South Mountain Shadows

Key facts from South Mountain Shadows's documents

Reflects the 2025 governing documents — figures and rules are as originally recorded and may have changed since.

Community type

HOA (non-condominium, single-family detached lots) (Definitions: Lot, Dwelling Unit, Common )

Legal name

South Mountain Shadows Homeowners Association (Article 1 Definitions)

Developer / declarant

16 & Chipman, LLC, an Arizona corporation (First page of Declaration, Recitals)

Governing law

Arizona Revised Statutes (A.R.S.) §§ 10-3202, 10-3851, 10-3856, 33-439, 33-741, 33-801, 33-1803, 33-1807, 33-1808, 33-1809, 33-1816 (Multiple sections (e.g., 6.4, 5.11, 5.12)

Assessments & dues

Board determines Assessment for Common Expenses, allocated equally among all Lots (except exemptions for Declarant/Designated Builder) (Sections 8.1, 8.3)

Special assessments

Permitted under Section 8.7 (Special Assessments) (Section 8.7)

Collections & liens

Association has automatic lien on each Lot for Assessments; lien is prior and superior except for taxes and first mortgages. Foreclosure allowed after statutory waiting period (A.R.S. §§33-1803, 33-1807). Sale by foreclosure extinguishes pr (Section 8.2)

Reserves & fees

Section 8.9 (Transfer Fee) mentioned (Section 8.9)

Pets

Yes, maximum of two generally recognized house pets (as determined by Board and Association Rules). More allowed with Board approval. (Section 5.2)

Leasing & rentals

Yes, subject to conditions (Section 5.16)

Parking & vehicles

Private passenger automobiles, pickup trucks, motorcycles, ATVs, golf carts may be parked in garage. No other vehicles (mobile homes, motor homes, boats, RVs, trailers, campers, etc.) except within garage or designated areas. Occasional gue (Section 5.14)

Fences

View fences: no opaque covering allowed. Corner lots: no fence, wall, hedge, shrub obstructing sight lines between 2 and 6 feet above street within 33-foot triangle. No opaque covering on view fences. (Section 5.15)

Architectural approval

Yes, Design Review Committee must approve design, size, color, location, elevation of any Improvement or landscaping visible from Neighboring Property before installation. (Section 5.9, Article 9)

Solar & roof

Permitted with Committee approval, must either not be visible from Neighboring Property or be screened to minimize visual impact. Subject to A.R.S. §§33-439, 33-1816. (Section 5.11)

Home business

Permitted if: (a) not detectable by sight/sound/smell from outside; (b) conforms to zoning; (c) no door-to-door solicitation; (d) no drive-up traffic/client parking; (e) consistent with residential character, no nuisance or hazard. (Section 5.1)

Signs & flags

Generally prohibited unless: (a) legal proceedings; (b) max 2 street address signs; (c) for-sale/for-lease signs (size per A.R.S. §33-1808); (d) Declarant/Builder signs; (e) cautionary children signs; (f) one Political Sign (max 9 sq ft tot (Section 5.18)

Maintenance

Association maintains Common Areas and Areas of Association Responsibility (Article 11). Owner maintains Lot and Dwelling Unit. Owner must repair damage within 18 months of occurrence (Section 5.17). (Sections 5.17, 11.1)

Insurance

Encouraged but not obligated to obtain insurance; no waiver of responsibility if insurance not maintained. (Section 5.17, Section 13.3)

Use restrictions

All Dwelling Units shall be used exclusively for residential purposes. Limited home businesses allowed if not detectable and compliant with conditions. (Section 5.1)

Voting & meetings

Class A Members: 1 vote per Lot; Class B Members (Declarant and Designated Builders): 7 votes per Lot (Section 7.2)

Amendments

Amendment requires vote or written consent of (i) Members owning 67% of all Lots and (ii) Declarant while Declarant is an Owner. Declarant may amend unilaterally to correct minor errors, satisfy Agency requirements, or conform to applicable (Section 4.2)

Extracted from the recorded governing documents and cited to them; may be incomplete and is not legal advice — verify against the official documents below.