Opinion ID: 1255540
Heading Depth: 1
Heading Rank: 8

Heading: The Clubhouse and Wrangler's Cabin

Text: Glenbrook contends that the district court erred in ordering it to convey the Clubhouse, the Wrangler's cabin and associated property, and the Hamlet meadows to the Association. The district court ordered Glenbrook either to convey the Clubhouse or another parcel plus money so that the Association could build a clubhouse. It found that the Clubhouse was represented to be Recreational Common Area in the map attached to the CCRs as Exhibit B. However, this map is small and does not indicate the location of the Clubhouse or other buildings. No testimony placed the Clubhouse within the Recreational Common Area, and the recorded subdivision map shows it to be outside that area. Thus, the court's finding is not supported by the record. The district court recognized that the Association had no right to own unannexed common area, and the Clubhouse lot was never annexed. The court therefore recited the following additional evidence in deciding that the Clubhouse should belong to the Association. Glenbrook had represented that the Clubhouse would become a community gathering place for the residents. Glenbrook established its use as a meeting place for Association members by holding members and directors meetings there for several years. Even though the Association had filed suit against Glenbrook and put the status of the Clubhouse at issue, Robert Nahas, the major officer and shareholder of Glenbrook, renovated it and kept it for his personal use. The court did not cite the evidence adduced at trial which established that until 1989 Glenbrook cast a vote at Association homeowner meetings based on the Clubhouse parcel. The district court erred in basing its ruling on this evidence. None of this evidence establishes a provision for conveyance of the Clubhouse to the Association enforceable under NRS 278A.400. Therefore, the district court erred in awarding the Clubhouse, or equivalent relief, to the Association. The district court concluded that the Wrangler's cabin and its equipment buildings and yard were represented to buyers and owners by their very existence to be part of the plan because the CCRs made the Association responsible for maintaining the property conveyed to it. To facilitate such maintenance, the court ordered Glenbrook to renovate and convey the Wrangler's cabin, maintenance buildings, and yard to the Association. As discussed above, the district court erred in considering physical features to be part of the development plan under NRS Chapter 278A. It therefore erred in concluding that conveyance of managerial facilities was an enforceable provision of the plan based on the presence of these facilities.