LAKE SAINT LOUIS COMMUNITYASSOCIATION
INDENTURE OF COVENANT ANDRESTRICTIONS
THIS DECLARATION, made this 21st day of June, A.D., 1967, by LAKE SAINT LOUIS ESTATES Company,a
Missouri Corporation hereinafter called Developer. WITNESSED:
WHEREAS, Developer is the owner of the real property described in Article II of this declaration and desires to create thereon a residential community with open spaces and other common facilities; and to this end, desires to subject the real property described in Article II together with such additions as may hereafter be made thereto to the covenants, restrictions, casements, charges and liens, hereinafter set forth, each and all of which is and are for the benefit of said property and each owner thereof,and
WHEREAS, Developer has deemed it desirable, for the efficient preservation of the values and amenities in said community, to create an agency to which should be delegated and assigned the powers of maintaining and administering the community properties and facilities and administering and enforcing the covenants and restrictions and collecting and disbursing the assessments and charges hereinafter created;and
WHEREAS, Developer has incorporated under the laws of the State of Missouri, as a non-profit corporation, theLAKE SAINT LOUIS COMMUNITY ASSOCIATION, forthe
purpose of exercising the functionsaforesaid;
NOW, THEREFORE, the Developer declares that the real property described in Article 11, and such additions thereto as may hereafter be made, is and shall be held, transferred, sold, conveyed and occupied subject to the covenants, restrictions, easements, charges and liens (sometimes referred to as "covenants and restrictions") hereinafter set forth.
ARTICLE IDEFINATIONS
Section 1. The following words when used in this Declaration (unless the context shall prohibit) shall have the followingmeanings:
(a)"Association" or "Community Association" shall mean and refer to the Lake Saint Louis Community Association
(b)"The Properties" shall mean and refer to all such existing properties, and additions thereto, as are subject to thisDeclaration.
(c)“Common Properties" shall mean and refer to lakes and those areas of land shown on any recorded subdivision plat of The Properties and intended to be devoted to the common use and enjoyment of the owners of The Properties including other areas such as marinas, clubhouses and golf courses which the Developer may designate as Common Properties.
(d)"Lot" shall mean and refer to any plot of land shown upon any recorded subdivision map of The Properties with the exception of Common Properties as heretoforedefined.
(e)"Living Unit" shall mean and refer to any portion of a building situated upon The Properties designed and intended for use and occupancy as a residence by a single family.
(f)"Multifamily Structure" shall mean and refer to any building containing two or more Living Units under one roof except when each such Living Unit is situated upon its own individualLot.
(g)"Owner" shall mean and refer to the record owner, whether one or more persons or entities, of the fee simple title to any Lot or Living Unit situated upon The Properties, but, notwithstanding any applicable theory of the mortgage, shall not mean or refer to the mortgagee unless and until such mortgagee has acquired title pursuant to foreclosure or any proceeding in lieu offoreclosure.
(h)"Member" shall mean and refer to all those Owners who are members of the Association as provided in Article III, Section 1,hereof.
ARTICLE11
PROPERTY SUBJECT TO THIS DECLARATION ADDITIONSTHERETO
Section 1.Existing Property.The real property which is, and shall be held, transferred, sold, conveyed, and occupied subject to this Declaration is located in St. Charles County, Missouri, and is more particularly described as follows: Lake Saint Louis Plat No. 2 according to plat therefor recorded as Document No. 4886 on the 7th day of July, 1967, in the office of the Recorder of Deeds in St. Charles County, Missouri, all of which real property shall hereinafter be referred to as "ExistingProperty".
Section 2.Additions to Existing Property.Additional lands may become subject to this declaration in the followingmanner:
(a)Additions by the Developer. The Developer may from time to time add to The Properties such land as is now owned or hereafter owned or approved for addition by the Developer provided that the land so added shall at that time be bound by all of the terms of this Declaration and any future modifications thereof and provided that the Developer shall be under no obligation to add additional land to TheProperties.
(b)Merger. Upon a merger or consolidation of the Association with another association as provided in its Articles of Incorporation, its properties, rights and obligations may, by operation of law, be transferred to another surviving or consolidated association or, alternatively, the properties, rights and obligations of another association may, by operation of. law, be added to the properties, rights and obligations of the Association as a surviving corporation pursuant to a merger. The survivingor consolidated association may administer the covenants and restrictions established by this Declaration within the Existing property together with the covenants and restrictions established upon any other properties as one scheme. No such merger or consolidation however, shall effect any revocation, change or addition to covenants established by this Declaration within the Existing Property except as hereinafterprovided.
ARTICLEIII
MEMBERSHIP AND VOTING RIGHTS IN THE ASSOCIATION
Section 1.Membership.Every person or entity who is a record owner of a fee or undivided fee interest in any Lot or Living Unit which is subject by covenants of record to assessment by the Association shall be a Member of Association, provided that any such person or entity who holds such interest merely as security for the performance of an obligation shall not be aMember.
Section 2.Voting Rights.The Association shall have two classes of votingmemberships.
Class A. Class members shall be all those Owners as defined in Section I with the exception of the Developer. Class members shall be entitled to one vote for each Lot or Living Unit in which they hold the interests required for membership by Section 1. When more than one person holds such interest or interests in any Lot or Living Unit all such persons shall be members, and the vote for such Lots or Living Unit shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any such Lot or LivingUnit.
Class B. Class B members shall be the Developer. The Class B member shall be entitled to two times the number of votes to which all Class A members are entitled, provided thatthe
Class B membership shall cease and become converted to Class A membership on the happening of any of the following events, whichever occursearlier:
(a)When the total number of votes to which the Class B member would be entitled (if the Class B membership were converted to Class A membership) is less than 5% of the total votes;or
(b)On December 31,1977,
From and after the happening of these events, whichever occurs earlier, the Class B member she be deemed to be a Class A member entitled to one vote for each Lot or Living Unit in which it holds the interests required for membership under Section1.
For purposes of determining the votes allowed under this Section, when Living Units are counted, the Lot or Lots upon which such Living Units are situated shall not be counted.
ARTICLEIV
PROPERTY RIGHTS IN THE COMMONPROPERTIES
Section 1.Members' Easements of Enjoyment.Subjectto the provisions of Section 3, every Member shall have a right and casement of enjoyment in and to the Common Properties and such easement shall be appurtenant to and shall pass with the title to every Lot or LivingUnit.
Section 2.Title to Common Properties.The Developer may retain the legal title to the Common Properties until such tire as it has completed improvements thereon and until such time as, in the opinion of the Developer, the Association is able to maintain the same but, notwithstanding any provision herein the Developer covenants, for itself, its heirs and as- signs that it shall convey the Common Properties to the Association, free and clear of all liens and encumbrances, not later than December 31,1977.
Section 3.Extent of Members' Easements.The rightsand easements of enjoyment created hereby shall be subject to thefollowing:
(a)The right of the Developer and of the Association, in accordance with its Articles and By Laws, to borrow money for the purpose of improving the Common Properties and in aid thereof to mortgage said properties. In the event of a default upon any such mortgage the lender's rights hereunder shall be limited to a right, after taking possession of such properties, to charge admission and other fees as a condition to continued enjoyment by the members and if necessary, to open the enjoyment of such properties to a wider public until mortgage debt is satisfied whereupon the possession of such properties shall be returned to the Association and all rights of the Members hereunder shall be fully restored;and
LSL INDENTURE of COVENANTS andRESTRICTIONS
(b)The rights of the Association to take such steps as are reasonably necessary to protect the above describedproper- ties against foreclosure;and
(e) The rights of the Association as provided in its Articles and Bylaws, to suspend the enjoyment rights of any Member for any period during which any assessment remains unpaid, and for any period not to exceed thirty (30) days for any infraction of its published rules and regulations and
(d)The right of the Association to charge reasonable admission and other fees for the use of the Common properties;and
(e)The right of the Association to dedicate or transfer all or any part of the Common Properties to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the Members, provided that no such dedication or transfer, determination as to the purposes or as to the conditions thereof, shall be effective unless an instrument signed by Members entitled to cast two-thirds (2/3) of the votes of each class of membership has been recorded, agreeing to such dedication, transfer, purpose or condition, and unless written notice of the proposed agreement and action thereunder is sent to every Member at least ninety (90) days in advance of any action taken;and
(f)The right of the Association to enter into licensing agreements for the use of the Common Properties with owners of properties not subject to this Declaration which front on (or which abut properties fronting on) any lake owned by theAssociation.
ARTICLEV
COVENANT FOR MAMMNANCEASSESSMENTS
Section 1.Creation of the Lien and Personal Obligation of Assessments. The Developer for each Lot and Living Unit owned by him within The Properties hereby covenants and each Owner of any Lot or Living Unit by acceptance of a deed therefor, whether or not it shall be so expressed in any such deed or other conveyance, be deemed to covenant and agree to pay to the Association; (1) annual assessments or charges; (2) special assessments for capital improvements, such assessments to be fixed, established, and collected from time to time as hereinafter provided. The annual and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with such interest thereon and cost of collection thereof as hereinafter provided, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment felldue.
Section 2.Purpose of Assessments.The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety, and welfare ofthe
residents in The Properties and in particular for the improvement and maintenance of properties, services and facilities devoted to this purpose and related to the use and enjoyment of the common properties and of the homes situated upon the Properties, including, but not limited to, the payment of taxes and insurance thereon and repair replacement and additions thereto, and for the cost of labor, equipment, materials, management and supervisionthereof.
Section 3.*Basis and Maximum of Annual Assessments. Annual Assessments shall be as follows commencing January 1, 2016 for the next three years and at the end of such period of three years for each succeeding period of three years until increased by vote of the Members of the Lake St. Louis Community Association as hereinprovided:
*That the basis and maximum of annual assessments provided for in Article V, Section 3, of the Lake Saint Louis Declaration of Covenants and Restrictions (recorded in Book 476, Page 726), for the period effective January 1, 1970 through December 31, 1972, as evidenced by Addendum recorded in Book 548, Page 671, and for the period effective January 1, 1973 through December 31, 1981 as evidenced by addendum recorded in Book 652, Page 41, and for the period effective January 1, 1982 through December 31, 2015 as evidenced by addendum recorded in Book 921, Page 274 in St. Charles County, Missouri, is changed by vote of the members of the Lake Saint Louis Community Association as a duly constituted meeting in St. Charles County, Missouri pursuant to the provision of Article V, Section 5 of the Covenants and Restrictions.
- For all Lots/Living Units with ownership obtained prior to January 1, 2016 as follows:
$450.00 for each S- Ilot
$430.00 for each S-2lot
$345.00 for each S-3lot
$370.00 for each P- Ilot
$370.00 for each P-2 LivingUnit
$355.00 for each M- I LivingUnit
- For all Lots/Living Units with ownership obtained on or after January 1, 2016 - $600.00.
The Board of Directors of the Association may, after consideration of current maintenance costs and future costs and needs of the Association, fix the actual assessment for any year at a lesser amount provided that the assessment for each of the above categories is reducedproportionately.
Assessments may be collected on a monthly or quarterly basis as determined from time to time by the Board of Directors.
For the purposes of this Section 3, the following definitions shallapply:
S-1Lot means any single family residential Lot for whicha building permit has been issued for construction of a free- standingresidence.
S-2Lot means any single family residential Lot for whichno building permit has been issued for construction of a free-standing residence.
S-3Lot means any single family residential Lot in addition to one S-1 Lot or one S-2 Lot owned by the same Member for which no building permit has ever been issued for construction of a residence. To qualify as an S-3 Lot, record title thereto must be exactly the same as that for the related S-1 or S-2Lot.
P-1Lot means any planned unit residential Lot subject to the Indenture of an Area Association which is improved witha residence attached by a party wall to an adjoining residence after title to the Lot has been transferred by the builder to the first user thereof.
P-2Living Unit means any occupant-owner Living Unit after title thereto has been transferred by the builder to the first user thereof.
M-1 Living Unit means any Living Unit in a multi-family structure owned by a single party from and after the date on which such Living Unit is first occupied by a tenant.
In all other respects, the original Covenants and
Restrictions shall remain in full force and effect as amended hereby.
This Addendum to the Covenants and Restrictions shall be effective upon its recording in the official records of the Office of the Recorder of Deeds of St. Charles County, Missouri.
This Addendum to the Covenants and Restrictions may not be challenged one (1) year after the recordation of the Addendum to the Covenants and Restrictions in the Office of the Recorder of Deeds of St. Charles County, Missouri.
Section 4.Special Assessments for Capital Improvements.In addition to the annual assessments authorized by Section 3 hereof, the Association may levy in any assessment year a special assessment, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a described capital improvement upon the Common Properties, including the necessary fixtures and personal property related thereto, provided that any such assessment shall have the assent of
two-thirds (2/3) of the votes of each class of Members who are voting in person or by proxy at a meeting duly called for this purpose, written notice of which shall be sent to all Members at least thirty (30) days in advance and shall set forth the purpose of the meeting.
Section 5. Change in Basis and Maximum of AnnualAssessments. Subject to the limitations of Section 3 hereof, and for the periods therein specified, the Association may change the maximum and basis of the assessments fixed by Section 3 hereof prospectively for any such period provided that any such change shall have the assent of a majority of the votes of each class of Members who are voting in person or by proxy, at a meeting duly called for this purpose, written notice of which shall be sent to all Members at least thirty (30) days in advance and shall set forfeit the purpose of the meeting, provided Rather that the limitations of Section 3 hereof shall not apply to any change in the maximum and basis of the assessments undertaken as an incident to a merger or consolidation in which the Association is authorized to participate under its Articles of Incorporation and under Article H, Section 2 hereof.
Section 6. Quorum for Any Action Authorized Under Sections4 and 5. The Quorum required for any action authorized by Sections 4 and 5 hereof shall be as follows: At the first meeting called, as provided in Sections 4 and 5 hereof, the presence at the meeting of Members, or of proxies, entitled to cast sixty (60) percent of all the votes of each class of membership shall constitute a quorum. If the required quorum is not forthcoming at any meeting, another meeting may be called, subject to the notice requirement set forth in Sections 4 and 5, and the required quorum at any such subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meetings, provided that no such subsequent meeting shall be held more than sixty (60) days following the preceding meeting.