HomeMy WebLinkAboutCrescent Pointe Protective CovenantsCRESCENT POINTE
PROTECTIVE COVENANTS
THE STATE OF TEXAS
KNOW ALL MEN BY THESE PRESENTS THAT:
COUNTY OF BRAZOS
These CRESCENT POINTE Protective Covenants are entered into by CRESCENT POINTE,
LTD., a Texas limited partnership.
RECITALS
WHEREAS, CRESCENT POINTE, Ltd., a Texas limited partnership, hereinafter
referred to as "CRESCENT POINTE" has acquired a 137.14 acre tract of land located in College
Station, Brazos County, Texas (the "Property"); and
WHEREAS, CRESCENT POINTE intends to develop the Property as a first class, multi-
use commercial development; and
WHEREAS, CRESCENT POINTE desires to establish standards for construction and
development to ensure a consistency in quality of construction and development in accord with
that of a first-class, multi -use commercial development;
NOW, THEREFORE, for and in consideration of the mutual benefit and detriments
CRESCENT POINTE hereby adopts and subjects the Property described on Exhibit "A" attached
hereto to these Protective Covenants.
1. Definitions: The term "Administrator" shall mean CRESCENT POINTE
HOLDINGS, INC., or such other person, persons or entity (including but not limited to the
Association described in Section 14 below) to whom CRESCENT POINTE HOLDINGS,
INC. or its assignee has assigned the powers and duties of Administrator hereunder, from time to
time, by written instrument filed for record in the Office of the County Clerk of Brazos County,
Texas.
The term "building site" shall mean a portion of the Property used or intended to be used
as a single lot or parcel. The owner of any portion of the Property may divide such portion of the
Property by subdivision, metes and bounds conveyance or filing of record in the Real Property
Records of Brazos County, Texas, a designation of separate building sites in which event each
portion thereof shall constitute a building site. Further, any owner of two or more contiguous
building sites which share a common boundary may aggregate such building sites into a single
building site by filing of record in the Real Property Records of Brazos County, Texas a
designation of such contiguous building sites as a single building site hereunder. For purposes
hereof, no public right-of-way shall be considered to be (or be part of) a building site.
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the segments or features of the Plans and Specifications which are deemed by the Administrator
to be inconsistent or not in conformity with these Protective Covenants, the reasons for such
opinion and suggestions for the curing of such objections. In the event the Administrator fails to
advise the submitting party by written notice within the time set forth above of either the
approval or disapproval of the Plans and Specifications, the approval of the Administrator shall
be deemed to have been given.
4. Construction Standards: Construction, addition, or alteration of any building on
a building site shall meet the standards set forth in these Protective Covenants. For the purposes
of these Protective Covenants, when a construction material is specified herein, another material
may be used in lieu thereof, provided such material is determined by the Administrator to be the
equivalent o% or better than, said specified material.
All buildings (including any parking garages, service buildings, or other structures) on
any building site shall have exterior walls of face brick, stone, marble, anodized aluminum, or
permanently finished (in a manner approved in writing by the Administrator in his discretion)
concrete and/or glass or of an equivalent, permanent, architecturally -finished material to finished
grade. All exterior finishes and colors shall be approved by the Administrator. No building shall
be covered with sheet or corrugated aluminum, asbestos, iron or steel unless previously approved
in writing by the Administrator. Sidewalks of design and in location approved by the
Administrator must be constructed along the right -of -way of all dedicated streets or if required
by the Administrator within the Landscaping and Public Access Easement adjacent to such right-
of-way.
5. Building Setbacks: No building or other structure shall be erected (i) nearer than
forty (40) feet to any dedicated public street (ii) nearer than fifteen (15) feet to any side property
line not abutting a street right-of-way; or (iii) nearer than ten (10) feet to any rear property line
not abutting a street right-of-way; provided, however, that the Administrator, in his sole
discretion, may approve a reduction to twenty-five (25) feet of the setback for buildings. No
building whose use is intended for bulk storage of materials, goods, inventories, or similar items
shall be located nearer than thirty (30) feet to any side or rear property line. No garage structure
shall be erected nearer than 60 feet to any dedicated public street without the written approval of
the Administrator. Other structures shall not include paving, signage and/or related items.
6. Parking: Parking shall be provided, subject to the terms of these Protective
Covenants, so as to at all times comply with the ordinances and regulations of the City of
College Station, as the same may be amended from time to time. No use shall be made of any
building site or any building constructed thereon which requires or is reasonably expected to
require or attract parking in excess of the capacity of the facilities maintained therefor on said
building site.
Parking will not be permitted on any street or at any place other than the paved parking
spaces provided in accordance with the foregoing, and each owner and lessee shall be
responsible for compliance by their respective employees and visitors. All parking areas shall be
screened from view from a public right-of-way with berms, hedges, or other landscaping,
consistent with the use being made of the building site, in a manner approved in writing by the
Administrator prior to construction or alteration of any building, parking facility or other
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u 3o aq llugs 2uivaazos oU •zolezlsiuiuTpy aql Xq 2uiltzm ui panozdde zauueuT u ui main uT 4
pauaazos aq llugs uoazaTll suaolt pue raze o2uzols oql `(Ianal punoz2 uzog pamain se) ails 2uiplinq
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ui panozdde fIsnoinazd3T ,iem3o Jg2u zo halls olunizd e aou3 Xm sNoop 2uipeo•I •,ium;o-iglu
zo halls oilgnd ,Sue aom3 of polliuuod oq iou li?m saloop 2uipeo•I :szlao� •g
•2ugtzm ui anozddu iszg hugs `uoilazosip olquuosraz siq jo
asiozaxa agi ui `zoJeaJsiuiuzpy agi goigm suoileool asogJ ie idaaxa punoz2zapmn palleisui ag pegs
souq zeliuns zo olgeo `suoilroaammw000lol `uoiingj4sip oploala III :seulZ !IRR 'L
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dazadozd luozl imp Xuu jo Jaa; (gZ) ang-,SJuamJ uigJim aJis 2uipllnq u uo polrool zo poliimuad
aq iou Ilim 2unlmd `zoiuzisiuiTupy aql Sg 2uilzzm ui panozddu asamzaglo ssalurl •analonzis
Water towers, storage tanks, processing equipment, stand fans, skylights, cooling towers,
heating equipment, air conditioning or ventilating equipment, telecommunications equipment,
electric equipment and any other structures or equipment (including that which is located on the
roof of any building or on the ground) shall be effectively shielded from view from a public
right-of-way or an adjacent building site (as viewed from ground level) by an architecturally and
aesthetically sound method which shall be approved in writing by the Administrator before
construction or erection of said structures or equipment. Communication towers, whether
freestanding or building mounted, must be approved by the Administrator prior to their
construction and must be located in the rear one-third of any building site as measured from any
adjoining public right-of-way.
11. Sims, Monuments and Flagpoles: All signs shall be in locations and of a design
and material approved by the Administrator. No more than one (1) free standing ground or berm
mounted permanent sign shall be permitted for each building site, unless a building site has
frontage on two or more public streets, in which case no more than two (2) free standing ground
or berm mounted permanent signs shall be permitted for such building site Unless otherwise
approved in writing by the Administrator, all other signs must be attached to a building and shall
be parallel to and contiguous with its wall and not project above its roof line. No sign of a
flashing or moving character shall be installed and no sign shall be painted on a building wall.
Directional and traffic control signs, and signs advertising the sale or lease of a building site are
also permitted upon the written approval of the design and location by the Administrator. No
other temporary signs are permitted without the previous written approval of the Administrator.
In the event a building has multiple tenants, all tenants may be shown on one of the permitted
signs, at the discretion of the owner of the building site. The Administrator shall have the right,
and hereby reserves an easement, to enter upon any and all portions of the Property to remove
any signs that are in violation of this Article 11 upon reasonable notice to the owner or lessee of
such portion of the Property, all at the expense of such owner or lessee. The Administrator shall
promulgate sign guidelines (which shall include guidelines for pylon signs, monuments and
flagpoles) which may be modified by the Administrator from time to time in his discretion.
12. Illumination: All buildings shall have exterior illumination facilities for their
front and side walls of a power and design to be approved by the Administrator prior to
commencement of construction, and, upon completion of said building, said illumination
facilities shall remain in full operation until twelve (12) midnight each night (subject to
compliance with applicable governmental requirements).
13. Maintenance: The owner and lessee of any building site shall have the duty of
and responsibility for keeping the premises, buildings, improvements, appurtenances and
landscaping in a well maintained, safe, clean and attractive condition at all times and in
compliance with these Protective Covenants. In addition, the owner or lessee of any building site
shall be responsible for: (i) all maintenance of any property lying between the paved portion of
any adjoining public street and the building site, and (ii) until the Association is formed pursuant
to Section 14 below, all maintenance and replacement of any landscaping lying within any
esplanade in any public street immediately adjoining such building site (within the area of the
esplanade that actually fronts the building site). If, in the opinion of the Administrator any such
owner or lessee is failing in this duty and responsibility, then the Administrator may give such
5
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(uotlt3ilgo oql lou Inq) zamod pug Ig31i oqI aneq hugs zoluzlsiuiuzpy oqI uagl `ooilou gans zagu
Xliiigisuodsaz pup Xlnp sigl IIT3I113 of tiu3 aassal zo zaumo gans Niue pinogS •slueuanoo antloalozd
asogl grim aouugdwoo oluu 3uduosputl zo/puu 6lzadozd agl 3ulzq zo `ugilrpuoo antlotzllu
pup uualo `ops t of ails 3uiplinq s,aassol zo s,zaumo pits azolsaz of pazinbaz aoueualulput
pup azeo agl o4elzapun `(zageazagl s,iep o£ upgl azout Iuana ou ut Inq slupuanog anilaalozd
asog13o gotazq pa3allu agl;o aznitu agl;o stsuq oql uo poumuolop) oogou gans zagu poizad
olquuospaz u uigllm `Isnw aassal zo zaumo gans pup `loe3 gans3o aailou `gloq zo `aassal zo zaumo
these Protective Covenants; maintenance of medians, esplanades, sidewalks and easement areas
in or adjacent to the Property and property owned by the Association; reimbursement of
reasonable costs and expenses of the Association in connection with its operation and
management and administration of these Protective Covenants (including but not limited to
charges related to engagement of third parry architects, engineers, attorneys, accountants and
other consultants in connection with administration of these Protective covenants) and such other
non -capital items of expense as may be deemed by the Association, in its discretion and good
faith, to be necessary or desirable for the carrying out of these provisions and for the general
benefit of members of the Association. In no event shall the Association use any assessments for
the initial landscaping of any areas within the Property or for any other capital expenditure with
an aggregate cost of more than $25,000.00 without a vote of the Required Majority of members
of the Association. To secure the payment of any assessments levied by the Association and any
other sums due hereunder (including, without limitation, interest, late fees or delinquency
charges), a lien is hereby reserved and created in favor of the Association against any building
site. The lien reserved and created hereby is subject only to, and shall be subordinate and inferior
to, automatically and without the necessity of another document, any and all first lien purchase
money deeds of trust and liens in favor of third party financial institutions or representing bona
fide seller financing. By accepting a deed to a building site, each owner of such building site
expressly grants to the Association a lien and power of sale to enforce such lien by foreclosure
sale. The Association may institute a suit or proceeding at law or in equity or take any lawful
action to enforce collection of any defaulted assessments, including, but not limited to, an action
to foreclose the lien reserved and created herein securing any assessments. Any foreclosure may
be brought by the Association in the same manner as an action to foreclose the lien of a mortgage
or deed of trust on real property in accordance with Chapter 51 of the Texas Property Code or
any successor statute governing enforcement of consensual liens on real estate.
Notwithstanding the foregoing, at such time as the CRESCENT POINTE HOLDINGS,
Inc., its personal representatives, successors or heirs (or any entity or trust owned or controlled
by any of the foregoing) no longer own at least twenty-five percent (25%) of the acreage of the
Property, any one or more owners of building sites with an aggregate of at least fifty percent
(50%) of the acreage of the Property may form or compel the formation of the Association for
the purposes stated herein. Such owners shall thereupon send notice of the formation of the
Association to all owners of record of building sites as shown by the Brazos County tax
assessor's rolls and shall file such notice, signed by the requisite owners of building sites, in the
Official Public Records of Real Property of Brazos County.
At any time after the formation of the Association the Administrator may assign all or
any part of the rights vested in the Administrator by these Protective Covenants, after which
time, such rights as may be so assigned shall be fully vested only in the Association, and the
Association will expressly be responsible for all duties given to the Administrator by the terms of
such assignment. At such time as CRESCENT POINTE, Ltd., its personal representatives,
successors or heirs (or any entity, foundation, or trust owned or controlled by any of the
foregoing) no longer own at least one (1) acre of the Property, if the Association has been formed
prior thereto, such assignment shall take place without the need for action by any party. All
approvals and/or variances granted from time to time by the Administrator shall be binding upon
the Association and all owners of the Property.
7
9
-spueuano0 anlpoapozd asag1 JO goeazq e zOd `3ailaz anlpounful
op papuuug Tou Tnq i?uipnlouc `,Cpinbo zo mti Te saupomoi IIu oT pappuo oq Ilegs sTueu3no0
anpoapozd osogT oozojua oT polplpua salTzed IIV -,CTuadozd aqT 3o szaumo aznTn3 puu Tuosazd
lie pure uolpuloossy aqT `zoTezpsTuluupy aqT ,Cq poozojuo aq ,Ceuu put `dpzadozd ogp3o szaumo aznpnj
put puosazd flu jo Tgauoq aqT zo3 aze sTutuano0 OAIIOapozd asagL :Tu0uc3310;ua •81
-saunT zo auuT
zapul ,Cut pt 3oazagp uolTeloln zo goea.Tq zelluuis ,Cuu zo uoiTtloln zo goeazq Bons do uoppodaz zo
uopenuupuoo zo3 zanooaz zo psule&u3allaz uleTgo oT owus agT oozojuo oT polilluo ,rood due3o Tgfu
aqT anlum zo a�turep `z[tdun llugs 3oazagT uolpuloln zo gouazq ,Cue oT se sTutuano0 anupoapozd
asagT Su lozojua m aznlltj zo uu sXgop ox -papuez3 uaaq stq oouetren gons gonlm oT su ,CTzadozd
agT;o uolTuod aqm T oT Toodsaz gTTapnlosqu oq llegs Tnq `spueuano0 anlToaTozd osogT3o ,Czeiogouoq
zagTO ,Cut ,iq a2?uallego oT Toafgns oq Ilugs zoTtzpsluluupF7 aqT Xq papuez3 oouuuzun qons ou `zagpzn3
-ooutTsu mono zo Tuouudolanap `Toofozd zagTo ,Cue OT st `aoueuzen e op ,Cured zagTo ,Cure oplpua
OT se os ponzTsuoo oq zo `uOTToupsaz zO uOTTTpuOo `Tuuuanoo qons do zanuem u aq op panzTsuoo
oq llegs uopoupsaz zo uoTlIpuoo TueuaAoo Xuu 3o ,CTglgeolldde aqT op s-e aouelzen gons ON
-sTuuuano0 anlpoapozd asagT jo Tu;)IM zo osodznd aqT zo fjzadozd aqT Toad;e ,Claszanpe flltpQTeuz
Tou Illm aouelztn e jO OuuTuuz$ aqT (II) puu `Ieopouzduzu zo Tlnog;lp ails 3ucplunq t3o Tuouidolanap
a)ltuz pinom zo ails iiuTpllnq t JO zaumO aqT oT su dugspzeq u oTuazo pinom joazaq suolslnozd aqT
3o fuu 3o ipillgeouiddt Toups (T) TugT souluuaTop `Tuauu2pnC gTlt3 poo3 olos slq un `zoTuzpstunupV
aqT 31 ails Bulplmq C" oT su sTueuano0 anuTooTozd asagT M poulupuoo suolslnozd ogT;o Suu
jo uolTeoulddt pouTs aqT op poodsaz gpum soouepun Tue-d3 oT Tg0lz all aneq lltgs zopu.TjS!Mmpy aqT
sTueuano0 anlToaTOzd asagT uI papinozd ,Slssazdxo st Tdooxg :saauuuuA aan►eV -LT
-Toaga
put agzoj lln3 Tn uleuuaz llugs suolplpuoo put suotpoupsaz `sTueuanoO zagpo golgm;o lie `suoiTTpuoo
zo suolpouTsaz `spueuanoo qons 3o szagpo jo Xj!pgen aqT Toaju Tou lltgs suoTlIpuoo zo suoupoppsaz
spueuanoo Sulo2azoj aulp 3o azouT zo auo Cut jo uo.Tuplltnui H►gezanaS -91
-Taazps ollgnd e se posn
zo pazunbot oslmzagpo zo papuolpop `pappeld su Tugp Cpzadozd aqT 3o uoivod Cue zOTeunuouap aqT
puu zopezauznu aqT umz3 fuupnloxo Xq pounzuapap oq Ilegs ,CTzadozd aqT jo a3tazau ogT3o (uopoez3
zo) afeTuoozad t op sTueuano0 OAIToapozd asagT uu saouaza;ag -asaap os lltgs zOTezpsluluupy
aqp pue ,Cpzadozd aqp 3o szaumo jo XIIJOIelnl pozmbo-a aqp su $uoI se Tsuxa Bugs pg211 slgp pue
uuazaq paulepuoo sTutuanoo puu suoiTlpuO `suolpoupsaz aqp puaure zo z311e aunT ,Cue Tt `zanamoq
`Xeuz `sexDL `,CpunoO sozuzg 3o ,CTuadozd Ieag 3o spzooag ollgnd Iplo!go aqp ul popzooaz
Put zoTezpsluluupy aqp puu uuogl fq poOpolmompe puu pouSis u011uzeloop uoujim Kq `,iTzadozd
aqp 3o szaumo 3o Xjjio fi!W pozlnbag oqy -sexol `,ijunoO sozezg 3o fpodozd Ita2I Jo spzooag
outgnd IE1OWO aqT ul ouuus aqT pzooaz pue `uzzaT lemouaz zo Iuglul puazzno uagT ogp3o uolptzldxo
aqT uodn oAgoaga oq op uolptzeloop uolpuuluuaT e o2polmouNou pue apnooxa STIodozd aqT
3o szaumo do CTzzo. W pannbag aqp `cuTap lumouaz ,Cue zo Ieiplul aqp 3o uolpezudxa aqp op zoud `3l
suuaT anlssaoons gons zo3 popuolxo put pomouaz XIleoptwopnu aq Tou Ilegs sTuuuano0 OAIToaTozd
asagp TegT `zanamoq `popcnozd :spolzad zea6 (pl) uoT anussaoons zo; popuapxo dlluoupuwopnu
oq Begs pue `£SOZ `I XInf ITpun Toaija puu aozo3 IIn3 Ul uleuuaz Bugs spueuanOO anTToapozd
asagp uI pauluTuoo Tueuanoo put uolTupuoo goeg :s;uuuanOO ;o uol;tuluxzalL *ST
19. Required Maiority: Until such time as CRESCENT POINTE, Ltd. no longer
owns at least one (1) acre of the Property, references in these Protective Covenants to a Required
Majority of owners of the Property or of members of the Association, as the case may be, shall
refer only to the affirmative action of the CRESCENT POINTE, Ltd. Thereafter, any matters
requiring a Required Majority shall require the affirmative vote of owners owning at least
seventy-five percent (75%) of the Property or a vote by members of the Association owning at
least seventy-five percent (75%) of the Property (exclusive of any public rights -of -way).
20. Additional Property: The Administrator shall have the right to bring within the
Property additional property in his discretion. Any additions authorized under this Section shall
be made by filing of record in the Real Property Records of Brazos County, Texas, a
Supplemental Declaration of Protective Covenants with respect to the additional property which
shall extend these Protective Covenants (as therein modified) to such property, executed by the
Administrator. Upon such filing, the Property shall include the additional property described in
such Supplemental Declaration of Protective Covenants.
21. Approvals by Administrator or Association: Whenever in these Protective
Covenants any approval or consent of the Administrator or the Association (once the Association
has been formed and the powers and duties of the Administrator have been vested in the
Association) is required, such consent or approval shall not be unreasonably withheld or delayed.
EXECUTED this day of 2003.
CRESCENT POINTE, LTD.,
a Texas limited partnership
BY: CRESCENT POINTE HOLDINGS, INC.,
General Partner
Emanuel H. Glockzin, Jr.
President
G1
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su pus paluls utazagTXpleduo 3q1 uj `passazdxa ujazagp uoiTuzapjsuoo pus sasodznd oqj zo3 ouius
oqj palnoaxa oq lugl oui of po2pojmou)jou oq puu `luoumzlsuj Sujo2Wod oqj oz pogjzosgns sj autuu
asogiA uoszad aq1 aq of auz of umou)j `digszauyiud paljunl suxaj u „pij g.LNIOd INgOSa-dD
3o zauazud IszauaO „'DNI `SONIQ'IOH HINIOd LX'3SaUD 30 luaptsazd "Jf `uczxoojrJ
-H Ianuuwg pazuodds Xjjuuoszad Xup sjgj uo `XTpogins pouOjszapun oqj `aW HlIO3ga
§ SOZVHEI AO AINIIOO
§ SVXH.L AO g.LV.LS HHI