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LLA2019-00015 EXPIRED A2019m00015 DAVIS LOT LIN ADJUSTMENT Lina Smith From: Lina Smith Sent: Monday, May 11, 2020 8:48 AM To: Mimi Doukas Cc: Tom McGuire Subject: RE:Application status: Davis/Sunrise Lane Lot Line Adjustment Attachments: 2019-12-31 Incomplete.pdf Good morning Mimi, I just wanted to check in about this application—just a reminder, it will be expiring on June 16, 2020. 1 know you previously spoke to Tom about resubmittal options,so please let us know if you have any questions. Thank you, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS@tieard-or.eov From: Mimi Doukas<MimiD@aks-eng.com> Sent: Monday,January 6, 202011:50 AM To: Lina Smith <LinaCS@tigard-or.gov> Subject: RE: Application status: Davis/Sunrise Lane Lot Line Adjustment Caution!This message was sent from outside your organization. Allow sender( Block sender Hi Lina—I am not clear on how to address density with a PLA. It is not creating or removing density since we are just reconfiguring the existing parcels. Density will be met with a future land division application. Can you provide any guidance? Thanks—Mimi Mimi Doukas,AICP, RLA—Associate AKS ENGINEERING &FORESTRY, LLC P:503.563.6151 1 www.aks-enR.com I mimid@aks-eng.com From: Lina Smith<LinaCS@tieard-or.>?ov> Sent:Tuesday, December 31, 2019 3:40 PM To: Mimi Doukas<MimiD aks-ene.com> Subject:Application status: Davis/Sunrise Lane Lot Line Adjustment EXTERNAL EMAIL: This email originated from outside of AKS Engineering&Forestry.Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Mimi, Please see the attached letter regarding the status of the Davis lot line adjustment application, near Sunrise Lane. Thank you, i Lina Smith Assistant Planner City of'Tigard I Community Development 13125 SXX'Hall Blvd.Tigard,OR 97223 E-mail: 1,iniCSnatitiard-or.(,IoN, DISCLAIMER: E-mails sent or received by C;11y of Tigard employees are SHI)jeCt to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E--ripi!s are retained by the City of Tigard in cornpJance with the Oregon Administrative Rules "City Genera; Records Retention Schedule," City of Tigard December 31, 2019 AKS Engineering& Forestry, LLC Attn: Mimi Doukas 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Project: Davis Lot Line Adjustment Site: WCTM 2S105DA,Tax Lots 400 and 500 Land Use File: LLA2019-00015 Dear Applicant: The City received your lot line adjustment application on December 19, 2019. Staff has evaluated your application for completeness against Tigard's submittal requirements, and determined that additional information is required. I. Completeness Items In order for your application to be deemed complete, please make the following revisions to your land use submittal: 1. As outlined in Section 18.810.030.A.3.a of the Community Development Code of the City of Tigard (CDC), the adjusted lots must comply with residential density requirements. Please revise your proposal to comply with residential density requirements. The methodology for calculating residential density is outlined in CDC Chapter 18.40 Measurements. 2. As outlined in CDC Section 18.810.030.A.3.d, the depth of all lots may not exceed 2.5 times the average width. The adjusted lot that will be 0.96 acres in size (located on the west side of the subject site) does not comply with this standard. Please revise your proposal to comply with this lot depth standard. II. Re-submittal Requirements Unless other agreements have been made with staff,you must submit all of the following items concurrently: 1. A copy of this letter. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov Determination of Completeness Page 2 Land Use File LLA2019-00015 2. A letter addressing how any completeness items have been addressed, including a description of the revisions and their specific locations, e.g. page and/or plan set numbers. A thorough and detailed letter will facilitate staff's review of your application in a timely manner. 3. Two (2) copies of your revised land use application packet. Each packet must be organized and collated; this will facilitate staff's review of your application in a timely manner. 4. Two (2) full-sized copies of the revised site plan. Plans must be folded. Rolled plans will not be accepted. 5. Two (2) reduced-sized copies (on 8'/z" x 11" or 11" x 17" paper) of the revised site plan. III. Completeness Options This letter contains the completeness review from all relevant City Departments. Please be advised that no further action will be taken on your application until one of the following events occurs: (1) you submit all completeness items, (2)you submit some completeness items and request that the City deem your application complete, or (3) you submit no completeness items and request that the City deem your application complete. Once your application is deemed complete, staff will review your application for approvability. IV. When Your Application Become Void Per ORS 227.178, your application will be void if one of the three actions listed above is not taken within 180 days of the date you submitted your application. The date on which your application would become void is June 16,2020. Please be aware that application fees are non- refundable. If an application becomes void, the City may retain some or all of the related application deposits. If you have any questions or concerns, please feel free to contact me at (503) 718-2438 or LinaCSna,tiL)-ard-or.gov. Sincerely, _y Lina Smith Assistant Planner Copy: LLA2019-00015 Land Use File Beaverton . • Tigard . .. • .. r. Tu a la ti - - ,�� *� sem" • . WNyM� 'e ��'+♦'sem+�1�,r'►�i+i'' ��►+'♦'��► *. •, ; �� *!icy,.+♦*t��'�%+•�� ++'i�4 �''�"'s�.i- _ +�'t,is ._ '470 ii+++♦ii�ii♦r .S •��•1�+.�♦i it +aA4'S ♦'� XWO a•� �'o �'i� s�►� � �'` ♦ice r''.i'►:�' 4 3�♦E+ ii �i+D�+i�+'►+'y��, k i � ♦� iiia ♦��`' �► +�� •.'�i * ski '� �►�. �ps,�s,* 11 , ♦ +., �♦+ ♦ii's; VC S4 «i�j ♦'x'0 ++1 ♦+times � ♦ �♦'�* 4♦ �'� ♦��i�`s,� .rPOA ►'`��'*s�� •"R♦;s ��' ♦♦ ♦'''�E+i+ ass` e+�' '+'s .•- Case#: City of Tigard DEC 19 2019 COMMUNITY DEVELOPMENT_ q� 4A—gWRD RING k Master Land Use Application LAND USE APPLICATION TYPE ❑ Accessory Dwelling Unit(ADU) O Modification: J Type I J Type II ❑ Adjustment ❑ Planned Development: ❑ Annexation J Consolidated Plan ❑ Comprehensive Plan Map amendment J Concept Plan ❑ Conditional Use J Detailed Plan ❑ Downtown Development Review: ❑ Sensitive Lands Review: J Type I U Type II J Type I CJ Type II J Type III J Adjustment C) Site Development Review: J Type 1 I_ 'Type II ❑ Home Occupation—Type If O Subdivision ❑ Land Partition ❑ Temporary Use Permit Lot Line Adjustment/Lot Consolidation O Urban Forestry Plan: ❑ Marijuana Facility Permit C_J Modification J Discretionary Review ❑ Miscellaneous: ❑ Zoning Map Amendment _ 1 Type II L Type III PROJECT INFORMATION Project name: Sunrise Lane Lot Line Adjustment Brief description of project: Lot Line Adjustment between Tax Lot 400 and Tax Lot 500 SITE INFORMATION Location (address if available): 14705 SW Sunrise Lane Tax map and tax lot nrunber(s): Tax Map 2S105DA, Tax Lots 400 and 500 Site size: TL 400: ±1.26 acres/TL 500: ±1.38 acres Zone: R-7 APPLICANT INFORMATION Name: M & J Davis Family, LLC Mailing address: PO Box 19418 City/State: Portland Zip: 97280 Phone: Please Contact Applicant's Consultant Email: Please Contact Applicant's Consultant AKS Engineering & Forestry, LLC- Mimi Doukas ;Applicant's representative: Phone: 503-563-6151 ,Email: mimid@aks-eng.com City of Tigard - 13125 SW'Hall Blvd. - Tigard, Oregon 97223 - wwwtigard-or.gov - 503-718-2431 - Page 1 of 2 PROPERTY OWNER INFORMATION Same as applicant (Attach list for additional owners) Name: flailing address: Citv/State: Zip: Phone: Email: SUBMITTAL REQUIREMENTS In addition to this application form,you must submit all required items listed in Subsection 18.710.030.C.of Tigard's Community Development Code. If you are unsure what is required with your application, please contact the planner on duty at 503-718-2421 or ti 7ardplannerondutl(ci!ti�rard-or. rov. I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best o y knowledge,all the information provided within this application package is complete and accurate. Applicant signatu Print name Jj Date Property owner's sig ati e* `� Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. STAFF USE ONLY Case No.: — ►�Apphcation fee: Received by: Date: Related Case(s): Determined complete by: Date: City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 1 RECEIVE 0 DEC 19 2019 CITY tai- I;GAHD PLANNING/ENGINEERING Sunrise Lane Lot Line Adjustment Date: December 2019 Submitted to: City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard,OR 97223 Applicant: M &J Davis Family, LLC PO Box 19418 Portland, OR 97280 AKS job Number: 7194 AIKS ENGINEERING&FORESTRY 12965 SW Herman Road,Suite 100 Tualatin,OR 97062 (503)563-6151 Table of Contents I. Executive Summary.................................................................................................................2 Il. Site Description/Setting..........................................................................................................2 Ill. Applicable Review Criteria ......................................................................................................2 TIGARDMUNICIPAL CODE........................................................................................................................2 Title 18—Community Development Code............................................................................................2 18.710 LAND USE REVIEW PROCEDURES..........................................................................................2 18.710.030 General Provisions.....................................................................................................2 18.710.050 Type I Procedure........................................................................................................4 18.810 LOT LINE ADJUSTMENTS AND LOT CONSOLIDATIONS..........................................................5 18.810.020 Approval Process........................................................................................................5 18.810.030 Approval Criteria........................................................................................................5 18.810.040 Recording Lot Line Adjustments and Lot Consolidations ..........................................8 IV. Conclusion..............................................................................................................................8 Exhibits Exhibit A: Preliminary Lot Line Adjustment Plans Exhibit B:Application Form Exhibit C: Property Ownership Information Exhibit D:Washington County Assessor's Map err° ....rrrrrr.rre Land Use Application for a Lot Line Adjustment Submitted to: City of Tigard Community Development Department 13125 SW Hall Boulevard Tigard,OR 97223 Applicant/Owner: M &J Davis Family, LLC PO Box 19418 Portland, OR 97280 Applicant's Consultant: AKS Engineering &Forestry, LLC 12965 SW Herman Road,Suite 100 Tualatin,OR 97062 Contact(s): Mimi Doukas,AICP, RLA Email: mimid@aks-eng.com Phone: (503) 563-6151 Site Location: 14705 SW Sunrise Lane +✓ Washington County 2S 105DA;Tax Lots 400 and 500 Assessor's Map: Site Size: TL 400±1.26 acres TL 500±1.38 acres Land Use Zoning: Residential Medium-Density(R-7) �rrr I�� Sunrise Lane—City of Tigard December 2019 /y Lot Line Adjustment Page 1 I. Executive Summary ,yam M &J Davis Family, LLC (Owner/Applicant) is submitting this application for a Lot Line Adjustment (LLA) to the City of Tigard. This application is to adjust the property line between Tax Lot 400 and Tax Lot 500 of Washington County Assessor's Map 2S 1 05D(Exhibit D). Tax Lot 400 is currently±1.26 acres.Tax Lot 500 is currently±1.38 acres.The total area involved in this lot line adjustment is±2.64 acres.As a result of this proposed lot line adjustment,Tax Lot 400 will be adjusted to±1.68 acres and Tax Lot 500 will be adjusted to±0.96 acres. This narrative is supported by substantial evidence presented in the application materials, including preliminary plans and other written documentation. Considered together, this information provides the necessary basis for the City of Tigard to approve the application. II. Site Description/Setting The subject site is comprised of two lots (2S 1 05DA Tax Lots 400 and 500). Tax Lot 400 is designated Residential Medium-Density (R-7) and is vacant, unimproved land. Tax Lot 500 is designated R-7 and is also vacant, unimproved land. The subject site has frontage on SW Menlor Lane; SW 148th Avenue and SW Falkner Court both dead-end and abut the subject site. The site has steeply sloping topography, generally sloping to the northwest, and is surrounded by a mix of Washington County and City of Tigard residentially zoned property generally improved with a variety of single-family housing. III. Applicable Review Criteria TIGARD MUNICIPAL CODE err Title 18—Community Development Code 18.710 LAND USE REVIEW PROCEDURES 18.710.030 General Provisions A. Pre-application conferences. A pre-application conference is required for all Type II and Type III applications. Legislative applications are exempt from a pre-application conference. Response: This application involves a Lot Line Adjustment and is based on the City of Tigard Development Code Table 18.710.1; a Lot Line Adjustment is processed through a Type I procedure.Therefore, a pre-application meeting is not required. B. Neighborhood meetings. A person considering filing an application must hold a neighborhood meeting prior to filing the following applications: comprehensive plan map amendment (quasijudicial), conditional use, planned development review,sensitive lands review,site development review, subdivision,and zoning map amendment (quasi-judicial). Response: This application involves a Lot Line Adjustment,which is to be processed through a Type I review.Therefore,a neighborhood meeting is not required. C. Application submittal. 1. Applications may be initiated by: a. All of the property owners,contract purchasers of the subject property, or any agent authorized to represent the property owners or contract purchasers. Easement holders are not considered owners for this section. If the subject property �� Sunrise Lane—City of Tigard December 2019 Lot Line Adjustment Page 2 was divided without a partitioning or subdivision approval required by law at the time of the division,an application for approval of the land division may be filed by the owner, contract purchaser, or representative of one of the units of land created by the division; 2. Multiple applications for a single proposed development will be consolidated unless the applicant specifies otherwise in the application.A concurrent application review consolidates the review of multiple applications into a single review process. The applications will be processed using the highest review type required for any part of the proposed development. Response: This application involves an individual application for a Lot Line Adjustment, which is to be processed through a Type I review.Therefore,to the extent applicable,this provision is satisfied. 3. The application must include, at a minimum, the following items. The Director may waive items listed if they are not applicable to the proposed application. a. Application form,including signature of the property owner or public agency initiating the application. Response: A required completed and signed City application form is included in the application materials in Exhibit B.Therefore,this provision is satisfied. b. Deed,title report, or other proof of ownership. Response: Property ownership information is provided in Exhibit C. Therefore, this provision is satisfied. C. Detailed and comprehensive description of existing site conditions and all existing and proposed uses and structures, including a summary of all information contained in any site plans. Response: As previously noted, this application is for a proposed lot line adjustment. This written narrative,together with the supplemental application materials, provides a detailed and comprehensive description of a proposed lot line adjustment. Therefore, to the extent applicable,this provision is satisfied. d. Narrative that demonstrates how the proposal meets all applicable approval criteria, regulations, and development standards. Response: This written narrative provides a demonstrates how the proposed lot line adjustment meets all applicable approval criteria, regulations, and development standards. Therefore,this provision is satisfied. e. Site plans, landscape plans, grading plans, elevation drawings,preliminary plat,final plat,or similar to scale. Response: The application materials include a set of Preliminary Lot Line Adjustment Plans in Exhibit A, which are consistent with the provision above, as applicable.Therefore, to the extent applicable,this provision is satisfied. AK9Sunrise Lane—City of Tigard December 2019 Lot Line Adjustment Page 3 f. Any other materials required by a specific land use application. Response: This application involves a Lot Line Adjustment,which is to be processed through a Type I review.Therefore,a neighborhood meeting is not required. g. Any required service provider letters, including, but not limited to,Clean Water Services,waste disposal company,or other entity. Response: Service provider letters are not required for a proposed Type I Lot line adjustment application.Therefore,this provision is not applicable. h. Any required studies or reports, including, but not limited to, a traffic impact analysis, wetland delineation report, or geotechnical report. Response: As previously noted, this application involves a Lot Line Adjustment which is to be processed through a Type I review and studies and reports, as noted above, are not required.Therefore,this provision is not applicable. i. Copy of any existing and proposed restrictions or covenants. Response: The property ownership information is included in Exhibit C,including the property deeds for each tax lot and existing restrictions and covenants. Therefore, to the extent applicable,this provision is satisfied. j. Payment of all fees, based on the fee schedule in effect at time of submittal,as adopted by City Council. *AW Response: The required City application fee is included with the application materials. Therefore, a neighborhood meeting is not required. k. Copy of the pre-application conference notes,if applicable. Response: As previously noted,this application involves a Lot Line Adjustment; based on the City of Tigard Development Code Table 18.710.1, a Lot Line Adjustment is processed through a Type I procedure.Therefore, a pre-application meeting is not required. 1. Copy of the mailed neighborhood meeting letter,the mailing list, affidavits of mailing and posting, copy of the meeting sign-in sheets,meeting minutes,and any handouts provided at the meeting,including the site plan,if applicable. Response: This application involves a Lot Line Adjustment,which is to be processed through a Type I review.Therefore,a neighborhood meeting is not required. 18.710.050 Type I Procedure A. Decision requirements. The Director will approve, approve with conditions, or deny the requested application or action based on the applicable approval criteria and development standards. B. Final decision. The Director's decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision is not appealable locally and is the final decision of the city. C. Effective date.The Director's decision is effective on the day after it is final. II%W Sunrise Lane—City of Tigard December 2019 Page 4 Lot Line Adjustment Response: This application involves a Lot Line Adjustment,which is to be processed through a Type Naw 1 review, consistent with the provisions above. 18.810 LOT LINE ADJUSTMENTS AND LOT CONSOLIDATIONS 18.810.020 Approval Process A. Approval process.Applications for lot line adjustments and lot consolidations are processed through a Type I procedure,as provided in Section 18.710.050. B. Approval period. Expirations and extensions of approvals are provided in Subsection 18.20.040.G. Response: This application involves a Lot Line Adjustment,which is to be processed through a Type I review,consistent with the provision above. If necessary,extensions of approvals can be pursued in the future, as applicable. 18.810.030 Approval Criteria A. Approval criteria. The approval authority will approve or approve with conditions an application for a lot line adjustment or lot consolidation when all of the following are met: 1. An additional lot is not created by the lot line adjustment or lot consolidation, and the existing lot or lots are not reduced below the minimum lot size. Response: As illustrated on the Preliminary Lot Line Adjustment Plans in Exhibit A, the proposed lot line adjustment results in an exchange of±0.42-acres of land between Tax Lots 400 and 500 and does not create an additional lot. Tax Lot 400 is proposed to be±1.68 acres.Tax Lot 500 is proposed to be±0.96 acres;the minimum lot size in the R-7 zone is 5,000 square feet. As previously noted, Tax Lots 400 and 500 are designated Residential Medium- Density(R-7).Therefore,this provision is satisfied. 2. The proposed lots and existing structures comply with all applicable development standards. Response: As previously noted, each of the two tax lots (Tax Lots 400 and 500) included in this lot line adjustment application consist of vacant, unimproved land and they do not support existing structures. A future land use application will demonstrate compliance with the applicable development standards.Therefore,this provision is satisfied. 3. The proposed lots comply with the following: a. All lots for housing meet the density requirements for the housing type proposed. Response: As previously noted, each of the two tax lots (Tax Lots 400 and 500) included in this lot line adjustment application consist of vacant, unimproved land. A future land use application to create lots for housing would demonstrate compliance with the density requirements on Tax Lots 400 and 500, as applicable. The proposed lot line adjustment does not result in lots created for housing; therefore, density requirements are not applicable to Tax Lot 1300 or Tax Lot 1400. Therefore, to the extent applicable, this provision is satisfied. b. The minimum lot width is met.The minimum lot width for yam,,. residential and nonresidential development is provided in AK9Sunrise Lane—City of Tigard December 2019 Lot Line Adjustment Page 5 the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Development Standards.In the case of a flag lot, the minimum lot width and depth is 40 feet and is measured as provided in Section 18.40.080. Response: As previously noted, Tax Lots 400 and 500 are vacant and unimproved land designated Residential Medium-Density (R-7). As illustrated on the Preliminary Lot Line Adjustment Plans(Exhibit A),each reconfigured tax lot(Tax Lot 400 and Tax Lot 500) is in compliance with the minimum lot width for a residential development located in the R-7 zone. Therefore,this provision is satisfied. C. The minimum lot size is met. The minimum lot size for residential and nonresidential development is provided in the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Development Standards.In the case of a flag lot, the access is not included in the lot area calculation as described in Section 18.40.080. Response: As previously noted, Tax Lots 400 and 500 are vacant and unimproved land designated Residential Medium-Density (R-7). Residential dwellings (or other structures) are not located on Tax Lot 400 or Tax Lot 500. As illustrated on the Preliminary Lot Line Adjustment Plans (Exhibit A), each reconfigured tax lot (Tax Lot 400 and Tax Lot 500) exceeds the minimum lot size for a residential development located in the R-7 zone. Therefore,this provision is satisfied. d. The depth of all lots does not exceed 2.5 times the average width,with the following exceptions: i. The lot is less than 1.5 times the minimum lot size, or ii The lot is for a proposed cottage cluster or courtyard unit development. Resoonse: This application involves a lot line adjustment between Tax Lot 400 and 500. The Preliminary Plans in Exhibit A show the dimensions,including the lot depth,are consistent with the provisions above, to the extent applicable. Therefore, to the extent applicable, this provision is satisfied. e. Each lot is rectilinear in shape with straight side lot lines at right angles to front lot lines, and straight rear lot lines parallel to front lot lines,except where not practicable due to location along a street radius or because of an existing natural feature or lot shape. Side and rear lot lines that are segmented may not contain cumulative lateral changes in direction that exceed 10 percent of the distance between opposing lot corners, as measured using the process of Subsection 18.40.060.C. Resoonse: As illustrated on the Preliminary Lot Line Adjustment Plans (Exhibit A), the proposed lot line adjustment reconfigures two existing lots. Each of the two lots are as rectilinear in shape as feasible due to the existing lot shape, consistent with the provision above. Therefore,this provision is satisfied. ANO^ Sunrise Lane—City of Tigard December 2019 Lot Line Adjustment Page 6 f. Each lot has a minimum of 40 feet of frontage on a public or private right-of-way,except for the following types of lots: i. Flag lots and rowhouse lots have a minimum of 15 feet of frontage on a public or private right-of-way; ii. Lots with curved frontages along cul de sacs or eyebrows have a minimum of 20 feet of frontage on a public or private right-of-way as measured along the arc of the front lot line;and iii. Lots at the terminus of a private street have a minimum of 20 feet of frontage on a private right- of-way. Response: As illustrated on the Preliminary Lot Line Adjustment Plans in Exhibit A, Tax Lot 500 will have frontage on SW Menlor Lane (public street) and Tax Lot 400 will have frontage on SW 148th Avenue(public street).Therefore,each of the two tax lots will have at minimum 40 feet of frontage on public streets, consistent with the provision above. This provision is satisfied. g. All setback requirements are met.The setback requirements for residential and nonresidential development are provided in the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Development Standards. Response: Tax Lots 400 and 500 are both designated Residential Medium-Density (R-7) and compliance with applicable the setback requirements for future residential development on each tax lot will be demonstrated through a future land use application.Therefore,to the extent applicable, this provision is satisfied. h. Lots using the density and dimensional standards for cottage cluster, courtyard unit, quad, and rowhouse development must record a deed restriction that prohibits any type of development other than the type proposed with the lot line adjustment or consolidation application. This deed restriction cannot be removed except through another land division or lot line adjustment process. Response: As previously noted and as illustrated on the Preliminary Lot Line Adjustment Plans in Exhibit A, this application involves a lot line adjustment between two existing tax lots. This application does not involve the creation of additional lots.Therefore,this provision is not applicable. 4. With regard to flag lots: a. The applicant may determine the location of the front lot line, provided that no side setback is less than 10 feet. Structures must generally be located so as to maximize separation from existing structures. b. A sight-obscuring fence must be provided along the property line of a lot where the paved access is located within 10 feet of an abutting lot. Response: This lot line adjustment application does not result in the creation of a flag lot.Therefore, ,. the provisions above are not applicable. /K9 Sunrise Lane—City of Tigard December 2019 Iii Lot Line Adjustment Page 7 5. Where a common drive is to be provided to serve more than one lot, a reciprocal easement that will ensure access and maintenance rights must be recorded with the approved lot line adjustment or lot consolidation. Response: This application involves a proposed lot line adjustment which does not alter the existing access or create a new access approach to Tax Lot 400 or Tax Lot 500, and a common drive is not proposed with this application. Therefore, to the extent applicable, this provision is satisfied. 6. Any access must comply with Chapter 18.920, Access, Egress, and Circulation. Response: As previously noted,this application involves a proposed lot line adjustment which does not alter the existing access or create a new access approach to Tax Lot 400 or Tax lot 500.Therefore,to the extent applicable,this provision is satisfied. B. Exemptions from dedications.A lot line adjustment or lot consolidation is not considered a development action for purposes of determining whether special flood hazard area,greenway,or right-of-way dedication is required. Response: The proposed lot line adjustment application is exempt from dedication, as allowed per the provision above. 18.810.040 Recording Lot Line Adjustments and Lot Consolidations A. Recording requirements. Upon approval of the proposed lot line adjustment or lot consolidation, the applicant must record the lot line adjustment or lot consolidation with Washington County and submit a copy of the recorded survey map to the city,to be incorporated into the record. B. Time limit. The applicant must submit the copy of the recorded lot line adjustment or lot consolidation survey map to the city prior to the issuance of any development permits on the reconfigured lots. Response: The provisions above will be met when applicable. IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Tigard Development Code. The evidence in the record is substantial and supports approval of the application. Therefore,the Applicant respectfully requests that the City approve this Lot Line Adjustment application. `fir► AK9Sunrise Lane—City of Tigard December 2019 Lot Line Adjustment Page 8 u c SUNRISE LANE LOT LINE ADJUSTMENT APPLICATIONgcc re TAX LOTS 400 AND 500 OF TAX MAP 25.1.05DA, LOCATED IN THE SOUTHWEST 1/4 OF SECTION 5, 03 = W swNr Ur K TOWNSHIP 2 SOUTH, RANG 1 WEST, WILLAMETTE MERIDIAN,TST,WALw J pp CITY OF TIGARD, WASHINGTON COUNTY, OREGON Ad UF� y I, SW BARROWS RD t 2� �� uj i'` OWNER/APPLICANT SHEET FOEX: PIECEIVED Z 3D f EM&J DAVIS FAMILY, LLC 01 COVER SHEET t-. PROJCT SITE y Y J _ LL " �. CONTACT: MIKE DAVIS 02 LOT LINE ADJUSTMENT PLAN DEC 1 9 2��9 � PO BOX 19418UJ I t J Y a PORTLAND, OR 97260 TIGARD (n Q o tj PLANNIN�iENGINE W PLANNING / ENGM�RNVG / 3URVEYN�K3 FIRM Z La - — Sha -i = J J I AKS ENGINEERING & FORESTRY, LLC. a�zCONTACT: MIMI DOUKAS; AICP, RLA O 12965 SW HERMAN ROAD, SUITE 100 J Z r; TUALATiN, OR 97062 Q o PHONE: (503) 563-6151 VICINITY MAP ~ 3 NOT TO SCALE LEGEND EXISTINGEXISTING DECIDUOUS TREE STORM SEWER CLEAN OUT ZONE' R-7 STORM SEWER CATCH BASIN CONIFEROUS TREE STORM SEWER MANHOLE FIRE HYDRANT A GAS METER ® WATER BLOWOFF (— WATER DISTRICT 11GARD WATER DISTRICT Y GAS VALVE m W WATER METER o GUY WIRE ANCHOR - W WATER VALVE POWER POLE BIER D13TRK►T CLEAN WATER SERVICES DOUBLE CHECK VALVE 0 POWER VAULT POWER JUNCTION Box - cn - 5 AIR RELEASE VALVE -- /� SANITARY SEWER CLEAN OUT o POWER PEDESTAL $W MENLOR LN SANITARY SEWER MANHOLE O COMMUNICATIONS VAULT W ' I SIGN COMMUNICATIONS JUNCTION BOX EXISTING PROPERTY LINE STREET UGHT ,y COMMUNICATIONS RISER > - -- ��/ PRS � � OFXTAX TMAP 2S.1.05DA MAILBOX V Q - Z - - TAX LOT 400 RIGHT-OF-WAY LINE - - EXIm - I 3 rax MAP 25I o5 O PROJECT P1�8E= LOT LINE ADJUSTMENT BOUNDARY UNE co I// - PROPERTY LINE - - - -- L CENTERLINE -_ - _. — _ _ — — - - CREEK --- – –>-– --- –, DESIGNED BY JF CURB DRAWN BY MHJ TAX LOT 5OO ADJUSTED PROPERTY LINE EDGE OF PAVEMENT CHECKED BY---------------------------- ___ - BGAI>= / AS NOTED TAX MAP 2S.1.05DA -- EASEMENT DATE: 12/12/2019 2019 FENCE LINE - __- .--__.. -- -_ REGISTERED PROPESSIO GRAVEL EDGE .. .. ..... ... .. LAND SUR POWER UNE \ J OVERHEAD WIRE RY 12,2016 COMMUNICATIONS UNE - - - -- - -""- HAEL S.KALINA 89553PLS SITEMAP FIBER OPTIC LINE RENEWS:9/30/21 NGAS UNE NOT TO SCALE _ REV 90N5 STORM SEWER UNE - - - -TM- - - -n- SANITARY SEWER LINE \ WATER LINE JOB NUMBER \ 7194 SHEET 01 u�Lu v> ¢� ¢U I I / Z 0 / � RADIAL N19'09'47°W\�ll / ✓p / -- ---- -- -- -- CURVE TABLE L� R LOT 188 +M� 1 I CURVE RADIUS DELTA LENGTH CHORD F- W o A/ Cl 195.83' 12'49'31° 43.84' N64'25'28"E 4374' ` x SW NIENLOR'LN .. C N89733 II W Q a _ a W TRACT'X' / Z W /d z z W 1 I o EK ESTATES NO a'/ 3 /, = J x �o - - TancT'Y' IRE CR { / y� tt E ----rl-NILLSN -- - ~ --- --- �� /' J Z I LOT 1B7 LOT 182 LOT 183 LOT 184 LOT 185 H3 I BUILDING BUILDING o /-.----- -------_- _ -- SCALE1"=40 FEET W TAX LOT 600 $ - _ -- -- - / LOT 170 40 D B z ,D ORIGINAL PACE q 22'v ZE J4' Z Z TAX MAP 25105DA BUILDING SW FALKLAND CTG LOT ni (PRIVATE- TRACT'2)- CL LOT 172 I LOT 780 LOT BUILDING-'LOT LOT, LOT 176 / `:/ I / / - - -- - 179 178 Z LOT /�� W (EXCHANGE AREA 1 a" j -173 li I (TAX LOT 400 TO /� _ ------------- Q TAX LOT 500) BUILDING ' 0.42 ACRES± I ,7 / /r LOT 174ca — 4'25, 'Z I/(-.F�-- --- BUILDING - -- - - - I s. LOT 175 TRACT'S' J Q -- 58737'16"E 72433' W EXISTING AREA ' /' 138 ACRES± ? 1= . ADJUSTED AREA: ' r TAX LOT 400 EXISTING AREA: /1� 0 96 ACRES± / y. TAX MAP 2S.105DA 1.26 ACRESf li LAD LISTED AREA. — — 1,68 ACRESf a S — — — — — — _ --j — TRIBUTARY TO SUMMER CREEK _ TAX LOT 500 i — — — — — — — — _ — — EXISTING PROPERTY LINE LOT 48 yr / — — — _ — 58737'16"E 78148 ' TAX MAP 25.1 OSDA � I a LL I _. � DE9glFD BY 3 DRAWN BY MHJ EXCHANGE AREA 2(TAX \T LOT 500 TO TAX LOT 400) _ 11�WETLAND BOUNDARY n- PACIFIC CHECKED BY MSK-- - yslF AS NOTED 700.89' l i 0.84 ACRES± I y I r CREST�� T 737 74' 1•E: 12/12/2019 ..- ... .. .. N8737'16'W 838.63 OT 47 '. ,:. ' .. ... ... ... ... ... ....' ... � L � REGISTERED GRAVEL _ LAND ND S SURR RED TAX LOT 201 EcoN ARY 12,2016 TAX LOT 300 TAX MAP 2S105DD S' � 89558PLS o TAX MAP 25.i.O5DD ted./�/2� LOT 46 REVI9aH5 0 JOB NUMBER 7194 SHEET 02 �1111r+ FIRST AMERICAN TITLE Property Research Report SUBJECT PROPERTY 14705 SW Sunrise Ln R481641 2S105DA00500 Washington OWNER Davis,Michael K Davis,Jeanne R DATE PREPARED 12/09/2019 PREPARED BY samaya@firstam.com �. C4 Customer Service 503.219.8746 First American 7-itle cs.oregon@firstam.com ®2018 Feral American FinanoaI Go,Wmbon andior,fa affilatea. -" AN nghk reserved.I NYSE FAF 139203000418 MCustomer Service Department tiZ � � Rf °, Phone:503.219.TRIO(8746) 44 FirstAmeriean Title Fax:503.790.7872 a Email:cs.oregon@firstam.com Date: 12/9/2019 OWNERSHIP INFORMATION Owner:Davis,Michael K Parcel#:R481641 CoOwner:Davis,Jeanne R Ref Parcel#:2S 1 05DA00500 Site:14705 SW Sunrise Ln Tigard OR 97223 TRS:02S/01W/05/SE Mail:5970 SW Spruce Ave Beaverton OR 97005 County:Washington PROPERTY DESCRIPTION ASSESSMENT AND TAXATION Map Grid:654-H5 Market Land:$0.00 Census Tract:031909 Block: 1049 Market Impr:$0.00 Neightborhood:Cpo 4b Bull Mtn Market Special:$116,450.00 School Dist:48J Beaverton Market Total:$116,450.00(2018) Impr Type: % Improved:0.00% Subdiv/Plat: Assessed Total:$630.00(2018) Land Use:6401 -Designated Forestland-Vacant- Levy Code:51.73 Residential Tax:$10.94(2018) Std Land Use:OTHR-Other Millage Rate:17.3787 Zoning:Tigard-R-7-Low Density Single Family Exemption: Residential Exemption Type: Lat/Lon:45.42306734/-122.83068532 Watershed:Fanno Creek-Tualatin River Legal:ACRES 1.37, FORESTLAND-POTENTIAL ADDITIONAL TAX LIABILITY PROPERTY CHARACTERISTICS Bedrooms: Total SgFt: Year Built: Baths,Total: First Floor: Eff Year Built:1971 Baths, Full: Second Floor: Lot Size Ac:1.37 Acres Baths, Half: Basement Fin: Lot Size SF:59,677 SgFt Total Units:1 Basement Lot Width: Unfin: #Stories: Basement Total: Lot Depth: #Fireplaces: Attic Fin: Roof Material:Shake Cooling: Attic Unfin: Roof Shape: Heating:Forced Air Attic Total: Ext Walls:Wood Building Style: Garage:Basement-Garage 464 Sq Ft Const Type: SALES AND LOAN INFORMATION Owner Date Doc# Sale Price Deed Type Loan Amt Loan Type DAVIS,MICHAEL K&JEANNE R 5/25/1993 $192,500.00 $154,000.00 Conv/Unk Sentry Dynamics, Inc.and its customers make no representations,warranties or conditions,express or implied,as to the accuracy or completeness of information contained in this report. Customer Service Department Phone:503.219.TRIO(8746) r First American ride Fax:503.790.7872 Email:cs.oregon@firstam.com *4w Date: 12/9/2019 OWNERSHIP INFORMATION Owner:Davis, Michael K Parcel#:R481623 CoOwner:Davis,Jeanne R Ref Parcel#:2S105DA00400 Site:Tigard OR 97223 TRS:02S/01W/05/SE Mail:5970 SW Spruce Ave Beaverton OR 97005 County:Washington PROPERTY DESCRIPTION ASSESSMENT AND TAXATION Map Grid:654-H5 Market Land:$0.00 Census Tract:031909 Block: 1049 Market Impr:$0.00 Neightborhood:Cpo 4b Bull Mtn Market Special:$107,950.00 School Dist:48J Beaverton Market Total:$107,950.00(2018) Impr Type: %Improved:0.00% Subdiv/Plat: Assessed Total:$590.00(2018) Land Use:6401 -Designated Forestland-Vacant- Levy Code:51.73 Residential Tax:$10.27(2018) Std Land Use:OTHR-Other Millage Rate:17.3787 Zoning:Tigard-R-7-Low Density Single Family Exemption: Residential Exemption Type: Lat/Lon:45.42317593/-122.82974576 Watershed:Fanno Creek-Tualatin River Legal:ACRES 1.27,FORESTLAND-POTENTIAL 114W ADDITIONAL TAX LIABILITY PROPERTY CHARACTERISTICS Bedrooms: Total SgFt: Year Built: Baths,Total: First Floor: Eff Year Built: Baths, Full: Second Floor: Lot Size Ac:1.27 Acres Baths, Half: Basement Fin: Lot Size SF:55,321 SgFt Total Units: Basement Lot Width: Unfin: #Stories: Basement Total: Lot Depth: #Fireplaces: Attic Fin: Roof Material: Cooling: Attic Unfin: Roof Shape: Heating: Attic Total: Ext Walls:Wood Building Style: Garage: Const Type: SALES AND LOAN INFORMATION Owner Date Doc# Sale Price Deed Type Loan Amt Loan Type D R HORTON INC-PORTLAND 9/20/2001 0000095692 $668,800.00 Other $1,900,000.00 Conv/Unk Sentry Dynamics, Inc.and its customers make no representations,warranties or conditions,express or implied,as to the accuracy or completeness of information contained in this report. �1rrr �1 .�.a. 9_. 9 �%•r - �t05 gum -t81 53 ,b8115705e11� a,_ .5 It6 t6i Iso�8 1� S 54 • �^•� -it TOt ; & g y 13 S 1 Y �� 1 IAe B AC t. I `P r� s'ao�o"° ? \fi ISO CJs d°l�+ ~T Woo � } �� ter,`} j Ae s2�. d t RACE Y. Q'`,'? f Sr S 78C t re om S �le�o „�r�1 i�� TRACT-s• �v 6.60 Ar- 1111111 Ctit ioo f" 492, 583'x 1sii' '(b It* �� y�* - ;-f UBfA:. !r 170 7000 °AgaGq m&y' X172 !roo &8 • � . t 00 I$00 txaq• 80 747gI7�76! k k. 73Ja tx)f Ph#rn DWJ QL21 i.li JtCaYiA Oi Z 1. 400 175 127AC 3)4c e8 ' 1 — u)4P WIN Wig — • e7 46 4 j n t I: X35.0 ' • _.- QT1 7.sa Ac wyx � I, Z'O �y d r..Rea- 'a►k'ln)••�'jr, , st P.�B AC 51 -78' MIM}.i 4 AL ><atas,f}y�ni:;}}•)gn]xuxlnr+ctl}i {��y,,u�7 • '� }hfli)::[IiiiN!Sttt}:iiMIIMN�{�}ft}lXtiNllf}�t}}XiMMepx;:}�}Y.u)}iF1)llrt i tR19• i7f[tNMriKle}rii��riJ iMtftXtliiifif'1t!)X[flAlff:Y.flS3µfIF.Y'!)riS13Httli:[I uifH4 i 1� N L •4t ♦Yt•,t t FirstAmerican Title'" "—SW ROUNOTREE OR C = r SW JENSNIRE LN " 3v. i w � z *46W1i� 2 z -EN a f LL SW MAV VIEW WAY ~ � 3 . 3 w C4 t4ClN4 —SW fIRTRTE DR-01' D S ALKLAND C T SW KLIPSAN L SW KLIPSAN CI I I ' D D C 7 z a W, f 3-- N SW SEAVII W LN a I � � l � a 3 i N � '► ill """ FirstAmerican Title"' '..s .40,11i; I$ ,row N..u!_wARUHrr 0180nA/Id/..I «P„a.,_--- -_ ---= 91063265 y .OK WARRANTY DEED Waahlnpton CountyA�Jiff�v 20 } , ms's ttvN• KNOW ALL MEN BY THESE PRESENTS,Thal........l3A1.1)... i'i% /�..and CARMEN SPEZZA 1� hereinafter called the grantor,for the consideration hereinalier stated,to grantor paid by. 9h-,223 MICiIAEL..J:...Ut�VIS .and..JLANl1S.lt....1)AVI5, P.O.Box. 23144, Tigard eremafter called the grantee, does hereby grant, bargain,sell and convey unto the said grantee and grantee's heirs, successors andLv 1 resigns,that certain real property,with the tenements,hereditaments and appurtenances thereunto belonging or op• r pertaining,situated in the Coun(v of llashington ., and State of Oregon,described as follows,to-wit: j W) A tract of land located in the Southeast one-quarter of Section 5, •[+ Township 2 South,Range ). Hest of the Willamette Meridian, in the County Pr• of Plashington and State of Oregon, more particularly described as follows: ) ;. _3 BEGINNING at the Southeast corner of said Section 5; thence North 89a491 _ 4lest fn1lowing the South line of said Section 5 a distance of 42G.23 fee;. to an iron pipe; thence Horth 06541 East parallel within the East line of said Section 5 a distance of 1752.10 feet to an iron pipe and the true Point of booinnina of the tract herein to be described, said point being the Southeast corner of a tract of land conveyed to Robert H. Hazen and , Roberta la Hazen by deed recorded August 9, 1979, Fee No. 79031931; thence �= North 00571 east parallel within the Cast line of said Section 5, and following the East line of said Hazen tract a distance of 670.03 feet to rsr an iron pipe; thence East parallel within the South line of said Section 5 a to a point ot, t1io East line thereof; thence South following the EaTt li>)e IIF SPACE INSUFFICIENT,CONTINUE DESCRIPTION ON REVERSE SIDE) over '` To Have and to Hold the same unto the said grantee and gronlee's heirs,successors and assigns forever. And said grantor hereby covenants to and with said grantee and grantee's heirs,successors and assigns,that ; grantor is lawfully seized in tee simple of the above granted premises,free from all encumbrances and that 11': grantor will warrant and forever defend the said premises and every part and parcel thereof against the lawful claims '}-'r�`•;Yrr' I and demands of all persons whomsoever,except those Claiming under the above described encumbrances. T. ij� , The true and actual consideration paid for/his transfer,stated in terms of dollars,is$95,000.00 .. F” t, +. mHowever, the actual consideration consists of or includes other property or value given or promised which�.� is ; t the whole:. �; pert of the consideration(indicate whith).�(The sentence between the Wmbols0,1J not applicable,should be deleted.See ORS 9J.OJ0.) +-r In construing this deed and where the context so requires,the singular includes the plural and all grammatical changes shall be implied to make the provisions hereof apply equally to eonorations and to individuals. In Witness Whereof,the grantor has executed this instrument this 2 1 th da t February._ 1/y89 i W a corporate grantor,it has eaueed ih_nome to be signed nn se aRixed by ' e/!seers,duly authorized thereto by order of its board of directors. j THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTN - SCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING / 4-r�t '-'�"+•' ` - I' THIS INSTRUMENT. THE PERSON ACQUIRING FEE TITLE TO THE t. - PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR 1 COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. I STATE OF OREGON, STATE OF OREGON.County of........................................................)JR. WASHINGTON ... t...........................................ss. 9............. \. C4up�y yf ........................................... ....... `r !•.; I Z/Z7/ ....... 1989 Personally appeared...............................................................................and / ................................................... - � ........................................ ................. ...............who,bang duly sworn, •� -•.aC I each for himself and not one for fhe other,did say that the former is the .,«., Pot Rrad to aiwve named :'.•:.! ,.`If •AN ....... ..................................................................... sidenf and that the/alter is the „ $ CARMEN SPEZZA re P P t ..;�....................................................... ......................................................................secretary of.......................................... _...,...,,�i`i.i .... .. .. .. ........... ... .. r. •� —. ;.�H^.• t• .... ._.... ... .......................................... .... .a corporation. ..- '` r c:a ,gq aeknds'ledged the foregoing lmtru- .. .. �• ;": ;'+r�•-•��-L{]]ddL•,-� a�1��11EI�,j1t he[eo!a!!!s f foregoing Instrument b thecorporate 1 - d'Nat' volunmry a r d deed, pfd alhae•f p-arien And that the s-irs nr..•n[slg—d nodal d:nape- f ' . Q. . d •� �rt. .;;, t: - alt of IdcorporationY aufhorif of!h board o!directors;and each of ' �C:. {,Sti�;•`•. hemacknowledged said(mfrument to be in vdunfary act and deed. :: s .. E, .•1�l 1Before me: Ia :�t�-% �9EAL,C/ ..• ,. /.//' (OFSEAL)FICIAL L �I ffublie ter Oregon 1/2O� Notary Public for Oregon 4 •N,,,,I�tl.tlaaradsdon ezpiras: My eonuniadon e:Plrss: PI[..[vldlby. n[si:i:il STATE OF OREGON, a. �' - a.ANtOA'a NAM[AND wee.[[[ "' U.,1: ... County of.............. certify t l ru- ........ .... meat was receivedfor recohd ouin st he ...... .. .. .�,L �..y. I _......_._..............._......_....._._.............. ...... ... ......_._..........._... ....... ...... , n recorded day of ...,19 ..., aaANT[['/NAY\ANO ioo.iii et .......,oCloCk M. and rdtd aPAC[.[a[RV[e ' An..,...,el•L..Iv..,.. in book/reel/volume No.......................on Michael K. Davis ryDec Page........................or as fee/fife/instru- ___._._._..._._......... P. O. Box 23144 ment/roicrolilm/reception No.................. '""` _...._........................... ; Record of Deeds of said county. ? _ _..._._.._.......... y ._?'iqar .d.__nr• 97223 �' " Witness m hand and sea( of County affixed. a I MR; U-1111•hose.4 w"Istedall h[[tal—Is 0.11 f .a » .t Is Its.I.NaelnR a//nu, M _....................._ ................................ ..... .........._......._._.._..........-._.... ...................................................................... ., ,� ....... ...... .. .. .......... .............__... HAM[ TITLE AMR w:, MAN a.ADOX m.2N,.._....._. ........_................. By....................................................Deputy T,L� 1 -17 of said Section 5 to the Northeast corner of a tract of land described in contract to Richard J. Barksdale and Linda L. Barksdale, recorded May 2, 1976, in Book 1071, page 243; thence North 09341 401, Nest following the North line of Parcel I of said Barksdale tract a distance of 424.23 fact to a point) thence continue Westerly along the North line of said Barksdale tract to an angle corner thereof; thence North 10*461 East a distance of 388.60 feet to a point in the center of a 40 foot wide county road as dedicated by instrument recorded in Book 147, page 01, Deed Records of Washington Countyl thence 89*471 East 50 feet. following the centerline of said roadway to an angle corner therein, on the Westerly line of said Hazen tract; thence South 10*461 Vest following the . j Westerly line of said Hazen tract a distance of 338.60 feet to an iron pipe; thence East following the South line of said hazon tract a distance of 344.26 feet to the true point of beginning. This decd is aivcn in fulfillwwntL of ConLracL Document i;8UU47895 -11121 AMM: f I M! 8YATE OF ORrooN County Of Washington so I Jerry R H r Of Assessment and i"Atio, '"'. If 0 veyances for M • coant 4 or of Con the vI 0 yab 0 enity that and recoed rdof,W" ' Ived 011.9cordso*at unty. A or of 'off sit Ex- C ILI ME. Doc 9106322665 Rect: 65606 Ism 38.00 11/13/1991 04:29:46PM blow, 7 t _ 2S 1 05DA 2S 1 05DA Z : 3, '� 's i m ";,s $ v�..o 0- • s Xa�e°1757`«.ci£$8'°°°oa.6m» s sP»a•1roao0r5 a-axaiyrds1—�a°t,o.•g •®--aac,.°�D/:�cR YQW 7a7P ae>retroare,aa'-g.o as ecl"e•ae°a,°�oa°af.. 'D�`�CRi 9F»»Rni,n°o»o iw ian in _R-= S&8 ax7•a 7 �8 3 ,xxmw9'u°a1S.n7°°° Rs..�n_maiew..°xxo�s»nw°'"..Sa'8 g�±,�a��.r are8'aeO toy 2 i+ 7. 22 0 38 114 eama:a,7aoau•x7oe°4,°o 8888-`;�F e oaa?ao11ra,$44e,9°,.a.m'Rm apav,- iNS'lfn• 8'e_x,� :2°9 • g9 ° y 4 • 108% a 3 — _ - s .11 W8 o3B =4 : Z 113 LL8w.2288 la 112 15 e' c TRxaaAmiCoi wgT a s8 024 sZ 9 728 427 ° ,ca n— a'eEe"s zLFF7, aanneeww xarww"snewww zsxrw."waww aarwvrsuswww sr/+,nawwwzw « ` wy w •°� °p 0° ;.;. : .a•, "4'-2 i n � Rae ., ' « 'n .8: a41 e. `ox 27 26 2 xe 2-0-226 i 2 65 7 8ROUNDTREE s e. ,Rew ,wrw' a ;C e4�°8�' n,4 ;>f-woas7Ar .DR7IrdV.-E_,a.•e :� '42y q Xa F ' Ms� 88° . was �,q=�,> an "•u,° Rxn° � ae,. x ° ,9 a 5 ,saw rssw rszw '— rs,w17 18 26 " .wcmcmmm ° . ° � xwQ R U A sw787 sw Z mil J,3 z °^ 7> f .,ae, a 44 > t i LLJ °°,t 0 s s s 1125 .- \f I f r � a 15600x " s �NSFIIRE ab a (CR 3071) LANE 11 "5 .�.a Vmr:x, anw ,I� 1 700 P - 43 2 +,e.x J a"P O '., W 0 •47a 98x 13700- �Y 'l J SW as si. n•e eo.a• r aa•o p .,t47. >- v. 15600 sA,>s 77, w l; ply.. 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