The Preserve at Rio Pinar Declarations of Restriction and Covenants


1. Recitals ...........................................................................   1

2. Original Homeowners Documents ......................................................   2

3. Definitions ........................................................................   2
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4. Plan of Development ................................................................   7

5. Amendment ..........................................................................   7
  5.1 General Restrictions on Amendments ..............................................   7
  5.2 Amendments Prior to the Turnover Date ...........................................   7
  5.3 Amendments From and After the Turnover Date .....................................   7

6. Annexation and Withdrawal ..........................................................   7
  6.1 Annexation by Developer .........................................................   7
  6.2 Annexation by Association .......................................................   8
  6.3 Withdrawal ......................................................................   8

7. Dissolution ........................................................................   8
  7.1 Generally .......................................................................   8
  7.2 Applicability of Declaration after Dissolution ..................................   8

8. Binding Effect and Membership ......................................................   8
  8.1 Term ............................................................................   8
  8.2 Transfer ........................................................................   9
  8.3 Membership ......................................................................   9
  8.4 Ownership by Entity .............................................................   9
  8.5 Voting Interests ................................................................   9
  8.6 Document Recordation by Owners Prohibited .......................................   9
  8.7 Conflicts .......................................................................   9

9. Paramount Rate of Developer ........................................................   9

10. Operation of Common Areas .........................................................  10
  10.1 Prior to Conveyance ............................................................  10
  10.2 Construction of Common Area Facilities .........................................  10
  10.3 Use of Common Areas by Developer ...............................................  10
  10.4 Conveyance .....................................................................  10
    10.4.1 Generally ..................................................................  10
  10.5 Operation After Conveyance .....................................................  11
  10.6 Paved Common Areas .............................................................  12
  10.7 Delegation .....................................................................  12
  10.8 Use ............................................................................  12
    10.8.1 Nonexclusive Use ...........................................................  12
    10.8.2 Right to Allow Use .........................................................  12
    10.8.3 Waterbodies ................................................................  13
    10.8.4 Obstruction of Common Areas ................................................  13
    10.8.5 Assumption of Risk .........................................................  13
    10.8.6 Owner's Obligation to Indemnify ............................................  13
  10.9 Rules and Regulations ..........................................................  14
    10.9.1 Generally ..................................................................  14
    10.9.2 Developer Not Subject to Rules and Regulations .............................  14
  10.10 Public Facilities .............................................................  14
  10.11 Default by Another Owner ......................................................  14
  10.12 Special Taxing Districts ......................................................  14
  10.13 Water Mains ...................................................................  15
  10.14 Association's Obligation to Indemnify .........................................  15
  10.15 Site Plans and Plats ..........................................................  15

11. Maintenance by Association ........................................................  15
  11.1 Common Areas ...................................................................  15
  11.2 Surface Water Management System ................................................  15
    11.2.1 Duty to Maintain ...........................................................  15
    11.2.2 Amendments to Association Documents ........................................  15
    11.2.3 Wetland Conservation Areas .................................................  16
    11.2.4 Use Restrictions for Wetland Conservation Areas ............................  16
    11.2.5 Wetland Mitigation Monitoring ..............................................  16
  11.3 Lawn Maintenance ...............................................................  17
  11.4 Adjoining Areas ................................................................  17
  11.5 Negligence .....................................................................  17
  11.6 Right of Entry .................................................................  17
  11.7 Maintenance of Property Owned by Others ........................................  17

12. Maintenance by Owners .............................................................  17
  12.1 Lawn Maintenance Standards .....................................................  18
    12.1.1 Trees ......................................................................  18
    12.1.2 Shrubs .....................................................................  18
    12.1.3 Grass ......................................................................  18
    12.1.4 Mulch ......................................................................  18
    12.1.5 Insect Control and Disease .................................................  18
    12.1.6 Fertilization ..............................................................  18
    12.1.7 Irrigation .................................................................  18
    12.1.8 Weeding ....................................................................  18
    12.1.9 Trash Removal ..............................................................  18
    12.1.10 Right of Association to Enforce ...........................................  18
  12.2 Landscaping and Irrigation of Lots; Removal of Sod and Shrubbery; 
       Additional Planting ............................................................  18
  12.3 Common Areas Enclosed by a Private Fence .......................................  19
  12.4 Weeds and Refuse ...............................................................  19
  12.5 Driveway Easement ..............................................................  19

13. Use Restrictions ..................................................................  19
  13.1 Alterations and Additions ......................................................  19
  13.2 Animals ........................................................................  19
  13.3 Artificial Vegetation ..........................................................  20
  13.4 Boundaries of Maintenance ......................................................  20
  13.5 Causalty Destruction to Improvements ...........................................  20
  13.6 Commercial Activity ............................................................  20
  13.7 Completion and Sale of Units ...................................................  20
  13.8 Control of Contractors .........................................................  20
  13.9 Cooking ........................................................................  20
  13.10 Decorations ...................................................................  21
  13.11 Disputes as to Use ............................................................  21
  13.12 Drainage System ...............................................................  21
  13.13 Exteded Vacations and Absences ................................................  21
  13.14 Fencing .......................................................................  21
  13.15 Garbage Cans ..................................................................  21
  13.16 Holiday Lights and Other Lighting .............................................  21
  13.17 Hurricane Shutters ............................................................  21
  13.18 Irrigation ....................................................................  21
  13.19 Laundry .......................................................................  22
  13.20 Lawful Use ....................................................................  22
  13.21 Leases ........................................................................  22
  13.22 Minor's Use of Facilities .....................................................  22
  13.23 Nuisances .....................................................................  22
  13.24 Paint .........................................................................  22
  13.25 Parking .......................................................................  22
  13.26 Personal Property .............................................................  23
  13.27 Pools .........................................................................  23
  13.28 Removal of Soil and Additional Landscaping ....................................  23
  13.29 Roofs and Pressure Treatment ..................................................  23
  13.30 Satellite Dishes and Antennae .................................................  23
  13.31 Servants ......................................................................  23
  13.32 Signs .........................................................................  23
  13.33 Sports Equipment ..............................................................  23
  13.34 Storage .......................................................................  23
  13.35 Subdivision and Regulation of Land ............................................  24
  13.36 Substances ....................................................................  24
  13.37 Swimming, Boating and Docks ...................................................  24
  13.38 Use of Homes ..................................................................  24
  13.39 Visibility on Corners .........................................................  24
  13.40 Wetlands and Mitigations Areas ................................................  24
  13.41 Windows or Wall Units .........................................................  24
  13.42 Windows Treatments ............................................................  24

14. Easement for Unintentional and Non-Negligent Encroachments ........................  24

15. Requirement to Maintain Insurance .................................................  24
  15.1 Flood Insurance ................................................................  24
  15.2 Liability Insurance ............................................................  25
  15.3 Directors and Officers Liability Insurance .....................................  25
  15.4 Other Insurance ................................................................  25
  15.5 Homes ..........................................................................  25
    15.5.1 Requirement to Maintain Insurance ..........................................  25
    15.5.2 Reqirement to Reconstruct or Demolish ......................................  25
    15.5.3 Standard of Work ...........................................................  25
    15.5.4 Additional Rights of Association ...........................................  25
    15.5.5 Association Has No Liability ...............................................  26
  15.6 Fidelity Bonds .................................................................  26
  15.7 Association as Agent ...........................................................  26
  15.8 Causalty to Common Areas .......................................................  26
  15.9 Nature of Reconstruction .......................................................  26
  15.10 Additional Insured ............................................................  26
  15.11 Cost of Payment of Premiums ...................................................  27

16. Property Rights ...................................................................  27
  16.1 Owners' Easement of Enjoyment ..................................................  27
  16.2 Ingress and Egress .............................................................  27
  16.3 Development Easement ...........................................................  27
  16.4 Public Easements ...............................................................  28
  16.5 Delegation of Use ..............................................................  28
  16.6 Easements for Encroachments ....................................................  28
  16.7 Permits, Licenses and Easements ................................................  28
  16.8 Support Easement and Maintenance Easement ......................................  28
  16.9 Drainage .......................................................................  29
  16.10 Club Easements ................................................................  29
  16.11 Lake and Canal Common Areas ...................................................  29
  16.12 Duration ......................................................................  29

17. Club Covenants ....................................................................  29

18. Assessments .......................................................................  29
  18.1 Types of Assessments ...........................................................  30
  18.2 Purpose of Assessments .........................................................  30
  18.3 Club Charges ...................................................................  31
  18.4 Designation ....................................................................  31
  18.5 Allocation of Operating Costs ..................................................  31
  18.6 General Assessments Allocation .................................................  31
  18.7 Use Fees and Individual Assessments ............................................  32
  18.8 Commencement of First Assessment ...............................................  32
  18.9 Shortfalls and Surpluses .......................................................  32
  18.10 Budgets .......................................................................  32
  18.11 Establishment of Assessments ..................................................  32
  18.12 Working Capital Fund ..........................................................  32
  18.13 Assessment Estopped Certificates ..............................................  33
  18.14 Payment of Home Real Estate Taxes .............................................  33
  18.15 Creation of the Lien and Personal Obligation ..................................  33
  18.16 Subordination of the Lien to Mortgages and Club Charges .......................  33
  18.17 Acceleration ..................................................................  34
  18.18 Non-Payment of Assessments ....................................................  34
  18.19 Exemption .....................................................................  34
  18.20 Collection by Developer .......................................................  35
  18.21 Rights to Pay Assessments and Receive Reimbursement ...........................  35
  18.22 Club Charges ..................................................................  35
  18.23 Mortgagee Rights ..............................................................  35

19. Enforcement of Declaration and Rules and Regulations ..............................  35
  19.1 Compliance by Owners ...........................................................  35
  19.2 Enforcement ....................................................................  35
  19.3 Fines ..........................................................................  35
    19.3.1 Notice .....................................................................  35
    19.3.2 Hearing ....................................................................  35
    19.3.3 Amounts of Fines ...........................................................  36
    19.3.4 Payment of Fines ...........................................................  36
    19.3.5 Collection of Fines ........................................................  36
    19.3.6 Application of Fines .......................................................  36
    19.3.7 Non-exclusive Remedy .......................................................  36

20. Orange County Requirements ........................................................  36

21. Information to Lenders and Owners .................................................  37
  21.1 Availability ...................................................................  37
  21.2 Copying ........................................................................  38
  21.3 Notice .........................................................................  38

22. Architectural Control .............................................................  38
  22.1 Architectural Control Committee ................................................  38
  22.2 Membership .....................................................................  38
  22.3 General Plan ...................................................................  38
  22.4 Master Plan ....................................................................  38
  22.5 Community Standards ............................................................  39
  22.6 Quorum .........................................................................  39
  22.7 Power and Duties of the ACC ....................................................  39
  22.8 Procedure ......................................................................  39
  22.9 Alterations ....................................................................  40
  22.10 Variances .....................................................................  40
  22.11 Permits .......................................................................  40
  22.12 Construction by Owners ........................................................  40
  22.13 Inspection ....................................................................  41
  22.14 Violation .....................................................................  41
  22.15 Court Costs ...................................................................  41
  22.16 Certificate ...................................................................  42
  22.17 Certificate of Compliance .....................................................  42
  22.18 Exemption .....................................................................  42
  22.19 Exculpation ...................................................................  42

23. Owners Liability ..................................................................  42
  23.1 Right to Cure ..................................................................  42
  23.2 Non-Monetary Defaults ..........................................................  43
  23.3 No Waiver ......................................................................  43
  23.4 Rights Cumulative ..............................................................  43
  23.5 Enforcement By or Against Other Persons ........................................  43
  23.6 Fines ..........................................................................  43

24. Additonal Rights of Developer .....................................................  44
  24.1 Sales and Administrative Offices ...............................................  44
  24.2 Modification ...................................................................  44
  24.3 Promotional Events .............................................................  44
  24.4 Use by Prospective Purchasers ..................................................  44
  24.5 Franchises .....................................................................  44
  24.6 Management .....................................................................  45
  24.7 Easements ......................................................................  45
  24.8 Right to Enforce ...............................................................  45
  29.9 Additional Development .........................................................  45
  24.10 Representations ...............................................................  45
  24.11 Telecommunications Services ...................................................  46
    24.11.1 Right to Contract for Telecommunication Services ..........................  46
    24.11.2 Easements .................................................................  46
    24.11.3 Restoration ...............................................................  46
    24.11.4 Operating Costs ...........................................................  46
  24.12 Non-Liability .................................................................  47
  24.13 Resolution of Disputes ........................................................  47
  24.14 Venue .........................................................................  48
  24.15 Reliance ......................................................................  48
  24.16 Duration of Rights ............................................................  48
  24.17 Monitoring System .............................................................  48
    24.17.1 Right to Install ..........................................................  48
    24.17.2 Components ................................................................  49
    24.17.3 Part of Operating Costs ...................................................  49
    24.17.4 Club Owners ...............................................................  49
    24.17.5 Owners' Responsibility ....................................................  49

25. Refund of Taxes and Other Changes .................................................  50

26. Assignment of Powers ..............................................................  50

27. General Provisions ................................................................  50
  27.1 Authority of Board .............................................................  50
  27.2 Severability ...................................................................  50
  27.3 Execution of Documents .........................................................  50
  27.4 Affirmative Obligation of Association ..........................................  50
  27.5 Notices ........................................................................  51
  27.6 Florida Statutes ...............................................................  51
  27.7 Constructive Activities ........................................................  51
  27.8 Title Documents ................................................................  51
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Exhibit 1: Legal Description ..........................................................  55
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Exhibit 2: Articles of Incorporation ..................................................  57
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Exhibit 3: By-Laws ....................................................................  74
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Exhibit 4: Club Covenants .............................................................  92
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Exhibit 5: Permit ..................................................................... 131
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