BOOK 1912 PAGE 169 STATE OF NORTH CAROLINA COUNTY OF NEW HANOVER DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS FOR WYCK FARM July ., 1995, by general partnership, "Declarant" or "Developer" for the This Declaration, Made the 26 day of Dutch Hollow Venture, a North Carolina hereinafter referred to as purposes hereinafter stated; WITNESSETH: Whereas, Declarant is the owner of certain real property in New Hanover County, North Carolina, known as Wyck Farm, which is shown on a plat recorded in the Office of the Register of Deeds of New Hanover County, North Carolina, in Map Book 35 Page 66, to which reference is made for a more particular description (the "Property"); and NOW, THEREFORE, Declarant declares that the Property described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants, and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with the land and be binding on all parties having any right, title or interest in the Property or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof.
000072 ARTICLE I.
DEFINITIONS SECTION 1. Additional Property shall mean and refer to any lands which are now owned or may be hereafter acquired or developed by Declarant, in addition to the above described Property, and annexed to and made a part of the Development (as hereinafter defined) pursuant to Article VII hereof.
SECTION 2. Association shall mean and refer to Wyck Farm Homeowners' Association, Inc., a North Carolina non-profit corporation, its successors and assigns, the owners association organized for the purposes set forth in Article III hereof.
SECTION 3. Assessments shall mean the Annual, Special,
h Carolina non-profit corporation, its successors and assigns, the owners association organized for the purposes set forth in Article III hereof.
SECTION 3. Assessments shall mean the Annual, Special, Insurance, Ad Valorem and Working Capital Assessments defined in Article IV hereof.
SECTION 4. Common Area(s) shall mean and refer to all real property within the Development owned by the Developer or the Association for the common use and enjoyment of the Owners, including any facilities located on such real property.
RETURNED TO WoJlynch : 382998 SECTION 5.
BOOK 1912 PAGE 170 Declarant shall be used interchangeably with Developer (which designations shall include singular, plural, masculine and neuter as required by the context) and shall mean and refer to Dutch Hollow Venture, its successors and assigns, if such successors or assigns should acquire undeveloped property from the Declarant for the purpose of development.
SECTION 6.
Declaration shall mean this instrument as it may be from time to time amended or supplemented.
SECTION 7. Development shall mean the Property plus any Additional Property.
SECTION 8. Limited Common Area(s) shall nean areas and facilities within any Lot which are for the exclusive use of the Lot Owner but which the Association is obligated to maintain pursuant to the terms of this Declaration. The Limited Common Areas on each Lot shall consist of _ none (if none, so state).
SECTION 9. Lot(s) shall mean and refer to any numbered lot within the Development.
SECTION 10. Owner shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any Lot, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation.
whether one or more persons or entities, of a fee simple title to any Lot, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation.
SECTION 11. Property shall mean the Property as defined in the preamble to this Declaration.
SECTION 12. Member(s) shall mean and refer to every person or entity who has a Membership in the Association.
SECTION 13. Membership shall mean and refer to the rights, privileges, benefits, duties and obligations, which shall inure to the benefit of and burden each Member of the Association.
ARTICLE II.
FASEMENTS SECTION 1. Owners' Easement of Enjoyment. Every Owner shall have and is hereby granted a right and easement of enjoyment in and to the Common Area, if any, which shall be appurtenant to and shall pass with the title to every Lot, subject to the provisions of Article III hereof.
SECTION 2. Easements in Favor of Declarant.
easements are reserved to Declarant, Declarant's assigns: The following successors and corp\vyck.dec-vas 2 BOOK 1912 PAGE 171 (a) easements as necessary in the lands constituting the Development for the installation and maintenance of utilities and drainage facilities; including the right of Declarant to go upon the ground with men and equipment to erect, maintain, inspect, repair and use electric and telephone lines, wires, cables, conduits, sewers, water mains and other suitable equipment for the conveyance and use of electricity, telephone equipment, gas, sewer, water or other public conveniences or utilities on, in or over each Lot and such other areas as are shown on the plat of the Property or any Additional Property recorded or to be recorded in the office of the Register of Deeds of New Hanover County; the right to cut
h Lot and such other areas as are shown on the plat of the Property or any Additional Property recorded or to be recorded in the office of the Register of Deeds of New Hanover County; the right to cut drain ways for surface water whenever such action may appear to the Developer to be necessary in order to maintain reasonable standards of health, safety and appearance; the right to cut any trees, bushes or shrubbery; the right to make any grading of the soil, or to take any other similar action reasonably necessary to provide economical and safe utility installation and to maintain reasonable standards of health, safety and appearance; the right to locate wells, pumping stations, and tanks within residential areas, or upon any Lot with the permission of the owner of such Lot; and the right to subject the Property and any Additional Property to a contract with Carolina Power and Light Company for the installation of street lighting, which contract requires a continuing monthly payment to Carolina Power and Light Company by each resident customer for street lighting service (such rights may be exercised by any licensee of the Declarant, but this reservation shall not be considered an obligation of the Declarant to provide or maintain any such utility or service).
(b) easements over all private streets, if any, access easements, and Common Areas within the Development as necessary to provide access, ingress and egress, to any Additional Property.
(c) an easement of unobstructed access over, on, upon, through and across each Lot and the Limited Common Area located thereon, if any, at all reasonable times to perform any maintenance and repair to the Limited Common Areas required by this Declaration. This easement shall also run in favor of the Association and
thereon, if any, at all reasonable times to perform any maintenance and repair to the Limited Common Areas required by this Declaration. This easement shall also run in favor of the Association and the Association's agents, employees, successors and assigns.
SECTION 3. Other Easements. The following easements are granted by Declarant to others: (a) an easement is hereby granted to all police, fire protection, ambulance and all similar persons, companies or agencies performing emergency services, to enter upon all Lots and Common Area in the performance of their duties.
(b) in case of any emergency originating in or threatening any Lot or Common Areas, regardless of whether any Lot Owner is present at the time of such emergency, the Association or any other corp\wyck.dec-ves 3 person authorized by the right to enter any Lot for the purpose of remedying or abating the causes of such emergency and making any other necessary repairs not performed by the Lot Owners, and such right of entry shall be immediate.
(c) the Association is granted an easement over each Lot for the purposes of exercising its rights under Article VI, Section 5, of this Declaration.
SECTION 4. Nature of Easements. All easements and rights described herein are perpetual easements appurtenant, running with the land, and shall inure to the benefit of and be binding on the undersigned, its successors and assigns, and any Owner, purchaser, mortgagee and other person having an interest in the Property or any Additional Property, or any part or portion thereof, regardless of whether or not reference is made in the respective deeds of conveyance, or in any mortgage or trust deed or other evidence of obligation, to the easements and rights described in this Declaration.
ARTICLE III.
not reference is made in the respective deeds of conveyance, or in any mortgage or trust deed or other evidence of obligation, to the easements and rights described in this Declaration.
ARTICLE III.
HOMEOWNERS' ASSOCIATION SECTION 1. Formation of Association. Wyck Farm Homeowners' Association, Inc. is a nonprofit corporation organized pursuant to the Nonprofit Corporation Act of the State of North Carolina for the purpose of establishing an association for the Owners of Lots to operate and maintain the Common Areas and to provide any other services provided in this Declaration or agreed to by a majority of the Members.
SECTION 2.
the Association.
Membership. Every Lot Owner shall be a Member of Membership shall be appurtenant to and may not be separated from Lot ownership.
SECTION 3. Voting Rights. Each Member shall be entitled to one vote in the affairs of the Association for each Lot owned.
When more than one person holds an interest in any Lot, all such persons shall be Members. The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one (1) vote be cast with respect to any Lot.
SECTION 4. Powers, Privileges, Rights and Obligations. In addition to the rights and powers granted to the Association in its charter and to the rights and powers with regard to assessments set forth in Article IV of this Declaration, the Association shall have and possess and shall perform and exercise the following powers, privileges, rights and duties, subject, however, to the rights of the Declarant contained in Article V hereof: J corp\wyck.dec-vas 4 BOOK 1912 PAGE 173 (a) The Association shall be entitled to make and amend reasonable rules and regulations governing use of the Common Areas by the Owners;
in Article V hereof: J corp\wyck.dec-vas 4 BOOK 1912 PAGE 173 (a) The Association shall be entitled to make and amend reasonable rules and regulations governing use of the Common Areas by the Owners; (b) The Association shall be responsible for the operation, upkeep, maintenance, protection, preservation, repairs, reconstruction and/or replacement of (i) the Common Areas (including private roads) and improvements and additions thereto, and (ii) the Limited Common Areas, if any; provided, however, that in the event that any of the above activities are necessitated by the willful act or active or passive negligence of any Owner, his family, guests, invitees or tenants, or is caused by fire, wind, rain, blowing water, lightening, smoke or other hazard or casualty, and the cost of such maintenance, repair or other activity is not fully covered by insurance, then, at the sole discretion of the Board of Directors of the Association, the cost of the same shall be the personal obligation of the Owner and if not paid to the Association upon demand, may be added to the annual assessment levied against said Owner's Lot; (c) The Association may engage in such other activities as authorized by a majority of the Members.
(d) The Association may suspend the voting rights and privileges of an Owner for any period during which any Assessments against the Owner's lot remain unpaid and for a period not to exceed 60 days for an infraction of the published rules and regulations of the Association; (e) The Association may mortgage or convey the Common Areas, or dedicate or transfer all or part of the Common Areas, to any public agency, authority or utility for such purposes and subject to such conditions as may be agreed to by at least twothirds of the Members;
ate or transfer all or part of the Common Areas, to any public agency, authority or utility for such purposes and subject to such conditions as may be agreed to by at least twothirds of the Members; (f) The Board of Directors on behalf of the Association, as a common expense, may at all times keep the Common Areas and other property of the Association, if any, insured against loss or damage by fire or other hazards and other such risks, including, but not limited to directors' liability and public liability insurance, upon such terms and for such amounts as may be reasonably necessary from time to time to protect such property, which insurance shall be payable in case of loss to the Association for all Members. The Association shall have the sole authority to deal with the insurer in the settlement of claims. Such insurance shall be obtained without prejudice to the right of each Member to insure his personal property for his own benefit at his own expense.
In no event shall the insurance coverage obtained by the Association be brought into contribution with insurance purchased by Members or their mortgagees.
corp\wyck.dec-vmS 5 BOOK 1912 PAGE 174 ARTICLE IV.
COVENANTS FOR ASSESSMENTS SECTION 1. Creation of the Lien and Personal Obligation of Assessments. Each Owner of any Lot, other than the Developer in certain cases specified in Article V hereof, by acceptance of a deed for the Owner's Lot, whether or not it shall be so expressed in such deed, covenants and agrees to pay to the Association the following assessments (collectively the "Assessments"): A. Annual Assessments; B. Special Assessments for Capital Improvements; c.
D.
Insurance Assessments; Ad Valorem Tax Assessments; and E. Working Capital Assessments.
s (collectively the "Assessments"): A. Annual Assessments; B. Special Assessments for Capital Improvements; c.
D.
Insurance Assessments; Ad Valorem Tax Assessments; and E. Working Capital Assessments.
The Assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the land and shall be a continuing lien upon the respective Lot against which the Assessments are made. Each such Assessment, together with interest, costs and reasonable attorney's fees, shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall not pass to the Owner's successors in title unless expressly assumed by them.
SECTION 2. Purpose of Annual Assessments. The Annual Assessments levied by the Association shall be used exclusively to promote the recreation, health, safety and welfare of the Owners and residents of the Property and Additional Property and for the improvement and maintenance of the Common Areas and any Limited Common Areas. The funds arising from said assessments or charges, may be used for any or all of the following purposes: Operations, maintenance and improvement of the Common Areas, and any Limited Connon Areas, including payment of utilities; enforcing this Declaration; paying taxes, insurance premiums, legal and accounting fees and governmental charges; establishing working capital; and in addition, doing any other things necessary or desirable in the opinion of the Association to keep the Common Areas and Limited Common Areas in good operating order and repair.
SECTION 3. Annual Assessments. Annual Assessments shall be in an amount to be fixed from year to year by the Board of Directors
ommon Areas and Limited Common Areas in good operating order and repair.
SECTION 3. Annual Assessments. Annual Assessments shall be in an amount to be fixed from year to year by the Board of Directors which may establish different rates from year to year as it may deem necessary for the purposes set forth in Section 2 above. The amount of the Annual Assessment against each Lot for corp\wyck.dec-vas 6 BOOK 1912 PAGE 175 any given year shall be fixed at least 30 days in advance of the Annual Assessment period; provided, however, that the first Annual Assessment shall be set prior to the conveyance of the first Lot to an Owner and written notice to the Owners to be subjected thereto shall be delivered to the Owners at or prior to the closing of their Lots. Written notice of each Annual Assessment thereafter shall be sent to every Owner subject thereto. The due date shall be established by the Board of Directors and the Board of Directors shall have the authority to require the assessments to be paid in pro rata monthly installments. The Association shall, upon demand, and for a reasonable charge furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid.
A. From and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the Annual Assessment may be increased each year not more than five percent (5%) above the Annual Assessment for the previous year without a vote of the Members, except as herein provided.
B. From and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the Annual Assessment may be increased above five percent (5%) by a vote of two-thirds (2/3) of the Members who are voting in person or by
iately following the conveyance of the first Lot to an Owner, the Annual Assessment may be increased above five percent (5%) by a vote of two-thirds (2/3) of the Members who are voting in person or by proxy at a meeting duly called for this purpose.
In C. The Board of Directors may increase the amount of the Annual Assessment to $60.00 per Lot notwithstanding the provisions of subparagraphs A and B above, and thereafter the limitations set forth in said subparagraphs shall apply to any annual increase.
SECTION 4. Special Assessments for Capital Improvements.
addition to the Annual Assessments authorized above, the Association may levy, in any assessment year, a Special Assessment applicable to the year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Areas and any Limited Common Areas, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the Members who are voting in person or by proxy at a meeting duly called for this purpose.
SECTION 5. Insurance Assessments. All premiums on insurance policies purchased by the Board of Directors or its designee pursuant to Article III and any deductibles payable by the Association upon loss shall be a common expense, and the Association may in any assessment year levy against the Owners equally an "Insurance Assessment" in addition to the Annual Assessments provided for under Section 3 above, which shall be in an amount sufficient to pay the annual cost of all such deductibles and insurance premiums not included as a component of the Annual corp\wyck.dec-va 7 BOOK 1912 PAGE 176
on 3 above, which shall be in an amount sufficient to pay the annual cost of all such deductibles and insurance premiums not included as a component of the Annual corp\wyck.dec-va 7 BOOK 1912 PAGE 176 Assessment. Such assessment shall not be subject to the 5% limitation set out in Section 3. A. and B. of this Article IV.
.
SECTION 6. Ad Valorem Tax Assessments. All ad valorem taxes levied against the Common Areas, if any, shall be a common expense, and the Association may in any assessment year levy against the Owners equally an "Ad Valorem Tax Assessment" in addition to the Annual Assessments provided for under Section 3 above, which shall be in an amount sufficient to pay such ad valorem taxes in such year not included as a component of the Annual Assessment. Such assessment shall not be subject to the 5% limitation set out in Section 3. A. and B. of this Article IV.
SECTION 7. Working Capital Assessments. At the time title to a Lot is conveyed to an Owner by Declarant, the Owner shall pay the sum of $50.00 to the Association as working capital. Such funds shall be used solely for initial operating and capital expenses of the Association such as pre-paid insurance, supplies, and furnishings, fixtures and equipment for the Common Areas, etc. Amounts paid into the working capital fund are not to be considered as advance payment of the Annual or any other assessments. Any working capital funds remaining after the last Lot has been sold by Declarant shall be transferred to and become part of the general funds of the Association, in the discretion of the Board of Directors.
SECTION 8. Notice and Quorum For Any Action Authorized Under Sections 3 and 4. Written notice of any meeting called for the purpose of taking any action authorized under Section 3 and 4 shall
rectors.
SECTION 8. Notice and Quorum For Any Action Authorized Under Sections 3 and 4. Written notice of any meeting called for the purpose of taking any action authorized under Section 3 and 4 shall be sent to all Members not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. At the first such meeting called, the presence of Members or of proxies entitled to cast sixty percent (60%) of all votes of each class of Membership shall constitute a quorum. The required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting.
SECTION 9. Uniform Rate of Assessment. The Assessments must be fixed at a uniform rate for all Lots and may be collected on a monthly basis.
SECTION 10. Commencement of Assessments. Assessments for each Lot shall commence upon the date of acceptance by an Owner of a deed from Declarant.
SECTION 11. Effect of Nonpayment of Assessments And Remedies Of The Association. Any Assessment or installment thereof not paid within thirty (30) days after the due date shall bear interest from the due date at the highest rate allowable by law. The Association may bring an action at law against the Owner personally obligated corp\wyck.dec-vas 8 BOOK1912 PAGE 177 No to pay the same, or foreclose the lien against the Owner's Lot.
Owner may waive or otherwise escape liability for the Assessments provided for herein by non-use of the Common Area or abandonment of his Lot. All unpaid installment payments of Assessments shall become immediately due and payable if an Owner fails to pay any installment within the time permitted.
SECTION 12.
Subordination Of The Lien To Mortgage.
paid installment payments of Assessments shall become immediately due and payable if an Owner fails to pay any installment within the time permitted.
SECTION 12.
Subordination Of The Lien To Mortgage.
of the Assessments provided for herein shall be subordinate to the The lien lien of any first mortgage. Sale or transfer of any Lot shall not affect the Assessment lien. However , the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof, shall extinguish the lien of such Assessments payments which became due prior to such sale or transfer.
or transfer shall relieve such Lot from liability for any Assessments thereafter becoming due or from the lien thereof.
ARTICLE V RIGHTS OF DEVELOPER/DEVELOPER CONTROL as to No sale The Declarant shall have, and there is hereby reserved to the Declarant , the following rights, powers and privileges which shall be in addition to any other rights, powers and privileges reserved to the Declarant herein: All as 75 SECTION 1. The Association/Period of Developer Control.
the powers and duties of the Board of Directors of the Association may be exercised by the Declarant, and the Developer shall appoint all members of the Board of Directors, until such time percent of the Lots within the Development have been sold or conveyed by the Declarant to purchasers or until July 1, 1998, whichever occurs first (the " Developer Control Period").
ment and control can be voluntarily transferred by Declarant to the Owners at any time.
SECTION 2. The Architectural Control Committee.
the Manageand responsibilities conferred upon All duties Committee by this Declaration or the By-laws of the Association Architectural Control shall be exercised and performed by the Declarant or its designee,
and responsibilities conferred upon All duties Committee by this Declaration or the By-laws of the Association Architectural Control shall be exercised and performed by the Declarant or its designee, so long as Declarant shall own any Lot within the Property or any Additional Property.
The right to change, alter SECTION 3. Plan of Development.
or redesignate the allocated planned, platted, or recorded use or designation of any of the lands constituting the Development (so long as the Declarant retains title to said lands) including, but not limited to, the right to change, alter or redesignate road, utility and drainage facilities and easements and to change, alter or redesignate such other present and facilities as may in the sole judgment and discretion of Declarant proposed amenities or 9 corp\wyck.dec-vas i BOOK1912 PAGE 178 be necessary or desirable. The Declarant hereby expressly reserves unto itself, its successors and assigns, the right to re-plat any one (1) or more Lots shown on the plat of any subdivision of the Property or Additional Property in order to create one or more modified Lots; to further subdivide tracts shown on any such subdivision plat into two or more Lots; to recombine one or more tracts or Lots or a tract and Lots to create a larger tract; to eliminate from this Declaration Lots that are not otherwise buildable or are needed for access or are needed for use as private roads or access areas, and to take such steps as are reasonably necessary to make such re-platted Lots or tracts suitable and fit as a building site or access area or roadway.
SECTION 4. Amendment of Declaration by the Declarant. This Declaration may be amended by the Declarant, or the Board of the Association, as the case may be, as follows: Property.
cess area or roadway.
SECTION 4. Amendment of Declaration by the Declarant. This Declaration may be amended by the Declarant, or the Board of the Association, as the case may be, as follows: Property.
A. In any respect, prior to the sale of the first Lot.
B. To the extent this Declaration applies to Additional C. To correct any obvious error or inconsistency in drafting, typing or reproduction.
D. To qualify the Association or the Property and Additional Property, or any portion thereof, for tax-exempt status.
E. To include any platting change as permitted herein.
SECTION 5. Assessments. The Declarant shall not be liable for assessments during the Developer Control Period.
ARTICLE VI.
USE RESTRICTIONS AND ARCHITECTURAL CONTROL SECTION 1. Building and Site Improvements. No dwelling, wall or other structure shall be commenced, erected, or maintained upon any Lot, nor shall any exterior addition to or change in or alteration therein (including painting or repainting of exterior surfaces) be made until the plans and specifications showing the nature, kind, shape, heights, materials, colors and location of the same shall have been submitted to and approved in writing as to harmony of external design and location in relation to surrounding structures and topography by the Declarant, or its designee, or, after the sale of all Lots by Declarant, by the Board of Directors of the Association, or by an Architectural Control Committee composed of three (3) or more representatives appointed by the Board.
In the event the Declarant, or its designee, or, if applicable, the Board, or the Architectural Control Committee, corp\vyck.dec-vas 10 BOOK 1912 PAGE 179 fails to approve or disapprove such design and location within thirty (30) days after said plans and specifications have been
e Architectural Control Committee, corp\vyck.dec-vas 10 BOOK 1912 PAGE 179 fails to approve or disapprove such design and location within thirty (30) days after said plans and specifications have been submitted to it, approval will not be required and this Article will be deemed to have been fully complied with.
approval of any such plans, location or specification may be based Refusal or upon any ground, including purely aesthetic and considerations, that in the sole and uncontrolled discretion of the environmental Declarant, the Board, or Architectural Control Committee shall be deemed sufficient. One copy of all plans and related data shall be furnished to the Declarant, the Board, or Architectural Control Committee, as the case may be, for its records.
Declarant, the Board, nor the Architectural Control Committee shall Neither the be responsible for any structural or other defects in plans and specifications submitted to it or any structure erected according to such plans and specifications.
SECTION 2. Approval of Plans.
A. No house plans will be approved unless the proposed house shall have a minimum of 1,300 square feet of enclosed, heated dwelling area; provided, however , Committee may permit a house to have a minimum of 1,250 square feet the Architectural Control if the Committee in its sole discretion finds that the variance will not adversely impact property values within the Development.
The term "enclosed, heated dwelling area " as used in the minimum requirements shall be the total enclosed area within a dwelling which is heated by a common heating system; provided, however, that such term does not include garages, terraces, decks, open porches, and like areas.
B.
Since the establishment setback lines for of inflexible building location of houses
ystem; provided, however, that such term does not include garages, terraces, decks, open porches, and like areas.
B.
Since the establishment setback lines for of inflexible building location of houses construction of houses directly to the side of other homes with on lots tends to force detrimental effects on privacy, view, preservation of important trees and other vegetation, ecological and related considerations, no specific setback lines shall be established by this Declaration.
In order to assure, however, that the foregoing considerations are given maximum effect, the site and dwelling or other structure upon any lot shall be controlled by and location of any house or must be approved absolutely by the Declarant, the Board, or the Architectural Control Committee, however, that no dwelling shall be constructed closer than 10 feet as the case may be; provided, to an adjoining property line.
C.
The exterior of all houses and other structures must be completed within twelve (12) months after the construction of same shall have commenced, impossible or except where would result in great hardship to such completion is builder, due to strikes, fires, national emergency the Owner calamities.
or natural or corp\wyck.dec-vas 11 BOOK 1912 PAGE 180 D. No structure shall be erected, altered, placed or permitted to remain on any Lot, except one single family dwelling not to exceed two stories in height, unless the Declarant, the Board, or the Architectural Control Committee, as the case may be, approves in writing a structure of more than two stories.
E. All service utilities, fuel tanks, and wood piles are to be enclosed within a wall or plant screen of a type and size approved by the Declarant, the Board or the Architectural Control
two stories.
E. All service utilities, fuel tanks, and wood piles are to be enclosed within a wall or plant screen of a type and size approved by the Declarant, the Board or the Architectural Control Committee, so as to preclude the same from causing an unsightly view from any highway , street or way within the subdivision, or from any other residence within the subdivision. All mail and newspaper boxes shall be uniform in design. Design for mail and newspaper boxes shall be furnished by Declarant. Fences shall be permitted on any Lot; provided, however, that the design and materials of any fence are approved by the Declarant, the Board, or the Architectural Control Committee, as the case may be, and provided further, that no fence shall be over five feet in height or forward of a point located three feet to the rear of the front elevation of the dwelling on the Lot. Clothes lines are not permitted on any Lot.
F.
Off street parking for not less than two (2) passenger automobiles must be provided on each Lot prior to the occupancy of any dwelling constructed on said Lot which parking areas and the driveways thereto shall be constructed of concrete, brick, asphalt , or turf stone, or any other material approved by Declarant, the Board or Architectural Control Committee.
SECTION 3. Land Use And Building Type. No Lot shall be used for any purpose except for residential purposes. All numbered Lots are restricted for construction of single family dwellings only.
Different and amended land use restrictions and architectural control guidelines may be established for Additional Property added to the Development by Declarant; provided, however, that no Lot may be used for other than single family dwellings except pursuant to approval of the Members
established for Additional Property added to the Development by Declarant; provided, however, that no Lot may be used for other than single family dwellings except pursuant to approval of the Members in accordance with this Declaration.
to the or SECTION 4. Nuisances. No noxious or offensive activity shall be carried on upon any Lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance neighborhood. There shall not be maintained any plants or animals, nor device or thing of any sort whose normal activities existence are in any way noxious, dangerous, unsightly, unpleasant or other nature as may diminish or destroy the enjoyment of other Lots by the Owners thereof. It shall be the responsibility of each Owner to prevent the development of any unclean, unsightly or unkept condition of buildings or grounds on the Owner's Lot which would tend to substantially decrease the beauty of the neighborhood as a whole or the specific area.
corp\wyck.dec-ves 12 3 BOOK 1912 PAGE 181 SECTION 5. Lot Maintenance.
Lot free from weeds, underbrush or refuse piles, Each Lot Owner shall keep his growth or objects. In the event the Owner fails to do so, then, or unsightly after thirty days notice from the Architectural Control Committee, the Association or its designee may enter upon the Lot and remove the same at the expense of the Owner, deemed a trespass, and in such event a lien shall arise and be and such entry shall not be created in favor of the Association for the full amount of the cost thereof chargeable to such Lot, including collection costs and such amounts shall be due and payable within thirty (30) days after the Owner is billed therefor. Such lien shall be enforceable by Court proceedings as provided by law for enforcement of liens.
s and such amounts shall be due and payable within thirty (30) days after the Owner is billed therefor. Such lien shall be enforceable by Court proceedings as provided by law for enforcement of liens.
SECTION 6. Temporary Structures. No structure of a temporary character , trailer, basement, tent, shack, garage, barn or other outbuilding shall be used on any Lot any time as a residence either temporarily or permanently without the written Association or its designee; provided, however, that this shall not consent of the prevent the Declarant, its designees or assigns from maintaining a construction trailer or office on any part of the Development until the construction of dwellings on all Lots is completed.
SECTION 7. Vehicles/Boats. No boat, motor boat, camper, trailer , motor or mobile homes, tractor/trailer, or similar type vehicle, shall be permitted to remain on any Lot or on any street at any time, without the written consent of the Association or its designee. No inoperable vehicle or registration and insurance, will be permitted on any Lot, street or vehicle without current Common Area. The Association shall have the right to have all such vehicles towed away at the owner's expense.
vehicle may be made on streets or in driveways but only in garages No repairs to any or other areas and not visible from the street.
SECTION 8. Animals. No animals, livestock or poultry of any kind shall be kept or maintained on any Lot or in any dwelling except that dogs, cats or other household pets may be kept or maintained provided that they are commercial purposes and provided further that they are not allowed not kept or maintained for to run free, are at all times kept properly leashed or under the control of their owner and do not neighborhood.
become a nuisance to the
d further that they are not allowed not kept or maintained for to run free, are at all times kept properly leashed or under the control of their owner and do not neighborhood.
become a nuisance to the SECTION 9. Statuary, TV Satellite Dishes and Outside Antennas . No yard statuary or TV satellite signal receiving dishes are permitted on any Lot and no antennas shall be erected on any Lot or dwelling unit unless and outside radio or television until permission for the same has been granted by the Board of Directors of the Association or its Architectural Control Committee.
corp\wyck.dec-vas 13 BOOK 1912 PAGE 182 SECTION 10. Window Coverings. All drapes, curtains or other similar materials hung at windows, or hung in any manner as to be visible from the outside of any building erected upon any Lot, shall be of a white or neutral background material.
SECTION 11. Exterior Lights. All light bulbs or other lights installed in any fixture located on the exterior of any building or any Lot for the purpose of illumination shall be clear, white or non-frost lights or bulbs.
SECTION 12. Water and Sewer Service. Each Lot Owner will be required to pay for any water connections, impact fees or any other charges imposed by any entity furnishing sewer connections, water or sewer service to the Lots. Water shall be provided by Cape Fear Utilities, Inc.
Sewer service shall be provided by New Hanover County.
SECTION 13. Signs. No signs shall be permitted on any Lot or in the Common Areas without permission of the Board of Directors, except that a sign conforming to any applicable governmental sign ordinance may be displayed by the owner of any Lot for the purpose of advertising that said Lot is for sale.
SECTION 14. Alterations. No person shall undertake, cause, or allow any alteration
tal sign ordinance may be displayed by the owner of any Lot for the purpose of advertising that said Lot is for sale.
SECTION 14. Alterations. No person shall undertake, cause, or allow any alteration or construction in or upon any portion of the Common Areas except at the direction or with the express written consent of the Association.
SECTION 15. Subdividing.
Article V hereof, no Lot shall be subdivided, or its boundary lines Subject to the provisions of changed except with the prior written consent of the Declarant during the period of Declarant control of the Association and thereafter by the Board of Directors of the Association.
SECTION 1.
ARTICLE VII.
ANNEXATION OF ADDITIONAL PROPERTY Declarant may annex to and make a part of the Development any other real property which Declarant now owns or which Declarant may hereafter acquire or develop (the "Additional Property"), as follows: A.
Except as provided annexation of Additional Property to the Development shall require in subparagraph B. below, the assent of two-thirds of the Members who are voting in person or by proxy at a meeting called for this purpose, written notice of which shall be sent to all Members not less than 30 days nor more than 60 days in advance of the meeting.
corp\wyck.dec-vis 14 BOOK 1912 PAGE 183 B. Additional Property may be annexed to the Development without the assent of the Members so long as Property can be used only for single family dwellings and related the Additional facilities usually appurtenant to single family developments, recreational facilities and Common Areas.
SECTION 2. Annexation of Additional Property shall occur upon the recording, in the Office of the Register of Deeds for the county where the Additional Property is located, of (i) a subdivi-
on Areas.
SECTION 2. Annexation of Additional Property shall occur upon the recording, in the Office of the Register of Deeds for the county where the Additional Property is located, of (i) a subdivision plat for the Additional Property and (ii) a supplemental declaration stating that the Additional Property is made a part of the Development and is subject to this Declaration. Upon recording of such plat and supplemental declaration, the Additional Property shall become fully subject to the terms of this Declaration, except to the extent that pursuant to Article V, Section 4 hereof, the Declarant amends the applicability of this Declaration to the Additional Property.
SECTION 3. Nothing herein shall prevent Declarant from using the name "Wyck Farm" in conjunction with the development of other real property which is not made part of the Development and subject to this Declaration.
ARTICLE VIII.
GENERAL PROVISIONS SECTION 1. Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by Declaration .
the provisions of Failure by the Association or by an Owner to enforce this any covenant or restriction herein contained shall in no event be deened a waiver of the right to do so thereafter.
No SECTION 2. Enforcement Of Storm Water Runoff Regulations.
more than 3,585 square feet of any Lot shall be covered by structures and/or paved surfaces, including walkways or patios of brick, stone, slate or similar materials.
All Lots shall be graded so that two-thirds of the Lot area drains to the abutting street(s).
These covenants are intended to insure continued compliance with storm water runoff rules adopted
terials.
All Lots shall be graded so that two-thirds of the Lot area drains to the abutting street(s).
These covenants are intended to insure continued compliance with storm water runoff rules adopted by the State of North Carolina and, therefore, benefits may be enforced by the State of North Carolina.
SECTION 3. Severability.
covenants or restrictions by judgment or court order shall in no Invalidation of any one of these wise affect any other provisions which shall remain in full force and effect.
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