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MIS2008-00004 411tOTICE OF TYPE I DECISIOO ., LOT LINE ADJUSTMENT (MIS) 2008-00004 II HARRIS/GILBERT LOT LINE ADJUSTMENTS TIGARD 120 DAYS = 7/15/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HARRIS/GILBERT LOT LINE ADJUSTMENTS CASE NOS.: Lot Line Adjustment(MIS) MI S2008-00004 Lot Line Adjustment(MIS) MIS2008-00006 PROPOSAL: The applicant is requesting Lot Line Adjustment approval to adjust two (2) property lines which will reconfigure three (3) separate parcels. Parcel 1: (Lot 1) of 7,614 will become 7,500 square feet. Parcel 2: (Lot 7) of 9,922 will become 10,556 square feet. Parcel 3: (Tract B) of 507 will become 275 square feet. OWNER OWNER PARCEL 1: Carolyn Harris PARCEL 2: Joel &Marsha Gilbert 825 SE 146th Avenue 4802 SW Scholls Ferry Road Portland, OR 97233 Portland, OR 97228 APPLICANT: Wmdwood Construction, Inc. 12655 SW North Dakota Street Tigard, OR 97223 LOCATIONS: Parcel 1: 9640 SW Shady Place;WCTM 1S125DC,Tax Lot 5900. Parcel 2: 9670 SW Shady Place;WCTM 1S125DC,Tax Lot 6500. Parcel 3: Tract B Ash Creek Gates Subdivision;WCTM 1S125DC, Tax Lot 6700. ZONING DESIGNATION: R-4.5; The R-4.5 zoning district is designed to accommodate detached single-family with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.510. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF TYPE I DEQSION PAGE 1 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT n • CONDITIONS OF APPROV• THE FOLLOWING CONDITIONS SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE CHERYL CAINES IN THE PLANNING DIVISION AT 503-639-4171. 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Planning Department. The survey map shall include all access and utility easements. 2. Following recording, the applicant shall provide evidence to the City that the Lot Line Adjustment survey map was recorded within 18 months of this decision. 3. The applicant shall provide evidence that Tract B was legally consolidated into Lot 7 or the subdivision was re-platted to eliminate the tract. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information &Proposal Description: The three parcels are located within the Ash Creek Gates subdivision (SUB2006-10002) at the SE intersection of SW 74th Avenue and Barbara Lane. This eight lot subdivision has an existing single-family home on lot 4 with new homes constructed on lots 2, 5 and 6. Homes are being constructed on lots 1 and 3. Lot 7 is vacant at this time but a new residence is proposed for the site. Tract B lies adjacent to both parcels and will become part of lot 7 through either a re-plat or lot consolidation processed by Washington County. This tract is subject to a turnaround easement to the City of Tigard and was necessary at the time of the subdivision approval to meet code requirements for dead-end streets. Now that Shady Place connects with SW 72nd Avenue, the turnaround is no longer necessary. The applicant is working with City Staff to vacate the turnaround easement. The applicant is proposing to adjust two property lines which will reconfigure three separate parcels (lot 1, lot 7, and Tract B). This adjustment will enlarge lot 7 and provide more flexibility for the placement of the proposed house. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of these adjustments; three (3) lots exist and three (3) lots will remain after the proposed adjustments. The R-4.5 zone has a minimum lot size of 7,500 square feet. In any event, the lots will be 7,500 and 10,556 square feet after the adjustment. Therefore, this standard is satisfied. NOTICE OF TYPE I DECISION PAGE 2 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT B • 4110 y reducing the lot size the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; Lot 7 is currently vacant. A site plan for the proposed house was submitted. The lot line adjustment affects a side yard of the site. The proposed home meets the required 5-foot setback from the line between lots 1 & 7. Setbacks for this lot will be reviewed again at the time of building permit application. A home is currently under construction on lot 1. Only the rear yard setback is being affected by this adjustment. After this adjustment, the home will be approximately 48 feet from the new property line. The rear yard setback requirement in the R-4.5 zone is 15 feet. Therefore, this standard has been satisfied. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation; • Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement; and • Setbacks shall be as required by the applicable zoning district. Lot 1 is reduced from 7,614 to 7,500 square feet. Based on the plat Lot 7 is currently 9,922 square feet, but the applicant's plan shows the square footage as 9,936. The applicant has been conditioned to provide a copy of the survey map to verify the size. After the adjustment, lot 7 will be 10,556 square feet. Both lots still meet the average minimum lot width of 50 feet. The above standard requires lots created through the partition process to front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot-wide access easement. The lots have been previously platted through the subdivision process which requires at least 25 feet of street frontage. Both parcels exceed this minimum requirement. Lot 1 is a corner site with approximately 60 feet of frontage on SW Barbara Lane and 120 feet on SW Shady Place. Lot 7 has about 50 feet of frontage on Shady Place. Setbacks are met for the home under construction on lot 1 as discussed previously. Because lot 7 is currently vacant, setbacks will be verified during the building permit review process. Dimensional standards for the R-4.5 zone are met. With regard to flag lots: • When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed lot line adjustment does not involve flag lots;therefore,this standard does not apply. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. Both parcels have access to a public street. Lot 1 is a corner lot and fronts both SW Barbara Lane and SW Shady Place. Lot 7 has frontage along Shady Place. No new accessways are being created with this application. This criterion is met. NOTICE OF TYPE I DECISION PAGE 3 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT Where a common drivillb to be provided to serve more thane lot, a reciprocal easement which will ensure acces nd maintenance rights shall be rec ed with the approved partition map. There are no common drives for the two parcels involved. Each will have direct access onto a public street. Both lots will access Shady Place. Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress, and Circulation. No new accessways are proposed with this application. Each site will access a public street as approved during the subdivision. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right-of-way dedication is required. Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON MARCH 19, 2008 AND BECOMES EFFECTIVE ON MARCH 20, 2008. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. 6k2A,` L '< <a`'"p,z) March 19, 2008 APPROVED BY: Cheryl Caines DATE Associate Planner NOTICE OF TYPE I DECISION PAGE 4 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT I I LJJ tZ —1 I CITY of IIGARD —� Q — I L-------- GEOGRAPHIC INFORMATION SYSTEM____�__i 1 VICINITY MAP I 1 L_ 1 - 1 __ -� — ) LN MIS2008-00004 SHAD r�------ MIS2008-00006 i _ + HARRIS/GILBERT LOT LINE ADJUSTMENT 7* ELMW OOU ST LN LOLA P o3' � LEGEND: SUBJEC F . SITE BARBARA / - rat LVItS FER;R, r LN '� RG. �.1 I n _I/ ' C1TR0�- ' _... EON17a1 i0 -4. YF Erlel`°.,Y ` OUR4.1 RS •.'; ,.....,,,,_ ‘............4111 C 1 : --�� Z Tigard Area Map it 1�, / 0 60 120' 160 240 300 Feet v 1'=217 feet \----------------N 10 a \ *) \ •-•\. \ Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd VENTURA Tigard,OR 97223 (503)6394171 1 1 I- ---] http//www.ci.tigard.ocus Plot date: Mar 18,2008;C:\magic\MAGIC03.APR Community Development v CITY OF Thal'.PO PLANNNG 1 V:S OW WA R 1 4 7068 C t. .-by( .� ' .�_.� .(.,,..,. - 1 e >g F� 9f tz TRACT 1 RECORDED AS DOCUMENT NO: '2 O Ole / cq SO 6 4. "1 TS" PAGE 1 of 2 Revised 5/I`7/0 8 1 S, R1 W, W. M . OREGON FD 3/4" IP DAMAGED LEANING WESTERLY .■ -_ IN SET MON BOX 2' RIGHT-OF-WAY j�, 1 16 DEDICATION ;V CTi' t44' - fl 3.81' U nil y - s 89'05'29" E 70.00' - • C10 III" C4 • N69'15'29'W , N 89'15'29" W 56.75' FD 5/8" IR r___ _ • • 0.20 S'LY (3) N00'46'56"W UP 0.70 I 10.52 • • I p 27.00' 27.00' O C2 C5 \ 8 C11 LOT 1 DOCUMENT NO \ / 95-77815 • 7,614 SD.FT odd 0 39 Vc0. I 8' PUE obi� (TYPICAL) N • `N N U N w 8 d \ N C:3 , m . \ S77'26'57"W„ 3.00' S 89'15'29' E 70.00' m -p I 9.95' . ce I' PUE r TRACT 'B' \ o{I', old 1:y4-1,1,,c- YPICAL) 1�l1RNAROUND i...: Ay) FD 5/8" IR _ n EASEMENT TO ` l' � A9- •_,h ) 0.22 rLY (3) _~ THE CITY OF •. .` ^ 60' • TIGARD : +, L �cV v \ ' N12'33'03"W 03 C6 i 7;/ 22.00' LOT 7 of �' e r " S7726'S7"w x • 9922 SQ.FT. Oa 1 23.29' 104s-4—New 3 8 C3 \ C7 a IC12 w CV In W o in N • , l-lIn O to. v° 100'45'55"E 7.76' 0 o n In 11.25 U, •........2C13 Z N 8 C8 ' 35.25' z 29.82' •C9 109.87' • 383.82' INITIAL POINT .►'" • 1S125DC-06700 • • ASH CREEK GATES OWNER OF LOT 1 3/I do D /,_ I , S 1S125DC-06500 ZcroL GILBERT JOEL S&MARSHA I 9670 SW SHADY PL TIGARD,OR 97223 1 S125DC-05900 HARRIS CAROLYN 9640 SW SHADY PL TIGARD,OR 97223 • City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 • so • FAx TRANSMITTAL TI G A R D Date: October 22, 2009 Number of pages including cover sheet 3 To: Scott From: Hap Watkins Co: Fidelity National Title Co: City of Tigard Fax: 503-274-5472 Fax: Phone: 503-718-2440 SUBJECT: MIS2008-00004 MESSAGE: The lot line adjustment recording document is the metes and bounds description. The drawing shows the approximate line. The proposal was change lot 7 from 9,936 sq ft to 10,556 sq ft. • THIS SP• PROVIDED FOR RECORDER'S USE ✓ co Iec After recording return to: Joel S. and Marsha I. Gilbert / 0,5 9670 SW Shady Place (, Tigard,OR 97223 Until a change is requested all tax statements )G �. � ' OW7 shall be sent to the following address: �. ..� Same as above Escrow No. Title No. • BARGAIN AND SALE DEED FOR PROPERTY LOT LINE ADJUSTMENT Carolyn Harris , Grantors, conveys to, Joel S. Gilbert and Marsha I. Gilbert as tenants by the entirety, Grantee, the following described real.property: SEE EXHIBIT"A" FOR PROPERTY TRANSFERING GRANTOR IS.VESTED BY DOC. NO. FEE NO. 2007-066260 GRANTEE IS VESTED BY DOC. NO. FEE NO. 2006-144507 GRANTOR AND GRANTEE EXECUTE THIS DEED TO FACILITATE AN APPROVED CITY OF TIGARD, COUNTY OF WASHINGTON PROPERTY LOT LINE ADJUSTMENT CASE FILE NO. 2008-00004 This property is free of liens and encumbrances,EXCEPT:THOSE OF PUBLIC RECORD BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER SECTIONS 2,3, AND 5 TO 22 OF CHAPTER 424, True consideration for this conveyance is$ 0.00 (Here comply with the requirements of ORS 93.030) Dated this �, < day of 'AT') J, > (;'�, )� .:1 ti r. GRANTOR > c� L; Carolyn Harris GRANTEE GRANTEE Joel . Gilbert M. sha I. ilbe 4� • - STATE OF OREGON County of Washington ss. • This instrument was acknowledged this of ;76 2008 by. Carolyn Harris. Joel S. Gilbert and Marsha 1. Gilbert. OFFICIAL SEAL rr1 NICOLA T.11MM ) Notary Oregon 1 T :J ( ry Public for Ore �` •. t�lU7F;RY PU6LIC-O(�EGON `ri • COMMISSION NO.3859 2 ) ( MY COMMISSION EXPIRES JAN.21,2009 My commission expires: I • • • • Portion ofLot 1 to be'transferred to Lot 7 . Legal Description A portion of Lot 1 of the plat of Ash Creek Gates., as recorded in Washington County, Oregon as Document Number 2006125066, records of said county clerk, more particularly described as follows: Commencing at the Northeast corner of Lot 7 of said plat; Thence South 89°1,5'29"East on the North line said Lot seven a distance of 70.00 feet to a corner common to Lots 1 and 7, and the true point of beginning of the land herein described; • Thence South 29°26'53" West a distance of 47.03 feet; Thence South 77°26'57" West a distance of 23.29 feet to a.point on the East right of way -of SW Shady Place. Thence North 34"04'56"East a distance of 32.04 feet; Thence North 55°04'56" East a distance of 34.03 feet to the true point of beginning, ". • • AFFIDAVIT OF MAILING 1111 • I, Patricia L. Lunsford beingg,� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of tflgard,Washington County,Oregon and that I served the following: {akApp Bl } © NOTICE OF DECISION FOR MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT (File NoiName Reference) ❑ AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit "B", and by reference made a part hereof,on March 19,2008,and deposited in the United States Mail on March 19,2008,postage prepaid. tA / 1 (PersomiT.t Pre.. -d oti STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of I{ ,2008. ! ?: OFFICIAL SEAL SHIRLEY L TREAT NOTARY PUBLIC-OREGON j COMMISSION 418777 MY COMMISSION EXPIRES APRIL 25,2 011 /°(►"'{^ ,�I NOTARY PUBLIC OF OREGON My Commission Expires: Ia /1 I • • EXHIBIT A NOTICE OF TYPE I DECISION LOT LINE ADJUSTMENT (MIS) 2008-00004 HARRIS/GILBERT LOT LINE ADJUSTMENTS TIGARD 120 DAYS = 7/15/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HARRIS/GILBERT LOT LINE ADJUSTMENTS CASE NOS.: Lot Line Adjustment(MIS) MIS2008-00004 Lot Line Adjustment (MIS) MIS2008-00006 PROPOSAL: The applicant is requesting Lot Line Adjustment approval to adjust two (2) property lines which will reconfigure three (3) separate parcels. Parcel 1: (Lot 1) of 7,614 will become 7,500 square feet. Parcel 2: (Lot 7) of 9,922 will become 10,556 square feet. Parcel 3: (Tract B) of 507 will become 275 square feet. OWNER OWNER PARCEL 1: Carolyn Harris PARCEL 2: Joel&Marsha Gilbert 825 SE 146th Avenue 4802 SW Scholls Ferry Road Portland, OR 97233 Portland, OR 97228 APPLICANT: Wmdwood Construction,Inc. 12655 SW North Dakota Street Tigard, OR 97223 LOCATIONS: Parcel 1: 9640 SW Shady Place;WCT1v11S125DC,Tax Lot 5900. Parcel 2: 9670 SW Shady Place;WC vI 1S125DC,Tax Lot 6500. Parcel 3: Tract B Ash Creek Gates Subdivision;WCTM 1S125DC,Tax Lot 6700. ZONING DESIGNATION: R-4.5; The R-4.5 zoning district is designed to accommodate detached single-family with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally.Some civic and institutional uses are also permitted. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.510. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF TYPE I DECISION PAGE 1 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT •CONDITIONS OF APPROVAL. THE FOLLOWING CONDITIONS SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE CHERYL CAINES IN THE PLANNING DIVISION AT 503-639-4171. 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Planning Department. The survey map shall include all access and utility easements. 2. Following recording, the applicant shall provide evidence to the City that the Lot Line Adjustment survey map was recorded within 18 months of this decision. 3. The applicant shall provide evidence that Tract B was legally consolidated into Lot 7 or the subdivision was re-platted to eliminate the tract. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information&Proposal Description: The three parcels are located within the Ash Creek Gates subdivision (SUB2006-10002) at the SE intersection of SW 74th Avenue and Barbara Lane. This eight lot subdivision has an existing single-family home on lot 4 with new homes constructed on lots 2, 5 and 6. Homes are being constructed on lots 1 and 3. Lot 7 is vacant at this time but a new residence is proposed for the site. Tract B lies adjacent to both parcels and will become part of lot 7 through either a re-plat or lot consolidation processed by Washington County. This tract is subject to a turnaround easement to the City of Tigard and was necessary at the time of the subdivision approval to meet code requirements for dead-end streets. Now that Shady Place connects with SW 72 Avenue, the turnaround is no longer necessary. The applicant is working with City Staff to vacate the turnaround easement. The applicant is proposing to adjust two property lines which will reconfigure three separate parcels (lot 1, lot 7, and Tract B). This adjustment will enlarge lot 7 and provide more flexibility for the placement of the proposed house. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of these adjustments; three (3) lots exist and three (3) lots will remain after the proposed adjustments. The R-4.5 zone has a minimum lot size of 7,500 square feet. In any event, the lots will be 7,500 and 10,556 square feet after the adjustment. Therefore, this standard is satisfied. NOTICE OF TYPE I DECISION PAGE 2 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT • • By reducing the lot size the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; Lot 7 is currently vacant. A site plan for the proposed house was submitted. The lot line adjustment affects a side yard of the site. The proposed home meets the required 5-foot setback from the line between lots 1 & 7. Setbacks for this lot will be reviewed again at the time of building permit application. A home is currently under construction on lot 1. Only the rear yard setback is being affected by this adjustment. After this adjustment, the home will be approximately 48 feet from the new roperty line. The rear yard setback requirement in the R-4.5 zone is 15 feet. Therefore, this standard has been satisfied. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation; • Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement; and • Setbacks shall be as required by the applicable zoning district. Lot 1 is reduced from 7,614 to 7,500 square feet. Based on the plat Lot 7 is currently 9,922 square feet, but the applicant's plan shows the square footage as 9,936. The applicant has been conditioned to provide a copy of the survey map to verify the size. After the adjustment, lot 7 will be 10,556 square feet. Both lots still meet the average minimum lot width of 50 feet. The above standard requires lots created through the partition process to front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot-wide access easement. The lots have been previously platted through the subdivision process which requires at least 25 feet of street frontage. Both parcels exceed this minimum requirement. Lot 1 is a corner site with approximately 60 feet of frontage on SW Barbara Lane and 120 feet on SW Shady Place. Lot 7 has about 50 feet of frontage on Shady Place. Setbacks are met for the home under construction on lot 1 as discussed previously. Because lot 7 is currently vacant, setbacks will be verified during the building permit review process. Dimensional standards for the R-4.5 zone are met. With regard to flag lots: • When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed lot line adjustment does not involve flag lots;therefore,this standard does not apply. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. Both parcels have access to a public street. Lot 1 is a corner lot and fronts both SW Barbara Lane and SW Shady Place. Lot 7 has frontage along Shady Place. No new accessways are being created with this application. This criterion is met. NOTICE OF TYPE I DECISION PAGE 3 OF 4 MIS2008-00004/MIS2008-00006-HARRIS/GILBERT LOT LINE ADJUSTMENT • Where a common drive ise be provided to serve more than olot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There are no common drives for the two parcels involved. Each will have direct access onto a public street. Both lots will access Shady Place. Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress, and Circulation. No new accessways are proposed with this application. Each site will access a public street as approved during the subdivision. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right-of-way dedication is required. Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON MARCH 19, 2008 AND BECOMES EFFECTIVE ON MARCH 20, 2008. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. 6/V-A-4-' 'r March 19. 2008 APPROVED BY: Cheryl Caines DATE Associate Planner NOTICE OF TYPE I DECISION PAGE 4 OF 4 MIS2008-00004/MIS2008-00006-FIARRIS/GILBERT ]..OT LINE ADJUSTMENT W �T CITY of TIGARD _--/ 4. /CI ) GEOGRAPHIC INFORMATION SYSTEM lk� VICINITY MAP LN MIS2008-00004 SHADY e - MIS2008-00006 HARRIS/GILBERT LOT LINE / ADJUSTMENT ELMWOOD ST LN Ili LOLA P ›\ n1111" CO�. LEGEND. 41Wir 111" SUBJECT SITE BARBARA i -•RSFFRR jRO , .LI LN _ / y cci s Ii{/-.. 9 r 411 < - 6EEF BEND RD. DURHAM•• RD if •Z •Tigard Area Map H gill N 0 60 120 180 240 300 Feet rr 07- 1'=217 feet • .• Wit 1111 °o " 4oCa� Information on this map is for general location only and should be verified with the Development Services Division. • VENTURA - - 13,ar,O H97223 Tigard,OR 97223 (503)639-4171 . \ I� http:llwww.ci.tigard.or.us Plot date:Mar 18,2008;C:\magic\MAGIC03.APR Community Development PRELIMINARY RECFJFQ CITY OF TIGA€O PLANNING DIVISION MAR 1 4 2008 I?Y 6.(.&wiNy ®: 'E 3- !S-08 CI TVOF- iyAFi TRACT 1 RECORDED AS DOCUMENT NO: cg O 0 to / 0 66. --ITS" PAGE 1 OF 2 Revised 1S, R1W, W.M . 5//-7/08 OREGON FD 3/4" IP DAMAGED LEANING WESTERLY i4.- ----- IN SET MON BOX 2' RIGHT-OF-WAY I0 DEDICATION E;'a r ba�� J_M i z 3.81' N -- S 89'05'29" E 70.00'• • �' • C10 .416-31 C4 H 89'15'29" W 56.75' N89'15'29"W ---) I — _ — — _. FD 5/8" IR • 0.20 S'LY (3) • N00'46'56'W UP 0.70 1052 • • I 0 - 27.00' 27.00' 0 C2 I C11 LOT 1 DOCUMENT NO 1 95-77615 ' • 7,614 SQ.FTr�6�' A' 39 o d162 ° o = \CFC:3 � I 8' PUE rn N• L (TYPICAL) - • e � /� N N Q U V N, ` `) 1-Cr a. N. 1 m \ S77'26'57"wr S 89'15'29' E 70.00" m 9.95' . < NI 1' PUE r TRACT \ �I'' 3 Old �b lii!'ic �� W YPICAL) n TARNAENT TO ' " ?' ^81.47 ' 0.22 5/8 E'LY (3) 1 rye,. .•. THE CITY OF • c Cl 60' • TIGARD �> e� �ti, l 1 ' / N1233'03"W 0000 CO 22.00' CI; w• C6 17 1 e ` 57726'STW LOT 7 of l 23.29' 9922 SO.FT.-0i(�, 3 38 j j0, —N' C3 , C7 / I `C12 Cl W an W 0 . � . 0 U, N0O'45'S5'E 7.76' of• o n + 11.25 N tV .„..2C13 z `4 °o C8 s 35.25' z 29.82' ;C9 109.87' II 383.82' INITIAL POINT ----- --..se_ • • EXHIBIT Carolyn Harris MIS2008-00004/MIS2008-00006 825 SE 146th Avenue HARRIS/GILBERT LOT LINE ADJUSTMENT Portland, OR 97233 Joel&Marsha Gilbert 4802 SW Scholls Ferry Road Portland, OR 97228 Windwood Construction,Inc. 12655 SW North Dakota Street Tigard, OR 97223 Carolyn Harris 9640 SW Shady Pl. Tigard, OR 97223 Joel S. &Marsha I. Gilbert 9670 SW Shady Pl. Tigard, OR 97223 r 0 / LOT LINE ADJUSTMENT TYPE I APPLICATION = ' • • .. Elf P III Citygf710Perniz Center 13125 SW Hall BM, 7" OR 97223''CU�rf`° ' p. Are: 503.639.4171 Fax:503.598.19 � �/.t�` • MAR ® e 2008 GENE�INFORMATION �!'R�:,y�. PARCEL 1 �_ n.1�5 ��I �� p11f Property ( l 4/ 7 lr I� Pro a Address/Locations : $/� t:K�� F Tax Map&Tax • M(s): /5/2 ( UU ORS j�FF USE ONLY Site Size: 74/1/ Case No.(s): t'.(S a-0)7-61)0 0 e f' Property Owner/Deed Holder(s)*: (Attach list it more than one) Ocher Case No.(s):f /S oZ00•g�DODO Address: 4/-d A geur1, -$as- se -peel-1 Receipt No.: .9.oo 2 9( q ay/State: j Xi J 1C Zip: e? ']2.33 Application Accepted By. S-7E 0W Primary Contact: yon Clr✓l Date: 3161 O 2 Phone: 6--e) S ,:o 3�" 76 2 0 Far r . PARCEL 2 4. Date Determined Complete: 3- 17.-0 S Property Address/Location(s): / A / C i\auin�o7 ,�1' �/� L/t•C c�cwpk‘muen\land use appfie,6omUocrix adjusm�wt app.doc q,° 70 s� ,Sh4 �1 Ohe e - Tax Map&Tax Lot H(s): t51 g"'j 1 r . c(4,S`U'B • Site Size: y f 2,2-. Property Owner/Deed Holder(s)°: (Arndt list if more than one)JJC-I 6l/O('4 REQUIRED S _ TTAL ELEMENTS Address: 3.4 6,/fro • 160A S r.Ai ,5,:i)/151:-c ;-G (Note: applications will net be accepted City/State: ,4/d,/ , t-e. _ Zip: 1 without the required submittal elements) Primary Contact: lu..l ( j her. Application Form Phone: ta t r).- 5"jc-fO Fax sva 2Q7 as70 'Owner's Signature/Written Authorization ' Applicant=•/Agent: IIJA4 ljJ&)D ed't/S r .L?trC• 'Title Transfer Instrument or Deed Address: p.4,S''- S kJ 'UgJ,L.7•/f DA&TI* S 14 -.1�` (ePreliminary Map(2 copies). • Gry/State: ) ?5A • Zip: . Primary Contact: Site/Plot Plan(2 copies) Phone: Fax: �SitelPlot Plan(reduced 8l/t'x 11) Applicant's Statement(2 copies) When the owner and the applicant are different people,the applicant must be (Address Giulia in TDC 18.410.040)- the purchaser of record or a lessee in possession with written authorization Fee 5478.00 from the owner or an agent of the owner. The owners) must sign This , Ting application in the space provided on the back of this form or submit a written ._._- • authorization with this application- . ROPC L SUMMARY . The owners of record of the subject property request Lot Line A_ifus went A. permission to adjust: Ze{t;. 444 tr'T 1-104(e kl I Padh 7 parcels of 7A1P1 7A1 and Q9-22- (number) (acreage or square footage) into -1 t 7 parcels of 12& and /07/AF (number) (acreage or square footage) E •d LS88 '0N ict7i :b pnni •t •uuiu • List any VARIANCE,CONDITIONAL USE,SENSITIVE LANDS,OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: • To consider an application complete,you will need to submit ALL of the REQUIRED_SUB,M TTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. • (Derailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT ♦ X'be above request does not violate any deed restricdo i.y he attached to oric�np_ so ed upon the subject . • If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,may belt-yoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. • DATED this day of H A 0-0 20 6) • r , ''� orized Agent's Signature Owne ignature Phi .0 1♦ i. : Owner's Signature - •• S Signor —"QM • ti 'd 1588 '0N 1A1,17 :17 011117 •c uuiu CITY OF TIGARD 3/6/2008 13125 SW Hall Blvd. 12:01:44PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000000727 Date: 03/06/2008 Line Items: Case No Trait Code Description Revenue Account No Amount Paid M I S2008-00004 [LANDUS] Lot Line Adjustment 100-0000-438000 416.00 MIS2008-00004 [LRPF] LR Planning Surcharge 100-0000-438050 62.00 Line Item Total: $478.00 Payments: • Method Payer User II) Acct./Check No. Approval No. How Received Amount Paid Check WINDWOOD CONSTRUCTION ST 29698 In Person 478.00 INC Payment Total: $478.00 • • ckeecipt.rpt Page I of I i D W County,Oregon —^ —----T• �. • 08/14!03:08:55 PM 20U7-06626 .•�. D-DW Cnt=1 Stn=8 C PFEIFER $10.00$6.00$11.00$175.00-Total=$202.00 0 1 a a+F k' THIS SPACE RESERVI 111111111111113 1111111111111111111111IIII �e� o 01128157200700662600020020 q �q. I,Richard Hobemlcht,Director of Assessment and : i% 4 f 1.'''.=:,, Taxation and Ex-Officio County Clerk for Washington .r`„i•,q.,. ,nt; County,Oregon,do hereby certify that the within '• :,�:5 :'C Instrument of writing was received and recorded In the :: =N�; • <E P— I book of records of sold cou ,r ..,�;;�;: i Richard Hobemkht,Director oAssessment , '',+:•+ Taxation,Ex-Otriclo County Clerk After recording return to: Carolyn Harris 9640 SW Shady Place Tigard, OR 97223 Ji .: Until a change is requested all tax statements shall be sent to the following address: ,,,4 Carolyn Harris 9640 SW Shady Place �•..ryy`.• ''.." Tigard, OR 97223 4147:41:::.'-*' ; WASHINGTON COUNTY LI P. REAL PROPERTY TRANSFER TAX t V File No.: 7034-993383 nt . ' ` ( ) ?� •`*'',r` FEE PAID DAT Date: April 25, 2007 ' aY_ STATUTORY WARRANTY DEED • �z Ash Creek Properties, LLC,an Oregon Limited Liability Company, Grantor, conveys and warrants to Carolyn Harris, Grantee, the following described real property free of liens and encumbrances, Vexcept as specifically set forth herein: L.~ LOT 1,ASH CREEK GATES,IN THE CITY OF TIGARD, COUNTY OF WASHINGTON AND STATE OF OREGON. TOGETHER WITH AN UNDIVIDED 1/7TH INTEREST IN TRACT"B",ASH CREEK GATES, IN THE CITY OF TIGARD,COUNTY OF WASHINGTON AND STATE OF OREGON. Subject to: 1. Covenants, conditions, restrictions and/or easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. The true consideration for this conveyance is $175,000.00. (Here comply with requirements of ORS 93.030) Page 1 of 2 n. • r APN:82148958 Statutory Warranty Deed File No.:7034-993383(nt) -continued Date:04/25/2007 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 197.352. Dated this I I day of t,�,u - . 20c$ i. Ash Creek Properties, LLC By: M. Dale Richards, Member STATE OF Oregon ) )ss. ' County of Washington ) —) This instrument was acknowledged before me on this \l day of 9 , 201---) ,72,.:,,....;_. u-u•:,......_.sh Creek Properties, LLC, on beha • the. 1ter'°'' OFFICIAL SEAL -- fi _ NICOLA T.TIMM )� 4410 i �.. NOTARY PUBLIC-OREGON 9 `,Or • COMMISSION NO.385$42 l MYCOMMISSION EXPIRES JAN.21,2009 r� Notary Public for Oregon My commission expires: b y 11/44. NIL R;Cis 60 e04 /36k- o1" � Page 2 of 2 • Washings unty,Oregon 2006-144507 12/09120 :09:39 AM D-DW Cnt=1 Stn=8 C PFEIFER $15.00$6.00$11.00 5200.00-Total=$232.00 1111111111 1111 11111 IIIIIIIIIII 111111110111M % `�1./ a t;- rw THIS SPACE RESET I,Richard Hobe0104 Director 0090 e�'50t70030030 4 6 k (N 4 yip . ;•f•\i:;•`� Taxation and Ex-Officio County Clerk for Washington -, - ' 7 _ - County,Oregon,do hereby certify that the within �yt, •_ =.:1 instrument of writing was received and recorded In the r P.v-A'i' ■ illy I book of records of said cour n 1 'GM ''..4';" I ¢; ���f: I Richard Hobemicht,Director of AAssar essmPennttmand ..c. :: . Taxation,Ex-Officio County Clerk After recording return to: Joel S. Gilbert and Marsha I. Gilbert 9670 SW Shady Place Tigard, OR 97223 Until a change Is requested all tax statements shall be sent to the following address: Joel S. Gilbert and Marsha I. Gilbert 9670 SW Shady Place Tigard, OR 97223 ,. 'or,. WASHINGTON COUNTY g:�`rg;;; � ).' REAL PROPERTY TRANSFER TAX File No 7034-949826(nt) . : •,.,,, g 2� pp Date: December 06, 2006 ,' : FEE PAID ATE -"a' . •46,, • • T. STATUTORY WARRANTY DEED t=5-4. Ash Creek Properties, LLC, an Oregon Limited Liability Company, Grantor, conveys and warrants 0 to Joel S. Gilbert and Marsha I. Gilbert as tenants by the entirety, Grantee, the following (Z described real property free of liens and encumbrances, except as specifically set forth herein: 8 See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. izil Q Subject to: 1. Covenants, conditions, restrictions and/or easements, if any,affecting title, which may appear in the public record, including those shown on any recorded plat or survey. The true consideration for this conveyance is $200,000.00. (Here comply with requirements of ORS 93.030) Page 1 of 3 • • APN: Statutory Warranty Deed File No.:7034-949826(nt) -continued Date:12/06/2006 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 197.352. Dated this i day of � - -� , 20 Ashcreek Properties, LLC By: M. Dale Richards, Member STATE OF Oregon ) )ss. County of Washington ) —Q This instrument was acknowledged before me on this —1 day of &._�__' , 20 bZ-Q„, by M. Dale Richards as Member of Ashcreek Properties, LLC bri-tiehalf-vf tt e . - Notary Public for Oregon VA1 N!'" �. ;7'I My commission expires: ARY PUPS {�>►; 11,9440k4. , :gym Page 2 of 3 • • APN: Statutory Warranty Deed File No.:7034-949826(nt) -continued Date:12/06/2006 EXHIBIT A LEGAL DESCRIPTION: Lot 7, ASH CREEK GATES, in the City of Tigard, County of Washington and State of Oregon. TOGETHER WITH an undivided 1/7th interest in Tract "A", ASH CREEK GATES, in the City of Tigard, County of Washington and State of Oregon. Page 3 of 3 • • assessor.txt Assessor Information Tax Lot Number: 1S125DC06700 Property Address: 0 Mailing Information: ASH CREEK GATES OWNER OF LOT 1 00000 Assessor Taxlot Size: 0.01 (Acres) Building Square Footage: 0 (Square Feet) Assessed Land value: $0 Assessed Building value: $0 Total Assessed value: $0 Last Sale Date: Sale Price: $0 Page 1 lIIIIiM ASH CREEK GATES KURAHASHI A REPLAT OF A PORTION OF LOT 26, TRACT 1 RECORDED AS DOCUMENT NCT ao06/•a SO4,6 15580 &A JAY YCS STREET.SUITE 200 OF THE PLAT "BOULEVARD HEIGHTS" PAGE 1 CF 2 BEAVERTON,OREGON 97006 (503)644-6842 LOCATED IN THE SE 1 1/4 OF SECTION 25, T1 S, R1 W, W.M. J.N. 2309 CITY OF TIGARD, WASHINGTON COUNTY, OREGON AUGUST 04,2006 FD 3/4'IP DAMAGED 122.00' MF51ERLr- �/IJ� IN N SET NON�f / i NW CORNER GATES - - _ Boa(376/PAGE 254 2SW BARBARA LANE 2'RIGHT-OF-WAY• 2'RIGHT-OF-WAY NOT RESET I N (NW CORNER S.1/2 LOT 26) / DEDICATION ,N., I /- DEDICATION "HmcAMP I S 8915'29'E 4 3.81• {$� \ /5 8905'29'E 70.ar -y, RAMP �I ' 86915'29'5 / filitirMI / -66A7 / 60.00' x4.06/1 I 11215' CIO �. C4 4 8915.29_w 36.75 J R-+4.00' I CI ED L•22.01' -f �� t iD S/6'92 O 19 'JO CB-S 43'42'73'W / / e'PUE 'Th • 0.20 SLY(7) •NORTH SCALE: I•-5C7 d-IO.e1• , (TYPICAL/ 10.ao' Nar4e'362'.W I 1 • 1_70916.56'8 UP 0.70 6 9013'53' / • 9P,IN71/ I I lost IP I • c ;IA b// SIR LOT'� • 27.ar 27.00• p° /9,;� yA9/ a :. °oI i I a 8773 SOFT. I C2 C4 .- • LQS DOCUMENT NO. 2 RIGHT-OF-WAY I//l / °n CIt I \ L�1 93-77615 oEDICATtoN i/ /1RACT'A• LCTT4 I I 1 • 7,614 SOFT. $ ; 39 4 786)sort. 0 8762 SOFT. I I Ln 8'PUE a sA W 13'SAl9TARY -21.03 LS 8918'04'E 17269' 1Q_•• Z N IF `° U REFERENCES Wl I SETTER EASE- 10'STWN SEVER EASEMENT `a ,f �' MI _ 8'PUE S49/ GE 8 flit THE BENEFIT OF LOTS 2 1 5 ` 0 u \ In 0. S.N. 14,359 p (TYPICAL 549/PAGE N O S.N. 14.795 I IT i� I. 245. o .I S• 1 �(w 1 ¢ S.N. 16.499 r 8 ^ 0 1 ce S.N. 17,650 z eo.64' -O 42.20' (� 8 'T �I" LOT 2 m '( s \ s77.26•srw.23.00' 5 8915'29"E 70.00' m S.N. 18,793 58915'48"s 723.04' -J` -+ S.N. 20.619 25 1 z 8.127 SOFT. `' 'Q `% 9.95' ¢ S.N. 29.114 , I 25'WIDE ACCESS Al UTILITY EASEME)T •22 8 I 3.1? 8'P11E SO .CT " 1 .3 S.N. 30288 FOR THE BENEFIT OF LOT 4 I 'I s ar4o'3a'w (TYPICAL) 1 TURNARa(w0 I rn s/e'w g BOULEVARD HEIGHTS I H 90.ar 6970'01 37.76' • 4.00^y I[6/�e.o7 C� EAgYENT TO , m 0.22 ELr(3) • THE RAZBERRY PATCH N 8914'48'W 100.00•(4x10) 25.05_ 77.17 5 8016'04'E 109.60' 1 a THE O N ,� GC-022 W ° 58016'04'E 74.95' •• BEARD 8)2.33.03_N > N v 1 Q 1116 22.00' LOT 7 0•�'• `57776.57'5 Q Ci 8 ^g 1 • 1 23.29, 9922 SOFT. 38 12 DOCUMENT N0. 93-64759 ^ m LOT 6 SOFT. 1013 C31 Cl 1 / p d u la LOT 5 8 W pd .� 10.562 SOFT. I I SW CORNER LOT 26,TRACT 1 V R a• 1•`( : b 'BOULEVARD NEId1T5" i T 800'45'551: ° N / }, 5 6670'17 W 17.76• a• 17.25 ' N 8 ��t3 2 • CB\ \ 5 6914'46'E 100.00' = 5 6914'46'E 100.00' 100.69' / k' • 29.62' • '\ +09.67 88823'35'w 100.03• N 8914'48"W 383.82' • SIP 06 POINT',A�+��. T 0.1 LP.PER(5) FD 1/2'IP 890E Y IP ` S` LEGEND SLY 0.13'ON IRIE 0.1 1/82 IR(4) (e)ENCASED IN TREE ROOT Sy 0.10'NV LOT 28, TRACT 1 UP l.0' • • - DENOTES FOUND 5/8"IRON ROD WIl'N YELLOW PLASTIC CAP STAMPED "KURAHASHI &ASSOC. INC.'OR MONUMENT AS NOTED 0 -DENOTES 5/8"X30"IRON ROD WITH YELLOW PLASTIC CAP "BOULEVARD HEIGHTS" ' / - DENOTES FOUND 1/2"IRON PIPE OR MONUMENT AS NOTED STAMPED'KURAHASHI&ASSOC.,INC.' DOCUMENT NO. 2005-56563 REMAINING MONUMENTATION SET ON p - DENOTES SET 5/6"% 30"IRON ROD WITH YELLOW PLASTIC CAP _ DENOTES 5/8"X 30"IRON ROD WITH 1-1/2"ALUMINUM CAP N891S•15'W STAMPED"KURAHASHI&ASSOC.INC.' A. 264534 • 0C-022-032 STAMPED"KURAHASHI ASSOC."IN MONUMENT BOX GC-022-031 2'BRASS DMA p - DENOTES SET 1-l/2"X 1-5/8"COPPER PLUG STAMPED"KAI" REMAINING MONUMENTATION SET ON f0 3-1/4•ALUMINUM QSK ( (++) 11) X( - DENOTES SET 5/8" % 30"IRON ROO WITH ALUMINUM CAP CURVE TABLE NARRATIVE: STAMPED"KURAHASHI&ASSOC" IN MONUMENT BOX THE PURPOSE OF THIS SURVEY IS TO SUBDIVIDE THE CHORD CHORD LAND CONVEYED TO ASH CREEK PROPERTIES LLC IN 0 - GEODETIC CONTROL MONUMENT PER GC-022 CURVE LENGTH RADIUS BEARING LENGTH DELTA DOCUMENT 2006-84325 WASHINGTON COUNTY DEED DATE:10-(4,-06,, CI 22.01 14.00 545'42'35'W 19.81' 90'03'33' RECORDS INTO LOTS AND TRACTS AS SHOWN HEREON. REGISTERED FD - DENOTES FOUND 7PC - YELLOW PLASTIC CAP C2 30.81 150.00 506.39'59'E 30.76' 11'46'06' PROFESSIONAL IP - DENOTES IRON PIPE IR - DENOTES IRON ROD C3 34.86 150.00 N05'S3.34'W 34.78' 13'18.58' THE BASIS OF BEARINGS AND BOUNDARY LAND SURVEYOR STY, N•LY,EDE - DENOTES"SOUTHERLY","NORTHERLY', EASTERLY C4 22.36 14.00 S44'58'48'V 20.06' 91'31'27' DETERMINATION ARE AS PER SURVEY NO..30,288 KAI - DENOTES RECORD DATA&PER DOC. INC 20 WASHINGTON COUNTY SURVEY RECORDS. ". J,�v ( )(1) - DENOTES RECORD DATA PER DOC.N0. 2005-053666 C5 25.26 123.00 N06'39'S9'V 25.22' 11.46'06' ( )(2) - DENOTES RECORD DATA PER S.N. 30,288 C6 10.13 177.00 N10•54'37'V 10.13' 3'16'51' OREGON ( )(3) - DENOTES RECORD DATA PER "THE RAZBERRY PATCH" C7 31.00 177.00 N04.15'OB'V 30.96' 10.02'07' 40941 Y 14,2003 I CERTIFY THAT THIS SURVEY WAS TIMOTHY H.PLOTTER ( )(4) - DENOTES RECORD DATA PER S.N. 16.499 C8 7.94 20.00 010.36'43'E 7.89' 22'45'18' PREPARED USING HP 51645A ON 53535 / ( )(5) - DENOTES RECORD DATA PER"BOULEVARD HEIGHTS" C9 3.61 47.00 N19•47'25'V 3.61' 4'23'55' OCE 868342 POLYESTER FILM, EXPIRES 12-31-07 ( )(6) - DENOTES RECORD DATA PER S.N. 14,795 CIO 21.62 14,00 N45•01'12'V 19.53' 88'28'33' ( )(10)- DENOTES RECORD DATA PER DOC.NO. 93-64759 Cl) 36.36 177.00 N06•39'59'W 36.29' 11.46'06' ' ( )(11)- DENOTES RECORD DATA PER GC-022 C12 28.59 123.00 N05'53'34'V 28.52' 13'18'58' PUE - PUBLIC UTILITY EASEMENT SQ.FT - SQUARE FEET C13 16.06 14.00 N33'38'03'E 15.20' 65'44'16' S.N. - SURVEY NUMBER-WASHINGTON COUNTY SURVEY RECORDS • ASH CREEK GATES 1 A REPLAT OF A PORTION OF LOT 26, TRACT 1 RECORDED AS DOWNENT No• .an0‘./425066 I CITY OF TGARO_APPROVALS ICS OF THE PLAT "BOULEVARD HEIGHTS" PAGE 2 a 2 APPROVED T I?'—`r DAY Or e\c=rE,bar ,2005. LOCATED IN THE SE 1/4 OF SECTION 25, T1 S, R1 W, W.M. aTY OF TIGARD Cl_TYENOpQR CITY OF TIGARD, WASHINGTON COUNTY, OREGON BY 63,,......z.} I• 61�✓--^' ' SURVEYOR'S GERTIFIGATE AUGUST 04,2006 - APPROVED THIS/70T DAY OF 0410 611 2006. L TIIOTHY N ALCOVER,CERTIFY THAT 1 HAVt CORRECTLY MJRVEIED AND MARKED NM PROPER MONWdTS NE LAND REPRESENTED N THE ATTACHED SuBDI04500 PLAT Of'ASH CREEK GATES' CITY a TIGARD COMMUNITY QOOOELOPMENT DIRECTOR BEING A PORTION a LOT 26,TRACT 1'OO1REVANO XEIG,TV,LOCATED N THE SE 1/4,SECTION BY !'✓AY 17-, 9 f PART. Y.,R� RUSED AS .NAPINCTDN COUNTY.OREGON.SAID HAND BONG YOIIE J/ BEGINNING Al THE IRTAL PONT.A TORRID 1/2'NON PRE INSIDE a A Y NON PIPE N A TREE ROOT AT THE SOUTHWEST CORNER OF LOT 38,'ENE RA28ERRY PATCH'.WASHINGTON COUNTY WASHINGTON COUNTY APPS V PLAT RECORDS THENCE NORM 6914.48'HOST ALONG THE NORTH uNi a THAT TRACT a LAND ( DECLARATION: DESCRIBED IN DOCUMENT N0.2005-056563,WASHNOTON COUNTY DEED RECORDS 383.82 FEET. APPROVED THIS DAY a ,. ..v 2000. TO A FOUND 1/2'IRON R00 NOCH BEARS NORTHERLY.A DISTANCE a 0.10 FEET:THENCE NORTH WASHINGTW tt 00.0035'EAST,ALONG TIE EAST LIRE a THAT TRACT a LAND DESCRIBED N 70 DOCUMENT A T NO. KNOW ALL PERSONS BY MESE PRESENTS THAT ASH CREEK PROPERMES LLG AN OREGON UNITED E3-06/769.ENORTHE ON CONER DEED RECORDS.A DISTANCE a 7500 FEET.70 A SET BRASS '" PLUG AT THE NORTHEAST CORNER a SAID THE NNENT NO.E3-001759:THENCE NORM 601448' BY ,�' j X _ UABWTY COMUANR.00180 ME GONER a THE LAND REPRESENTED ON THE ANNEXED PUT.AND WEST.A DISTANCE a 100.00 FEET.AMMO ME NORTH ANE a SAID DOCUMENT NO.03-084759. MORE PARTICULARLY DESCRIBED N ME ACCOYPANTINO SURVEYOR'S IN ACCORDANCE TE•HAS CAUSED'ME TO A FOUND 5/O NON P00 WITH A YELLOW PLASTIC CAP STAMPED FEET ENCASH N ASSOC.INC.'. SUBDISIO S PUT TO BE PREPARED AND THE PRCKRTY SS OIN THE IN IC,THE NTH THE CPT THE EAST RUNT a WAY LIE a SE 74TH AVENUE(549/0 25 FEET TROT OF 1ER.74 F /I n PROVISIONS a O.R.S.CHAPTER 92 AND HEREBY DEDICATES TO THE PIUSUC,THE ADDITIONAL THENCE•ALONG SAD ROHT a WAY LIRE.NMI 00.40'3N LAST,A DISTANCE a 121.71 FEET,TO APPROVED TIOSL�DAY a l G� .2006. RUNTS a WAY.AND GRANTS ALL EASEMENTS AS SHOWN O7 NOTED. A SET BRASS PLUG.AT THE INTERSECTION N114 THE SOUTH RUNT Of WAY LIE OF SW BARBARA WASHINGTON 00 a COMMISSIONERS LANE:THUICE.ALONG ME SOUTH RUNT a WAY LDE a SAD SW BARBARA LANE,SOUTH /// II 691529'EAST,A DISTANCE a 413.81 FEET.70 A FOUND 5/B•NON ROD NTH A YELLDE BY /�"�Y CiP.i[} .SUYiO I� ABY�W1H01100D CO/ISOTRUCTNN NC.OREGON 1GNY�ELBEl1ABR1TY OCR/PANT, a LAND DESCRIBED N DEED DOCUMENT N0.05-077815.WASHINGTON COUNTY KED RECORDS TRACT f / yA yA THENCE,LEAWIO SAD RGIT a WAY,SOUTH 00'4V2E'WEST.ALONG TE NEST L91E a SAID APPROVED 1163 Iq DAY a OZ-TDPE.Q., 2006, -—� /• ppWMEN(T NO.9}077N5•A DISiNKE a 10500 RE.,70 A FOUND 6/6'NON P00 NM A ONECIOP a ASSIfSYENT AND TAXATION M.DALE RICHARDS- SOOT YELLOW PLASTIC CAP STAMPED'KURARASN•ASSOC.INC.'.AT THE SOUTHWEST CORNER a SAID DOCUMENT Na 95-077815,HENCE.SOUTH 8915'28'EAST,ALONG THE SOUTH LNE a SAID (WASHINGTON COUNTY ASSESS00) DOCUMENT NO.95-077315,A DISTANCE OF 70.00 FEET,TO A FOUND 5/0'RCN ROD NM A YELLOW PLASTIC CAP STAMPED•KURAIASHI•ASSOC.NC.',Al THE SOUTHEAST CORNER a SAID DOCUMENT NO.95-077815,ALSO BE61G A PONT ON ME BOUNDARY Lilt OF'ME RAIEERRY BY AAe. L - .. "-H �.2:' PATCH':THENCE.ALONG SAD LINE SOUTH 00.1029'WEST.A DISTANCE a 99.34 FEET,TO THE • -/� 7 FX) NITIAL PONT.CONTANNG 1.89 ACES YORE OR LESS. ATTEST MIS oZA DAY a j/['.t�LT I ,2006 Ol••Y.\,9, AS PER 0.RS.94.070(2)•I HEREBY CERTIFY THAT ME RNINNNO CORNER MONUMENTATON TO BE 7 //, i SET WITHIN MIS SUB0N901 SHALL BE ACCO IPUSIED NTH 1 YEAR FOALOWNO THE RECCIONG DIRECTOR a ASSESSMENT AND TAXATION. P•�:�;•'FF1 a THIS PLAT,IN ACCORDANCE WITH O.R.S.92.060 EX-GPnao COUNTY CLERK ACKNOWLEDGMENT �F(/r J � �/ STATE a OREGON 22 NOTES CpyEyAN COUNTY a WAS TISTON S SS 1) THIS S 180105 511 15 SUB,E l f•QG 3' wCONI GTGN AND tt 0 1146 A i,RECTA=N • DOCUMENT NO. .. LT THIS INSTRUMENT WAS ACICN STATE OF OREWN ) /� 2) TICS SUBOVIS1011 IS SUBJECT TO THE COIO1110N5 a APPROVAL SET FORM IN OTT a COUNTY a WASHINGTON S SS BEFORE YE ON(✓C'RRE,Q I 2006 TIGARD PLANNING DEPARTMENT CASE FILE NO.SUB 2004-00000. BY N.• •.. •• - •- T OF Y006000 CONSTRUCTION INC. I DO HEREBY CERTIFY MAT�TTHfqIS$,S BINVISON FLAT WASJ RECOVER PIA. 3) THIS SUBOMSON IS SUBJECT TO AN 8 FOOT EDE PUBLIC MD EASEMENT ALONG THE FOR RECORD ON TINS F'ZO-DAY a/IL"J)I.&,P 2006. ��' /�^ FRON7A0E a Au LOTS AND TRACTS ABUTTING THE PUBLIC STREETS AS SHOWN. •AT 3:ON oaoa(P H.AND RECORDED N THE COUNTY CLERK RECORDS. � 4) A EASEMENT FOR LOIS 2•3 ARE SUBEDIT TO A 10 FOOT WOE PRIVATE STORM SEW I nir„M i vjs c F AS[MIEN7 FOR THE BENEFIT a TOTS 2&S AS SOWN. NOTARY PUBLIC-OREGON�� 5) COVET'A•SHALL BE OMAN AT MAINTAINED BY TNT OWNERS a LOTS 1 THNWCIH 7 PER TIE y ` •,i EX 7J ti q0940 COVENANTS CGNd,10N5 AND RESTRC7 0N5 AS NOTED ABOK. DEPUTY COUNTY.CIDE X00 NO' 6) TRACT'A'S SUBJECT TO STORM SEWER.SURFACE INTER.DRAINAGE,AN DETENTION MY COMMISSION EIPRES"50119 1. 10/Z) EASEMENTS OVER ITS ENTIRETY FOR TIE BENEFIT Of THE CITY Of TIGARD. 7) A PORTION OF LOT S IS SUBJECT TO A 25 FOOT PRIVATE ACCESS AND UTIJTY EASEMENT. AS SHOWN ON ME MAP.FOR THE BENEFIT a LOT 4,SAID EASEMENT SHALL BE MAINTAINED STATE OF DROWN t tt BY TIE OWNERS a LOTS 4 AND 5. ememir(a WASIINOtGI ) • e) TRACT'B',A PRnA1E TRACT,19 511B,ECT TO A TURNAROUND EASEMENT TO THE Ctt OF I DO HEREBY CERTIFY THAT N IS TRACING IS A COPY CERTIFIED TO ME, 11GARD AND TO ITS OESGEES BY THE 5IHVO49R OF MIS SRCNSOIA PUT.TO BE A TRUE AND EXACT COPY OF OE*DONAL APO THAT IT WAS)RECORDED CONSENT AFFIDAVIT 9) TRACT"If SHALL BE ONED AND MAINTAINED BY ME ONIER a LOT 1. ON 1E/4I H 0 pAY a(1C/ &R/2006. A SUBDIWSION CONSENT AFFIDAVIT PROP BANNER BANK [] A TRUST DEED BENEFpARr HAS BEEN REGARDED AS REM WING CORNER MONIlMENTATON AT.3'0N O•d.W(LY.IN THE COUNTY CORK RECORDS. DOCUMENT WIRER .(/7hG/-1 me7 WASOIGTON .�[/1/ COUNTY o®RECORDS. BEEN IN I N" _j 1 2iM,u CORRECTLY ASSEET WTI PROPER Uo7NONU ENIS AN SAN CORNERS OF PREPARED RDINO THE DEPUTY COUNTY ICON GL.`JA,/ SETTING a SAID MONUMENTS AND IS RECORDED AS DOCUMENT NO. WASHINGTON COUNTY DEED RECORDS APPROVED MS DAY OF 200_ DATE:O9.27.0(2 11111111311 PROFESSIONAL REGISTERED K U R A H A S H I. WASENGTON COUNTY SUREYOR ND SURVEYOR ASSOCIATES.INC. " / 15560 S.W.JAY STREET,SUITE 200 -.A. . ' 'L.LL. BEAVERTON,OREGON 97000 1 CERTIFY MAT MS SURREY WAS (503)644-6842 PREPARED US W HP 516401 INK,ON JANU IL,2001 J.N.2300 OM 868342 POLYESTER PRY. iB10111Y H.ALOIDER EXPIRES 12-31-06 I HEREBY CERTIFY THAT DOS IS AN EXACT COPY OF OE ORIGOIAL PLAT • • 3/3/03 WINDWOOD CONSTRUCTION INC. 12655 SW NORTH DAKOTA STREET TIGARD OREGON 97223 RE: LOT LINE ADJUSTMENT LOT 1 AND LOT 7 ASH CREEK GATES 18.410.040 APPROVAL CRITERIA THIS LOT LINE ADJUSTMENT IS REQUESTED TO ELIMINATE A TRACT B TURN AROUND EASEMENT WHICH IS NO LONGER REQUIRED BY THE CITY.TRACT B WILL BE CONSOLIDATED WITH PART OF THE TRACT GOING TO LOT 1 AND THE OTHER PART OF THE TRACT TO LOT 7. WITH THE APPROVAL OF ASH CREEK ESTATES,THE CITY HAS CONNECTIVITY BETWEEN BOTH SUB-DIVISIONS. IT WILL ALSO ADJUST THE LINE BETWEEN LOT 1 AND 7 TO CREATE A CLEANER LOT PATTERN. THERE IS NO ADDITIONAL PARCEL BEING CREATED,AND DOES NOT REDUCE THE MIMIMUM LOT SIZE. LOT 1 WILL BE 7500 SQUARE FEET,AND LOT 7 WILL BE 10534 SQUARE FEET.THE STRUCTURES WILL NOT VIOLATE THE ZONING CRITERIA.THE RESULTING PARCELS CONFORM TO THE ZONING STANDARDS,AND THE BUILDING ENVELOPE MEETS THE LOT REQUIREMENTS.THE SETBACKS ARE NOT AFFECTED.THE LOT LINE ADJUSTMENT WILL HELP BETTER SITE THE HOME ON LOT 7.THE FIRE DISTRICT APPROVAL IS NOT AFFECTED,AND THERE IS NO COMMON DRIVEWAYS. RIGHJT OF WAYS ARE NOT AFFECTED BY THIS ACTION. ENCLOSED ARE ALL OF THE FORMS AND EXHIBITS THANKYOU FOR THE CONSIDERATION OF THIS APPLICATION.ANY QUESTIONS PLEASE CALL DALE RICHARDS AT 503-780-4375 REGARDS DALE RICHARDS, PRESIDENT WINDWOOD CONST. INC R:12214712214 71SITE\LTI-9640 SW SHADY LN-PEARL.DWG,6/26/2007,KEVIN BANTON ' • SITEPLAN NOTES 1. EXCAVATION MATERIAL REMAINING ON SITE IS TO BE CONTAINED BY APPROVED SEDIMENT BARRIER. _ J (BUILDER TO VERIFY LOCATION). 5.=)t 11 y" %NCI- 2. GRAVEL DRIVEWAY: • S 8"REQ'D.MIN.20'FT. 3. DRIVEWAY MAX.SLOPE UPHILL 20% ,1 DOWNHILL 13% 4. GRAVEL D MIN.OF SI 4"INCHES E WALK OF AREAS ROCK WITH WHEN 14'•9' % 52'-0° 31'-3• REQ'D.BY SITE CONDITIONS. .. . O ag a� ,- \ 3�0 5. PROTECT STOCKPLIES OCT.1-APR.30 r= ti 0 . N 0.04'29"E 1 \tiy PER EROSION CONTROL HANDBOOK. ' ::::. - •. Lig-, 1111111 „MAO z- 98.00' • N iri_- ■a E�� UPPER FLOOR \ \. ........C. • h��•EL. .. a 50'•9^ _ 'l 1 Q II n I 1 �`� 1a 512'33 cc ss �. MAI FLOOR 22•t's . - m EL. 254.0'`. 4 N 1° •I. g• ., . o'er ✓ ��II 1515 z7711 i . r� cY v 5Q, •es® : o. Z oe _ — — m \�le 1 r `4:r DRI Ptik! °rs• IS�IIIII'� ■�{ H E .".. s•,e•,< j.K' 1 I 512°330 ri • ;M-E.. . ' ' •.• • rl E O -•E,l Ilk j 5 0°46'5•"E,....;ter.1 V•.,' <,, • i rte: v �� . \/ tib • � '�, "i? '-..: x�l 'r 1,N ... t y� ( ` �Fy tx I LI, Lam,... C4 >• a N /' � • �yAo I 0 . $W SHADY:PLACE • SCALE : 1" = 20' ■■ MAN MARCHED DESIGN ASRHOATH TOPOGRAPHY LWIL TION.I ACCURACY SOL RESPON LOT 1,ASH.CREEK GATES MTDEMATIHN.IT n THE sac NDMOfiEEm a nu 2 21 /4I,.� 7 im■ BUILDER TO RDDESIGTF SSOCIAIO.INC.I NOT (9640 SW SHADY PLACE), ANY LL° TEuL �FIro OWNERSO A�NPOEN FELD aDIFiCAT S. TIGARD,OREGON ALAN MASCORD DESIGN ^ ASSOCIATES. INC. PEARL CUSTOM HOMES C O L L E C T I O N •^�°• o'•'"W^^nm^^ ^„V O,RA"o ^,•--Im"9=°.^.T (7614 SO FT.) DRN 6/25/2007 KRB i • ■ F.Y41. 1 frP a w � 1 w. N }w car ` X07 I ADJUSTMENT 346 SQ.FT. cIA rn / FROM LOT 1 TO 7. Ct CC co m \ S77'26'57"W, 23.00' , S 89 '15'29" E 70.00' r m IV TRACT 'S'' \ �e.:0 ,�� PER R/S)r CC a 507 SQ.FT 03 TURNAROUND / "� '3 FD 5/8" IR —�� L.L., 7 EASEMENT TO `. ^�2 0.22 E'LY (3) A THE CITY OF c�. b ^ a TIGARD TO BE OLD LOT LINE. CNI VA TED. ‘. 03 N12'33'03'W CO Ci; _ 22.00' LOT 7 a) 23. 7 96'57"W OLD AREA=9936 SQ.FT. 38 NEW AREA=fO %SQ.FT. ' C3 C7 I 0/C -5 6 N 0 1 W \ 1 0 N00'45'55"E 0 !' "1 11.25 Oc °C8 5.25' z 29.82' •C9 109.87' 383.82' 4 INITIAL POINT o°�ti FD 1/2" IP INSIDE 2" IP 43• ell* (6) ENCASED IN TREE ROOT 5 NO Pevtsed S/l7lo8 fi+r v i s e d 5117/05 • . RECORDED AS DOCUMENT NO: =7.006 / j O G 4, PAGE 1 OF 2 - • DAMAGED STERLY E0x 2' RIGHT-or-mom, 7- DEDICATION S 139"0529. E 70.00. .. M 8915'299kW 56.75' N89'15 FD 58/ I � IR 0.20 SLY (3) . 403-46'56.w UP 0.70 1052 • . o - . 0 LOT 1 DOCUMENT NO. 95-77815 3 F,614 SQ.FT. � • ' .v o o A -- co 8' PUE osi N a2' A (TYPICAL) S c-° • ~ � N a . a c d . 1 s7-7-26•57-w. 23.00' - 89'15 29 E 70..00 '�' C • °t,.. FD 5/8' IR -----..r 0.22 ELY (3) C.\--.\ , , cv : NI2'33'03'w `I • 2200' • S LOT 7 ti ,• ' - 7 .'57"W 57 -, 23.2• - 38 , Cl I 7 i, 4D _ g . I _ N'c 45'55-E 0 11. • N . ■ 2 I2' ACS u� 1• .8T . INITIAL POINT F0 1/r IP INSIDE r IP `dS ;§ (6) ENCASED IN TREE ROOT 9`•e UP 1.0' • n H8915'155 .d /\1588 •ON1 - _-- °-. 14,17 I :b 011/17 •c •usimi 110..4-AJ-ia Lo 00,0 17)to 51 1,-,,x, 1„26., •Ca il ox.r,5.-_- ) iLZ2L4-Ark_a7zz--, --r , -It-1:6;4-4•D °tic,- c.2-)a., ...,?„.„.__ RECt,‘"PD • - • 0 - ' 7 MA.4, - 0 17 /5/ -5-4 60,26*- (056o 41? T=r (;:,4 716:7--7S JoT4 7 LOt t5-1- z----- 2 7:5-3 -c5 Q C-7- ( 7 ( 405 5 / '9,9..o y / La.- . 25-Y ...- I ii 7-fr Pfdiec4A ft/1C( a . _..._-----'-- --- - --'--- ..,. a . -17----- - . ,'- Z" to / 1,. ____.,7.,...,,. ,, , ,_ z............. exz' .... - -- a.216- , - t • . ..._ _........... -. 3-6) . . . • - •• 1,- 1---- -----) •••-• . ..---------- ----'.'----'',•:L'.-1 1— 2 517 , .. -• . ______ ___...----- . , -- ......,--- 7.7 ----------b- ' . „ 7-----.. - ..--' ' -.:, . •31,c6 7 . • s. liaT*7' illg 71a-qi '' 'f et\ •,-,.--- . •.- .Pq01 . 5 ir-tc, ir ' . .-