Opinion ID: 1152718
Heading Depth: 1
Heading Rank: 2

Heading: Approval in Writing as to Harmony

Text: Article VI of the building restrictions provides in pertinent part: Review by Committee. No building, fence, wall or other structure shall be commenced, erected or maintained upon The Properties, nor shall any exterior addition to or change or alteration therein be made until the plans and specifications showing the nature, kind, shape, height, materials, and location of the same shall have been submitted to and approved in writing as to the harmony of external design and location in relation to surrounding structures and topography by the Board of Directors of the Association, or by an architectural committee composed of three (3) or more representatives appointed by the Board. The record reveals that either the architectural committee or the board reviewed all construction plans for Oakbrook and on several occasions withheld approval until recommended changes were made. John L. Webb, a registered architect and chairman of the architectural committee, testified that the Sonniers' plan was disapproved because the long unbroken roofline, the large expanse of garage and shop doors, and the use of roll-up sectional garage and shop doors within one hundred feet of the property line on Oak Shadow Avenue created a commercial appearance which was not harmonious with the surrounding structures. There is a conflict in the circuit courts as to whether a building restriction requiring approval of construction plans by a neighborhood committee, when no guidelines or very general guidelines for approval are provided, is enforceable in this state. The Fourth and Third Circuits have held that such restriction is unenforceable because it is too vague, indefinite and ambiguous. Lake Forest, Inc. v. Drury, 352 So.2d 305 (La.App. 4th Cir.1977), writ denied, 354 So.2d 199 (La.1978); Community Builders, Inc. v. Scarborough, 149 So.2d 141 (La.App.3d Cir.1962). The Second Circuit and the First Circuit, until the instant case, have upheld such a provision, determining the validity of the enforcement by the reasonableness of the committee's actions. Jackson Square Towne House Homes Assoc., Inc. v. Mims, 393 So.2d 816 (La. App.2d Cir.1981); 4626 Corp. v. Merriam, 329 So.2d 885 (La.App. 1st Cir), writ refused, 332 So.2d 800 (La.1976). The majority of the states which have considered the issue have held that covenants requiring submission of plans and consent before construction are valid and enforceable, even though they vest the approving authority with broad discretionary powers, so long as the authority to consent is exercised reasonably and in good faith. [5] We think that the applicable rule in the instant case should be that where the power is granted to a committee to approve or disapprove the erection of a building based on a standard of whether it conforms to the harmony of external design and location in relation to the surrounding structures and topography, such a standard is not ambiguous and is enforceable, provided that the authority is exercised reasonably and in good faith. [6] The issue remains whether the committee exercised its authority to disapprove the Sonniers' plans reasonably and in good faith. The trial court specifically found in its reasons for judgment that the committee acted reasonably in concluding that the Sonniers' residence was not harmonious with the surrounding structures. There is no evidence in the record, however, as to the external design of any structure in Oakbrook, with the exception of the Sonniers' proposed residence. No photographs, videotapes, testimony or other evidence revealing the external appearance of the other houses in the subdivision were included in the record. The only evidence presented was the conclusory statement of John Webb asserting that the building was not harmonious with the surrounding structures, and the conclusory statement of Henry Bretz, a general contractor, maintaining that the building was harmonious. Accordingly, there is no evidence upon which it can be determined whether the committee acted reasonably and in good faith in rejecting the Sonniers' plans. Hence, the trial court abused its discretion in granting a preliminary injunction. When an injunction is sought to enforce a building restriction requiring submission of plans and consent before erection of a building based on a standard of whether it conforms to the harmony of external design and location in relation to the surrounding structures and topography, the burden of proof is on the party seeking the injunction to show that the authority was exercised reasonably and in good faith. In the instant case, this burden is on the association, which failed to produce sufficient evidence for a court to make a determination as to whether the restriction was violated. Under the authority of La.Code Civ.P. art. 2164, we can and do remand cases for the introduction of additional evidence when we feel that by such action the ends of justice will be best served. See Hilliard v. Shuff, 260 La. 384, 256 So.2d 127 (1971). Since no previous Louisiana case has established the burden of proof under the circumstances herein presented, the ends of justice will be best served if the case is remanded to the trial court to permit the association to present further evidence as to the reasonableness and good faith of the committee's decision that the Sonniers' proposed residence is not in harmony with the surrounding structures.