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HomeMy WebLinkAboutRC 20030305001688✓f ' 7 • r 1 � 20030305001688 VINYARDS DPC 71.00 03/0 /01/203F13:2 03/05/2003 9 . KING COUNTY, WA City of Renton City Clerk's Office 1055 South Grady Way Renton,WA 98055-2189 THIS DOCUMENT IS RERECORDED TO CORRECT PLAT NAME AND NOTARY ACKNOLDGEDGEMENT (Space above this line for recorder's use only) DOCUMENT TITLE: Declaration of Covenants, Conditions and Restrictions of THE VINEYARDS II REFERENCE NUMBER(S) OF N/A RELATED DOCUMENTS: Additional reference numbers on page(s)N/A of document. GRANTOR: 1. Darnell LLC GRANTEE: City Of Renton ABBREVIATED LEGAL Portion of the SW1/4, SW1/4, Sec 10, Twn DESCRIPTION: 23N, Rge 5E, WM Additional legal on page 30 of document ASSESSOR'S TAX PARCEL NO(S). 102305-9071, 102305-9235, 102305-9297 102305-9061, 102305-9237, 102305-9105 426861.1/013223.00012 L r ` a L r • DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF THE VINEYARDS II RENTON, WASHINGTON 426861.1/013223.00012 • l ti J I • A • TABLE OF CONTENTS Page DESCRIPTION OF THE LAND 1 ARTICLE 1 INTERPRETATION 1 1.1 Liberal Construction 1 1.2 Covenant Running with Land. 1 1.3 Declarant is Original Owner. 2 1.4 Captions 2 1.5 Definitions 2 1.5.15 "Plat Map" 3 1.6 Percentage of Mortgagees. 3 1.7 Percentage of Owners 3 ARTICLE 2 OWNERSHIP OF COMMON AREA 3 2.1 Ownership of Common Area. 3 ARTICLE 3 OWNER'S PROPERTY RIGHTS 4 3.1 Owner's Rights of Enjoyment. 4 3.2 Delegation of Use 5 ARTICLE 4 OWNERS'ASSOCIATION 5 4.1 Establishment, 5 4.2 Form of Association. 5 4.3 Membership 5 4.3.2 Transfer of Membership. 5 4.4 Voting .5 4.4.1 Classes of Voting Membership. 5 4.4.2 Number of Votes. 6 4.5 Bylaws of Association 6 ARTICLE 5 MANAGEMENT OF THE ASSOCIATION 6 5.1 Administration of the Development. 6 5.2 Management by Declarant. 6 5.3 Management by Elected Board of Directors. 6 5.4 Authority and Duties of the Board, 6 5.4.1 Assessments. 6 5.4.2 Services. 7 5.4.3 Utilities. 7 5.4.4 Insurance, 7 5.4.5 Maintenance and Repair of Common Areas. 7 5,4,6 Maintenance of Rights of Way, etc......... .............„.. ..,7 5.4.7 Fences,Landscaping, etc 7 5.4.8 Enforce Declaration 7 5.4.9 Contracting and Payment for Materials, Services, etc. 7 426861.11013223.00012 i 1 j r 5.4.10 Attorney-in-Fact. 8 5.4.11 Borrowing of Funds. 8 5.4.12 Adoption of Rules and Regulations;Fines 8 5.4.13 Additional Powers of Association. 8 ARTICLE 6 ARCHITECTURAL CONTROL 8 6.1 Construction and Exterior Alteration or Repair. 8 6.2 Sales Facilities of Declarant. 10 6.3 Variances. 10 6.4 Appeals 11 ARTICLE 7 USE AND MAINTENANCE OBLIGATION OF OWNERS 11 7.1 Maintenance of Lots 11 7.2 Residential Use 11 7.3 Restriction on Further Subdivision. 11 7.4 Rental Lots. 11 7.5 Zoning Regulations. 12 7.6 Business Use. 12 7.7 Building Setback Requirements. 12 7.8 Oil and Mining Operations. 12 7.9 Catch Basin. 12 7.10 Lot Size. 12 7.11 Garages 12 7.12 Square Footage. 12 7.13 Mobile or Manufactured Housing. 12 7.14 Driveway Standards. 13 7.15 Parking. 13 7.16 Roof. 13 7.17 Exterior Finish. 13 7.18 Utilities. 13 7.19 Antenna. 13 7.20 Fencing. 14 7.21 Fireplace Chimneys. 14 7.22 Garbage and Refuse. 14 7.23 Games and Play Structures 14 7.24 Construction of Significant Recreation Facilities. 14 7.25 Livestock and Poultry 14 7.26 Landscaping. 14 7.27 Signs. 15 7.28 Temporary Structures. 15 7.29 Completion of Construction. 15 7.30 Easements 15 7.31 Use During Construction 15 7.32 Excavations. 15 7.33 Nuisances. 15 7.34 Clothes Lines, Other Structures. 16 7.35 Common Drives. 16 426861.1/013223.00012 ll ♦ t + t • • 7.36 Building Height. 16 7.37 Storm Runoff 16 7.38 STORM DETENTION OPERATIONS AND MAINTENANCE 16 ARTICLE 8 COMMON EXPENSES AND ASSESSMENTS 16 8.1 Creation of the Lien and Personal Obligation of Assessments. 16 8.2 Uniform Rate 17 8.3 Initial Assessment Amount. 17 8.4 Limitation on Annual Assessment Amount. 17 8,4.1 Board Authority 17 8.4.2 Annual Increase in Dollar Limit 17 8.4.3 Owner Approval Required. 17 8.5 Manner and Time of Payment. 17 8.6 Accounts 18 8.7 Lien. 18 8.8 Waiver of Homestead. 18 8.9 Continuing Liability for Assessments. 18 8.10 Records,Financial Statements. 18 8.11 Certificate of Assessment. 18 8.12 Foreclosure of Assessment Lien, Attorneys'Fees and Costs. 19 8.13 Curing of Default. 19 8.14 Omission of Assessment. 19 8.15 Assessment Deposit 19 8.16 Exempt Property 20 8.17 Effect of Legal Proceedings. 20 ARTICLE 9 COMPLIANCE WITH DECLARATION 20 9.1 Enforcement. 20 9.1.1 Compliance of Owner. 20 9.1.2 Compliance of Lessee. 20 9.1.3 Attorneys'Fees. 20 9.2 No Waiver of Strict Performance. 21 9.3 Right of Entry.............„................. ...... ...........................................: 21 9.4 Remedies Cumulative. 21 ARTICLE 10 LIMITATION OF LIABILITY 21 10.1 No Personal Liability. 21 10.2 Indemnification of Board Members. 21 ARTICLE 11 MORTGAGEE PROTECTION 22 11.1 Priority of Mortgagee. 22 11.2 Effect of Declaration Amendments. 22 11.3 Right of Lien Holder. 22 11.4 Change in Manner of Architectural Review and Maintenance Within Project 22 11.5 Copies of Notices. 23 11.6 Furnishing of Documents. 23 426861.1/013223.00012 111 R S • • ARTICLE 12 EASEMENTS 23 12.1 Association Functions. 23 12.2 Easements Over Common Areas 23 12.3 Access to Public Streets. 23 12.4 Utility Easements. 23 ARTICLE 13 TERM OF DECLARATION 23 13.1 Duration of Covenants. 23 13.2 Abandonment of Subdivision Status. 24 ARTICLE 14 AMENDMENT OF DECLARATION,PLAT MAP 24 14.1 Declaration Amendment. 24 14.2 Plat Map. 24 14.3 Amendments to Conform to Construction. 25 14.4 Amendments to Conform to Lending Institution Guidelines. 25 14.5 Article 16 Amendments. 25 ARTICLE 15 INSURANCE 25 15.1 Insurance. 25 ARTICLE 16 ANNEXATION AND WITHDRAWAL OF ADDITIONAL PROPERTIES 26 16.1 Annexation and Withdrawal by Declarant. 26 16.2 Non-Declarant Annexations. 26 16.3 Common Areas Within Additional Lands 26 ARTICLE 17 MISCELLANEOUS 26 17.1 Notices 26 17.2 Conveyances, Notice Required. 27 17.3 Successor and Assigns. 27 17.4 Joint and Several Liability 27 17.5 Mortgagee's Acceptance 27 17.5.1 Priority of Mortgage 27 17.5.2 Acceptance Upon First Conveyance. 27 17.6 Severability 27 17.7 Effective Date 28 17.8 Government Right of Access. 28 426861.1/013223.00012 iv J a ,. DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS OF THE VINEYARDS II RENTON,WASHINGTON THIS DECLARATION is made this 18TH DAY OF FEBRUARY 2003, by the undersigned Darnell, LLC. DESCRIPTION OF THE LAND A. Darnell,LLC owns certain real property located within the State of Washington, which property and improvements are commonly known as the plat of THE VINEYARDS II, located in the City of Renton,King County,Washington, and legally described in attached Exhibit A (the "Project"). All Common Areas of the Project are shown on the Plat Maps recorded in conjunction with this Declaration. B. For the benefit and protection of the Project, to enhance its value and attractiveness, and as an inducement to lenders and investors to make and purchase loans secured by Lots within the Project,Darnell LLC agrees to provide herein for a method of use and architectural control within the Project. NOW, THEREFORE, Darnell,LLC hereby declares that the Lots described herein shall be held, conveyed, encumbered, leased, rented, used, occupied and improved subject to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights, rights-of-way, liens, charges and equitable servitudes. Any conveyance,transfer, sale, assignment, lease or sublease of a Lot in the Project, shall and hereby is deemed to incorporate by reference all provisions of this Declaration. The provisions of this Declaration shall be enforceable by Declarant, any Lot Owner,the Association, and any first mortgagee of any Lot. ARTICLE 1 INTERPRETATION 1.1 Liberal Construction. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation and maintenance of the Project. 1.2 Covenant Running with Land. It is intended that this Declaration shall be operative as a set of covenants running with the land, or equitable servitudes,binding on Darnell LLC,their respective successors and assigns, all subsequent Owners of the Project or any Lots,together with their grantees, successors,heirs, executors, administrators, devisees or assigns. 1 426861.1/013223.00012 a • 1.3 Declarant is Original Owner.Darnell,LLC is the original Owner of all Lots and Project and will continue to be deemed the Owner thereof except as conveyances or documents changing such Ownership regarding specifically described Lots or portions of the Project are filed of record. 1.4 Captions. Captions given to the various articles and sections herein are for convenience only and are not intended to modify or affect the meaning of any of the substantive provisions hereof. 1.5 Definitions. 1.5.1 "ACC" shall mean the Architectural Control Committee provided for in Article 6. 1.5.2 "Association" shall mean the Owners'Association provided for in Article 4 and its successors and assigns. 1.5.3 "Board" shall mean the Board of Directors of the Association provided for in Article 5. 1.5.4 "Bylaws" shall mean the duly adopted bylaws of the Association. 1.5.5 "Common Area" shall mean all real property(including the improvements thereto) owned by the Association for the common use and enjoyment of the Owners and shall include(unless/until dedicated to a governmental entity): all Common Areas described on the Plat Map;Project entry sign(s)and landscaping;planter islands and planted medians on roads or cul-de- sacs; and mailbox stands serving more than one Lot. 1.5.6 "Declarant" shall mean Darnell,LLC (being the Owner of the real property described in Exhibit A hereof) and its successors and assigns if such successors or assigns should acquire more than one undeveloped Lot from the Declarant for the purpose of development and by written instrument in recordable form be specifically assigned the rights and duties of Declarant. 1.5.7 "Declaration" shall mean this declaration and any amendments thereto. 1.5.8 "Home" shall mean and refer to any structure, or portion of a structure, located on a Lot,which structure is designed and intended for use and occupancy as a residence by a single family or which is intended for use in connection with such residence. 1.5.9 "Lot" shall mean and refer to any plot of land shown upon any recorded Plat Map of the Project excluding Common Areas. Lot shall not include any land now or hereafter owned by the Association or by all of the Lot Owners as tenants in common,nor include any land shown on a Plat Map but dedicated to the public or to a governmental entity. 2 426861.1/013223.00012 t . 1.5.10 "Mortgage" shall mean a recorded mortgage or deed of trust that creates a lien against a Lot and shall also mean a real estate contract for the sale of a Lot. 1.5.11 "Mortgagee" shall mean the beneficial Owner, or the designee of the beneficial Owner, of an encumbrance on a Lot created by mortgage or deed of trust and shall also mean the vendor, or the designee of a vendor, of a real estate contract for the sale of a Lot. 1.5.12 "Owner" shall mean and refer to the record Owner, whether one or more persons or entities, of a fee simple title to any Lot which is a part of the Project, and, except as may be otherwise expressly provided herein, shall, in the case of a Lot which has been sold pursuant to a real estate contract, include any person of record holding a vendee's interest under such real estate contract, to the exclusion of the vendor thereunder. Any person or entity having such an interest merely as security for the performance of an obligation shall not be considered an Owner. 1.5.13 "Person" shall include natural persons,partnerships, limited liability companies, corporations, associations and personal representatives. 1.5.14 "Project" shall mean the real estate described in Exhibit A and all improvements and structures thereon, including such additions thereto as may hereafter be brought within the jurisdiction of the Association. 1.5.15 "Plat Map" shall mean any Plat Map(s)approved by the appropriate governmental entity and recorded in conjunction with or subsequent to this Declaration, which Plat Maps depict the layout of the Lots on the Project. 1.5.16 "Plat" shall mean and refer to the plat of The Vineyards II as recorded in Volume 212 of Plats, Pages 77 through 81, Records of King County, State of Washington, under Recording No. 20030305000057. 1.6 Percentage of Mortgagees. For purposes of determining the percentage of first mortgagees approving a proposed decision or course of action, a mortgagee shall be deemed a separate mortgagee for each Lot on which it holds a mortgage that constitutes a first lien on said Lot. 1.7 Percentage of Owners. For purposes of determining the percentage of Owners approving a proposed decision or course of action, an Owner shall be deemed a separate Owner for each Lot owned. ARTICLE 2 OWNERSHIP OF COMMON AREA 2.1 Ownership of Common Area. All Common Areas shall be owned by the Association. The Common Area shall exclude those portions of common areas (and improvements thereto)which have been or may hereafter be, dedicated to and owned by the public or a governmental entity. The Common Area shall for all purposes be under the control, management and administration of the Declarant until all Class B membership (as defined in Article 4)terminates, and under the control, management and administration of the Association thereafter. The Association 3 426861.1/013223.00012 J • a 1 • • (and the Owners who are members thereof)have the responsibility and obligation to maintain, repair and administer the Common Area in a clean,attractive, sanitary and safe condition and in full compliance with applicable,governmental laws, rules and regulations and the provisions of this Declaration ARTICLE 3 OWNER'S PROPERTY RIGHTS 3.1 Owner's Rights of Eniovment. Every Owner shall have a non-exclusive right, in common with all Owners,of enjoyment in and to the Common Area that shall be appurtenant to and shall pass with the title to every Lot, subject to the following provisions 3 1 1 The right of the Association to limit access to those portions of the Common Areas,which in the opinion of the Board are dangerous 3 1 2 The right of the Association to charge reasonable admission and other fees for the use of any recreational facility situated upon any Common Area 3 1 3 The right of the Association to suspend the voting rights and right to use of the Common Areas by an Owner for any period during which any assessment against such Owner's Lot remains unpaid;and for a period not to exceed sixty(60)days for any infraction of its published rules and regulations Until all Class B membership terminates, the Association shall be required to exercise its right to suspend the voting rights of,and the right to the use of the recreational facilities by, a member for non-payment of an assessment,upon the request of the Declarant. 3 1 4 The rights of the Association to dedicate or transfer all or any part of the Common Area, including easements across said properties,to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members of the Association 3 1 5 The right of the Association to limit the number of guests of members 3 1 6 The right of the Association, in accordance with this Declaration and its Articles of Incorporation and Bylaws,to borrow money for the purpose of improving the Common Area and facilities and in aid thereof to mortgage said property,but the rights of such mortgagee in said property shall be subordinate to the rights of the Owners hereunder and subject to the provisions of Section 11 5 3 1.7 The nght of the Association to take such steps as are reasonably necessary to protect any property mortgaged in accordance with Section 3 1.5 against foreclosure,including,but not limited to,the right to charge admission and other fees as a condition to continued enjoyment by the Owners and, if necessary,to open the enjoyment of such properties to the public 3 1 8 Until all Class B membership terminates,the exercise of all of the nghts and powers set forth in subsections 3 1 2,3 1 3,3 1 4,3 1 5 and 3 1 6 shall require the prior written approval of Declarant 4 426861 1/013223 60012 3.2 Delegation of Use. Any Owner may delegate(in accordance with the Bylaws), his/her right of enjoyment to the Common Area and facilities to the members of his/her family, or his/her tenants or contract purchasers who reside on the Owner's Lot and(subject to regulation by the Association)to his/her temporary guests. ARTICLE 4 OWNERS'ASSOCIATION 4.1 Establishment. There is hereby created an association to be called THE VINEYARDS II HOMEOWNERS'ASSOCIATION (referred to hereinafter as the "Association"). 4.2 Form of Association. The Association shall be a nonprofit corporation formed and operated pursuant to Title 24 and Chapter 64.38,Revised Code of Washington. In the event of any conflict between this Declaration and the Articles of Incorporation or Bylaws for such nonprofit corporation,the provisions of this Declaration shall prevail. 4.3 Membership. 4.3.1 Oualification. Each Owner of a Lot in the Project(including Declarant) shall be a member of the Association and shall be entitled to one membership for each Lot so owned. Ownership of a Lot shall be the sole qualification for membership in the Association. 4.3.2 Transfer of Membership. The Association membership of each Owner (including Declarant) shall be appurtenant to the Lot giving rise to such membership, and shall not be assigned, conveyed,pledged or alienated in any way except upon the transfer of title to said Lot and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer of membership shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association appurtenant thereto to the new Owner thereof. 4.4 Voting. 4.4.1 Classes of Votin=Membership. The Association shall have two classes of voting membership: (a) Class A members shall be all Owners except the Declarant. Class A members shall be entitled to one vote for each Lot owned; (b)The Class B members shall be the Declarant, which shall be entitled to ten(10)votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership on the happening of the first of the following events: (a)when the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership, or(b)the date when Declarant's management powers terminate, as provided in Section 5.2. In determining whether any given proposition shall have been approved by the membership, the total number of Class A and Class B votes shall be combined and the appropriate percentage applied against that combined number. If Declarant elects to annex Additional Lands pursuant to Section 16.1,the total number of votes shall be increased by the applicable number for the Lots in such annexed Additional Lands. 5 426861.1/013223.00012 4 4 2 Number of Votes. Except as provided in Section 4 41 above,the total voting power of all Owners shall equal the number of Lots at any given time and the total number of votes available to Owners of any one Lot shall be one(1)vote 4 5 Bylaws of Association. Bylaws for the administration of the Association and the Project and to further the intent of this Declaration, may be adopted or amended by the Owners at a regular or special meeting,provided, that the initial Bylaws shall be adopted by Declarant In the event of any conflict between this Declaration and any Bylaws,the provisions of this Declaration shall prevail ARTICLE 5 MANAGEMENT OF THE ASSOCIATION 5 1 Administration of the Development. The Owners covenant and agree that the administration of the Project shall be in accordance with the provisions of this Declaration and the Bylaws of the Association 5 2 Management by Declarant. The Project shall be managed on behalf of the Association by the Declarant until the earlier of. (a)one hundred twenty(120)days after all Class B membership terminates, or(b)the date on which Declarant elects to permanently relinquish all of its authority under this Section 5 2 by written notice to all Owners So long as Declarant is managing the Project,Declarant or a managing agent selected by Declarant shall have the exclusive power and authonty to exercise all the rights, duties and functions of the Board and the Association set forth or necessarily implied in this Declaration,provided,however,that the Association may not be bound directly or indirectly to any contracts or leases without the right of termination exercisable without cause and without penalty at any time after transfer of control to the Board elected pursuant to Section 5 3,upon not more than ninety(90)days'notice to the other party to the contract 5 3 Management by Elected Board of Directors. At the expiration of Declarant's management authority under Section 5 2,power and authority shall vest in the Board of Directors elected from among the Lot Owners The number of directors shall be specified in the Bylaws and shall be sufficient to adequately handle the affairs of the Association The Board may delegate all or any portion of its management duties to a managing agent or officer of the Association as provided for in the Bylaws All Board offices shall be open for election at an organizational meeting The Board shall elect from among its members a president who shall preside over meetings of the Board and the meetings of the Association 5 4 Authority and Duties of the Board. On behalf of and acting for the Association,the Board(or the Declarant or Declarant's managing agent as provided in Section 5 2 hereof), for the benefit of the Project and the Owners,shall have all powers and authority permitted to the Board under this Declaration and any applicable law, including but not limited to the following 5 4 1 Assessments. Establish and collect regular assessments(and to the extent necessary and permitted hereunder,special assessments)to defray expenses attributable to carrying out its duties hereunder and maintain an adequate reserve fund for the maintenance,repair, improvement and replacement of those portions of the Common Area or facilities which must be 426861 1/013223 00012 6 maintained,repaired or replaced on a periodic basis, which reserve shall be funded by the above assessments. The Association may impose and collect charges for late payments of assessments 5 4 2 Services. Obtain the services of persons or firms as required to properly manage the affairs of the Project to the extent deemed advisable by the Board including legal and accounting services,property management services as well as such other personnel as the Board shall determine are necessary or proper for the operation of the Common Area, whether such personnel are employed directly by the Board or are furnished by the manager or management firm or agent 5 4 3 Utilities. Obtain water, sewer,garbage collection, electrical,telephone, gas and any other necessary utility service, including utility easements and street lighting, as required for the Common Area. 5 4 4 Insurance. Obtain and pay for policies of msurance or bonds providing Common Area casualty and liability coverage, and for fidelity of Association officers and other employees,the requirements of which are more fully set forth in Article 15 5 4 5 Maintenance and Repair of Common Areas. Pay for the costs of painting, maintenance,repair and all landscaping and gardening work for all Common Area, and improvements located thereon, so as to keep the Project in a good,clean, attractive,sanitary and safe condition and in full compliance with applicable governmental laws, rules and regulations and the provisions of this Declaration The foregoing shall include the cost of maintaining, repairing and replacing mailbox stands that serve more than one(1)Lot, and such replacing and repairing of furnishings and equipment, if any, for the Common Area as the Board shall determine are necessary and proper 5 4 6 Maintenance of Rights of Way.etc. Pay for the costs of maintaining and landscaping rights of way,traffic islands and medians,or other similar areas which are not part of the Lots or Common Area but which are within or adjacent to the Project boundaries,and which are owned by or dedicated to a governmental entity, if said governmental entity fails to do so;provided, the Lot Owner at the Owner's expense(rather than the Association) shall maintain and landscape such areas as are adjacent to such Owner's Lot 5.4 7 Fences.Landscaping.etc. To the extent deemed advisable by the Board, pay for the cost of constructing,maintaining, repairing and replacing penmeter and interior fences, if any, and landscaping and improvements on easements,if any, which are located on or across Lots, provided,the Board at its option may require a Lot Owner at the Owner's expense to maintain,repair and replace such fences,landscaping and improvements as are adjacent to such Owner's Lot 5 4 8 Enforce Declaration. Enforce the applicable provisions of the Declaration for the management and control of the Project 5 4 9 Contracting and Payment for Materials,Services,etc. Contract and pay for any materials,supplies, labor or services which the Board should determine are necessary or proper for the enforcement of this Declaration, including legal, accounting, management or other services,provided that if for any reason any materials, supplies, labor or services are provided for 7 426861 1/013223 00012 particular Lots or their Owners,the cost thereof shall be specially charged to the Owners of such Lots 5 410 Attorney-in-Fact. Each Owner,by the mere act of becoming an Owner, shall irrevocably appoint the Association as his/her attorney-in-fact,with full power of substitution, to take such action as reasonably necessary to promptly perform the duties of the Association and Board hereunder, including but not limited to the duties to maintain, repair and improve the Project, to deal with the Project upon damage or destruction,to grant easements and licenses over Common Areas, and to secure insurance proceeds 5.4 11 Borrowing of Funds. In the discharge of its duties and the exercise of its powers as set forth herein, but subject to the limitations set forth herein,the Board may borrow funds on behalf of the Association 5 412 Adontion of Rules and Regulations; Fines. When and to the extent deemed advisable by the Board,to adopt reasonable rules and regulations governing the maintenance and use of the Project and other matters of mutual concern to the Lot Owners,which rules and regulations are not inconsistent with this Declaration and the Bylaws and which treat all Owners fairly and on a non- discriminatory basis The Board may impose and collect charges for late payments of assessments and,after notice and an opportunity to be heard by the Board or by a representative designated by the Board in accordance with procedures as provided in theB Bylaws or rules andregulations adopted by the Board, levy reasonable fines in accordance with a previously established schedule adopted by the Board and furnished to the Owners for violation of the Bylaws, rules and regulations of the Association 5 4 13 Additional Powers of Association. In addition to the duties and powers of the Association as specified in this Declaration,but subject to the provisions of this Declaration, the Association, acting through its Board,shall have the power to do all other things that it may deem reasonably necessary to carry out its duties and the purposes of this Declaration ARTICLE 6 ARCHITECTURAL CONTROL 6 1 Construction and Exterior Alteration or Renair. 6 1 1 All buildings and structures(including, without limitation,concrete or masonry walls,rockeries, fences,sheds, swimming pools, if any, or other structures)to be constructed within the Project, and all exterior alterations and repairs(including,but not limited to, reroofing or repainting)of any buildings or structures on the Project and visible from any public street,Common Area or other Lot must be approved in writing by the Board, or by an Architectural Control Committee("ACC")composed of three(3)or more representatives appointed by the Board, at least two(2)of whom shall be Board members;provided, that so long as Declarant owns any Lots within the Project,Declarant at its option may exercise all of the nghts and powers of the Board under Section 61 including without limitation the appointment of members of the ACC References in this Article 6 to the ACC shall be deemed to include the ACC,the Board, or the Declarant, as circumstances may dictate Complete plans and specifications, including colors,of all such proposed 8 426861 1/013223 00012 buildings, structures,and exterior alterations and repairs,together with detailed plans showing the proposed location of the same on the particular building site and other data requested by the ACC, shall be submitted to the ACC along with a written request for approval signed by the Owner Any exterior modifications in accordance with plans and specifications developed by the Declarant and filed with the Board at the time of transfer(pursuant to Article 5 3)shall be deemed approved exterior modifications 61 2 The ACC will review all requests for approval of construction, alteration or repair for quality of workmanship and materials planned and for conformity and harmony of the external design with proposed or existing structures on neighborhood residential Lots or building sites, and for location of the building with respect to topography, finish grade elevation and building setback restrictions 6 1 3 In the event the ACC fails to approve or disapprove such request within thirty (30)days after all required plans and specifications have been submitted to it, such approval shall be deemed given by the ACC 614 All plans and specifications for approval by the ACC must be submitted in duplicate, at least thirty(30)days prior to the proposed construction or exterior alteration or repair starting date Construction,alteration or repair shall not be started until written approval thereof is given by the ACC 6 1 5 The ACC may require that said plans or specifications be prepared by an architect or a competent house designer, approved by the ACC One complete set of said plans and specifications shall in each case be delivered to and permanently retained by the ACC All buildings or structures(including but not limited to garden sheds)shall be erected or constructed,and all exterior alterations or repairs made,by a contractor, house builder or other person or entity approved by the ACC The ACC shall have the right to refuse to approve any design,plan or color for such improvements,construction,or exterior alteration or repair visible from a public street, Common Area or other Lot which is not suitable or desirable, in the ACC's reasonable opinion, aesthetic or otherwise 61 6 In so passing upon such design,the ACC shall have theright to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be built, and the exterior color scheme, to the site upon which it is proposed to be erected,the harmony thereof with the surroundings, and the effect or impairment that said structure will have on the view or outlook of surrounding building sites, and any and all factors, which,in the ACC's opinion, could affect the desirability or suitability of such proposed structure, improvements, or exterior alteration or repair 6 1 7 The ACC shall have the right to disapprove the design or installation of a swimming pool or any other recreational structure or equipment, in the ACC's reasonable opinion, aesthetic or otherwise In so passing upon such design or proposed installation,the ACC shall have the nght to take mto consideration the visual impact of the structure and the noise impact of the related activities upon all of the properties located in close proximity Any enclosure or cover used in connection with such a recreational structure or equipment,whether temporary, collapsible, 426861 1/013223 00012 9 f seasonal, or whatever, shall be treated as a permanent structure for the purposes of these covenants, and shall be subject to all the conditions,restrictions, and requirements as set forth herein for all buildings and structures 61 8 The ACC shall have the right to require, at a Lot Owner's expense,the trimming or topping(or, if deemed necessary by the ACC,removal)of any tree,hedge or shrub on a Lot which the ACC determines is unreasonably blocking or interfering with the view or access to sunlight of another Lot 61 9 The ACC shall have the right to specify precisely the size,color and style of mailboxes, and of the post or support on which such mailboxes are affixed, and their location within the Project, whether or not such mailbox stand is a Common Area, all with the approval of the Postmaster(if required) 61 10 Approval by the ACC is independent of, in addition to, and not to be construed as a representation as to compliance with, any requirements for a permit,license or other approval by the City of Renton or other applicable governmental or quasi-governmental entity The Lot Owner is responsible for obtaining any such governmental approvals 61 11 Declarant(including any successor in interest to Declarant's status as Declarant)shall not be subject to the restrictions of this Section 6 1 as to any Lot owned by Declarant,whether or not any Class B membership exists and whether or not management of the Association has been relinquished by Declarant pursuant to Section 5 2 hereof 6 2 Sales Facilities of Declarant. Notwithstanding any provision in this Declaration to the contrary,Declarant(and its agents, employees and contractors)shall be permitted to maintain during the period of sale of Lots and/or Homes upon such portion of the Project(other than Lots sold by Declarant)as Declarant may choose, such facilities as m the sole opinion of the Declarant may be reasonably required, convenient or incidental to the construction, sale or rental of Lots and Homes, including but not limited to, a business office,storage area,signs,model units, sales office, construction office, and parking areas for all prospective tenants or purchasers of Declarant 6 3 Variances. So long as Declarant owns any Lot,the Board may in its reasonable discretion, upon written request of the Declarant,grant a variance from the requirements of Article 7, thereafter,the Board may, upon written request of an Owner,grant a variance from the requirements of Article 7 only in cases where,because of the physical characteristics of the Lot, strict enforcement would result in an unnecessary hardship The Board may only grant a variance from the provisions of Sections 711 through 717, 719 through 7 21, 7 23, 7.29,or 7 36 The Board's authority to grant such a variance shall not be delegated to the ACC Prior to granting such a variance, the Board shall hold an open hearing at which other Owners may comment At least fifteen(15)days prior to such hearing,the Board shall give written notice of the nature of the requested variance to the Owner of each Lot immediately adjacent to the Lot for which the variance is requested, to other Owners that would reasonably be affected by the variance,and by requiring the Owner requesting the variance to post a notice on such Owner's Lot in a form reasonably satisfactory to the Board. 10 426861 1/013223 00012 6 4 Appeals. Any aggrieved Owner may appeal a decision of the ACC to the Board by written notice within sixty(60)days after the ACC's written decision The Board will review the ACC decision at the Board's next regularly scheduled meeting(but in any event not later than thirty (30)days after receipt of the notice of appeal) The Board shall give written notice to the appealing Owner of the time and place of such meeting at least five(5) days in advance ARTICLE 7 USE AND MAINTENANCE OBLIGATION OF OWNERS 71 Maintenance of Lots. Each Owner,at said Owner's sole cost and expense, shall promptly and continuously maintain,repair and restore said Owner's Lot(including the yard and landscaping)and Home and other improvements located thereon, and also such other areas as may be required pursuant to Sections 5 4 6, 5 4 7, and 12 4, m a good, clean, attractive,safe and sanitary condition and in full compliance with all applicable governmental laws, rules and regulations and the provisions of this Declaration and the rules and regulations of the Association 7 2 Residential Use. Except as provided in Section 7 6, all Lots and improvements located thereon shall be used, unproved and devoted exclusively to residential use Nothing herein shall be deemed to prevent the Owner from leasing a Lot and improvements subject to all of the provisions of the Declaration 7 3 Restriction on Further Subdivision. No Lot or portion of a Lot shall be divided and sold or resold, nor ownership changed or transferred whereby the ownership of any portion of this Project shall be less than the area required for the use district in which located,provided, the foregoing shall not prohibit deeds of correction,deeds to resolve boundary disputes and similar corrective instruments Lots may be joined and joined Lots may subsequently be subdivided only into the Lots onginally joined 7 4 Rental Lots. 7 41 With respect to the leasmg,renting,or creating of any kind of tenancy of a Lot and improvements thereon by its Owners,such Owner shall be prohibited from leasing or renting less than the entire Lot or improvements thereon, or(with the exception of a lender in possession of a Lot and improvements thereon following a default in a first mortgage, a foreclosure proceeding or any deed of trust sale or other arrangement in lieu of a foreclosure)for a term of less than six(6) months, and all leasing or rental agreements shall be in writing, and shall be subject to the Declaration and Bylaws (with a default of the tenant in complying with the Declaration and Bylaws constituting a default under the lease or rental agreement). 7 4 2 If a Lot or Home is rented by its Owner,the Board on behalf of the Association may collect, and the tenant or lessee shall pay over to the Board, so much of the rent for such Lot or Home as is required to pay any amounts due the Association hereunder,plus interest and costs, if the same are in default over thirty(30)days The renter or lessee shall not have the right to challenge payment over to the Board, and such payment will discharge the lessee's or renter's duty of payment to the Owner for rent,to the extent such rent is paid to the Association,but will not discharge the liability of the Owner or the Lot under this Declaration for assessments and charges,or 1 1 426861 1/013223 00012 operate as an approval of the lease The Board shall not exercise this power where a receiver has been appointed with respect to the Lot or its Owner,nor in derogation of any rights that a mortgagee of such Lot may have with respect to such rents Other than as stated in this Article 7 there are no restrictions on the nght of any Owner to lease or otherwise rent such Owner's Lot or Home 7 5 Zoning Regulations. Zoning regulations,building regulations, environmental regulations and other similar governmental regulations applicable to the Project shall be observed In the event of any conflict between any provision of such governmental regulations and the restrictions of this Declaration,the more restrictive provision shall apply 7 6 Business Use. No business of any kind shall be conducted on any Lot with the exception of (a)the business of Declarant in developing and selling all of the Lots, and(b)such home occupation as may be permitted by the appropriate local government and which is not otherwise m violation of the provisions of this Declaration 7 7 Building Setback Requirements. All buildings and other Lot improvements shall comply with all applicable governmental requirements,including without limitation minimum setback requirements No building or other structure shall be located within any building setback line shown on the Plat Map 7 8 Oil and Mining Operations. No oil drilling,oil development operations, oil refining,quanytng or mining operations of any kind shall be permitted upon or in any Lot,nor shall oil wells,tanks,tunnels,mineral excavations or shafts be permitted upon or in any Lot No derrick or other structure designed for use in boring for oil or natural gas shall be erected,maintained or permitted upon any Lot 7 9 Catch Basin. The Owner of each Lot shall ensure the cleaning of all catch basins, if any, located on such Lot at least once prior to September 15 of each calendar year 710 Lot Size. No residential structure shall be erected or placed on any Lot which has a Lot area of less than that required by the government entity having appropriate jurisdiction over the Project 7 II Garages. Every Home must have a garage capable of holding at least two full-size cars,but no more than three full-size vehicles (any car,boat,recreational vehicle,etc. shall be deemed one car for purposes of this limitation) All vehicles must be stored in garages or m a manner that the Board reasonably determines is not offensive when viewed from the street or from the ground level of adjacent Lots or Common Areas 7 12 Sauarg Footage. Each single-family residence must include a minimum of 1,400 square feet for single story Homes and 1,600 square feet for two-story Homes, excluding garage, porches and decks 713 Mobile or Manufactured Housing. Custom designs by licensed architects shall be strongly encouraged and any use of repetitive design shall be strongly discouraged and/or prohibited at the discretion of the ACC The ACC may refuse to approve a plan based on design or repetitive 426861 1/013223 00012 12 use of a plan,or for failure to meet the approved criteria as set forth There shall be no mobile or manufactured housing 714 Driveway Standards. All driveways shall be constructed of concrete with a minimum of aggregate finish or other material approved by ACC 715 Parking. Unless substantially screened from view from the street or from the ground level of adjacent Lots and Common Area in a manner reasonably approved by the ACC,no recreational vehicles,commercial vehicles, construction or like equipment,motorcycles,or trailers (utility,boat,camping,horse,or otherwise),shall be allowed to be parked or stored on any Lot or street for a cumulative period in excess of fourteen(14)days in any one(1)calendar year No motor vehicles of any kind shall be parked overnight on any street adjoining any Lot or Common Area, provided that, such vehicles belonging to guests of a Lot Owner may occasionally be so parked so long as such parking will not violate any other provision of this Section 7 15 No motor vehicle of any kind that is inoperative by reason of mechanical failure shall be parked or stored on any Lot or in any right-of-way or street adjoining any Lot or Common Area for more than seventy-two(72)hours The Board shall have full authority to determine, in its sole discretion, if any vehicle is obnoxious or undesirable to other Lot Owners and to enforce this covenant Pursuant to Article 9 of this Declaration,the Association may levy fines or have vehicles that are parked in violation of this Section towed and impounded at the Owner's expense 7 16 Roof. The exterior of all roofs shall be composed of materials approved by ACC All roofs must have a pitch of at least 4/12(four on twelve),unless approved by the ACC based on considerations regarding a specific Lot. Under no circumstances are flat roofs allowed Roof matenal shall be at least twenty-five(25)yearl composition asphalt shingle, color approved by ACC, and by a manufacturer approved and accepted by ACC. 717 Exterior Finish. The exterior of each Home shall be designed,built and maintained in such a manner as to blend in with the natural surroundmgs, existing structures and landscaping of the Project All exterior materials and all exterior colors must be approved by the ACC in accordance with the provisions of this Declaration Exterior trim, fences, doors,railing,decks, eaves, gutters and the exterior finish of garages and other accessory buildings(including garden sheds)shall be designed,built and maintained to be compatible with the exterior of the structures they adjoin Homes and other structures may be finished in vinyl siding if approved by the ACC 718 Utilities. All utilities shall be installed underground No storage tanks or barrels of any kind shall be maintained above ground unless properly screened in a manner acceptable to the ACC All Lots shall be served by public water and sewer No wells or septic systems shall be constructed or maintained on any Lot 7 19 Antennit. No antenna,satellite dish or other similar type of exterior equipment shall be allowed on any Lot unless approved in writing by the ACC As a condition of approval the ACC may require reasonable shielding of such antenna, satellite dish or equipment from view from the street and the ground level of adjacent Lots or Common Areas In no event shall any satellite dish or similar antenna greater than one(1)meter in diameter be permitted 426861 1/013223 00012 13 • 7 20 Fencing. Fences may only be placed along the rear property line(except any area within a Natural Greenbelt Protective Easement), along the front building line, and from the front 'building line to the rear Lot line(except any area within a Natural Greenbelt Protective Easement), cannot exceed six(6)feet in height above the ground,under no circumstances may obstruct view from any other Lot,must be constructed of wood approved by the ACC Hedges or other solid screen planting may be used as Lot line barriers subject to the same height restrictions as fences. No chain- link fences shall be permitted on a Lot No fence,wall or hedge shall be permitted on a Lot any nearer to any street than a building is permitted under Section 7 7, except that nothing shall prevent the erection of a necessary retaining wall,the top of which does not extend more than three(3)feet above the finished grade at the back of said retaining wall 7 21 Fireplace Chimneys. Fireplace chimneys must be constructed with material approved by the ACC and as otherwise required by this Declaration. 7 22 Garbage and Refuse. No garbage,refuse,rubbish, cuttings,or debris of any kind shall be deposited on or left upon any Lot unless placed in an attractive container suitably located and screened from view from the street and from the ground level of adjacent Lots and Common Area Such containers shall be returned to the screened location by the end of each scheduled pick-up day All equipment for the storage or disposal of such materials shall be kept in a clean and sanitary condition No building material of any kind shall be placed or stored on any property within the Project until the Lot Owner is ready to commence construction, and then such materials shall be placed within the boundary lines of the Lot upon which its use is intended Garbage cans may only be placed in public view on the day of garbage pick-up All woodpiles and storage areas must be placed so that they do not obstruct or hamper any other Lot Owner's view and must be suitably screened from view from the street and from the ground level of adjacent Lots and Common Area 7 23 G&mes and Play Structures. No deck,platform, dog house,playhouse or structure of a similar kind or nature shall be constructed on any part of a Lot located in front of the rear line of the residence constructed thereon,and any such structure must have prior approval of the ACC No basketball goals or similar moveable structures shall be kept or placed on any public sidewalk or street 7 24 Construction of Significant Recreatipn Faciliuie. The construction of any significant recreational facilities on any Lot including,but not limited to,such items as swimming pools and tennis,badminton or pickle ball courts shall require the approval of the ACC and'shall be subject to the requirements adopted by the ACC 7 25 Livestock and Poultry. No animals or reptiles of any kind shall be kept on the Project, except that dogs,cats,and other indoor household pets may be kept provided that they are not kept,bred, or maintained for any commercial purpose No individual Lot Owner shall keep more than two(2)dogs 7 26 Landscaping. All cleared areas between the front building line and the street shall be fully landscaped within thirty(30)days,depending on weather conditions, of the time when Home is ready for occupancy Owner shall install or have installed fully landscaped rear and side yards within nine(9)months of occupancy unless a longer time is approved by the ACC 426861 1/013223 00012 14 7 27 Signs. No signs of any kind,nor for any uses, shall be erected,posted,painted or displayed on any Lot or Common Area whatsoever, except for public notices by political divisions of the State or County or as required by law Any builder or the builder's agent may erect and display signs during the period the builder is building and selling property in the Project only with prior approval from ACC Any Lot Owner or the Lot Owner's agent wishing to sell that Owner's Lot may place one(1) "For Sale"sign on the Lot,provided such sign complies with any rules published by the ACC. 7 28 Temnorary Structures. No trailer,basement,tent,shack,garage,barn or other outbuildings or any structure of a temporary character erected or placed on the Project shall at any time be used as a residence, even temporarily No building or structure shall be moved on to the Project from any land outside the Project A trailer may be placed and occupied by the designated subdivision sales agent with the prior written approval of the ACC A construction shack may be used by an Owner's construction contractor during the construction period 7 29 Comoletion of Construction. Any dwelling or structure erected or placed on any Lot shall be completed as to external appearance,including finish painting or staining, and shall be connected to sewers within eight(8)months from the date of commencement of construction, unless some longer period of time is approved in writing by the ACC 7 34 Easements. Easements for the installation and maintenance of utilities,drainage and irrigation facilities are reserved as shown on the Plat Map and as described in Article 12. Within these easements no structure,planting or other materials shall be placed or permitted to remain which may damage or interfere with the installation and/or maintenance of such utilities,or which may change the directions of flow of water through a drainage channel in the easement,or which may obstruct or retard the flow of water through drainage channels in the easement Except as otherwise provided in Section 12 4,any easement or portion thereof located on any Lot and all improvements thereon shall be maintained continuously by the Lot Owner 7 31 Use During Construction. Except with the approval of the ACC,no person shall reside in any structure on any Lot until such time as the improvements to be erected thereon in accordance with the plans and specifications approved by the ACC have been completed Completion shall be considered receipt of a final inspection of the dwelling unit by the City of Kirkland Building Department or other applicable government official 7 32 Excavations. Except with the permission of the ACC,or except as may be necessary m connection with the construction of any approved improvement,no excavation shall be made nor shall any dirt be removed from or added to any Lot. Except with permission of ACC,no retaining wall of more than four feet(4) in height(exposed height)may be constructed on any Lot 7 33 Nuisances. No noxious or undesirable thing, or noxious or undesirable use shall be permitted or maintained upon any Lot or upon any other portion of the Project If the Board determines that a thing or use is undesirable or noxious,that determination shall be conclusive 15 426861 I/013223 00012 7.34 Clothes Lines,Other Structures. No clotheslines or other structures of a similar nature shall be visible from any street or the ground level of any adjacent Lot or Common Area. 7.35 Common Drives. Common drives, walks(if any) and paths(if any)shall be used exclusively for normal transit and no obstructions shall be placed thereon or therein except by express written consent of the Board. 7.36 Building Height. Except with the permission of the ACC,no building height shall exceed thirty (30)feet, as measured from the lowest floor elevation of the house(either garage floor or living area floor)to the maximum point on the roof 7.37 Storm Runoff. Each Lot Owner shall ensure that all roof down spout drains are properly cleaned and maintained, and that the Tight Line Drainage lines or Storm Infiltration System on each Lot are clean and free of any debris. Due diligence shall be exercised by each Lot Owner to prevent adverse impact of storm runoff onto down stream Lots. 7.38 Storm Detention Operations and Maintenance. It is the responsibility of The Vineyards II Home Owners Association to maintain the detention and water quality system and emergency access roads, if any, until such time that those improvements are deeded or sold to a government agency, which will assume maintenance and responsibility of such improvements. These covenants may not be amended to eliminate the requirements to maintain the common areas, including storm water facilities, private roadways and other common areas, or permitting conveyance of those features to a third party without the written permission of the City of Renton. See EXHIBIT"B", for maintenance schedules. ARTICLE 8 COMMON EXPENSES AND ASSESSMENTS 8.1 Creation of the Lien and Personal Obligation of Assessments. The Declarant, for each Lot owned within the Project,hereby covenants, and each Owner of any Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any assessment duly levied by the Association as provided herein. Such assessments,together with interest, costs, late charges and reasonable attorneys'fees, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment,together with interest, costs, late charges and reasonable attorneys' fees, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due. The personal obligation for delinquent assessments shall not pass to successors in title unless the lien for such delinquent assessments had been properly recorded prior to title transfer or unless expressly assumed by them. Provided, however,that in the case of a sale of any Lot which is charged with the payment of an assessment or assessments payable in installments,the person or entity who is the Owner immediately prior to the date of any such sale shall be personally liable only for the amount of the installments due prior to said date. The new Owner shall be personally liable for installments that become due on and after said date. 16 426861.1/013223.00012 ,+ 8 2 Uniform Rate. Any assessments which may be levied from time to time pursuant to the authority of the Board as set forth in Section 5 4 1,shall be fixed at a uniform rate for each Lot, except for assessments levied against an Owner for the purpose of reimbursing the Association for costs incurred in bringing the Owner or his/her Home and/or Lot into compliance with the provisions of this Declaration Declarant shall not be obligated to pay any assessment levied against any Lots owned by it An assessment against a Lot shall be the joint and several personal obligation of all Owners of that Lot 8 3 Initial Assessment Amount. Upon the sale of each Lot by the Declarant(whether to a builder or otherwise), each Lot Owner,at the time of his/her purchase of the Lot, shall pay an initial start-up assessment to the Association in the amount of$150 00 Such initial assessment shall be in addition to any annual assessment provided for in this Article 8 and shall be for the purpose of reimbursing the Declarant and/or Association for maintenance and operating expenses of and for the Common Areas during the initial development and house sales period Notwithstanding the provisions set forth above, the Declarant shall not be liable for any initial assessments assessed or due so long as Declarant owns any Lot 8 4 Limitation on Annual Assessment Amount. 8.41 Board Authority. At any time after the sale of the first Lot by the Declarant (whether to a builder or otherwise),the Board shall have the authority, without obtaining prior approval of the Owners,to levy assessments in a given calendar year totaling not more than$250 00 per Lot Assessments included in the foregoing calculation shall not include any assessments which are Ievied against an Owner for reimbursingthe Association for costs incurred in bringing the Owner � g or his/her Home and/or Lot into compliance with the provisions of this Declaration nor any initial assessments provided for in Section 8 3 Notwithstanding the provisions set forth above,the Declarant shall not be liable for any fees or assessments assessed or due so long as Declarant owns any Lot 8 4 2 Annual Increase in Dolla,r Limit. The maximum dollar amount specified in Section 8 4 1 shall not be increased by more than fifteen percent(15%)without the approval of a majority of the Lot Owners voting at a meeting duly called for such purpose 8 4 3 Owner Approval Reauired. Any assessment to be levied in a given calendar year which would cause the total of all assessments for the year to exceed the sum per Lot permitted by Sections 8 4 1 and 8 4 2 shall require the calling of a meeting of the Association upon notice sent to all members not less than thirty(30)nor more than sixty(60)days in advance of the meeting, and the approval at such meeting of the levy of such assessment by a majority of the Lots represented at such meeting,provided a quorum is present as defined in the Bylaws 8 5 Manner and Time of Payment. Assessments shall be payable by each Owner in such reasonable manner as the Board shall designate Any assessment or installment thereof which remains unpaid for at least fifteen(15)days after the due date thereof shall bear interest at an annual rate equal to fifteen percent(15%), and the Board may also assess a late charge in an amount not exceeding twenty-five(25%) of any unpaid assessment which has been delinquent for more than fifteen(15)days 17 426861 1/013223 00012 • 8 6 Accounts. Any assessments collected by the Association shall be deposited in one or more insured institutional depository accounts established by the Board The Board shall have exclusive control of such accounts and shall maintain accurate records thereof,provided,however, that the Board may exercise such control through a property manager retained pursuant to Section 5 4 2 No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration 8.7 Lien. In the event any assessment or installment thereof remains delinquent for more than thirty(30)days,the Board may, upon fifteen(15)days pnor written notice to the Owner of such Lot of the existence of the default,accelerate and demand immediate payment of the entire assessment The amount of any assessment assessed or charged to any Lot plus interest,costs, late charges and reasonable attorneys'fees,shall be a lien upon such Lot A claim of lien may be recorded in the office where real estate conveyances are recorded for the county in which this Project is located Such claim of lien may be filed at any time at least fifteen(15)days following delivery of the notice of default referred to above The lien for payment of such assessments and charges shall have pnonty over all other liens and encumbrances,recorded or unrecorded, limited as provided in Section 11 1 Suit to recover a money judgment for unpaid assessments or charges shall be maintainable with or without foreclosure or waiver of the lien securing the same 8 8 Waiver of Homestead. Each Owner hereby waives,to the extent of any liens created pursuant to this Article,the benefit of any homestead or exemption law in effect at the time any assessment or installment thereof becomes delinquent or any lien is imposed pursuant to the terms hereof 8 9 Continuing Liability for Assessments. No Owner may exempt himself/herself from liability for his/her Assessments by abandonment of his/her Lot 8 10 Records.Financial Statements. The Board shall prepare or cause to be prepared, for any calendar year in which the Association levies or collects any assessments,and shall distribute to all Owners,a balance sheet and an operating(income/expense)statement for the Association, which shall include a schedule of assessments received and receivable, identified by the number of the Lot and the name of the Owner so assessed The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expenses incurred. Such records, copies of this Declaration, the Articles and the Bylaws,and any resolutions authorizing expenditures of Association funds shall be available for examination by any Owner at reasonably convenient hours 8 11 Certificate of Assessment. A certificate executed and acknowledged by the treasurer or the president of the Board, or an authorized agent thereof if neither the president nor treasurer is available, stating the indebtedness for assessments and charges or lack thereof secured by the assessment lien upon any Lot shall be conclusive upon the Association as to the amount of such indebtedness on the date of the certificate, in favor of all persons who rely thereon in good faith Such a certificate shall be furnished to any Owner or any encumbrancer of a Lot within a reasonable time after request, in recordable form,at a reasonable fee Unless otherwise prohibited by law, any encumbrancer holding a lien on a Lot may pay any unpaid assessments or charges with respect to 18 426861 1/013223 00012 • . such Lot, and,upon such payment,shall have a lien on such Lot for the amounts paid of the same rank as the lien of his/her encumbrance 8 12 Foreclosure of Assessment Lien.Attorneys'Fees and Costs. The Declarant or Board,on behalf of the Association,may initiate action to foreclose the lien of,or collect, any assessment In any action to foreclose the lien of,or otherwise collect, delinquent assessments or charges,any judgment rendered in favor of the Association shall include a reasonable sum for attorneys'fees and all costs and expenses reasonably incurred in preparation for or in the prosecution of said action(including in any arbitration, on appeal,and in any bankruptcy proceeding), in addition to taxable costs permitted by law 8 13 Curing of Default. The Board shall prepare and record a satisfaction and release of the lien for which a claim of lien has been filed and recorded in accordance with this Article upon timely payment or other satisfaction of all delinquent assessments set forth in the Notice, and all other assessments which have become due and payable following the date of such recordation with respect to the Lot as to which such claim of lien was recorded,together with all costs, late charges and interest which have accrued thereon An additional administrative fee of twenty-five dollars ($25 00)covering the cost of preparation and recordation shall be paid to the Association prior to such action The satisfaction of the lien created by the claim of leen shall be executed by the president or treasurer of the Association or by any authorized representative of the Board For the purposes of this paragraph,the term "costs"shall include costs and expenses actually incurred or expended by the Association in connection with the cost of preparation and recordation of the claim of lien and in efforts to collect the delinquent assessments secured by the lien and a reasonable sum for attorneys'fees 8.14 Omis;;ion of Assessmen*. The omission by the Board or the Association to fix the estimate for assessments and charges hereunder for the next year before the expiration of any current year shall not be deemed a waiver or modification in any respect of the provisions of this Declaration,or a release of the Owner from the obligation to pay the assessments and charges, or any installment thereof for that or any subsequent year The assessment and charge fixed for the preceding year shall continue until a new assessment or charge is fixed 815 Assessment Deposit. A Lot Owner may be required,by the Board or by the managing agent, from time to time, to make and maintain a deposit of not more than the total of one (1)annual assessment,plus either one(1)special assessment if special assessments are payable on an annual basis,or three(3)special assessment installments if special assessments are payable on a monthly or other periodic basis Such deposit may be collected as are other assessments and charges Such deposit shall be held in a separate fund,be credited to such Owner,and be for the purpose of establishing a working capital fund for the initial Project operations and a reserve for delinquent assessments Resort may be had thereto at any time when such Owner is ten(10)days or more delinquent m paying his/her assessments and charges,to meet unforeseen expenditures,to acquire additional equipment or services deemed necessary or desirable by the Board, or as a credit against any annual or special assessments to become due from such Owner Said deposits shall not be considered as advance payments of annual assessments All or any portion of such deposit may at any time be refunded to the Owner by the Association in the discretion of the Board, such refund 426861 1/013223 00012 19 • being made as a cash refund or a credit against assessments subsequently to become due or a combination thereof 8 16 Exempt Property. The following property subject to this Declaration shall be exempt from the assessments created herein 8 161 All properties dedicated to and accepted by a governmental entity, 8 16 2 All Common Areas, and 8.16 3 All properties owned by a charitable or nonprofit organization or an organization exempt from taxation by the laws of the state of Washington However,the land or improvements,which are referred to m Sections 8 161, 8 16 2 and 8 16.3 and which are devoted to dwelling use, shall not be exempt from said assessments. 8 17 Effect of Legal Proceeslinas. In any legal proceeding commenced pursuant to Section 91 1, and notwithstanding the assessment limitations provided for in this Declaration,the court having jurisdiction over such proceeding shall also have jurisdiction and power to cause assessments to be levied and collected on an equal per Lot basis in such amounts as is reasonably necessary to cause the Project to be properly administered in accordance with the provisions of this Declaration and the Bylaws,or to cause the provisions of this Declaration and the Bylaws to be properly applied and enforced ARTICLE 9 COMPLIANCE WITH DECLARATION 9 1 Enforcein nt. 91 1 Compliance of Owner. Each Owner,Board member and the Association shall comply strictly with the provisions of this Declaration and with the Bylaws and administrative rules and regulations adopted by the Association(as the same may be lawfully amended from time to time) Failure to comply shall be grounds for an action to recover sums due for damages,or injunctive relief, or both, maintainable by the Board(acting through its officers on behalf of the Association and the Owners), or by the aggrieved Owner on his/her own against the party(including an Owner or the Association)failing to comply In addition, the Association may impose and collect fines as provided in Section 5 4.12 of this Declaration 912 Compliance of Lessee. Each Owner who shall rent or lease his/her Lot shall insure that the lease or rental agreement is in writing and subject to the terms of this Declaration, Articles of Incorporation,and Bylaws Said agreement shall further provide that failure of any lessee to comply with the provisions of said documents shall be a default under the lease 9.1.3 Attorneys'Fees. In any action to enforce the provisions of this Declaration, the Articles of Incorporation or the Bylaws,the prevailing party in such legal action shall be entitled to an award for reasonable attorneys'fees and all costs and expenses reasonably incurred in 20 426861 1/013223 00012 preparation for or prosecution of said action(including m any arbitration, on appeal, or in any bankruptcy proceeding), in addition to taxable costs permitted by law 9 2 No Waiver of Strict Performance. The failure of the Board,or Declarant or Declarant's managing agent, as applicable, in any one or more instances to insist upon or enforce the strict performance of any of the terms, covenants,conditions or restrictions of this Declaration, or of any Bylaws or administrative rules or regulations, shall not be construed as a waiver or a relinquishment for the future of such term, covenant, condition or restriction,but such term, covenant,condition or restriction shall remain in full force and effect No waiver by the Board of any provision hereof shall be deemed to have been made unless expressed in writing and signed by the Board 9 3 Right of Entry. Violation of any of the provisions hereof shall give to Declarant, its successors,or the Association,the right to enter upon the Lot as to which such violation exists and to abate, correct and remove,at the expense of the Owner thereof,any erection,thing or condition that may be or exists thereon contrary to the provisions hereof Such entry shall be made only after three (3)days notice to said Owner and with as little inconvenience to the Owner as possible,and any damage caused thereby shall be repaired by the Association. Declarant, its successors, or the Association shall not be deemed guilty of any manner of trespass by such entry, abatement or removal 9 4 Remedies Cumulative. The remedies provided are cumulative,and the Board may pursue them concurrently, as well as any other remedies that may be available under law although not expressed herein ARTICLE 10 LIMITATION OF LIABILITY 10 1 No Personal Liability. So long as a Board member, Association committee member, Association officer,Association agent,or Declarant exercising the powers of the Board,has acted in good faith,without willful or intentional misconduct, upon the basis of such information as may be possessed by such person,no such person shall be personally liable to any Owner,or other party, including the Association,for any damage, loss or prejudice suffered or claimed on account of any act, omission, error,negligence(except gross negligence), any discretionary decision, or failure to make a discretionary decision,by such person in such person's official capacity,PROVIDED,that this section shall not apply where the consequences of such act,omission, error or negligence are covered by msurance or bonds obtained by the Board pursuant to this Declaration 10 2 Indemnification of Board Members. Each Board member or Association committee member, or Association officer, Association agent,or Declarant exercising the powers of the Board, and their respective heirs and successors,shall be indemnified by the Association against all expenses and liabilities,including attorneys'fees, reasonably incurred by or imposed m connection with any proceeding to which he/she may be a party, or in which he/she may become involved,by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such cases wherein such person is adjudged guilty of intentional misconduct or gross negligence or a knowing violation of law in the performance of his/her duties, and except in 426861 1/013223 00012 21 such cases where such person has participated in a transaction from which said person will personally receive a benefit in money,property,or services to which said person is not legally entitled, PROVIDED,that, in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being m the best interest of the Association Nothing contained in this Section 10 2 shall,however,be deemed to obligate the Association to indemnify any Member or Owner of a Lot who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him under and by virtue of the Declaration as a Member or Owner of a Lot covered thereby and not as a Board member or officer of the Association ARTICLE 11 MORTGAGEE PROTECTION 11 1 Priority of Morteaaee. Notwithstanding all other provisions hereof,the hens created under this Declaration upon any Lot for assessments shall be subject to tax liens on the Lot in favor of any assessmg unit and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by first lien Mortgages which were made in good faith and for value upon the Lot Where the Mortgagee of a Lot,or other purchaser of a Lot, obtains possession of a Lot as a result of Mortgage judicial or nonjudicial foreclosure or deed in lieu thereof, such possessor and its successors and assigns shall not be liable for the share of any assessment by the Association chargeable to such Lot which becomes due prior to such possession,but will be liable for any assessment accruing after such possession Such unpaid share of common expenses or assessments shall be deemed to be common expenses collectible from all of the Lot Owners including such possessor,its successor and assigns 112 Effect of Declaration Amendments. No amendment to this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied Mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such Mortgage. Any provision of this Article concerning rights of Mortgagees that is inconsistent with any other provision of this Declaration shall control over such other inconsistent provisions 11 3 Richt of Lien Holder. A breach of any of the provisions,conditions,restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fide Mortgage made in good faith and for value on any Lots,provided,however,that any subsequent Owner of the Lot shall be bound by these provisions whether such Owner's title was acquired by foreclosure or trustee's sale or otherwise 11 4 Chance in Manner of Architectural Review and Maintenance Within Project. The Association shall not, without prior written approval of seventy-five percent(75%)of all first Mortgagees(based upon one(1)vote for each first Mortgage owned)and seventy-five percent(75%) of all Owners(other than Declarant)of record by act or omission change,waive or abandon any scheme of regulations,or enforcement thereof,pertaining to the architectural design or the exterior appearance of Homes,the exterior maintenance of Homes, maintenance of walkways, fences and driveways, or the upkeep of lawns and plantings in the development, including the provisions of Articles 4 and 5 hereof 22 426861 1/013223 00012 • 11 5 Conies of Notices. If the first Mortgagee of any Lot so requests the Association in writing, the Association shall give written notice to such first Mortgagee of an Owner/Mortgagor of a Lot has for more than sixty(60)days failed to meet any obligation under this Declaration 11 6 Furnishine of Documents. The Association shall make available to prospective purchasers,Mortgagees, insurers,and guarantors, at their request,current copies of the Declaration, Bylaws,and other rules governing the Project,and the most recent balance sheet and income/expense statement for the Association, if any has been prepared ARTICLE 12 EASEMENTS 12 1 Association Functions. There is hereby reserved to Declarant and the Association, or their duly authorized agents and representatives, such easements as are necessary to perform the duties and obligations of the Association as are set forth in the Declaration,or in the Bylaws,and rules and regulations adopted by the Association. 12 2 Easements Over Common Areas. The Board, on behalf of the Association and all members thereof,and as an attorney-in-fact for all Lot Owners with an irrevocable power coupled with an interest, shall have authority to grant(in accordance with applicable governmental laws and regulations)utility,road and similar easements, licenses and permits,under,through or over the Common Area, which easements the Board determines are reasonably necessaryto the ongoing development and operation of the Project,provided, however,that no easement shall be granted within any Native Growth Protection Area or Native Growth Protection Easement 12.3 Access to Public Streets. Each Owner and his/her guests and invitees shall have a perpetual, non-exclusive easement across all roadways constructed within the Project,thereby providing access throughout the Project and to public streets 12 4 Utility Easements. On each Lot, easements are reserved as provided by the Plat Map and applicable laws,ordinances and other governmental rules and regulations for utility installation and maintenance, including but not limited to,underground electric power,telephone,water, sewer, drainage,and accessory equipment,together with the right to enter upon the Lots at all times for said purposes ARTICLE 13 TERM OF DECLARATION 13 1 Duration of Covenants. The covenants contained herein shall run with and bind the land for a term of thirty (30)years from the date this Declaration is recorded,after which time the covenants shall be automatically extended for successive periods of ten(10)years each,unless an instrument executed in accordance with Section 14 1 below shall be recorded,abandoning or terminating this Declaration 426861 1/013223 00012 23 13 2 Abandonment of Subdivision Status. The Association shall not, without the prior written approval of the governmental entity having jurisdiction over the Project and without prior written approval of one hundred percent(100%)of all first Mortgagees(based upon one(1)vote for each first Mortgage owned)and one hundred percent(100%)of all Owners(other than Declarant)of record, seek by act or omission to abandon or terminate the subdivision status of the Project as approved by the governmental entity having appropriate jurisdiction over the Project. ARTICLE 14 AMENDMENT OF DECLARATION,PLAT MAP 141 Declaration Amendment. Amendments to the Declaration shall be made by an instrument in writing entitled "Amendment to Declaration" which sets forth the entire amendment Except as otherwise specifically provided for in this Declaration, any proposed amendment must be approved by a majority of the Board prior to its adoption by the Owners Amendments may be adopted at a meeting of the Owners if seventy-five percent(75%)of the Owners vote for such amendment, or without any meeting if all Owners have been duly notified and seventy-five percent (75%)of all the Owners consent in writing to such amendment Notwithstanding the foregoing, any amendment to a provision of the Declaration establishing,providing for,governing or regulating the following shall require the consent of seventy-five percent(75%)of all the Owners and seventy-five percent(75%)of all the Mortgagees and the consent of the Declarant(so long as Declarant owns any Lots): voting, assessments, assessment liens or subordination of such liens, reserves for maintenance,repair and replacements of Common Areas, insurance or bonds; use of Common Areas,responsibility for maintenance or repairs,expansion or construction of the Project or the addition, annexation or withdrawal of property to or from the Project,boundaries of Lots,converting of Lots into Common Areas or vice versa;dedicating or transferring all or any part of the Common Area to any public agency, authority or utility, leasing of Lots;provisions for the benefit of the Declarant,provisions for benefit of first Mortgagees, or holders, insures or guarantors of first Mortgages,the interests in Common Areas; or imposition of any nght of first refusal or similar restrictions on the right of an Owner to sell,transfer or otherwise convey a Lot,provided,that a Mortgagee who fails to respond in wnting within thirty(30)days of a written request to approve an amendment shall be deemed to have approved the request In all events,the amendment when adopted shall bear the signature of the president of the Association and shall be attested by the secretary,who shall state whether the amendment was properly adopted,and shall be acknowledged by them as officers of the Association. Amendments once properly adopted shall be effective upon recording in the appropriate governmental offices where real estate conveyances are recorded for the county m which the Project is located It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein that may be affected and any or all clauses of this Declaration unless otherwise specifically provided in the section being amended or the amendment itself 14 2 Plat Man. Except as otherwise provided herein, to effect an amendment to the Declaration adopted as provided for in Section 141,the Plat Map may be amended by revised versions or revised portions thereof provided that the revised version or revised portions reference the adopted amendment to this Declaration Copies of any such proposed amendment to the Plat Map shall be made available for the examination of every Owner Such amendment to the Plat Map 24 426861 1/013223 00012 shall be effective, once properly adopted,upon having received any governmental approval required by law and recordation in conjunction with the Declaration amendment in the appropriate governmental office where real estate conveyances are recorded for the county in which the Project is located 14 3 Amendments to Conform to Construction. Declarant,upon Declarant's sole signature, and as an attorney-in-fact for all Lot Owners with an irrevocable power coupled with an interest,may at any time,until all Lots have been sold by Declarant, file an amendment to the Declaration and to the Plat Map to conform data depicted therein to improvements as actually constructed and to establish, vacate and relocate utility easements and access road easements 14 4 Amendments to Conform to Lending Institution Guidelines. So long as Declarant continues to own one or more Lots,Declarant, upon Declarant's sole signature, and as an attorney-in- fact for all Lot Owners with an irrevocable power coupled with an interest,may at any time, until all Lots have been sold by Declarant, file such amendments to the Declaration and Plat Map as are necessary to meet the then requirements of Federal National Mortgage Association,Veterans Administration,Federal Home Loan Mortgage Corporation,or other agencies,institutions or lenders financing and/or title insuring the purchase of a Lot from the Declarant 14 5 Article 16 Amendments. Declarant,upon Declarants sole signature, and as an attorney-in-fact for all Lot Owners with an irrevocable power coupled with an interest,may at any time, until all Lots have been sold by Declarant, file such amendments to the Declaration and Plat Map as are necessary in the exercise of Declarant's powers under Article 16. Annexations provided for in Article 16 shall be approved and recorded as an amendment to this Declaration as provided in this Article 14 ARTICLE 15 INSURANCE 15 1 Insurance. The Board shall have authority in the exercise of its discretion to obtain and maintain at all times as a common expense a policy or policies and bonds of liability insurance and property insurance covering the ownership, use and operation of all of the Common Area(and Common Area improvements), if any,including common personal property and supplies belonging to the Association; fidelity coverage for Association Board members(including Declarant),officers, employees or agents, and such other insurance as the Board may deem advisable or as may be required by the Federal National Mortgage Association,Federal Home Loan Mortgage Association, Veterans Administration or similar agencies or lending institutions In the event of damage to or destruction of any part of the Common Area improvements,the Association shall repair or replace the same from the insurance proceeds available If such insurance proceeds are insufficient to cover the costs of repair or replacement of the property damaged or destroyed,the Association may make a reconstruction assessment against all Lot Owners to cover the additional cost of repair or replacement not covered by the insurance proceeds, in addition to any other common assessments made against such Lot Owners 25 426861 1/013223 00012 Y f ARTICLE 16 ANNEXATION AND WITHDRAWAL OF ADDITIONAL PROPERTIES 161 Annexation and Withdrawal by Declarant. Although not obligated to do so, Declarant reserves the nght to develop as single family residential subdivisions additional lands that would be m addition to and are nearby the land described in Exhibit A("Additional Lands") Declarant may cause all or any portion of such Additional Lands to be annexed to the existing Project without the assent of the members of the Association,PROVIDED,however,that the annexation of Additional Lands described in this Article shall be adjacent to the then existing Project Such Additional Lands shall be deemed"adjacent" to the existing Project even if separated therefrom by land which (i)is owned by Declarant,the Association or the Lot Owners as tenants in common, or (ii) is owned by or dedicated to the public or a governmental agency or instrumentality,or(m)is available for the use or benefit of the Association or Lot Owners by easement or otherwise, or(iv)is a public or private street,path,bicycle path,railroad track or other improvement or easement for public transportation or utility service Although not obligated to do so,Declarant reserves the right to discontinue development of and withdraw from the Project any unplatted land within the Project, including any Additional Lands previously annexed, without the assent of the members of the Association 16 2 Non-Declarant Annexations. Annexation of Additional Lands other than Declarant annexations provided for in Section 16 1 hereof shall require the assent of the Owners, Mortgagees and Declarant as provided in Section 14 1 16.3 Common Areas Within Additional Lands. Common Areas within any Additional Lands subsequently annexed to the existing Project shall be available for the common use of all Owners of Lots within the existing Project as well as within such subsequently annexed Additional Lands Likewise, Common Areas within the existing Project shall be available for the common use of all Owners of Lots within such subsequently annexed Additional Lands as well as within the existing Project ARTICLE 17 MISCELLANEOUS 171 Notices. Any written notice, or other document as required by this Declaration,may be delivered personally or by mail If by mail,such notice, unless expressly provided for herein to the contrary with regard to the type of notice being given,shall be deemed to have been delivered and received forty-eight(48)hours after a copy thereof has been deposited in the United States first- class mail,postage prepaid,properly addressed as follows (a) If to an Owner,other than Declarant, to the registered address of such Owner, as filed in writing with the Board pursuant to the requirements of the Bylaws,or if no such address is filed, then to the address of the Owner's Lot (b) If to Declarant,whether in its capacity as an Owner, or in any other capacity, to the address which Declarant shall have advised the Board in writing 426861 1/013223 00012 26 • (c) Prior to the expiration of the Declarant's management authority pursuant to Section 5 2,notices to the Board shall be addressed to the address set forth in (b) above Thereafter, notices to the Board shall be addressed either to an address to be posted by the Board at all times in a conspicuous place or to the registered office of the Association In addition, from and after the expiration of the Declarant's management authonty,notice of the address of the Association shall be given by the Board to each Owner, within a reasonable time after the Board has received actual notice of such Owner's purchase of a Lot 17 2 Conveyances,Notice Reouired. The nght of an Owner to sell,transfer,or otherwise convey his/her Lot shall not be subject to any right of approval,disapproval, first refusal,or similar restriction by the Association or the Board or anyone acting on their behalf An Owner intending to sell a Lot shall deliver a written notice to the Board at least two(2)weeks before closing, specifying the Lot being sold;the name and address of the purchaser,of the closing agent, and of the title insurance company insunng the purchaser's interest, and the estimated closing date The failure of an Owner to properly give such notice to the Board shall not invalidate the sale The Board shall have the right to notify the purchaser,the title insurance company, and the closing agent of the amount of unpaid assessments and charges outstanding against the Lot,whether or not such mformation is requested 17 3 Successor and Assigns. This Declaration shall be binding upon and shall inure to the benefit of the heirs,personal representatives,successors and assigns of Declarant,and the heirs, personal representatives,grantees,lessees, subleases and assignees of the Owners 17 4 Joint and Several Liability.In the case of joint ownership of a Lot,the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners set forth in or imposed by this Declaration shall be joint and several 17 5 Mortgagee's Acceptance. 17 5 1 Priority of Mortgage. This Declaration shall not initially be binding upon any Mortgagee of record at the time of recording of this Declaration but rather shall be subject and subordinate to said Mortgage 17 5 2 Acceptance Upon First Conveyance. Declarant shall not consummate the conveyance of title to any Lot until each Mortgagee of record at the time of recording of this Declaration shall have accepted the provisions of this Declaration and made appropriate arrangements for partial release of Lots from the lien of said Mortgage The issuance and recording of the first such partial release by said Mortgagee shall constitute its acceptance of the provisions of' this Declaration and acknowledgment that this Declaration is binding upon all of the Lots remaining subject to its Mortgage,provided,that,except as to Lots so released,said Mortgage shall remain in full effect 17 b Severability. The provisions hereof shall be deemed independent and severable, and the invalidity or partial invalidity or unenforceability of any one provision or portion thereof shall not affect the validity or enforceability of any other provision hereof 426861 1/013223 00012 27 17.7 Effective Date. The Declaration shall take effect upon recording. 17.8 Government Right of Access. Governmental entities shall have rights of access and inspection for the open space area and any drainage facilities contained therein. IN WITNESS WHEREOF Darnell,LLC have executed this Declaration the day and year first hereinabove written. DARNELL,LLC a Washington limited liability company ccf ;OTAF r 3 PuELIc It. 5\"\. �/ STATE OF WASHINGTON ) ss: COUNTY OF KING ) I certify that I know or have satisfactory evidence that LARRY DARNELL is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute this instrument and acknowledged it as the MANAGER of Darnell, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. DATED: ' °S , 2003. / / 'PP Print I ame: Robert P. We" i NO, ARY PUBLIC in . • or the State of Washington, residing at BELLEVUE My Appointment expires: 9-01-06 28 426861.1/013223.00012 EXHIBIT A Legal Description of the Project Lots 1-42 of The Vineyards H as recorded in Volume 212 of Plats,Pages 77 Through 81,Records of King County, State of Washington, under Recording No. 20030305000057. 29 426861.1/013223.00012 "EXHIBIT B" PLAT OF "THE VINEYARDS II" STORM DETENTION OPERATIONS AND MAINTENANCE RESTRICTIVE COVENANT March 2003 Prepared by: American Engineering Corporation Plat of"The Vineyards II" Storm Detention Operation and Maintenance Restrictive Covenant 1.0 DESCRIPTION OF PROJECT SITE The project is a 42-lot residential development on a 7.3-acre site with a combined 1.49 acres in wetland, open space and storm drainage tracts. Access to the site is from the extension of NE 6thh Street SE from Bremerton Avenue from NE 5th Street from Union Avenue NE in Renton, Washington. The storm drainage detention and water quality system serving the project site is located entirely within Tract B and is to be owned and maintained privately and under equal share of all 42-lot owners. The storm drainage collection and conveyance system serving the site is located within City of Renton Public right-of-ways and will be owned and maintained by the City of Renton. The individual owners of lots 1 through 42 of the plat of the Vineyards II are responsible for the operation and maintenance of the storm drainage detention and water quality system serving the project in conformance with the information provided in this document. 2.0 STORM DRAINAGE SYSTEM The site is served by a single storm drainage collection, conveyance, detention and water quality treatment facility. The collection and conveyance system is located within City of Renton Public right-of-ways and will be owned and maintained by the City of Renton. The storm drainage detention and water quality facility is a 140-foot long by 46 feet wide by 12 foot deep underground concrete vault located within Tract B at the north side of the extension of NE 6th Street. Storm drainage flows are collected and conveyed to the detention and water quality facility and then released at pre-developed rates as designed through an orifice flow control structure contained within the 54" diameter CB #3. Please refer to Figures 1 through 5 for project site and storm drainage facility locations. Per conditions of approval, all storm drainage detention and water quality facilities are located in common area tracts outside of dedicated Right-of-Way. Per conditions of approval, this agreement establishes a maintenance program for said storm drainage facilities. The 42 individual homeowners as a collective will be responsible for operation and maintenance of the storm drainage detention and water quality system. 3.0 OPERATION AND MAINTENANCE STANDARDS 3.1 VACTOR TRUCK WASTE DISPOSAL Vactor trucks (also called evacuator or vacuum trucks) are often used to clean out drainage facilities such as catch basins, storm drainage vaults and oil/water separators. The cleaning operation results in the collection of water used to flush out the system, standing water that was in the facility, sediments, and possibly other wastes such as oil. Wastewater, collected sediments, and other wastes are considered contaminated and may not be discharged back 1 AEC#9838 ► e , s 9 N r Z � 2 (I) O SITE LOCATION . r NE 6th ST. NE 4th St. RENTON M,qA VICINITY MAP N.T.S. II THEVINEYARDS Figure 1 i I 1. 777 e i • / \ J I I 1 \ .- [ ! ! : SEESMEET 6 FGR /. I I I I ' ITWPICAL ROAOW ;' 1 u) • szcnow I I I 1 , /,.I I I • I �` 2 3 /FF-405.30 ,FF-405.30 / 1 1\ Y_ (( I I I • CO A. TiAE IV48'. 1 ,, 1 I _ I 1 ' 'S5 LF 9'PVC' INC LD' � / rJ ) '� . 1 5.1.0%(Mw.) sTA:5.53.5• FF.4053 - `7 ; I , I 8.25•ROW, I I R-13.0' t \ I I 1-15•iFC . R-71'WV,/' /. 1 �n` I , I 1 ,,/ w , 0 /' /'� ,1 � •% a 90 LF 6'PSC , ' ' I `��F®��m 'I,. �. .50.;-,...0.4),-' eL( 1. I FF-404 60 ,r -lik-t--- -1- _ •_ . 3981 I /'' _ ... i ii ; ,.ir, ••.• . 1.. . - 1011k‘ '--_1 I -. • +' IE.398�.''/ FF.40aI.20 _N ___ l� a, _ \ W- .: 6" u .•• S' '1 STA: 5+11.45 / - 1O I , n • ✓? R-642• , ._ 'o4r ' q°I^ ' -Im I• f -397.1�__�-\ I - • 1s I 1 ► i I20 FFAJ-66404.70 -- wac r ! 1t I FF.405.30 I STA 5VcINC U0 TTPE I.�I R-29'ROW Y �r ,I 8 1 STA:5+5125. 18 N' A} I^ FF-403.80 Y� ,L-15.0 , I o , 8-396.7 I I FF-403.10 'R _ - __ __' ^ 95 1F H'PVC u • I IMM S-1.0%(MIN.) I -116 LF 8•PVC 1 __-__ u 1 _ . S-1.0x(108.) . 1 17 T: TrP II .•. m I (I . FF-404.40 1 w OCJONC LID 6 F., I i I . �IE.396.3 9 A^ STA:3+71 J� 1I. FF-40140 I L-15.0'- FF-402.70 �. 1i/�! •'4''---- -'' -•,,,a----: ZC- C k ...1.1.t.4 .: . STAJ+71 O. �D _ , . .►112.1t� iWm..! • R-1$ FF-401.00 -`r 46.3•,<110'UNDERGROUND VAULT -- IZ . SEE SHEET 6 FOR I I(f� IE-39tH_-- J WATER OUAUFF&DETENTION I 1 jj VAULT DETAILS I I IE-396.0 c,402.60 . I ' - TRACT '8' I 1: Cs F3.TYPEIu 4,•f-_--, DRAINAGE 1J.4 STA' .25 LF !i '.+-r 11.1....s.L-24- PMC-- so ('l r 5-1.1 MR:2 12•�� TW.3H; I; S'UTBJTy EASp1ENT -�- s0 n B ICD •a0 _ _. 'II, y.1_ IE-396.4 12 CH RG i1PE I - RIM-401.0 - 1 1 'I, FF-402.20 I L 12'IE IN(S).396.00 •- _-. -__ (I.-91 I _- __ _-. . 12 if OUT(E).396.00 i CB - 7YPE-I-, I k- ',+" V'; L-Is.o N 13 - w I I 82-401.80 i I . ;IiL E-39875 • i ISI ( "1 - . 1J t l I* .- 110 Li 8'PVC yRil I 14 TRACT 'A' (N.G.P.E.) R I S1 ' E _ "a2- FF-401 40. WETLAND ( c9 e2: TiPE i • , CB f2 TYPE I' <"G 3-1. L-15.0* ` 15 IE 97. fF.101.80 • 80015.1 3'w 299.23 CB p.TYPE I -' ,I ,•1 l'. I I ' STA 1+45 ; L-24' i` _--''11 RAMP DOWN • ') . r - 1 ITO PAVED SURFACE 'j1 1II-i i 1 I CONSTRUCT RIP-RAP I' I !._•:, , f. 1 - PAO 70 wETLANO d1TIET PIPE r' I I `I f STA1+30 L-40' 7' .- I I ( i FLARED END SEC. = _ I I I • I w/DEBAIS HARRIER Z- i ' I-- • IE.392.3 •I , . y§ . l . i I 2015 . IN _arc I •._..i'` I • CONNECT MTH gTSYZ cc ' • • I CONSTRUCT RIP-RAP :K I , RENTCN NE'A 9'DI WATER ! 2I _ -PAO-OFT 58WlDERS _ ""`.I .I ` LOST.12-a WATER -. 1 4 ' - T i 12'.e"TEE FLsMJ t ) I-AT.IOW PgNTA SO CUI..ER T��;K ( 1�I I I1 -•• • _V CATS VALVE MJ-- ,- L J - E `ti_Y • I I I SEE DETAIL ON, -- ,. „•._ i I � '- SHEET'11 OF 12 --11 I 11 t.00 ""?-"--"-- -- ---1 • ` I ; _ - - I 1 _._ .. -- -_. ._ -- ` .- t UNION AVE1'_N.L. �II 1 ii it T. _ --� ' Figure 2 I GRAPHIC SCALE 20 0 20 4_14,2___ ,0 . . . ' 4 . . MANHOLE OR ACCESS DOORS REQUIRED. SEE CITY OF RENTON STANDARDS FOR SPECIFICATIONS FOR MANHOLES AND LADDER. MIN. 132 SF GRATE OVER SECOND CELL (MAY BE PROVIDED BY ACCESS DOORS OR PANELS) 24.0 ro. B a-INLET P-7777.7, -.v, ;..f:;47...•---,,: ',,.:-..-.7--.,:--:,‘.•L-:.,11,...-VENTILATION PIPE (12• MIN.) ,::e...) L- r..• 'V' SHAPED - '-.: ........ BOTTOM 7 ;--.. /— 5'x10' GRATED ACCESS DOOR OR I REMOVABLE PANEL OVER LOWEST WETFOOL t..: ". I , PORTION OF VAULT .. • , I 1 ...,,,.....-LAD D ER .:, • AA -.! . , 1 -dr.. -, AA - (. d...7.0. .........\ OUTLET ..-.--;;-.-::;.--,--d :...,•-:-.N. ---.!:2.•-.-,:-.....T ..'-•-••: : '-- -; 1 12'0 \--.REMOVABLE INLET BAFFLE 140' C 4--1 r WETPOOL LENGTH = PLAN VIEW NTS • FRAME, GRATE AND LOOCING COVER MARKED DRAIN (TYP.7—\\ REMOVABLE .. BAFFLE t.- , 400.4 ...-..*:;..- :'':'.-:-. %-..--...; :..1:.:.4-7.-;:-.:'.;-,-4;-;• ;----:.: 12-0 INLET .4'1— Z. DETENTION DESIGN WS = 399.9 IE=395.95 •-..— 4" cs, 394.46 ---Q15---1+-7 -1j OUTLET •,,_ -4.•.,— 24.'0 f-:,_7"- ` .r- .., WO DESIGN WS=392.91 --F . 1E...392.91 21 12-0 INLET lE=392.46 '.71 al- .i.- f:•,... I 1' 17,7(x LADDER :- .•-• i I = 3' „-.— 13,610 CF .,..-: ,..-•— WO CELL 1 = •-. 3.21' ,1..- 5.830 CF 2' • 1 — 42' 98' .. • •"•-• ---.....-; 389.91 398.25 e.,000.:0`;0`40‘-'•`-'.• ot'o`;',0'.3-.0008&gong&80,o`gogo`go'o -, 0 CORNER388.97 -77..- . " '" ."..--.' --:-.-4--:.-,•••• •2- • • °- ,...1\..... .._x__,. 0 CORNER BOTTOM SLOPE 0.5% 389.46 0 WALL TOWARD INLET END BOTTOM SLOPE 0.57. TOWARDS OUTLET AVERAGE SEDIMENT STORAGE END OF SECOND CELL 1' MIN. (FIRST CELL) SECTION A-A NTS WATER QUALITY & DETENTION VAULT - SECTIONS NTS Figure 3 a 1 A , MANHOLE OR ACCESS DOORS REQUIRED. SEE CITY OF RENTON STANDARDS FOR SPECIFICATIONS FOR MANHOLES AND LADDER. c - - -,.-<..-/.../..--/,..--/...-,-..-/ 400.4 ••��'�.,..e `. 0.5 �'� _. v399.9=DETENIION DESIGN W.S. \ • `�l`��`��,• . 9 39 1(WQ DESIGN W.S. F) (V = 19,440 CF) 11.15' -• 46.3' AVERAGE 1' SEDIMENT STORAGE 389.91 (FIRST CELL) - 4 o-Q �Q a-v �a v �c o•-•' 1 0 000000000000000000.000000,0 ; 389.25 -• •.o- 000 0 388.09 57, (MIN.) SLOPE TROWEL FINISH SEDIMENT STORAGE SECTION B-B NTS GRATED ACCESS DOORS OR REMOVABLE PANEL (SEE PLAN VIEW) INSTALL TO GRADE �,``` ��`: ���� i 400.4 ,//�� ,.�.� 5 v N� �� 399.9-DETENTION DESIGN W.S. \' /\/W\• - ....,/'**,>' (V = 45.300 CF) e'��4( • 1,. � 39 1=WQ DESIGN W.S. ,,4�,. ' (V = 19,440 CF) 11.43' -. 46.3' • AVERAGE 1' SEDIMENT STORAGE ;= (FIRST CELL) 389.91 _ , ry �v pT; o� 7v - �4 o-ar' .0.000000000007.0000000.000000,0 •. 388.97 ... 0 0 0 0 0 0 0 -• - 000 0 387.81 5% (MIN.) SLOPE TROWEL FINISH SEDIMENT STORAGE SECTION C-C NTS WATER QUALITY & DETENTION VAULT - SECTIONS NTS Figure 4 1 OFFSET MANHOLE OR CATCH BASIN UD SO THAT RESTRICTOR/ EL 402.00 SEPARATOR DEVICE IS VISIBLE FROM TOP CUMB-DOWN SPACE IS CLEAR OF SECURE HANDLE OUT RISER AND CLEANOUT GATE �OF WAY OF LADDER %\% Vi %/ .;•• . . • 400.71 • I 'r PIPE SUPPORTS (2 Min.) 3'x.09' ALUM. W/ - 5/8' STAINLESS BOLTS r (TYPICAL 2 PLACES) 6' ELBOW WITH OVERFLOW EL 399.71 ORFICE PLATE WITH 6' lie 12'0 CMP RISER 2.74'0 HOLE 1. ELEV.=397.76 S. r • PIPE ANCHOR • 12'0 SHEAR / --.- GATE 12'0 12'4 INLET PIPE ` / 120 6 0.00% ) 111 I , _ 2' MINIII INV. 392.86 �'. / INV. 392.86 N ELEV.=390.86 �: 1' SECTION WITH GASKETED BAND STANDARD GALV MANHOLE TO ALLOW REMOVAL LADDER STEPS N - ELEV.=388.86 _ ORIFICE PLATE WITH 1.47'0 HOLE CUT \-- CATCH BASIN TYPE-2 54'0 IN PLATE SECTION ORIFICE CONTROL STRUCTURE CB#3-TYPE II 54"0 Figure 5 • • l LEGAL DESCRIPTION: PARCEL A: THE SOUTH 120 FEET OF THE EAST 150 FEET OF THE EAST TWO ACRES OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; PARCEL B: THE EAST TWO ACRES OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLIAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 120 FEET THEREOF; EXCEPT THE NORTH 110 FEET THEREOF; PARCEL C: THE NORTH 299 FEET OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 153 FEET THEREOF. (ALSO KNOWN AS LOT 2, CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA 98-148-LLA, RECORDED UNDER RECORDING NUMBER 9903029027). PARCEL D: THE NORTH 124 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. EXCEPT THE WEST 330 FEET THEREOF; ALSO THAT PORTION OF THE EAST 252 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER • OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 10, LYING SOUTHERLY OF THE NORTH 124 FEET OF SAID SUBDIVISION AND LYING NORTHERLY OF A LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 10; THENCE NORTH 1650.00 FEET; THENCE EAST 660 FEET; THENCE NORTH 175.00 FEET TO THE TRUE POINT OF BEGINNING OF SAID DESCRIBED LINE; THENCE WEST 252 FEET, MORE OR LESS, TO THE WEST LINE OF THE EAST 252 FEET OF SAID SUBDIVISION AND THE TERMINUS OF SAID LINE. PARCEL E: THAT PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WITHIN THE FOLLOWING DESCRIBED PREMISES: BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 10; THENCE NORTH 1650 FEET TO THE TRUE POINT OF BEGINNING; THENCE EAST 660 FEET; THENCE NORTH 175 FEET; THENCE WEST 252 FEET; THENCE SOUTH 159 FEET; THENCE WEST 408 FEET TO THE WEST LINE OF SAID SECTION; THENCE SOUTH 16 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE WEST 30 FEET FOR ROAD. PARCEL F: THE NORTH 110 FEET OF THE EAST TWO ACRES OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; Figure 6 into the drainage facility they were removed from, nor to any other component of the surface water system. This wastewater shall be disposed of in compliance with Washington State Department of Ecology regulations. 3.2 ORIFICE CONTROL STRUCTURE - OIL/WATER SEPARATOR Orifice Control Structure -Oil/water separator shall be checked frequently by the property owner or manager and cleaned whenever oil accumulations exceed 1 inch anywhere in the separator. In addition, the structure shall be cleaned at least once annually, in the fall or early winter, after the first significant rainfall (more than 0.5 inches in 24 hours). Orifice Control Structure - Oil/water separators for high-risk sites, or those discharging to sensitive surface waters,may require more frequent maintenance. Oil accumulations from structures may be removed by the use of oil absorbing pads or pillows. Used pads may be squeezed out and re-used or disposed of properly along with any collected waste oils or residuals. Collected waste oils and residuals may not be discharged to the sanitary sewer or to any surface water system. Orifice Control Structure - Oil/water separators may also be pumped out by the use of a vactor truck to remove both accumulated oil and sediments. Water removed from the structure shall be disposed of properly. Clean water will be used to replace any water removed from the structure. 3.3 TREES AND SHRUBBERY: PROHIBITED SPECIES AND REMOVAL PROCEDURE It is unlawful to plant willow,poplar, cottonwood, soft maples, gum, or any other tree or any shrub whose roots are likely to obstruct public or private storm drainage or sanitary sewer or within 30 feet of any public utility. The Director of Public Works is authorized to remove any trees or shrubs from any public street, or the roots of any trees or shrubs that extend from any public street, when the tree or roots are obstructing, or when it is determined that they are liable to obstruct public or private sewers,provided, however, 10 days notice shall be given in writing to the owner or occupant of the abutting property to remove the same. If such owner or occupant fails or refuses to do so, the reasonable cost of such removal when done by the City shall be a lien upon the abutting property from which such trees or shrubs are removed. The City Attorney is authorized, empowered, and directed to collect such charge by suit maintained in the name of the City as plaintiff, in any court of competent jurisdiction. 2 AEC#9838 4.0 MAINTENANCE CHECKLISTS The privately owned storm drainage detention and water quality facility contained within Tract A of the plat of"The Vineyards IP" shall be maintained according to the criteria outlined in the following tables. DEFINITIONS Refer to the King County Surface Design Manual (KCSWDM) for definitions. Also refer to City of Renton Design and Construction Standards and Specifications. Where conflicts between the KCSWDM and City of Renton definitions shall apply. The Renton Public Works Director shall have the authority to make interpretations regarding definitions. Supplement definition of Impervious Surfaces as those having a"C"value of 0.80 or more shown in Table 4.3.3A of the BSWDM. 3 AEC#9838 A THE VINEYARDS II Storm and Surface Water Utility Operation and Maintenance Program Inspection Item Condition Required Action Frequency Closed Detention Systems (Pipes/Tanks/Vaults) M Tank/Pipe Sections Accumulated sediment depth Remove all sediment exceeds 10% of the diameter of and debris from the storage area for'A length of storage area. storage vault, or any point depth exceeds 15%of diameter. Example: 72" storage tank would require cleaning when sediment reaches a depth of 7" for more than '/.length of tank. A Any crack in joint/pipe sections Seal all joints allowing material to be between tank/pipe transported into facility. sections. A Any part of tank/pipe is bent out Repair or replace of shape more than 10% of its pipe/tank to design. design shape. M Vaults Accumulated sediment exceeds Remove sediment 1/3 the depth from the bottom of from the vault. the vault to the invert of the lowest pipe. Control Structure/Flow Restrictor M Sediment, Trash, and Debris Distance between debris build- Remove all up and bottom of orifice plate is sediment, trash, and less than 1.25'. debris. A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 4 AEC#9838 • • A Restrictor/Structure Restrictor is not securely attached Attached restrictor Damage to manhole wall. securely to wall and outlet pipe. Restrictor is more than 30 degrees from plumb. Replace outlet pipe if rusted or reseal. Connections at outlet pipe are not watertight and/or show signs of rust. A Cleanout Gate Cleanout grate is damaged, Repair or replace to missing or will not open. meet design standards. Replace or replace Chain is damaged or missing. chain. A Orifice Plate Plate is missing, out of place, Repair or replace to bent, or damaged. meet design standards. Trash, debris, sediment, or Free plate of all vegetation is blocking the plate. obstruction and assure operation per design. Catch Basins/Manholes M,S Sediment, Trash, and Trash, sediments, and/or debris is Remove trash, debris Debris blocking more than 20% of the and sediment grate. grate surface. M,S Sediment,Trash, and Trash, sediment, and/or debris in Remove trash, debris Debris the basin exceeds 1/3 the depth and sediment from the from the bottom of the basin to basin. invert of the lowest pipe. Dead animals or vegetation that Remove vegetation. If could generate offensive odors dead animals are and/or dangerous gases. present, contact local health depai l�uent and/or animal control regarding removal and disposal. A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 5 AEC#9838 L - r • • LI . M,S Presence of trash, debris, or Remove trash, debris garbage exceeding 1 ft. 1 that or garbage and could attract insects or rodents. dispose. M Structural Damage to Frame is separated from top slab Repair or replace Frame and/or Structure by more than 1". frame. M,S Vegetation Vegetation growing across and Remove vegetation to blocking more than 20% of the clear basin opening. basin opening. Vegetation that is more than 6" Remove vegetation. tall and less than 6"apart growing in inlet or outlet pipes. M,S Pollution Oil, gasoline, or other Remove chemicals contaminants such as grease, fuel other than a surface oil, heating oil,paint,pesticides, film. herbicides, fertilizers, sewage, chlorine, solvents, antifreeze of 1 gallon or more, or any amount found that could(1) cause damage to plant, animal or marine life; (2) constitute a fire hazard; (3)be flushed downstream during rainstorms or (4) contaminate groundwater. Non-flammable chemicals of Contact local health more than V2 ft. per 3 ft. of basin depaitinent regarding length. removal and disposal. M Catch Basin/Manhole Cover not in place and/or grate is Replace cover and/or Cover missing or broken. grate. A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 6 AEC#9838 M Catch Basin/Manhole Locking mechanism cannot be Repair or replace Cover opened by one maintenance locking mechanism. person with proper tools. Bolts into frame have less than '/2 inch of thread working. Cover is difficult to remove. One Correct cause and/or maintenance person cannot replace cover. remove lid after applying 80 lbs. of lift. A Ladder Ladder is missing rungs, Repair or replace misaligned, rusted, and cracked ladder to meet design or has sharp edges. standards. Energy Dissipaters A Rock Pad Only one layer of rock exists Replace rocks to above native soil in area 5 ft. 2 or design standards. larger, or any exposure of native soil. A Dispersion Tee Accumulated sediment exceeds Clean and/or flush Connection 20% of the pipe diameter. pipe. Visual evidence of water Redesign or rebuild discharging at concentrated dispersion tee points along trench(as opposed connection design to"sheet flow"). standards. Intent is to prevent erosion damage. Conveyance Systems M,S Pipes Accumulated sediment and/or Clean pipe of all debris is blocking more than 20% sediment and debris. of the pipe's diameter. M Vegetation reduces free Remove vegetation so movement of water through water flows freely pipes. through pipes. A Any dent that decreases cross- Repair or replace pipe sectional area by more than 25% A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 7 AEC#9838 L .4 , . • I Y , M Bioswales Accumulated sediment exceeds Clean ditch of 25% of design depth. sediment. M,S Trash and debris exceeds 2 ft. per Clear ditch of trash 1,000 ft. 2 of ditch. and debris. M Vegetation reduces free Mow. movement of water through ditches. A Rock check dams are out of place Replace rock dams to or missing. design standards. Maintenance Access A Tree Growth When tree growth interferes with Trim or remove trees access of maintenance activities. to allow maintenance access for mowing, inspection, silt removal, vactoring. A Fencing Any defect in the fence or any Repair to provide erosion under the fence that security. permits easy entrance to the facility. Any part of fence (including Realign fence to posts, top rails, and fabric) 1 ft. or design standards. more out of design alignment. Damaged,broken or missing Replace or repair to parts including barbed wire, design standards. tension wire, extension arm. Deteriorated paint or protective Repaint or replace coating. protective coating. Replace any parts that are structurally inadequate as a result of rust. A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 8 AEC#9838 ' , / Y r M Gates Damaged,broken, or missing Replace or repair to parts including locks, hinges, design standards. stretcher bars, and ties. Lube hinges and check that gate opens freely. Any defect in the gate or any Repair to provide erosion under the gate that adequate security. permits easy entrance to facility. M Access Roads Roadway is blocked. Free roadway of trash, debris, weeds, and brush in such a way as to allow maintenance vehicle access. A Obstructions which reduce Clear roadway clearance below 14 feet. overhead to 14-foot high clearance. Move obstructions to allow at least a 12-foot wide access route. A Surface defect prevents or hinders Smooth road surface maintenance access. uniformly to allow maintenance vehicle access. A Erosion within thm 1 foot of the Repair shoulder with roadway is 8 inches wide and 6 riprap or embankment inches deep or greater. fill to match surrounding road. Correct cause of erosion. The following material will not be allowed to enter any surface or subsurface part of the drainage system: petroleum products including,but not limited to oil,gasoline,grease,fuel oil,and heating oil;trash;animal waste's chemicals and paint's steam-cleaning waste's washing of uncured concrete for cleaning and or finishing purpose or to expose aggregate;laundry wastes or other soaps;pesticides,herbicides,or fertilizers; sewage;heated water; chlorinated water or chlorine; degreasers and/or solvents,bark or other fibrous material;antifreeze and/or other automotive products; lawn clippings,leaves or branches;animal carcasses;silt, acids or alkalis;dyes(unless prior permission has been granted by the City of Renton Department of Public Works Maintenance Superintendent);and construction materials. 2 Conform to WISHA and OSHA guidelines before entering a confined space. A = Annual (March or April preferred) M = Monthly S = After major storms (use 1 inch in 24 hours as a guideline) 9 AEC#9838 V •6 APPENDIX 3' 4 • a L Y r. LIST OF STORM DRAINAGE MAINTENANCE CONTRACTORS This list of contractors was obtained from the yellow pages. American Engineering Corporation is not familiar with these contractors. Their inclusion on this list does not attest to their qualifications or their competence. It is recommended that the lot owners interview several of the contractors, request quotes and check references before selecting a contractor. Aqua Clean Jet-N-Vac, Inc. (425) 271-5459 Clean Service Co., Inc (425)432-8005 Davidson-Macri Sweeping, Inc (425) 391-9221 Action Services Corporation (206) 628-0080 Bolles Construction, Inc (425) 868-0086 L