The Peninsula on Lake Granbury

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Saturday, 17 February 2007

Home Owners Association (HOA) Bylaws
The Peninsula on Lake Granbury

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Article 1 – Description of the Association

Granbury Peninsula Homeowners Association, Inc., a Texas non-profit corporation (the Association") is the "Association" described in the Declaration of Covenants, Conditions and Restrictions (the "Declaration") pertaining to The Peninsula on Lake Granbury, an Addition in Hood County, Texas, recorded or to be recorded in the Real Property Records of Hood County, Texas. For convenience, several of the provisions of the Declaration will be repeated or summarized within these Bylaws. The remaining terms and provisions of these Bylaws are intended to complement and supplement the Declaration and the Articles of Incorporation of the Association. In the event of any conflict or ambiguity between the Declaration and these Bylaws and unless otherwise required by law, the terms and conditions of the Declaration shall control and govern.

Amendment 4. Article 1.1 Compliance with State Law. Approved at the the November 9, 2011 meeting of the Board of Directors and duly recorded in the minutes.

The Granbury Peninsula Homeowners Association, Inc. is committed to complying with all provisions of federal and state laws applicable to it as a Texas non-profit corporation and a property owners association, as that term is defined in Texas Property Code Section 209.002(7). In the event that any provision of the Association's governing documents (including, but not limited to Restrictions, Bylaws or rules) conflict with applicable law, the association shall follow applicable law.

Article 2 - Definitions

Unless defined otherwise in these Bylaws, words or terms in these Bylaws which are initially-capitalized shall have the same meaning as set forth in the Declaration.

Article 3 – Membership and Voting Rights

3.1 Membership. Every Owner of a Lot which is subject to the Covenants shall automatically be a Member of the Association. Each Owner's rights as a Member are contingent upon the Owner remaining a Member in good standing of the Association. If more than one person owns an interest in a Lot (such as a husband and wife), all of those persons shall be entitled to participate in the Association and exercise the rights of a Member, except that only one (1) vote may be cast on behalf of all persons owning an interest in a Lot.

3.2 Classes of Members. During the Development Period, the Association shall have two (2) classes of Members: Class A Members and Class B Members. Class A Members shall be all Owners (with the exception of Declarant during the Development Period). The Class B member shall be Declarant. Upon the conclusion of the Development Period, the Class B membership shall cease and Declarant shall automatically become a Class A Member entitled to the same rights and privileges as any other Class A Member.

3.3 Voting Rights. Each Class A Member shall be entitled to one (1) vote for each Lot owned by that Class A Member. The Class B Member shall be entitled to four (4) votes for each Lot owned by the Class B Member.

3.4 Suspension of Rights. A Member shall be deemed not in good standing, and all rights of a Member (including, without limitation, the right to vote, attend meetings of the Association, and the right to use the Common Areas) may be suspended by the Board of Directors, during any period in which a Member is in violation of the Covenants, is delinquent in the payment of any Assessment, or is otherwise in default and/or violation under the Declaration or the Bylaws or rules and regulations of the Association. The suspension of a Member's rights as a Member shall not relieve the Member from paying any Assessments or performing any other obligation required in the Declaration.

Article 4 – Members Meeting. Quorum Voting. Proxies.

4.1 Place of Meetings. Meetings of the Association shall be at the principal office of the Association or at such other suitable place convenient to the Members as may be designated by the Board of Directors, either within the County or as convenient thereto as is possible and practical.

4.2 Annual Meetings. The first meeting of the Members, whether a regular or special meeting, shall be held within one (1) year from the date of incorporation of the Association and not later than ten (10) months after the closing of the sale of the first Lot. The next annual meeting shall be set by the Board so as to occur within forty-five (45) days after the close of the Association's Fiscal Year. Subsequent regular annual meetings of the Members shall be held within forty-five (45) days of the same day of the same month of each year thereafter, at a specific date and hour set by the Board.

4.3 Special Meeting. The President may call special meetings. In addition, it shall be the duty of the President to call a special meeting of the Association if so directed by resolution of a majority of a quorum of the Board of Directors or upon a petition signed by the Member or Members holding at least twenty percent (20%) of the total votes entitled to be cast by the Members. The notice of any special meeting shall state the date, time, and place of such meeting and the purpose thereof. No business shall be transacted at a special meeting except as stated in the notice.

4.4 Notice of Meetings. It shall be the duty of the Secretary to cause notices to be prepared concerning each annual or special meeting of the Association, stating the purpose of the special meeting, as well as the time and place where it is to be held. Quorum, notice and voting requirements of and pertaining to the Association shall be in accordance with these Bylaws, the Declaration and applicable law.

4.5 Waiver of Notice. Waiver of notice of any meeting of the Members shall be deemed the equivalent of proper notice. Any Member may, in writing, waive notice of any meeting of the Members, either before or after such meeting. Attendance at a meeting by a Member, whether in person or by proxy, shall be deemed waiver by such Member of notice of the time, date, and place thereof, unless such Member specifically objects to lack of proper notice at the time the meeting is called to order. Attendance at a special meeting shall also be deemed waiver of notice of all business transacted thereat unless objection to the calling or convening of the meeting, of which proper notice was not given, is raised before the business is put to a vote.

4.6 Adjournment of Meetings. If any meetings of the Association cannot be held because a quorum is not present, a majority of the Members who are present at such meeting, either in person or by proxy, may adjourn the meeting to a time not less than five (5) nor more than thirty (30) days from the time the original meeting was called. At such adjourned meeting at which a quorum is present, any business which might have been transacted at the meeting originally called may be transacted. If a time and place for the adjourned meeting is not fixed by those in attendance at the original meeting, or if for any reason a new date is fixed for the adjourned meeting after adjournment, notice of the time and place of the adjourned meeting shall be given to Members in the manner prescribed for regular meetings. The Members present at a duly called or held meeting at which a quorum is present may continue to do business until adjournment, notwithstanding the withdrawal of enough Members to leave less than a quorum, provided that any action taken shall be approved by at least a majority of the Members required to constitute a quorum.

4.7 Voting. The voting rights of the Members shall be as set forth in the Declaration and Section 3.3 above. Cumulative voting is not permitted. Any vote may be taken by voice or show of hands unless a Member entitled to vote, either in person or by proxy, objects, in which case written ballots shall be used.

4.8 Proxies. At all meetings of Members, each Member may vote in person or by proxy. All proxies shall be in writing and filed with the Secretary before the appointed time of each meeting. Every proxy shall be revocable and shall automatically cease upon loss of good standing by any such Member or upon receipt of notice by the Secretary of the Board of the death or judicially declared incompetence of a Member or upon the expiration of eleven (11) months from the date of the proxy. A form of proxy or written ballot may provide an opportunity to specify approval or disapproval with respect to any proposal.

4.9 Majority. As used in these Bylaws, the term "majority" or "majority vote of the Members" shall mean those votes totaling more than fifty (50%) percent of the total number of votes cast by the voting Member or Members in good standing attending any meeting (or represented by proxy) of the Members of the Association.

4.10 Quorum. Except as otherwise provided in these Bylaws or in the Declaration, the presence in person or by proxy of a Member or Members holding at least twenty percent (20%) of the total votes entitled to be cast by the Members shall constitute a quorum at all meetings of the Members of the Association.

4.11 Conduct of Meetings. The President (or, in the absence of the President, a Vice-President) shall preside over all meetings of the Association, and the Secretary or an Assistant Secretary shall keep the minutes of the
meeting and record in a minute book all resolutions adopted at the meeting and record in a minute book all resolutions adopted at the meeting, as well as a record of all transactions occurring thereat.

4.12 Action Without a Meeting. Any action which may be taken by the vote of the voting Members at a regular or special meeting may be taken without a meeting as and to the extent permitted by applicable Texas law.

4.13 Record Date. The Board of Directors shall fix a date as the record date for determining the Members entitled (a) to notice of a Member's meeting, (b) to vote at a Member's meeting, and (c) to exercise any rights regarding any other lawful action.

Article 5: Board of Directors: Number. Election. Powers. Meetings.

5.1 Governing Body: Composition. The affairs of the Association shall be governed by a Board of Directors. Except as provided in Section 5.2 below, the Directors shall be Members; provided, however, no person and his or her spouse may serve on the Board at the same time.

5.2 Directors During Development Period. During the Development Period, Directors need not be Members.

5.3 Number of and Voting for Directors. The Board of Directors shall initially consist of three (3) individuals selected by the Declarant. Directors shall be elected for two year terms of office and shall serve until their respective successors are elected and qualified. Any vacancy which occurs in the Board, by reason of death, resignation, removal, or otherwise, may be filled at any meeting of the Board by the affirmative vote of a majority of the remaining Directors. Any Director elected to fill a vacancy shall serve as such until the expiration of the term of the Director whose position he or she was elected to fill.

5.4 Nomination of Directors. Prior to each annual meeting of Members at which Directors are scheduled to be elected, the Board shall prescribe:

(a) the opening date and the closing date of a reasonable filing period in which the Declarant may nominate candidates for Director and each and every Member who has a bona-fide interest in serving as a Director may file as a candidate for such position;

(b) that each person nominated by Declarant and every Member who has properly filed shall be included within the ballot;

(c) that where three (3) or more candidates are vying for one position, election may occur by a plurality (rather than a simple majority) of the votes cast; and

(d) such other rules and regulations which may then be appropriate to conduct the nomination and election of Directors in a fair, efficient and cost-effective manner. Each candidate shall be given a reasonable, uniform opportunity to communicate their qualifications to the Members and to solicit votes.

5.5 Election and Term of Office. The election process shall occur by secret ballot not less than twenty (20) days before the annual meeting of the Members, in accordance with any reasonable procedure approved (from time to time) by thc Board, so that thc tabulated results can be announced at the annual meeting. Directors shall be elected for two (2) year terms of office and shall serve until their respective successors are elected and qualified.

5.6 Removal of Directors. At any regular or special meeting or special voting process (in lieu of a meeting) by secret written ballot of the Association duly called, where the bona-fide signatures of Members holding at least 20% of the votes entitled to be cast by the Members appear on an appropriate petition, anyone or more of the Directors may be removed, with or without cause, by a majority vote of the Members voting in person or by proxy, and a successor may then and there be elected to fill the vacancy thus created. A Director whose removal has been proposed by the Members shall be given at least five (5) days notice of the calling of the meeting or the special voting process (in lieu of a meeting) and the purpose thereof and shall be given an opportunity to be heard at the meeting or to communicate his or her position in connection with the special voting process in lieu of a meeting. Additionally, any Director who has three (3) consecutive unexcused absences from Board meetings or who is delinquent in the payment of an Assessment for more than sixty (60) days may be removed by a majority vote of the remaining Directors at a regular or special Board meeting. The Declarant may, at any time and from time to time, remove any Director theretofore elected or appointed by the Declarant.

5.7 Organization Meetings. The first meeting of the Board of Directors following each annual meeting of the Membership shall be held within ninety (90) days thereafter at such time and place as shall be fixed by the Board.

5.8 Regular Meetings. Regular meetings of the Board of Directors may be held at such time and place as shall be determined from time to time by a majority of the Directors, but at least four (4) such meetings shall be held during each Fiscal Year with at least one (1) meeting per quarter. Notice of the time and place of the meeting shall be posted at a prominent place within the Subdivision and shall be communicated to Directors not less than four (4) days prior to the meeting; provided, however, notice of a meeting need not be given to any Director who has signed a waiver of notice or a written consent to holding of the meeting. Advance notice of the meeting(s) at which the annual budget and/or the Annual Assessment or a Special Assessment are likely to be discussed shall be reasonably publicized.

5.9 Special Meetings. Special meetings of the Board of Directors shall be held when called by written notice signed by the President, Vice President or Secretary of the Association, or by any two (2) Directors. The notice shall specify the time and place of the meeting and the nature of any special business to be considered. The notice shall be given to each Director by one of the following methods:

(a) by personal delivery;

(b) written notice by first class mail, postage prepaid;

(c) by telephone communication, either directly to the Director or to a person at the Director's office or home who would reasonably be expected to communicate such notice promptly to the Director; or

(d) by telecopy. All such notices shall be given or sent to the Director's business office and/or home address or telephone number(s) as shown on the records of the Association.

Notices sent by first class mail shall be deposited into a United States mailbox at least seven (7) days before the time set for the meeting. Notices given by personal delivery, telephone, or telecopy shall be delivered, telephoned, or faxed at least seventy-two (72) hours before the time set for the meeting. Notices should be posted at a prominent place within the Subdivision not less than seventy-two (72) hours prior to the scheduled time for the meeting. Unless otherwise prohibited by the Declaration or these Bylaws, the Board shall be entitled to have one or more private workshop meetings and to have one or more public meetings per Fiscal Year.

5.10 Waiver of Notice. The transactions of any meeting of the Board of Directors, however called and noticed or wherever held, shall be as valid as though taken at a meeting duly held after regular call and notice if

(a) a quorum is present, and

(b ) either before or after the meeting each of the Directors not present signs a written waiver of notice, a consent to holding the meeting, or an approval of the minutes. The waiver of notice or consent need not specify the purpose of the meeting. Notice of a meeting shall also be deemed given to any Director who attends the meeting without protesting before or at its commencement about the lack of adequate notice.

5.11 Quorum of Board of Directors. At all meetings of the Board of Directors, a majority of the Directors shall constitute a quorum for the transaction of business, and the votes of a majority of the Directors present at a meeting at which a quorum is present shall constitute the decision of the Board of Directors. A meeting at which a quorum is initially present may continue to transact business, notwithstanding the withdrawal of Directors, if any action taken is approved by at least a majority of the required quorum for that meeting. At such adjourned meeting at which a quorum is present, any business which might have been transacted at the meeting originally called may be transacted without further notice.

5.12 Compensation. Unless otherwise approved in advance by a majority vote of the Members, no Director shall receive any compensation from the Association for acting as such.

5.13 Conduct of Meetings. The President (or, in the President's absence, a Vice-President) shall preside over all meetings of the Board of Directors, and the Secretary or an Assistant Secretary shall keep a minute book of the Board of Directors, recording therein all resolutions adopted by the Board of Directors and a record of all transactions and proceedings occurring at such meetings.

5.14 Open Meetings. All meetings of the Board (excluding workshop meetings and meetings to discuss personnel, litigation and other similar confidential matters) shall to the extent possible be open to all Members, but Members other than Directors may not participate in any discussion or deliberation except as follows in accordance with a format approved by the Directors from time to time:

(a) the Directors shall publish a meeting agenda and permit Members a reasonable opportunity to express their opinions concerning such agenda matters prior to taking any formal action; and

(b) the Directors shall allow an "open" or "new business" portion of the meeting in which any Member can express his/her opinion concerning any new or previously non-discussed matter.

The Directors shall at all times have the right to reasonably limit the number of speakers, the time limit for each presentation and speaker, and to adopt other rules of efficiency and decorum.

5.15 Executive Session and Workshops. The Board may, with approval of a majority of a quorum, adjourn a meeting and reconvene in executive session to discuss and vote upon personnel matters, litigation in which the Association is or may become involved, and other business of a similar confidential nature. The nature of any and all business to be considered in executive session shall first be announced in open session. The Board may also attend "workshop" meetings or sessions to discuss long-range concepts, receive educational assistance and training and the like, provided no official action of any sort is taken.

5.16 Action Without a Formal Meeting. Any action to be taken at a meeting of the Directors or any action that may be taken at a meeting of the Directors may be taken without a meeting if a consent in writing, setting forth the action so taken, shall be signed by all the Directors. An explanation of the action taken shall be posted at a prominent place or places within the Subdivision within three (3) days after the written consents of all the Board members have been obtained.

5.17 Powers. The Board of Directors shall be responsible for the affairs of the Association and shall have all the powers and duties necessary for the administration of the Association' s affairs and, as provided by law, may do all acts and things as are not by the Declaration, Articles, or these Bylaws directed to be done and exercised exclusively by the Members. The Board of Directors may delegate to one or more of its members the authority to act on behalf of the Board of Directors on all matters relating to the duties of, and/or matters directly or indirectly pertaining to the Managing Agent, if any, which might arise between meetings of the Board of Directors. In addition to the duties imposed by these Bylaws or by any resolution of the Association that may be hereafter adopted, the Board of Directors shall have the power to and be responsible for the following, in way of explanation, but not limitation:

(a) preparation and adoption of an annual budget in which there shall be established the Annual Assessment rate charge;

(b) making Assessments to defray the common expenses, establishing the means and methods of collecting Assessments, and establishing the period of any installment payments of the Assessments

Amendment 3. Alternative Payment Plan for the Peninsula on Lake Granbury. Approved at the the November 9, 2011 meeting of the Board of Directors and duly recorded in the minutes.

As provided by the Texas Property Code Section 209.0062, the Board of Directors has adopted the following as its "Alternate Payment Plan" policy for delinquent regular or special assessments:

  1. Prior to the date that a regular or special assessment becomes delinquent, an eligible property may request in writing that such assessment be paid in accordance with the Association's "Alternate Payment Plan" as provided herein.  To be eligible a property owner must not have failed to honor the terms of a previous payment plan within the last 2 years.
  2. Under the Association's "Alternate Payment Plan", a property owner who timely requests treatment under the Association's "Alternate Payment Plan" shall be allowed to pay the regular or special assessments that would otherwise be delinquent, without additional monetary penalty over a period of three (3) months by making 3 equal payments of one-third (1/3) of the total amount becoming due on the first day of the first month after the assessment was originally due and on the first day of each month thereafter until paid in full. Failure to timely request payment under the "Alternate Payment Plan" waves a property owner's option for such treatment. A property owner's failure to timely pay any amount due under the "Alternate Payment Plan" after request to take advantage of the "Alternate Payment Plan" treatment is a breach of the "Alternate Payment Plan" and forfeits any further rights thereunder

(c) providing for the operation, care, upkeep, and maintenance of all the Common Areas;

(d) designating, hiring, and dismissing the personnel necessary for the maintenance, operation, repair, and replacement of the Association, its properly, and the Common Areas and, where appropriate, providing for the compensation of such personnel and for the purchase of equipment, supplies, and material to be used by such personnel in the performance of their duties;

(e) collecting the Assessments, depositing the proceeds thereof in a depository which it shall approve, and using the proceeds to administer the Association;

(f) making and amending rules and regulations;

g) opening of bank accounts and/or banking-type accounts on behalf of the Association and designating the signatories required;

(h) making or contracting for the making of repairs, additions, and improvements to or alterations of the Common Areas in accordance with the other provisions of the Declaration and these Bylaws after damage or destruction by fire or other casualty;

(i) enforcing by legal means the provisions of the Declaration, these Bylaws, and the rules and regulations adopted by it and bringing any proceedings which may be instituted on behalf of or against the Members concerning the Association;

(j) obtaining and carrying insurance against casualties and liabilities, as provided in the Declaration, and paying the premium cost thereof;

(k) paying the cost of all services rendered to the Association or its Members;

(l) keeping books with reasonably detailed accounts of the receipts and expenditures affecting the Association and its administration, specifying the maintenance and repair expenses and any other expenses incurred. The books and vouchers accrediting the entries thereupon shall be available for examination by the Members and bona-fide mortgagees, their respective duly authorized agents, accountants, or attorneys, during general business hours on working days at the time and in a manner that shall be set and announced by the Board of Directors for the general knowledge of the Members;

(m) filing all requisite forms, documents and information with Taxing Authorities; and

(n) permit utility suppliers to use portions of the Common Areas reasonably necessary to the ongoing development or operation of the Subdivision.

5.18 Management Agent. The Board of Directors may employ for the Association a professional management agent(s) or executive manager (each and all of whom will be sometimes referred to herein as the "Managing Agent") at a compensation established by the Board of Directors to perform such duties and services as the Board of Directors shall authorize. The Managing Agent shall provide the Board and the officers with reasonable reports concerning the affairs of the Association. The Managing Agent shall provide the Board with quarterly reports regarding the financial data discussed in Section 5.19 below. The Board may delegate to the Managing Agent some of the powers granted to the Board for the routine operation of the Association. While the Managing Agent may formulate data and make recommendations to the Board, the final powers envisioned by subparagraphs (a), (b), (f) and (i) in Section 5.17 shall be exclusively exercised by the Board. The Declarant, or an affiliate of the Declarant, may be employed as Managing Agent

5.19 Accounts and Reports. The following management standards of performance will be followed unless the Board by resolution specifically determines otherwise:

(a) cash or accrual accounting (as determined by the Board from time to time) shall be employed;

(b) accounting and controls should generally conform with established American Institute of Certified Public Accountants (AJCPA) guidelines and principles; (a segregation of accounting duties should be maintained, and disbursements by check shall require at least one (1) signature);

(c) cash accounts of the Association shall not be commingled with any other accounts;

(d) excluding the regular business activities of the Declarant, no remuneration shall be accepted by the Managing Agent from vendors, independent contractors, or others providing goods or services to the Association, whether in the form of commissions, finder's fees, service fees, prizes, gifts, or otherwise; any thing of value received shall benefit the Association;

(e) any financial or other interest which the Managing Agent (excluding the Declarant and its affiliates) may have in any firm providing goods or services to the Association shall be disclosed promptly to the Board of Directors; and

(f) commencing at the end of the Fiscal Year in which the first Lot is sold and closed, annual financial reports shall be prepared for the Association containing:

(i) an Income Statement reflecting all income and expense activity for the preceding twelve (12) months on a cash or accrual basis, as the Board may prescribe;

(ii) an Expense and Disbursement Statement reflecting all receipt and disbursement activity for the preceding twelve (12) months on a cash or accrual basis, as the Board may prescribe;

(iii) an Account Status Report reflecting the status of all accounts in an actual versus approved budget format with a Budget Report reflecting any actual or pending obligations which are in excess of budgeted amounts by an amount exceeding the operating reserves or ten (10%) percent of a major budget category (as distinct from a specific line item in an expanded chart of accounts);

(iv) a Balance Sheet as of the last day of the Association's Fiscal Year and an Operating Statement for said Fiscal Year which shall be made available for distribution within ninety (90) days after the close of a Fiscal Year; and

(v) a Delinquency Report listing all Members who have been delinquent during the preceding twelve (12) month period in paying the assessments and who remain delinquent at the time of the report and describing the status of any action to collect such amounts which remain delinquent.

The Managing Agent shall prepare quarterly reports, generally containing the data and information described above, for submission to the Board.

5.20 Borrowing. The Board of Directors shall have the power to borrow money, without the specific approval of the Members of the Association, for the purpose(s) of:

(a) operations, capital improvements, repair, replacement or restoration of Common Areas where such proposed borrowing has been theretofore reflected in an annual budget of the Association; and

(b) modifying, improving or adding amenities, where the total amount of such borrowing would exceed twenty-five percent (25%) of the budgeted gross expenses of the Association for that Fiscal Year.

5.21 Rights of the Association. With respect to the Common Areas, and in accordance with the Declaration and to the maximum extent permitted by applicable law, the Association shall have the right to contract with any person for the performance of various duties and functions.

5.22 Hearing Procedure. The Board shall, from time to time and at times, have the right to prescribe the procedures for the conduct of a hearing and other similar "due process" matters. Until and unless further amended, modified, revised, clarified or repealed and replaced by the Board, the following provisions shall be applicable. The Board shall not impose a fine, suspend voting, initiate a legal proceeding (unless extraordinary circumstances exist) or infringe upon any other rights of a Member for violations of rules unless and until the following procedure is followed:

(a) Demand. Written demand to cease and desist from an alleged violations be given to the alleged violator specifying:

(i) the alleged violation;

(ii) the action required to abate the violation; and

(iii) a time period, not less than five (5) days, during which the violation must be abated without incurring further sanctions, if such violation is a continuing one, or a statement that any further violation of the same rule may result in the imposition of a sanction if the violation is not a continuing one.

(b) Notice. At any time within twelve (12) months of such demand, if the violation continues past the period allowed in the demand for abatement without penalty or if the same rule is subsequently violated, the Board or its delegate shall furnish the violator with written notice of a hearing to be held by the Board (in executive session) or its delegate. The notice shall contain:

(i) the nature of the alleged violation;

(ii) the time and place of the hearing, which time shall not be less than five (5) days from the giving of the notice;

(iii) an invitation to attend the hearing and produce any statement, evidence, or witness on behalf of the alleged violator; and

(iv) the proposed sanction to be imposed.

(c) Hearing. The hearing shall be held in executive session pursuant to notice and afford the Member a reasonable opportunity to be heard. Prior to the effectiveness of any sanction hereunder, proof of notice and the invitation to be heard shall be placed in the minutes of the meeting. Such proof shall be deemed adequate if a copy of the notice, together with a statement of the date and manner of delivery, is entered by the officer, Director, or agent who delivered such notice. The notice requirement shall be deemed satisfied if the alleged violator appears at the meeting. The minutes of the meeting shall contain a written statement of the results of the hearing and the sanction, if any, imposed.

(d) Delegation. The Board may, at any time and from time to time, appoint a "Covenants Committee" and delegate to that Committee the powers, duties and responsibilities described within subparagraphs (a), (b) and (c) above. Following a hearing before the Covenants Committee, the violator shall have the right to appeal the decision of the Covenants Committee to the Board in accordance with procedures then prescribed by the Board.

Amendent 5. Article 5.22 Amendment which Supersedes previous Article 5.22 Hearing Procedure. Approved at the the July 11, 2012 meeting of the Board of Directors and duly recorded in the minutes.

Hearing Procedure.  The Board shall, from time to time and at times, have the right to prescribe the procedures for the conduct of a hearing and other ‘due process’ matters.  Until and unless further amended, modified, revised, clarified or repealed and replaced by the Board, the following provisions shall be applicable.  The Board shall not impose a fine, suspend voting, initiate a legal proceeding (unless extraordinary circumstances exist) or infringe upon any other rights of a Member for violations of rules unless and until the following procedure is followed:

     (a)  Delegation.  The Board has delegated the enforcement of the rules to the Covenants Committee.  This delegation shall continue until revised, amended or repealed by the Board.

     (b)  Vote.  The Covenants Committee shall review the alleged violation and by majority vote recorded in the meeting minutes find that a violation exists.

     (c)  Notice.  Written notice shall be provided to the owner by certified mail, return receipt requested.  The notice must describe the violation or property damage that is the basis of the action, fine or charge proposed.  The owner must be informed of the amount of due the Association, and inform the owner that the owner:

          a.  is entitled to a reasonable time period, not less that five (5) days, during which the violation must be abated in order to avoid the fine or suspension unless the owner was given notice and a reasonable opportunity to cure a similar violation with the preceding six months.

          b.  may request a hearing before the Covenants Committee.  The request must be in writing and received by the Committee or mailed certified, return receipt requested on or before the 30th day after the date the owner receives the notice.

          c.  if the owner requests a hearing before the Covenants Committee, the owner may appeal the Covenants Committee’s hearing findings to the Board of Directors by written notice to the Board.

     (d)  Hearing.  If the owner requests a hearing, the Committee will afford the owner a reasonable opportunity to be heard and present evidence.

          a.  The hearing before the Covenants Committee shall be held during the next monthly meeting of the Covenants Committee or at a time mutually agreed by the Committee and the owner.  The owner shall be given at least ten (10) days written notice of the time and place of the hearing.

          b.  After accepting the  statements and evidence presented by the owner and making any relevant inquires of the owner, the Covenants Committee with meet in executive session to make its determination.   The minutes of the meeting shall contain a written record of the results of the hearing and the sanction, if any, to be imposed.

     (e)  Appeal.  The Association shall hear an appeal not later than the 30th day after the date the Board receives the owner’s request for a hearing and shall notify the owner of the date, time, and place of the hearing not later than the 10th day before the date of the hearing.  The Board or the Member may request a postponement, and, if requested a postponement shall be granted for a period of not more than 10 days.  Additional postponements may be granted by mutual agreement of the parties.  The owner or the Association may make an audio recording of the meeting.

Article 6 – The Officers

6.1 Officers. The officers of the Association may include a President, Vice President, Secretary, Treasurer and such other officers, including one or more Assistant Secretaries and one or more Assistant Treasurers, as the Board shall deem desirable, such officers to have the authority and to perform the duties prescribed from time to time by the Board of Directors. Any two or more offices may be held by the same person, excepting the offices of President and Secretary . Any member of the Board, any employee or officer of the Managing Agent or any person designated by the Declarant may serve as an officer.

6.2 Election. Term of Office. and Vacancies. The officers of the Association shall be elected annually by the Board of Directors at the first meeting of the Board of Directors following each annual meeting of the Members. A vacancy in any office arising because of death, resignation, removal, or otherwise may be filled by the Board of Directors for the unexpired portion of the term.

6.3 Removal. Any officer may be removed by the affirmative vote on a majority of the Board of Directors whenever in their sole judgment the best interest of the Association will be served thereby.

6.4 Powers and Duties. The officers of the Association shall each have such powers and duties as generally pertain to their respective offices, as well as such powers and duties as may from time to time be specifically conferred or imposed by the Board of Directors. The President shall be the chief executive officer of the Association. The Treasurer shall have primary responsibility for the preparation of the annual budget as provided for
hereinabove and may delegate all or part of the preparation and notification duties to a finance committee, Managing Agent, or both.

6.5 Resignation. Any officer may resign at any time by giving written notice to the Board of Directors, the President, or the Secretary. Such resignation shall take effect on the date of the receipt of such notice or at any later time specified therein, and unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective.

6.6 Agreements, Contracts, Deeds, Leases, Checks. All agreements, contracts, deeds, leases, checks, and other instruments of the Association shall be executed by at least one (1) officer or by such other person or persons as may be designated by resolution of the Board of Directors.

Article 7 – Committees

7.1 General. Committees to perform such tasks and to serve or such periods as may be designated by a resolution adopted by a majority of the Directors present at a meeting at which a quorum is present are hereby authorized. Such committees shall perform such duties and have such powers as may be provided in the resolution. Each committee shall operate in accordance with the terms of the resolution of the Board of Directors designating the committee or with rules adopted by the Board of Directors. The Board shall appoint the chairperson for each committee who shall preside at its meetings and who shall be responsible for transmitting any and all communications to the Board of Directors.

7.2 Architectural Review Committee. During the Development Period, the Declarant shall appoint the Architectural Review Committee. After the Development Period, the Board of Directors shall appoint an Architectural Review Committee consisting of at least three (3) individuals to act in accordance with the provisions of the Declaration and the Design Guidelines.

Amendment 1.  Term of office for ARC members  Approved at the September 12, 2007 meeting of the Board of Directors and duly recorded in the minutes.

Clause 7.2 shall be amended to include sub clause 7.2 (a) Term of office for members of the ARC.  ARC members shall be appointed by majority vote of the HOA Board of Directors for a period of 3 years.  Terms shall be staggered so as to have one new member each year.  Members may be reappointed to a second consecutive term but may not serve more than two terms in a row.  Members may resign or be asked by the board to resign.  In this case the new member appointed by the board shall finish off the term of the previous ARC member and his/her term will begin at the end of the previous members completed term.  Terms shall begin on January 1st.

Article 8 - Miscellaneous

8.1 Fiscal Year. The initial Fiscal Year of the Association shall commence on October 1, 1998.

8.2 Parliamentary Rules. Except as may be modified by Board resolution establishing modified procedures, Robert's Rules of Order (current edition) shall govern the conduct of the Association proceedings when not in conflict with Texas law, the Articles of Incorporation, the Declaration, or these Bylaws.

8.3 Conflicts. If there are conflicts or inconsistencies between the provisions of Texas law, the Articles of Incorporation, the Declaration, or these Bylaws, then the provisions of Texas law, the Declaration, the Articles of Incorporation, and the Bylaws (in that order) shall prevail.

8.4 Books and Records.

(a) Inspection by Members. The membership register, books of account, and minutes of meetings of the Members, the Board, and committees shall be made available for inspection and copying by any Member of the Association or by his or her duly appointed representative at any reasonable time and for a proper purpose reasonably related to his or her interest as a Member at the office of the Association or at such other place as the Board shall prescribe.

(b) Rules for Inspection, The Board may establish reasonable rules with respect to:

(i) notice to be given to the custodial1 of the records by the Member desiring to make the inspection;

(ii) hours and days of the week when such an inspection may be made;

(iii) payment (or prepayment) of the cost of reproducing copies of documents requested by a Member; and

(iv) maintenance of confidentiality with respect to records.

(c) Inspection by Directors. Every Director shall have the absolute right at any reasonable time to inspect all books, records, and documents of the Association and the physical properties owned or controlled by the Association. The right of inspection by a Director includes the right to make reasonable extracts and copies of documents at the expense of the Association.

Amendment 2. Records Retention  Policy for the Peninsula on Lake Granbury. Approved at the November 19, 2011 meeting of the Board of Directors and duly recorded in the minutes.

Pursuant to Texas Property Code 209.005, the policy is to keep the following records for the indicated period of time:

Category - Time (in years)
Financial -  7
Account records of current owners  - 5
Contract for terms of one year or more -  4 (after contract expires)
Minutes of owner meetings and board meetings - 7
Tax returns and audits - 7
Governing documents - permanently

The records are to be kept by the president of the HOA and/or the property manager.

8.5 Amendments. The power and authority to alter, amend or repeal the Bylaws, or to adopt new Bylaws, has been delegated by the Members to the Board of Directors.

We, the undersigned, being all the existing Directors of Granbury Peninsula Homeowners Association, Inc. (the "Association"), do hereby certify that we assent to the foregoing Bylaws and hereby adopt the same as the Bylaws of the Association effective as September 14, 1998.


DIRECTORS:
Scott W. Wilson (signature on file)

Edward D. Hurley (signature on file)

Christopher L. Neill (signature on file)

Last Updated ( Thursday, 12 July 2012 )
 
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