This report is prepared and issued by the developer of
this subdivision. It is not prepared or issued by the Federal
Government.
Federal law requires that you receive this Report prior
to your signing a contract or agreement to buy or lease a lot
in this subdivision. However, NO FEDERAL AGENCY HAS JUDGED
THE MERITS OR VALUE, IF ANY, OF THIS PROPERTY.
If you received this Report prior to signing a contract
or agreement, you may cancel your contract or agreement by giving
notice to the seller any time before midnight of the seventh
day following the signing of the contract or agreement.
If you did not receive this Report before you signed a
contract or agreement, you may cancel the contract or agreement
any time within two years from the date of signing.
Name of Subdivision Valley of Lakes
Name of Developer C.B.G. Limited, a Pennsylvania limited partnership
Date of This Report April 8, 1987
_________p
TABLE OF CONTENTS
PAGE
NUMBER
RISKS OF BUYING LAND, WARNINGS............................3
GENERAL INFORMATION.......................................4
TITLE TO THE PROPERTY AND LAND USE........................5
Method of Sale....................................5
Encumbrances, Mortgages and Liens.................6
Recording The Contract And Deed...................6
Payments..........................................7
Restrictions On The Use Of Your Lot...............7
Plats, Zoning.....................................9
Surveying, Permits and Environment...............10
ROADS....................................................11
Access To The Subdivision........................11
Access Within The Subdivision....................11
UTILITIES................................................13
Water............................................13
Sewer............................................15
Electricity......................................17
Telephone........................................17
Fuel Or Other Energy Source......................17
FINANCIAL INFORMATION....................................18
LOCAL SERVICES...........................................19
Fire Protection..................................19
Police Protection................................19
Schools..........................................19
Hospitals........................................19
Physicians and Dentists..........................19
Shopping Facilities..............................20
Mail Service.....................................20
Public Transportation............................20
RECREATIONAL FACILITIES..................................21
1
TABLE OF CONTENTS (Continued)
PAGE
NUMBER
SUBDIVISION CHARACTERISTICS AND CLIMATE.................23
General Topography..............................23
Water Coverage..................................23
Drainage and Fill...............................23
Flood Plain.....................................23
Flooding and Soil Erosion.......................23
Nuisances.......................................23
Hazards.........................................24
Climate.........................................24
Occupancy.......................................24
ADDITIONAL INFORMATION..................................25
Property Owners Association.....................25
Taxes...........................................25
Resale or Exchange Program......................25
Equal Opportunity In Lot Sales..................25
Listing Of Lots.................................26
COST SHEET..............................................28
RECEIPT, AGENT CERTIFICATION AND CANCELLATION PAGE......29
DUPLICATE COPY OF ABOVE.................................30
NOTE: In this Property Report, the words "You" and "Your" refer to the buyer. The words "We", "Us"
and "Our" refer to the developer.
2
RISKS OF BUYING LAND
The future value of any land is uncertain and dependent upon
many factors. DO NOT expect all land to increase in value.
Any value which your lot nay have will be affected if the
roads, utilities and all proposed improvements are not completed.
Resale of your lot may be difficult or impossible, since you
may face the competition of our own sales program and local real
estate brokers nay not be interested in listing your lot.
Any subdivision will have an impact on the surrounding envi-
ronment. Whether or not the impact is adverse and the degree of
impact will depend on the location, size, planning, and extent of
development. Subdivisions which adversely affect the environ-
ment may cause governmental agencies to impose restrictions on
the use of the land. Changes in plant and animal life, air and
water quality and noise levels may affect your use and enjoyment
of your lot and your ability to sell it.
In the purchase of real estate, many technical requirements
must be met to assure that you receive proper title. Since this
purchase involves a major expenditure of money, it is recom-
mended that you seek professional advice before you obligate
yourself.
-WARNINGS-
THROUGHOUT THIS PROPERTY REPORT THERE ARE
SPECIFIC WARIIINGS CONCERNING THE DEVELOPER,
THE SUBDIVISION OR INDIVIDUAL LOTS. BE SURE
TO READ ALL WARNINGS CAREFULLY BEFORE SIGNING
ANY CONTRACT OR AGREEMENT.
3
GENERAL INFORMATION
This report covers 789 lots located in Luzerne and
Schuylkill Counties, Pennsylvania. See page 26 for a listing of
these lots and parcels. We may develop additional lots but our
plans are not definite at this time.
The Developer of this subdivision is:
C.B.G. Limited, a Pennsylvania limited partnership
Administration Building
Valley of Lakes
Nuremberg, PA 18241
Telephone number: (717) 384-3246
Answers to questions and information about this subdivision
may be obtained by telephoning the Developer at the number listed
above.
4
TITLE TO THE PROPERTY AND LAND USE
A person with legal title to property generally has the
right to own, use and enjoy the property. This contract to buy a
lot neither gives you possession nor does it give you legal
title. You won't have possession or legal title until you
receive a valid deed. A restriction or encumbrance on your lot,
or on the subdivision, could adversely affect your title.
Here we will discuss the sales contract you will sign and
the deed you will receive. We will also provide you with infor-
mation about any land use restrictions and encumbrances, mort-
gages, or liens affecting your lot and some important facts about
payments, recording, and title insurance.
METHOD OF SALE
Sales Contract And Delivery of Deed
We intend to use both the cash and the purchase money
mortgage methods of contract selling. A cash purchaser (full
payment at the time of contract) will receive a deed within 60 -
90 days of signing the contract. If you purchase under the
purchase money mortgage nethod, you will pay a downpayment plus
monthly principal and interest payments for the balance of the
purchase price. You will obtain a deed within 180 days of the
date of your contract, orovided that you are current in all
obligations under the contract. You will execute a note and give
us a nortgage to secure the unpaid balance of the purchase price
of your lot.
You will not have title to the lot until you receive a deed.
Prior to receiving your deed, if you fail to make the payments
required by your contract, you will lose your lot and all monies
paid.
Type Of Deed
The transfer of legal title will be accomplished by
a special warranty deed. We will issue the deed to you for
recording at your expense.
Oil, Gas, and Mineral Rights
The oil, gas and mineral rights to the lots in this subdivi-
sion will not belong to the purchaser of those lots. We will not
have the right to extract oil, gas or other minerals in, under or
from the property, however, there is a possibility of oil, gas or
other mineral rights existing in the name of third parties.
The exercise of these rights could affect the use, enjoyment and
value of your lot.
5
ENCUMBRANCES, MORTGAGES AND LIENS
The lots in this subdivision are subject to the following
liens :
____________________________________________________________________
TYPE OF LIEN HOLDER OF LIEN LOTS SUBJECT TO LIEN
____________________________________________________________________
Mortgage Sherwood Knoll Inn, All lots in
Ltd. offering
____________________________________________________________________
Release Provisions
There is a recorded release provision in the mortgage, but
it is exercisable only if developer is not in default on the
mortgage.
The release provisions in the mortgage on all lots in this
subdivision may be exercised only by us. Therefore, if we
default on the mortgage before obtaining a release of your lot,
you may lose your lot and any money you have paid for it.
RECORDING THE CONTRACT AND DEED
Method Or Purpose Of Recording
Under Pennsylvania law, the recording of your contract or
deed provides notice to third parties of your interest in the
property and protects you from the claims of subsequent third
parties. However, your sales contract may not be recorded
because the contract is not notarized. once you receive your
deed, the deed is recordable. You will bear the cost of
recording your deed and will be responsible for recording your
deed in the public records.
UNLESS YOUR CONTRACT OR DEED IS RECORDED, YOU
MAY LOSE YOUR LOT THROUGH THE CLAIMS OF
SUBSEQUENT PURCHASERS OR SUBSEQUENT CREDITORS
OF ANYONE HAVINIG AN INTEREST IN THE LAND.
6
Title Insurance
You should obtain an attorney's opinion of title or an
owner's title insurance policy which describes the rights of
ownership which are being acquired in your lot. We also recom-
mend that you obtain from an appropriate professional an inter-
pretation and exolanation of the opinion or policy to your
satisfaction.
PAYMENTS
Escrow
You may lose your deposit on your lot if we fail to deliver
legal title to you as called for in the contract because your
deposit is not held in an escrow account which fully protects
you.
For cash sales, your deposit on your lot will be placed in
an escrow account at the Northeastern Bank of Pennsylvania, Broad
and Church Streets, Hazleton, Pennsylvania, which will be
released from the account upon closing.
Prepayment
There are no penalties or privileges for prepayment of your
purchase money mortgage.
Default
If you default on your contract, you will forfeit your
deposit and any monthly payments paid at time of default.
If you secure financing from us to purchase your lot and if
you default on the note or mortgage securing the note, at our
option, the entire principal and the accrued interest shall
mature and become due and we may proceed to have your lot resold.
You are personally liable for the balance, if any.
RESTRICTIONS ON THE USE OF YOUR LOT
Restrictive Covenants
Restrictive covenants and an amendment thereto for the lots
in this offering are recorded.
A complete copy of the restrictions is available upon
request. The basic purpose of the covenants is to attain a
quality environment for lot owners subject thereto. The major
provisions of these restrictions which require you to secure
permissions, approvals or take any other action prior to using
your lot will be 3iscussed in the paragraphs below. However,
this discussion will only highlight certain areas of the cove-
nants and should not be a substitute for a careful study of these
7
restrictions by you.
1. The restrictive covenants require that prior to
construction, you must submit to the Architectural Control
Committee for approval, in writing, your building plans and
specifications and plot plan and landscaping plan for any
building, fence, wall or other structure or additional
landscaping you wish to erect, alter, repair, plant or remove.
There is a written, detailed Building Code which must be
followed. it is available from us or from the Architectural
Control Committee and it should be carefully reviewed in order to
determine what kinds of houses are permissible.
2. The restrictive covenants provide that all houses must
be completed within six months of commencement of construction of
the house.
3. No trees greater than three inches in diameter shall be
removed from a lot within 15 feet of the road line, 10 feet from
the side lines or 40 feet from the rear line without permission
of the Architectural Control Committee.
4. Any Purchaser who violates any of the restrictions
which are intended to preserve, enhance and maintain the natural
beauty of Valley of Lakes may lose all of the rights and
privileges of the development, even though the violation may
pertain to only one particular area, and notwithstanding the fact
that the Purchaser is in good standing in all other respects.
5. No boat dock, float or other structure shall be
constructed in or on the lake without written consent of Seller.
Use of the lakes shall be subject to the Seller's rules for the
benefit of all property owners.
6. We reserve to ourself and to our successors and
assigns, the following:
(a) The continuing and unqualified right to alter,
modify, amend, subtract or add to any of the
following restrictions, covenants and conditions
when, in its opinion, it is necessary for the
benefit and mutual Protection of all property
owners, provided, however, it shall not do
anything to reduce the sizes of the community
areas, as shown on the recorded maps. A copy of
said changes shall be on file at our office for
inspection and sail changes may also be recorded
by us, our successors or assigns.
(b) All right or rights to the use of the lakes by
abutting or adjacent lot (lake lot) owners are
expressly reserved by the Seller and in no way,
manner or form shall the line of any such lot be
construed as extending beyond its expressly marked
8
and stakes boundaries. On lake lots, the rights
to the use of a lake- are a privilege to which the
Purchaser shall be entitled only by remaining a
Purchaser in good standing and keeping his annual
maintenance fees current and up to date.
7. The restrictions establish an annual maintenance fee to
be paid to us by all owners. We will use the maintenance fee for
maintaining the roads and recreational facilities. Because we,
the Developer, do not use the lots or recreational facilities for
personal use or enjoyment, we are exempted from paying this fee.
Your payment of the fee is secured by a lien right in favor of
us. This lien right is superior in all respects to all rights of
homestead which may arise in your favor. The lien right for an
unpaid assessment may be foreclosed or enforced in the same
manner as is authorized by the laws of Pennsylvania for the
foreclosure of mortgages on real aroperty or the enforcement of
security interests. You may not exempt yourself from payment of
the assessments by waiver of your use and enjoyment of the roads
and recreational facilities.
Easements
All lots are subject to building easements of:
a. 30 ft. of the frontage road right-of-way.
b. 10 ft. of the side lot lines (except 30 ft. of the side
street right-of-way for corner lot).
C. 20 ft. of the rear lot line.
There are no flood control or flowage easements.
PLATS, ZONING, SURVEYING, PERMITS AND ENVIRONMENT
Plats
The subdivision plats for the lots in this offering have
been approved by the County Commissioners of Luzerne and
Schuylkill Counties and have been recorded by the offices of
Recorder of Deeds of Luzerne and Schuylkill Counties,
Pennsylvania.
Zoning
All lots in this offering are zoned for single-family
residential structures. We have reserved to ourselves, the right
to use any lot for timeshare purposes. This use conforms to that
designated by local zoning requirements.
9
Surveying
Each lot in this offering has been surveyed as part of the
general subdivision plan and will be staked or marked for
identification prior to sale.
Permits
You must obtain the following permits or approvals prior to
the construction of your home:
Prior to the construction of a house, you must obtain a
building permit from one of the following:
a. Black Creek Township, $25.00
b. Hazle Township, $20,00.
c. North Union Township, $10.00
d. East Union Township, $5.00
Prior to construction, you must file with the Architectural
Control Committee for approval in writing your building plans and
specifications and plot plan and landscaping plan for any build-
ing, fence, wall or other structure or additional landscap-
ing you wish to erect, alter, repair, plant or remove. The fee
is $1.00 per thousand of the cost of the improvement.
No other permits are needed by you to use the lots for the
purpose for which they are being sold.
Environment
We are not aware of any governmental environmental impact
study which has been prepared on this subdivision. No determina-
tion has been made as to the possible adverse effects the subdi-
vision may have upon the environment and surrounding area.
10
ROADS
ACCESS TO THE SUBDIVISION
Access to the subdivision is provided by the roads listed
below:
_______________________________________________________________
ROUTE SURFACE WIDTH OF LANES
NUMBER WEARING
SURFACE
_______________________________________________________________
Interstate 81 Asphalt 48 feet 4
State Road 924 Asphalt 24 feet 2
LR 53046 Asphalt 24 feet 2
________________________________________________________________
These roads are public roads which are maintained by the
State of Pennsylvania. You will not be separately assessed for
the maintenance costs incurred for these roads. No improvements
are proposed for,these roads.
ACCESS WITHIN THE SUBDIVISION
Access from the subdivision entrance to the lots will be
provided by 2 lane roads 22 feet in width on recorded easements.
There is physical access to all lots in this offering by
conventional automobile.
We are responsible for constructing all interior roads. You
will bear none of the cost of the construction of these roads.
We have not fully completed the road system, but have completed
it to the extent indicated in the following chart:
_________________________________________________________________________
UNIT ESTIMATED PERCENTAGE OF ESTIMATED PRESENT FINAL
STARTING CONSTRUCTION C0MPLETION SURFACE SURFACE
DATE NOW COMPLETE DATE
(month/ (month/
year) year)
_________________________________________________________________________
A N/A 20 12/87 Dirt Asphalt
B,C N/A 100 N/A Asphalt Asphalt
D,J,JA 5/87 0 12/88 Natural Asphalt
E,EA,H,I 5/88 0 12/89 Natural Asphalt
_________________________________________________________________________
11
WE HAVE NOT SET ASIDE ANY FUNDS IN AN ESCROW
OR TRUST ACCOUNT OR MADE ANY OTHER FINANCIAL
ARRANGEMENTS TO ASSURE COMPLETION OF THE
ROADS
We will maintain the interior roa3s unless we convey the
roads to a property owners' association at a later date. The
funds for maintenance will come from the annual maintenance fee
of $360 per lot for which you will be responsible.
THE ROADS IN THE SUBDIVISION MAY BE IMPASSIBLE
DURING PERIODS OF SNOW AND ICE. THE MONTHS
WITH THE MOST SNOW AND ICE ARE DECEMBER
THROUGH MARCH. DURING THESE MONTHS, YOUR LOT
MAY BE INACCESSIBLE.
The table below identifies the distance from the center of
the subdivision to nearby communities:
_________________________________________________________________
NEARBY POPULA- DISTANCE DISTANCE TOTAL
C0MMUNITIES TION OVER OVER
PAVED UNPAVED
ROADS ROADS
_________________________________________________________________
Wilkes-Barre (County 52,000 25 0 25
Seat for Luzerne County)
Pottsville (County Seat
for Schuylkill County) 18,000 30 0 30
Hazleton 27,000 12 0 12
Nuremberg 800 2 0 2
Allentown 108,000 65 0 65
_________________________________________________________________
12
UTILITIES
Here we will discuss the availability and cost of basic
utilities. The areas covered will be water, sewage disposal,
electricity, telephone, and fuel or other energy sources.
WATER
Water will be supplied to the subdivision by a central water
system.
Central System
The water supplier for the subdivision is our affiliated
company, Oneida Water Company, P. 0. Box 2039, Hazleton, Pk
18201. Oneida is a privataly-owned company whose rates are set
by the Public Utilities Conmission ("PUC").
Oneida will extend water mains in front of or adjacent to
each lot. You will bear none of the costs of construction of
these lines. We are contractually obligated to you to complete
the construction of the water Iistribution lines within Phase I
of the subdivision. The current estimated completion dates for
the water distribution lines appear in the following chart:
_________________________________________________________________
UNIT ESTIMATED PERCENTAGE OF ESTIMATED SERVICE
STARTING CONSTRUCTION AVNILABILITY DKTE
DATE (month/ NOW COMPLETE (month/year)
year)
A,B,C,H N/A 100 Now
Lots 8,
41,49
of I N/A 100 Now
Remaining
Lots of
I 5/89 0 12/89
Lots 2,5
9,12,15
73,89,115
129-132,
146,147,
166,167
178 of
JA N/A 100 Now
Remaining
13
Lots of
JA 5/88 0 12/88
D 5/88 0 12/88
E,EA,J 5/88 0 12/89
________________________________________________________________
The water distribution system within the subdivision will be
connected to Oneida's existing water system pumping and storage
facilities. Oneida estimates that its central system facilities
have the capacity to serve 1000 connections.
An engineer's letter has been obtained which states that the
capacity of the central water system will be adequate to serve
the anticipated population of the subdivision. Also, the water
in the central system has been tested for purity and chemical
content; the tests show that the water meets all standards for a
public water supply.
No permits are required for the construction of the water
distribution lines within the subdivision. An operating permit
has been issued by the Pennsylvania Department of Environmental
Resources.
There is a $75 security deposit for the water meter for
water and sewage disposal service.
We are in the process of applying to the PUC for approval of
the following rates:
Upon application for water service, you must pay a
connection fee of $540.00 to Oneida. There are no additional
charges for the central water system other thin a monthly
availability fee of $5.25 per month once water is available to
your lot and arior to your connection to the central system and
monthly use charges after connection to the control system. If
the PUC approves a different rate schedule, we will follow the
PUC rate schedule.
WE HAVE NOT SET ASIDE ANY FUNDS IN AN ESCROW
OR TRUST ACCOUNT OR MADE ANY OTHER FINANCIAL
ARRANGENTS TO ASSURE C0MPLETION OF THE
CENTRAL WATER LINES.
However, we are contractually obligated to you to conplete
construction of the water lines to all lots in this offering.
You will not be permitted to use individual water systems
and water will not be available to residential lots until after
the water distribution lines have been extended to the lots.
14
SEWER
The method of sewage disposal to be used in this subdivision
is a central sewage system.
Central System
The subdivision will be served by a central sewer system.
An affiliated company of ours, Valley Utilities Company
("Valley") owns and operates the central sewage collection system
and will extend sewer mains in front of or adjacent to each lot.
Its address is P. 0. Box 2039, Hazleton, PA. 18201. You will
bear none of the cost of construction of the sewage system. We
are contractually obligated to you to complete the construction
of the sewage collection system. The current estimated
completion dates for the sewage collection lines appear in the
following chart:
________________________________________________________________
UNIT ESTIMATED PERCENTAGE OF ESTIMATED SERVICE
STARTING CONSTRUCTION AVAILABILITY DATE
DATE (month/ NOW COMPLETE (month/year)
year)
________________________________________________________________
A,B,C,H,I N/A 100% Now
D,J,JA 5/88 3% 12/88
E,EA 5/88 0% 12/89
_________________________________________________________________
The operation of the system is regulated by the Pennsylvania
Department of Environmental Resources and the rates are regulated
by the Public Utilities Commission ("PUC").
We have received the necessary permits for constructing and
operating the central sewage disposal system for Sections A, B,
C, H and I in the subdivision from the Pennsylvania Department of
Environmental Resources. We have not yet received, but are in
the process of obtaining an NPDES Permit for the discharge of
treated sewage effluent into the waters of the Commonwealth of
Pennsylvania. According to information from the Pennsylvania
Department of Environmental Resources, we anticipate that this
permit will be issued on or about April 15, 1987.
The sewer system has sufficient capacity to serve 208
connections. Fifty-eight connections have already been made.
When 175 connections are made then, Valley will construct
additional treatment capacity.
15
We are in the orocess of applying to the PUC for approval of
the following rates:
You will be assessed a one-time connection fee of $680.00,
payable to Valley at the time your hone sewage line is connected
to the central system. Once the central sewer lines are extended
in front of or adjacent to your lot and prior to the time your
lot and TDrior to the time your house is connected to the central
system you will pay a nonthly availability charge of $6.75 per
month per lot. After connection, you will be responsible for
usage charges. If the PUC approves a different rate schedule, we
will follow the PUC rate schedule.
AN OPERATING PERMIT HAS BEEN OBTAINED FOR THE
CENTRAL SEWAGE SYSTEM IN SECTIONS A, B, C, H
AND I. NO PERMIT HAS BEEN RECEIVED FOR
SECTIONS D, E, EN, J AND JA. IN ADDITION,
THE NPDES EFFLUENT DISCHARGE PERMIT HAS NOT
YET BEEN RECEIVED.
AT PRESENT, THE CENTRAL SEWAGE DISPOSAL
SYSTEM CAN SERVICE 208 OF THE 789 LOTS IN
THIS REGISTRATION BECAUSE SEWAGE TREATMENT
FACILITIES ARE EXPANDED IN PHASES AS THE NEED
REQUIRES. NO FINANCIAL ARRANGEMENTS HAVE
BEEN MADE TO ASSURE EXPANSION SO THERE IS NO
ASSURANCE THE TREATMENT FACILITIES WILL BE
EXPANDED.
You may not install an individual sewage disposal system on
your lot. Sewage disposal service will not be available until
the central system reaches your lot.
NO FUNDS HAVE BEEN SET ASIDE IN AN ESCROW OR
TRUST ACCOUNT NOR HAVE ANY OTHER FINANCIAL
ARRANGEMENTS BEEN MADE AT THIS TIME TO ASSURE
THE COMPLETION OF THE SEWAGE COLLECTION
LINES.
However, we are contractually obligated to you to complete
the construction of the sewage collection lines to the lots in
this offering.
16
ELECTRICITY
Electricity is available to the subdivision and will be
supplied by Pennsylvania Power and Light, 344 South Poplar
Street, Hazleton, Pennsylvania 18201. The supplier is regulated
by the Pennsylvania Public Utilities Comnission.
The electric company has extended orimary electrical service
lines to some, but not all, of the lots at this time. The lines
will be extended to your lot by the electric company within
approximately 60 days after your request for service provided you
have complied with the terms and conditions for service in
accordance with the company's tariff and the Pennsylvania
Building Energy Conservation Act. You will not be responsible
for any construction costs for extending electric service to your
lot.
TELEPHONE
Telephone service is available to the subdivision and will
be supplied by Commonwealth Telephone Company, 100 Lake Street,
Dallas, Pennsylvania 18612, which is regulated by the
Pennsylvania Public Utilities Comnission.
Telephone service lines are not currently extended in front
of or adjacent to all lots in the subdivision; however, telephone
service will be extended and available to your lot within
approximately 60 days of your request for service. You will not
be responsible for any construction costs for extending telephone
service to your lot.
FUEL OR OTHER ENERGY SOURCE
In addition to electricity, you may want to utilize oil,
propane or coal for heating and/or cooking.
Fuel oil is available from Amoty Oil Company, Holly Street,
Hazleton and propane is available from Penn Fuel Gas, Inc., South
Third Street, Ti-azleton. Cost of a 275 gallon fuel oil tank,
including installation, is approximately $600.00 for an
underground tank, above ground tanks are not permitted in the
subdivision. Cost of a propane tank, including fill-up and
installation, is approximately $60.00.
Please consult the supplier for the applicable costs to you
for using these alternative energy sources.
17
FINANCIAL INFORMATION
The discussion in this section will focus on our financial
position.
We are a Partnership formed within the past year and our
unaudited balance sheet and statement of receipts and
disbursements as of September 29, 1986 are available from us upon
request.
APPROXIMATELY 35% OF THE SALES PRICE OF YOUR
LOT REPRESENTS OUR MARKETING, ADVERTISING AND
SALES COMMISSION COSTS, WHICH YOU MAY NOT BE
ABLE TO RECOVER IN THE EVENT YOU TRY TO SELL
YOUR LOT.
18
LOCAL SERVICES
In this section we will identify the availability of fire
and police protection and the location of schools, medical facil-
ities, shopping facilities, and mail service.
FIRE PROTECTION
Fire protection is available year-round to the subdivision
from the Nuremberg Volunteer Fire Department at no cost to you.
This service is provided by a volunteer organization.
POLICE PROTECTION
Police protection is available to the subdivision from the
State Police in Hazleton and the Valley of Lakes security guards
who are stationed at the two subdivision entrances.
SCHOOLS
The following public elementary, junior high and senior high
schools are available to residents of the subdivision:
The Nuremberg Elementary School
Main Street
Nuremberg, Pk.
Harmon Junior High School
Church Street
Hazleton, PA.
Hazleton High School
North Wyoming Street
Hazleton, Pk.
School bus transportation is available from the subdivision
entrance to these schools.
HOSPITALS
The nearest hospital available to residents of the subdivi-
sion are Hazleton State General Hospital, East Broad Street,
Hazleton and St. Joseph's Hospital, North Church Street,
Hazleton, Pk.
Ambulance service is available fron the Butler Township
Ambulance Association.
PHYSICIANS AND DENTISTS
Physicians' and dentists' offices are located in Hazleton,
PA.
19
SHOPPING FACILITIES
No shopping facilities are available in the subdivision.
Limited shopping is available in Nuremberg. Hazleton has full
shopping facilities.
MAIL SERVICE
Mail is not delivered to the subdivision. Mail may be
picked up at the U.S. Post Office in Nuremberg (2 miles from
subdivision).
PUBLIC TRANSPORTATION
No public transoortation is available from the subdivision
to nearby municipalities. The nearest public transportation is
in Hazleton.
20
RECREATIONAL FACILITIES
_______________________________________________________________________________________
FACILITY PERCENTAGE ESTIMATED ESTIMATED FINANCIAL BUYER'S
OF CONSTRUC- DATE OF DATE AVAIL- ASSURANCE ANNUAL
TION NOW START OF ABLE FOR OF COMPLE- COST OR
COMPLETE CONSTRUC- USE (month/ TION ASSESS-
TION year) MENTS
(month/
year)
Lake 100% N/A Available N/A *
Susquehanna
(45 surface acres)
Lake 100% N/A Available N/A *
Choctaw
(28 surface acres)
Lake 20% N/A 12/89 None *
Algonquin***
(projected 85 surface acres)
Sports 100% N/A Available N/A *
Core (1.9 acre area with basketball court, archery, range, two volley-
ball courts and 2 horseshoe pits)
Fireside 100% N/A Available N/A *
Swim & Tennis Lodge (35x8O lighted, heated pool; two lighted tennis
courts)
Ravens 100% N/A Available N/A *
Run Equestrian Center
and Horse stables
Holiday 100% N/A Available N/A *
Park (2-acre playground)
Eagle 65% N/A 4/88 None **
Rock 9-hole Golf Course
(with underground sprinkler system)
Eagle 100% N/A Available None **
Rock Ski facilities
*The only change to lot owners for use of these facilities is
included in your annual maintenance fee paid by all lot owners.
**Payment of use-fees required for use of these facilities or by
special Membership rates available to lot owners only.
21
***There is no certainty that the lake bed, once completed will
hold water or that if the lake bed holds water that the water
will be approoriate for swimming, boating or fishing. We shall
make a good-faith ef fort to f inish the lake so that it will be
appropriate for swimming, non-power boating and fishing, but lake
construction is such that there can be no assurance.
Constructing the Facilities
We intend to be responsible for the remaining construction
of Lake Nlgonquin and the golf course. All costs insured in this
construction are to be paid by us. You will not be required to
pay any of the cost of constructing these facilities. While we
propose to complete these facilities, we are not contractually
obligated to you to complete these facilities.
WE HAVE NOT SET ASIDE ANY FUNDS IN AN ESCROW
OR TRUST ACCOUNT OR MADE ANY OTHER FINANCIAL
ARRANGEMENTS TO ASSURE C0MPLETION OF LAKE
ALGONQUIN OR THE GOLF COURSE.
Maintaining The Facilities
We intend to be responsible for operating and maintaining
these facilities from the proceeds of the annual maintenance fee
paid by all lot owners of $360 and from use-fees where indicated
(horse stables, golf course, ski facilities).
Transfer Of The Facilities
We do not plan to transfer the recreational facilities to a
property owners' association or other entity. We plan to retain
ownership of these facilities. However, we reserve the right to
sell or otherwise transfer our interest in any or all of the
recreational facilities to a third party or to a property owners'
association if we form one in the future.
Who May Use The Facilities
All lot owners who have paid the annual maintenance fee to
us and their immediate families (i.e., spouse and children 25 or
under living at home) as well as their invited guests and our
guests and employees may use the recreational facilities. In
addition, we per-nit members of the public to use the Eagle Rock
ski facilities and golf course on a pay per-use basis. Since the
Eagle Rock ski facilities and golf course are open to use by
members of the general oublic who pay the use-fee, their use of
the facilities may limit use of the facilities by lot owners.
22
SUBDIVISION CHARACTERISTICS AND CLIMATE
In this section we will liscuss the basic terrain of the
subdivision, its climate, and any nuisances or hazards in the
area.
GENERAL TOPOGRAPHY
The land in the offering is moderately sloped. The
subdivision is wooded and contains approximately 6 small lakes
and ponds.
Approximately 10% of the area in this offering will remain
as natural open space and 20% will be developed parkland (golf
course and ski area).
WATER COVERAGE
No lots will be covered by water at any time during the year.
DRAINAGE AND FILL
No drainage or fill is required prior to constructing your
home.
FLOOD PLAIN
No lots are located in a flood plain.
FLOODING AND SOIL EROSION
We have a plan to control soil erosion and flooding which
has been approved pursuant to the Water Quality Management
Program although we are not contractually bound to implement the
plan. Our plan includes the construction of grassy banks around
the lakes of the golf course which slope down to the lake for
drainage purposes, and grass seeling over the dirt alongside the
road construction. The plan has already begun and is expected to
be complete by December 1987. There is no financial assurance of
completion of this plan.
NUISANCES
The land in the subdivision is not subject to any onsite or
offsite unpleasant odors, noises, oollutants, or other nuisances.
We are unaware of any other proposed or existing land use
which may adversely affect your lot.
23
HAZARDS
There are no unusual safety factors or any proposed plans,
private or governmental, for the construction of any facility
which may create a nuisance or safety hazard or adversely affect
the use of the land within the subdivision.
No portion of the subdivision has been formally identified
by any federal, state, or local agency as being subject to the
frequent occurrence of natural hazards. However, the area in
which the subdivision is located has experienced occasional
hurricanes, resulting in flooding and property damage in the
Wilkes-Barre area. The local jurisdiction does not have a rating
system for fire hazard.
The subdivision is located in an area where it is possible
that some mining may have occurred. To our knowledge, no mining
is presently occurring nor has it occurred in the past under the
lots in the subdivision, but some strip-mining occurred in an
area to the southwest side of the subdivision, not including any
lots in this offering. That land has been partially reclaimed
and oartially reforested.
If you seek protection against possible mine subsidence, the
state of Pennsylvania has a state funded mine subsidence
insurance program. Through the Departnent of Environmental
Resources, the '4ine Subsidence Insurance Department provides
subsidence insurance to homeowners at rates based on the value of
the home, up to $100,000.
CLIMATE
The average temperatures for summer and winter are contained
in the table below.
HIGH LOW MEAN
Summer 80 degrees 50 degrees 70 degrees
Winter 40 degrees -10 degrees 25 degrees
The average annual rainfall is 36 inches and the average
annual snowfall is 25 inches.
OCCUPANCY
As of December 1, 1986, about 55 homes in the development
are occupied on either a full-time or part-time basis.
24
ADDITIONAL INFORMATION
In this section we will discuss the following areas:
The Property Owners' Association
The Annual Real Estate Taxes
Resale or Exchange Program
Equal Opportunity in Lot Sales
Listing of Lots
PROPERTY OWNERS' ASSOCIATION
A property owners' association has not been formed. We do
not presently intend to form one in the near future until 1992 at
the earliest. We may form one after that time. We might then
convey maintenance and perhaps some or all facilities ownership
responsibilities to it, but this choice is totally within our
discretion.
TAXES
Upon receiot of title to your lot, you will be responsible
for real prooerty taxes collected by your Township and the the
Hazleton Area School District. The current tax ranges from $50
to $150 depending on the value of your lot.
RESALE OR EXCHANGE PROGRAM
There are no restrictions which might hinder lot owners in
the resale of their lots, except that no 'for sale" signs are
permitted to be posted on the lots except by us.
We have no program at this time to assist you in the resale
of your lot.
We have an informal practice by which we will allow you to
exchange your lot for any unsold lot, if such exchange is
mutually acceptable to you and to us. However, we do not have a
program which assures that you will be able to exchange your lot
for another.
EQUAL OPPORTUNITY IN LOT SALES
We are in compliance with Title VIII of the Civil Rights Act
of 1968 by not directly or indirectly discriminating on the basis
of race, religion, sex, or national origin in our marketing and
advertising, our lot services, or in the terms and conditions of
our sales.
25
LISTING OF LOTS
The lots included in this offering consist of 789 lots
described below.
Plat* Township** Book Page(s) Lots
A NU 7 34,41,52 11,16,22,24,45,50-52,55-57,
60-62,64,65,67,72,73,75-78,
81,82,85-98
A BC 30 57 25,27-30,34,38,44
B BC 30 78 1-20,22,24-67
B NU 8 5 69
c BC 30 25,62 7,11,16,18-21,23,52,53,60,63,
66,68,71,74,80,81
D BC 30 68,69 13-121,123-144
0 EU 7 61 1-3,5-7
E BC 30 81 119-121,125-135
E EU 8 12 1-5
E NU 8 12 6-118,122-124,136-146
EA NU 8 11 1-2 81
H BC 30 27 13,17,29,34,53,54,65,72,78,
85,92
I BC 30 28 8,24,27,41,49,60,62,67,71,72,
78-87,89,90,92
J H 30 30,49 23-26,28-30,33,34,47,49,52,
57,58,61,66,67,72-81,83-86,
88
JA H 30 43-48, 2,5,9,12,15,19,20,22,23,26-
50,70 33, 35-38,40-42,47,49-58,60,
62-64,68,70,73,89,90,93,94,
99,101,102,106,108,109,111,
115,129-134,146,147,163,164,
166,167,169,170,173,174,178-
181,185,187-189,193,197,198,.
210,214,228,236,240,249
___________________________
*, ** For meaning of asterisks, see following page.
26
*Plat A is also known as Arapahoe Section
Plat B is also known as Bellacaola Section
Plat C is also known as Chickasaw or Calument Drive West Section
Plat D is also known as Susquehanna Section
Plat E is also known as Choctaw Section
Plat EA is also known as Algonquin Section
Plat H is also known as Huron Section
Plat I is also known as Iroquis Section
Plat J is also known as Janhanna Section
Plat JA is also known as Calumet Section
**BC = Black @@reek Township, Luzerne County
H = Hazle Townshio, Luzerne County
NU = North Union Townshio, Schuylkill County
EU = East Union township, Schuylkill
County
27
COST SHEET, SIGNATURE OF SENIOR EXECUTIVE OFFICER
COST SHEET
In addition to the purchase price of your lot, there are
other exoenditures which must be made. Listed below are the
major costs. There may be other fees for use of the recreational
facilities.
All costs are subject to change.
Sales Price of Lot
Cash Price of Lot $__________
Finance Charge $__________
Total $__________
Estimated One-Time Charges
1. Water Connection Fee $ $540.00
Security Deposit for
Water Meter (For Water
and Sewage Disposal
Service) $ 75.00
2. Sewer Connection Fee $680.00
3. Construction costs to
extend electric and/or
telephone services $ None
4. other: Closing costs $240 to $650
Total $__________
Total of estimated sales price
and one time charges $__________
Estimated annual charges, exclusive of utility use fees
1. Taxes-Average unimproved lot after sale to purchaser $
2. Dues and assessments $360.00
The information contained in this Property Report is an
accurate description of our subdivision and development plans.
/s/
C.B.G. Limited, a Pennsylvania limited partnership
28
RECEIPT, AGENT CERTIFICATION AND CANCELLATION PAGE
PURCHASER RECEIPT
IMPORTANT: READ CAREFULLY
Name of Subdivision: Valley of Lakes
OILSR NU4BER: 0-06602-44-409 Date of Report: April 8, 1987
We must give you a copy of this Property Report and give you
an opportunity to read it before you sign any contract or
agreement. By signing this receipt, you acknowledge that you
have received a copy of our Property Report.
Received by ..................................Date...........
Street Address...............................................
City..........................State..............Zip.........
If any representations are made to you which are contrary to
those in this report, please notify the:
Office of Interstate Land Sales Registration
HUD Building, 451 Seventh Street, SW.
Washington, D. C. 20410
AGENT CERTIFICATION
I certify that I have made no representations to the
person(s) receiving this Property Report which are contrary to
the information contained in this Property Report.
Lot___________ Block___________ Section__________
Name of Salesperson...................................
Signature.............................Date............
PURCHASER CANCELLATION
If you are entitled to cancel your purchase contract, and
wish to do so, you may cancel by personal notice, or in writing.
If you cancel in person or by telephone, it is recommended that
you immediately confirm the cancellation by certified mail. You
may use the form below.
...............................................................
Name of Subdivision Valley of Lakes
Date of Contract
This will confirm that I/we wish to cancel our purchase
contract.
Purchaser(s) signature Date
29
RECEIPT, AGENT CERTIFICATION AND CANCELLATION PAGE
PURCHASER RECEIPT
IMPORTANT: READ CAREFULLY
Name of Subdivision: Valley of Lakes
OILSR NUMBER: 0-06602-44-409 Date of Report: April 8, 1987
We must give you a copy of this Property Report and give you
an opportunity to read it before you sign any contract or
agreement. By signing this receipt, you acknowledge that you
have received a copy of our Property Report.
Received by ..................................Date...........
Street Address...............................................
City..........................State..............Zip.........
If any representations are made to you which are contrary to
those in this report, please notify the:
Office of Interstate Land Sales Registration
HUD Building, 451 Seventh Street, SW.
Washington, D. C. 20410
AGENT CERTIFICATION
I certify that I have made no representations to the
person(s) receiving this Property Report which are contrary to
the information contained in this Property Report.
Lot___________ Block___________ Section__________
Name of Salesperson...................................
Signature.............................Date............
PURCHASER CANCELLATION
If you are entitled to cancel your purchase contract, and
wish to do so, you may cancel by personal notice, or in writing.
If you cancel in person or by telephone, it is recommended that
you immediately confirm the cancellation by certified mail. You
may use the form below.
...............................................................
Name of Subdivision Valley of Lakes
Date of Contract
This will confirm that I/we wish to cancel our purchase
contract.
Purchaser(s) signature Date
30
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