a majority of me voting power oftha Aundalinn residing in Members other than Declmmt Io rake anion w antenna the obligations under the Fund shall bu deemed Ia ha the decision ohhe Assudmlon and thu Baudsmmamfiar implant“ this decision by initiating and pursuing appropriate mica in :ha name o Association. a 14.1 lincx-rr-enls wanna fl by DalaTIa-a LL-I m bl s moaneizru magng and dummy mater! Comnghl 2MB AJ r-gh: rasewefl vol. 54 4 9m: 133W 15.01. Wm. Pdor to dole ol‘ escrow nn Lha mmayam of the flm Unit. Dachau: may amend u:- rwnka min Declaration subjeu In the requirements ulfiuslnma and Professions Code Sealinn 11912 and 11013.1. 15.02. mm After conveyance nflho 11m Unit. this Declaratlon may ha amended or mined only by the awrmm vow (In person n: by pron) o: written man: u! Mamba: representing I majority onhn voting pawn: al’ each class u! Member: of the Aundmlon.H only one dun n! membarship aim a: Ina time an amendment in proposed. then h mual be appmved by at [mt a baa mjarlty of the um! vming pnwer n! IheAmclalian. which ahnfl Include n: luau a hm majority ot [ho vow o! Members mber than DeclarmL Thu parents» of the voting powel- nmary m amend a specific dauaa or provision of Ihfl Damian shall not Isa lea than the presumed pumnmye o! nmrmufvu votes requlmd for ncflon Io be mun under that chum or provision. 15.03. Hmmm- Any unendmam mus: be recordad and shall houume oficalve only upon being recorded in 111a County Recorder: omen. rm: ; u. ... m 4-4. ThamnnntuhllOwnon-aahaflba Dominant: nfl’ccting a clung: in 13.04. I‘Lrlo = "Jun L required lm- nny amendmanl u! Projecl (1) tha boundaries of any Unit; (2) [ha undivided interest 1n the unmet: elamenu pemining tn Ih- Unit or Iha liability {or Common Expense npperlaining therein; (3) the number chutes in aha Owners Aamiarion appertaining w the Unit: or (4) the fundamentll purposes Io whidi any Uni: or the common clement: are restricted. 15.05. . Nu provision hereof which in reasonably minted Io assuring cmnpfimne with the County Land Use Documents may be amended Wilhout the prior approval nr lha County Planning Commission. 15.1 Empmenls raw =5 by DalaTlea LLC m bl s mannelzru miunu and dud-vnr‘f system Copyright INS A-l r-gh: Iasewefl ‘vm. 5449mm 134WW 16.01. hm Themamnln and mklcllons uhhh Declaration shall run with nudbind the Pmparw. nndahnll inumlo the benefit of andbo blmfing on tho Mochllnn and the Ownara ufmy Uni“. their lap] reprumuflva, helm mums. tannnu, sumac” and mlyl. subject In [lug Dud-ntlon. fur a term of 30 yam (rum tho data Ihll Declaration h remrdad. Tawnar. they IhaJl be nulomuiully mud for auceeulva period: of m ymfl. mum an instrummt in wflflng med by n malady of tho than Oman of tho Units. hue bun rammed within (he year preeuflng the beginning or ennh mum palod of In years. agreeing to change mm mama and mutations in whole u: Lu pan. or to terminate mo name. 16.02.W Each Owner, tenant nr uounpam of I Uni: nhn-ll amply With the provilium ul’ III]: Dadanlion. and (Io tha men: they are not In conflict will: the Dndnrallon}. tha Prolacl Bowman!» and the decisions mud resoluliuna nf Iha Association or tho Bonnl, u lam]!!! amended tram “ma Io z£m¢ Fauna to comply with any such provisions. daemons, or resoludum. Ihan be granndn {or an nation to recover sumn due. far damages. for lnjunmiva relief, m- m anions Inch provision, decision: or resolutions. ' All amoemmts Ind determinations Iamlly mad: by the Association 1n nmrdnnu Wluh tho mm; percentages uinblhhed in Ihn ijecl Documum shall bu domed In bu binding nn all Ownm of Uni". their summon and aulgm. 16.03. um. Any name permuted or required by 1h: Project Documents may be dalivered eilher personally m- by mall. 1f deliva h by mull, it shill be deemed Io have been dalivered 72 hour: nfm- n oupy unhu ume has bun deposited in the United Slates mail. first elm or registered, postage prapald, nddruud In the person Io bu nomad n1 tho current nddrua ginn by such parm In :ha Secretary of 1h: Board or addruud In the Unit nt such persnn if n9 nddms has been given u: the Samury. 16-04- MW. Nu Inlet lhlm 15 days nfier the sale or tramfier of any Unit under circumstances whereby the transferee beware; the Owner thuenf. the transferee shall notify the Association in writing nf such sale or transfer. Such notice shall net forth: (i) the Uni: involved; (ii) the name sud address of the truism and transferor; and (Iii) (he date of sale. Unless and unlit such notice is given. nae Association shall no: b: requiredm myths the transferee for any purpose, and my action taken by the trnnsrcror as an Owner may be renowned by the Association. Prior tn recoipt of any such notification by {he Association, any and all communication reqnimd nrpemiued lo be given by lb: Association shall be deancd duly given and made In me transferee i! duly and timely made and given m said Innsferor. 16.05.WWW Pn‘orm lhe lnnsfer o! due m a Unit. the transistor mall provide to the pmspeuiva transferee a mp3! ofthe Project Documents and such other documents and Mamau'on Is are ruquired by California CiviJ Cnda Section 1363. 16.] L’Dmrnenls raw ad by DalaTIa-a LLC we II s moaneizru Imag‘nu and dummy flute"! Cop‘mghl IDES AJ r-gh: rasezvefl um. 54 49m; 135 15.05.WW Any aaaamenu appurmunt Lo a Unitrelamd Io in I111: Dmflm shall bu deemed resume! mdfur granted by reference In [his Denmallon in a dead tn mid Unit. 16.07. mwmmmmmm- 1f Dachau! shall unmeyan ct in rlflu, title and interest in and Io tho Project to my parmernhlp. Individual ur wrporatlnn. than and in such mt. Dodnranl shall be reuevad of the perinrmlneo of any funher duty or Wm hmunder. and such partnership. Individual n: corpuratlnn shall bu obligated la perform all sud: milieu Ind obllyunna of the Dadnrul. 16.08.Wm Tu Ibo mm permitted lay law. tho Axnchuon maypmldpata in mergers and oomfldnlionn will: other nan-prnflt organlmumu mynlzed for the name pumosu u thin much, provided {hat any Inch merger oreomlldallun shall have tho wrnunmm! ofall n! [ha mumbun nl- Iha amen: by vote of m-thlrds of the mmbah mung In puma at by proxy nl a Insulin; duly mud for Ihk purposs. written mules or which Ihall be 31m ‘o all members u least thirty days in advance. and must comply with the nmmilnn provisions mnmlnad In Saulnn 3. lneorpuraled harem by refuema. 1609-WWW Nothing in Ihls Dadarutian Ihal! be understood u: unnamed lo: a. Frauen: Declannt. Eu mnlrnciora. or aubmnlncton from doing on Ihn ijeut or any Unit. wlmever is [unsonably necessary or advisable in macaw with Ihe completion o! nid work; or h. Prevent Declamu or II: repmentalives from erecting. conflruoung and maintaining on my part n: pans ol‘ the Property. such structures m may bu reasonable andnemry tor Ike nondud o! [u buninm of mmplcting paid work and utnbliahlng maid Property u a midanu'll community and disposing of tha same in parcels by sale. lease, or otherwise; or c. Prevent Declnrant from wnduuing on any part n! the Property iu businus ofcomplellng said work and u! aslablhhing a plan n! mnunhip and of dispaaing or said Prapmy 1n Units by aala. lune m- otherwiu; or d. Prevent Declarant from mninlaining such sign or signs on any ol' the Properly almay be mammary for the'sata. lease or dispusitian Lhamni, providcd. hawavar, that Iheminwaanue ofany such sign Iluall not unreasonably interfere with the use by any Owner olh'm Uni! or the Common Am. The foregoing limitation: or Hm nppliaation of the rutricttons IoDeclnnnt shall terminate upon the sale of Dcdaranl's entire interest in mg Project, or 5i: yearsmar III: dose of the first mow. whichever occurs urlier. ' Any action taken by Dedarum pursuant In any pruviainn of thisSmunn will non unreasonably inlarrere wilh the Ownm' rights and um of tho project. l 6.2 L’aturnenls cram a: by DalaTu-a LL-I m H s moaneizru magng and dummy mater! Comngl‘l IDES AH r-gh: 'aiezvefl vat. 54 499m 1 36 16.10. W Thu 21911:: of Daclaran! In [his Dminralinn maybe unimadhybcdlmm m any mm to all or any part nf any Dadnmm'a interest In tho Projeci u dwuhper lay an upms unipmenl human!” in a rmrded deed lhll mnefdrs any sud Interest lo alumni; or by mm.“ incorporated In a recorded dead um Innate“ any Inch Interest m Humor, ur by an mlyamwt lnmrporatud In any what rewrdud instrument. A Moms“ Dadaranl'a inmost In Iha Project by foreclosure or by dead in lieu of {Minn shall bu deemed no be a m: to tho Hahn of the Dednam unless the Mongnsee aim to docllna me rials of the Dadaram by :wordlag an imm‘ evidencing the Momm'a non-Impm ohha Hahn Ind mpausmmiu at [ha Declaram. 16.1 1. Wag. No Owner shall. othar dlmclly or Indirectly. lanbld ar mtrin the mveyanee. mcumbnnua. Inning or norms“ ur mpanq' o! hla Unit Io a pm o! a memTiEd ram. vex. marital status. color, religion. wry. phynlml handhp or mt om! origin. 16.12. Mm. should any proviainn or portion hereafba declared Invalid or In conflict with any kw n! theJurlsdlclion where this Project is muted. the validity o! Ill other pmlsinm and podium harm! shall tannin unnfl'ecmd amt in full torch and eHact. 16.13. Wm. Within tan (10) days o! the mailing or dallvuy of n wxinan requul by an Ownar. Ihe Bolrd shall provide the Ownur wllh a written summer“ containing tho foilawina information: (i) whothur w Ihe knowledge of the Anuciatlon, the Owner u: tho Dwnnr'n Unit 1s In violation of any or the provisions of Ihis Dadnrazion. the Anlelus, Bylaws. or Amiatlon Rules; (ii) [he amount of regular and spmial mutants. including installment paymenu, plld by the Owner during the fimsl year the request is received: and (Lii) the smoum of any nummema levied agnlnsl Ihe Owner‘l Unit flu! am unpaid e: of the data or 1h: statement. including any late charges. interest, m- m! otcnflecuun that m: 01th: data u! Ilia statement am n1- mny be made a lien against [ha Owner'n Unit as provided by this Dalmatian. Ihu Arum. Bylaws. or Association Rules. 16.14. 9W5. If Ihere is n conflict amongor between the Projm Documents. the pruvisions o!’ this Duchraliun shall preval]; thereafter, priority shall be given to Project Documents in tho following nrder: Midas. Bylnwa, and Rum and Regulallona of 1h: Association. 16.15. mm. The headings used in this Declaration are fur mmleme only and are not to housed Io inhemrcl Ihe meaning u! any of the provisions o! this Declaration 15- 15' Mum Th: Prthions oi :haaa CC&R‘| which are monahly relnled Io Inming mmplianw with the aunt}! Land Use Documenls shall run with and bind the Properly and inure to the benefit oi tho County. 16.3 L‘ncurnenls raw =d by DalaTu-a LLC m bl s moaneizru magng and Gummy system Cop‘mgl‘l 2W3 AH r-ghis 'usezvefl voL. 5449M: 137 IN WITNESS WHEREOF. tho Datum“. the Auoclallon Ind Ihe Seamus)! of Ihn Association hereby unify um Lha lumping Recalled and Amended Dednmllnn wan duly mad; and assented m by the mare than albums percent (5196) 9101c?! claw of Mamba”. 111i; Rum“ and Amended Dudnnliun shall be aflculva upon the dale D! rwordlllnn. mm Emmy m, ,1994. DATED: Hanna In .199_§_, 16.4 Sump: Rum 116.. a California lelted Pnrmenhip By: Bancromd Pannm. a Guam] Partnership. In general pannar By: The Hulmmb mmurnlion. a Clflhmil Cnrpuratlnn General Parma- nl' Bendd-nd Pm I. BF nr Holcomb» Fred ant Sump: Resort Owner: California nonprofitmy E 'dan! By:Wm/AFM 1 Secretary alt Scamp: Rein“ Owner: Associlu'on Association. a mutual benafil Empmenls wanna a: by Balance LL-I m bl s moaneizru mung and dad-vnr‘f system Comml‘l 2MB A-l r-gh: rained vol. 5449ms 138 sme n! caning,“ J County or 3mm gm; ) On Pabfuaf! 10. lgglhqfom mg, m? WILLIS WWW a I "u-fififi‘r-‘wums or-‘slo s NAME(S) 0F smNEfiE) fipmonnlurhmwn tom: -OR-flprwedlomeonthehuiaafsadlhuoryevidemmbntha parsonm whom name(n) him summed Io the within lnmrnemma Wedged to mo that helnha/Ihey mind tho lama 1n his/har/rhalr authorized gplcityael). and that by his/hw/thair Ilmameus} nu Ilse Imminent tho pmonta). or 1h: until}: upon behalf at which Ibo person(s) med, examined the instrument.I 'DI'I'm' I I MARY WILLIS .y hand and afichl Baal. m-mmm'n n? monik- u mmvmuaus; n musmem n: CORPORATE rmmm n sunscnmma WI'I‘NEss‘ mama) ‘ n GUARDIAN/comsnvxron PAnmERsm} i 1 u OTHER: ammy-m-FACT atom ts mama: NAME OF‘ PEREONCS) OR ENTITYIIFBJm Empmenls wanna a: by DalaTlea LL-I m bl s moaneizru mung and dad-vqw system Comml‘l 20m AH r-gh: 'aiezvefl m. 5 4 499m 139 Suwof “lung“, ) County or gang; cg! ) OHWWN m. .. mun- Is - personam Ippmmd M 301.com NAME) 0F §IGNBR(S) msj'o'“F'_sm_NER{-f‘“‘---“’s fiperannnfly known Io me - 0R - fl proved lo ma on tho bun or nafisfmmw uvldm tn be tho pmonfl) whom name(s) infers suhaq'flmd lo the within instrument Ind acknowladpd lo me that he/she/Ihay «mm thy name in hls/her/thatr unmarked qpuuyaa). and that by hn/Im/zhelr alpauu-eafi) cm the inm-nmuut tho pmnts). a: tha andsy upon behail’ ol' whlfin the pwnm acted, executed the instrument. wn my hand and oficinl seal. o ARV CAPACITY cum av 5mm v n mnwmums; u TRUMEHSJ 3‘ commas ham“: u susscmmc wnwnss’ omcamg u GUARDIANIOONSERVATOR n Puma) I j n 0mm fl ATTORNEYa-IN-FACT SIGNER I8 MESEMG: NAME OF PERSOPKS) OR ENTITYIIEB) Emprr-enls wanna a: by DalaTlea LL-I we bl s moaneizru Imag‘nu and du-vnw mater! Copyright 20W A-l r-gha Iaselvefl val. 5449mm 140 Sill; n! 5&5 nit g; ) Donna nfflm ¢M._ )OHM before m8. Wt‘n u-J MW IMw WW. WW pW5) OF SIGNBRIS) NAME(S) 0F smmancs} u yamamfly known to mo - on - Rpm to me on the bani: cl eallalacmry evidence to be flu: person(a) whoa: name(o) ware subsumed to rho wmfln immanent and whuwledud u: me that haflhe/Ihey mud the mum in his/har/uaeix authorized cgpnciwu), and ma: by his/hu/lhair aimnwmm on the Instrument the parsonm, or the milky upun behaflof which the person(a) aoud. mm ma instrument." "xn’r’u amm‘ “ ' ImMM I971 47aWm" FUEL m'mL'Pfl'NI-i a WITNESS my hand and omchi seal.midi. EH"! EBONY!||an mAun. Is 99!. ‘ S NATU OP UI'ARY CAPACITY MED H? SIGNER I] MWUALS) [I TRUSTEB(S) fl CORPORA’IB Pmidant [1 SUBSCRIBDIG WITNESS OMRfi) I] GUARDIAN/CXJNSERVATOR [i PARTIERS6) [3 OTHER; [I AmRNEY-IN-FACT SIGNE'B I5 REPRESENTING:m OF PmONtm 0RWm) SWMPB RESORT “OWE ASSOCIATION. a Cllifornin NonHProfit Hutual Ben-afit Corporltiou L‘ncurnenls raw fl by DalaTlea LLC m bl s moaneizru Imag‘nu and du-vnw mate"! Coming” INS A-l r-gh: Iasewefl vol. 54 49PM 14 1 1M that min rul property shunted in the Goumy4:me Cruz. Sula c! California,MM a: allwa- Lot 2. Phase n. Bench “C. as shown an aha Map unified 'Saaaupe Emu. True: N1 127$. n Condominlum Subdivhlm'. fllad for record September 30. 2991.111 Baal! 8401' szu. al Page 68. Saul: Chi: County Rm. L‘ncwrnenls raw fl by DalaTlea LL-I m hl s mannelmu migng and dummy mate"! Copyngl‘l INS AH r-gh: rasewefl vm. 5449M! 142 EXHIBIT 'B'Wm b Allmatcamlnrulpmpanyflmmdhmeonunlydfinumwmmb, dunked” Ln: 1, Phase III, Bench 'B' am Lot 4, Plano IV. Bunch 'D'. n shown on Iha Map entitled ‘Saasape Emmi, Tran No. 127.. a Condominium Subdllelon'. mad for rm"! Sepwmbar 30. 1991. Ln Book 84 cl Mlps. Pan: 68. Santa G113 County Records. Emprr-enls wanna a: M DataTIa-a LL-I m II s moaneizru maunu and du-vnr‘f mater! Comml‘l 20M A-I r-gh: raselvefl vm. 5449M! 143 EXHIBIT "C" 1 of 3 (County Cad: Section 1.030.060 is Cndlfied n: Sactlm l.l&.010-l.14.030) le-DID Gamer L14 m app“: wan ma ll: equzlhndmm mu. "WWW H. mmhmlmflmflma In MI tome and 0M until modfied orMom msdndnd 5y ma manly aflat- hnhg um 1.14.010 0rd" hr album:- mo. ur um mdlflzd. mm! w mpu- Isud whuu-aunuon. wand by man n! ma nuisance sum:mm Onin- for abatement nppulx mmmblnn. uh:- hearlng, as pra- Appul. vidad in 1M: daplu. 'Iha Gm: spedfled In 1.14.030 m1 Maud ma ads: my {craved mus: ha manned by mmHflmflufl by write: ordn- of tho isming county ofin mu. n:n'rhwdwduuadvisemmmn 1.1m manna! pm mdoffladdnwnmalmflmnuumm by mHlpm-z and ahamlappodawmhflonandht ma mu. arduwmhamyedpmding twluppen. 1.14.050 Wmmn- (Pdwcudn 5 1.98.060“): 0rd. 1796. ' Asamnt II! wall. 11mm; 0m. 2025. 6111f”: Ont 2165. 1.14.060 Service alarm or 8117475; 0d. 2250. MG) unflm. 1.14.070 Surcharge hr 1.14m 0n!” hr abatement-“th mus. Appul.um Qua acflou-Tlm A. Any pm ordwml Io abut: a aui- - Jinn. um- pmmmt w this chapm my. within 1.14.010 mhrlbntummh- I Inmwhm-unnraflon. . AWLmofiaru-imle- mmmmmmmmyolflmpmislom olmhmdadmrninnsfiuspublkmflp ammunimnonvioufionutuy ufihawwislomnflhbcodnhnmyiwn: nwdmoflnrnqdflnglhrfiemfllflom Wasmmanncebcabumwfflxin apodndollmduyslhnrufimfinmanWm ma aha ordu on the pawnmmthmfinuMm-mapm occupying any m onwhich anuj-mm h found m mist. If no puma h mpyhglhamhathumdcrshwbe thbapmiaulnnmmpkuou plumudnmpymmhemfledmuu nmuhhupmnkaummnmand ”WWW“ Id undayaaflunmiplutdwwdmmdu. m: In appeal Io mg autumn: abatement Ippeflnoommhhmwkhlhe clutch!”Wwfimmufly ofimrinulng theordngwhnshllinmmaonwykmm derkuthe enmnflssion. 111° appalslmll buhvniflngmdmmpmledbylhumflm humbllflndbyrmludm offlluboaxd. mdshnllspefiylha gmmdguponwhhl: thcappellknlmn. B. Upon medpl u! the appeal. me darkoflhe commission shall sat tho ma:- qumhcurlng nuucu than five nor more than fony-fivo days dtu- Iha due the appalwu mum”! by me den. The fling ul‘ m an appell shall slay uh: Enwrr-enls wanna ad by Balance LL-I m II s cmaneizru manna and ufl-vnr‘f mater! Comml‘l 29m A-I r-ghis raielvefl wt. 5449mm 144 EXHIBIT "C" 2 of 3 ammonia: ordu fotabaumenluuflltheumahamuppcflsmmim‘onmum app“! Minna!!! adama- ifymg. mango: sfirnuns Inn ordn- m- nbamncm. Wduan nation ol' Ibo flme and place ofhuflngshnll befiven m the appellant a: lust savenw-m 11mm prior In madame set mt the baring. (Prior code 5 Loansom): 0rd. I794. llfllm: 0rd. 2025. Ell ll“: Om. 1 Ids. 8]! 2/15: Ora. 3250. M&flé) " hum Abatement perm-mal by ' county-Amhoflmd when. lnthsavenuhnnpubflcnflsncn is natahued in mrdnnaewilhthacoumy omen“: orda- ofnbaumen: or Ike orda- nfthaam abatement annals com- mision, Ham. the county am may. upon nearing um appmval ofthe board ofmperviaura. proceed to abate me nui- sance h? fotcn. account. com army othu' method deemed mmupedlent by lhnboud. misread 1.0836ch Old. 1194. IIRII'TZ; 0rd. 1025. 6f! II'M: Oxd. 2165. ”12175: 01d. 2150. Wflfi) 1.14.04!) Abatementpm by county-Report and mu. The county afield shall mm and file with the clerk 0N1: board ofsuper- Visors I report specifiing the work done. lhcitemlzed and tmal manna walk. I dm'iption ol' the real property upcm which um public nuisance i: or was louwd. andthemandamd Ike mould owner. Ike holderofany mun-m or deed arm onward. and any other pemon known tn have a leyl inm- ut in the property. (Prior code § Lamond): om. 1794. “[21:72; 0rd. [4-1 l. 14.020 ms. 5mm; om. ms. 3mm; om. 2250. 1mm” 1.14.050 Hathaway“:-madman. mmflsmfimnhflhnfln hndngnuthuewrtanduypm“ objections thank). and naflm of mu hndnsshauhesimwmamuwflh almllnmlnthamumm danpdarmmadaummruuhwm mmdmonuhandomlne u the conclusion of tho hearing the mpuchalp. Em.mM fie work. Hmmmmmldbyfln owncrofthcfiropwuvfilhlnthhwdm ofthe Won by tho head o!MmmMMMHmmmhwwuasupedflm mmLSuchmememahaflthubeeol- hudauhemnedmmlnthnmmm u mumy mm mm mdshnflhemhieummmm udthcmproaadmmdsahlnm . ofdeflnqueaqru ilpmvidgd m: ordi- nanmuumy mu. All laws annuals: mm levy. museum Ind Mom: of county mu shall he appuahle Io such special aseaamam. (Prior code i 1.08.060“): Ord. 1794. llfllfll; ma. 2025. 6Illfl4; 01d. 2165. Ellifls; Ord. 2250. WIN) 1.14.060 Sudueufordmuuflm Eachnofiaognldaw bedvenor mndeundarihischameuhnllhem umfhepmnommgmem upon which tha public: humus:m ordfnopman occupiathem themormuuflmfihepmdummmmmmmmmpMInd innddifionacopyoflhenou’uorm quWl-lfl Empmenls wanna a: M Balance LL-I m bl s moaneizru I-nag‘ng and a:l-vnr‘: system Comml‘l 29m A-I r-gh: raielvefl um. 5449me 145 EXHITH' "C" l . H.060 mumnnfiemwflmmm Serving arm acina- mfler shall bu undo upon all mus ufifled mum either mnnlly arty mlfiingnmpyorthenadwwmby mfifled mall. Mm unpaid. umwmwmmMn hhaddmashnpmmmlmqud- hndwrofiaflhacounmuru known touts muntyomeer. Humans ofany muhpcrsonmuppm ark hmmrhennuntyomwmhnnapy ofthcnnfluorordenhallbcmmnfled.“mmmmmmmm‘ Iheymmiufirhe fhllluwfmysmhpu- wnmnuflmmmormdufllfll nolmmvofidhyofmywns manndqthischnpmmbym flfiedmafllnthamannwhuflnmfided shallbecflbeflwonlhedalzohhemln- lugtPn-ioroodai LOSMD:ON. 1794. llfllfll: 02d. 1025. Glllfld: ON. 2165. mzm; Ora. 2250. 2124/16) 1.164170 Sucking b: Wire P' m haddlfinumthumulmomnwork_ Mhmml 30f3 14-2 done human bthbchmsrfiuuhnn be mumog'flzeehnmm tor the walk a mm onun pm: w cnmpemu hr adminlmflw costs Incumd. Maroon: § 1.03.06flm); 0rd. I794, 1131/72; 0rd. 201i. Gilmd: Old. 2155. 8112!”; Old. 3250. 2W6) 1.14.080 Court unan-‘flme llmtt. Any mun action or proceeding Io muck. review. m wide. void m- mu] uydu‘mlan mdc bymmfimea abate- menlmpuhmmmwnnundu-Ihisuc- tin n, or concerning any of the pmcudinp. mu or determinaflom taken. dam m- um mimic inch ded- flouahannotbe mainmbed bynnypm- ion unlmsuch action urpmmedin; i: command within rhiny days afla- thy date of tho commission's decision.”Imam a1! ma: In barred hm maintaining msuch anion ormumcd- ing arms Iny datum ofiawlldlty orumnaahlenaoflhacommidon‘a dedslnn. proceeding, mar determina- tion. Meade! L03.060(h):016. 1194. utzlflz; 0rd. 2023. 6mm: 02d. 2165. snaps: 0rd. 2250. 1mm) Empmenls cram a: by DalaT-ea LL-I m II s moaneizru mung and Gaduvqry mater! Comngl‘l 2W3 AJ r-ghi: rasewefl mum ..,,. vol. 54 4 9PME 1 46 SEASCAPE RESOhT Fhasa l of 3 FMMTION SCHEDULE WRESHEET Number of Units 85 Section I Variable Assessment Computation ' u. Varinb‘la Costs Description Hanthly Cost I. Insurance I 1893.50 I. Domestic 0a! {H’ coma») S 3. flamsltn flatnr (1f comm) s 4. Paint 5 499.43 5. Roof S 190.73 6. Hat Hater Halter (if cannon) S 1. Other s Tot“ Varilh‘le costs S 2533.1) v i. Total livab'lo square footage of a1] units from condommium plan: 92356 i. Varhb'ln Furor (varilb'ia month‘ly cost/square footage-vn'utne factor): 41279752 :ecuen II Equn1 Assessment Cmutaunn L Total Monthly audgat 22533.12 Less Varilb‘10 Cos 2583.71 Total Hnnlh‘ly Equa! Costs 19954. 41 I. Huntth Ina Assessment: 23.4 ?E (totfl mutiny costinmnhar of units - monthly base assessment) Jecuon III Assessment Schaduh Tota] ' Totalf of mm Vnriab‘le Varhb'te Base Monthly Marathi!Units Stag u Factor u Assessment. + assessment - Assessment BMget A. 27 sud x .02795 - 16.10 + 234.75 - S 248.36 s 5719 16 . 29 616 x .02793 - 11.23 + 234.76 - 251.99 s 7307. M. 28 728 x .02798 - 20.37 + 234.76 - 255.12 7143 181 "a”: flags - "m” + - $3222“ g " . - . + u- . .0 0 I .0279 - .00 + 234.76 - 5 234.76 . VERIFIGQTNN OF COMPUTATION Tutu! Honth'ly Budget Section III : 22538.12 Total Hontlfly Budget Section HA : 22533.12 Total assessment x number of units of such type. action W Variable Assessments H19 hast - Lowest I Lowest - xAssessment Assessment Assessment Differentia‘! 1367. 74 - 2‘836 I 248.86 n 4.50 fl E 623 éflav. 08/90} 'LCSIMIL Page l4 of H l of 2 Emprr-enls wanna a: M DalaTu-a LL-I m bl s moaneizru mung and uad-vqry system Comml‘l m3 AH r-ghis 'asewefl m. 5449M: 14‘? ‘ ' SEEEHETREEERT phase I or a RESERVE PROMTION SCHEDULE HURKSHEET umber of Un‘lts 85 Section I Varilbia Reserve Assessment Computation A. uascr'lntiun Manth‘ly Cost 1. Insurance 5 2. Dames“: ea: (1f common} s 3. Dumas“: Hater {if comm) s t. Paint S 499.43 B. Roof S 190.73 5. Hot Hater Heater (1f comm) S 1. Other 5 Tnta‘l Variab’la Costs s 650.21 A B. Total ‘Ilvab'le squnra footage of a'l1 units from condominium p1 an: 91354 C. Variab‘la Factor (var. res. monthly cost/squar-a fautaga-variabh tutor): .0074735 Section II Equn Reserve Assasment Computatmn A. Total flonflfly Reserve Budget s 1654.31 Less Variable Reserve Cos s g 690.21 Total Hunth'ly fies. Equa‘l Cost 954.11) B. Honth'ly Ban Assessment: S 11.34 (tutu mommy reserve cust/number of units - mnth‘ly base assessment) Section Ill Reserva Assessment Schedu'le Total Honth1y Total Monthlyi of Unit Variab‘le Variab'le Reserve Base Reserve Reserve RasarwUnits Sizq, x Factor u Assessment + Assessment - Assessment Budget' L 27 EM x .0074? - - 3.71 + 11.34 a S 15.11 407.“3. 29 615 x .onn‘r - 4-.60 + 11.34 - s 15.95 462.4:3. 28 728 x .0074? - 5.41 + 11.36 - S 16.73 69.J. l 40498 x .0074? - 302.66 + 11.34 - S 314.01 14.g. 0 D x .007“ I- .Do + 11.34 u i 11.34 i .0-. 0 0 x .0074? - .60 + 11.34 I- 11.34 .00 VERIFICATION 0F COMPUTATIONS Tota‘l Honth‘fy Has. Budget Section III : 1654.31 Total Montifly Res. Budget Section 11A ; 1554.31 ‘ Tota‘l res. assessment x number of units of each type. ecttun IV Variable Reserve Assessments Highest - Lowest I Lowest - SAssessment Assessment Assessment D1 fferanu a'l 314.01 - 15.1! I 15 ll - 19 78 x E623 R . U 90 ACSIHILE m, 8f , Page 16A uf 14 2 of 3
