FI FTH DI VI SI ON

REESE, P. J.

, M A RKLE and COLVI N, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

D E A D LIN E S A R E N O LO N G E R TO LLE D IN T

H I S

C O U R T. A LL FILIN G S M U ST B E S U B M I TTE D WITH IN

TH E TIM E S S E T B Y

O U R C O U R T R U LE S

.

Jul y 28, 2020



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 0 A0 89 5

. HOLM AN et al

. v

. GLEN ABBEY HOM EOW NERS

ASSOCIATION, INC. et al

.

C O LV I N

, J u d g e.

In J u n e 2 0 1 5

, t h e Ci t y o f Al p haret t a no t i fi ed ap p el l e e G len Ab b ey

Ho m eo wn ers As s o ci at io n

, In c. t h at t h e As s o ci at io n w o u l d b e req u ired t o m ak e m o re

t h an $ 1 .9 m i l li o n i n rep ai rs t o a l a k e l o c a t e d i n t he Gl en Ab b ey s u b d i v i s i o n

. A

m ajo ri ty o f t h e own ers of lo t s ad jo i n in g th e lak e am en d ed t h e d ecl arat i o n o f

co v en an t s s p eci f

i c t o t h em s o as t o s hi ft res p o n si bi l i t y fo r t h e rep ai rs t o al l 5 3 5

m em b ers o f t he As s o ci at i o n

. W h en t h e As s o ci at i o n d en i ed t h at t h i s am en d m en t was

effect i v e an d as s es s ed rep ai r co s t s ag ai n s t t h e l ak e l ot o wn ers

, a m a j o r i t y o f t h em

v o t ed t o t erm i n at e t h e rel ev an t decl arat i o n an d b ro u g h t t h i s act i o n fo r d ecl arat o ry an d

i n ju n ct i v e rel i ef ag ai ns t th e As s o ci at i o n

. Th e t ri al co u rt l at er g ran t ed t h e As s o ci at i o nju d g m en t o n t h e p l ead i ng s o n s o m e o f p lai n t i ffs ’ cl ai m s an d o n th e As s o ci at i o n ’ s

c o u n t ercl ai m s

, an d we g ran ted p l ai n t i ffs ’ ap pl i cat io n fo r i n t erl o cu t ory rev i ew. O n

ap p eal

, p l ai n t i ffs as sert t hat t h e t ri al co urt erred i n i t s i n t erp ret at i o n o f t he d ecl arat i on s

at i ss u e, i n i t s h o l d i ng t h at an Al p h aret t a o rd i n an ce d i d n o t b in d th e As s o ci at i o n

, an d

i n i t s g ran t of i n

ju n ct i v e rel ief t o t he As s o ci at i o n. W e affi rm t h e tri al co urt ’ s

co n st ru ct i o n o f t h e d ecl arat i o n s

, b u t we v acat e i t s rem ed y an d r e m a n d f o r fu rt h er

p ro ceed in g s

.

“ O n ap peal

, we rev i ew d e n o v o t h e t ri al co u rt ’ s d eci s i o n on a m o t i o n fo r

ju d g m en t o n t h e p l ead i n g s, an d we co n st ru e t h e co m p lai n t i n a l i g ht m o s t fav o rab l e

t o th e ap p el l an t [s ]

, d rawi n g al l reas o nab l e i n feren ces in [t h ei r] fav o r.” (Ci t at i o n s an d

p u n ct u at i o n o m i t t ed ). Rel i a n ce Eq u i t ies

, LLC v. La n i er 5

, LLC

, 2 99 Ga. 8 9 1, 8 9 3 (1 )

(7 9 2 SE2 d 6 8 0 ) (2 0 1 6 ).

Th u s v i ewed i n t h ei r fav o r, t h e reco rd s h o ws t h at p l ai n t iffs

, t h e o wn ers o f 1 2

o f t h e 1 6 l ak e l o t s

, fi l ed t h ei r co m pl ai n t o n J an u ary 3 0, 20 1 9. Th e co m p l ai nt al l eg ed

t h at wi t h i n t he Gl en Ab b ey s u b d i v i s i o n is “ a 4 .5 ac re l ak e t h at s erv es as t h e s t o rm

wat er d et en t io n p o n d fo r t h e en t i re s u b d iv i s i o n ” an d i s “ o wn ed co l l ect i vel y ” b y t h e

1 6 lak e l o t o wn ers an d t h e As so ci at i o n

, “ w h i ch o wn s a l arg e recreat io n area wi t h a

l o t [-] s i zed fro nt ag e al o n g t h e l a k e

. ” Th e Gl en Ab b ey su b di v i s i o n i s go v ern ed b y a

2d ecl arat io n o f co v en an t s an d res t ri ct i o ns (“ t h e Gl en Ab b ey Decl arat i o n”), wh i ch

p ro v id es i n rel ev an t p art :

On l y th e Own er

s o f Lo t s wh i ch l i e p a r t i al l

y wi t h in t h e La ke wi l l h av e

an y ri g h t s wi t h res p ect t o t h e Lak e co v eri n g t h ei r Lo t s an d t h e M em bers

s h al l h av e t he ri g h t t o u s e t h at p o rt i o n o f t h e Lak e co nt i g uo u s t o p art o f

t h e Co m m o n Area. Th e As s o ci a t io n s h a l l h a ve no l i a b i li t y o r d ut y

wh a ts o ever wi t h r es

p ect t o t h e La ke, excep t t o t h e ext en t th a t a p o r t i o n

o f th [ e] La ke exi s ts o n a p o r t i o n o f t h e Co mmo n Ar ea a n d t h en o n l y t o

t h e ext en t p r o vi ded b

y a s ep a r a t e d

ecl a r a t io n a d

d r es s i n g t h e l a ke

. . . .

If t h e [d ev el o per,] t h e As s o ci a t i o n a n d s u ch Own er s d o n o t ma i nt a i n th e

La ke i n acco rd an ce wi th t h e t erm s o f s u ch reco rd ed do cu m en t

, th e

As s o ci a t i on s h al l h a ve t he r ig h t

, b ut n o t t h e o b l i

g a ti o n , t o p r o vi d

e a ny

[ ma i n t en a n ce] o r

r ep a i r r eq u i r ed

o f t h e La ke i n acco rd an ce wi t h s u ch

reco rd ed do cu m en t

, an d t h e a d d i t i o na l co s ts a n d exp en ses s o i ncu r r ed

b y t h e As s oci a t i o n

, b eyo nd i t s p r o r a t a co n tr ib u t i o n r eq u i r ed u n d er s u ch

r eco rd ed d o c um e nt, s h al l b eco me p a rt o f t h e a s s es s men t

s fo r wh i ch s u ch

Own er s a re p er s o n al l y l ia b l e h ereu nd er. . . .

(Em p h as i s s u p p li ed .)

A s eco n d d ecl arat i o n o f co v en an t s

, res t ri ct i o n s

, an d eas em en t s (“ t h e Lak e

Decl arat i o n ”) l ai d o u t t h e re s p e c t i v e res p o n s i b il i ti es o f th e l ak e lo t o wn ers an d t h e

As s oci at i o n an d was reco rd ed o n M arch 2 2

, 1 9 9 9

. Th e Lak e Decl arat i o n p ro v i d es in

rel ev an t p art :

3Ma i n t en a nce b y La ke Lo t Own er

s a n d As s o ci at io n

. . . . [T] h e Own ers o f

t h e Lak e Lo t s an d t h e A s s o ci at i o n s h al l

. . . b e res p o n s i b l e fo r an d sh al l

p erfo rm al l m ai n t en an ce an d rep ai r o f t h e Lak e o r t h e Dam wh ich m ay

reas o n ab l y b e n eces s ary an d f o r t h e co s t s o f al l s u ch m ai n t en an ce an d

rep ai r. Ea ch O wn er o

f a La ke Lo t a nd t h e As s o ci a t i o n

, a s t h e Own er o f

t h e Recr ea t i o n Ar ea

, s h a l l b e r es p o n s i b l e f

o r a n eq u al s h a r e o

f al l co s t s

i n cu rr ed i n co n n ect i o n wi t h t h e ma i nt en a n ce a nd r ep a i r o f t h e La ke

. .

. .

Pa ymen t of Exp en s es

. . . . W i t h i n t h i rt y (3 0 ) d ay s o f [an an n u al m eet i n g

co n cern i n g t h e m ai n t e n a n ce an d rep ai r o f t h e l ak e an d t h e d am du ri n g

t h e co m i n g y ear]

, ea ch Own er o f a La ke Lo t a n d t h e As s o ci a ti o n s h a l l

recei v e an i n v o i ce fro m t h e As s o ci at io n fo r h i s s h ar e o f t h e co s t of s u ch

ma i n t en a n ce o r rep ai r (h erei n aft er t h e “ Lak e As s es s m en t ”). . .

Gen er a l Typ e o

f Ma i n t en a n ce a n d

/ o r Rep ai r

. T h e m ai n t en a n ce an d / o r

rep ai r r e q ui red h ereu n d er s h al l i n cl u d e, b ut n o t b e l i m i t ed t o

. . . an y

m a i n t en an ce i m

p o s ed u p o n t h e Own er[s ] o f t h e L ak e Pro p ert y b y a n y

g o v ern m en t al b o d y o r ag en cy

.

Th e Lak e Decl arat i o n al s o p ro v i d ed fo r i t s o wn d u rat i o n an d am en d m en t :

Du r a t i o n

. Th e pro v i si o ns of t h i s Decl arat i o n s hal l ru n wi t h an d s h a l l

b i n d t h e Lak e Pro pert y an d s h al l rem ai n i n effect fo r a p eri od o f t wen t y

(2 0 ) y ears aft er th e d at e t h i s Decl arat i o n i s reco rd e d

, aft er wh ich t i m e

t h i s D ecl arat i o n s h al l b e au t o m at i cal ly ex t en d ed fo r s ucces s i v e p eri o d s

o f t wen t y (2 0 ) y ears

, u n l es s s uch ext en s io n i s di s a pp r oved i n wr i t in g by

4g r ea t er t h a n a m a j o r i t y o f t he Own er

s o f t he La ke Lo t

s a n d th e

As s o ci a t i on

. . . .

Amen d men t

. . . . Th i s Decl arat i on m ay be am en ded u p o n t h e affi rm at iv e

v o t e o r wri t t en co ns en t

, o r an y co m b i n at i o n t hereo f, o f a ma

jo ri t y o f th e

Own er s of La ke Lo ts a n d t h e As s o ci at i o n

. . . . A m eet i n g m ay b e cal led

(b u t s h al l n ot b e req u i red t o b e cal l [ed ] ) to co n si d er an d v o t e u p o n an y

s u ch am en d m en t

.

(Em p h as i s s u p p l i ed .) Th e Gl en A b b ey su b di v i s i on was an n ex ed b y t h e Ci t y o f

Al p haret t a i n 2 0 0 5

.

Acco rd i ng t o a J u ly 2 0 1 6 s u m m ary s en t to t h e As s oci at i on

, t h e p ro ject ed co s t

o f rep ai rs t o t h e l ak e an d t h e d am was $ 1 ,9 7 9

, 5 5 4

. In 2 0 1 8

, t h e As s o ci at io n s o u g ht

t o as s es s t h i s am o u n t fro m t h e l ak e l o t o wn ers

, 1 3 o f wh o m ex ecu t ed an Am en d m en t

t o t h e Lak e Decl arat i o n

, r e c o r d ed on M ay 2 2

, 2 0 1 8

. Th e A m en d m en t p ro v i d ed in

rel ev an t p art t h at t h e As so ci at i o n was res p o n s i b l e fo r th e m ai n t en an ce an d rep ai r o f

t h e l ak e an d d am an d “ s h al l h a v e t h e r i g ht

. . . t o as ses s th e As s o ci at i o n ’ s f u l l

memb er s h i p fo r t h e co st s o f al l su ch m ai n t en an ce an d rep ai r[.] ” (Em p h as i s s u p p l i ed .)

On J u l y 2 7

, 2 01 8, t h e As so ci at i o n reco rd ed a n ot i c e o f i t s o pi n i o n t h at t he l ak e l ot

o wn ers ’ Am en dm en t was i n val i d

. On M arch 8

, 2 0 1 9

, 1 2 l ak e l o t o wn ers al so reco rd ed

5a wri t t en D i s ap p ro v al o f t h e Lak e D ecl arat i o n s o as t o i nv al i d at e t h e Lak e Decl arat i o n

wi t h i n 2 0 y ears aft er i t s ad o p t i o n , o r o n M arch 2 2 , 2 0 1 9

.

As l at er am en d ed

, t h e co m p l ai n t s o u g ht ex ten s i v e d ecl arat o ry rel i ef, i n cl u d i n g

as t o t h e m ean i n g o f t h e L ak e De c l a r a t i o n

, t h e v al id it y o f th e Am en d m en t an d t h e

D i s a p p r o v a l

, an d t h e in val i d i t y o f t h e As s es s m en t (Co u n t s 1 -3 ), an d t hat a Ci t y o f

Al p haret t a o rd i n an ce m ak i n g h om eo wn ers ’ as so ci at io n s res p o n s i bl e fo r m ai n t ai n i n g

s t orm wat er m an age m e nt f a c ilitie s “ ta k e[] p ri m acy o v er an y p o rt i o n o f t h e u n am en d ed

Lak e [Decl arat i o n ] ” (Co u n t 4 ). Th e co m pl ai nt al s o s ou g ht to res t rai n th e As s o ci at i o n

fro m co l l ect i n g t h e As ses s m e n t ( Co u n ts 5 -7 ), to q u i et ti t le co n cern i n g t h e

As s oci at i o n ’ s no t i ce o f t h e Am en d m en t’ s i n v al i d it y (Co un t 9 ), an d t o reco v er co s t s

an d at t o rn ey fees u n d er O CGA § 13 -6 -1 1 (Co un t 8 ). 1 T h e As s o ci at i o n an s wered an d

co u nt ercl ai m ed fo r a d e c l a rat i o n can cel l i n g t he l ak e l o t o wn ers ’ am en d m en t an d

d i s ap p ro v al o f t h e L a k e D ecl arat i o n (Co u n t 1 ); t o q ui et t i t l e b y “ p erm i tt i n g t h e

As s oci at i o n t o fi l e an y o rd er i n t he lan d reco rd s

. . . t o effect can ecl l a t i o n o f t h e

p u rp ort ed am en dm en t s ” t o t h e Decl arat i o n (Co u n t 2 ). Th e co un t ercl ai m s al s o s o u g ht

a p erm an en t in

j u n ct i o n

, a m o n ey ju d g m en t fo r t h e u np ai d As s es s em en t

, an d co s t s an d

1 W i t h t h ei r o ri g in al co m

p l ai n t

, p l ai n t i ffs al so fi l ed a m o t i o n fo r a t em p o rary

res t rai n i n g o rd er an d a p rel i m i n ary in ju n ct i o n s t ay i n g t h e As s o ci at i o n fro m co l l ect i n g

an y as s es s m en t s co n cern in g t h e l ak e.

6at t o rn ey fees u n der OCGA § 1 3 -6 -1 1 (Co u n t s 3 -5 ). T h e A s s o ci at i o n al s o m o v ed to

d i s m i s s s o m e o f p l ai n t i ffs ’ cl ai m s o n t h e g ro u n d t h at t h ey were s eek in g d ecl arat i on s

as t o ev en t s t h at h ad al read y o ccu rred an d fo r ju dg m en t o n t h e p l ead i n g s

.

Aft er o ral arg u m en t

, 2 t h e t ri al co urt g ran t ed t h e As s o ci at io n’ s m o t i o n

, fi n d i n g

t h at t h e Am en dm en t was i n val i d b ecau s e it i m pro p erl y s h ift ed t h e bu rd en of t h e l ak e

rep ai r fro m t h e l ak e l o t o wn e r s t o th e As s o ci at i o n an d b ecau s e i t d i d no t g ai n t h e

ap p ro v al o f t h e A s s o ci at i o n ; t h at wh en read wi t h t h e ori g i n al G l en Ab b ey

Decl arat i o n

, t h e Lak e D ecl arat i o n ex p res s ed t h e i n t en t t h at t h e 1 6 l ak e l o t o wn ers an d

t h e As so ci at i o n s h are t h e ex p en s es o f m ai n t en an ce an d rep ai r i n “ 1 7 eq u al s h ares ”;

an d th at t h e Al ph aret t a o rd i n an ce h ad n o b eari n g o n t h e d i s p u t e b et ween t h e p art i es

.

Th e t ri al co u rt t h erefo re i n v al i d at ed t h e l ak e l ot own ers ’ Am en d m e nt a nd D i sa ppro v al

an d h el d t h e Lak e Decl arat i o n “ v al i d an d rem ai n [i ng ] in fu l l fo rce an d effect [.] ” In

a sep arat e o rd er, t h e t ri al co u rt al s o d i s m i ss ed t h e t h ree co u n t s o f t h e co m p l ai nt

s eek i n g d ecl arat o ry rel i ef as t o th e Am en d m en t

, t h e Di s ap p ro v al

, an d t h e As s es s m en t

o n t h e gro u n d t h at i t h ad n o ju ri s d i ct i o n t o is su e an ad v i s o ry o pi n i o n on th es e m at t ers

ari s in g i n t h e p as t

.

2 Th e t ran s cri p t of an earl i er h eari n g o n a t em p orary res trai n i ng ord er h as n ot

b een in cl u d ed i n t he ap p el l at e reco rd

.

7On ap p eal

, p l ai n t i ffs as s ert t h at th e tri al co u rt er red i n i ts co n s t ru ct i o n o f t h e

Decl arat i o n s (i n cl u d in g t h e v al i d i t y o f t h e Am en d m en t an d t h e D i s ap p ro v al as wel l

a s t h e i m p o rt o f t he Al p h aret t a o rd i n an ce), i n d is m i ss i n g p l ai n t i ffs ’ cl ai m s f o r

de c l arat o ry rel i ef, an d i n g ran t i n g t h e As s o ci at i o n i n junc t ive r e lie f w ithout c onduc ting

an ev id en t i ary

h eari n g

.

1

. Th e cru x o f t h i s ap p eal i s p l ai n t i ffs ’ as s ert i o n s t h at t h e t ri al co u rt erred i n (a)

i t s co n s t ru ct i o n of t h e Decl arat i o n s

, (b ) d ecl ari n g t h e A m en d m en t i n v al i d, an d (c)

d ecl ari ng t h e Di s ap p ro v al i n v al i d . W e d i s ag ree.

Th e Su p r e m e Co u rt o f G eo rg i a h as h el d t hat al t h o u g h res t ri ct i v e co v en an t s

m u st be s t ri ct l y co n s t ru ed in fav o r o f t h e l an d own er, t h ey m u s t al s o be co n s tru ed “ s o

as t o g i v e a reas o n ab l e, lawfu l an d effect i v e m ean i n g t o al l m an i fes t at i o n s o f in t en t i o n

b y t h e part i es rat h er t han an i nt erp ret at i o n w h i ch l eav es a p art o f s u ch m an i fes t at i on s

u n reas o nab l e or of n o effect .” (Ci t at i o n s an d p u n ct u at i on o m i t ted .) El i t e Rea l t y S vcs

.,

In c. v. Ci t y o f Au b u r n

, 2 7 2 Ga. 1 9 5

, 19 6 (5 2 8 SE2 d 2 3 6 ) ( 2 0 00 ). See al s o Ga r l a n d

v. Ca r n es , 2 5 9 Ga. 2 6 3 , 2 6 3 (3 7 9 SE2 d 7 8 2 ) (1 9 89 ).

(a) Th e Decl ar a t i o n s

. As t h e Gl en Ab b ey Decl arat io n em p h as i zes

, “ [o ] n l y ” t h e

l ak e l o t o wn ers

, an d n o o t h er Gl en Ab b ey l an d o wn ers

, “ wi l l h av e an y r i g h t s wi th

res p ect t o” t h e l ak e, w i t h th e As s o ci at i on h av i n g t h e “ ri g h t, b ut n o t t h e o b l i g at i o n,”

8t o as s es s m ai n t en an ce an d rep ai r co s t s as “ p art o f th e as s es s m en t s fo r wh i ch s u ch

[o ] wn ers ”

– t h a t i s

, t h e l ak e l o t o wn ers

– “ are p ers o nal l y l i ab l e[.] ” Th e Lak e

Decl arat i o n i s en t i rel y co n s i s t en t wi t h t h e Gl en A b b ey Decl arat i o n wh en i t p ro v i d es

t h at t h e l ak e l o t o wn ers a n d t h e A s s o c i at i o n “ s h al l

. . . b e res p o n s i b l e fo r an d s h al l

p erfo rm al l m ai n t en an ce an d rep ai r” o f t h e l ak e; t h at “ [e] ach O wn er of a Lak e Lo t an d

t h e As s o ci at i o n, as t he O w n er o f t h e Recreat i on Area, s h al l be r e s p o n s i b le fo r an

eq u al s h are o f al l co s t s i n cu rred i n co n nect i o n wi t h th e m ai n ten an ce an d rep ai r o f t h e

Lak e”; an d t h at “ [e] ach Own er o f a Lak e L ot an d th e As so ci at i o n ” s h al l b e i n v o i ced

“ fo r h i s s h are of t h e co s t o f s u ch m ai n t en an ce o r rep ai r[.] ” Gi v en t h e p lai n m ean i n g

o f t hes e p ro v i s i on s

, th e t ri al co u rt d id n o t err wh en i t co ncl u d ed t h at t h e l ak e l ot

o wn ers an d t h e As so ci at i o n are each res p o n s i b l e fo r 1 / 1 7 s h a r e o f th e co s t o f t h e

rep ai rs

.

(b ) Va li d i t y o f t h e A men d

men t

. Th is Co u rt h as pr e viously he ld th at am en d m en t s

t h at rem o v e r e s t ri ct i o n s “ fro m l es s t h an al l t h e l ot s ” i n a s u b d i v i si o n “ are n o t v al id

wi t h o u t t h e co n s en t of t h e ad v ers el y affect ed p ro p ert y own ers .” Li cker v. Ha r kl er o a d

,

2 5 2 Ga. Ap p

. 8 7 2

, 8 7 6 (2 ) (c) (5 5 8 SE2 d 3 1 ) (2 00 1 ). “ Am en d m en t s th at d o n o t ap p l y

u n i fo rm l y t o si m i l ar l o t s o r u n i t s are n o t effect i ve wi t h o u t t h e ap p ro v al o f m em b ers

wh o s e i n t eres t s wo u ld b e ad v ers el y a f f e ct ed u n l es s t h e decl arat i o n fai rl y ap p ri s es

9pur c ha se r s tha t suc h a m e n d m en t s m ay b e m ad e.” (Pu n ct u at i o n an d em p has i s om itte d. )

Id

., ci t i ng Res t at em en t (Th i rd ) o f Pro p ert y (Serv i t ud es ) § 6 .1 0 (2 ) (2 0 0 0 ); s ee al s o §

6 .1 0 (2 ) (J un e 2 0 2 0 u p d at e). “ [C] ou rt s co m m o n l y p ro t e c t t h e rel i an ce i nt eres ts o f

co m m u n it y m em

b ers an d d i s fav o r n o n u n i fo rm am en d m en t s wh i ch s h i ft t h e b en efi t s

a n d b u rd en s of co m

m u n i t y res t ri ct i o ns wi t h ou t t h e co ns en t o f t h o se affect ed .” Id

.,

ci t i n g Res t at em en t (Th i rd ) o f Pro p ert y

, § 6.1 0 (2 ), co m m en t f. A s we n o t ed i n Li cker

,

t h e rel ev an t co m

m en t set s ou t “ t wo ex cep t i on s to th e r u l e d i s fav ori n g n on u n i fo rm

am e n d m en t s : (1 ) a ch an ge in co n d i t i o n s ren d eri n g t h e res tri ct i o n s u n reas o n ab l e, o r

(2 ) t h e d ecl arat i o n ex pres s l y p ut s p u rch as ers o n n o ti ce t hat s u ch am en d m en t s m ay b e

m ad e.” (Ci t at i o n o m i t t ed .) 2 5 2 Ga. Ap p

. at 8 7 6 (2 ).

Here, t h e A m en d m en t ad o p t ed b y th e l ak e l o t o wn ers p u rp ort s t o s h i ft l i ab i l i t y

fo r t h e m ai n t en an ce an d rep ai r o f t h e l ak e t o al l t h e Gl en Ab b ey h om eo wn ers , ev en

t h o u g h ( a s t h e Gl en Ab b ey Decl arat io n p ro vi d es ) t h es e h o m eo w n ers h av e n o

i n d ep en den t ri gh t o f acces s t o t h e l ak e an d (as t h e Lak e Decl arat i o n pro v i des ) o n l y

t h e l ak e l o t o wn ers an d t h e As so ci at i o n are res p o n s i b l e b y “ eq ual sh ar e o f al l co s t s

i n cu rred i n co n nect i o n wi t h t h e m ai n t en an ce an d re p a i r” o f t h e l ak e. Fu rt h er, t h e

Am en d m en t at t em

p t s t o sh i ft t h i s l i ab i l i t y t o al l t h e h o m eo wn ers wi t h o u t t h ei r

co n sen t

, an d t h ere i s n o in d i cat i o n t h at ei t h er o f t h e t wo ex cep t i o n s i d en t i fi ed i n t h e

10Res tat em en t

– a ch an g e o f co n d i t i o ns ren d eri n g t h e res t ri ct i o n s u n reas o n ab l e, o r

ex p res s n o t i ce t o p urch as ers t h at n o nu n i fo rm am en d m en t s w ere au t h ori zed

– ap p l y

h ere. As w e s u g g es t ed i n Li cker

, i t wo u l d b e pat en t l y u n fai r t o req u i re a p urch as er o f

a n o n -l ak e l o t t o read t h e L a k e D e c l arat i o n as n o t i ce t h at t h e p u rch as er m ig h t face

l i ab i l i t y fo r as s es s m en t s t o t h e Lak e i n t h e fu t u re. See 2 5 2 Ga. Ap p. at 8 76 , 8 7 7 (2 )

(c) (t he d ecl arat i on at i ss ue “ d i d n o t fai rl y p u t t h e p u rch as ers on no t i ce t h at i n d i v i d u al

l o t s co u l d b e rem o v ed fro m t he effect o f t h e res t ri ct i v e co ven an t s ”; “ co n s t ru i n g t h e

s co p e o f am en d m en t s t o i n c lu d e n o n u ni fo rm ap p l i cat i o n wo u l d on l y fru s t rat e t h e

ex p res s pu rp o se o f [t h e] co m m u n i t y”). W e al s o no t e t h at at t he heari n g o n t h e

As s oci at i o n ’ s m o ti o n

, p lai n t i ffs co n ced ed th at each o f t h em d i d h av e reco rd o r act u al

n o t i ce o f t h ei r res po n s i b i l i t i es an d ri g h t s

, i n cl u d i n g m ai n tai n an ce o f t h e l ak e, as l ai d

o u t i n t h e Lak e Decl arat i o n

.

In s h o rt

, we s ee n o j u s t i fi cat i o n fo r dep art i ng i n t h is cas e fro m t h e g en eral ru l e

d i s fav o ri n g n o n u ni fo rm am en d m en t s s u ch as t h e o n e at tem pt ed b y th e l ak e l ot o wn ers

h ere. Th e t ri al co u rt d i d n o t err wh en i t co n cl u d ed t h at t h e A m e n d m e n t was an

i n v al i d

, n o n un i fo rm res t ri ct i o n o n t h e As s o ci at i o n an d it s m em b ers

. See Li cker

, 2 5 2

Ga. A p p. at 8 7 6-8 77 (2 ) (c) (rev ers i ng t ri al co u rt ’ s d et erm i n at i on t h at an am en d m en t

11rem o v in g a res t ri ct i o n ag ai n s t co m m erci al us e was v a l i d w h en t h e am en d m en t was

ad o pt ed wi t h o u t t h e co n s en t o f t h e ad v ers el y affect ed l o t o wn ers ).

(c) Va l i d i t y o f t h e Di s a pp r o va l

. Ou r affi rm an ce of t h e tri al co u rt ’ s s u b s t an t i v e

i n v al i d at io n o f t h e A m en d m en t m o o t s t h e q u es t i o n wh et h er t h e Lak e D ecl arat i o n ’ s

a men d men t p ro v i s i o n s req u i re t h e ap p ro v al o f a m ajo ri t y of a s i n g le 1 7 -m em b er s et

i n cl u d i n g t h e l ak e lo t o w n ers an d t h e As s oci at io n

, o r (as t h e t ri al co u rt h e l d ) t h e

ap p ro v al o f a m ajo ri t y o f t h e 1 6 l ak e l o t o wn ers a s wel l a s t h e “ s ep arat e” ap p ro v al o f

t h e As so ci at i o n

. W e rem ai n o b l ig ed

, h o wev er

, t o co n s id er t h e cl o s el y rel at ed q u es t i o n

o f wh et h er t h e l ak e l o t o wn ers h ad t he au t h o ri t y t o d i s a p p r o ve t he Lak e Decl arat i o n

wi t h o u t t h e co n sen t o f t h e As s o ci at i o n

.

On t h e s ub

ject o f d is ap p ro v al

, t he o p erat i v e l an g u ag e o f t h e Lak e Decl arat i o n

i s t h e s am e as t h at g ov ern i n g t h e am en d m en t p ro ces s: ju s t as t h e Lak e Decl arat i o n

au t h o ri zes am en d m en t u p o n th e v o t e o r co n s en t o f “ a m ajo ri t y o f t he Own ers o f Lak e

Lo t s an d t h e As s o ci at i o n ,” t h e Decl arat io n i s t erm in at ed aft er a 2 0-y ear t erm i f an

“ ex t en s i o n i s d i s ap pro ved i n w ri t i n g b y g reat er t h an a m ajo ri ty o f t h e O wn ers o f t h e

Lak e Lo t s a n d t h e A s s o ci at i on .” By co nt ras t, an d as th e t ri al co u rt p o in t ed o u t

, t h e

Lak e Decl arat i o n d efi n es t h e t erm “ Lak e Pro pert y ” as “ al l of t h e Lak e Lo t s an d t h e

Recreat i o n Area,” an d t reat s t h i s s et o f 17 o w n e r s

, i n cl u d i n g t h e As s o ci at i o n

, i n a

12cat eg o ry i t cal l s “ Own er[s ] o f t h e Lak e Pro p ert y ,” w i t h o u t d i fferen t i at i n g b et ween

t h em

. Li k ewi s e, t h e Lak e Decl arat i on ’ s m ai n t e n a n c e p ro vi s i o n st at es th at “ [e] ach

Own er o f t h e Lak e Pro p ert y [i .e., i n cl u d in g th e As so c i a t i o n ] ag rees t o p ay t h e

As s oci at i o n ” i t s res pect i v e p ro p o rt i o n at e s h are o f l ak e ex pen s es “ w h en d u e[.] ”

Gi v en th at t h e L ak e Decl arat i o n u s es t wo di fferen t t erm s t o id en t i fy t h e g ro up s

at i ss u e, t h e on ly reas o nab l e co ns t ru ct io n of t h e Decl arat i o n i s t h at wh en i ts d u rat i o n

an d am en d m en t p ro v i s i o n s req u i re a m ajo ri t y o f t h e l ak e l o t o wn ers “ an d t h e

As s oci at i o n ,” t h ey req ui r e b o t h a m ajo ri t y o f t h e l ak e l o t o wn ers a n d t h e

s ep a ra t e ap p ro v al o f t h e As s o ci at i o n

. See Tys o n v. McPh ai l Pr o p er ti es

, 2 2 3 Ga. Ap p.

6 8 3 , 6 8 9 (6 ) (4 7 8 SE2 d 4 6 7 ) (1 9 9 6 ) (a co n t ract “ w o u l d n o t h av e u sed t wo d i fferen t

t erm s i n two s eq u en t i al p arag rap h s t o d es cri b e t h e s am e t h i n g ”). Th i s co ns t ru ct i o n

al s o p res erv es th e As s o ci at i o n ’ s s t an d in g as t he rep res en t at i v e o f t he v as t m ajo ri t y o f

t h e s u b d i vi s i o n ’ s o wn ers

, al l of wh o m are en t i t l ed t o u se t h e co m m o n recreat i o n area,

b u t n o ne o f wh o m were res p on s i b l e, ex cep t vi a each m em b er’ s p ro rat a s h are i n t h e

co s t s o f t h e As s o ci at i o n

, fo r rep ai rs t o t h e l ak e.

Fo r t h es e reas o ns

, t h e t ri a l c o u r t d i d n o t err wh en i t fo u nd t hat t h e l ak e l ot

o wn ers ’ p u rp o rt ed Di s ap p ro v al o f t h e L ak e Decl arat i o n was i n v al i d wi t h o u t t h e

ap p ro v al o f t he As s o ci at i o n

.

132

. Al t ho u g h p l ai n t i ffs as s ert t h at t h e t ri al co u rt e r r e d in co n cl u d i n g t h at an

Al p haret t a o rd in an ce d i d n o t b in d t h e As s o ci at i on

, th ei r co m p lai n t d i d no t q u o t e t h e

o rd i n an ce, an d t h ey h av e fai l ed t o s h o w us a cert i fi ed co p y o f t h at o rd i nan ce i n t h e

reco rd

. “ Ci t y an d co u nt y o rd i n an ces m u s t b e a l l e g ed an d p ro v en i n o rd er t o b e

co n si d ered b y t h e s u p eri o r an d ap p el l at e co u rt s o f t h i s St at e. Th e p ro per m et h o d o f

p ro v in g a ci t y o rd i nan ce is p ro d u ct i o n o f t h e o ri g i nal o rd i n an ce o r a cert i fi ed co py

t h ereo f.” (Ci tat i o n s om i t t ed

. ) W h i t fi el d v. Ci t

y o f A t l a n t a

, 2 9 6 Ga. 6 4 1

, 6 4 1 (7 6 9

SE2 d 7 6 ) (2 0 1 5 ). W e t h erefo re d ecl in e t o ad dres s t h i s as s ert i o n o f erro r. Id .; S t r ykr

v. Lo n g C

o u n t y Bd

. o f Co mmr s

. , 2 7 7 Ga. 6 2 4

, 6 2 6 (6 ) (5 9 3 SE2 d 3 4 8 ) (2 0 0 4 )

(d ecl i n i n g to ad d res s an as s ert i o n o f erro r co n cern i n g an o rd i n an ce m i s s i n g fro m t h e

ap p el l at e reco rd ).

3 . Pl ai n ti ffs al s o as s ert t h at t h e t ri al co u rt erred i n (a) d i s m is s i n g t h ei r cl ai m s

fo r d ecl arat o ry rel i ef an d (b ) g ran t in g th e As s o ci at i o n i n ju n ct i v e rel i ef wi t h o u t an

ev i d en t i ary

h eari n g

.

(a) Th e t ri al co u rt d i s m i s sed Co u n t s 1 t h ro u g h 3 o f pl ai n t i ffs ’ co m p l ai n t

, wh i ch

s o u g ht d ecl arat i o n s t h at t h e Am en d m en t w as effect iv el y ad o p ted wi t h o u t t h e

As s oci at i o n ’ s co n s en t

, t h at t h e t erm i n at i on o f t h e Lak e Decl arat i o n was pro p er, an d

t h at t h e 2 0 1 8 As s es s m en t s were i n val i d

. T o t h e e x t en t t h at p l ai n t i ffs ’ as s ert i o n o f

14e r ro r i s n o t m o o t ed b y o u r deci s i o n i n Di v i s io n 1

, we ag ree wi th t h e t ri al co u rt t h a t

p l ai n t i ffs i m

p ro perl y s o u g h t t h e t ri al co u rt ’ s v al i d at i on o r d i s ap p ro v al o f p as t ev en t s

.

Th ere was n o erro r i n d i s m i s si n g t h es e co un t s . See Cr i t t en to n v. S o u t h l an d Own er s

As s ’n

, In c.

, 3 1 2 Ga. Ap p

. 5 2 1

, 5 2 2 -5 23 (1 ) (7 1 8 SE2 d 8 3 9 ) (2 0 1 1) (affi rm i n g t h e

d i s m i s s al o f a co m

p l ai n t fo r d ecl arat o ry rel i ef co ncern i n g an el ect io n o f d i rect o rs o f

a p ro p ert y

o wn ers as s o ci at i o n as m o o t wh en t h e el ect i o n h ad al read y o ccu rred ).

(b ) As th e As s o ci at io n co n ced es

, ho wev er, t he t ri al co u rt erred wh en i t g ran t ed

t h e As s oci at i o n ju d g m e n t o n i t s co u n t ercl ai m t o q u i et t it l e w i t ho u t m ak i n g an y

s p eci fi c d ecl arat i o n t h eret o

. See Nel s o n v. Ga

. Sh er i

ff s Y o u t h Ho me s

, I

nc.

, 2 8 6 Ga.

1 9 2

, 1 9 3 (6 86 SE2 d 6 6 3 ) (2 0 0 9 ) (t h e Qu iet T i t l e A c t, OCGA § 2 3 -3 -6 0 et seq

.,

req u i res t h at a t ri al co u rt m ak e wri tt en fi n d i n g s of fact wh en ru l i n g o n s uch a cl ai m ).

It i s al s o t h e cas e t h at a tri al co u rt “ ab u s es [i t s ] d i s cre t i o n wh en [i t ] gran t s an

i n j u n c t i o n ad v ers e t o a p art y wi t h o u t an y ev i d en ce t o s u p p o rt s u ch ju d g m en t [.] ”

(Pu n ct u at i on an d fo ot no t e o m i t t ed .) Da no s v. Th o mp s o n

, 2 7 2 Ga. Ap p. 69

, 7 2 (2 )

(6 1 1 SE2 d 6 7 8 ) (2 0 0 5 ) (rev ers i n g a ju d g m en t t h at co v en an t s co n cern i n g d o ck s h ad

an ad vers e i m

p act wi t h o u t t h e b en efi t o f ev id en ce o n t h at s u b ject ).

Ap art fro m t h e ex h ib i t s at t ach ed to t h e pl ead i n g s

, as t o w h i ch t h e t r i a l c o u rt

m ad e fi n d i n g s o f fact

, n o ev id e n c e c o n cern i n g t h e act u al effect s o f p erm an en t

15d ecl arat ory o r i n ju n ct i v e rel i ef was i n t ro d u ced at t h e h eari n g o n th e As s o ci at i o n ’ s

m o ti o n

, an d t h e As so ci at i o n ’ s cl ai m fo r at t o rn ey fees rem ai n s p en d in g b el o w. In an

ab u nd an ce o f cau t i on

, t h en

, we v acat e t h e t ri al co u rt ’ s d i rect io n to reco rd i t s o rd er o r

a reas o nab le al t ern at i v e i n t he Fu l t o n Co u n t y l an d reco rd s

, an d we rem an d fo r fu rt h er

p ro ceed in g s

, i n cl ud i n g an ev i d en t i a ry h eari n g

, l i m i t ed t o t h e i s s u es o f p erm an en t

d ecl arat ory an d i n

ju n ct i ve rel i ef an d t h e As s o ci at i o n’ s cl ai m fo r co s t s an d at t o rn ey

fees

. Of co u rs e, t h e t ri al co u rt i s free t o reen t er an y o f it s earl i er fi n di n gs o f fact , as

warran t ed b y

i ts rev i ew o f al l t h e ev i d en ce i n t h e cas e, as p art o f i t s fi n al ju d g m en t

.

Ju d g men t a f f i r med in p a r t a n d va ca t ed i n p a r t

, a n d ca s e rema n ded wi th

d i r ect i o n. Rees e, P. J., a n d Ma r kl e, J., co n cu r

.

16