Applications and OriginalsCITY OF YELM
PO Box 479
Yelm WA 98597
360-458-3244
APPLICATION FOR
Preliminary Plat
Fee: $750.00 plus $25.00 per lot
(In addition, any professional service charges
per Resolution #358)
~~C~~~
'~~ 1003
A preliminary plat is a request to subdivide property into five or more lots for the purpose of residential,
commercial, or industrial development. A preliminary plat is reviewed by the City's staff, Planning
Commission and City Council for conformance with City subdivision standards and other regulations.
The Planning Commission will hold a public hearing after notifying neighbors and other agencies. The
plat cannot be approved unless appropriate provisions have been made for public facilities, such as
roads, sewer and water. Preliminary review will usually take about 90 days. If preliminary approval is
granted, a final surveyed plat must be presented within five (5) years with appropriate arrangements for
all improvements.
NAME OF PROJECT YELM TERRA
APPLICANT YELM TERRA LLC.
Mailing Address 4200 6T" Ave. SE. Suite 301
City, State and Zip Lacey. WA 98503
Telephone 360.923.9655
OWNER YELM TERRA LLC
Mailing Address Same as above
City, State and Zip
Telephone
ENGINEER/ARCH/TECT/OTHER SCA CONSULTING GROUP
Mailing Address PO BOX 3485
City, State and Zip Lacey. WA 98509
Telephone 360.493.6002
SUMMARY OF REQUEST 97 lot single family residential subdivision.
PROPERTY DESCRIPTION
General Location
Site Address 15725 Mossman St. Land Area (acres) 24.25
Section 30 Township 17N Range 2E
Assessor's Tax Parcel Number 22730210500, 22730210600, 22730210700, 227302108
Full legal description of subject property (attach separate sheet if necessary)
See attached "Schedule A"
I affirm that all answers, statements and information contained in and submitted with this application
are complete and accurate to the best of my knowledge. I also affirm that I am the owner of the subject
site or am duly authorized by the owner to act with respect to this application. Further, I grant
permission from the owner to any and all employees and representatives of the City of Yelm and other
governmental agencies to enter upon and inspect said property as reasonably necessary to process
this application. I agree to pay all fee of the city that apply to this application.
Si ned ''~.. Date ~/, / ~~ .
9
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OFFICIAL USE ONLY
Fee ~ ~~"~
Date a ived O O ~~ 3
By
File o.
~~~~
e _~
1. PLEASE ANSWER THE FOLLOWING QUESTIONS
ATTACH EXTRA PAGES IF NECESSARY
Do the subdivision's lot sizes, proposed use, etc., conform with the zoning of the property?
Please explain. Yes. The R-4 Zoning designation (YMC 17.12) does not set a minimum lot
size, however, the plat proposes an average lot size of 6,000 square feet.
2. Are any provisions proposed to minimize conflicts with neighboring land uses? Describe. Yes.
Conflicts associated with traffic circulation have been identified and mitigation proposed.
Recognizing sub-standard road conditions on 105 Ave, new traffic volumes on 105 Ave. west
of the project site will be discouraged through the road design. New traffic volumes utilizing
Third Street through the Park View subdivision will be minimized by limiting traffic flow in a one-
waydirection while still meeting the Cities roadwav connectivity policy. These mitigations are
described in detail within the proiect traffic study.
3. Is the site within 300 feet of any "critical areas" such as wetlands or streams? Not to our
knowledge.
4. What provisions will be made for water supply? Connection to the existing City water system
will be made providing loops and hydrants as required by City code.
5. What provisions will be made for sewage? Connection to the existing City STEP sewer
system will be made consistent with required City codes.
6. What provisions will be made for storm water and/or flood control? Stormwater systems
are being designed consistent with City and DOE requirements. All stormwater will be
controlled, treated and infiltrated onsite.
7. What provisions will be made for streets, access and/or buses? The plat proposes a looped
public roadwav system and connection to existing roadway stubs from adjacent subdivisions.
This will permit easy access for buses, public service and emergency vehicles. All roads will be
built to City standards and includes frontage improvements along 105 Avenue.
8. What provisions, if any, will be made for open space and/or recreation? The subdivision code
requires a minimum of 5% of the total gross land area be set a side for recreational
opportunities. This would require a minimum of 1.2 acres (5% of 24.25 ac.) The proposal
includes a total of 2 acres of open space dedication, nearly twice the minimum requirement. In
addition, recreational amenities are proposed within the open space area, i.e., trails, picnic
tables and swing sets.
9. What provisions will be made for schools and school children? A voluntary mitigation
agreement between the Yelm School District and the developer will be negotiated and
implemented prior to final plat recording.
ATTACHMENTS:
~ Environmental Checklist (including $150.00 fee.)
~ Transportation Impact Analysis (if applicable.)
~~ List of Property Owners within 300 feet (include Assessors Tax Parcel numbers and map.)
8 %2 X 11 vicinity map showing nearby property, streets, land uses, streams and other features.
'` Map showing location and size of water mains, sewer, storm water facilities and other utilities
and points of connection to existing systems.
Preliminary Storm water Report and conceptual drawing.
,~ Copy of any covenants or restrictions that will apply.
Grading plan for cuts and fills over 100 cubic yards.
Ten copies of preliminary plat drawing(s), per YMC Section 16.12.030, not larger than 18"X24".
See attached checklist for required features and information.
* ____--.A_-red.uGad size copy of the ,plat not_larger than 11 "X17".
_.. .,.~
Tree and Vegetation Preservation Plan, per section 14.16.110.
E-18
CHECKLIST
PLANNER USE ONLY
Checked by Date
Submitted Missin
SUPPORTING DOCUMENTS (Submit one copy of each document)
1. A vicinity map, 8 %" x 11 ". V
2. A map showing the location, size and elevation of all water mains, storm water
facilities, sewers and other utilities at points of probable connection. iiii////
3. A preliminary drawing for water supply stating the source and general distribution
system layout; for sewage and wastewater collection and treatment; and for storm water
collection, release, drainage and treatment.
4. A copy of covenants or other restrictions applying to or proposed to encumber or be /
imposed upon the site. /
5. A grading plan for any cuts and/or fills collectively exceeding one hundred cubic yards,
exclusive of cuts and fills solely for streets or utilities. Such plan shall include the extent
and nature of proposed cuts and fills and information on the character of the soil and /
underlying geology. -.
6. A description of any proposal for flood control facilities or improvements.
7. A description of any other proposed improvements such as pathways or recreation
facilities.
PLAT MAP (Submit 12 folded blue-line prints -rolled not accepted)
1. The plat datum, north arrow, date and scale atone inch equals either fifty feet, one
hundred feet, two hundred feet, or, for large lot subdivisions only, four hundred feet.
~
2. The boundary lines of the property to be divided. ~
3. The boundaries of existing adjacent or internal lots, blocks and streets shown with
~
dotted lines. ~
4. Current and proposed zoning of the site to be platted and of the surrounding land for
~'~.r
a distance of three hundred feet.
5. The location and direction of all existing and proposed watercourses, lakes and
streams and the location of all areas subject to flooding.
6. The location of other natural features such as rock outcroppings and marshes. /
~~
7. The boundaries of any natural resource lands or critical areas as defined by the city. ~
8. Existing and proposed uses of each lot, including location of all existing structures. c.~~
9. Boundaries and proposed use of lands to be reserved for the common use of property
owners within the subdivision or of other private organizations. ~_
10. Location and type of existing and proposed street lighting.
11. Location of any wells and underground storage tanks within two hundred feet
of the proposed subdivision.
12. Location of any trees and natural features and whether they are to be preserved. ~.
13. Current and proposed zoning boundaries.
14. The location and size of all existing sewers, water mains, culverts and other public or
private underground installations within and adjacent to the subdivision. ~~
15. Location, widths and names of all existing and proposed streets, sidewalks, railroads,
power lines, telephone lines within or adjacent to the proposed subdivision.
16. The grade and curve radii of curves of existing and proposed streets within the plat
boundary and within three hundred feet of the subdivision. _j,G
17. The layout and dimensions of existing and proposed street and alley rights-of-way,
utility and access easements and lots and blocks. ~~
18. The location of other significant features such as city limits, section lines and section ~.~
corners.
19. Existing and proposed contours of the proposed subdivision for a distance of fifty feet
beyond the boundaries of the proposed subdivision at two-foot contours for slopes less ' /
V
than five percent and five-foot contours for steeper slopes.
20.
Existing and proposed survey and elevation monuments. _
+/
21. The boundaries and purpose of parcels of land intended to be dedicated or temporarily
reserved for public use, or to be reserved for common use of property owners or residents
of the subdivision, along with any conditions or limitations of such dedications or reservation
clearly indicated. (Ord. 436 (part), 1992.)
DRAFTING STANDARDS
Clearly and legibly drawn in permanent black ink. (Original only.) _~~
Scale shall be between one inch equals fifty feet to four hundred feet; the appropriate
scale to be determined by the Public Works Director; lettering must be a minimum of
3/32", high perimeter of the plat must be depicted with heavy lines. _,G
18 X 24 inch sheets. _,~
Marginal line (3" left margin'/i' margin on the remaining sides.) /
Index required for more than two sheets. Z
The plat title, date, scale, quarter-quarter section and north arrow shall be shown on
each appropriate sheet of the final plat. /~~'
All signatures must be original in permanent black ink. _~
Owners name must be printed beneath signature line. -tom`
E-19
P.O. Box 3485
~ Lacey, Washington 98509-3485
4200 6th Avenue SE, Suite 301
~
' (360)493-6002
,
•~~
~ (360) 493-2476 FAX
Consulting Group
DATE: October 9, 2003
SEND TO:
Grant Beck, Director
City of Yelm, Community Development
LETTER
OF TRANSMITTAL
SCA PROJECT NUMBER:
03008
AGENCY PROJECT NUMBER:
PROJECT NAME:
Yelm Terra
VIA:
COPIES DATE
DESCRIPTION
1 10/03 Plat Application
1 10/03 Adjacent Property Owners List
1 10/03 Environmental Checklist
1 10/03 Draft Covenants
4 9/03 Traffic Studies
4 10/03 Preliminary Drainage Reports
12 10/03 Full Size Sets of Plat Drawings
1 i0/03 Reduced Size Set of Plat Drawings
THESE ARE TRANSMITTED AS CHECKED BELOW:
^ FOR YOUR USE
^ FOR REVIEW & COMMENT
^ FOR YOUR APPROVAL
REMARKS:
TRANSMITTED BY:
Steve Chamberlain
^ AS REQUESTED
^ APPROVED AS NOTED
^ RETURNED FOR CORRECTIONS
Dpi "i (i ?OLD
cc:
~~~~ 1~ ~~
~~~ ~ ~ 1~01~~'
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~.JF~pF TH$p~9~ ~V~i. ate/®~~~
P.O. Box 479. R~eiE~~~ ~®
Yelm, WA 98597
~ES.~ 360-458-8403
RECE~LL~FIVE THOUSAND SEVEN HUNDRED FIFTY DOLLARS & 00 'CENTS
RECEIVED FROM DATE REC. NO. AMOUNT
SCA CONSIILTTNG GROUP 10J10/03 28822 5,750.00 CHECK
PO BOX 3485
28822
REF. NO.
26013
LACEY WA 98597
YELM TERRA MISCELLANEOUS RECEIPT
JANINE
PRELIMINARY SUBDIVISION 5600.00
SEPA CHECKLIST 150.00 YELM TERRA
Form No. 1068-2
ALTA Plain Language Commitment
SCHEDULE A
1. Commitment Date: August 05, 2003 at 7:30 A.M.
2.
Policy or Policies to be issued:
AMOUNT
3
4
Homeowner's Prior Title Rate
Eagle Protection Owner's Coverage
Proposed Insured:
SLC, Development Limited Liability Company
Extended Mortgagee's Coverage
Proposed Insured:
To Follow
$ 700,000.00 $
$ To Follow $
(A) The estate or interest in the land described in this Commitment is:
A fee simple.
Fee simple as to Parcel(s) A1, B, C & D, an easement as to Parcel(s) A2.
(B) Title to said estate or interest at the date hereof is vested in:
1,420.00 $ 119.28
To Follow $ To Follow
Beverly B. Marr, Steven H. Marr, Carol A. Marr and William D. Marr, as their interest appears of
record as to Parcel A, Janette B. Lautzenhiser, as her separate estate as to Parcel B, J.R.
Lautzenhiser, as his separate estate as to Parcels C and D
The land referred to in this Commitment is described as follows:
Real property in the County of Thurston, State of Washington, described as follows:
Parcel A1:
Commencing 40 feet East and 668 feet North of the Southwest corner of the Northeast quarter of
the Northwest quarter of said Section 30;
Thence South 198 feet;
Thence East. 396 feet;
Thence North 198 feet;
Thence West 396 feet to the Point of Beginning.
Parcel A2:
Together with an easement for ingress to and egress from said real property over that portion of
the West 40 feet of said Northeast quarter of the Northwest quarter abutting upon said tract and
over the West 30 feet extending therefrom to the North line thereof in Thurston County,
Washington.
Parcel B:
That portion of the North half of the Northwest quarter of Section 30, Township 17 North,Range
2 East of the W.M., described as follows:
Commitment No.: 4291-232406
Page 3 of 15
PREMIUM TAX
Beginning at the Southwest corner of the Northeast quarter of the Northwest quarter;
first American Title
Farm No. 1068-2
ALTA Plain Language Commitment
Commitment No.: 4291-232406
Page 4 of 15
Thence East 526 feet;
Thence North 668 feet;
Thence West 1262 feet, more or less, to a point 664 feet East of the West line of the Northwest
quarter;
Thence South 668 feet;
Thence East to the Point of Beginning.
Excepting therefrom that portion thereof described as follows:
Beginnings 436 feet East and 470 feet North of the Southwest quarter of the Northeast quarter
of the Northwest quarter of said Section 30, Thence North 198 feet;
Thence West 296 feet;
Thence South 198 feet;
and thence East 396 feet to the Point of Beginning, in Thurston County, Washington.
Parcel C:
Beginning at a point 40.7 rods West of the Southeast corner of the Northeast quarter of the
Northwest quarter of Section 30, Township 17 North, Range 2 East of the W.M.;
Thence North 39.3 roads to irrigation ditch;
Thence Northwesterly along said ditch 10.32 rods;
Thence South 46.6 rods;
Thence East 7.3 rods to Point of Beginning, containing two acres.
Also a strip of land ten feet wide along the Southwest bank of the said irrigation ditch beginning
at the intersection of said ditch with the South line of the Northeast quarter of the Northwest
quarter of the above mentioned Section 30, in Thurston County, Washington.
Parcel D:
Part of the Northeast quarter of the Northwest quarter of Section 30, Township 17 North, Range
2 East of the W.M.;
Commencing at the Southeast corner of said Northeast quarter of Northwest quarter,
Thence West 40.7 rods;
Thence North 39.3 rods to Irrigation Ditch;
Thence Southeasterly along said ditch to a point 1 rod North of South line of said Northeast
quarter of the Northeast quarter;
Thence East to East line of said Northeast quarter of Northeast quarter;
Thence South 1 rod to beginning, excepting a strip of land 10 feet wide along the Southwest
bank of said irrigation ditch, 5 acres, more or less in Thurston County.
APN: 22730210500
APN: 22730210600
APN: 22730210700
APN: 22730210800
First AmenCan Title
Form No. 1068-2
ALTA Plain Language Commitment
SCHEDULE A
1. Commitment Date: August 05, 2003 at 7:30 A.M.
2. Policy or Policies to be issued:
AMOUNT
Homeowner's Prior Title Rate
Eagle Protection Owner's Coverage $ 700,000.00 $
Proposed Insured:
SLC, Development Limited Liability Company
3.
4
Extended Mortgagee's Coverage $ To Follow $
Proposed Insured:
To Follow
(A) The estate or interest in the land described in this Commitment is:
A fee simple.
Fee simple as to Parcel(s) A1, B, C & D, an easement as to Parcel(s) A2.
(B) Title to said estate or interest at the date hereof is vested in:
1,420.00 $ 119.28
To Follow $ To Follow
Beverly B. Marr, Steven H. Marr, Carol A. Marr and William D. Marr, as their interest appears of
record as to Parcel A, Janette B. Lautzenhiser, as her separate estate as to Parcel B, J.R.
Lautzenhiser, as his separate estate as to Parcels C and D
The land referred to in this Commitment is described as follows:
Real property in the County of Thurston, State of Washington, described as follows:
Parcel Al:
Commencing 40 feet East and 668 feet North of the Southwest corner of the Northeast quarter of
the Northwest quarter of said Section 30;
Thence South 198 feet;
Thence East 396 feet;
Thence North 198 feet;
Thence West 396 feet to the Point of Beginning.
Parcel A2:
Together with an easement for ingress to and egress from said real property over that portion of
the West 40 feet of said Northeast quarter of the Northwest quarter abutting upon said tract and
over the West 30 feet extending therefrom to the North line thereof in Thurston County,
Washington.
Parcel B:
That portion of the North half of the Northwest quarter of Section 30, Township 17 North,Range
2 East of the W.M., described as follows:
Commitment No.: 4291-232406
Page 3 of 15
PREMIUM TAX
Beginning at the Southwest corner of the Northeast quarter of the Northwest quarter;
First American Title
Form No. 1068-2
ALTA Plain Language Commitment
Commitment No.: 4291-232406
Page 4 of 15
Thence East 526 feet;
Thence North 668 feet;
Thence West 1262 feet, more or less, to a point 664 feet East of the West line of the Northwest
quarter;
Thence South 668 feet;
Thence East to the Point of Beginning.
Excepting therefrom that portion thereof described as follows:
Beginnings 436 feet East and 470 feet North of the Southwest quarter of the Northeast quarter
of the Northwest quarter of said Section 30, Thence North 198 feet;
Thence West 296 feet;
Thence South 198 feet;
and thence East 396 feet to the Point of Beginning, in Thurston County, Washington.
Parcel C:
Beginning at a point 40.7 rods West of the Southeast corner of the Northeast quarter of the
Northwest quarter of Section 30, Township 17 North, Range 2 East of the W.M.;
Thence North 39.3 roads to irrigation ditch;
Thence Northwesterly along said ditch 10.32 rods;
Thence South 46.6 rods;
Thence East 7.3 rods to Point of Beginning, containing two acres.
Also a strip of land ten feet wide along the Southwest bank of the said irrigation ditch beginning
at the intersection of said ditch with the South line of the Northeast quarter of the Northwest
quarter of the above mentioned Section 30, in Thurston County, Washington.
Parcel D:
Part of the Northeast quarter of the Northwest quarter of Section 30, Township 17 North, Range
2 East of the W.M.;
Commencing at the Southeast corner of said Northeast quarter of Northwest quarter,
Thence West 40.7 rods;
Thence North 39.3 rods to Irrigation Ditch;
Thence Southeasterly along said ditch to a point 1 rod North of South line of said Northeast
quarter of the Northeast quarter;
Thence East to East line of said Northeast quarter of Northeast quarter;
Thence South 1 rod to beginning, excepting a strip of land 10 feet wide along the Southwest
bank of said irrigation ditch, 5 acres, more or less in Thurston County.
APN: 22730210500
APN: 22730210600
APN: 22730210700
APN: 22730210800
First American Tit/e
Exhibit "D" QC~ ~ ~ ~~~~
DECLARATION OF COVENANTS, CONDITIONS
AND
RESTRICTIONS FOR YELMTERRA
G.T.F. Const., LLC, a Washington limited liability company,
Evergreen State Builders, LLC, a Washington limited liability
company, Janette B. Loutzenhiser, hereinafter "Declarant", being
the owners of all of the lots of the Yelmterra Subdivision in the
City of Yelm, Thurston County, Washington, in order to provide for
the sound development, the proper maintenance, the protection of
the environmental and aesthetic quality and the healthful
conditions of the aforesaid real property and so as to provide for
control of the structures, buildings and improvements to be
constructed on the property, do hereby covenant for themselves,
their heirs, successors and assigns and agree to keep all of the
Covenants, Conditions and Restrictions hereinafter set forth and
which are hereby made applicable to the aforedescribed real
property and which shall be binding upon the owners thereof to the
extent provided in such Covenants and all the property shall be
owned, held, used, occupied and developed in conformance with the
Covenants, Conditions and Restrictions set forth herein. (See
attachment A for complete legal description).
ARTICLE I
COVENANTS RESPECTING USE
A. Land Use and Building Tynes. All of the lots in the
Subdivision shall be used for residential purposes only. No more
than one detached single family dwelling shall be constructed on
each lot.
B. Architectural Control. No building or other permanent
structure shall be erected or altered on any lot until the
construction plans, specifications and the plans showing the
location and placement of the building or structure have been
approved by the Architectural Control Committee as to the quality
of workmanship and materials, harmony of external design with
existing structures and as to location with respect to topography
and grade elevation. As a guideline, owner's or purchaser's plans
will be reviewed generally as to the following, which shall not be
all inclusive:
1. The minimum square footage of living area for
single family homes shall be square feet
Page - 1
(2) stories in height. No outbuildings shall be allowed
other than approved greenhouses and storage sheds,
neither of which shall exceed square feet in
size. All homes shall have a minimum fair market value
of $130,000.00 (including lot and improvements). The
required value may be increased or decreased from time
to time by the Architectural Control Committee to
reflect future changes in building costs. All houses
shall have at least a two 2)car garage.
2. The exterior paint or stain on a structure or
dwelling must be of a uniform color on all sides; a trim
color is permitted.
3. Yard landscaping on the front of the dwelling
must be completed before occupancy or at the time
construction has been completed by the builder and the
home is available for sale, whichever is first.
Where the Restrictions and Covenants herein set forth cannot
be complied with because of land limitations or topographical
conditions, the proper and orderly development of such lots shall
conform to the conditions and terms of these Covenants as far as
possible. The Architectural Control Committee is empowered to
allow such variations as in its judgment shall permit the
reasonable utilization of such lots consistent with the general
plan and scheme of development herein.
C. Site Plan Review. The approval of the Architectural
Control Committee shall be required prior to the removal of any
trees or substantial vegetation on the site, and shall be further
subject to such ordinances and permits which may be required by
Thu~ston'County/City of YeZm.
D. Building Location. Buildings and other structures
located on each lot shall conform to and comply with
County requirements.
E. Completion of Structures. All buildings commenced on
any lot shall be completed, including painting and landscaping the
entire lot, not later than eight months after construction is
commenced.
F. Utility Services. All permanent utility services and
connections thereto within the Subdivision shall be provided by
underground services exclusively. No satellite dishes or ham radio
antennae shall be permitted on the exterior of any buildings on any
lot within the Subdivision. .'
G. Nuisances and__ Offensive Activities; Business and
Commercial Activity. No nuisance or activity offensive to normal
residential neighborhoods shall be permitted or maintained in the
Subdivision. No type of business or commercial activity shall be
Page - 2
conducted in the Subdivision that is not approved by the City of
Yelm and any other applicable regulatory agency, that is visible to
the public view or that creates regular customer, client or
employee traffic.
H. Vehicle Maintenance. No vehicle maintenance except
emergency service shall be conducted within public view.
I. Temporary Structures. No modular or mobile homes shall
be permitted on any lot in the Subdivision. No building or
structure shall be moved in and set upon any lot in the
Subdivision. All residences shall be constructed on site. No
structures of a temporary character, including but not limited to
trailers, basement houses, tents, garages, barns, motor homes,
sheds or outbuildings, shall be used on any lot at any time as a
residence, either temporarily or permanently. When referring to
trailers, the term trailer shall include all forms of trailers or
mobile homes of any size, whether capable of supplying their own
motive power or not, without regard to whether the primary purpose
of such trailer is or is not the conveyance of persons or objects,
and specifically including all automobiles, buses, trucks, cars,
vans, trailers, mobile homes, and motor homes, even though they may
at any time be immobilized in any way, and the restriction shall
apply to any period of any time of whatever duration. Living shall
be restricted to a house or dwelling constructed on the property in
conformance with these Covenants.
J. Boats, Campers, Travel Trailers and Motor Homes. Boats,
campers, travel trailers and motor homes may be stored on a lot in
conjunction with a permanent residence. All such storage shall be
in a manner approved by the Architectural Control Committee whose
approval or disapproval shall be final. Any trailers or motor
homes parked in conjunction with any lot or parked on the street by
any person shall be parked temporarily within the Subdivision no
longer than 24 hours unless approved in accordance with this
paragraph.
K. Garbage and Refuse Disposal. No garbage, refuse,
rubbish, or cuttings shall be deposited on or left on any lot
unless placed in an attractive container suitably located and
screened from public view. All garbage cans, refuse containers,
and trash cans or receptacles shall be kept out of sight except on
the days prescribed for pick-up. No building material of any kind
shall be placed or stored upon any property in the Subdivision
until the owner is ready to commence construction, and then such
materials shall be placed within the property lines of the building
site upon which structures are to be erected or are being erected
and shall not be placed in the street. No outdoor incinerators
shall be permitted.
L. Livestock. No animals, livestock, or poultry shall be
raised, bred, or kept on any lot. Dogs, cats, and household pets
Page - 3
in reasonable numbers may be kept thereon if they are not kept,
bred, or maintained for any commercial purpose and provided that
the owners thereof conform to all city and county ordinances and
all state laws applicable to the keeping of pets.
M. Fences and Walls. No fences or walls shall be
constructed on any lot unless approved by the Architectural Control
Committee. There will be no front yard fences permitted. Walls
such as retaining walls made of brick, rock, or other natural
materials up to three feet in height may be permitted as part of a
landscaping plan or development. All side and back yard fences
shall be of pressure-treated woods, cedar, redwood, or brick
materials. No steel or chain link fences are permitted. No fence
or wall shall be erected, placed, or altered on any lot nearer to
any street than the minimum setback for fences as required by
Thurston County/City of Yem.
N. Discharge of Weapons. The discharge of weapons within
the Subdivision shall be prohibited. Weapons shall include all
firearms, b.b. guns and pistols, air rifles, air pistols, pellet
guns, slingshots, bows and arrows.
O. Water and Sewage. No individual water supply system
shall be permitted on any lot. All lots shall be connected to the
system constructed in the Subdivision. No individual sewage
disposal system shall be permitted on any lot. All lots shall be
connected with the City sewage system.
P. Driveway and Parking. Each lot shall have a driveway
and parking area so as to accommodate a minimum of two cars in
front of the garage. Driveways shall be concrete to the street.
No roads for ingress or egress except for driveways to the street
shall be permitted. Circular driveways as shown on the site plan
may be approved by the Architectural Control Committee and may be
permitted.
Q. Drilling and Mining. No drilling or mining in any form
whatsoever shall be permitted on any lot. This shall include but
not be limited to drilling, development operations, refining,
quarrying, or mining, and the construction of any form of derrick
or structure designed for boring or mining purposes.
R. Site Distance at Intersections. No fence, wall, hedge,
object, or shrub planting which obstructs sight lines at street
intersections shall be placed or permitted to remain on any corner
lot except in strict conformance with applicable law and
regulations. The maximum height is three (3) feet.
The same sight line limitations shall apply to any lot within
10 feet from the intersection of the street property line with the
Page - 4
edge of a driveway or alley pavement.
S. Storm Water Facilities Maintenance and Pollution Source
Control Plan. The Property has been subjected to an Agreement
between the Declarant and the City of Yelm entitled
"Commercial.j,;Industrial Agreement to Maintain Storm Water Facilities
and'to ImpSement',a Pollution'Source Control Pl'an", a copy of which
is attached hereto. The use of the Property is restricted by this
Agreement and subject to a lien to secure repayment to the Cpurity
of ;Thurston/,City= of Yelm of its costs to perform maintenance and
repair to the Subdivision storm water facilities, if necessary.
T. Utility Easements. An easement is hereby reserved for
and granted to Puget Sound Energy, TCI Cablevision, Yelm Telephone
Company, the .owner, of any co~tmunty 'water system and their
respective successors and assigns under and upon the exterior seven
(7) feet of side boundary lines of all lots, in which to install,
lay, construct, renew, operate and maintain pipes, conduits cables
and wire with necessary facilities and other equipment for the
purpose of serving the Subdivision and other property adjacent
thereto with water, electric, telephone, gas service and television
service together with the right to enter upon the lot at all times
for the purposes stated. An easement is hereby further reserved
for and granted to the County of Thurston/City of Ye lm for all
drainage shown on the plat other than those located within the
public ways shown on the plat and all natural drain courses for the
purpose of installing, laying, constructing, renewing, operating,
maintaining drainage for said Subdivision and other property
adjacent thereto.
ARTICLE II
ARCHITECTURAL CONTROL COMMITTEE
AND HOMEOWNERS ASSOCIATION
A. Architectural Control Committee.
1. Membership. The Architectural Control
Committee initially shall be composed of three (3)
members, namely, Steve Chamberlain, Dan and Tom
Folk. Any of the members of said Committee may
designate a representative to act for that particular
member. In the event of death or resignation of
member of the Committee, the remaining member(s) shall
have full authority to designate a successor. None of
the members of the Committee nor his or her designated
representative shall be entitled to any compensation for
services performed pursuant to this covenant. A vacancy
in the Committee shall not invalidate any of its actions
or prevent the remaining member(s) from acting on any of
the subjects within its purview. The initial Committee
shall act until 5 years from the date of this
Declaration or until Declarant has sold 100% of the lots
Page - 5
in the Subdivision, whichever is earlier, unless the
initial members of the Committee declare their control
of the Committee to have ended by an instrument in
writing filed for record with the Auditor of Thurston
County. After the sale of 100% of the lots in the
Subdivision, or after the initial members declare their
control of the Committee to have ended or after the
expiration of 5 years from the date of this Declaration,
whichever is earliest, the Homeowners' Association
referred to in Article II(C) shall appoint the members
of the Architectural Control Committee.
2. Procedure. The Committee's approval or
disapproval as required in these Covenants shall be in
writing and shall only be effective in writing. In
exercising the discretionary powers granted to the
Committee, the Committee shall at all times exercise its
power in a reasonable manner, and the Committee is
hereby empowered to adopt such reasonable rules or
regulations as it may find to be necessary with respect
to the enforcement of these Covenants. In the event the
Committee or its designated representative fails to
approve or disapprove any plans or specifications
submitted to it within 30 days after the submission
thereof or, in any event, if no suit to enjoin the
construction has been commenced prior to the completion
of such construction, approval will not be required and
compliance with the related Covenants shall be deemed to
exist so long as construction is completed in accordance
with the plans or materials submitted to the
Architectural Control Committee in connection with the
construction or proposal for construction.
B. Yelmterra Homeowners Association. G.T.F. Const., LLC,
Evergreen State Builders, LLC and Janette B. Loutzenhiser and
Loutzenhiser, as present owners of all of the lots in the
Subdivision, shall form a non-profit corporation to be named
"Yelmterra Homeowners Association" and referred to hereinafter as
"Association."
1. Membership Appurtenant to Ownership. Every
owner of a lot in the Subdivision shall be deemed to be
a member of the Association. Membership shall be
appurtenant to and may not be separated from ownership
of any lot and ownership of a lot shall be the sole
qualification for such membership. In the event that ~~
fee title to a lot is transferred or otherwise conveyed,
the membership in the Association which is appurtenant
thereto shall automatically pass to such transferee,
notwithstanding any failure of the transferor to endorse
to his or her transferee any certificates or other
Page - 6
evidences of such membership, if any. The foregoing is
not intended to include Mortgagees or any other persons
who hold an interest in a lot merely as security for the
performance of an obligation, and the giving of a
security interest shall not terminate or otherwise
affect an owner's membership in the Association.
Notwithstanding any of the fore-going to the contrary,
no owner, whether one or more persons, shall have more
than one membership per lot. Membership rights in the
Association shall include all rights and restrictions
imposed thereon as described in this Declaration or as
may be promulgated by the Board of Directors.
2. Voting. Membership in the Association shall
include the right to vote. The Association shall have
two (2) classes of voting membership:
(a) Class "A". Class "A" members shall
be all owners, with the exception of
Declarants, and shall be entitled to one (1)
vote for each lot owned. When more than one
person holds an interest in any lot, all such
persons shall be members. The vote for such
lot shall be divisible and exercised as the
owners determine, but in no event shall more
than one vote be cast with respect to the lot.
(b) Class "B". The Class "B" member
shall be the Declarant, who shall be entitled
to three (3) votes for each lot owned. The
Class "B" membership shall cease and be
converted to Class "A" membership upon the
date (hereafter, the "Transfer Date") of the
happening of any of the following events,
whichever occurs earlier:
(i) the expiration of five
(5) years after the date of this
Declaration;
(ii) the date on which 100% of
the lots have been transferred by
the Declarant;
(iii) the surrender by the
Declarant of the authority to
appoint directors and officers of
the corporation.
3. Books and Records. The Association shall make
Page - 7
available for inspection, upon request, during normal
business hours or under other reasonable circumstances,
to owners and mortgagees, current copies of this
Declaration, and the books, records, and financial
statements of the Association prepared pursuant to the
Association's Bylaws. The Association may charge a
reasonable fee for copying such materials.
4. Transfer Date of Declarants' Authority. Until
the Transfer Date described in Article II(B)(2)(b),
Declarant shall have the right to appoint or remove any
member of the Board of Directors and any officer or
officers of the Association. From and after the
Transfer Date, the said Declarant shall cease to have
such authority and the Directors and officers of the
Association shall be appointed and removed as set forth
in the Articles of Incorporation, Bylaws and Chapter
24.03 RCW.
5. Successor to Declarant. The Association shall
succeed to all of the rights, duties and
responsibilities of Declarant under this Declaration
upon the earlier of the events listed at Subsection
(B) (2) (b) of this Article.
ARTICLE III
COMMON AREAS
"Common Areas" as that term is used herein shall mean and
refer to any one, and collectively, all of the following parcels of
land or easements contained in the final plat: Tracts " " and
" " and the Storm Water Drainage Easement located adjacent to
for the .
ARTICLE IV
COVENANTS RESPECTING ASSESSMENTS
A. Assessments. The Declarant, for each lot owner, hereby
covenants and agrees, and every owner of every lot by acceptance of
the deed or other instrument of conveyance thereof including real
estate contract (whether or not it shall be so expressed in such
deed or other instrument of conveyance) is deemed to personally
covenant and agree, jointly and severally, and hereby does so
covenant and agree, to pay to the Association: (a) annual
assessments; (b) special assessments; and (c) default assessments
applicable to such lot; such assessments to be established and
collected as hereinafter provided. No owner may waive or otherwise
escape personal liability for the payment of the assessments
provided for herein by non-use of the Common Area or by abandonment
Page - 8
or leasing of such owner's lot.
B. Purpose of Assessments. The assessments levied by the
Association shall be used exclusively for the purpose of promoting
the recreation, health, safety, convenience, and general welfare of
the owners, including the improvement and maintenance of the Common
Area.
Proper uses of the assessments levied by the Association shall
include, but are not limited to, the expenditures of funds for
taxes, fees, expenses, charges, levies, premiums, expenditures, or
other costs incurred by the Association for:
1. Installation, maintenance and repair of common
paths, walkways;
2. Providing services to the Common Area such as
tree care, mowing grass, caring for the grounds and
sprinkling and irrigation system, landscaping, shrubs,
grass, walkways and pathways; street lighting;
3. Carrying out the powers and duties of the
Association;
4. Purchase of insurance for the Association;
5. Any other purposes and uses that the Board
shall determine to be necessary to meet the primary
purposes of the Association, including the establishment
and maintenance of reserves for repair, maintenance,
taxes, and the other uses specified above.
C. Assessment Years. The first assessment year for the
levying of the Association's monthly assessments shall commence
upon the date of the recording with the Thurston County Auditor of
the Declarant's first conveyance of the Common Area to the
Association and continue thereafter until the following 31st of
December. Subsequent assessment years shall thereafter commence on
the first day of January and continue until the following 31st of
December.
D. Calculation of Annual Assessments. The Board of
Directors shall prepare a budget by November 1st of each year
(except the first assessment year in which the first annual
assessment shall be determined at the organizational meeting of the
Association) estimating its net cash flow requirements for the next
year and an estimate of the assessments to be charged each owner,
and the Board shall distribute the proposed budget to the owners.
On or before December 1st of each year, the Board, at a Board
Meeting held for that purpose and open to all members, shall
approve the budget in final form, and shall determine, levy and
assess the Association's annual assessments for the approaching
Page - 9
year. Each budget shall include funds for establishing and
maintaining reserves for periodic repairs, replacement, and
maintenance of any improvements which must be replaced on a
periodic basis, and for taxes, capital improvements, deficiencies
from the prior year's Maintenance Fund, and other purposes, and
shall include any expected income and surpluses from the prior
year's Maintenance Fund.
E. Special Assessments. Generally, in addition to the
annual assessments authorized above, the Board may, at any time and
from time to time, determine and levy in any assessment year a
special assessment applicable to that particular assessment year
for the purposes of defraying, in whole or in part, the costs,
fees, and expenses of any construction, reconstruction, repair,
demolition, replacement, or maintenance of the Common Area.
F. Default Assessments. All monetary fines assessed
against an Owner pursuant hereto, or any expense of the Association
which is the obligation of an Owner or which is incurred by the
Association on behalf of the Owner pursuant hereto shall be a
default assessment. Notice of the amount and due date of such
default assessment shall be sent to the Owner subject to such
assessment at least thirty (30) days prior to the due date.
G. Due Dates for Assessment Payments. Annual and special
assessments may be paid in annual, quarterly or monthly
installments. Unless otherwise determined by the Board, the annual
assessments and any special assessments which are to be paid in
annual installments, shall be due and payable to the Association,
in advance, on or before December 31 of each year. If any such
assessment shall not be paid within fifteen (15) days after it
shall have become due and payable, then the Board may assess a
"late charge" thereon in an amount not exceeding five percent (5%)
of the unpaid assessment to cover the extra expenses involved in
handling delinquent assessment payments and to encourage timely
receipt of payments. Further, all such delinquent assessments
shall bear interest as hereafter provided.
H. Lien. All lots in the Subdivision shall be subject to
the charges and assessments provided for the purposes set forth
above and in the Articles of Incorporation and By-Laws of the
Association. The Association shall have a lien against all lots in
the Subdivision for said charges and assessments, including
interest at twelve percent (12%) per annum on all such charges and
assessments that are not paid when due. If said charges and
assessments levied by the Association shall not be paid within one
(1) month after they become due and payable, then the Association
may take any or all of the following actions:
1. Suspend the voting rights of the owner during
any period of delinquency.
Page - l0
2. Bring an action at law against any owner
personally obligated to pay for the delinquent
assessments.
3. Proceed to foreclose its lien in the same
manner as provided for the foreclosure of mortgages
under the statutes of the State of Washington.
Whether or not a personal or a foreclosure action is
commenced, the Association shall be entitled to recover all costs
of collection of assessments from any delinquent Lot owner,
including, but not limited to, the cost of title search and court
costs, together with reasonable attorney's fees. Any first
mortgage liens placed upon any of said lots which are recorded in
accordance with the Laws of the State of Washington shall be, from
the date of the recording of such. mortgage, superior to such
assessments and the liens provided for herein that are levied by
the Association subsequent to the date that said first mortgage is
recorded.
ARTICLE V
MODIFICATION OF COVENANTS
These Covenants may be modified by an instrument in writing
signed by the owners holding at least 75% of the total votes in the
Association entitled to be cast, which instrument shall be recorded
to be effective; provided, however, that: (a) any amendment which
materially and adversely affects the security, title and interest
of any Mortgagee must be approved by such Mortgagee; and (b) during
any period in which Declarant owns an interest in any property in
the Subdivision, such amendment must be approved by Declarant.
ARTICLE VI
TERM AND CONSTRUCTION
These Covenants, Conditions and Restrictions shall run with
the land and shall be binding upon all parties and persons owning
lots or an interest therein as stated above and all persons and
parties claiming under these Covenants, Conditions and Restrictions
for a period of 20 years from the date these Covenants are
recorded, after which these Covenants shall be automatically
extended for successive periods of 10 years each in perpetuity
unless an instrument signed by the owners of 75% or more of the
lots has been recorded altering such Covenants in whole or in part.
ARTICLE VII
ENFORCEMENT
Enforcement of these Covenants
may be by proceeding at law or in
persons violating or attempting
Conditions and Restrictions
equity against any person or
to violate such Covenants,
Page - 11
Conditions and Restrictions, and such actions may be to restrain
the violation or to recover damages- for each violation. In any
such action, the prevailing party shall be entitled to recover any
court costs and reasonable attorney's fees.
ARTICLE VIII
SEVERABILITY
Invalidation of any one or more of these Covenants by judgment
or court order shall in no way affect or alter any of the other
provisions which remain in full force and effect.
IN WITNESS WHEREOF the parties hereto have signed this
Declaration of covenants, Conditions and Restrictions for Yelmterra
this day of , 2003.
G.T.F. CONST., LLC
By:
Its:
Janette B. Loutzenhiser
STATE OF WASHINGTON
County of Thurston
ss.
Loutzenhiser
On this day of , 2003, before me personally appeared
to me known to be the/a of G.T.F.
Const., LLC, the limited liability company that executed the within and
foregoing instrument, and acknowledged said instrument to be the free and
voluntary act and deed of said limited liability company, for the uses and
purposes therein mentioned, and on oath stated that he was authorized to
execute said instrument.
In Witness Whereof I have hereunto set my hand and affixed my official
seal the day and year first above written.
Dated: 2003.
(Please print name legibly)
NOTARY PUBLIC in and
Washington, Residing at _
My appointment expires
EVERGREEN STATE BUILDERS, LLC
By:
Its:
for the State of
Page - 12
STATE OF WASHINGTON )
ss.
County of Thurston )
On this day of 2003, before me personally appeared
to me known to be the/a of
EVERGREEN STATE BUILDERS, LLC, the limited liability company that executed the
within and foregoing instrument, and acknowledged said instrument to be the
free and voluntary act and deed of said limited liability company, for the
uses and purposes therein mentioned, and on oath stated that he was authorized
to execute said instrument.l
In Witness Whereof I have hereunto set my hand and affixed my official
seal the day and year first above written.
Dated: , 2003.
(Please print name legibly)
STATE OF WASHINGTON )
ss.
COUNTY OF THURSTON )
NOTARY PUBLIC in and
Washington, Residing at _
My appointment expires _
I certify that I know or have satisfactory evidence that Janette B.
Loutzenhiser is the person who appeared before me and said person acknowledged
that she signed this instrument and acknowledged it to be
her free and voluntary act for the uses and purposes mentioned in this
instrument.
Dated: ,2003.
(Please print name legibly)
STATE OF WASHINGTON )
ss.
COUNTY OF THURSTON )
NOTARY PUBLIC in and
Washington, Residing at _
My appointment expires _
I certify that I know or have satisfactory evidence that
Loutzenhiser is the person who appeared before me and said person acknowledged
that she signed this instrument and acknowledged it to be her free and
voluntary act for the uses and purposes mentioned in this instrument.
Dated: ,2003.
for the State of
for the State of
Page - 13
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