Document

Doc# 20240070093 04/19/2024 03:06 PM Page 1 of 52 Lucy Adame-Clark, Bexar County Clerk AFTER RECORDING RETURN TO: ROBERT D. BURTON, ESQ.

MARK D. GROBMYER, ESQ.

WINSTEAD PC 401 CONGRESS AVE., SUITE 2100 AUSTIN, TEXAS 78701 EMAIL: [email protected] [email protected] CARMEL RANCH COMMUNITY MANUAL MERITAGE HOMES OF TEXAS, LLC, an Arizona limited liability company, as the Declarant under the Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded under Community Manual was adopted for the benefit of Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation (the "Association"), as part of the initial project documentation for Carmel Ranch.

This Community Manual becomes effective when Recorded.

IN WITNESS WHEREOF, the undersigned has executed this Community Manual on the IS day DECLARANT: MERITAGE HOMES OF TEXAS, LLC, an Arizona limited liability company e_ JEREM] Flach : Dvwisigey PRES OCA TT STATE OF Texas § § COUNTY OF Beyar 85 This instrument was acknowledged before me this is day of Apr i , 2024 by “Jeremy Flach : Division Pres in cnt- of Meritage Homes of Texas, LLC, an Arizona limited liability company, on behalf of said limited liability company.

CHRISTY FONTENOT My Notary 1D # 128028000 Expires August 31,2025 |g Notary Public Stgnature [SEAL] Cross-reference to Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded under 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 2 of 52 Lucy Adame-Clark, Bexar County Clerk —— COMMUNITY MANUAL for CARMEL RANCH

blic Records of Bexar County, Texas, as amended.

4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 2 of 52 Lucy Adame-Clark, Bexar County Clerk —— COMMUNITY MANUAL for CARMEL RANCH A Residential Community in Bexar County, Texas MERITAGE HOMES OF TEXAS, LLC, an Arizona limited liability company, is the developer of Carmel Ranch (the "Community"). The guiding principles for the Community have been set forth in the governing documents for Carmel Ranch, which include the Development Documents and the Association Documents (both defined below) and are collectively referred to as the Documents (the "Documents"). The Documents include such instruments as the Declaration of Covenants, Conditions and_Restrictions for Carmel Ranch (the "Declaration"), the Design Guidelines, if any, and this Community Manual (collectively referred to as the "Development Documents"), all of which are recorded in the property records by the developer generally prior to the time that you purchased your property. The Development Documents contain covenants, conditions and restrictions which not only encumber your property, but also have a legal and binding effect on all Owners and Residents in the Community, now or in the future.

Under the Development Documents, the developer is the "Declarant" who has reserved certain rights to facilitate the development, construction, and marketing of the Community, including its size, shape and composition, while the Community is being built-out (the "Development Period").

Furthermore, the Development Documents identify and set forth the obligations of Carmel Ranch Residential Community, Inc., the nonprofit corporation created by the Declarant to exercise the authority

Furthermore, the Development Documents identify and set forth the obligations of Carmel Ranch Residential Community, Inc., the nonprofit corporation created by the Declarant to exercise the authority and assume the powers described in the Declaration (the "Association"). Integral to the functioning of the Community, the Association's roles include owning, operating and maintaining various Common Areas and Community amenities, as well as administering and enforcing all of the Documents.

Other specific Documents include such instruments as the Certificate of Formation and Bylaws which set forth the corporate governance structure of the Association as well as the various Rules and Regulations, which include rules, regulations, policies and procedures outlining the operation of the Association and required standards for use of property, activities and conduct (the "Association Documents"). It is the Association Documents which are included within this Community Manual, as further set forth herein.

Capitalized terms used but not defined in this Community Manual shall have the meanings ascribed to such terms in the Declaration.

This Community Manual becomes effective when Recorded.

4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 3 of 52 Lucy Adame-Clark, Bexar County Clerk —— CARMEL RANCH COMMUNITY MANUAL TABLE OF CONTENTS 1. CERTIFICATE OF FORMATION ATTACHMENT 1 2. BYLAWS ATTACHMENT 2 3. FINE AND ENFORCEMENT POLICY ATTACHMENT 3 4, ASSESSMENT COLLECTION POLICY ATTACHMENT 4 5. RECORDS INSPECTION, COPYING AND RETENTION POLICY ATTACHMENT 5 6. STATUTORY NOTICE OF POSTING AND RECORDATION OF ASSOCIATION GOVERNANCE DOCUMENTS ATTACHMENT 6 7. EMAIL REGISTRATION POLICY ATTACHMENT 7 8. GENERATOR POLICY ATTACHMENT 8 9. RELIGIOUS DISPLAY POLICY ATTACHMENT 9

Y NOTICE OF POSTING AND RECORDATION OF ASSOCIATION GOVERNANCE DOCUMENTS ATTACHMENT 6 7. EMAIL REGISTRATION POLICY ATTACHMENT 7 8. GENERATOR POLICY ATTACHMENT 8 9. RELIGIOUS DISPLAY POLICY ATTACHMENT 9 10. POOL FENCING AND SECURITY DEVICES/FENCES POLICY ATTACHMENT 10 11. CORPORATE TRANSPARENCY ACT COMPLIANCE POLICY ATTACHMENT 11 iii 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 4 of 52 Lucy Adame-Clark, Bexar County Clerk —— ATTACHMENT 1 CERTIFICATE OF FORMATION CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

[SEE ATTACHED] ATTACHMENT 1 — CERTIFICATE OF FORMATION CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 9 of 92 Lucy Adame-Clark, Bexar County Clerk P.O.Box 13697 Secretary of State Austin, Texas 78711-3697 Office of the Secretary of State CERTIFICATE OF FILING OF Carmel Ranch Residential Community, Inc.

File Number: 805507178 The undersigned, as Secretary of State of Texas, hereby certifies that a Certificate of Formation for the above named Domestic Nonprofit Corporation has been received in this office and has been found to conform to the applicable provisions of law.

ACCORDINGLY, the undersigned, as Secretary of State, and by virtue of the authority vested in the secretary by law, hereby issues this certificate evidencing filing effective on the date shown below.

The issuance of this certificate does not authorize the use of a name in this state in violation of the rights of another under the federal Trademark Act of 1946, the Texas trademark law, the Assumed Business or Professional Name Act, or the common law.

Dated: 04/11/2024 Effective: 04/11/2024 pas Qehaent_ Jane Nelson Secretary of State Come visit us on the internet at https:/\www.sos. texas. gov/

Business or Professional Name Act, or the common law.

Dated: 04/11/2024 Effective: 04/11/2024 pas Qehaent_ Jane Nelson Secretary of State Come visit us on the internet at https:/\www.sos. texas. gov/ Phone: (512) 463-5555 Fax: (512) 463-5709 Dial: 7-1-1 for Relay Services Prepared by: Annie Cooper TID: 10306 Document: 1353820470002 Doc# 20240070093 04/19/2024 03:06 PM Page 6 of 52 Lucy Adame-Clark, Bexar County Clerk —— CERTIFICATE OF FORMATION OF CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

The undersigned natural person, being of the age of eighteen (18) years or more, a citizen of the State of Texas, acting as incorporator of a nonprofit corporation under the Texas Business Organizations Code, does hereby adopt the following Certificate of Formation for such corporation: ARTICLE I NAME The name of the corporation is Carmel Ranch Residential Community, Inc. (hereinafter called the “Association”).

ARTICLE IT NONPROFIT CORPORATION The Association is a nonprofit corporation.

ARTICLE III INITIAL MAILING ADDRESS The initial mailing address of the Association for the purpose of receiving state franchise tax correspondence is c/o Winstead PC, 401 Congress Avenue, Suite 2100, Austin, Texas 78701, Attn.: Robert D. Burton.

ARTICLE IV DURATION The Association shall exist perpetually.

ARTICLE V PURPOSE AND POWERS OF THE ASSOCIATION The Association is organized in accordance with, and shall operate for nonprofit purposes pursuant to, the Texas Business Organizations Code, and does not contemplate pecuniary gain or profit to its members, In furtherance of its purposes, the Association shall have the following powers which, unless indicated otherwise by this Certificate of Formation, are set forth in that

gain or profit to its members, In furtherance of its purposes, the Association shall have the following powers which, unless indicated otherwise by this Certificate of Formation, are set forth in that certain Declaration of Covenants, Conditions, and Restrictions for Carmel Ranch, recorded or to be recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time (the “Declaration”), the Bylaws, or Applicable Law, may be exercised by the Board of Directors: (a) all rights and powers conferred upon nonprofit corporations by Applicable Law; 1 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 7 of 52 Lucy Adame-Clark, Bexar County Clerk —— (b) —_ all rights and powers conferred upon property associations by Applicable Law, in effect from time to time, provided, however, that the Association shall not have the power to institute, defend, intervene in, settle or compromise proceedings: (i) in the name of any Member or Lot Owner (whether one or more); or (ii) pertaining to a Claim, as defined in Section 12.1 of the Declaration, relating to the design or construction of Improvements on a Lot (whether one or more); and (c) all powers necessary, appropriate, or advisable to perform any purpose or duty of the Association as set out in this Certificate of Formation, the Bylaws, the Declaration, or Applicable Law.

Notwithstanding any provision in Article XV to the contrary, any proposed amendment to the provisions of this Article V shall be adopted only upon an affirmative vote of Members holding one hundred percent (100%) of the total number of votes of the Association and the Declarant during the Development Period.

Article V shall be adopted only upon an affirmative vote of Members holding one hundred percent (100%) of the total number of votes of the Association and the Declarant during the Development Period.

Terms used but not defined in this Certificate of Formation shall have the meanings ascribed to such terms in the Declaration.

ARTICLE VI REGISTERED OFFICE; REGISTERED AGENT The street address of the initial registered office of the Association is 401 Congress Avenue, Suite 2100, Austin, Texas 78701. The name of its initial registered agent at such address is Robert D. Burton.

ARTICLE VII MEMBERSHIP Membership in the Association shall be dependent upon ownership of a qualifying property interest as defined and set forth in the Declaration. Any person or entity acquiring such a qualifying property interest shall automatically become a member of the Association, and such membership shall be appurtenant to, and shall run with, the property interest. The foregoing shall not be deemed or construed to include persons or entities holding an interest merely as security for performance of an obligation. Membership may not be severed from or in any way transferred, pledged, mortgaged, or alienated except together with the title to the qualifying property interest, and then only to the transferee of title to said property interest. Any attempt to make a prohibited severance, transfer, pledge, mortgage, or alienation shall be void.

ARTICLE VIII VOTING RIGHTS Voting rights of the members of the Association shall be determined as set forth in the Declaration.

2 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 8 of 52 Lucy Adame-Clark, Bexar County Clerk —— ARTICLE IX INCORPORATOR

RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 8 of 52 Lucy Adame-Clark, Bexar County Clerk —— ARTICLE IX INCORPORATOR The name and street address of the incorporator is: NAME ADDRESS Robert D. Burton 401 Congress Avenue, Suite 2100 Austin, Texas 78701 ARTICLE X BOARD OF DIRECTORS The affairs of the Association shall be managed by an initial Board of Directors consisting of three (3) individuals, who need not be members of the Association. The Board shall fulfill all of the functions of, and possess all powers granted to, Boards of Directors of nonprofit corporations pursuant to the Texas Business Organizations Code. The number of Directors of the Association may be changed by amendment of the Bylaws of the Association. The names and.

addresses of the persons who are to act in the capacity of initial Directors until the selection of their successors are: NAME ADDRESS Tonda Alexander 2722 West Bitters Road, Suite 200 San Antonio, Texas 78248 Patti Brown 2722 West Bitters Road, Suite 200 San Antonio, Texas 78248 Brian Otto 2722 West Bitters Road, Suite 200 San Antonio, Texas 78248 All of the powers and prerogatives of the Association shall be exercised by the Board of Directors named above until their successors are elected or appointed in accordance with the Declaration.

ARTICLE XI LIMITATION OF DIRECTOR LIABILITY A member of the Board of Directors of the Association shall not be personally liable to the Association for monetary damages for any act or omission in his or her capacity as a board member, except to the extent otherwise expressly provided by Applicable Law. Any repeal or modification of this Article XI shall be prospective only, and shall not adversely affect any

city as a board member, except to the extent otherwise expressly provided by Applicable Law. Any repeal or modification of this Article XI shall be prospective only, and shall not adversely affect any limitation of the personal liability of a member of the Board of Directors existing at the time of the repeal or modification.

3 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 9 of 52 Lucy Adame-Clark, Bexar County Clerk —— ARTICLE xIl INDEMNIFICATION Each person who acts as a member of the Board of Directors, officer or committee member of the Association shall be indemnified by the Association against any costs, expenses and liabilities which may be imposed upon or reasonably incurred by him or her in connection with any civil or criminal action, suit or proceeding in which he or she may be named as a party defendant or in which he or she may be a witness by reason of his or her being or having been a member of the Board of Directors, officer, or committee member of the Association, or by reason of any action alleged to have been taken or omitted by him or her in either such capacity. Such indemnification shall be provided in the manner and under the terms, conditions and limitations set forth in Section 4.7 of the Declaration.

ARTICLE XIII DISSOLUTION The Association may be dissolved with the written and signed assent of not less than ninety percent (90%) of the total number of votes of the Association, as determined under the Declaration. Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public agency to

rmined under the Declaration. Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which this Association was created. In the event that such dedication is refused acceptance, such assets shall be granted, conveyed, and assigned to any nonprofit corporation, association, trust, or other organization to be devoted to such similar purposes.

ARTICLE XIV ACTION WITHOUT MEETING Any action required or permitted by Applicable Law to be taken at a meeting of the Members may be taken without a meeting, without prior notice, and without a vote if written consent specifically authorizing the proposed action is signed by the Members holding at least the minimum number of votes necessary to authorize such action at a meeting if all the Members entitled to vote thereon were present. If the action is proposed by the Association, the Board of Directors shall provide each Member written notice at least ten (10) days in advance of the date the Board proposes to initiate securing consent as contemplated by this Article XIV. Consents obtained pursuant to this Article XIV shall be dated and signed within sixty (60) days after receipt of the earliest dated consent and delivered to the Association at its principal place of business in Texas. Such consents shall be filed with the minutes of the Association and shall have the same force and effect as a vote of the Members at a meeting. Within ten (10) days after receiving authorization for any action by written consent, the Secretary shall give written notice to all Members entitled to vote who did not give their written consent, fairly summarizing the material

ceiving authorization for any action by written consent, the Secretary shall give written notice to all Members entitled to vote who did not give their written consent, fairly summarizing the material features of the authorized action.

4 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 10 of 52 Lucy Adame-Clark, Bexar County Clerk — ARTICLE XV AMENDMENT Except as otherwise provided by the terms and provisions of Article V of this Certificate of Formation, this Certificate of Formation may be amended by the Declarant during the Development Period or by a Majority of the Board of Directors; provided, however, that any amendment to this Certificate of Formation by a Majority of the Board of Directors must be approved in advance and in writing by the Declarant during the Development Period.

IN WITNESS WHEREOF, the undersigned has hereunto set his hand, this 11% day of April, 2024.

Robert D. Burton, Incorporator 5 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CERTIFICATE OF FORMATION 4874-3545-3873v.2 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 11 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 2 BYLAWS OF CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

ARTICLE I INTRODUCTION The name of the corporation is Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation, hereinafter referred to as the "Association". The principal office of the Association shall be located initially in Bexar County, Texas, but meetings of Members and directors may be held at such places within the State of Texas, County of Bexar, as may be designated by the Board (as defined below), as provided in these Bylaws.

The Association is organized to be a nonprofit corporation.

t such places within the State of Texas, County of Bexar, as may be designated by the Board (as defined below), as provided in these Bylaws.

The Association is organized to be a nonprofit corporation.

Notwithstanding anything to the contrary in these Bylaws, a number of provisions are modified by the Declarant's reservations in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, including the number, qualification, appointment, removal, and replacement of directors.

ARTICLE II DEFINITIONS Unless the context otherwise specifies or requires, the following words and phrases when used in these Bylaws shall have the meanings hereinafter specified: Section 2.1. Assessment. "Assessment" or "Assessments" shall mean assessment(s) levied by the Association under the terms and provisions of the Declaration.

Section 2.2. Association. "Association" shall mean and refer to Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation.

Section 2.3. Association Property. "Association Property" shall mean all real or personal property now or hereafter owned by the Association, including without limitation, all easement estates, licenses, leasehold estates and other interests of any kind in and to real or personal property which are now or hereafter owned or held by the Association.

Section 2.4. Association Rules. “Association Rules" shall mean the Rules and Regulations adopted by the Declarant or the Board pursuant to the Declaration, as the same may be amended from time to time.

Section 2.5. Board. "Board" shall mean the Board of Directors of the Association.

Section 2.6. Bylaws. "Bylaws" shall mean the bylaws of the Association, which may be initially

nded from time to time.

Section 2.5. Board. "Board" shall mean the Board of Directors of the Association.

Section 2.6. Bylaws. "Bylaws" shall mean the bylaws of the Association, which may be initially adopted and Recorded by Declarant or the Board and Recorded as part of the initial project documentation for the benefit of the Association. The Bylaws may be amended, from time to time, by the Declarant until expiration or termination of the Development Period (as defined in the Declaration). Any amendment to the Bylaws proposed by the Board must be approved in advance and in writing by the Declarant until ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 12 of 52 Lucy Adame-Clark, Bexar County Clerk — expiration or termination of the Development Period. Upon expiration of the Development Period, the Bylaws may be amended by a Majority of the Board.

Section 2.7. Certificate. "Certificate" shall mean the Certificate of Formation of Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation, filed in the office of the Secretary of State of the State of Texas, as the same may from time to time be amended.

Section 2.8. Community Manual. "Community Manual" shall mean the community manual of the Association, which may be initially adopted and Recorded by the Declarant or the Board of the Association and Recorded as part of the initial project documentation for the benefit of the Association and the Property. The Community Manual may include the Bylaws, Rules and Regulations and other policies governing the Association. The Bylaws, Rules and Regulations and other policies set forth in the Community Manual may be amended, from time to time, by the Declarant until expiration or termination

es governing the Association. The Bylaws, Rules and Regulations and other policies set forth in the Community Manual may be amended, from time to time, by the Declarant until expiration or termination of the Development Period (as defined in the Declaration). Any amendment to the Bylaws, Rules and Regulations and other policies governing the Association prosecuted by the Board must be approved in advance and in writing by the Declarant until expiration or termination of the Development Period. Upon expiration or termination of the Development Period, the Community Manual may be amended by a Majority of the Board.

Section 2.9. Declarant. "Declarant" shall mean MERITAGE HOMES OF TEXAS, LLC, an Arizona limited liability company, its successors or assigns; provided that any assignment(s) of the rights of MERITAGE HOMES OF TEXAS, LLC, an Arizona limited liability company, as Declarant, must be expressly set forth in writing and recorded in the Official Public Records of Bexar County, Texas.

Section 2.10. Declaration. “Declaration” shall mean the "Declaration of Covenants, Conditions and Restrictions for Carmel Ranch", recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

Section 2.11. Majority. "Majority" shall mean more than half.

Section 2.12. Manager. "Manager" shall mean the person, firm, or corporation, if any, employed by the Association pursuant to the Declaration and delegated the duties, powers, or functions of the Association.

Section 2.13. Member. "Member" or "Members" shall mean any person(s), entity or entities holding membership privileges in the Association as provided in the Declaration.

Section 2.14. Mortgage. "Mortgage" or "Mortgages" shall mean any mortgage(s) or deed(s) of

erson(s), entity or entities holding membership privileges in the Association as provided in the Declaration.

Section 2.14. Mortgage. "Mortgage" or "Mortgages" shall mean any mortgage(s) or deed(s) of trust covering any portion of the Property given to secure the payment of a debt.

Section 2.15. Mortgagee. "Mortgagee" or "Mortgagees” shall mean the holder or holders of any lien or liens upon any portion of the Property.

Section 2.16. Owner. "Owner" or "Owners" shall mean the person(s), entity or entities, including Declarant, holding a fee simple interest in any Lot, but shall not include the Mortgagee of a Mortgage.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 13 of 52 Lucy Adame-Clark, Bexar County Clerk — Section 2.17. Property. "Property" shall mean and refer to the property subject to the terms and provisions of the Declaration.

Section 2.18. Restrictions. "Restrictions" means, singularly or collectively as the case may be, the Declaration, the Certificate, Bylaws, the Community Manual, the Design Guidelines, if any, and any Rules and Regulations promulgated by the Association pursuant to the Declaration, as adopted and amended from time to time. An appendix, exhibit, schedule, or certification accompanying a Restriction is part of a Restriction.

ARTICLE III MEMBERSHIP, MEETINGS, QUORUM, VOTING, PROXIES Section 3.1, Membership. Each Owner of a Lot is a mandatory Member of the Association, as more fully set forth in the Declaration.

Section 3.2. Place of Meetings. Meetings of the Association shall be held where designated by the Board, either within the Property or as convenient as possible and practical.

Section 3.3. Annual Meetings. There shall be an annual meeting of the Members of the

shall be held where designated by the Board, either within the Property or as convenient as possible and practical.

Section 3.3. Annual Meetings. There shall be an annual meeting of the Members of the Association for the purposes of Association-wide elections or votes and for such other Association business at such reasonable place, date and time as set by the Board.

Section 3.4. Special Meetings. Special meetings of Members may be called in accordance with Section 22.155 of the Texas Business Organizations Code or any successor statute.

Section 3.5. Notice of Meetings. Written or printed notice stating the place, day, and hour of any meeting of the Members shall be delivered, either personally, by mail or email to each Member entitled to vote at such meeting or by publication in a newspaper of general circulation, not less than ten (10) nor more than sixty (60) days before the date of such meeting, by or at the direction of the president, the secretary, or the officers or persons calling the meeting. Notwithstanding the foregoing, such notice may be sent by email at least seventy-two (72) hours prior to such meeting to Members who have registered an email address with the Association in accordance with the Association's Email Registration Policy. In the case of a special meeting or when otherwise required by statute or these Bylaws, the purpose or purposes for which the meeting is called shall be stated in the notice. No business shall be transacted at a special meeting except as stated in the notice. If mailed, the notice of a meeting shall be deemed to be delivered when deposited in the United States mail, addressed to the Member at their address as it appears on the records

stated in the notice. If mailed, the notice of a meeting shall be deemed to be delivered when deposited in the United States mail, addressed to the Member at their address as it appears on the records of the Association, with postage prepaid. If sent via email, the notice of a meeting shall be deemed to be delivered when the email is transmitted to an email address provided by the Member, or to which the Member consents, for the purpose of receiving notices. If an election or vote of the Members will occur outside of a meeting of the Members (i.e., absentee or Electronic Ballot), then the Association shall provide notice to each Member no later than the twentieth (20) day before the latest date on which a ballot may be submitted to be counted.

Section 3.6. Waiver of Notice. Waiver of notice of a meeting of the Members shall be deemed the equivalent of proper notice. Any Member may, in writing, waive notice of any meeting of the Members, either before or after such meeting. Attendance at a meeting by a Member shall be deemed a waiver by such Member of notice of the time, date, and place thereof, unless such Member specifically objects to lack ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 14 of 52 Lucy Adame-Clark, Bexar County Clerk — of proper notice at the time the meeting is called to order. Attendance at a special meeting by a Member shall be deemed a waiver of notice of all business transacted at such meeting unless an objection by a Member on the basis of lack of proper notice is raised before the business is put to a vote.

Section 3.7. Quorum. Except as provided in these Bylaws or in the Declaration, the presence of

jection by a Member on the basis of lack of proper notice is raised before the business is put to a vote.

Section 3.7. Quorum. Except as provided in these Bylaws or in the Declaration, the presence of the Members representing ten percent (10%) of the total votes in the Association shall constitute a quorum at all Association meetings. The Members present at a duly called or held meeting at which a quorum is present may continue to do business until adjournment, notwithstanding the departure of enough Members to leave less than a quorum, provided that Members representing at least five percent (5%) of the total votes in the Association remain in attendance, and provided that any action taken is approved by at least a Majority of the votes present at such adjourned meeting, unless otherwise provided in the Declaration.

Section 3.8. Conduct of Meetings. The president or any other person appointed by the Board shall preside over all Association meetings, and the secretary, or the secretary's designee, shall keep the minutes of the meeting and record in a minute book all resolutions adopted at the meeting, as well as a record of all transactions occurring at the meeting.

Section 3.9. Voting. The voting rights of the Members shall be as set forth in the Declaration, and such voting rights provisions are specifically incorporated by reference. Except as otherwise provided in the Declaration, action may be taken at any legally convened meeting of the Members upon the affirmative vote of the Members having a Majority of the total votes present at such meeting in person or proxy or by absentee ballot or electronic voting, if such votes are considered present at the meeting as further set forth

ers having a Majority of the total votes present at such meeting in person or proxy or by absentee ballot or electronic voting, if such votes are considered present at the meeting as further set forth herein. Cumulative voting shall not be allowed. The person holding legal title to a Lot shall be entitled to cast the vote allocated to such Lot and not the person merely holding beneficial title to the same unless such right is expressly delegated to the beneficial Owner thereof in writing. Any provision in the Association's governing documents that would disqualify an Owner from voting in an Association election of Board members or on any matter concerning the rights or responsibilities of the Owner is void.

Section 3.10. Methods of Voting: In Person; Proxies; Absentee Ballots; Electronically. The voting rights of an Owner may be cast or given: (a) in person or by proxy at a meeting of the Association; (b) by absentee ballot; or (c) by Electronic Ballot. Any vote cast in an election or vote by a Member of the Association must be in writing and signed by the Member. Electronic votes constitute written and signed ballots. In an Association election, written and signed ballots are not required for uncontested races. Votes shall be cast as provided in this Section 3.10: (A) Proxies. Any Member may give a revocable written proxy in the form as prescribed by the Board from time to time to any person authorizing such person to cast the Member's vote on any matter.

A Member's vote by proxy is subject to any limitations of Texas law relating to the use of general proxies and subject to any specific provision to the contrary in the Declaration or these Bylaws. No proxy shall be valid unless signed by the Member for which it is given or his or her duly authorized attorney-in-fact,

to any specific provision to the contrary in the Declaration or these Bylaws. No proxy shall be valid unless signed by the Member for which it is given or his or her duly authorized attorney-in-fact, dated, and filed with the secretary of the Association prior to the meeting for which it is to be effective.

Proxies shall be valid only for the specific meeting for which given and for lawful adjournments of such meeting. In no event shall a proxy be valid more than eleven (11) months after the effective date of the proxy. Every proxy shall be revocable and shall automatically cease upon conveyance of the Lot for which it was given.

ATTACHMENT 2 - BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 15 of 52 Lucy Adame-Clark, Bexar County Clerk — (B) Absentee and Electronic Ballots. An absentee or Electronic Ballot: (1) may be counted as an Owner present and voting for the purpose of establishing a quorum only for items appearing on the ballot; (2) may not be counted, even if properly delivered, if the Owner attends any meeting to vote in person, so that any vote cast at a meeting by an Owner supersedes any vote submitted by absentee or Electronic Ballot previously submitted for that proposal; and (3) may not be counted on the final vote of a proposal if the proposal was amended at the meeting to be different from the exact language on the absentee or Electronic Ballot. For the purposes of this Section 3.10, a nomination taken from the floor in a Board member election is not considered an amendment to the proposal for the election.

(i) Absentee Ballots. No absentee ballot shall be valid unless it is in writing, signed by the Member for which it is given or his or her duly authorized attorney-in-fact, dated, and filed

e election.

(i) Absentee Ballots. No absentee ballot shall be valid unless it is in writing, signed by the Member for which it is given or his or her duly authorized attorney-in-fact, dated, and filed with the secretary of the Association prior to the meeting for which it is to be effective. Absentee ballots shall provide the property address (if different from the mailing address) of the voting Member to avoid duplicate vote tabulations. Absentee ballots shall be valid only for the specific meeting for which given and for lawful adjournments of such meeting. In no event shall an absentee ballot be valid after the specific meeting or lawful adjournment of such meeting at which such ballot is counted or upon conveyance of the Lot for which it was given. Any solicitation for votes by absentee ballot must include: a. an absentee ballot that contains each proposed action and provides an opportunity to vote for or against each proposed action; b. instructions for delivery of the completed absentee ballot, including the delivery location; and & the following language: “By casting your vote via absentee ballot you will forgo the opportunity to consider and vote on any action from the floor on these proposals, if a meeting is held. This means that if there are amendments to these proposals your votes will not be counted on the final vote on these measures. If you desire to retain this ability, please attend any meeting in person. You may submit an absentee ballot and later choose to attend any meeting in person, in which case any in-person vote will prevail.”

(ii) Electronic Ballots. "Electronic Ballot" means a ballot: (a) given by email, facsimile or posting on a website; (b) for which the identity of Owner submitting the ballot can be confirmed;

revail.”

(ii) Electronic Ballots. "Electronic Ballot" means a ballot: (a) given by email, facsimile or posting on a website; (b) for which the identity of Owner submitting the ballot can be confirmed; and (c) for which the Owner may receive a receipt of the electronic transmission and receipt of the Owner's ballot. If an Electronic Ballot is posted on a website, a notice of the posting shall be sent to each Owner that contains instructions on obtaining access to the posting on the website.

Section 3.11. Tabulation of and Access to Ballots. A person who is a candidate in an Association election or who is otherwise the subject of an Association vote, or a person related to that person within the third degree by consanguinity or affinity may not tabulate or otherwise be given access to the ballots cast in that election or vote except such person may be given access to the ballots cast in the election or vote as part of a recount process. A person tabulating votes in an Association election or vote or who performs a recount pursuant to Section 3.12 may not disclose to any other person how an individual voted.

Notwithstanding any provision of these Bylaws to the contrary, only a person who tabulates votes pursuant to this Section 3.11 or performs a recount pursuant to Section 3.12 shall be given access to any Association ballots.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 16 of 52 Lucy Adame-Clark, Bexar County Clerk — Section 3.12. Recount of Votes. Any Member (the "Recount Requesting Member") may, not later than the fifteenth (15) day after the later of the date of any meeting of Members at which an election or

— Section 3.12. Recount of Votes. Any Member (the "Recount Requesting Member") may, not later than the fifteenth (15) day after the later of the date of any meeting of Members at which an election or vote was held, or the date of the announcement of the results of the election or vote, require a recount of the votes (the "Recount Request"). A Recount Request must be submitted in writing either: (i) by any method of mailing for which evidence of mailing is provided by the United States Postal Service or a common carrier, with signature confirmation service to the Association's mailing address as reflected on the latest management certificate; or (ii) in person to the Association's managing agent as reflected on the latest management certificate or to the address to which absentee and proxy ballots are mailed. The Recount Requesting Member shall be required to pay, in advance, expenses associated with the recount as estimated by the Association, pursuant to subsection (a) below.

(a) Cost of Recount. The Association shall estimate the costs for performing the recount by a person qualified to tabulate votes under subsection (b), and no later than the twentieth (20') day after the date the Association receives the Recount Request, shall send an invoice for the estimated costs (the "Initial Recount Invoice") to the Recount Requesting Member at the Recount Requesting Member's last known address according to the Association's records. The Recount Requesting Member must pay the Initial Recount Invoice in full to the Association on or before the thirtieth (30) day after the date the Initial Recount Invoice was delivered to the Recount Requesting Member (the "Deadline"). If the Initial Recount

nvoice in full to the Association on or before the thirtieth (30) day after the date the Initial Recount Invoice was delivered to the Recount Requesting Member (the "Deadline"). If the Initial Recount Invoice is not paid by the Recount Requesting Member by the Deadline, the Recount Requesting Member's Recount Request shall be considered withdrawn and the Association shall not be required to perform a recount. If the Initial Recount Invoice is paid by the Recount Requesting Member by the Deadline, then on or before the thirtieth (30) day after the date of receipt of payment of the Invoice, the recount must be completed and the Association must provide each Recount Requesting Member with notice of the results of the recount. If the recount changes the results of the election, the Association shall reimburse the Recount Requesting Member for the cost of the recount not later than the thirtieth (30') day after the date the results of the recount are provided. If the recount does not change the results of the election, and the estimated costs included on the Initial Recount Invoice are either lesser or greater than the actual costs of the recount, the Association shall send a final invoice (the "Final Recount Invoice") to the Recount Requesting Member on or before the thirtieth (30) business day after the date the results of the recount are provided. If the Final Recount Invoice reflects that additional amounts are owed by the Recount Requesting Member, the Recount Requesting Member shall remit such additional amounts to the Association immediately. Any additional amounts not paid to the Association by the Recount Requesting Member before the thirtieth (30) business day after the date the Final Recount Invoice is sent may be charged as an Individual

additional amounts not paid to the Association by the Recount Requesting Member before the thirtieth (30) business day after the date the Final Recount Invoice is sent may be charged as an Individual Assessment against the Recount Requesting Member. If the costs estimated in the Initial Recount Invoice costs exceed the amount reflected in the Final Recount Invoice, then the Recount Requesting Member shall be entitled to a refund, which such refund shall be paid at the time the Final Recount Invoice is delivered pursuant to this Section 3.12(a).

(b) Vote Tabulator. Following receipt of payment of the Initial Recount Invoice, the Association shall retain for the purpose of performing the recount, the services of a person qualified to tabulate votes. The Association shall enter into a contract for the services of a person who: (i) is not a Member of the Association or related to a Member of the Association Board within the third degree by consanguinity or affinity; and (ii) is either a person agreed on by the Association and each person requesting a recount or is a current or former county judge, county elections administrator, justice of the peace or county voter registrar.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 17 of 52 Lucy Adame-Clark, Bexar County Clerk — (c) Board Action. Any action taken by the Board in the period between the initial election vote tally and the completion of the recount is not affected by any recount.

Section 3.13. Action without a Meeting. Any action required or permitted by law to be taken at a meeting of the Members may be taken without a meeting, without prior notice, and without a vote if

unt.

Section 3.13. Action without a Meeting. Any action required or permitted by law to be taken at a meeting of the Members may be taken without a meeting, without prior notice, and without a vote if written consent specifically authorizing the proposed action is signed by Members holding at least the minimum number of votes necessary to authorize such action at a meeting if all Members entitled to vote thereon were present. Such consents shall be signed within sixty (60) days after receipt of the earliest dated consent, dated, and delivered to the Association at its principal place of business in Texas. Such consents shall be filed with the minutes of the Association and shall have the same force and effect as a vote of the Members at a meeting. Within ten (10) days after receiving authorization for any action by written consent, the secretary shall give written notice to all Members entitled to vote who did not give their written consent, fairly summarizing the material features of the authorized action.

Section 3.14. Telephone and Electronic Meetings. Members of the Association may participate in and hold meetings of the Association via video conferencing, conference telephone, or any other such similar technology by means of which all persons participating in the meeting can hear each other. Participation in the meeting constitutes presence in person at the meeting, except where a person participates in the meeting for the express purpose of objecting to the transaction of any business on the ground that the meeting is not lawfully called or convened.

ARTICLE IV BOARD OF DIRECTORS Section 4.1. Authority; Number of Directors.

(a) The affairs of the Association shall be governed by the Board. The number of directors

s not lawfully called or convened.

ARTICLE IV BOARD OF DIRECTORS Section 4.1. Authority; Number of Directors.

(a) The affairs of the Association shall be governed by the Board. The number of directors shall be fixed by the Board from time to time. The initial directors shall be three (3) in number and shall be those directors named in the Certificate. The initial directors shall serve until their successors are elected and qualified.

(b) In accordance with Section 4.3 of the Declaration, ie., no later than the tenth (10) anniversary of the date the Declaration is Recorded, the president of the Association will thereupon call a meeting of the Members of the Association (the "Initial Member Election Meeting") where the Members will elect one (1) director for a one (1) year term ("Initial Member Elected Director"). Declarant will continue to appoint and remove two-thirds (2/3) of the Board from and after the Initial Member Election Meeting until expiration or termination of the Development Period. Notwithstanding the foregoing, the Initial Member Elected Director's position will expire as of the date of the Member Election Meeting.

(c) At the expiration or termination of the Development Period, the Declarant will thereupon call a meeting of the Members of the Association where the existing directors will resign and the Members, including Declarant, will elect three (3) new directors (to replace all existing directors, including the Declarant-appointed directors and the Initial Member Elected Director and their successors) (the "Member Election Meeting"), one (1) director for a three (3) year term, one (1) director for a two (2) year term, and one (1) director for a one (1) year term (with the individual receiving the highest number of votes to serve

, one (1) director for a three (3) year term, one (1) director for a two (2) year term, and one (1) director for a one (1) year term (with the individual receiving the highest number of votes to serve the three (3) year term, the individual receiving the next highest number of votes to serve the two (2) year term, and the individual receiving the third highest number of votes to serve a one (1) year term). Upon ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 18 of 52 Lucy Adame-Clark, Bexar County Clerk — expiration of the term of a director elected by the Members pursuant to this Section 4.1(c), their successor will be elected for a term of two (2) years.

(d) A director takes office upon the adjournment of the meeting or balloting at which he or she is elected or appointed and, absent death, ineligibility, resignation, or removal, will hold office until his or her successor is elected or appointed.

(e) Each director, other than directors appointed by Declarant, shall be a Member. In the case of corporate, partnership, or other entity ownership of a Lot, the director must be a duly authorized agent or representative of the corporation, the partnership, or other entity which owns the Lot. Other than as set forth in this subparagraph (e), the Association may not restrict an Owner's right to run for a position on the Board.

Section 4.2. Compensation. The directors shall serve without compensation for such service. As determined by the Board, directors may be reimbursed for any reasonable and necessary out-of-pocket expenses.

Section 4.3. Nominations to Board of Directors. Members may be nominated for election to the Board in either of the following ways:

reimbursed for any reasonable and necessary out-of-pocket expenses.

Section 4.3. Nominations to Board of Directors. Members may be nominated for election to the Board in either of the following ways: (a) A Member who is not a director and who desires to run for election to that position shall be deemed to have been nominated for election upon his or her filing with the Board a written petition of nomination; or (b) A director who is eligible to be re-elected shall be deemed to have been nominated for re-election to the position he or she holds by signifying his or her intention to seek reelection in a writing addressed to the Board.

Section 4.4. Vacancies on Board of Directors. Except with respect to directors appointed by the Declarant, if the office of any elected director shall become vacant by reason of death, resignation, or disability, the remaining directors, at a special meeting duly called for this purpose, shall choose a successor who shall fill the unexpired term of the directorship being vacated. If there is a deadlock in the voting for a successor by the remaining directors, the one director with the longest continuous term on the Board shall select the successor. At the expiration of the term of his or her position on the Board, the successor director shall be re-elected or his or her successor shall be elected in accordance with these Bylaws. Except with respect to directors appointed by the Declarant, any Board member whose term has expired or who has been removed from the Board must be elected by the Members.

Section 4.5. Removal of Directors. Subject to the right of Declarant to nominate and appoint directors as set forth in Section 4.1 of these Bylaws, an elected director may be removed, with or without

Section 4.5. Removal of Directors. Subject to the right of Declarant to nominate and appoint directors as set forth in Section 4.1 of these Bylaws, an elected director may be removed, with or without cause, by the vote of Members holding a Majority of the votes entitled to be cast in the Association.

Section 4.6. Solicitation of Candidate for Election to the Board. At least thirty (30) days before the date an Association disseminates absentee ballots or other ballots to Members for the purpose of voting in a Board election, the Association shall provide notice (the "Solicitation Notice") of the election to the Members. The Solicitation Notice shall: (a) solicit candidates that are eligible under Section 4.1(e) and interested in running for a position on the Board; (b) state that an eligible candidate has fifteen (15) days to ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 19 of 52 Lucy Adame-Clark, Bexar County Clerk — respond to the Solicitation Notice and request to be placed on the ballot; and (c) must be: (1) mailed to each Member; (2) emailed to each Member that has registered their email address with the Association; or (3) posted in a conspicuous manner reasonably designed to provide notice to Members, such as: (i) within the Common Area or, with the Member's consent, on other conspicuously located privately owned property within the subdivision; or (ii) on any website maintained by the Association or other internet media.

ARTICLE V MEETINGS OF DIRECTORS Section 5.1. Development Period. The provisions of this Article V do not apply to Board meetings during the Development Period (as defined in the Declaration) during which period the Board may take

RS Section 5.1. Development Period. The provisions of this Article V do not apply to Board meetings during the Development Period (as defined in the Declaration) during which period the Board may take action by unanimous written consent in lieu of a meeting pursuant to Section 5.10, except with respect to a meeting conducted for the purpose of: (a) adopting or amending the Documents (i.e., declarations, bylaws, rules, and regulations); (b) increasing the amount of Regular Assessments of the Association or adopting or increasing a Special Assessment; (c) electing non-Declarant Board members or establishing a process by which those members are elected; or (d) changing the voting rights of Members.

Section 5.2. Definition of Board Meetings. A meeting of the Board means a deliberation between a quorum of the Board, or between a quorum of the Board and another person, during which Association business is considered and the Board takes formal action.

Section 5.3. Regular Meetings. Regular meetings of the Board shall be held annually or such other frequency as determined by the Board, at such place and hour as may be fixed from time to time by resolution of the Board.

Section 5.4. Special Meetings. Special meetings of the Board shall be held when called by the president of the Association, or by any two (2) directors, after not less than three (3) days’ notice to each director.

Section 5.5. Quorum. A Majority of the number of directors shall constitute a quorum for the transaction of business. Every act or decision done or made by a Majority of the directors present at a duly held meeting at which a quorum is present shall be regarded as the act of the Board.

Section 5.6. Open Board Meetings. All regular and special Board meetings must be open to

irectors present at a duly held meeting at which a quorum is present shall be regarded as the act of the Board.

Section 5.6. Open Board Meetings. All regular and special Board meetings must be open to Owners. However, the Board has the right to adjourn a meeting and reconvene in closed executive session to consider actions involving: (a) personnel; (b) pending or threatened litigation; (c) contract negotiations; (d) enforcement actions; (e) confidential communications with the Association's attorney; (f) matters involving the invasion of privacy of individual Owners, or matters that are to remain confidential by request of the affected parties and agreement of the Board. Following an executive session, any decision made by the Board in executive session must be summarized orally in general terms and placed in the minutes. The oral summary must include a general explanation of expenditures approved in executive session.

Section 5.7. Location. Except if otherwise held by electronic or telephonic means, a Board meeting must be held in the county in which all or a part of the property in the subdivision is located or in a county adjacent to that county, as determined in the discretion of the Board.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 20 of 52 Lucy Adame-Clark, Bexar County Clerk — Section 5.8. Record; Minutes. The Board shall keep a record of each regular or special Board meeting in the form of written minutes of the meeting. The Board shall make meeting records, including approved minutes, available to a Member for inspection and copying on the Member's written request to the Association's managing agent at the address appearing on the most recently filed management

ng approved minutes, available to a Member for inspection and copying on the Member's written request to the Association's managing agent at the address appearing on the most recently filed management certificate or, if there is not a managing agent, to the Board.

Section 5.9. Notices. Members shall be given notice of the date, hour, place, and general subject of a regular or special Board meeting, including a general description of any matter to be brought up for deliberation in executive session. The notice shall be: (a) mailed to each Member not later than the tenth (10) day or earlier than the sixtieth (60'*) day before the date of a special or regular Board meeting; or (b) provided at least one hundred forty-four (144) hours before the start of a regular Board meeting and at least seventy-two (72) hours before the start of a special Board meeting by: (i) posting the notice in a conspicuous manner reasonably designed to provide notice to Members in a place located on the Association's Common Area or on any internet website available to the Association's Members that is maintained by the Association or by a management company on behalf of the Association and; (ii) by sending the notice by email to each Member who has registered an email address with the Association. It is the Member's duty to keep an updated email address registered with the Association. The Board may establish a procedure for registration of email addresses, which procedure may be required for the purpose of receiving notice of Board meetings. If the Board recesses a regular or special Board meeting to continue the following regular business day, the Board is not required to post notice of the continued meeting if the

ice of Board meetings. If the Board recesses a regular or special Board meeting to continue the following regular business day, the Board is not required to post notice of the continued meeting if the recess is taken in good faith and not to circumvent this Section 5.9. If a regular or special Board meeting is continued to the following regular business day, and on that following day the Board continues the meeting to another day, the Board shall give notice of the continuation in at least one manner as set forth above within two (2) hours after adjourning the meeting being continued.

Section 5.10. Unanimous Consent. During the Development Period, directors may vote by unanimous written consent. Unanimous written consent occurs if all directors individually or collectively consent in writing to a Board action. The written consent must be filed with the minutes of Board meetings.

Action by written consent shall be in lieu of a meeting and has the same force and effect as a unanimous vote of the directors. As set forth in Section 5.1, directors may not vote by unanimous consent if the directors are considering any of the following actions: (a) adopting or amending the Documents (i.e., declarations, bylaws, rules, and regulations); (b) increasing the amount of Regular Assessments of the Association or adopting or increasing a Special Assessment; (c) electing non-Declarant Board members or establishing a process by which those members are elected; or (d) changing the voting rights of Members.

Section 5.11. Meeting without Prior Notice. The Board may take action outside a meeting, including voting by electronic or telephonic means, without prior notice to the Members if each Board

Members.

Section 5.11. Meeting without Prior Notice. The Board may take action outside a meeting, including voting by electronic or telephonic means, without prior notice to the Members if each Board member is given a reasonable opportunity (i) to express his or her opinions to all other Board members and (ii) to vote. Any action taken without notice to Members must be summarized orally, including an explanation of any known actual or estimated expenditures approved at the meeting, and documented in the minutes of the next regular or special Board meeting. After the expiration of the Development Period, the Board may not, unless done in an open meeting for which prior notice was given to the Members pursuant to Section 5.9 above, consider or vote on: (a) fines; (b) damage Assessments; (c) the initiation of foreclosure actions; (d) the initiation of enforcement actions, excluding temporary restraining orders or violations involving a threat to health or safety; (e) increases in Assessments; (f) levying of Special Assessments; (g) appeals from a denial of architectural control approval; (h) a suspension of a right of a ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 21 of 52 Lucy Adame-Clark, Bexar County Clerk — particular Member before the Member has an opportunity to attend a Board meeting to present the Member's position, including any defense, on the issue; (i) the lending or borrowing of money; (j) the adoption of any amendment of a dedicatory instrument; (k) the approval of an annual budget or the approval of an amendment of an annual budget; (1) the sale or purchase of real property; (m) the filling of

ion of any amendment of a dedicatory instrument; (k) the approval of an annual budget or the approval of an amendment of an annual budget; (1) the sale or purchase of real property; (m) the filling of a vacancy on the Board; (n) the construction of capital improvements other than the repair, replacement, or enhancement of existing capital improvements; or (0) the election of an officer.

Section 5.12. Telephone and Electronic Meetings. Any action permitted to be taken by the Board without prior notice to Owners may be taken by telephone or electronic methods provided that: (1) each Board member may hear and be heard by every other Board member; (2) except for any portion of the meeting conducted in executive session: (i) all Members in attendance at the meeting may hear all Board members; and (ii) any Members are allowed to listen using any electronic or telephonic communication method used or expected to be used by a participating Board member at the same meeting; and (3) the notice of the Board meeting provides instructions to the Members on how to access the electronic or telephonic communication method used in the meeting. Participation in such a meeting constitutes presence in person at the meeting, except where a person participates in the meeting for the express purpose of objecting to the transaction of any business on the ground that the meeting is not lawfully called or convened.

ARTICLE VI POWERS AND DUTIES OF THE BOARD Section 6.1. Powers. The Board shall have power and duty to undertake any of the following actions, in addition to those actions to which the Association is authorized to take in accordance with the Declaration: (a) Adopt and publish the Association Rules, including regulations governing the use of the

addition to those actions to which the Association is authorized to take in accordance with the Declaration: (a) Adopt and publish the Association Rules, including regulations governing the use of the Association Property and facilities, and the personal conduct of the Members and their guests thereon, and to establish penalties for the infraction thereof; (b) Suspend the right of a Member to use of the Association Property during any period in which such Member shall be in default in the payment of any Assessment levied by the Association, or after notice and hearing, for any period during which an infraction of the Association Rules by such Member exists; (c) Exercise for the Association all powers, duties and authority vested in or related to the Association and not reserved to the membership by other provisions of the Documents; (d) To enter into any contract or agreement with a municipal agency or utility company to provide electric utility service to all or any portion of the Property; (e) Declare the office of a member of the Board to be vacant in the event such member shall be absent from three (3) consecutive regular meetings of the Board; (f) Employ such employees as they deem necessary, and to prescribe their duties; ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 22 of 52 Lucy Adame-Clark, Bexar County Clerk — (g) As more fully provided in the Declaration, to: (1) Fix the amount of the Assessments against each Lot in advance of each annual Assessment period and any other Assessments provided by the Declaration; and (2) Foreclose the lien against any property for which Assessments are not paid within thirty (30) days after due date or to bring an action at law against the Owner

ts provided by the Declaration; and (2) Foreclose the lien against any property for which Assessments are not paid within thirty (30) days after due date or to bring an action at law against the Owner personally obligated to pay the same; (h) Issue, or to cause an appropriate officer to issue, upon demand by any person, a certificate setting forth whether or not any Assessment has been paid and to levy a reasonable charge for the issuance of these certificates (it being understood that if a certificate states that an Assessment has been paid, such certificate shall be conclusive evidence of such payment); (i) Procure and maintain adequate liability and hazard insurance on Association Property; (j) Cause all officers or employees having fiscal responsibilities to be bonded, as it may deem appropriate; and (k) Exercise such other and further powers or duties as provided in the Declaration or by law.

ARTICLE VII OFFICERS AND THEIR DUTIES Section 7.1, Enumeration of Offices. The officers of the Association shall be a president and a vice president, who shall at all times be members of the Board, a secretary and a treasurer, and such other officers as the Board may from time to time create by resolution.

Section 7.2. Election of Officers. Except for those officers appointed by the Declarant pursuant to Section 4.3 of the Declaration, the election of officers shall take place at the first meeting of the Board following each annual meeting of the Members.

Section 7.3. Term. The officers of the Association shall be elected annually by the Board and each shall hold office for one (1) year unless he or she resigns sooner, or shall be removed or otherwise disqualified to serve.

Section 7.4. Special Appointments. The Board may elect such other officers as the affairs of the

r one (1) year unless he or she resigns sooner, or shall be removed or otherwise disqualified to serve.

Section 7.4. Special Appointments. The Board may elect such other officers as the affairs of the Association may require, each of whom shall hold office for such period, have such authority, and perform such duties as the Board may, from time to time, determine.

Section 7.5. Resignation and Removal. Any officer may be removed from office with or without cause by the Board. Any officer may resign at any time by giving written notice to the Board, the president, or the secretary. Such resignation shall take effect on the date of receipt of such notice or at any later time specified therein, and unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective.

Section 7.6. Vacancies. A vacancy in any office may be filled through appointment by the Board.

The officer appointed to such vacancy shall serve for the remainder of the term of the officer he or she replaces.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 23 of 52 Lucy Adame-Clark, Bexar County Clerk — Section 7.7. Multiple Offices. The offices of secretary and treasurer may be held by the same person. No person shall simultaneously hold more than one of any of the other offices except in the case of special offices created pursuant to Section 7.4.

Section 7.8. Duties. The duties of the officers are as follows: (a) President. The president shall preside at all meetings of the Board; shall see that orders and resolutions of the Board are carried out; shall sign all leases, mortgages, deeds and other written instruments and shall co-sign all checks and promissory notes.

the Board; shall see that orders and resolutions of the Board are carried out; shall sign all leases, mortgages, deeds and other written instruments and shall co-sign all checks and promissory notes.

(b) Vice President. The vice president, if any, shall generally assist the president and shall have such powers and perform such duties and services as shall from time to time be prescribed or delegated to him or her by the president or the Board.

(c) Secretary. The secretary shall record the votes and keep the minutes of all meetings and proceedings of the Board and of the Members; serve notice of meetings of the Board and of the Members; keep appropriate current records showing the Members of the Association together with their addresses; and shall perform such other duties as required by the Board.

(d) Assistant Secretaries. Each assistant secretary shall generally assist the secretary and shall have such powers and perform such duties and services as shall from time to time be prescribed or delegated to him or her by the secretary, the president, the Board or any committee established by the Board.

(e) Treasurer. The treasurer shall receive and deposit in appropriate bank accounts all monies of the Association and shall disburse such funds as directed by resolution of the Board; shall sign all checks and promissory notes of the Association; keep proper books of account in appropriate form such that they could be audited by a public accountant whenever ordered by the Board or the membership; and shall prepare an annual budget and a statement of income and expenditures to be presented to the membership at its regular meeting, and deliver a copy of each to the Members.

Section 7.9. Execution of Instruments. Except when the Documents require execution of certain

tures to be presented to the membership at its regular meeting, and deliver a copy of each to the Members.

Section 7.9. Execution of Instruments. Except when the Documents require execution of certain instruments by certain individuals, the Board may authorize any person to execute instruments on behalf of the Association, including without limitation checks from the Association's bank account. In the absence of Board designation, and unless otherwise provided herein, the president and the secretary are the only persons authorized to execute instruments on behalf of the Association.

ARTICLE VIII OTHER COMMITTEES OF THE BOARD OF DIRECTORS The Board may, by resolution adopted by affirmative vote of a Majority of the number of directors fixed by these Bylaws, designate two (2) or more directors or Members (with such alternates, if any, as may be deemed desirable) to constitute another committee or committees for any purpose; provided, that any such other committee or committees shall have and may exercise only the power of recommending action to the Board and of carrying out and implementing any instructions or any policies, plans, programs and rules theretofore approved, authorized and adopted by the Board.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 24 of 52 Lucy Adame-Clark, Bexar County Clerk — ARTICLE IX BOOKS AND RECORDS The books, records and papers of the Association shall at all times, during reasonable business hours, be subject to inspection by any Member. The Restrictions shall be available for inspection by any Member at the principal office of the Association, where copies may be purchased at reasonable cost.

ARTICLE X ASSESSMENTS

tion by any Member. The Restrictions shall be available for inspection by any Member at the principal office of the Association, where copies may be purchased at reasonable cost.

ARTICLE X ASSESSMENTS As more fully provided in the Declaration, each Member is obligated to pay to the Association Assessments which are secured by a continuing lien upon the property against which the Assessments are made. Assessments shall be due and payable in accordance with the Declaration.

ARTICLE XI CORPORATE SEAL The Association may, but shall have no obligation to, have a seal in a form adopted by the Board.

ARTICLE XII AMENDMENTS These Bylaws may be amended by: (i) the Declarant until expiration or termination of the Development Period; or (ii) a Majority vote of the members of the Board with the advance written consent of the Declarant until expiration or termination of the Development Period.

ARTICLE XIII INDEMNIFICATION OF DIRECTORS AND OFFICERS The Association shall indemnify every director, officer and committee member against, and reimburse and advance to every director, officer and committee member for, all liabilities, costs and expenses’ incurred in connection with such directorship or office and any actions taken or omitted in such capacity to the greatest extent permitted under the Texas Business Organizations Code and all other Applicable Laws at the time of such indemnification, reimbursement or advance payment; provided, however, no director, officer or committee member shall be indemnified for: (a) a breach of duty of loyalty to the Association or its Members; (b) an act or omission not in good faith or that involves intentional misconduct or a knowing violation of the law; (c) a transaction from which such director, officer or

e Association or its Members; (b) an act or omission not in good faith or that involves intentional misconduct or a knowing violation of the law; (c) a transaction from which such director, officer or committee member received an improper benefit, whether or not the benefit resulted from an action taken within the scope of directorship or office; or (d) an act or omission for which the liability of such director, officer or committee member is expressly provided for by statute.

ARTICLE XIV MISCELLANEOUS Section 14.1. Fiscal Year. The fiscal year of the Association shall begin on the first day of January and end on the 31st day of December of every year, except that the first fiscal year shall begin on the date of incorporation.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 25 of 52 Lucy Adame-Clark, Bexar County Clerk — Section 14.2. Review of Statutes and Court Rulings. Users of these Bylaws should also review statutes and court rulings that may modify or nullify provisions of this document or its enforcement, or may create rights or duties not anticipated by these Bylaws.

Section 14.3. Conflict. In the case of any conflict between the Certificate and these Bylaws, the Certificate shall control; and in the case of any conflict between the Declaration and these Bylaws, the Declaration shall control. In the case of any conflict between these Bylaws and any provision of the Applicable Laws of the State of Texas, the conflicting aspect of the Bylaws provision is null and void, but all other provisions of these Bylaws remain in full force and effect.

Section 14.4. Interpretation. The effect of a general statement is not limited by the enumerations

provision is null and void, but all other provisions of these Bylaws remain in full force and effect.

Section 14.4. Interpretation. The effect of a general statement is not limited by the enumerations of specific matters similar to the general. The captions or articles and sections are inserted only for convenience and are in no way to be construed as defining or modifying the text to which they refer. The singular is construed to mean the plural, when applicable, and the use of masculine or neuter pronouns includes the feminine.

Section 14.5. No Waiver. No restriction, condition, obligation, or covenant contained in these Bylaws may be deemed to have been abrogated or waived by reason of failure to enforce the same, irrespective of the number of violations or breaches thereof which may occur.

ATTACHMENT 2— BYLAWS CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 26 of 52 Lucy Adame-Clark, Bexar County Clerk —_ ATTACHMENT 3 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

FINE AND ENFORCEMENT POLICY Ls Background. Carmel Ranch is subject to that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time (the "Declaration"). In accordance with the Declaration, Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation (the "Association") was created to administer the terms and provisions of the Declaration. Unless the Declaration or Applicable Law expressly provides otherwise, the Association acts through a Majority of its board of directors (the "Board"). The Association is empowered to enforce the

ion. Unless the Declaration or Applicable Law expressly provides otherwise, the Association acts through a Majority of its board of directors (the "Board"). The Association is empowered to enforce the covenants, conditions and restrictions of the Declaration, Certificate, Bylaws, Community Manual, and any Rules and Regulations promulgated by the Association pursuant to the Declaration, as adopted and amended from time to time (collectively, the Restrictions"), including the obligation of Owners to pay Assessments pursuant to the terms and provisions of the Declaration and the obligations of the Owners to compensate the Association for costs incurred by the Association for enforcing violations of the Restrictions.

The Board hereby adopts this Fine and Enforcement Policy to establish equitable policies and procedures for the levy of fines within the Association in compliance with the Chapter 209 of the Texas Property Code, titled the "Texas Residential Property Owners Protection Act," as it may be amended (the "Act"). To the extent any provision within this policy is in conflict with the Act or any other Applicable Law, such provision shall be modified to comply with the Applicable Law.

Terms used in this policy, but not defined, shall have the meanings ascribed to such terms in the Restrictions.

2. Policy. The Association uses fines to discourage violations of the Restrictions, and to encourage compliance when a violation occurs — not to punish violators or generate revenue for the Association. Although a fine may be an effective and efficient remedy for certain types of violations or violators, it is only one of several methods available to the Association for enforcing the Restrictions. The Association's use of fines does not interfere with its exercise of other rights

lations or violators, it is only one of several methods available to the Association for enforcing the Restrictions. The Association's use of fines does not interfere with its exercise of other rights and remedies for the same violation.

Oy Owner's Liability. An Owner is liable for fines levied by the Association for violations of the Restrictions by the Owner, the Owner's Resident(s), and the relatives, guests, employees, and agents of the Owner and Residents. Regardless of who commits the violation, the Association may direct all communications regarding the violation to the Owner.

4. Amount. The Association may set fine amounts on a case-by-case basis, provided the fine is reasonable in light of the nature, frequency, and effects of the violation. The Association may establish a schedule of fines for certain types of violations. The amount and cumulative total of a fine must be reasonable in comparison to the violation, and should be uniform for similar violations of the same provision of the Restrictions. If the Association allows fines to accumulate, the Association may establish a maximum amount for a particular fine, at which point the total fine will be capped.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 27 of 52 Lucy Adame-Clark, Bexar County Clerk — a Violation Notice. Except as set forth in Section 5(C) below, the Association will give (i) a written violation notice via certified mail to the Owner (at the Owner's last known address as shown in the Association records) (the "Violation Notice") and (ii) an opportunity to be heard, if requested by the Owner. The Association's Violation Notice will contain the following items: (1) the date the

the Association records) (the "Violation Notice") and (ii) an opportunity to be heard, if requested by the Owner. The Association's Violation Notice will contain the following items: (1) the date the Violation Notice is prepared or mailed; (2) a description of the violation or property damage that is the basis for the Individual Assessment, suspension action, or other charge; (3) a reference to the rule or provision that is being violated; (4) a description of the action required to cure the violation and a reasonable timeframe in which the violation is required to be cured to avoid the fine or suspension; (5) the amount of the possible fine; (6) a statement that no later than the thirtieth (30') day after the date the notice was mailed, the Owner may request a hearing pursuant to Section 209.007 of the Texas Property Code; and (7) a statement that the Owner may have special rights or relief related to the enforcement action under federal law, including the Servicemembers Civil Relief Act (50 U.S.C. app. section et seq), if the Owner is serving on active military duty. The Violation Notice sent out pursuant to this paragraph is further subject to the following: (A) First Violation. If the Owner has not been given notice and a reasonable opportunity to cure the same or similar violation within the preceding six (6) months, the Violation Notice will state those items set out in (1) — (7) above, along with a reasonable timeframe by which the violation must be cured to avoid the fine. The Violation Notice must state that any future violation of the same rule may result in the levy of a fine. A fine pursuant to the Schedule of Fines may be levied if an Owner does not cure the violation within the timeframe set forth in the notice.

iolation of the same rule may result in the levy of a fine. A fine pursuant to the Schedule of Fines may be levied if an Owner does not cure the violation within the timeframe set forth in the notice.

(B) Uncurable Violation/Violation of Public Health or Safety. If the violation is of an uncurable nature or poses a threat to public health or safety (as exemplified in Section 209.006 of the Texas Property Code), then the Violation Notice shall state those items set out in (1), (2), (3), (5), (6), and (7) above, and the Association shall have the right to exercise any enforcement remedy afforded to it under the Restrictions, including but not limited to the right to levy a fine pursuant to the Schedule of Fines.

(C) Repeat Violation without Attempt to Cure. If the Owner has been given a Violation Notice and a reasonable opportunity to cure the same or similar violation within the preceding six (6) months but commits the violation again, then the Owner shall not be entitled to an additional Violation Notice or a hearing pursuant to Section 209.007 of the Texas Property Code, and the Association shall have the right to exercise any enforcement remedy afforded to it under the Restrictions, including but not limited to the right to levy a fine pursuant to the Schedule of Fines. After an Owner has been provided a Violation Notice as set forth herein and assessed fines in the amounts set forth in the Schedule of Fines, if the Owner has never cured the violation in response to any Violation Notices sent or any fines levied, then the Board, in its sole discretion, may determine that such a circumstance is a continuous violation which warrants a levy of a fine based upon a daily, monthly, or quarterly amount as determined by the Board.

d, in its sole discretion, may determine that such a circumstance is a continuous violation which warrants a levy of a fine based upon a daily, monthly, or quarterly amount as determined by the Board.

6. Violation Hearing. If the Owner is entitled to an opportunity to cure the violation, then the Owner has the right to submit a written request to the Association for a hearing before the Board to discuss and verify the facts and resolve the matter. To request a hearing, the Owner must submit a written request (the "Request") to the Association's manager (or the Board if there is no manager) within ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 28 of 52 Lucy Adame-Clark, Bexar County Clerk — thirty (30) days after receiving the Violation Notice. The Association must then hold the hearing requested no later than thirty (30) days after the Board receives the Request. The hearing will be scheduled to provide a reasonable opportunity for both the Board and the Owner to attend. The Board or the Owner may request a postponement, and if requested, a postponement shall be granted for a period of not more than ten (10) days. Additional postponements may be granted by agreement of the parties. Notwithstanding the foregoing, the Association may exercise its other rights and remedies as set forth in Section 209.007(d) and (e) of the Texas Property Code. Any hearing before the Board will be held in a closed or executive session of the Board. At the hearing, the Board will consider the facts and circumstances surrounding the violation. Not later than ten (10) days before the Board holds a hearing under this Section, the Board shall provide notice to the

, the Board will consider the facts and circumstances surrounding the violation. Not later than ten (10) days before the Board holds a hearing under this Section, the Board shall provide notice to the Owner of the date, time and place of the hearing and shall provide a packet containing all documents, photographs, and communications relating to the matters the Board intends to introduce at the hearing. If the Board does not provide a packet within the ten (10) day time period described above, the Owner is entitled to an automatic fifteen (15) day postponement of the hearing. During the hearing, the Board or a representative of the Board shall first present the Board's case against the Owner. The Owner shall attend the hearing in person, but may be represented by another person (i.e., attorney) during the hearing, upon advance written notice to the Board. If an Owner intends to make an audio recording of the hearing, such Owner's request for hearing shall include a statement noticing the Owner's intent to make an audio recording of the hearing, otherwise, no audio or video recording of the hearing may be made, unless otherwise approved by the Board. The minutes of the hearing must contain a statement of the results of the hearing and the fine, if any, imposed. A copy of the Violation Notice and request for hearing should be placed in the minutes of the hearing. If the Owner appears at the meeting, the notice requirements will be deemed satisfied. Unless otherwise agreed by the Board, each hearing shall be conducted in accordance with the agenda attached hereto as Exhibit A.

7. Due Date. Fine and/or damage charges are due immediately if the violation is uncurable or poses a threat to public health or safety. If the violation is curable, the fine and/or damage charges are

7. Due Date. Fine and/or damage charges are due immediately if the violation is uncurable or poses a threat to public health or safety. If the violation is curable, the fine and/or damage charges are due immediately after the later of: (1) the date that the cure period set out in the first Violation Notice ends and the Owner does not attempt to cure the violation or the attempted cure is unacceptable to Association, or (2) if a hearing is requested by the Owner, such fines or damage charges will be due immediately after the Board's final decision on the matter, assuming that a fine or damage charge of some amount is confirmed by the Board at such hearing.

om Lien Created. The payment of each fine and/or damage charge levied by the Board against the Owner of a Lot is, together with interest as provided in Section 6.11 of the Declaration and all costs of collection, including attorney's fees as herein provided, secured by the lien granted to the Association pursuant to Section 6.1.2 of the Declaration. The fine and/or damage charge will be considered an Assessment for the purpose of this Article and will be enforced in accordance with the terms and provisions governing the enforcement of Assessments pursuant to Article 6 of the Declaration.

9. Levy of Fine. Any fine levied shall be reflected on the Owner's periodic statements of account or delinquency notices.

10. Foreclosure. The Association may not foreclose its Assessment lien on a debt consisting solely of fines.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 29 of 52 Lucy Adame-Clark, Bexar County Clerk — i. Waiver. The Board, in its sole and absolute discretion, reserves the right to implement or not

.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 29 of 52 Lucy Adame-Clark, Bexar County Clerk — i. Waiver. The Board, in its sole and absolute discretion, reserves the right to implement or not implement any fine enforcement.

12. Amendment of Policy. This policy may be revoked or amended from time to time by the Board.

This policy will remain effective until the Association records an amendment to this policy in the county's official public records.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 30 of 52 Lucy Adame-Clark, Bexar County Clerk — Schedule of Fines The Board has adopted the following general schedule of fines. The number of notices set forth below does not mean that the Board is required to provide each notice prior to exercising additional remedies as set forth in the Restrictions. The Board may elect to pursue such additional remedies at any time in accordance with Applicable Law. The Board also reserves the right to set fine amounts on a case-by-case basis, provided the fine is reasonable in light of the nature, frequency, and effect of the violation: FINES: Fine Schedule. The imposition of fines for violations will be on the following basis: Category: Landscaping, Maintenance, Unsightly Articles, Pets a First Fine — $50.00 — After the expiration of the cure period noted in the final notice.

b Second Fine — $100.00 — Fourteen (14) days after the first fine is levied.

c Third Fine — $150.00 — Thirty (30) days after the second fine is levied.

d Additional Fines — $200.00 — Every thirty (30) days after the third fine is levied, until the cumulative fine has reached $1,000.00, excluding any applicable attorney's fees and/or costs of collection.

dditional Fines — $200.00 — Every thirty (30) days after the third fine is levied, until the cumulative fine has reached $1,000.00, excluding any applicable attorney's fees and/or costs of collection.

e Notwithstanding the foregoing, the Board expressly reserves the right to set fine amounts on a case-by-case basis, provided the fine is reasonable in light of the nature, frequency, and effects of the violation.

Category: ACC Violation a First Fine — $100.00 — After the expiration of the cure period noted in the final notice.

b Second Fine — $150.00 — Fourteen (14) days after the first fine is levied.

c Third Fine — $200.00 — Thirty (30) days after the second fine is levied.

d Additional Fines — $200.00 — Every thirty (30) days after the third fine is levied, until the cumulative fine has reached $1,000.00, excluding any applicable attorney's fees and/or costs of collection.

e Notwithstanding the foregoing, the Board expressly reserves the right to set fine amounts on a case-by-case basis, provided the fine is reasonable in light of the nature, frequency, and effects of the violation.

Violation categories not specified herein are subject to fines in the sole and absolute discretion of the Board. Under no circumstance shall this Schedule of Fines be understood to limit any additional damages that the Association may otherwise be entitled to under Texas law.

* The Board reserves the right to adjust these fine amounts based on the severity and/or frequency of the violation.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 31 of 52 Lucy Adame-Clark, Bexar County Clerk — Note: II.

I.

IV.

EXHIBIT A HEARING BEFORE THE BOARD

CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 31 of 52 Lucy Adame-Clark, Bexar County Clerk — Note: II.

I.

IV.

EXHIBIT A HEARING BEFORE THE BOARD An individual will act as the Association's representative (the "Association Representative"). The Association Representative will provide introductory remarks and administer the hearing agenda.

Introduction Association Representative: Presentation of Facts Association Representative: [Presentations] Discussion Association Representative: Resolution Association Representative: Adjournment Association Representative: 4893-6121-5922v.3 51928-159 The Board of Directors has convened to conduct a hearing at the written request of an Owner.

This hearing is being conducted as required by Section 209.007 of the Texas Property Code, and is an opportunity for the Association and the Owner to discuss and verify facts and attempt to resolve the matter at issue. If no resolution is reached during the hearing, the Association will communicate its decision in writing within fifteen (15) days.

This portion of the hearing is to permit a representative of the Association the opportunity to describe the violation and to present any information the Association wishes to offer. After the Association's representative has finished the presentation, the Owner or any representative will be given the opportunity to present information and issues relevant to the appeal or dispute.

This portion of the hearing is to permit the Board and the Owner to discuss matters relevant to the violation.

[Announce any agreement or resolution or state that the Board will take the matter under advisement] At this time the hearing is adjourned.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL

y agreement or resolution or state that the Board will take the matter under advisement] At this time the hearing is adjourned.

ATTACHMENT 3 — FINE AND ENFORCEMENT POLICY CARMEL RANCH COMMUNITY MANUAL Doc# 20240070093 04/19/2024 03:06 PM Page 32 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 4 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

ASSESSMENT COLLECTION POLICY Carmel Ranch is a community (the "Community") created by and subject to the Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, and any amendments or supplements thereto (the "Declaration"). The operation of the Community is vested in Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation (the "Association"), acting through its board of directors (the "Board"). The Association is empowered to enforce the covenants, conditions and restrictions of the Declaration, Certificate, Bylaws, Community Manual, and any Rules and Regulations promulgated by the Association pursuant to the Declaration, as adopted and amended from time to time (collectively, the "Restrictions"), including the obligation of Owners to pay Assessments pursuant to the terms and provisions of the Declaration.

The Board hereby adopts this Assessment Collection Policy to establish equitable policies and procedures for the collection of Assessments levied pursuant to the Restrictions. Terms used in this policy, but not defined, shall have the meanings ascribed to such terms in the Restrictions.

SECTION 1. DELINQUENCIES, LATE CHARGES & INTEREST 1-A. Due Date. An Owner will timely and fully pay Assessments. Regular Assessments are assessed annually and are due and payable on the first calendar day of the month at the beginning of the

INTEREST 1-A. Due Date. An Owner will timely and fully pay Assessments. Regular Assessments are assessed annually and are due and payable on the first calendar day of the month at the beginning of the fiscal year, or in such other manner as the Board may designate in its sole and absolute discretion.

1-B. Delinquent. Any Assessment that is not fully paid when due is delinquent. When the account of an Owner becomes delinquent, it remains delinquent until paid in full — including collection costs, interest and late fees.

1-C. Late Fees & Interest. If the Association does not receive full payment of an Assessment by 5:00 p-m. on the due date established by the Board, the Association may levy a late fee of $25 per month and/or interest at the highest rate allowed by applicable usury laws then in effect on the amount of the Assessment from the due date thereof (or if there is no such highest rate, then at the rate of 1 and 1/2% per month) until paid in full.

1-D. Liability for Collection Costs. The defaulting Owner is liable to the Association for the cost of title reports, certified mail, long distance calls, court costs, filing fees, and other reasonable costs and attorney's fees incurred by the Association in collecting the delinquency.

Association marked "not sufficient funds" or the equivalent.

1-F, Waiver. Properly levied collection costs, late fees, and interest may only be waived by a Majority of the Board.

ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 33 of 52 Lucy Adame-Clark, Bexar County Clerk — SECTION 2. INSTALLMENTS & ACCELERATION

ECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 33 of 52 Lucy Adame-Clark, Bexar County Clerk — SECTION 2. INSTALLMENTS & ACCELERATION If an Assessment, other than a Regular Assessment, is payable in installments, and if an Owner defaults in the payment of any installment, the Association may declare the entire Assessment in default and accelerate the due date on all remaining installments of the Assessment. An Assessment, other than a Regular Assessment, payable in installments may be accelerated only after the Association gives the Owner at least fifteen (15) days prior notice of the default and the Association's intent to accelerate the unpaid balance if the default is not timely cured. Following acceleration of the indebtedness, the Association has no duty to reinstate the installment program upon partial payment by the Owner.

SECTION 3. PAYMENTS 3-A. Application of Payments. After the Association notifies the Owner of a delinquency and the Owner's liability for late fees or interest, and collection costs, any payment received by the Association shall be applied in the following order, starting with the oldest charge in each category, until that category is fully paid, regardless of the amount of payment, notations on checks, and the date the obligations arose: (1) Delinquent Assessments (4) Other reasonable attorney's fees (2) Current Assessments (5) Reasonable fines (3) Reasonable attorney's fees and costs (6) Any other reasonable amount associated solely with delinquent Assessments or any other charge that could provide the basis for foreclosure 3-B. Payment Plans. The Association shall offer a payment plan to a delinquent Owner with a minimum

solely with delinquent Assessments or any other charge that could provide the basis for foreclosure 3-B. Payment Plans. The Association shall offer a payment plan to a delinquent Owner with a minimum term of at least three (3) months and a maximum term of twelve (12) months from the date the payment plan is requested for which the Owner may be charged reasonable administrative costs and interest. The Association will determine the actual term of each payment plan offered to an Owner in their sole and absolute discretion, but such term shall not be longer than eighteen (18) months. An Owner is not entitled to a payment plan if the Owner has defaulted on a previous payment plan in the last two (2) years. The Association is not required to make a payment plan available to a Member after the Delinquency Cure Period allowed under Paragraph 5-B expires. If an Owner is in default at the time the Owner submits a payment, the Association is not required to follow the application of payments schedule set forth in Paragraph 3-A.

3-C. | Formof Payment. The Association may require that payment of delinquent Assessments be made only in the form of cash, cashier's check, or certified funds.

3-D. Partial and Conditioned Payment. The Association may refuse to accept partial payment (i.e., less than the full amount due and payable) and payments to which the payer attaches conditions or directions contrary to the Board's policy for applying payments. The Association's endorsement and deposit of a payment does not constitute acceptance. Instead, acceptance by the Association occurs when the Association posts the payment to the Owner's account. If the Association does ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159

tion occurs when the Association posts the payment to the Owner's account. If the Association does ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 34 of 52 Lucy Adame-Clark, Bexar County Clerk — not accept the payment at that time, it will promptly refund the payment to the payer. A payment that is not refunded to the payer within thirty (30) days after being deposited by the Association may be deemed accepted as to payment, but not as to words of limitation or instruction accompanying the payment. The acceptance by the Association of partial payment of delinquent Assessments does not waive the Association's right to pursue or to continue pursuing its remedies for payment in full of all outstanding obligations.

3-E. Notice of Payment. If the Association receives full payment of the delinquency after Recording a notice of lien, the Association will cause a release of notice of lien to be publicly Recorded, a copy of which will be sent to the Owner. The Association may require the Owner to prepay the cost of preparing and Recording the release.

3-F. Correction of Credit Report. If the Association receives full payment of the delinquency after reporting the defaulting Owner to a credit reporting service, the Association will report receipt of payment to the credit reporting service.

SECTION 4. LIABILITY FOR COLLECTION COSTS 4-A. Collection Costs. The defaulting Owner may be liable to the Association for the cost of title reports, certified mail, long distance calls, filing fees, and other reasonable costs and attorney's fees incurred in the collection of the delinquency.

SECTION 5. COLLECTION PROCEDURES

cost of title reports, certified mail, long distance calls, filing fees, and other reasonable costs and attorney's fees incurred in the collection of the delinquency.

SECTION 5. COLLECTION PROCEDURES 5-A. Delegation of Collection Procedures. From time to time, the Association may delegate some or all of the collection procedures, as the Board in its sole discretion deems appropriate, to the Association's Manager, an attorney, or a debt collector.

5-B. Delinquency Notices. If the Association has not received full payment of an Assessment by the due date, the Association may send written notice of nonpayment to the defaulting Owner, by certified mail, stating: (a) the amount delinquent and the total amount of the payment required to make the account current, (b) the options the Owner has to avoid having the account turned over to a collection agent, as such term is defined in Texas Property Code Section 209.0064, including information regarding availability of a payment plan through the Association, and (c) that the Owner has forty-five (45) days for the Owner to cure the delinquency before further collection action is taken (the "Delinquency Cure Period"). The Association's delinquency-related correspondence may state that if full payment is not timely received, the Association may pursue any or all of the Association's remedies, at the sole cost and expense of the defaulting Owner.

5-C. Verification of Owner Information. The Association may obtain a title report to determine the names of the Owners and the identity of other lien-holders, including the mortgage company.

5-D. Collection Agency. The Board may employ or assign the debt to one or more collection agencies.

5-E. — Notification of Mortgage Lender. The Association may notify the Mortgage lender of the default

-D. Collection Agency. The Board may employ or assign the debt to one or more collection agencies.

5-E. — Notification of Mortgage Lender. The Association may notify the Mortgage lender of the default obligations.

ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 35 of 52 Lucy Adame-Clark, Bexar County Clerk —_ 5-F. _— Notification of Credit Bureau. The Association may report the defaulting Owner to one or more credit reporting services. In that event, at least thirty (80) business days prior to reporting to a credit bureau, a copy of the notice shall be sent via certified mail, hand delivery or electronic delivery to the defaulting Owner, which shall include a detailed report of all delinquent charges owed and information regarding any payment plan opportunities offered to the defaulting Owner.

The Association shall not report to a credit report service any delinquent charges, fines, or fees that are the subject of a pending dispute between the defaulting Owner and the Association. The defaulting Owner will not be liable for any costs or fees associated with any actual reporting of any delinquency to the credit reporting services.

5-G. Collection by Attorney. If an Owner's account remains delinquent for a period of sixty (60) days or more, the Manager of the Association or the Board of the Association shall refer the delinquent account to the Association's attorney for collection. In the event an account is referred to the Association's attorney, the Owner will be liable to the Association for its legal fees and expenses.

The Association's attorney will ensure the following notices are provided, or have been provided, in accordance with Applicable Law:

will be liable to the Association for its legal fees and expenses.

The Association's attorney will ensure the following notices are provided, or have been provided, in accordance with Applicable Law: (1) Notice of Delinquency: Preparation of written notice of the delinquency. If the account is not paid in full by the deadline set forth in the notice letter, then; (2) Second Notice: Preparation of the second written notice of delinquency. If the account is not paid in full by the deadline set forth in the notice letter, then; (3) Lien Notice: Preparation of the Lien Notice Letter and recordation of a Notice of Unpaid Assessment Lien. If the account is not paid in full by the deadline set forth in the notice letter, then; (4) Final Notice: Preparation of the Final Notice of Demand for Payment Letter and any notice required to be sent to any holder of a lien of record on the property whose lien is evidenced by a deed of trust and is inferior or subordinate to the association's lien. If the account is not paid in full by the deadline set forth in the notice letter, then; (5) Foreclosure of Lien: Only upon specific approval by a Majority of the Board.

5-H. Notice of Lien. The Association's attorney may cause a notice of the Association's Assessment lien against the Owner's home to be publicly Recorded. In that event, a copy of the notice will be sent to the defaulting Owner, and may also be sent to the Owner's Mortgagee.

5-I. Cancellation of Debt. If the Board deems the debt to be uncollectible, the Board may elect to cancel the debt on the books of the Association, in which case the Association may report the full amount of the forgiven indebtedness to the Internal Revenue Service as income to the defaulting Owner.

ancel the debt on the books of the Association, in which case the Association may report the full amount of the forgiven indebtedness to the Internal Revenue Service as income to the defaulting Owner.

5-J. Suspension of Use of Certain Facilities or Services. The Board may suspend the use of the Common Area amenities by an Owner, or his or her tenant, whose account with the Association is delinquent for at least forty-five (45) days.

ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 36 of 52 Lucy Adame-Clark, Bexar County Clerk — NOTE: Texas law requires that at least two (2) notices precede the recording of any lien. For accounts that become delinquent on or after September 1, 2023, a lien may only be recorded after notice of the delinquency has been sent: (1) to the Owner by email using an email address the Owner has provided to the Association or, alternatively by first-class mail (the first-class mail requirement may be satisfied by a letter sent by USPS certified mail) sent to the Owner's last known mailing address, as reflected in the records maintained by the Association; and also (2) to the Owner, by certified mail, return receipt requested, directed to the Owner's last known mailing address, as reflected in the records maintained by the Association. The certified letter must be sent at least thirty (30) days after the first required notice of delinquency has been sent to the Owner, and the lien may only be recorded if at least ninety (90) days have passed since the date the certified delinquency notice was sent to the Owner. The foregoing requirements conform to the requirements set forth in Chapter 209 of the Texas Property Code and apply

have passed since the date the certified delinquency notice was sent to the Owner. The foregoing requirements conform to the requirements set forth in Chapter 209 of the Texas Property Code and apply only to the extent Applicable Law continues to require such notices before a lien may be recorded.

SECTION 6. GENERAL PROVISIONS 6-A. Independent Judgment. Notwithstanding the contents of this detailed policy, the officers, directors, Manager, and attorney of the Association may exercise their independent, collective, and respective judgment in applying this policy.

6-B. Other Rights. This policy is in addition to and does not limit the rights of the Association to collect Assessments under the Restrictions and Applicable Law.

6-C. Limitations of Interest. The Association, and its officers, directors, Managers, and attorneys, intend to conform strictly to the applicable usury laws of the State of Texas. Notwithstanding anything to the contrary in the Restrictions or any other document or agreement executed or made in connection with this policy, the Association will not in any event be entitled to receive or collect, as interest, a sum greater than the maximum amount permitted by Applicable Law. If from any circumstances whatsoever, the Association ever receives, collects, or applies as interest a sum in excess of the maximum rate permitted by law, the excess amount will be applied to the reduction of unpaid Assessments, or reimbursed to the Owner if the Assessments are paid in full.

6-D. Notices. Unless the Restrictions, Applicable Law, or this policy provide otherwise, any notice or other written communication given to an Owner pursuant to this policy will be deemed delivered to the Owner upon depositing same with the U.S. Postal Service, addressed to the Owner at the

y notice or other written communication given to an Owner pursuant to this policy will be deemed delivered to the Owner upon depositing same with the U.S. Postal Service, addressed to the Owner at the most recent address shown on the Association's records, or on personal delivery to the Owner. If the Association's records show that an Owner's property is owned by two (2) or more persons, notice to one co-Owner is deemed notice to all co-Owners. Similarly, notice to one Resident is deemed notice to all Residents. Written communications to the Association, pursuant to this policy, will be deemed given on actual receipt by the Association's president, secretary, managing agent, or attorney.

6-E. | Amendment of Policy. This policy may be amended from time to time by the Declarant during the Development Period and thereafter by a Majority of the Board.

ATTACHMENT 4 — ASSESSMENT COLLECTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 37 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 5 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

RECORDS INSPECTION, COPYING AND RETENTION POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and _ Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

Note: Texas statutes presently render null and void any restriction in the Declaration which restricts or prohibits the inspection, copying and/or retention of association records and files in violation of the controlling provisions of the Texas Property Code or any other applicable state law. The Board has adopted

the inspection, copying and/or retention of association records and files in violation of the controlling provisions of the Texas Property Code or any other applicable state law. The Board has adopted this policy in lieu of any express prohibition or any provision regulating such matters which conflict with Texas law, as set forth in the Declaration.

1. Written Form. The Association shall maintain its records in written form or in another form capable of conversion into written form within a reasonable time.

2. Request in Writing; Pay Estimated Costs In Advance. An Owner (or an individual identified as an Owner's agent, attorney or certified public accountant, provided the designation is in writing and delivered to the Association) may submit a written request via certified mail to the Association's mailing address or authorized representative listed in the management certificate to access the Association's records. The written request must include sufficient detail describing the books and records requested and whether the Owner desires to inspect or copy the records. Upon receipt of a written request, the Association may estimate the costs associated with responding to each request, which costs may not exceed the costs allowed pursuant to Texas Administrative Code Section 70.3, as may be amended from time to time (a current copy of which is attached hereto). Before providing the requested records, the Association will require that the Owner remit such estimated amount to the Association. The Association will provide a final invoice to the Owner on or before the thirtieth (30) business day after the records are provided by the Association. If the final invoice includes additional amounts due from the requesting

de a final invoice to the Owner on or before the thirtieth (30) business day after the records are provided by the Association. If the final invoice includes additional amounts due from the requesting party, the additional amounts, if not reimbursed to the Association before the thirtieth (30) business day after the date the invoice is sent to the Owner, may be added to the Owner's account as an Assessment. If the estimated costs exceeded the final invoice amount, the Owner is entitled to a refund, and the refund shall be issued to the Owner not later than the thirtieth (30) business day after the date the final invoice is sent to the Owner.

3. Period of Inspection. Within ten (10) business days from receipt of the written request, the Association must either: (1) provide the copies to the Owner; (2) provide available inspection dates; or (3) provide written notice that the Association cannot produce the documents within the ten (10) business days along with either: (i) another date within an additional fifteen (15) business days on which the records may either be inspected or by which the copies will be sent to the Owner; or (ii) a notice that after a diligent search, the requested records are missing and cannot be located.

4. Records Retention. The Association shall keep the following records for at least the time periods stated below: a. PERMANENT: The Articles of Incorporation or the Certificate of Formation, the Bylaws and the Declaration, any and all other governing documents, guidelines, rules, regulations ATTACHMENT 5 — RECORDS INSPECTION, COPYING AND RETENTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 38 of 52 Lucy Adame-Clark, Bexar County Clerk —

5 — RECORDS INSPECTION, COPYING AND RETENTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 38 of 52 Lucy Adame-Clark, Bexar County Clerk — and policies and all amendments thereto Recorded in the property records to be effective against any Owner and/or Member of the Association.

b. FOUR (4) YEARS: Contracts with a term of more than one (1) year between the Association and a third party. The four (4) year retention term begins upon expiration of the contract term.

C. FIVE (5) YEARS: Account records of each Owner. Account records include debit and credit entries associated with amounts due and payable by the Owner to the Association, and written or electronic records related to the Owner and produced by the Association in the ordinary course of business.

d. SEVEN (7) YEARS: Minutes of all meetings of the Board and the Owners.

e. SEVEN (7) YEARS: Financial books and records produced in the ordinary course of business, tax returns and audits of the Association.

i. GENERAL RETENTION INSTRUCTIONS: "Permanent" means records which are not to be destroyed. Except for contracts with a term of one (1) year or more (See item 4.b. above), a retention period starts on the last day of the year in which the record is created and ends on the last day of the year of the retention period. For example, if a record is created on June 14, 2024, and the retention period is five (5) years, the retention period begins on December 31, 2024, and ends on December 31, 2029. If the retention period for a record has elapsed and the record will be destroyed, the record should be shredded or otherwise safely and completely destroyed. Electronic files should be destroyed to ensure that data

n period for a record has elapsed and the record will be destroyed, the record should be shredded or otherwise safely and completely destroyed. Electronic files should be destroyed to ensure that data cannot be reconstructed from the storage mechanism on which the record resides.

5. Confidential Records. As determined in the discretion of the Board, certain Association records may be kept confidential such as personnel files, Owner account or other personal information (except addresses) unless the Owner requesting the records provides a court order or written authorization from the person whose records are sought.

6. Attorney Files. Attorney's files and records relating to the Association (excluding invoices requested by an Owner pursuant to Texas Property Code Section 209.008(d)), are not records of the Association and are not: (a) subject to inspection by the Owner; or (b) subject to production in a legal proceeding. If a document in an attorney's files and records relating to the Association would be responsive to a legally authorized request to inspect or copy Association documents, the document shall be produced by using the copy from the attorney's files and records if the Association has not maintained a separate copy of the document. The Association is not required under any circumstance to produce a document for inspection or copying that constitutes attorney work product or that is privileged as an attorney-client communication.

7. Presence of Board Member or Manager; No Removal. At the discretion of the Board or the Association's Manager, certain records may only be inspected in the presence of a Board member or employee of the Association's Manager. No original records may be removed from the office without the express written consent of the Board.

s may only be inspected in the presence of a Board member or employee of the Association's Manager. No original records may be removed from the office without the express written consent of the Board.

ATTACHMENT 5 — RECORDS INSPECTION, COPYING AND RETENTION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 39 of 52 Lucy Adame-Clark, Bexar County Clerk — TEXAS ADMINISTRATIVE CODE TITLE 1, PART 3, CHAPTER 70 RULE § 70.3 - CHARGES FOR PROVIDING COPIES OF PUBLIC INFORMATION (a) The charges in this section to recover costs associated with providing copies of public information are based on estimated average costs to governmental bodies across the state. When actual costs are 25% higher than those used in these rules, governmental bodies other than agencies of the state, may request an exemption in accordance with § 70.4 of this title (relating to Requesting an Exemption).

(b) Copy charge.

(1) Standard paper copy. The charge for standard paper copies reproduced by means of an office machine copier or a computer printer is $.10 per page or part of a page. Each side that has recorded information is considered a page.

(2) Nonstandard copy. The charges in this subsection are to cover the materials onto which information is copied and do not reflect any additional charges, including labor, that may be associated with a particular request. The charges for nonstandard copies are: A Diskette--$1.00; — B) Magnetic tape--actual cost; Cc D — Data cartridge--actual cost; — Tape cartridge--actual cost; Rewritable CD (CD-RW)--$1.00; Ass F — Non-rewritable CD (CD-R)--$1.00; H) JAZ drive--actual cost; I Other electronic media--actual cost; — J) VHS video cassette--$2.50; ( ( ( ( ( ( (G) Digital video disc (DVD)--$3.00; ( ( (

$1.00; Ass F — Non-rewritable CD (CD-R)--$1.00; H) JAZ drive--actual cost; I Other electronic media--actual cost; — J) VHS video cassette--$2.50; ( ( ( ( ( ( (G) Digital video disc (DVD)--$3.00; ( ( ( (Kk) Audio cassette--$1.00; ( L) Oversize paper copy (e.g.: 11 inches by 17 inches, greenbar, bluebar, not including maps and photographs using specialty paper--See also § 70.9 of this title)--$.50; (M) Specialty paper (e.g.: Mylar, blueprint, blueline, map, photographic)--actual cost.

(c) Labor charge for programming. If a particular request requires the services of a programmer in order to execute an existing program or to create a new program so that requested information may be accessed and copied, the governmental body may charge for the programmer's time.

(1) The hourly charge for a programmer is $28.50 an hour. Only programming services shall be charged at this hourly rate.

TEXAS ADMINISTRATIVE CODE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 40 of 52 Lucy Adame-Clark, Bexar County Clerk — (2) Governmental bodies that do not have in-house programming capabilities shall comply with requests in accordance with § 552.231 of the Texas Government Code.

(3) If the charge for providing a copy of public information includes costs of labor, a governmental body shall comply with the requirements of § 552.261(b) of the Texas Government Code.

(d) Labor charge for locating, compiling, manipulating data, and reproducing public information.

(1) The charge for labor costs incurred in processing a request for public information is $15 an hour. The labor charge includes the actual time to locate, compile, manipulate data, and reproduce the requested information.

or costs incurred in processing a request for public information is $15 an hour. The labor charge includes the actual time to locate, compile, manipulate data, and reproduce the requested information.

(2) A labor charge shall not be billed in connection with complying with requests that are for 50 or fewer pages of paper records, unless the documents to be copied are located in: (A) Two or more separate buildings that are not physically connected with each other; or (B) A remote storage facility.

(3) A labor charge shall not be recovered for any time spent by an attorney, legal assistant, or any other person who reviews the requested information: (A) To determine whether the governmental body will raise any exceptions to disclosure of the requested information under the Texas Government Code, Subchapter C, Chapter 552; or (B) To research or prepare a request for a ruling by the attorney general's office pursuant to § 552.301 of the Texas Government Code.

(4) When confidential information pursuant to a mandatory exception of the Act is mixed with public information in the same page, a labor charge may be recovered for time spent to redact, blackout, or otherwise obscure confidential information in order to release the public information. A labor charge shall not be made for redacting confidential information for requests of 50 or fewer pages, unless the request also qualifies for a labor charge pursuant to Texas Government Code, § 552.261(a)(1) or (2).

(5) If the charge for providing a copy of public information includes costs of labor, a governmental body shall comply with the requirements of Texas Government Code, Chapter 552, § 552.261(b).

(6) For purposes of paragraph (2)(A) of this subsection, two buildings connected by a covered

governmental body shall comply with the requirements of Texas Government Code, Chapter 552, § 552.261(b).

(6) For purposes of paragraph (2)(A) of this subsection, two buildings connected by a covered or open sidewalk, an elevated or underground passageway, or a similar facility, are not considered to be separate buildings.

(e) Overhead charge.

(1) Whenever any labor charge is applicable to a request, a governmental body may include in the charges direct and indirect costs, in addition to the specific labor charge. This overhead charge would cover such costs as depreciation of capital assets, rent, maintenance and repair, utilities, and administrative TEXAS ADMINISTRATIVE CODE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 41 of 52 Lucy Adame-Clark, Bexar County Clerk — overhead. If a governmental body chooses to recover such costs, a charge shall be made in accordance with the methodology described in paragraph (3) of this subsection. Although an exact calculation of costs will vary, the use of a standard charge will avoid complication in calculating such costs and will provide uniformity for charges made statewide.

(2) An overhead charge shall not be made for requests for copies of 50 or fewer pages of standard paper records unless the request also qualifies for a labor charge pursuant to Texas Government Code, § 552.261(a)(1) or (2).

(3) The overhead charge shall be computed at 20% of the charge made to cover any labor costs associated with a particular request. Example: if one hour of labor is used for a particular request, the formula would be as follows: Labor charge for locating, compiling, and reproducing, $15.00 x .20 = $3.00;

with a particular request. Example: if one hour of labor is used for a particular request, the formula would be as follows: Labor charge for locating, compiling, and reproducing, $15.00 x .20 = $3.00; or Programming labor charge, $28.50 x .20 = $5.70. If a request requires one hour of labor charge for locating, compiling, and reproducing information ($15.00 per hour); and one hour of programming labor (f) Microfiche and microfilm charge.

(1) If a governmental body already has information that exists on microfiche or microfilm and has copies available for sale or distribution, the charge for a copy must not exceed the cost of its reproduction. If no copies of the requested microfiche or microfilm are available and the information on the microfiche or microfilm can be released in its entirety, the governmental body should make a copy of the microfiche or microfilm. The charge for a copy shall not exceed the cost of its reproduction. The Texas State Library and Archives Commission has the capacity to reproduce microfiche and microfilm for governmental bodies. Governmental bodies that do not have in-house capability to reproduce microfiche or microfilm are encouraged to contact the Texas State Library before having the reproduction made commercially.

(2) If only a master copy of information in microfilm is maintained, the charge is $.10 per page for standard size paper copies, plus any applicable labor and overhead charge for more than 50 copies.

(g) Remote document retrieval charge.

(1) Due to limited on-site capacity of storage documents, it is frequently necessary to store information that is not in current use in remote storage locations. Every effort should be made by

charge.

(1) Due to limited on-site capacity of storage documents, it is frequently necessary to store information that is not in current use in remote storage locations. Every effort should be made by governmental bodies to store current records on-site. State agencies are encouraged to store inactive or non-current records with the Texas State Library and Archives Commission. To the extent that the retrieval of documents results in a charge to comply with a request, it is permissible to recover costs of such services for requests that qualify for labor charges under current law.

(2) If a governmental body has a contract with a commercial records storage company, whereby the private company charges a fee to locate, retrieve, deliver, and return to storage the needed record(s), no additional labor charge shall be factored in for time spent locating documents at the storage location by the private company's personnel. If after delivery to the governmental body, the boxes must still be searched for records that are responsive to the request, a labor charge is allowed according to subsection (d)(1) of this section.

TEXAS ADMINISTRATIVE CODE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 42 of 52 Lucy Adame-Clark, Bexar County Clerk — (h) Computer resource charge.

(1) The computer resource charge is a utilization charge for computers based on the amortized cost of acquisition, lease, operation, and maintenance of computer resources, which might include, but is not limited to, some or all of the following: central processing units (CPUs), servers, disk drives, local area networks (LANs), printers, tape drives, other peripheral devices, communications devices, software, and system utilities.

e following: central processing units (CPUs), servers, disk drives, local area networks (LANs), printers, tape drives, other peripheral devices, communications devices, software, and system utilities.

(2) These computer resource charges are not intended to substitute for cost recovery methodologies or charges made for purposes other than responding to public information requests.

(3) The charges in this subsection are averages based on a survey of governmental bodies with a broad range of computer capabilities. Each governmental body using this cost recovery charge shall determine which category(ies) of computer system(s) used to fulfill the public information request most closely fits its existing system(s), and set its charge accordingly. Type of System--Rate: mainframe--$10 per CPU minute; Midsize--$1.50 per CPU minute; Client/Server--$2.20 per clock hour; PC or LAN--$1.00 per clock hour.

(4) The charge made to recover the computer utilization cost is the actual time the computer takes to execute a particular program times the applicable rate. The CPU charge is not meant to apply to programming or printing time; rather it is solely to recover costs associated with the actual time required by the computer to execute a program. This time, called CPU time, can be read directly from the CPU clock, and most frequently will be a matter of seconds. If programming is required to comply with a particular request, the appropriate charge that may be recovered for programming time is set forth in subsection (d) of this section. No charge should be made for computer print-out time. Example: If a mainframe computer is used, and the processing time is 20 seconds, the charges would be as follows: $10 /3

should be made for computer print-out time. Example: If a mainframe computer is used, and the processing time is 20 seconds, the charges would be as follows: $10 /3 (5) A governmental body that does not have in-house computer capabilities shall comply with requests in accordance with the § 552.231 of the Texas Government Code.

(i) Miscellaneous supplies. The actual cost of miscellaneous supplies, such as labels, boxes, and other supplies used to produce the requested information, may be added to the total charge for public information.

(j) Postal and shipping charges. Governmental bodies may add any related postal or shipping expenses which are necessary to transmit the reproduced information to the requesting party.

(k) Sales tax. Pursuant to Office of the Comptroller of Public Accounts’ rules sales tax shall not be added on charges for public information (84 TAC, Part 1, Chapter 3, Subchapter O, § 3.341 and § 3.342).

(1) Miscellaneous charges: A governmental body that accepts payment by credit card for copies of public information and that is charged a "transaction fee" by the credit card company may recover that fee.

(m) These charges are subject to periodic reevaluation and update.

TEXAS ADMINISTRATIVE CODE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 43 of 52 Lucy Adame-Clark, Bexar County Clerk —_ Source Note: The provisions of this § 70.3 adopted to be effective September 18, 1996, 21 TexReg 8587; amended to be effective February 20, 1997, 22 TexReg 1625; amended to be effective December 3, 1997, 22 TexReg 11651; amended to be effective December 21, 1999, 24 TexReg 11255; amended to be effective

mended to be effective February 20, 1997, 22 TexReg 1625; amended to be effective December 3, 1997, 22 TexReg 11651; amended to be effective December 21, 1999, 24 TexReg 11255; amended to be effective January 16, 2003, 28 TexReg 439; amended to be effective February 11, 2004, 29 TexReg 1189; transferred effective September 1, 2005, as published in the Texas Register September 29, 2006, 31 TexReg 8251; amended to be effective February 22, 2007, 32 TexReg 614.

TEXAS ADMINISTRATIVE CODE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 44 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 6 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

STATUTORY NOTICE OF POSTING AND RECORDATION OF ASSOCIATION GOVERNING DOCUMENTS Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

1. Dedicatory Instruments. As set forth in Texas Property Code Section 202.001, "dedicatory instrument" means each document governing the establishment, maintenance or operation of a residential subdivision, planned unit development, condominium or townhouse regime, or any similar planned development. The term includes the Declaration or similar instrument subjecting real property to: (a) restrictive covenants, bylaws, or similar instruments governing the administration or operation of a property owners’ association; (b) properly adopted Rules and Regulations of the property owners’ association; or (c) all lawful amendments to the covenants, bylaws, instruments, rules, or regulations, or as

ty owners’ association; (b) properly adopted Rules and Regulations of the property owners’ association; or (c) all lawful amendments to the covenants, bylaws, instruments, rules, or regulations, or as otherwise referred to in this notice as the "Governing Documents."

2s Recordation of All Governing Documents. The Association shall file all of the Governing Documents in the real property records of each county in which the property to which the documents relate is located. Any dedicatory instrument comprising one of the Governing Documents of the Association has no effect until the instrument is filed in accordance with this provision, as set forth in Texas Property Code Section 202.006.

3. Online Posting of Restrictions. The Association shall make the current versions of the Recorded Restrictions relating to the Association or subdivision available on an internet website maintained by the Association, or a management company on behalf of the Association, and available to the Association's Members.

4. Management Certificate. The Association will maintain and update, as needed, a Management Certificate that contains: (a) the name of the subdivision; (b) the name of the Association; (c) the recording data for the subdivision; (d) the recording data for the declaration and any amendments; (e) the name and mailing address of the Association; (f) the name, and mailing address, telephone number, and email address of the person managing the Association or the Association's designated representative; (g) the website address where the Association's dedicatory instruments are available; (h) the amount and description of fees charged by the Association relating to a property transfer in the subdivision; and (i) any

address where the Association's dedicatory instruments are available; (h) the amount and description of fees charged by the Association relating to a property transfer in the subdivision; and (i) any other information the Association considers appropriate. The Management Certificate must be signed and acknowledged by an officer or the managing agent of the Association. An amended Management Certificate must be recorded not later than the thirtieth (30) day after the date the Association has notice of a change in any information in the recorded certificate. Not later than the seventh (7'+) day after the date a Management Certificate or amendment is recorded, the document will also be electronically filed with the Texas Real Estate Commission.

ATTACHMENT 6 — STATUTORY NOTICE CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 45 of 52 Lucy Adame-Clark, Bexar County Clerk —_ ATTACHMENT 7 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

EMAIL REGISTRATION POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

1. Purpose. The purpose of this Email Registration Policy is to facilitate proper notice of annual and special meetings of members of the Association pursuant to Section 209.0051(e) of the Texas Property Code.

2s Email Registration. Should the Owner wish to receive any and all email notifications of annual and special meetings of members of the Association, it is the Owner's sole responsibility to register

2s Email Registration. Should the Owner wish to receive any and all email notifications of annual and special meetings of members of the Association, it is the Owner's sole responsibility to register his/her email address with the Association and to continue to keep the registered email address updated and current with the Association. In order to register an email address, the Owner must provide their name, address, phone number and email address through the method provided on the Association's website, if any, and/or to the official contact information provided by the Association for the community manager.

3. Failure to Register. An Owner may not receive email notification or communication of annual or special meetings of members of the Association should the Owner fail to register his/her email address with the Association and/or properly and timely maintain an accurate email address with the Association. Correspondence to the Association and/or Association manager from an email address or by any method other than the method described in Paragraph No. 2 above will not be considered sufficient to register such email address with the Association.

4. Amendment. The Association may, from time to time, modify, amend, or supplement this Policy or any other rules regarding email registration.

ATTACHMENT 7 — EMAIL REGISTRATION POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 46 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 8 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

GENERATOR POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the

OR POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

A. ARCHITECTURAL REVIEW APPROVAL REQUIRED As part of the installation and maintenance of a generator on an Owner's Lot, an Owner may submit plans for and install a standby electric generator ("Generator") upon written approval by the architectural review authority under the Declaration (the "ACC").

B. GENERATOR PROCEDURES AND REQUIREMENTS 1. Application. Approval by the ACC is required prior to installing a Generator. To obtain the approval of the ACC for a Generator, the Owner shall provide the ACC with the following information: (i) the proposed site location of the Generator on the Owner's Lot; (ii) a description of the Generator, including a photograph or other accurate depiction; and (iii) the size of the Generator (the "Generator Application"). A Generator Application may only be submitted by a tenant if the Owner's tenant provides written confirmation at the time of submission that the Owner consents to the Generator Application. The ACC is not responsible for: (i) errors or omissions in the Generator Application submitted to the ACC for approval; (ii) supervising installation or construction to confirm compliance with an approved Generator Application or (iii) the compliance of an approved application with Applicable Law.

2s Approval Conditions. Each Generator Application and all Generators to be installed in accordance therewith must comply with the following: (i) The Owner must install and maintain the Generator in accordance with the

ions. Each Generator Application and all Generators to be installed in accordance therewith must comply with the following: (i) The Owner must install and maintain the Generator in accordance with the manufacturer's specifications and meet all applicable governmental health, safety, electrical, and building codes.

(ii) The Owner must use a licensed contractor(s) to install all electrical, plumbing, and fuel line connections and all electrical connections must be installed in accordance with all applicable governmental health, safety, electrical, and building codes.

(iii) The Owner must install all natural gas, diesel fuel, biodiesel fuel, and/or hydrogen fuel line connections in accordance with applicable governmental health, safety, electrical, and building codes.

(iv) The Owner must install all liquefied petroleum gas fuel line connections in accordance with the rules and standards promulgated and adopted by the Railroad Commission of Texas and other applicable governmental health, safety, electrical, and building codes.

(v) The Owner must install and maintain all non-integral standby Generator fuel tanks in compliance with applicable municipal zoning ordinances and governmental health, safety, electrical, and building codes.

ATTACHMENT 8 — GENERATOR POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 47 of 52 Lucy Adame-Clark, Bexar County Clerk — (vi) The Owner must maintain in good condition the Generator and its electrical lines and fuel lines. The Owner is responsible to repair, replace, or remove any deteriorated or unsafe component of a Generator, including electrical and fuel lines.

(vii) | The Owner must screen a Generator if it is visible from the street faced by the

ir, replace, or remove any deteriorated or unsafe component of a Generator, including electrical and fuel lines.

(vii) | The Owner must screen a Generator if it is visible from the street faced by the residence, located in an unfenced side or rear yard of a Lot, and is visible either from an adjoining residence or from adjoining property owned by the Association, and/or is located in a side or rear yard fenced by a wrought iron or residential aluminum fence and is visible through the fence either from an adjoining residence or from adjoining property owned by the Association.

(viii) | The Owner may only perform periodic testing of the Generator consistent with the manufacturer's recommendations between the hours of 9 a.m. to 5 p.m., Monday through Friday.

(ix) No Owner shall use the Generator to generate all or substantially all of the electric power to the Owner's residence unless the utility-generated electrical power to the residence is not available or is intermittent due to causes other than nonpayment for utility service to the residence.

(x) No Owner shall locate the Generator (i) in the front yard of a residence; or (ii) in the side yard of a residence facing a street.

(xi) No Owner shall locate a Generator on property owned by the Association.

(xii) | No Owner shall locate a Generator on any property owned in common by members of the Association.

3. Process. Any proposal to install a Generator on property owned by the Association or property owned in common by members of the Association must be approved in advance and in writing by the Board, and the Board need not adhere to the requirements set forth in this Generator Policy when considering any such request.

4. Approval. Each Owner is advised that if the Generator Application is approved by the

Board need not adhere to the requirements set forth in this Generator Policy when considering any such request.

4. Approval. Each Owner is advised that if the Generator Application is approved by the ACC, installation of the Generator must: (i) strictly comply with the Generator Application; (ii) commence within thirty (30) days of approval; and (iii) be diligently prosecuted to completion. If the Owner fails to cause the Generator to be installed in accordance with the approved Generator Application, the ACC may require the Owner to: (a) modify the Generator Application to accurately reflect the Generator installed on the Property; or (b) remove the Generator and reinstall the Generator in accordance with the approved Generator Application. Failure to install the Generator in accordance with the approved Generator Application or an Owner's failure to comply with the post-approval requirements constitutes a violation of the Declaration and may subject the Owner to fines and penalties. Any requirement imposed by the ACC to resubmit a Generator Application or remove and relocate a Generator in accordance with the approved Generator Application shall be at the Owner's sole cost and expense.

ATTACHMENT 8 — GENERATOR POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 48 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 9 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

RELIGIOUS DISPLAY POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

ms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

1. Display of Religious Items. Section 202.018 of the Texas Property Code provides certain rights for an Owner or Resident to display or affix one or more religious items on the Owner's or Resident's property. The display of which is motivated by the Owner's or Resident's sincere religious belief.

2. Content Prohibitions. No religious item may be displayed that: (a) threatens the public health or safety; (b) violates a law other than a law prohibiting the display of religious speech; or (c) contains language, graphics, or any display that is patently offensive to a passerby for reasons other than its religious content.

3. Location Restrictions. No religious item may be displayed that: (a) is installed on property owned or maintained by the Association; (b) installed on or within property owned in common by Members of the Association; (c) violates any applicable building line, right-of-way, setback, or easement; or (d) is attached to a traffic control device, street lamp, fire hydrant, or utility sign, pole, or fixture.

4. Removal. The Association may cause to be removed any item which is in violation of the terms and provisions of this policy.

5. Conflicts. To the extent that any provision of the Association's recorded covenants restrict or prohibit an Owner or Resident from displaying or affixing a religious item in violation of the controlling provisions of Section 202.018 of the Texas Property Code, the Association shall have no authority to enforce such provisions, and the provisions of this policy shall control.

lation of the controlling provisions of Section 202.018 of the Texas Property Code, the Association shall have no authority to enforce such provisions, and the provisions of this policy shall control.

6. Amendment. This policy may be amended by the Declarant during the Development Period and, thereafter, by a Majority of the Board.

ATTACHMENT 9 — RELIGIOUS DISPLAY POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 49 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 10 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

POOL FENCING AND SECURITY DEVICES/FENCES POLICY Terms used but not defined in this policy will have the meaning ascribed to such terms in that certain Declaration of Covenants, Conditions and Restrictions for Carmel Ranch, recorded in the Official Public Records of Bexar County, Texas, as the same may be amended from time to time.

1 Approval Required. All Improvements, including the installation of pool fencing, security measures, and security fencing, must be submitted for approval in accordance with the Association's architectural review requirements. The ACC's written approval must be furnished to the Owner before installation or construction may commence.

Z. Swimming Pool Enclosures. The term "Swimming Pool Enclosure" means a fence surrounding a water feature, including a swimming pool or spa, consisting of transparent mesh or clear panels set in metal frames, is not more than six feet (6') in height and is designed not to be climbable. An Owner must submit any request to install a Swimming Pool Enclosure to the ACC for approval.

The ACC will apply its architectural requirements to the request; however, the ACC may not deny

limbable. An Owner must submit any request to install a Swimming Pool Enclosure to the ACC for approval.

The ACC will apply its architectural requirements to the request; however, the ACC may not deny an Owner's request to install a Swimming Pool Enclosure if the Swimming Pool Enclosure conforms to Applicable Law and the Swimming Pool Enclosure is black in color and consists of transparent mesh set in metal frames.

3. Security Measures. To the extent an Owner is authorized by law to build or install security measures, including, but not limited to, a security camera, motion detector, or security/perimeter fencing, the Owner must still submit a request for architectural approval to the ACC in accordance with the Association's architectural review requirements for the construction or installation of Improvements. Front yard fencing is discouraged. However, if an Owner desires to install security fencing in the front yard, the fencing must consist of ornamental wrought iron or metal fencing (painted black) with the following general specifications: pickets %4" square; rails 1 42" square; standard posts 2 42" square; picket spacing between 3" and 4"; post spacing 8' OC; height between 48" and 60". Slats, planks, or other solid material may not be installed on metal fencing.

4. Amendment. This policy may be amended by the Declarant during the Development Period and, thereafter, by a Majority of the Board.

ATTACHMENT 10 — POOL FENCING AND SECURITY DEVICES/FENCES POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 50 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 11 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CORPORATE TRANSPARENCY ACT COMPLIANCE POLICY

51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 50 of 52 Lucy Adame-Clark, Bexar County Clerk — ATTACHMENT 11 CARMEL RANCH RESIDENTIAL COMMUNITY, INC.

CORPORATE TRANSPARENCY ACT COMPLIANCE POLICY Carmel Ranch is a community (the “Community”) created by and subject to the Declaration of Covenants Conditions and Restrictions for Carmel Ranch, Recorded in the Official Public Records of Bexar County, Texas, and any amendments or supplements thereto (the “Declaration” ). The operation of the Community is vested in Carmel Ranch Residential Community, Inc., a Texas nonprofit corporation (the “Association” ), acting through its board of directors (the “Board”). The Association is empowered to enforce the covenants, conditions and restrictions of the Declaration, Certificate, Bylaws, Community Manual, and any Rules and Regulations promulgated by the Association pursuant to the Declaration, as adopted and amended from time to time (collectively, the “Restrictions”), including the obligation to ensure the Association complies with all legal reporting obligations.

The Board hereby adopts this Corporate Transparency Act Compliance Policy (“Policy”) to establish procedures for compliance with the Corporate Transparency Act (the “CTA”). This Policy and the terms set forth herein shall serve as supplemental provisions of the Association’s Bylaws and the Policy shall apply for so long as the Association is required to comply with the reporting obligations of the CTA, as described further herein. Terms used in this Policy, but not defined, shall have the meanings ascribed to such terms in the Restrictions.

1. Background: The CTA is a federal statute that became effective on January 1, 2024. The CTA requires entities to

but not defined, shall have the meanings ascribed to such terms in the Restrictions.

1. Background: The CTA is a federal statute that became effective on January 1, 2024. The CTA requires entities to report information about governing persons to the U.S. Department of the Treasury's Financial Crimes Enforcement Network (“FinCEN”). The information reported to FinCEN is intended to assist law enforcement in combating money laundering, tax fraud, terrorist financing, and other unlawful activities.

pm Overview of CTA Compliance Requirements: The CTA requires any non-exempt entity to provide information about the entity’s beneficial owners. The term “beneficial owner” includes any individual who exercises substantial control over the reporting entity, to include Directors and Officers. A beneficial owner report must include the person's full legal name, date of birth, and address, as well as supporting documentation (a scan or image of a person’s driver's license or passport).

3. Director and Officer Reports: Upon election or appointment to the Association’s Board or election or appointment as an officer of the Association, the person so elected or appointed must elect to register directly with FinCEN and provide the assigned ID number to the Association or provide the required information to the Association. The options are described below: ATTACHMENT 11 —- CORPORATE TRANSPARENCY ACT COMPLIANCE POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 Doc# 20240070093 04/19/2024 03:06 PM Page 51 of 52 Lucy Adame-Clark, Bexar County Clerk —_ (A) Obtain and Provide a FinCEN ID. In lieu of providing the required beneficial owner information to the Association, a beneficial owner may, instead, provide the information

k, Bexar County Clerk —_ (A) Obtain and Provide a FinCEN ID. In lieu of providing the required beneficial owner information to the Association, a beneficial owner may, instead, provide the information directly to FinCEN and obtain a unique number known as a FinCEN identifier (“FinCEN ID”) that would then be provided to the Association’s Manager or, if no Manager has been appointed, to the Association’s Board; or (B) Provide all Necessary CTA Reporting Information. Provide his or her name, date of birth, and address, as well as supporting documentation (a scan or image of the person’s stateissued driver's license or United States passport) (the “CTA Information”) to the Association’s Manager or, if no Manager has been appointed, to the Association’s Board.

A FinCEN ID or, alternatively, CTA Information, must be provided on or before the twentieth (20') day after such person’s election or appointment.

4. Removal for Noncompliance: Any person who fails to provide a FinCEN ID or CTA Information by the deadline provided herein is, as of the deadline, immediately ineligible to serve on the Board of the Association or as an officer of the Association, and automatically considered removed from the Board and/or the appointed officer position.

5. Reinstatement: If the removed director/officer provides the CTA Information on or before the fifteenth (15') day after the deadline provided in Section 4 above, the person will automatically be reinstated to the position from which he or she was removed. Following removal and after the reinstatement period expires, if there has been no reinstatement, the remaining directors shall choose a successor who shall fill the unexpired term of the vacant directorship or officer position at a special meeting of the

pires, if there has been no reinstatement, the remaining directors shall choose a successor who shall fill the unexpired term of the vacant directorship or officer position at a special meeting of the Board duly called for such purpose.

ATTACHMENT 11 —- CORPORATE TRANSPARENCY ACT COMPLIANCE POLICY CARMEL RANCH COMMUNITY MANUAL 4893-6121-5922v.3 51928-159 File Information eFILED IN THE OFFICIAL PUBLIC eRECORDS OF BEXAR COUNTY LUCY ADAME-CLARK, BEXAR COUNTY CLERK Document Number: 20240070093 Recorded Date: April 19, 2024 Recorded Time: 3:06 PM Total Pages: 52 Total Fees: $225.00 Any provision herein which restricts the sale or use of the described real property because of race is invalid and unenforceable under Federal law STATE OF TEXAS, COUNTY OF BEXAR | hereby Certify that this instrument was eFILED tn File Number Sequence on this date and at the time stamped hereon by me and was duly ERECORDED in the Official Public Record of Bexar County, Texas on: 4/19/2024 3:06 PM H Lucy Adame-Clark Bexar County Clerk