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HomeMy WebLinkAboutDunten Place Covenants,. ' DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS THIS DECLARATION, made on the date hereinafter set forth by J. RAMON YORGASON and MARILYN YORGASON, hereinafter referred to as "Declarant." W I T N E S S E T H: WHEREAS, Declarant is the owner of certain property in Boise City, County of Ada, State of Idaho, which is more particularly described as: Lots 1 through 9, inclusive, Block 1 and Lots 1 through 15, inclusive, Block 2, DUNTEN PLACE SUBDIVISION, Ada County, Idaho, according to the official plat thereof on file and of record in the office of Recorder of said county. NOW, THEREFORE, Declarant hereby declares that all of the properties described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants, and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with, the real property and be binding on all parties having any right, title or interest in the described properties or any part- thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof. ARTICLE I DEFINITIONS Section 1. "Association" shall mean and refer to DUNTEN PLACE NEIGHBORHOOD ASSOCIATION, INC., its successors and assigns. T1~'I, L~'~?F `1'? 7N OF CCU ~JFNT'rI~TTS ~ .Cl?DTDI^,Zr,??n. . AND RESTRICTIONS, Page 1 Section 1.1 Incorporation by Reference. Any and all provisions contained in the Articles of Incorporation and Bylaws of Dunten Place Neighborhood Association, Inc., as amended from time to time are incorporated herein and made a part hereof. To the extent any provision of the Covenants, Conditions and Restrictions for Dunten Place Subdivision conflicts, modifies or amends any provisions of the above referenced Articles of Incorporation or Bylaws incorporated herein, the provisions of this instrument shall control. Section 2. "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 Properties, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 3. "Properties" shall mean and refer to that certain real property hereinbefore described, and such additions thereto as may hereafter be brought within the jurisdiction of the Association. Section 4. "Lot" shall mean and refer to any plot of land designated as a lot upon any recorded subdivision map of the Properties. Section 5. "Declarant" shall mean and refer to J. RAMON YORGASON and MARILYN YORGASON, husband and wife, their successors and assigns if such successors or assigns should acquire more than one undeveloped Lot from the Declarant for the purpose of development. DECLr'~FcAT~G;1 O CL'~~NAN'I`~°°, CO~iDITICNS AND RESTRICTIONS, Page 2 " ARTICLE II MEMBERSHIP AND VOTING RIGHTS Section 1. Membership. Every owner of a lot which is subject to assessment shall be a member of the Association. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment. Every person or entity who is a record owner (including contract sellers) of a fee or undivided fee interest in any lot located within said property shall by virtue of such ownership, be a member of the Association.' When more than one person holds such interest in any occupied lot, all such persons shall be members. The foregoing is not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. The Association shall maintain a member list and may require written proof of any member's lot ownership interest. The ,financial reports, books and records of the Association may be examined, at a reasonable time, by any member of record. Section 2. Voting Rights. Each member shall be entitled to cast one vote or fractional vote as set forth herein for each lot in which he holds the interest required for membership. Only one vote shall be cast which respect to each lot. The vote applicable to any lot being sold under a contract of sale shall be exercised by the contract vendee unless the contract expressly provided otherwise and the Association has been notified, in writing, of such provision. Voting by proxy shall be permitted. DECLARATTOid OF CO~lF'~TANTS~ CJ~i~:~'1C~lS :~r AND RESTRICTIONS, Page 3 ~ i Section 3. Officers and Directors. At an annual meeting called pursuant to notice as herein provided for establishment of annual assessments, a Board of Directors of the Association shall be elected by ballot of those attending said .meeting or voting by proxy. There shall be three directors elected to serve for a period of one year. ARTICLE III COVENANT FOR MAINTENANCE ASSESSMENTS Section 1. Creation of the Lien and Personal Oblictation of Assessments. The Declarant, for each Lot owned within the Properties, 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: (1) an initial assessment of $50.00 for each lot payable at closing, (2) annual assessments or charges, and (3) special. assessments for capital improvements, such assessments to be established and collected as hereinafter provided. The annual and special assessments, together with interest, costs, and reasonable attorney's 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 and reasonable attorney's fees, shall also be the personal obligation of the person who was the Owner of such property at the time when the DECLARATIJN •OF COVENANTS, CO:~D'yTIONS AND RESTRICTIONS, Page 4 • assessment fell. due. Subsequent owners shall not have the personal obligation for, delinquent assessments. Section 2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively to promote the recreation, health, safety, and welfare of the residents in the Properties and for the improvement and maintenance of common facilities and for the carrying out of any of the duties of the Association. Section 3. Maximum Annual Assessment. Until January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment shall be Eighteen and No/100 dollars ($18.00) per Lot. (a) From and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased each year not more than 5~ above the maximum assessment for the previous year without a vote of the membership. (b) From and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased above 5% by a vote of two-thirds (2/3) of the lot owners who are voting in person or by proxy, at a meeting duly called for this purpose. (c) The Board of Directors may fix the annual assessment at an amount not in excess of the maximum. Section 4. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 5 ' Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement owned by the Association including any irrigation pump and including fixtures and personal property related thereto, provided that any such assessment shall have the assent of fifty percent (50~) of the votes of the lot owners who are voting in person or by proxy at a meeting duly called for this purpose. Section 5. Notice and Ouorum for Any Action Authorized Under Sections 3 and 4. Written notice of any meeting called for the purpose of taking any action authorized under Section 3 or 4 of this Article shall be sent to all members not less than 10 days nor more than 50 days in advance of the meeting. At the first such meeting called,. the presence of members or of proxies entitled to cast sixty percent (60~) of all the votes of each class of membership shall constitute a quorum. Section 6. Uniform Rate of Assessment. Both annual and special assessments must be fixed at a uniform rate for all Lots and may be collected on a monthly, quarterly or annual basis at the discretion of the board. Section 7. Date of Commencement of Annual Assessments: Due Dates. The annual assessments provided for herein shall commence as to all Lots on the first day of the month following the conveyance of the first lot to an owner. The first annual assessment shall be adjusted according to the number of months ^ DECLARATION OF COVENANTS, CONDITIONS __. .,. AND RESTRICTIONS, Page 6 . ` remaining in the calendar year. The Board of Directors shall fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on the specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as of the date of its issuance. Section 8. Effect of Nonpayment of Assessments: Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of 18% per annum. The Association, or any owner, may bring an action at law against the Owner personally obligated to pay the same, or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot. Section 9. Subordination of the Lien to Mortgactes. The lien of the assessments provided for herein shall be subordinate to the lien of any first mortgage or deed of trust. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage foreclosure, trustee's sale or any proceeding in lieu thereof, GEtL~RATION Or COVENANTS, CONDITIONS AND RESTRICTIONS, Page 7 ~ i ` shall extinguish the lien of such assessments as to payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. The purchasers or grantee of such sale or transfer shall have no personal obligation for assessments accruing prior to the date of such sale or transfer. Section 10. Property Exempt from Assessments. The following property subject to this Declaration shall be exempt from the assessments created herein: (a) all properties expressly dedicated to and accepted by a local public authority; (b) any properties owned by the Association. Section 11. Association Duties. The Association is authorized, but not limited to, performance of the following: prepare an annual budget which shall indicate anticipated management, operating, maintenance, repair and other common expenses for the Association's next fiscal year and which shall be sufficient to pay all estimated expenses and outlays of the Association for the next calendar year growing out of or in connection with the maintenance and operation of common areas and improvements and may include, among other things, the cost of maintenance, management, special assessments, fire, casualty and public liability insurance, common lighting, landscaping, and care of grounds, repairs, renovations and paintings to common areas, snow removal, wages, water charges, legal and accounting DEC'£~A.:'~.TION CF COVEPJANTS, CONDITIONS ,r,; AND RESTRICTIONS, Page 8 fees, management, fees, expenses and liabilities incurred by the Association from a previous period, and the creation of 'any reasonable contingency or other reserve fund, as well as all costs and expenses relating to the common area and improvements. The Association shall be responsible for the repairs, upkeep and maintenance, normal servicing, gardening, rules and regulations for use, care, and safety, annual planting of flowers (if any), payment of bills and related expenses for any common facility including the irrigation pump. The .Association shall be responsible :for the maintenance of the southerly two (2) feet of ,Lot 1, Block 1, and Lot 1, Block 2 together with the strip of land between such lots and the sidewalk. ARTICLE IV ARCHITECTURAL CONTROL Section 1. Architectural Committee. A committee of three persons shall act as an Architectural Committee and shall, prior to any new construction in said subdivision, be furnished with one set of detailed plans and specifications of any proposed building to be located in said subdivision .and shall be allowed fifteen (15) days to review said plans, drawings, and specifications. If said committee shall approve the proposed building, or any modification or alteration thereof, they shall so indicate by the dating and signing of the set of plans by a member of the committee, and their approval shall be construed as full compliance with the provisions of Paragraph One (1) of the original covenants. Said committee shall have sole discretion to LE.CLA~A'I'I~J*i~~~0~'^.~=,i::1ANTS, c:ONDITIONS AND RESTRICTIONS, Page 9 determine what. shall be substantial compliance with said covenants. No building shall occupy any portion of said subdivision without prior consent of said committee. The committee shall consist of the following: J. Ramon Yorgason 2304 N. Cole, Suite A, Boise, ID 83704 Marilyn Yorgason 2304 N. Cole, Suite A, Boise, ID 83704 James L. Titmus 2304 N. Cole, Suite A, Boise, ID 83704 Notwithstanding any other provision to the contrary after the Declarant has sold all the Lots in property, the. Architectural Committee shall be turned over to the Dunten Place Neighborhood Association, Inc., and not before. A majority of said committee is empowered to act for the committee. In the event any member of the committee is unable to act or fails or desires not to act, the remaining committee members shall appoint an owner of a Lot in said subdivision to serve on said committee, all of whom serve without compensation. Section 2. Covenants, Restrictions and Conditions. T h e following covenants shall run with the land and be in force and effect until modified or terminated according to the provisions of Article V, Section 4, to-wit: (1) No building, fence, wall, structure, improvement or obstruction shall be placed or permitted to remain upon any part of said property unless a written request for approval thereof containing the plans and specifications therefore, including exterior color scheme, has been approved in writing by the Architectural Committee. The approval of the Committee shall not be unreasonably withheld if the said plans and specifications are Ij$~:LFii~7iTiC~N Or CCJii'ENAi~i'1'S, C:~i~i~iTIONS AND RESTRICTIONS, Page 10 i i for improvements which are similar in general design and quality, and generally in harmony with the dwellings then located on said property. Variances in building setback requirements shown on plat may be given by the Architectural Committee upon proper showings and so long as the Meridian City Ordinances on setbacks are met. The floor areas of all houses shall be in accordance with the areas specified on the recorded plat. No split entry houses will be allowed. The value of any residence, including the lot shall exceed $65,000.00, based on April 1990 values. Each house in this subdivision shall include some brick or stone on the front exposure and roofs of at least 4 in 12 pitch. Bay windows, broken roof lines, gables, hip roofs, etc., are strongly encouraged. Exterior colors of earth tones or light blues or greys shall be encouraged. Bright or bold colors, or very dark colors, shall be discouraged. No gravel roofs or moving of pre-built homes into subdivision ,will be allowed without the approval of the Architectural Committee and Meridian City. All houses shall have an enclosed garage which will hold no less than two cars and no more than three. All area requirements shall be exclusive of the required two-car garage area. For the purpose of the covenants, eaves, steps, and open porches shall not be considered as part of a building, provided, however, that this shall not be construed to DECI,.~~L'iTIO~? 4I' C~~~VEAT~~TTS, CGNL~I'~~4NS AND RESTRICTIONS, Page 11 ' permit any portion of a building on a lot to encroach upon another lot. No residence shall be in excess of two stories above ground. Fences shall be placed in accordance with the Meridian City' Ordinances, and shall be of good quality and workmanship and shall be properly finished and maintained. The location of fences, hedges, high plantings, obstructions or barriers, shall be so situated as not to unreasonably interfere with the enjoyment and use of neighboring properties and streets and shall not be allowed to constitute an undesirable, nuisance or noxious use. The determination of the Architectural Committee shall be binding on all parties as to whether an undesirable, nuisance or noxious use exists. The owners of corner lots shall landscape and maintain the area between the fence and sidewalk. All lots within this subdivision shall be subject to and restricted by the following recorded subdivision covenants that have been included on the recorded plat and which are incorporated herein by reference. (2) No building shall be located on any lot nearer than twenty (20) feet from the front line and fifteen (15) feet from the rear line nor nearer than five (5) feet per story to any side line. (3) Construction of any residences on the subdivision shall be diligently pursued after commencement thereof, to be completed within eight (8) months. DECi,Ax~,T'SOPi : F ~O'~i:°NAPr''T°~, CC:ZDITIO:dS AND RESTRICTIONS, Page 12 ' (4) Landscaping of front yard is to be completed within thirty (30) days of substantial completion of home, or within thirty (30) days of occupancy, to include sod in the front yard, one flowering tree of at least 1.5" caliper or pine tree of at least six (6) feet in height, three (3) five gallon plants and five (5) one gallon shrubs. Berms and sculptured planting areas are encouraged. In the event of undue hardship due to weather conditions, this provision may be extended for a reasonable length of time upon written approval of the Architectural Committee. Grass will be planted in the back yard within one year of occupancy. All grass and landscaping shall be maintained by the property owner in a sightly manner and shall be kept as weed free as possible. (5) Each homeowner is required to have a photo-sensitive pole light installed in the front yard within ten (10) feet of the front property line, designed to switch on automatically at sunset and off at sunrise with a minimum bulb power of 40 watts. (6) No shack, tent, trailer house, storage building or basement only, shall be used within the subdivision for living quarters, permanent or temporary. (7) Nothing of an offensive dangerous, odorous or noisy endeavor shall be conducted or carried on nor shall anything be done or permitted in said subdivision which may be or become an annoyance or nuisance to the other property owners in said subdivision. Weeds shall be cut to less than four (4) inches on vacant lots. DECLARATION OF COZiENANiG, C7NT_'i.T1O*1S AND RESTRICTIONS, Page 13 ' (8) Keeping or raising of farm animals or poultry is be prohibited. No animals shall be kept or raised for commercial purpose. All dogs and cats or household pets kept on these premises shall be properly fed and cared for and shall be adequately fenced so as not to annoy or trespass upon the use of the property of others. Dogs shall not be allowed to run at large. Not more than two (2) animals may be kept at one time, except that a litter of young may be kept until eight (8) weeks old. (9) No business shall be conducted on the above property that cannot be conducted within the residence of the owner as permitted by law. No signs shall be installed to advertise said business. No oil exploration or development of any nature or kind or mining exploration, development or structure shall be permitted upon the lots in this subdivision. (10) Only one outbuilding per lot will be allowed. All outbuildings shall be constructed of good quality building material, completely finished and painted on the outside and shall be of good quality and character that will be in harmony with the other buildings on said property and must be approved by the Architectural Committee. (11) No building or structure shall be placed on said property so as to obstruct the windows or light of any adjoining property owner in said subdivision. (12) All bathroom, sink and toilet facilities shall be located inside the dwelling house or other suitable appurtenant DECLARATION OF COVENANTS, CONDITI^I?S ~ ~ AND RESTRICTIONS, Page 14 building, and shall be connected by underground pipe to wet line sewer connection lines which have been provided to each lot. (13) No sign of any kind shall be displayed to public view on any building or building site on said property except a professional sign of not more than five (5) square feet advertising the property for rent by an owner or for sale to advertise the property during the construction and sales period. If a property is sold or rented, any sign relating thereto shall be removed immediately, except that the Declarant of its agent may post a "Sold" sign for a reasonable period following the sale. Notwithstanding any provision to the contrary, signs of any and all sizes and dimension may be displayed by the Declarant, without limitation thereto, on lots owned by said Declarant. The Association may display a sign of any size and dimension, conforming to Meridian City Ordinances, for subdivision identification. (14) No lot or building site included within this subdivision shall be used or maintained as a dumping ground for waste material. Incinerators are not permitted. Receptacles for storage of trash, garbage, etc., shall be maintained in a sanitary and clean condition. (15) No vehicles shall be allowed to be parked on public ways adjacent to any lot for longer than three (3) consecutive nights. Parking of vehicles on the property shall be only in garages, carports, driveways or areas approved by the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 15 ` Architectural Committee. The Architectural Committee shall be the sole and exclusive judges of approved parking areas. (16) No machinery, building equipment or material shall be stored upon site until Grantee is ready and able to commence the construction with respect to such building materials which then shall be placed within the property line of such building site upon which the structure is to be erected. (17) Installation of radio and/or television antennae or satellite dishes is prohibited outside any building without written consent from the Architectural Committee, which would require them to be screened from the street view. (18) The Architectural Committee's decision is final and binding on all issues. (19) Notwithstanding any provision to the contrary, all lots shall be subject to and all improvements shall be constructed in accordance with Meridian City Ordinances. Section 3. Damage to Improvements. It shall be the responsibility of the .builder of any residence in this subdivision to leave street, curbs, sidewalks, fences, and tiled irrigation lines, if any, and utility facilities free of damage and in good and sound condition at the conclusion of the construction period. Fine grading on each individual Lot shall be required to conform to the master drainage plan of the subdivision. It shall be conclusively presumed that all such improvements are in good, sound condition at the time building is begun on each Lot unless the contrary is shown in writing at the DECLAR~~TION OF COVENANTS, CONDITIONS .. AND RESTRICTIONS, Page 16 ` date of conveyance or by date of possession, whichever date shall first occur, which notice is addressed to a member of the Architectural Committee. Section 4. Time Extension for Covenants. The covenants set forth in this instrument shall run with the land and shall be binding on all persons owning lot(s) under them for a period of thirty (30) years from the date of this recording thereof, after which time such covenants shall be automatically extended for successive periods of ten (10) years, unless at any time after the initial recording of this instrument, an instrument signed by seventy-five percent (75%) of the lot owners of this subdivision has been recorded agreeing to terminate said covenants in whole or part and after all lots therein have been sold by the declarants. Modification or termination of these covenants can only be made with the consent of the declarants while any lots in this subdivision remain in their ownership. Section 5. Enforcement. Enforcement against any person or persons violating or attempting to violate any covenant herein after ten (10) days notice thereof in writing served on the offending party, shall be had by the Association and/or any property owners either at law or equity. In the event of judgment against any person for such .the Court may award injunction against any person for such violation, require such compliance as 'the Court deems necessary, award such damages, reasonable counsel fees and Court costs as may be suffered or "L`LCLARATIdN Oi CO~~ENANTS, CONDITIONS AND RESTRICTIONS, Page 17 incurred, and such other or further relief as may be deemed just and„equitable. The Association, or the owner shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens, and charges now or hereafter imposed by the provisions of the Declaration. Failure by the Association and/or any owner to enforce any covenant or restriction herein contained shall in no event be deemed as a waiver of the right to do so thereafter. The Directors shall become the Architectural Committee as provided above, upon the conveyance of declarant of the last lot in Dunten Place Subdivision. ARTICLE V GENERAL PROVISIONS Section 1. Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 2. Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall in no wise affect any other provisions which shall remain in full force and effect. D~~CI~fiR~.TIOIk ~~' COt~£NANTS, CONDITIONS AND RESTRICTIONS, Page 18 • • Section 3. Amendment. The covenants and restrictions of this Declaration shall run with and bind the land, for a term of thirty (30) years from the date this Declaration is recorded, after which time they shall be automatically extended for successive periods of ten (10) years. This Declaration may be amended during the first thirty (30) year period by an instrument signed by not less than seventy-five percent (75$) of the Lot Owners, and thereafter by an instrument signed by not less than seventy-five percent (75~) of the Lot Owners. Any amendment must be recorded. Section 4. Additional Easements. In addition to the easements shown on the recorded plat, an easement is further reserved five (5) feet on each side of all .other lot lines for installation and maintenance of utilities, irrigation and drainage. Within these easements no structure, planting or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of the utilities, or which may change the direction of the flow of water through drainage channels in the easements. -The easement area of each lot and all improvements in it shall be maintained continuously by the owner of the lot, except for those improvements for which a public authority or utility is responsible. Section 5. This subdivision is within the Nampa-Meridian Irrigation District and subject to any and all assessments of DECLAFA'1"IOil OF COVEtiA:~ 1'~ , CONDI'TIONu AND RESTRICTIONS, Page 19 • . said District and any and all other water districts or authority within the subdivision. The Declarant has made provisions that provide for delivery of irrigation water to the individual lots. Section 6. Irrigation Pump. The Association owns or will soon become the owner of an irrigation pump. The cost of power and of the cost of maintenance including minor repairs of $200 or less shall be paid out of the annual assessments. Major repairs, or the cost of replacing the pump shall be funded through a special assessment. Easements for the delivery of irrigation water to and from the lots shall be provided by separate instrument. The Association has no responsibility for paying the assessments of any irrigation district or company. Section 7. Annexation. Additional residential property and Common Area may be annexed to the Properties with the consent of two-thirds (2/3) of the lot owners except that additional phases of Dunten Place Subdivision may be annexed or included within the jurisdiction of this Declaration by declarant without approval of the lot owners. IN WITNESS WHEREOF, the undersigned, being the Declarant herein, has hereunto set its hand and seal this day of 19 DECLARANTS J. RAMON YORGASON I;LCLAi~7~'Iviv' OF COVENAN~i'S, COPiDTTlO~+S AND RESTRICTIONS, Page 20 MARILYN YORGASON STATE OF IDAHO ) . ss. County of Ada ) • On this day of 19 before me, the undersigned, a notary public in and for said state, personally appeared J. RAMON YORGASON and MARILYN YORGASON, known to me to be the persons whose names are subscribed to the within instrument and acknowledged to me that they executed the same. Notary Public for Idaho Residing at My Commission Expires CEC'L~Z~'~TIOt: 3F ~3VLNA2.TS, CONDITIONS AND RESTRICTIONS, Page 21