FIRST AMENDED AND RESTATED DECLARATION OF EASEMENTS, COVENANTS AND RESTRICTIONS FOR NORTH OAKS - A SINGH DEVELOPMENT SUBDIVISION AND NORTH OAKS -A SINGH DEVELOPMENT SUBDIVISION NO. 2 WHEREAS, SINGH II LIMITED PARTNERSHIP, a Michigan limited partnership, whose address is 219 Elm Street, Birmingham, Michigan 48009 (the “Declarant”) is the developer of a certain subdivision of land located on land in the City of Rochester Hills, Oakland County, Michigan, as described in Exhibit A attached hereto, known as North Oaks - A Singh Development Subdivision, a Subdivision created pursuant to the plat thereof as recorded in Liber 210, Pages 30 through 35, Records (“North Oaks No. 1”); WHEREAS, the Declarant has recorded a Declaration of Easements, Covenants and Restrictions recorded January 24, 1990 in Liber 11243, pages 739 through 776, Oakland County Records (the “Declaration”); WHEREAS, the Declarant is the owner of fee simple title to certain lands adjacent to North Oaks No. 1; which lands are described in Exhibit B attached hereto, and the Declarant desires to create a subdivision of land to be known as North Oaks - A Singh Development Subdivision No. 2 (“North Oaks No. 2”) (North Oaks — A Singh Development subdivision and North Oaks — A Singh Development Subdivision No. 2 are also referred to individually as “Subdivision” and collectively as the “Subdivisions”) WHEREAS, the Declarant has reserved the power under the Declaration to amend the Declaration to subject additional subdivisions of land to the easements, covenants, restrictions, changes and liens set forth therein; WHEREAS, the Declarant desires to amend and restate the Declaration to provide for the preservation and enhancement of the property values and amenities in both Subdivisions and for, the maintenance of certain common areas (the “Common Areas”), as defined below, in both Subdivisions, and to subject both Subdivisions and the Common Areas situated in each of them to the easements, covenants and restrictions, charges and liens set forth herein, each and all for the benefit of both Subdivisions and each owner therein; and
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FIRST AMENDED AND RESTATED
DECLARATION OF EASEMENTS, COVENANTS AND RESTRICTIONS
FOR NORTH OAKS - A SINGH DEVELOPMENT SUBDIVISION AND
NORTH OAKS -A SINGH DEVELOPMENT SUBDIVISION NO. 2
WHEREAS, SINGH II LIMITED PARTNERSHIP, a Michigan
limited partnership, whose address is 219 Elm Street, Birmingham,
Michigan 48009 (the “Declarant”) is the developer of a certain
subdivision of land located on land in the City of Rochester
Hills, Oakland County, Michigan, as described in Exhibit A
attached hereto, known as North Oaks - A Singh Development
Subdivision, a Subdivision created pursuant to the plat thereof
as recorded in Liber 210, Pages 30 through 35, Records
(“North Oaks No. 1”);
WHEREAS, the Declarant has recorded a Declaration of
Easements, Covenants and Restrictions recorded January 24, 1990
in Liber 11243, pages 739 through 776, Oakland County Records
(the “Declaration”);
WHEREAS, the Declarant is the owner of fee simple
title to certain lands adjacent to North Oaks No. 1; which
lands are described in Exhibit B attached hereto, and the
Declarant desires to create a subdivision of land to be known
as North Oaks - A Singh Development Subdivision No. 2 (“North
Oaks No. 2”) (North Oaks — A Singh Development subdivision and
North Oaks — A Singh Development Subdivision No. 2 are also
referred to individually as “Subdivision” and collectively as
the “Subdivisions”)
WHEREAS, the Declarant has reserved the power under the
Declaration to amend the Declaration to subject additional
subdivisions of land to the easements, covenants, restrictions,
changes and liens set forth therein;
WHEREAS, the Declarant desires to amend and restate
the Declaration to provide for the preservation and enhancement
of the property values and amenities in both Subdivisions and
for, the maintenance of certain common areas (the “Common
Areas”), as defined below, in both Subdivisions, and to subject
both Subdivisions and the Common Areas situated in each of them
to the easements, covenants and restrictions, charges and liens
set forth herein, each and all for the benefit of both
Subdivisions and each owner therein; and
WHEREAS, the Declarant has deemed it desirable for
the efficient preservation of the values and amenities in the
Subdivisions to create one legal entity to own, maintain and
administer the Common Areas; to collect and disburse” the
assessments and charges hereinafter created; and to promote the
recreation, health, safety, welfare, common benefit and
enjoyment of the Owners’; ‘
WHEREAS, the Declarant may, at some future time, plat
additional subdivisions of land adjacent to the Subdivisions
and subject the land so platted to the easements, covenants,
restrictions and liens set forth herein;
NOW, THEREFORE, in consideration of the mutual benefits derived
by the Declarant, its successors and assigns, and for all Owners
of Lots in North Oaks No. 1 and all intending purchasers and
future Owners of the various Lots comprising the Subdivisions,
the Declarant, for itself, its successors and assigns, does
hereby publish, declare and make known to all present Owners and
intending purchasers and future Owners of the Lots comprising
the Subdivisions, that the same will and shall be used, owned,
held, and/or sold expressly subject to the following conditions,
easements, covenants, restrictions and agreements which shall be
incorporated by reference in all deeds of conveyance and
contracts for the sale of said Lots and shall run with the land
and be binding upon all grantees of individual Lots in the
Subdivisions and on their respective heirs, personal
representatives, successors and assigns.
Article I
Definitions
Section 1. Definition Of Terms.
The words and phrases below are defined au follows:
a. “Association” shall mean and refer to North Oaks
Homeowners’ Association, a Michigan nonprofit corporation, its
successors and assigns;
b. “Builder” shall mean and refer to any person or
entity who acquires a Lot for the purpose of engaging in and
does engage in the business of constructing residential
buildings for the purpose of resale and not for his own use;
c. “Bylaws” shall mean and refer to the bylaws of
the Association;
d. “Common Areas” shall mean those areas of land within the
Subdivisions (including the improvements thereto) now or
hereafter owned by the Association for the common use and
enjoyment of the Owners. The Common Areas shall initially include Tall Oaks Park and Scenic Hollow Park, as shown on the Plats;
e. “Declarant” shall mean and refer to Singh II Limited
Partnership, a Michigan limited partnership and its successors
and assigns;
f. “Declaration” shall mean and refer to the First
Amended and Restated Declaration of Easements, Covenants and
Restrictions and any amendments as recorded in the office of the
Oakland County Register of Deeds, State of Michigan;
g. “Lot” shall mean and refer to any numbered lot shown on the
recorded plats of the Subdivisions and any future adjacent
subdivision, hereafter annexed;
h. “Member” shall mean and refer to those persons entitled to
membership in the Association, as provided in this Declaration;
i. “Owner” shall mean and refer to the record owner, whether
one or more persons or entities, of the fee simple title
to any Lot which is a part of the Subdivisions and any
future subdivisions hereafter annexed. When more than one
person or entity has an interest in the fee simple title
to a Lot, the collective interest of all such persons or
entities shall be considered to be that of a single
Owner. If any Lot is sold on a land contract, the land
contract purchaser shall be considered the Owner. Those
persons having any interest in a Lot merely as security
for the performance of an obligation are not considered
to be Owners;
j. “subsequent Phases” shall mean any and all
subdivisions or parcels of land adjacent to the Subdivisions,
which may in the sole discretion of the Declarant be created by
the recording of plate or parcel splits, which may become
subject to this Declaration by an amendment thereto;
k. “Plat” shall mean and refer to the plat of the
Subdivision, recorded or to be recorded in the office of the
Oakland County Register of Deeds; and
1. “Subdivisions” shall mean and refer to Lots 1
through 50 inclusive, Tall Oaks Park and Scenic Hollow Park of
North Oaks--A Singh Development Subdivision, Lots 51 through 99,
inclusive of the proposed North Oaks - A Singh Development
Subdivision No. 2.
ARTICLE II
ESTABLISHMENT AND DEDICATION
Section 1. Establishment of Nonprofit Corporation.
There is hereby established an association of Owners of Lots 1 through 50 inclusive, North Oaks--A Singh Development
Subdivision, and Lots 51 through 99, Inclusive, North Oaks — A
Singh Development Subdivision No. 2, to be known as the North
Oaks Homeowners’ Association. The Association shall be
incorporated and organized at any time not later than sixty (60)
days after the Plat of North Oaks--A Singh Development No. 1 is
recorded. The Association shall be organized as a nonprofit
corporation for a perpetual term under the laws of the State of
Michigan and shall have such powers as are enumerated in this
Declaration as well as those set forth in the corporate Articles
and Bylaws for the Association.
Section 2. Dedication of Common Areas.
The Declarant hereby dedicates and conveys to each Owner of a
Lot in the Subdivisions a right and easement of enjoyment in and
to the Common Areas. Declarant further covenants that within ten
(10) years after the data the Plat has been recorded, it will
convey the Common Areas, except those portions of the Common
Areas dedicated to the City of Rochester Hills, to the
Association free and clear of all liens and encumbrances except
as set forth herein. Title to the portions of the Common Areas
conveyed to the Association shall vest in the Association
subject to the rights and easements of enjoyment in and to such
Common Areas by the Owners. Said easement of enjoyment shall not
be personal, but shall be considered to be appurtenant to the
Lots and shall pass with the title to the Lots whether or not
specifically set forth in the deeds of conveyance of the Lots.
ARTICLE III
PROPERTY RIGHTS
Section 1. Owners’ Easement of Enjoyment.
The Declarant hereby grants to each Owner and his respective
successors and assigns, appurtenant, non-exclusive and perpetual
easements to use and enjoy the Common Areas.
Section 2. Limitations of Easements.
The rights and easements of each Owner in and to the Common
Areas shall be subject to the following superior rights of the
Association, the Declarant and/or third parties in addition to
other limitations set forth in this Declaration:
a. The right of the Association to levy and collect
assessments, as set forth in Article V, below;
b. The right of the Association to suspend the voting rights
and right to use the Common Areas by an Owner for, any period
during which any assessment against his Lot remains unpaid and
for any infraction by an Owner of the Association’s published
rules and regulations for the duration of the infraction and for
an additional period thereafter not to exceed sixty (60) days;
c. The right of the Association to grant easements, over,
under or across any part of the Common Areas or to dedicate,
grant or transfer all or any part of the Common Areas to any
public agency, authority or utility for such purposes and
subject to such conditions as may be agreed to by the Members.
No such dedication, grant or transfer shall be effective, unless
an instrument agreeing to such dedication, grant or transfer
signed by the Declarant, if the Declarant has an ownership
interest in. any Lot at the time of the grant, and fifty-one
(51%) percent of the Members has been recorded, and unless
consented to by the City of Rochester Hills.
Section 3. Declarant Rights To Dedicate Or Transfer
Property
The Declarant reserves the right to dedicate or
transfer:
a. All or any part of the Common Areas to any public agency,
authority or utility for such purposes and subject to such
conditions as may be required by law or in the best interests of
the Subdivision as determined by the Declarant and approved by
the City of Rochester Hills; and
b. The Declarant reserves the right to grant an
easement to use and enjoy the Common Areas to the Owners of any
lot in any Subsequent Phase of the Subdivision, if any,
provided the Declarant grants an easement to the Owners of the
Lots in the Subdivision to use and enjoy the Common Areas, to
such other Subsequent Phase..
Section 4. Delegation Use.
Any Owner may delegate, in accordance with the
Bylaws, his right of enjoyment and use to the Common Areas to
the members of his family, his invitees, his tenants who reside
on his lot subject to this Declaration, the Bylaws and any
rules and regulations promulgated pursuant to either of them.
Section 5. Utility Easements.
The Declarant hereby dedicates and reserves the
following Easements:
a. Easements for the installation, maintenance,
repair, replacement, modification and/or removal of utilities,
underground television cable, sanitary and storm sewer lines,
water mains, drainage lines, surface drainage swales and any
other improvements which would serve the Subdivisions and any
Subsequent Phase are as shown on the Plat, in, on, under and
over the Common Areas. With respect to easements in any
Subsequent Phase. The easements may be located and established
as deemed necessary or beneficial by the Declarant.
b. Private easements for public utilities are granted and
reserved as shown on the Plat.
c. The storm water detention pond and surrounding areas
designated as Scenic Hollow Park on the Plat.
d. An easement for the relocation of water mains owned by the City of Rochester.
The use of all or part of such easements may at any time or
times hereafter be granted or assigned by the Declarant or its
successors or assigns, to any person, firm, corporation,
governmental unit or agency which furnishes such services or
utilities.
No buildings or structures may be constructed or maintained over
or on any easements; provided, however, that after the
aforementioned utilities have been installed, planting, fencing
(where permitted), or other lot line improvements shall be
allowed, so long as they do not violate the provisions of this
Declaration and do not interfere with, obstruct, hinder or
impair the drainage plan of the Subdivision and so long as
access be granted, without charge or liability for damages, for
the installation, maintenance, repair, replacement, modification
and/ or removal of the utilities, drainage lines and/or.:
additional facilities.
Section 6. Entryway and signage
Declarant reserves the right to own, maintain, and illuminate a
sign at the entrance of the Subdivision, including Tall Oaks
Park and a portion of Lot 1 as designated on the Plat, which
shall bear the name “North Oaks--A Singh Development,” and to
maintain an easement for such sign. If the sign is dedicated to
the Association, the sign or any replacement sign shall continue
to bear the same inscription in prominent letters and it shall
become the responsibility of the Association to maintain, and
illuminate the sign. Declarant further reserves the right to own
and maintain an easement for landscaping and/or a monument wall
to be located at the entrances of the Subdivisions, including
the median island, Tall Oaks Park, Lot 1, Lot 75 and Lot 76 as
designated on the Plat. If the landscaping and/or monument wall
are dedicated to the Association, it shall become the
responsibility of the Association to maintain the landscaping
and/or monument wall.
Section 7. Additional Lands.
The Declarant reserves the right to transfer arid dedicate to
the Association lands which are contiguous to the Subdivisions,
which lands will be owned and maintained by the Association in
the same manner as the other Common Areas which are subject to
the Declaration.
ARTICLE IV
MEMBERSHIP AND VOTING RIGHTS
Section 1. Membership.
Every Owner shall be a member of the Association.
Membership shall be appurtenant to, and may not be
separated from, ownership of a Lot.
Section 2. Board of Directors.
The Board of Directors of the Association shall be comprised of
at least three (3) and no more than five (5) persons appointed
by the Declarant which persons may be employees, officers,
agents or equity owners of the Declarant and need not be Owners
or Builders. The Declarant shall continue to appoint all members
of the Board of Directors until the First Annual Meeting of the
Association, which shall occur no later than thirty (30) days
after the date upon which ninety—five (95%) percent of the Lots,
including lots in any Subsequent Phase, are owned by persons
other than the Declarant or Builders.
The Declarant shall have the right, but not the obligation, to
call a special meeting of the Members of the Association for the
purposes of electing one (1) or more Owners other than the
Declarant’s representatives to serve as directors of the
Association. The number of directors so elected, if any, shall
be solely in the discretion of the Declarant.
Section 3. Voting Rights.
Each Owner shall be entitled to one vote for each Lot owned.
When more than one person or entity owns an interest in a Lot,
all such persons shall collectively be Members and the vote for
such Lot shall be exercised by the designated representative of
the Co-Owners as they shall determine. The name of the
designated representative shall be provided to the Association
in writing at least ten (10) days prior to any meeting at which
said designee intends to vote. If notice of a designated
representative is not properly given, the vote related to a Lot
will be suspended in the event more than one person seeks to
exercise said vote.
Section 4. Adoption of Bylaws.
The Association shall adopt Bylaws for the purposes of providing
for the election of officers and directors, the conduct of
meetings and the governance of the association, which shall
comply with all requirements of the Michigan Nonprofit
Corporations Act.
ARTICLE V
COVENANT FOR ASSOCIATION ASSESSMENTS
Section 1. Creation of the Lien and Personal Obligation
of Assessments.
Each Owner of a Lot, by acceptance of a deed or execution of a
land contract therefor, whether or not it shall be so expressed
in such deed or land contract, is deemed to covenant and agree
to pay to the Association: (1) annual general assessments and
(2) special assessments. Such assessments shall be established
and collected as hereinafter provided. The general and special
assessments, together with interest thereon at the highest rate
permitted by law, collection costs, including reasonable
attorney’s fees, shall be a charge on the Lot and shall be a
continuing lien upon the Lot against which each such assessment
is made. Each such assessment, together with interest thereon at
the highest rate permitted by law; collection costs, including
reasonable attorney’s fees, shall also be the personal
obligation of all persons who were the Owners of such Lot at the
time such assessment fee fell due. The personal obligation for
delinquent assessments shall not pass to the Owner’s successors
in title, unless expressly assumed by them. The obligation of
the Declarant and each Builder as to assessments is separately
set forth in Section 3 of this Article.
Section 2. Purpose of Assesnments.
The assessments levied by the Association shall be
used exclusively to promote the recreation, health, safety,
welfare, common benefit and enjoyment of the Owners in the
Subdivisions and future subdivisions hereafter annexed, and in
particular for the improvement and maintenance of the Common
Areas now. or hereafter owned by the Association, for the
payment of taxes and special assessments relating to the Common
areas and facilities thereon and other property under the
control of the Association, including any subdivision
entrances; for planting and maintenance of trees, shrubs and
grass; for the maintenance of median islands dedicated to the
City of Rochester Hills; for the acquisition of additional
Common Areas; for construction, operation and maintenance of
recreational facilities; for caring for vacant Lots, including
out lots; for maintaining drainage facilities which service the
Subdivisions whether inside or outside of the Subdivisions
boundaries; for providing community services; for obtaining
insurance for the protection of the Owners; for maintaining,
illuminating and replacing the entryway sign, monument wall and
landscaping; for maintaining and replacing trees, signs not
maintained or replaced by the City of Rochester Hills; and for
establishing and maintaining appropriate reserves for those
purposes.
Section 3. Rate of Assessment.
Both the general and special assessments shall be set by. the
Board or Directors at a uniform rate for all Lots.
Notwithstanding anything to the contrary contained herein or
elsewhere in this Declaration, no assessment shall be levied
against a Lot owned by the Declarant or any Builder except that
Builders shall be assessed in the same manner as any other owner five (5) years after the date of the recording of the Plat of
the Subdivision which relates to the particular Lot for which
the assessment is made.
Section 4. Maximum Annual Assessment.
The annual assessments shall not exceed the following amounts:
a. Until January 1 of the year immediately following the first
conveyance of a Lot to an Owner, excluding Builders, the maximum
annual assessment shall not exceed two Hundred ($200.00) Dollars per Lot;
b. From and after January 1 of the year immediately following
the first conveyance of a Lot to any Owner, excluding Builders,
the annual assessment may be increased each year without a vote
of the members by an amount of not more than ten (10%) percent
of the assessment for the previous year; and
c. From and after January 1 of the year immediately
following the first conveyance of a Lot to an Owner, excluding
Builders, the annual assessment may be increased by an amount
in excess of ten (10%) percent per year only by a vote of
fifty-one (51%) percent of the members or of proxies entitled
to cast votes, at a meeting of the Association duly called for that purpose.
Section 5. First Assessment.
Upon purchasing any Lot from a Builder or the
Declarant, an Owner other than a Builder shall be liable for the
assessment for the year in which the Lot is purchased, which
shall be prorated to the date of closing and payable upon
closing, Such Owner shall also be liable for a one time
assessment of Two Hundred ($200.00) Dollars for working capital,
which shall be payable upon closing to the Association.
Section 6. Special Assessments for Acquisitions and
Capital Improvements.
In addition to the annual assessments authorized
above, the Association may levy against each Owner, in any
assessment year, a special assessment, applicable to that year
only, for the purpose of defraying, in whole or in part, the
cost of any acquisition of land or easements to be added to the
common Areas, the construction, reconstruction, repair or
replacement of any improvement upon the Common Areas and other
areas under the control of the Association, including
subdivision entrances. Any special assessment shall have the
consent of Members or of proxies entitled to cast fifty—one
(51%) percent of the votes at a meeting duly called for that
purpose.
Section 7. Notice and Quorum for Actions Authorized
Under Sections 4 and 6.
Written notice shall be sent to all Members not less
than fifteen (15) days nor more than thirty (30) days in advance
of any meeting called for the purpose of taking any action
against the Owners personally obligated to pay the same or foreclose the lien against the Lot. No Owner may waive or
otherwise avoid liability for the assessments by non-use of the
Common Areas or abandonment of his Lot.
Section 10. Exempt Property.
All Common Areas, outlots and all other property exempt from
taxation by state or local governments or dedicated for public
use, shall be exempt from the assessment, charge and lien
created herein.
Section 11. Subordination of the Lien to Mortgages
The lien of the assessments provided for herein shall be
subordinate to the lien of any first mortgage and to any other
contractual lien as to Lots owned by the Declarant. Sale or
transfer of any Lot shall not affect the assessment lien.
However, the sale or transfer of any Lot pursuant to mortgage
foreclosure shall extinguish the lien but not the obligation for
payment of such assessments as to payments which became due
prior to such sale or transfer. No sale or transfer shall
relieve such Lot from liability for any assessment becoming due
alter such sale or from the lien thereof.
Section 12. Right of City to Assess.
If the Association fails to levy and collect an
assessment for maintenance of any of the median islands or
Common Areas, or fails to maintain such median islands or Common
Areas, and it becomes necessary for the City of Rochester Hills
to incur expenses related . to maintenance of such median islands
or Common Areas, the City of Rochester Hills shall have the
right to be subrogated to the powers of the Association to levy
and collect assessments and to enforce liens for the collection
of such assessments.
ARTICLE VI
Architectural Review
Section 1. Architectural Review Committee.
No building, fence, wall, deck, swimming pool,
outbuilding, drainage structure or other structure,
landscaping or exterior improvement shall be commenced,
erected or maintained on any Lot, nor shall any exterior
addition to or change or alteration therein or change in
the exterior appearance thereof or change in landscaping
be made until the plans and specifications showing the