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Starling Neighbors

Verification Log — Starling PUD Declaration + First Amendment

Source: an owner's copy of the recorded Declaration with the First Amendment (47 pages, image-only). Method: every page read at standard resolution and compared word-for-word with the Markdown between that page's <!-- pdf page N --> marker and the next. High-resolution renders (220–600 dpi) were used for all handwriting, stamps, tables, numbers, and in full for the priority sections: §§3.2–3.7 (pp. 12–14), §§4.3–4.8 (pp. 15–18), §8.10 (p. 28), §9.4 (p. 29), §11.2 (p. 31), and the First Amendment (pp. 43–47).

Page-by-page

PDF page File(s) Result
1 00-recording-and-preamble.md Corrected (see C1)
2 00-recording-and-preamble.md checked
3 00-recording-and-preamble.md, 01-definitions.md checked
4 01-definitions.md checked
5 01-definitions.md checked
6 01-definitions.md checked (handwritten plat date "December 8, 2022" and Doc. No. "202200030095" confirmed at 300 dpi)
7 01-definitions.md, 02-starling-community-association.md checked
8 02-starling-community-association.md checked
9 02-starling-community-association.md checked
10 02-starling-community-association.md checked
11 02-starling-community-association.md, 03-assessments.md checked
12 03-assessments.md checked (hi-res)
13 03-assessments.md checked (hi-res; $300.00, ten (10) days, 15%)
14 03-assessments.md checked (hi-res; thirty (30) days, 10%, 10%, Section 2.9(t), Section 3.6)
15 03-assessments.md, 04-property-use-and-restrictions.md checked (hi-res; "stablished" is in the scan)
16 04-property-use-and-restrictions.md checked (hi-res; City Code 27.20.082(2)(C))
17 04-property-use-and-restrictions.md checked (hi-res; three (3) violations / twelve (12) months; two (2) Permitted Pets)
18 04-property-use-and-restrictions.md checked (hi-res; four (4) hours / forty-eight (48) hours)
19 04-property-use-and-restrictions.md checked
20 04-property-use-and-restrictions.md checked
21 04-property-use-and-restrictions.md checked
22 04-property-use-and-restrictions.md checked
23 05-areas-of-common-responsibility.md, 06-easements.md, 07-declarants-rights.md checked
24 07-declarants-rights.md checked
25 07-declarants-rights.md checked
26 07-declarants-rights.md, 08-design-guidelines.md checked
27 08-design-guidelines.md checked
28 08-design-guidelines.md checked (§8.10 "A appeal" and "ten (10) business days" confirmed at 300 dpi)
29 08-design-guidelines.md, 09-enforcement-and-remedies.md checked (hi-res §9.4)
30 09-enforcement-and-remedies.md, 10-subdivision-and-aggregation.md checked
31 11-term-and-amendment.md, 12-interpretation.md checked (hi-res §11.1–11.2)
32 12-interpretation.md, 13-miscellaneous.md checked
33 13-miscellaneous.md checked
34 14-signatures.md Corrected (see C2)
35 exhibit-a-legal-description.md checked (handwritten "20220105" confirmed at 300 dpi)
36 exhibit-b-annexable-area.md checked ("PARTCIULARLY" is in the scan)
37 exhibit-c-city-required-covenants.md checked (all section numbers, lot numbers, footages, 45%/60%, Res. No. 6054 confirmed at 300 dpi; "Staling" is in the scan)
38 exhibit-c-city-required-covenants.md checked ("protect" in item C.6 is in the scan)
39 exhibit-d-table-of-uses-phases-1-2.md checked (6 rows confirmed; header bar is solid black — pixel analysis found no recoverable text)
40 exhibit-e-table-of-uses-phase-3.md checked (16 rows confirmed; header partially legible, see Uncertain)
41 exhibit-e-table-of-uses-phase-3.md checked (21 rows confirmed at 250 dpi; "closing" and the missing ")" after "4000 SF" are in the scan)
42 assessor-table.md checked (all 44 rows / 87 numbers confirmed at 300 dpi, incl. 0509640 and both 0016620 entries)
43 amendment-1.md Corrected (see C3); body text checked at hi-res
44 amendment-1.md checked (hi-res)
45 amendment-1.md checked (hi-res; 50%, three (3), twelve (12), Section 11.2(d), DATED 25 October 2023)
46 amendment-1.md checked (Iowa / Linn / October 25 2023 / Commission No. 837478 / 02/16/2025 confirmed at 300 dpi)
47 amendment-1.md checked ("[Plat Reference 20220105]" typed, confirmed)

Corrections made

C1 — 00-recording-and-preamble.md, p. 1, left-margin handwriting (cosmetic)

  • Before: [handwritten (left margin, rotated): ** See attached assr#'s SE[?] ** 0016620[?] with plat SE[?] **]
  • After: [handwritten (left margin, rotated): ** See attached assr#'s SE[?] ** 0016620 with plat; "SE[?]" written beneath "0016620"]
  • Why: there is no trailing "**" after "with plat" (the stars are at the start and middle only); "0016620" is clearly legible; the second "SE" is written below the number, not after "plat".

C2 — 14-signatures.md, p. 34, notary seal (cosmetic)

  • Before: circular seal text: NOTARIAL SEAL, STATE OF MONTANA]
  • After: circular seal text: LEANN M. BARE, NOTARIAL SEAL, STATE OF MONTANA]
  • Why: the circular seal also carries the notary's name around its top edge.

C3 — amendment-1.md, p. 43, left-margin annotation (cosmetic)

  • Before (two lines): [handwritten (left margin, rotated): tg] and [handwritten (left margin, rotated): see attached ass'r #s ★★]
  • After (one line): [stamp (left margin, rotated, printed text): ★★ see attached ass'r #s tg]
  • Why: at 300 dpi the text is printed in the recorder's sans-serif stamp font, not handwriting; read in its rotated direction the order is "★★ see attached ass'r #s … tg".

Not changed (deliberate, noted for the record)

  • Per-page recording headers omitted throughout. Every page after the first of each instrument carries a recorder header (e.g. "202300002414 / Page: N of 42 / Fees: $328.00 / 2/16/2023 1:56 PM"; amendment pages "202300020183 / Page: N of 5 / Fees: $40.00 / 11/14/2023 8:51 AM"). The transcription keeps only the full stamps on p. 1 and p. 43 and treats the rest like running footers. This is applied consistently, so I left it alone.
  • Original typos confirmed present in the scan (kept verbatim): "stablished" (§4.3), "A appeal" (§8.10), "PARTCIULARLY" (Ex. B), "Staling" (Ex. C, heading B), "protect" for "protest" (Ex. C, C.6), "closing" (Ex. E, probably "clothing"), missing ")" in "Restaurants (no outdoor intercoms, less than 4000 SF" (Ex. E), "over, over" (§7.2(a)), "recording or any such" (§7.1(d)), "that that" (§8.2), "inappropriate for" (§8.1), "etc.." (§2.9(d)), "affect" for "effect" (§2.9(j), (k)), "deliver areas" (§4.10), "animals(s)" (§4.5), "base reverberation" (§4.15), "shall not hung" (§4.22(b)), "the Lots the Declaration" (§13.8), "Restriction for" (Amendment recital).

Document observations for the FAQ author (not transcription errors)

  1. The First Amendment cites the wrong section for the Declarant. Its recital says "pursuant to the Declaration, Section 1.18, the Declarant is Starling Development, LLC". In the Declaration, the Declarant is defined in §1.17; §1.18 is "Declarant's Special Rights". The transcription correctly keeps "1.18".
  2. Exhibit A-1 is referenced but not in the PDF. §1.34 says "Exhibit A-1 delineates Phases 1-3 within the Property." This 47-page PDF contains no Exhibit A-1.
  3. The Exhibit E tables have unreadable headers, so the PDF does not say what distinguishes the second table (p. 41) from the first (p. 40). Do not describe the second table's category in the FAQ without a clean copy from the recorder.
  4. Amended §4.4(b)(ix)–(x) differs from the original in a way that matters. In the original, an approved short-term-lease right transfers with the Lot, and revocation counts violations "regardless of whether the Lot has been transferred". In the First Amendment, approval does not run with the land and is non-transferable, except to an entity or trust as stated. The new (x) drops the "regardless of whether the Lot has been transferred" clause. Both texts are transcribed correctly.

Summary

  • Pages checked: 47 of 47
  • Corrections: 3 total: 0 meaning-changing, 3 cosmetic (all in stamps, seals, or margin notes; no change to any operative text, number, date, percentage, day count, or cross-reference)
  • The operative text of all 13 Articles, Exhibits A–E, the assessor table, and the First Amendment matched the scan word for word.

Remaining uncertain readings

  1. p. 1, left margin: "SE[?]" (appears twice). The handwritten letters could be "SC" or "Sc". These are recorder's initials or notes and have no legal effect.
  2. p. 39, Exhibit D table header: [illegible]. The bar is solid black and nothing can be recovered from it.
  3. p. 40, Exhibit E first-table header: [illegible] under[?] the Declaration in Phase 3. Contrast enhancement confirms "…nder the Declaration in Phase 3", but the left portion cannot be read.
  4. p. 41, Exhibit E second-table header: [illegible]. Nothing can be recovered.