DECLARATION OF COVENANTS, CONDITIONS,
STATE OF TEXAS
KNOW ALL MEN BY TERSE PRESENTS:
THAT RIDGEWOOD ESTATES, INC., a Texas Corporation, acting by and through its duly authorized, officers, Barry Kendrick and Vivian Kendrick, hereinafter called the Declarant, is the owner of all that certain real property located in WILLIAMSON County, Texas, described as follows:
Lots 1-4 Section One of Ridgewood Estates a subdivision recorded in Cabinet L, Slide 324-325 of the Deed Records, Williamson County, Texas
WHEREAS, the Declarant will convey the above described properties, subject to certain protective covenants, conditions, restrictions, liens, and charges as hereinafter set forth;
NOW, THEREFORE, it is hereby declared that all of the property described above shall be held, sold and conveyed subject to the following easements, restrictions1 covenants and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with, the real property and shall be binding on all parties having any right, title or interest in or to the above described property or any part thereof, and their heirs successors and assigns, and which easements, restrictions, covenants and conditions shall inure to the benefit of each owner thereof.
1.01 “Owner” shall mean and refer to the recorded owner, whether one or more persons or entities, of the fee simple title to any Lot or portion of a Lot on which there is or will be built a detached single family dwelling, (except as herein specified) including contract sellers, but excluding those having such interest merely as security for the performance of an obligation.
1.02 Properties shall mean and refer to that certain real property hereinbefore described.
1.03 “Lot” shall mean and refer to that portion of any of the plots of land shown upon the plat and subdivision map recorded in Cabinet L, Slides 324-325, Williamson County Deed Records.
1.04 “Declarant” shall mean and refer to RIDGEWOOD ESTATES, INC. its successors and assigns, if such successors or assigns shall acquire more than one undeveloped Lot from Declarant for the purpose of development.
Architectural Control Committee
2.01 Declarant shall designate and appoint an Architectural Control Committee consisting of not less than two (2) qualified persons, which committee shall serve at the pleasure of the Declarant, and shall be initially composed of Barry Kendrick and Vivian Kendrick. The Architectural Control Committee shall have the right to grant variances to these restrictions and requirements from time to time as it shall deem fit without the approval and/or consent of any Lot owner. All such variances shall be in writing and shall be executed by all members of the Architectural Control Committee to be effective and enforceable. The Architectural Control Committee shall exist until a single family dwelling shall be constructed on each of the Lots.
2.02 No building, fence, wall, or other structure shall be commenced, erected, or maintained upon the Properties, nor shall any exterior addition to, or change or alteration therein, be made, nor shall any landscaping of any Lot or Lots be undertaken, until the plot plan and the plans and specifications of any and all improvements of whatever nature and kind showing the nature, kind, color, shape, height, materials and location of the same shall have been submitted to, and approved in writing by, the Architectural Control Committee as to harmony of exterior design and location in relation to surrounding structures and topography.
With respect to the foregoing, all such submission’s of the above described plans and specifications shall comply with a “Plan Approval Process and Permit Requirements” (attached hereto as Exhibit “A”) as shall be reasonably established time to time in writing by the Declarant which shall set forth the requirements of securing the above described approvals and shall establish certain fees to be paid for approving said plans, securing certain permits, and/or inspections.
Failure of Committee to Act
2.03 In the event that any plans and specifications are submitted to the Architectural Control Committee as provided herein, and such Committee shall fail either to approve or reject such plans and specifications for a period of twenty (20) days following such submission, approval by the Committee shall not be required, and full compliance with this Article shall be deemed to have been bad, provided the applicant has paid all fees required under the above described Plan Approval Process and Permit Requirements and has otherwise satisfied all other minimum requirement as herein specified.
Type of Buildings Permitted
3.01 Except as expressly provided for herein, all Lots shall be used for residential purposes only and no building shall be erected, altered, placed or permitted to remain on any Lot other than one detached single family dwelling not to exceed two stories in height and a private garage for not more than six (6) automobiles and a minimum of two (2) automobiles; all garages shall be attached to the house unless otherwise approved in writing by the Architectural Control Committee and shall be either side entry or rear entry.
Minimum Floor Area and Exterior Walls
3.02 Any single story residence constructed must have a ground floor area of not less than one thousand five hundred (1,500) square feet, exclusive of open or screened porches, terraces, patios, driveways, carports and garages. Any residence other than a single story residence must have not less than one thousand (1,000) square feet of ground floor living area and not less than one thousand five hundred (1,500) square feet of total living area, exclusive of open or screened porches, terraces, patios, driveways, carports and garages. The exterior walls of any residence’s shall consist of not less than seventy five per cent (75%) masonry construction. The Architectural Control Committee reserves the right to grant a variance to such square footage and/or masonry requirement on a case-by-case basis should the style or type of architecture of a particular plan not be appropriate or compatible with such requirements.
Other Construction Requirements
3.03 In addition to any other requirement as herein specified all Lots in this subdivision and any improvements situated on said areas shall be subject to the following, to-wit:
(a) All houses shall be completed in accordance with the plans and specifications as submitted to and approved by the Architectural Control Committee, including cleanup and landscaping within one (1) year from the date the slab is poured.
(b) All houses or outbuildings constructed in this subdivision shall have a non-reflective, fire retardant roof with a 25 year estimated life. It being expressly agreed and understood that a masonry, tile or “Timberline” roof is hereby permitted as well as such other types of roofs as shall be approved in writing by the Architectural Control Committee from time to time. No wood shingle roofs shall be permitted unless the same have been treated to be fire retardant and have received written approval of the Architectural Control Committee.
(c) All drives and parking areas shall be constructed of asphalt, concrete, pavers or other material deem acceptable by the Architectural Control Committee.
3.04 No building shall be located on any Lot nearer to the front Lot line than forty (40’) feet or nearer to the side street line than twenty-five (25’) feet. There shall be no building constructed on any Lot nearer than twenty-five (25’) feet from the rear property line or any side Lot line. For purpose of this covenant, eaves, steps and open porches shall not be considered as a part of the building; provided, however, that this shall not be construed to permit any portion of the building on any Lot to encroach upon another Lot. The Architectural Control Committee shall have the right to grant variances to the foregoing on a case by case basis due to the location of trees on a. Lot, the shape or terrain of a Lot, or, on such basis as it shall deem reasonably necessary. If two or more Lots, or fractions thereof, are consolidated into a building site these building setback provisions shall be applied to such resultant building site as if it were one original, platted Lot.
3.05 Easements for the installation and maintenance of utilities and drainage facilities arc reserved as shown on the recorded plat and as filed from tune to time in the deed records of WILLIAMSON County, Texas. No utility company, cable T.V. company, water district, political subdivision, or other authorized entity using the casements herein referred to shall be liable for any damage done by them or their assigns, agents, employees or servants, to shrubbery, trees or flowers, or to other property of the Owner situated within any such casement.
Noxious or Offensive Activities Prohibited
3.06 No noxious or offensive activity shall be carried on upon any Lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood whether provided herein or not. No Owner may use a Lot for any purposes which would violate or breach any of the laws or statutes of the State of Texas or the Unites States of America.
3.07 Except for permanent signs within the subdivision, no signs of any character shall be allowed on any Lot except one sign of not more than six square feet advertising the property for sale or rent; provided, however, that Declarant and any other person or entity engaged in the construction and sale of residences or Lots within the subdivision shall have the right, during the construction and sales period, to construct and maintain such facilities as may be reasonably necessary or convenient for such construction and sale, including, but not limited to, signs, offices, storage areas and model units.
Oil Development Prohibited
3.08 No oil well drilling, oil development operations, oil refining, quarrying or mining operations of any kind shall be permitted on a Lot, nor shall oil wells, tanks, tunnels, mineral excavations or shafts be permitted on any Lot. No derrick or other structure designed for use in boring for oil, natural gas or other minerals shall be erected, maintained or permitted on any Lot.
Rubbish, Trash and Garbage
3.09 No Lot shall be used or maintained as a dumping ground for rubbish or trash, and no garbage or other waste shall be kept except in sanitary containers. All incinerators or other equipment for the storage and disposal of such materials shall be kept in a clean and sanitary condition, and except on days trash or garbage is collected, the same shall be kept in such a manner as not to be visible from the street.
3.10 No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except that dogs, cats, or other normal or typical household pets may be kept, provided that they are not kept, bred or maintained for any commercial purpose and do not become an annoyance or nuisance to the neighborhood.
Fences, Walls, and Hedges
3.11 No fence, wall, or hedge shall be placed, or permitted to remain, on any Lot nearer to the street or streets adjoining such Lot than is permitted for the main residence on such Lot, except for decorative subdivision entry fences, except as herein expressly provided.
3.12 No professional, business or commercial activity to which the general public is invited shall be conducted on any Lot, except as provided in 3.07 above.
3.13 Any storage of propane or similar product shall be, in either above or below ground tanks, strategically placed out of site of public view of landscaped and/or fenced in a manner as to visibly hide the tank.
Reservation of Easements
4.01 All easements for the installation and maintenance of utilities (including cable television) and drainage facilities are reserved as shown on the plat recorded in Cabinet L, Slide Nos. 324-325 of the P1st Records of WILLIAMSON County, Texas, as well as any additional casements which may be recorded in the deed records of WILLIAMSON County, Texas. No shrubbery, fence or other obstruction shall be placed in any easement or street. Right of use for ingress and egress shall be bud at all times over any dedicated casement, and for the installation, operation, maintenance, repair or removal of any utility, together with the right to remove any obstruction that may be placed in such easement which would constitute interference with the use, maintenance, operation or installation of such utility.
5.01 (a) Right of Enforcement. Except as otherwise provided herein, any Owner at his own expense and the Declarant shall have the right to enforce all of the provisions of the RIDGEWOOD ESTATES Restrictions. Such right of enforcement shall include both damages for, and injunctive relief against, the breach of any such provisions.
(b) Nonwaiver. The failure to enforce any provision of the RIDGEWOOD ESTATES RESTRICTIONS at any time shall not constitute a waiver of the right thereafter to enforce any such provisions or any other provision of said restrictions.
5.02 Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provision, and all other provisions shall remain in full force and effect.
Duration and Amendments
5.03 The covenants, conditions, and restrictions of this Declaration shall run with and bind the land, and shall inure to the benefit of, and be enforceable by, the Declarant, the Homeowners’ Association or the Owner of any Lot subject to this Declaration, and their respective legal representatives, heirs, successors and assigns, and, unless amended as provided herein, shall be effective for a term of twenty (20) years for the date this Declaration is recorded after which the said covenants, conditions and restrictions shall be automatically extended for successive periods of ten (10) years. The covenants, conditions, and restrictions of this Declaration may be amended during the first 20-year period by an instrument signed by not less than ninety (90%) percent of the Lot Owners during any succeeding ten-year period, the covenants conditions, and restrictions of this Declarations may be amended during the last year of any such ten-year period by an instrument signed by not less than sixty-five (65%) percent of the Lot Owners. No amendment shall be effective until recorded in the Deed Records of WILLIAMSON County, Texas, nor until the approval of any governmental regulatory body which is required shall have been obtained.
5.04 Notwithstanding anything to the contrary, the Declarant reserves unto itself so long as the Declarant owns a majority of the Lots in RIDGEWOOD ESTATES SECTION ONE, to amend these restrictions in any manner without the joinder or consent of any Lot owner. No amendment by the Declarant shall be effective until the same has been recorded in the office of the County Clerk of WILLIAMSON County, Texas.
5.05 Any notice permitted or required to be given by this Declaration shall be in writing and may be delivered either personally or by mail. If delivery is made by mail, it shall be deemed to have been delivered on the third (3rd) day (other than a Sunday or legal holiday) after a copy of the same has been deposited in the United States mail, postage prepaid, addressed to the person at the address given by such person to the Declarant for the purpose of service of notices, or to the residence of such person if no address has been given to the Declarant. Such address may be changed from time to tine by notice in writing given by such person to the Declarant.
EXECUTED by the said Declarant, this day
Ridgewood Estates, Inc.
a Texas Corporation
Barry D. Kendrick
THE STATE OF TEXAS $
COUNTY OF _________________ $
This instrument was acknowledged before me on _________________, ___________,
by Barry D. Kendrick, President of Ridgewood Estates, Inc., a Texas corporation, on behalf of the said corporation.