Grace Manor

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THE DECLARATION OF COVENAN:I' RESTRICTIONS FOR GRACE MAI*JOR.A FLEXIBLE PLANNED COMMUNITY" ROBINSON TOWNSHIP" ALLEGHEI\TY COUNTY" COMMONWEALTH OF PENNSYLVANIA

2009, by the ':' davof l'' THIS DECLARATION is rnade (the ..opo.ution, "Declarant")as the owner INC., a Pennsylvuniu PROPERTIES, SHOWCASE herein described. further real of in feesimple therespective estate

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W I T NE S S E T H ARTICLE I PROPERTY DESCRIPTION AND SUBMISSION

Property Ownershipand Description. The Declarantis the owner in fee 1.1. and refened to as the Committed Real Estateunder Article properly described simple of the real 1.4 of this Declaration,all of which real property is situatein Robinson Township, Allegheny on as County, Pennsylvania, more fully described Exhibit "A" attachedhereto and incorporated (the "Real Estate"). herein by reference 1.2. Intention to Develop Some or All of Real Estate As A Planned Community. The Declarant intends to develop all of the Real Estate as part of a planned community known as "Grace Manor, a flexible planned community" ("Planned Community"). As portions of the Real Estateare committed by to the developmentand land use described herein, such porlions of the Real Estate will become and be made part of the Planned Community, and an amendmentto this Declarationspecifyng the portions comrnitted to the and recorded. All porlions of the Real Estatecommittedto PlannedCommunity will be prepared with this Declarationand in accordance in Community will be developed accot'dance the Plannecl of with the provisions the Act. Developmentof Real Estate. The Real Estatemay be developedfor 1.3 Common Elernents and Units --- consisting of up to 60 townhome style Units in clusters containing 2 to 8 townhomes,togetherwith the Controlled Facilities, if any, required for each Unit. As of the date of this Declaration,the Declaranthas not committed to developall of the Real Estateas a plannedcommunity. 1.4. CornrnittedReal Estate. The Declarant has committed to develop and with and subjectto this Declarationthat herebysubmitsto the PlannedCornmunityin accordance

land use plan for the developmentof 60 Units on that portion of the Real Estateknown and referred to as Grace Manor, as describedand depicted on Exhibit "A" attachedhereto and incorporatedherein by referenceand including 3 open spaceparcels (parcels A, B and C), rights and appurtenances togetherwill all easements, thereuntobelongingand the improvements to be erectedthereon(the "Committed Real Estate"). erectedor 1.5. Convertible/Withdrawable Estate. Real None.

ARTICLE II DEFINED TERMS AND DESCRIPTION OF PLANNED COMMUNITY 2.1 Terms Defined. Al1 capitalizedterms used herein shall have ascribed unlessotherwise definedherein. them the following rneanings, 2.2 Definitions: General

(a) "Act" means the PennsylvaniaUniform Planned Community Act (68 Pa. C .S.A.$ 5101et.seq.). (b) "Association"means the Grace Manor Community ServicesAssociation, non-profit corporation,its successors assigns. and Inc., a Pennsylvania (c) (d) (e) (0 (g) (h) "Boardof Directors"meansthe Board of Directorsof the Association. or on "Building(s)"meansanybuildingsconstructed erected the Real Estate. "Bylaws"meanthe Bylawsof the Association. "Cluster"meansa Building containing to 8 Units. 2 "CommittedRealEstate"hasthe meaningdescribed Article 1.4. in "Common Elements" lneansCommonFacilitiesand ControlledFacilities.

(i) "Common Expenses"means expendituresmade and financial liabilities incurred by the Association,together with all allocations to reserves,and including, without and Facility Expenses. lirnitation,CommonFacilityExpenses Controlled "Common Facilities" means all real estate and improvements within the 0) PlannedCommunity which benefit all of the Units in the PlannedCommunity generally,including in but not limited to, the following, any of which may or may not be constructed the solediscretion of the Declarant: storm water detention systemsand ponds not dedicatedto the public, lighting, school bus stops,open space,all streetsand roadwayslocatedin the PlannedComrnunity which are

to to designed impedeor restrict access the Planned to not dedicated the Township,all structures picnic table and monuments, entrance athleticiield, sportcour1, Cornmunity,ponds,multi-purpose provide corrlmoncommunity servicesrequired or that play structures,etc. (if constructed) benches, desiredfor the generaluse and benefit all Ownersgenerally,all as shown on the Plats and Plans amended. now shownor as hereinafter of meansthe expenses the CommonFacilities, (k) "CommonFacility Expenses" and of shall include,but not be limited to, expenses maintenance liability insurance which expenses and to pay wages for Association employees,Association managementexpenses,legal and accountingfees. (l) "ControlledFacilities" meansall real estateand improvementswithin the which is part of, or benefitssolely,a Unit, which is not a Common Facility, PlannedCommunity but which is maintained, improved, repaired, replaced, regulated,managed, insured and/or controlledby the Association.ControlledFacilitiesfor the Units include,but are not limited to: all soffit, facia,sidingandmasonry. downspouts, lawhs on the Units, the roofs,gutters, (m) "Controlled Facility Expenses"means the expensesof the Controlled againstthe Ownersif incurredby the Associationas the result Facilities,which are to be assessed insuring managing, regulating, replacing, improving,repairing, for of its responsibility maintaining, and controllingthe ControlledFacilitieswhich arepart of, or benefitsolely,the Units. (n) in "ConvertibleReal Estate"hasthe meaningdescribed Article 1.5.

(o) "Declarant"means the Declarantdescribedin Article 1.1 above and all rights. to successors any of the Declarant's (p) to time. "Improvements" means all of the Buildings and Common Elements (q) fiom time to time, on described Exhibit "A" asthe samemay be amended from tirne as meansthis document, the samemay be amended "Declaration"

(r) (s)

in "L,ot"meansa lot asdescribed the Pla(s) or Plan. "Owner" meanthe Ownerof a Unit. in "PlannedCommunit/'has the meaningas described Article 1.2.

(r)

subdividing or (u) "Plat(s)"or "Plan" meansthe plansrecorded, to be recorded, shown on Exhibit "A" asthey the Real Estateand made a part hereof,evidencingthe Improvements be n.ray amendedfrom time to time. (v) (w) in described Exhibit "A" meansthe real estate "RealEstate" in hasthe meaningdescribed Article 1.5. "WithdrawableReal Estate"

(x) "IJnit" means that portion of the Planned Community designated for in by contained a Clusterand connected at leastonewall to one or ownershipor occupancy separate more other Units along with any yard, soffit or facia that is attached,connectedor contiguousto a for ownershipin connection Unit, which is not a portion of a Cluster,that is designated separate with a Unit. Identilrine Number. Each Unit to be built in the Committed Real Estate 2.3 shall be identified with a unit number. Number of Units. The Planned Community shall be developed in 2.4 with accordance Articles1.3, 1.4and 1.5. It shall consistof a maximum numberof 60 Units. of Subdivisionand Conversion Units. The Relocationof Unit Boundaries: 2.5 betweenUnits, and to combineUnits at any time Declarantreservesthe right to relocateboundaries prior to the salethereof.All Units in a particular Cluster affectedby suchrelocationor combination betweenUnits and subdivisionor conversionof Units will be permitted relocationof boundaries in therefore Sections5214and5215of the Act. with the provisions subjectto compliance

Unit Boundaries. 2.6 generally as described follows:

The title lines or boundaries of each Unit is

(a) Upper and lower (Horizontal) Boundaries: There are no upper or lower for the Units. horizontal boundaries (b) Vertical Boundaries: The vertical boundaries of the Unit shall be the with each other and, for the exterior walls which are not vertical planes,extendedto intersections party walls, with the L.ot lines of the Unit, and for the walls which are party walls, with the center line of the parly walls to the Lot lines. connectedor (c) Each Unit shall include any yard, soffit or facia that is attached, with a Unit alongwith ownershipin connection for to contiguous the Unit and designated separate all spaces, interior portions, structures, fixtures and improvements within the boundaries as in described Section5202of the Act.

ARTICLE III EASEMENTS

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hereby creates followingeasements: the The Easements. Declarant

(a) Easement for Sales Offices. Manaeement Offices and Models. The offices andrnodelson the Real Declarantshall have the right to maintain salesoffices, management Estate and to relocate such models, managementoffices and sales offices from time to time anywhere within the Real Estate. Any such salesoffices, managementoffices and models shall

comply with all applicable government regulations. The sales offices, managementoffices and employees, representatives, models shall be limited to salesactivitiesof the Declarant,its agents, parlners,associates the and assigns. The Declarantreserves right to place models,management in offices and salesofficeson any portion of the openspaces suchmanner,of suchsize andin such models, may from time to time relocate as the Declarantdeemappropriate.The Declarant locations managementofTices and sales offices to different locations within the Real Estate. Upon the office or salesoffice on the open spaces, Declarantmay the relocationof a model, management remove all personalproperty and fixtures there from. Any fixtures not so removed shall be deemed part of the open spacesand any personalproperty not so removed shall be deemedthe property of the Association. (b) Easementfor Advertisine Signs. The Declarant shall have the right to in signsas the Declarant its sole discretionmay deem maintainon the Real Estatesuchadvertising appropriate,provided that such signs comply with applicable govemmental requirements. The signs. may from time to time relocatesuchadvertising Declarant (c) createdby Article 3.1 hereof Termination of Easements.The easements by upon the conveyance the Declarantof all of the Lots on the plats embracingall of shall terminate the Real Estate.

GeneralUtililv Easements. The Real Estateshall be, and is hereby, made 3.2 subject to easementsin favor of the Declarant, appropriate utility and service companies and governmentalagenciesor authorities for such utility and service lines and equipment as may be created this Article in to necessary desirable serveany portion of the Real Estate.The easements or 3.2 shall include, without limitation, rights of the Declarant,or the providing utility or servioe company,or governmentalagencyor authority,to install, lay, maintain,repair, relocateand replace gas lines, pipes and conduits, water mains and pipes, sewer and drain lines, telephonewires and equipment, television equipment and facilities (cable or otherwise), electric wires, conduits and equipmentand ducts and vents over, under,through, along and on the Lots, streetrights of way and commonspaces. Declarant's Easementto Correct Drainase. The Declarant reservesan 3.3 easement shown on the Plan for the as and underthoseportionsof the drainage easement over on, purpose of rnaintaining and correcting drainageof surface water in order to maintain reasonable standardsof health, safety and appearance. The easementcreatedby this Article 3.3 expressly includesthe right to cut any trees,bushesor shrubbery,to gtadethe soil, or to take any other action to reasonablynecessary achieve this purpose,following which the Declarant shall restore the affectedproperty as closelyto its original condition as practicable. Easementsfor Encroachment. To the extent that any Unit or Common 3.4 for on Facility encroaches any other Unit or Common Facility, a valid easetnent the encroachment that storm water from a Unit is directedor collectedinto a receptorin another exists. To the extent for a Unit or Common Facility, including guttersand downspouts, valid easement the stonn water exists.

for 3.5 Easement Party Walls. The owners of adjoining Units shall have the use of the party walls betweenthe Units for the benefit and support of any Units now or continued constructed the respectiveCluster; provided, howevet, that such use shall not on subsequently Unit or the premisesof the other Owner(s),and shall not impair the party wall injure any adjoining benefitsand supportto which suchadjoiningUnit(s) is/areentitled. Unit Utilitl/ Easement. Each Unit shall be subject to a blanket easement 3.6 over, acrosseach Unit to install, repair, replace,and maintain all utilities, including, without electricity,telecommunications intemet services limitation, water, sewer,gas,telephone, and and in cable TV. The Units themselvesshall be subjectto easements favor of the Associationto maintain, repair, replace or reconstitutecommon utility service lines, fixfures, equipmentand facilities servingthe Units. Maintenance Easement. The Controlled Facilities, and to the extent 3.7 shall be subject to a non-exclusiveright and easement the necessary, Units themselves, the in Association, including its agents, employees, contractors, and subcontractors,as may be for of necessary appropriate the performance the dutiesand functionswhich the Associationis or permitted or obligatedto perform under this Declaration,if any, and for providing maintenance and repairs. Health.Water. SewaqeDisposal.Sanitationand for 3.8 Easement Governmental. is EmergencyServices. A non-exclusiveeasement herebygrantedto the appropriategovemmental authorities and to the appropriateprivate organizationssupplying health, sanitation,police serices and emergencyservice such as fire, ambulanceand rescue services,for purpose of ingress and over the Common egressover the Common Elements. The Declarantfurther reservesan easement installation,maintenance and operationof any central water and sewage Elementsas neededfor the which may servethe PlannedCommunity. disposalsystems 3.9 Environmental Easements. The Declarant reseryes for its benefit and the on, an Association and their respectiveagentsand employees easement over and acrossany and all to unimproved areasin the Planned Community for the purpose of taking any action necessary effect cornpliancewith environmentalrules, regulations,procedurespromulgated or instituted by entity. the Board of Directors or by an goverrlmental 3.10 Additional Easements.The PlannedCommunity and Lots shall be subjectto all easements and licensesshown on Dlhibrts ,t\1 and "B" as they may be amendedfrom time to time. is heretoas A Easements. listing of all recordedeasements attached 3.1I Recorded Exhibit "B".

ARTICLE TV COMMON ELBMBNTS

Maintenanceand Responsibilitvof Common Elernents. It shall be the 4.1 obligation of the Association to maintain the Common Elements,including but not limited to the maintenance, repair, reconstruction or replacement of any of the Common Elements. The with liability insuranceon any Common Association shall be responsiblefor all costs associated Elements. 4.2 Maintenanceand Responsibilityof Units: Right of Entry. Except as otherwise provided herein, the Owner of each Unit shall be responsiblefor the care,maintenance and repair of his or her Unit. In the event the Owner shall fail to maintain any Unit in a manner satisfactoryto the Board of Directors consistentwith this Declarationand Bylaws, and such failure shall have an adverseimpact on other Ownersor the Association,the Board of Directors shall have the right to enter said Unit and to repair, maintain atVorrestorethe Unit. Such right of entry and repair shall be exercisableonly upon fifteen (15) days written notice glven to the Owner thereof, necessitates shorter a unless, in the discretionof the Board of Directors, a genuine emergency and/or restoration shall be added and period of time. The costs of any such repairs,maintenance to part of the Assessment which saidUnit is subject. becorne 4.3 Owners' Enjoymentof Common Elements. (a) Owner's Easement Enjoyment. Upon the saleof a Unit, every Owner shall of have a right and easementof enjoyrnent in and to the Common Facilities and Controlled shall be appurtenantto and shall pass Facilities applicable to that Unit, which right and easement with the title to everyUnit, and shallbe subjectto the provisionsof this Declarationincluding the rights of the Associationas setforth herein and in the Bylaws. with the Bylaws (b) Delegationof Use. Any Owner may delegatein accordance of the Association,his or her right of enjoymentto the Common Facilitiesto the membersof his or her family, tenants and up to two (2) social invitees without the prior approval of the Association. Notwithstanding the foregoing, every Owner and its invitees (without limit in number) shall have the right to ingressand egressover, upon and acrossall streetsand roadways for located in the Planned Community as necessary accessto his or her Unit and shall have the to right to lateral support,and suchrights shall be appurtenant and passwith the title to the Unit.

ARTICLE V USE RESTRICTIONS 5.1 Use and Occupancyof Lots and Buildines. The occupancyand use of the Units, Lots and buildings shall be subjectto the following restrictions' (A) None of the Units or Lots set forth above shall be used for any purpose other than residentialuses.

(B) No structureshall be erectednearerto the front line or nearerto the side streetthan the buildine setbacklines shown on saiciPlan as recorded. (C) No noxious or offensive activity shall be carriedupon any Unit or Lot nor or shall anything be done thereonwhich may be or may becomean annoyance nuisanceto the neighborhood. (D) No trailer or tent shall be placedon any building plot, exceptfor a home builders constructiontrailer. No garageor any structureother than the Unit for which the plans temporarily or have been approvedin accordwith the tems hereof shall be used as a residence, permanently. No Unit in the processof constructionshall be occupied as a residenceuntil the thereof shall havebeencompleted. exterior construction (E) Easementsare shown on the recorded plans and reserved for sewers, drainage and utility installations,and maintenanceand for such purposesand uses as may be planting No shown on said Plansas recorded. All Lots are subjectto sucheasements. structure, or other material shall be placed or permitted to remain which may damageor interfere with of installation or maintenance utilities, or which may changethe directionsor flow of drainage channelsin the easements. (F) The owner of eachLot coveredby thesecovenantsshall have an easement over all Lots adjoining his propertyto dischargeover thoseLots all surfacewatersthat naturally in rise in or flow or fall upon his property. A11Lots are subjectto such an easement favor of the shall be a covenant which easements and owners of adjoining Lots and their successors assigns, this covenant,institutes any running with the property. Any owner of a Lot who, in violation of of legal pioceeding againstany adjoining owner for discharge surfacewaters over his property strattUe liable to indemniff and hold harmlessthe owner againstwhom the proceedingshave or assessed other legal expenseor cost fees,damages been instituted from any and all attorney's of of any kind incurredin the defense the proceeding. (G) No fence shall be erected on any building plot or along line thereof, 6.I with Paragraph hereof. In no casewill any fencebe approved without approvalin accordance road upon which said plot fionts than the main front wall of the Unit that is: (i) nearerto the height than six (6) feet. erectedthereon,or (ii) built to a greater (H) Satellite dishes greater than 2 feet in diameter shall not be permitted on whetherrooftop or groundmounted,shallbe prohibited any Unit. Televisionand radio antennas, on the exterior of any Unit. (D No automobile or motor driven vehicles shall be left upon a Lot for a upon the public period longer than thirty daysin a conditionwherein it is not able to be operated i,igh*uy, after which time the vehicle shall be considereda nuisanceand detrimental to the and shall be removedfrom the Lot. No trucks,commercialvehicles, *"lfurr of the neighborhood boats,trailers,campersor mobile homesshall be parkedor storedon any Lot unlessthe sameare in a garageor at ih. r.ut of the dwelling and out of the view from the curb in front of the

during use dwelling; provided however;that the reasonable of suchvehiclesas may be necessary constructionof a home on any Lot shall not be prohibitedby this requirernent. (J) No debris incidental to work on one Lot may be placed on anotherLot. All debris must be removedby completionof work to which it is incidental (or upon suspension brief temporarysuspension). of the work for any reason-beyond (K) No sign of any kind shall be displayedto the public view on any Unit or Lot except one temporarysign of not more than four squarefeet advertisingthe propertyfor sale or rent; or signs used by a builder to advertisethe property during the constructionand sales period. (L) The Owner shall agreeto acceptthe responsibility and transfer from the Declarant,Declarant and/or co-permitteeof the required PennsylvaniaGeneralNPDES Permit of of for the discharges storm water from constructionactivitiesas issuedby the Commonwealth Water Pennsylvania, Department of Environmental Protection, Bureau, of Land and Conservation.

These covenants are made for the common benefit of all Owners in said Planned Community who by acquisitionof their respectiveLots, shall be conclusively deemedto have or and agreedto thesecovenants restrictionsherein contained,it shall be lawful for any accepted personor personsviolating, or attemptingto violate any such covenants,and to preventhim or them from so doing, and to recover damagesfor such violation, including but not limited to losses,and attomey'sfeesincidentalto suchaction. expenses, may be modified approvals,any of thesecovenants Subjectto any requiredgoverrrmental in their applicationsand/ortheir terms,at the discretionof the undersigned. or Invalidation of any one of the covenants restrictionsby judgments, decree,or order of Court, shall in no way affect any of the other provisions,which shall remain in full force and effect. ARTICLE VI ARCHITECTURAL CONTROL For Right to Control Improvernents. the purposeof furtherinsuring 6.1 Declarant's the development of the premises as an area of high standards,and subject to any required goverrrmentalapprovals,the Declarantreservesthe power to control the buildings, structuresand to other improvementsplaced on each Unit and Lot, as well as to make such exceptions these and Declarantshall deern necessary and restrictionsas the covenants,conditions,reservations proper,including,but not limited to the following: erectedor alteredon any (a) No building or other structureshall be commenced, Lot until the plans and specificationsshowing the nature,kind, shape,height, materials,exterior

colors and location of the same shall have been submittedto the Declarantand the Declarant shall have approvedthe plans,in writing, as to the harmoly of extemaldesignand locationin relationto the surrounding structures and improvements and the topography of the property. The plans required under this subsectionshall be submittedto the Declarantprior to any mortgageapplication or any subrnissionto any govemmentalbody for approval. (b) No building or other structureshall be erected,constructedor alteredon any Lot of any extemal building material exceptstone,brick, finished stucco,cedarwood siding, vinyl, aluminum, tongue/groove siding or ship-lap siding. In the event new exterior products are the the developed, Declarantwill consider samefor approvalbut shall not be obligatedto approve any particular material. 6.2 Subdivisionof Lots. None of the Lots shall at any time be subdivided,except the Declarant shall, subject to any required goverrlmental approvals, have the right to fuither subdivideany Lot.

ARTICLE VII ASSOCIATION of 7.I Membership. For the purposeof ownershipand maintenance open spaces every kind and nature required or desiredwithin the Real and all coillmon community servicesof Estatefor the generaluse and benefit of all Owners,each and every Owner in acceptinga deedor contract for any Unit in the Real Estate,agreesto and shall be a member of and be subject to the obligationsand duly enactedBylaws of the Association,a non-profit corporation. 7.2 Succession.Upon the saleby the Declarantof all of the Units provided in the to plats embracingall of the Real Estate,the Associationshall succeed the position of the Declarant and restrictions,and the conditions, reservations provisions of thesecovenants, with respectto the term "Declarant"hereinshallthenmeanthe "Association". 7.3 Rules and Reeulations. The Associationshall have the right to prornulgate govemingthe usedand operationof the commonfacilities and to set feesfbr rules and regulations the useof thosefacilities. the 7.4 Powersof the Association.In additionto the powersset forth hereinabove, powers: shall havethe following additional Association (a) Deleeationof Authority. To appoint committeesof the Board of Directors (which need consist of only one member of the Board of Directors) and to delegateto such cornmitteesthe Board of Directors' authority to carry out certain duties of the Board of Directors, subjectto the approvaland control of the Board of Directors. of the (b) Contractine Services.To engage services any persons(includingbut for accountants and attorneys) deemed necessary by the Association at such not limited to

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compensation as is deemed reasonableby the Board of Directors, in the operation, repair, maintenance and management of the ct;mmon facilities, or in connection with any duty, responsibilityor right of the Associationand to remove,at any time, any suchpersonnel. 7.5 Allocation of lnterest for Votine. Each Unit shall have one vote in the Association, ARTICLE VIII BUDGETS: COMMON EXPENSES.ASSESSMENTS AND ENFORCEMENT

8 .1 "Assessment").

Budget. There shall be an annual budget for Common Expenses (the

Monthlv Assessments. The Assessments 8.2 made in order to meet the requirementsof the Association'sannual budget for each shall be deemedto be adopted and on assessed a monthly basis (rather than on an annualbasis payablein monthly installments) and due and payablein advanceon the first day of eachmonth. (Declarantshall be exempt shall be Special assessments shall be due and payablein one or more monthly from all Assessments.) payments,in advance,on the first day of eachmonth, as determined the Board of Directors. The by be set at Fifty dollars and 00/100 ($50.00) per month, per unit, for initial Assessment shall TownhomeUnits, subjectto changeupon approvalby the Association. Assessments CommonExpenses. for The budgetfor the Common Expenses 8.3 amount for the expenses a Common Facility if the Declarant has retained of shall not include any and not transferred to the Association the responsibility for the maintenanceand repair of that to for for CommonFacility, and no Unit shallbe subject an assessment a CommonFacility Expense a particular Common Facility until the responsibility for the maintenance and repair of that Common Facility is transferredliom the Declarantto the Association. Notwithstanding anlhing herein to the contrary, the budget for the Common Expensesshall not include any amount for the expenses a ControlledFacility on any Unit unlessand until a dwelling designedfor multiple of has family residentialpurposes been fully erectedto completionthereon. of 8.4 Allocation of Interest for Common ExpensesThe percentage Common Expenses shall be allocatedon all Units in equal amountson a pro rata basis by dividing the of for Common Expenses the number of Units. The initial percentage CommonExpenses each by dividedby the total numberof Units. Unit is the estimated budgetfor the CommonExpenses late charges,fines and of 8.5 Subordination CertainCharges. Any fees,charges, to shallbe subordinate the lien of a prior recorded interestwhich may be levied by the Association a Lot. mortgage on 8.6 Limitation on Expenditures. All expenses,charges and costs of the charges or of maintenance, repair or replacement the commonfacilities, and any other expenses, costs which the Association may incur or expendpursuanthereto, shall be approvedby the Board of Directors, and a written memorandum thereof prepared and signed by the treasurer of the capital additionsto, or capitalimprovements Association. There shall be no structuralalterations, of on, the Common Elements(other than for purposes repairing,replacingand restoringportions of
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the Common Elements)requiring an expenditurein excessof Twenty Five Percent(25%) of the (including reserves) without the prior approvalof the Owners annualbudget for Common Expenses entitled to cast two-thirds (213)of the votes of all Owners. The foregoing shall not apply to any Common Expensesthat are a result of any ConvertibleReal Estatebeing addedpursuantto Article 1 .5. of 8.7 Reserve. Each annualbudgetfor monthly assessments Common Expenses considered the Board of Directors to be sufficient as a by include an amount reasonably sha1l the Declarantshall collect and contingencies.To initiate such reserve, reservefor replacements grantees,at time of settlement,an amount equal to Two Hundred and 00/100 from each of its Dollars ($200.00) and shall remit such amount to the Association. Extraordinaryexpendituresnot originally included in the annual budget which may become necessaryduring the year may be charged first against such reserve, as the Board of Directors shall determine. In addition, the Association shall have the right to segregateall or any portion of the reserve for any specific appropriate. upon suchconditionsasthe Boardof Directorsdeems replacement contingency or 8.8 Accounting. Fifty five (55) days before each calendar or fiscal year commencingin 2006, the Associationshall supply to all Owners an itemized accountingof the Common Expenses for the preceding calendar year actually incuned and paid together with a and tabulation of the amounts collected pursuant to the annual budget or monthly assessments propertyowned or managedby the Associationon behalf of the Association,and leasesand salesof plus reserves. showing the net excessor deficit of income over expenditures 8.9 Further Assessments.If any annualbudget proves inadequatefor any reason, or including non-pa)rmentof any Owner's monthly assessments, any non-recurring Common Expense or any Common Expense not set forth in the annual budget as adopted,the Board of accordingto eachOwner'smembership Directors may at any time levy further monthly assessments shall be payableover suchperiod of time as in the Association. Such further monthly assessments the Board of Directors may detennine. The Board of Directors shall servenotice of such fuither on assessments all Ownersby a statementin writing giving the amount and reasonstherefore,and by shall becomeeffective as determined the Board of Directors. such further monthly assessments for from assessments Common Expenses 8.10 Surplus. Any amountsaccumulated and income frorn the operation of the open spacesto which such Common Expensespertain in excess of the amount required for actual Common Expensesand reservesfor future Common in Expenses shall be creditedto eachOwner paylnga shareof suchCommonExpenses proportion paid by eachsuchOwner, said creditsto be appliedto the such CommonExpenses to the shareof of next monthly assessments Common Expensesdue from said Owners under the current fiscal year'sbudget,and thereafter, until exhausted. 8.11 Acceleration. If an Owner is in default in the payment of the aforesaid for charges monthly assessments sixty (60) days,the Board of Directorsmay, in additionto all or to all accelerate other monthly assessments become contained, other remediesin this declaration due for the fiscal year in which such default occurs.

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by 8.12 interestand Charses. All sums assessed the Associationagainstany shall bear interestthereonat the then maximum legal rate Owner as a regular or specialassessment (15%) percent per annum) from the thirtieth day following default in (but not more than fifteen when due. Any delinquent owner shall also be obligated to paynent of any monthly assessment pay (i) all expenses of the Association, including reasonableattomey's fees, incurred in the (ii) paid by by or assessments legalproceedings otherwise; any amounts collectionof the delinquent protectits liens, which the Associationfor taxes or on accountof superiorliens or otherwiseto expensesand amounts together with accrued interest, shall be deemed to constitute part of the assessments shallbe collectibleas such,subjectto Article 8.2 above. and delinquent shall adoptin its Bylaws suchadditionalor 8.13 Implementation.The Association and desirableto implement the provisions as proceduresand requirements it deemsnecessary other of this Article VIII and to otherwiseprovide for the efficient fiscal operation and managementof the openspaces. under Pro 8.14 Assessments Rata. The Associationin imposing any assessments on this Article VIII shall imposesuchassessments a pro ratabasis.

ARTICLE IX EFFECT AND ENFORCEMENT Reservationsand Restrictions to Run with Land. All of the covenants, 9.1 and servitudesset forth herein shall run with the land and each conditions,restrictions,reservations restrictions, Owner, by accepting a deed to any Unit, acceptsthe same subject to such covenants, reservations,and servitudes and agreesfor himself, his heirs, administrators,and assignsto be bound by each of such covenants,conditions, restrictions, reservations and servitudesjointly, and severally. separately Remediesfor Violations. For a violation or a breach of any of these 9.2 covenants,conditions, reservationsand restrictionsby any person claiming by, through, or under the Declarant, or by virtue of any judicial proceedings,the Declarant and the Owners, or any of them severally,shall have the right to proceedat law or in equity to compel a compliancewith the terms hereof or to preventthe violation or breachof any of them. In addition to the foregoingright, the Declarant shall have the right, wheneverthere shall have been built on any Lot any structure which is in violation of theserestrictions,to enter upon the Lot where such violation of these existsand summarilyabateor removethe same and conditions,reservations restrictions covenants, at the expenseof the owner, and any such entry and abatementor removal shall not be deerneda trespass. (a) Should the Declarant or any Owner employ counsel to enforce any of the foregoing covenants,conditions,reservationsor restrictions,or reentry,by reasonof such breach, fee including a reasonable for counsel,shall be paid by the all costsincurred in such enforcement, Owner and the reversionaryowner shall have a lien upon such Unit or Lot to securepaymentof all such accounts.

1J

(b) Should the Owner fail, negiector refuse to satisfuand dischargeany lien arising hereunderwithin thirty days, the Declarant or Owner in whose favor said lien has arisen, and their respectiveheirs, successors assignsshall have the right to intereston suchliens at the rate of fifteen (15%) percentper annum and shall be entitled to receive all costsof collection, including attomey'sfee. a reasonable (c) The breach of any of the foregoing covenants,conditions, reservationsor restrictions shall not defeat or render invalid the lien of any mortgagemade in good faith for value conditions, reservations and as to any Unit or Lot or portionsof Units or Lots, but thesecovenants, any suchmortgageeor owner thereof,whose restrictionsshall be binding upon and effective against title theretoor whose grantor'stitle is or was acquiredby foreclosureor otherwise. (d) No delay or omission on the part of the Declarantor the Owners in the Real Estatein exercising any rights, power or remedy herein provided, in the event of any breachof the covenants,conditions, reservationsor restrictionsherein containedshall be construedas a waiver therein, and no right of action shall accruenor shall any action be brought thereof or acquiescence or maintainedby anyonewhatsoeveragainstthe Declarantfor or on accountof its failure to bring conditions,reservationsor restrictions,or any action on account of any breach ofthese covenants, by hereinwhich may be unenforceable the Declarant. for imposing restrictions and restrictions,reservations Severabilit)r. Each and every of the covenants, 9.3 servitudescontained herein shall be consideredto be an independentand separatecovenant and or conditions,reservations agreementand in the event any one or more of the foregoing covenants, restrictions shall be declaredfor any reason,by a court of competentjurisdiction, to be null and void, suchjudgment or decreeshall not in any mannerwhatsoeveraffect, modifu, change,abrogate and restrictionsnot so declaredto be void, conditions,reservations or nullif, any of the covenants, and restrictionsnot so expresslyheld to conditions,reservations but all of the rernaining covenants, continueunimpairedand in fulI force and effect. be void shall Rule Aeainst Perpetuities. In the event the provisions hereunderare 9.4 jurisdiction by reasonof the period of time herein statedfor declaredvoid by a court of competent which the sameshall be effective,then in that event suchterms shall be reducedto a period of tirne which shall not violate the rule againstperpetuitiesas set forth in the laws of the Commonwealthof Pennsylvania. ARTICLE X OF COVENANTS" RESTRICTIONS. DURATION RESERVATIONS AND SERVITUDES 10.1 Duration. All of the foregoing covenants,conditions,reservationsand restrictionsshall continue and remain in fuIl force and effect at all tirnes as againstthe owner of any of Unit in such premises,regardless how he acquiredtitle, perpetuallyunlessterminatedby a vote (2/3) of the membersof the Association. of not lessthantwo-thirds

14

ARTICLE XI DECLARANT'S RIGHTS has created the Associationand will Control: The Declarant 11.1. Declarant retain control of said Association as provided for in Section5303 of the PA Uniform Planned Community Act (68 Pa. C.S.A. $5303(c)).During the period of Declarant Control set forth below, the Declarant may appoint and remove officers and Board of Director members or designate a person to make such appointmentsor removals. The Declarant may voluntarily surrenderthe right to appoint and remove officers and Board of Director membersbefore the period of Declarant Control set forth below has terminated.In that event the Declarant may require, for the duration of the period of Declarant Control, that specified actions of the Association or Board of Directors as described in a recorded instrument executed by the Declarant,be approvedby the Declarantbeforethey becomeeffective. Period of DeclarantControl The period of Declarant Control shall run ll.2 of from the date of the first conveyance a Unit to a personother than the Declarantfor a period of not more than seven (7) years; provided, however, that the period of Declarant Control will terminateno later than the earlierof the following:
(a)

of Sixty (60) daysafter conveyance 75ohof the Units to Owners;or Two years after the Declarant has ceasedto offer Units for sale in the ordinary courseof business.

(b)

Not later than I 1.3 Election of Membersto Board durine DeclarantControl 60 days after conveyance of 25oh of the units which may be created to Owners other than a Declarant,at leastone member and not lessthan 25Toof the membersof the Board of Directors of shall be electedby Ownersother than the Declarant.Not later than 60 days after conveyance less than 33Yoof the of 50o/o the units that may be createdto Ownersother than a Declarant,not membersof the Board of Directorsshall be electedby Ownersother than the Declarant.

ARTICLE XII LIMITATION OF LIABILITY of Standard Conduct. In the performanceof their duties, the offrcers and l2.l membersof the Board of Directors shall standin a fiduciary relation to the Associationand shall perform their duties, including duties as membersof any committee of the Board of Directors believe to be in the best upon which they may serye,in good faith, in a mannerthey reasonably inquiry, skill and diligence, interestsof the Associationand with suchcare,including reasonable under similar circumstances. aSa personof ordinaryprudencewould use (a) In discharging the duties of their respective positions, the Board of Directors members and officers may, in considering the best interests of the Association, consider the effects of any action upon suppliersof the Association and upon colrununitiesin

l5

which the PlannedCommunity is located,and all other pertinent factors. The considerationof described above. thosefactorsshall not constitutea violatiorrof the standards (b) Absent breachof fiduciary duty, lack of good faith or self-dealing,actions taken as a Board of Director member or officer or any failure to take any action shall be presumed in the best interestof the Association. be 12.2 Good Faith Reliance. In performing his duties, an officer or Board of Director member shall be entitled to rely in good faith on information, opinions, reports or and other financial data, in each case prepared or statements,including financial statements presented any of the following: by (a) of One or more of the officer(s) or employee(s) the Associationwhom the reasonably believesto be reliable and competentin the officer(s) or Board of Director member(s) matterspresented. (b) Counsel, public accountantsor other persons as to matters which the believesto be within the professionalor expefi officer or Board of Director memberreasonably of competence suchperson. (c) A committee of the Board of Directors upon which he or she does not with law, as to matters within its designatedauthority, serve, duly designatedin accordance officer or Board of Director member reasonably believes to merit which committee the confidence. (d) An officer of Board of Director Member shall not be consideredto be acting in good faith if he or she has knowledge concerningthe matter in questionthat would causehis or her relianceto be unwarranted. 12.3 Amendment. The Declarantshall have the right to amendthis Declaration at any time to convertthe ConvertibleReal Estateto Lots or Common Elementswithout consentof any Lot owner. ln addition, the Declarantshall have the right to amend the Platsand Plansunder $ 5210 (e) and (f) of the Act for any purposewithout the consentof other Lot ownersuntrl 75ohof the Lots havcbeenconveyed. Declarant'sRights. The Declarant reservesthe following 12.4 Reservations. of rishts and combination riehts: (a) To add real estateto the PlannedCornmunity.

(b) To create Units and Common Elements within the PlaruredCommunity Real Estate. including,but not limited to, all Convertible (c) Facilities. To subdivideUnits, to convertUnits into Common Facilitiesor Controlled

t6

(d)

To withdraw real estaiefrom ihe PlannedCommunity. The Declarant reserves the

12.5 Reservations.Special Declarant Rishts. Rightsto: following SpecialDeclarant

(a) Complete improvementsindicatedon plats and plans, including but not Real Estate. underSection5210of the Act. limited to Convertible (b) (c) Real Estate underSection5211 of the Act. Convefi Convertible Real Estate underSection5212of the Act. Withdraw Withdrawable

(d) Convert a Unit into two or more Units, Common Facilitiesor Controlled Facilitiesor into two or more Units and CommonFacilitiesor ControlledFacilities. (e) Maintain offices,signsandmodelsunderSection5217 of the Act.

(0 through the Common Elementsfor the Purposeof Use temporaryeasements making improvementswith the PlannedCommunity or within any Convertible Real Estateunder Section5218of theAct. (g) Appoint or remove an officer of the Associationor a Board of Directors member during any period of DeclarantControl under Section5303 of the Act. ConvertibleReal Estate. Declarantherebyexplicitly 12.6 Reservationto _Convert (7'n)anniversaryof the recording of this Declaration,to convert reseryesan option until the seventh Convertible Real Estate,if applicable,to the PlannedCommunity from time to time in compliance with Section 52ll of the Act, without the consentof any Owner or holder of a mortgageon a Unit. This option to expand may be terminated prior to such anniversaryonly upon the filing by the Declarant of an amendmentto this Declaration. The Declarant expressly reservesthe right to convert any or all portions of the Convertible Real Estateat any time, at different times, in any order, without limitation and without any requirementthat any other real estatebe added,converted or withdrawn. Said option to convert Convertible Real Estateis within the unfettereddiscretionof the Declarantand there are no other limitations on this option. if Assurance.At suchtirne as the PlannedCommunity is expanded, at all, 12; will be no more than 60 Estatein aggregate the maximum number of Units on the ConvertibleReal will be no more than Units and the maximurn number of Units on the Real Estatein the aggregate on 60 Units. Any buildings to be constructed the ConvertibleReal Estateand Units thereinshall be quality, materialsand architecturalstyle with the Buildings and Units in the Planned cornpatiblein is Community exceptthat no assurance made as to size of buildings or Units. All Units would be (i) restrictedto residentialuse. The Declarantmakesno assurance as to locationof Buildings or Units or other improvementsand Common Elementswithin the ConvertibleReal Estateor the extent thereof, or (ii) that any Common Elementscreatedwithin any Convertible Real Estatewill

11 LI

be of the same generaltypes and sizes as those within other parts of the Planned Community, or Units ,^eatedwithin any ConvertibleReal Estatewill (iii) that the proportion Common Elements+"o be approximately equal to the proportionsexisting within other parts of the PlannedCommunity. the The Declarant expresslyreserves right to designateCommon Elementsin the ConvertibleReal as to make improvements. The Declarantmakesno assurances to suchimprovementsor Estateand in Common Elements. If Units are created the ConvertibleReal EstateeachOwner therein shall be eachnew Unit shall have one vote in the Associationand eachUnit Association, a member of the (and each liability with all other Units for Common Expenses shall have equal Common Expense of Unit shall have liability for SpecialAllocationsunder Section5314 of the Act). The percentage Common Expenseliability of eachUnit shall be determinedby dividing the total of the previously existing and any newly creatednumber of Units into 100, and the quotient is the percentageof in All liability of eachUnit for CommonExpenses. restrictions this Declaration Common Expense to Units createdin the ConvertibleReal affecting use, occupancyand alienationof Units shall apply withdraws, any Estate. In the event that the Declarantshall not add, or addsand then subsequently have the right to constructall portion of the ConvertibleReal Estatethe Declarantshall nevertheless in or any portion of any Building on the Real Estatedescribed Exhibits "A" and "8" as they may be given herein the amendedfrom time to time and operates samewithout restriction. No assurance shall apply to any portion of the Convertible Real Estate not added to or withdrawn from the PlannedCommunity. 12.8 Reservationsto Withdraw Real Estate. The Declarant hereby explicitly reserves an option, until the seventh (7'n) anniversary of the recording of this Declaration, to withdraw Withdrawable Real Estate,if applicable, from the Planned Community from time to time in compliancewith Section 5212of the Act, without the consentof any Owner or holder of a mortgage on any Unit. This option to withdraw may be terminated prior to such anniversary only upon the filing of an amendmentto this Declarationby the Declarant. The Declarant expressly reseryesthe right to withdraw any or all portions of the Withdrawable Real Estate at any time, at different times, in any order, without limitation and without any requirementthat any other real estatebe withdrawn addedor converted,exceptas set forth in Section 5212of the Act as provided, however,that the WithdrawableReal Estateshall not exceedthe areadescribed such approvalsand permitting from the to all necessary in this Declarationhereto and shall be subject appropriategovernmentalbodies. There are no other limitations on this option to withdraw the Withdrawable Real Estate. If Real Estate containing Units is withdrawn from the Planned Community, mernbership in the Association will be decreasedby the number of Units by withdrawn. The number of votes in the Associationwill be decreased one vote for eachUnit in the withdrawn real estate. Each remaining Unit shall have one vote in the Associationand each remaining Unit shall have equal Common Expenseliability with all other remaining Units for Common Expenses(and each Unit shall have the liability for Special Allocations under of Section 5314 of the Act). The percentage Common Expenseliability shall be determinedby of dividing the number of remaining Units into 100 and the quotient will be the percentage Common Expenseliability of eachUnit for Common Expenses. In the event that the Declarant have the withdraws any portion of the WithdrawableReal Estate,the Declarantshall nevertheless right to construct all or any portion of any building on such real estateand operatethe same given herein shall apply to any portion of the Withdrawable without restriction. No assurance

t8

Real Estate withdrawn from the PlannedCommunity. Said option to withdraw Real Estate is within the unfettereddiscretionof the Declarantan.lilere are no other limitations on this ootion.

ARTICLE XIII AMENDMENT Amendments. Subject to the Declarant's rights under Article 11, this l3.l at may be amended any time afterthe datehereofby a vote of at leasttwo-thirds(213)of Declaration all Owners at a meetingof all Owners after written notice of the meetingis given to all Owners. The Amended Declarationshall be signedby the Presidentof the Associationrecordedat the Recorderof DeedsOffice of Allegheny County and indexedagainstall recordowners.

l9

IN WITNESS WHEREOF, the saidDeclarant has caused nameto be signedto its thesepresents the day and year first abovewritter'. on

WITNESS:
;

: Showcase Properties,Inc.

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A lle g h e n yCo u n t Y ValerieMcDonaldRoberts Departmentof RealEstate P it t s b u rg h ,P A 1 5 2 1 9

lnstrument Number: 2008-12?83 RecordedOn; May 05,2008 As-DeedAgreement

,/ ,' iL n'l i:' i\/rl^ e:'

INC PROPERTIES Parties: SHOWCASE To Comment: INC PROPERTIES SHOWCASE # of Pages:I

DO PAGEI S PARTO F THE RECO RDED C U M E N T * - - D O N O T R EMOVE-THIS

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File Information: Number:2008-12283 Document Number 1125702 RecetPt Date/Ttme: May 05, 2008 11:51:'l34 Recorded BK-DE VL-13598PG-72 Book-Vol/Pg: User/ Station M Ward- CashSuper12

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