Clause III.A — Land Use & Building Type
No lot shall be used except for residential purposes. All structures shall be residential in character and shall not exceed two stories in height. A garage or carport is permitted. Only one residence shall be placed, erected, or maintained on any one lot. No lot shall be divided except to increase the number of building sites, and no more than two building sites may be created from three contiguous lots.
Committee Notes
Fix needed ADU application of this covenant requires legal review before the revision can proceed. The provision as written may be partially unenforceable against a homeowner relying on state ADU law. The committee should not amend or strengthen the ADU prohibition without attorney confirmation of current enforceability.
Clause III.B — Accessory Structures
Detached accessory structures (storage sheds, playhouses, and similar) are permitted subject to: location entirely behind the front line of the main house; architectural compatibility with the main structure; design minimizing impact on neighbors; maximum one story in height and 200 sq ft of floor area; minimum 6 feet from the main structure; prior ACC approval; and compliance with applicable Olympia Municipal Code requirements. Non-conforming structures of 200 sq ft or less that predate these Covenants may remain until the property is sold or the structure falls into disrepair.
Committee Notes
"Architecturally compatible" and "minimize visual impact" should either be defined with objective criteria or acknowledged as requiring ACC judgment with a written rationale requirement. Without this, ACC decisions on aesthetics are unchallengeable and create fairness exposure.
Clause III.C — Architectural Control
No building, fence, wall, or other permanent structure shall be commenced, erected, or maintained, nor shall any existing structure be altered, without prior written approval from the Architectural Control Committee (ACC). The Committee shall consider quality of workmanship and materials, harmony of design with existing structures, and effect on adjacent lots. The Committee may allow reasonable variations for topography or lot limitations. Fences and walls shall not exceed 6 feet in height and must comply with OMC 18.40.060C.
Committee Notes
Committee notes will be added here.
Clause III.D — Building Location
No residential building shall be located closer than 25 feet to the front lot line or corner side street line. On interior lots, the minimum rear setback is 25 feet and the minimum side setback is 10 feet. Chimneys, steps, eaves, gutters, bay windows, bow windows, oriel windows, uncovered porches, and paved terraces are excluded from these setback requirements. All other appendages must maintain a minimum 7-foot setback from side lines.
Committee Notes
Committee notes will be added here.
Clause III.E — Completion of Structures
Any building or structure commenced on a lot must be completed within one year of commencement.
Committee Notes
Committee notes will be added here.
Clause III.F — Sight Distance at Intersections
On corner lots, no fence, wall, hedge, or shrub shall obstruct sight distance at elevations between 2 and 6 feet within the triangle formed by the property lines and a line connecting points 25 feet from the intersection. No such obstruction shall be maintained on any lot within 10 feet of a driveway or alley intersection. Trees shall be maintained so that foliage is above the required sight-line elevation. See Appendix A for sight distance diagrams.
Committee Notes
Committee notes will be added here.
Clause III.G — Easements
Easements are reserved along the exterior 2.5 feet of all side boundary lines for Puget Sound Energy and Qwest Telephone (for underground conduit and cable installations). Additional drainage and sewer connection easements are reserved as shown on the subdivision plats for the City of Olympia.
Committee Notes
Committee notes will be added here.
Clause III.H — Utility Services
All permanent utility services to any lot or structure shall be installed and maintained underground only.
Committee Notes
Committee notes will be added here.
Clause III.I — General Home & Yard Maintenance
All property owners shall maintain their property and all appurtenances thereon in good repair and a neat appearance.
Committee Notes
Flag This provision either needs objective criteria (referencing R&R §I explicitly) or should be rewritten as a general statement of intent with enforcement detail delegated entirely to rules and regulations. As written, it is a selective enforcement liability.
Clause III.J — Noise
All residents shall be respectful of their neighbors with regard to noise from animals, equipment, music, and parties, and shall comply with the applicable provisions of the Olympia Municipal Code (OMC 18.40.080).
Committee Notes
Committee notes will be added here.