Thank you to the Landscape Committee  

In the month of June and July the Arbor Ridge HOA Landscape Committee volunteered their time, working in small groups, pruning the shrubbery and trees on the entire strip of  NW West Union Road.  The tree’s dead branches and thinning were done, to enhance the beauty of the landscaping.

But more than that, conversation were had, laughter was heard, and community Neighbor’s friendships were united.

The contribution of the Landscape Committee has saved the Home Owners Association a great deal of expense, which is greatly appreciate by all within the community.

Thank you to the Arbor Ridge HOA Landscape Committee for their years of dedication, and volunteering of their time to make our community beautiful.

The Arbor Ridge HOA is responsible for the property commonly referred to as the “wetlands” and Identified as Tracts “C” and “T” on the plot map of the development. These are the area where the beaver dams are located.  However, that responsibility is constrained and bound by use restrictions.

There is concern that water is collecting in the wetland areas to the East and through the stream way which may put homeowners at risk. Tualatin Valley Clean Water Services was contacted and asked for an assessment of the situation – for general flooding and the impact from the beaver dams.

The Clean Water Services team explained the purpose and design of the wetlands is to act as a buffer for the water flow to prevent flooding and washouts. Therefore, it is expected that water will collect, pool and raise in level in these areas. We are assured that the environment was developed with consideration to the longer flood cycles. We were educated on the behaviors of the beavers and the impact of their activities on the area and water levels. None of the information provided by the Clean Water Services representative was in conflict with what is observed while walking throughout the wetlands and verifying water levels and the size and number of dams.

There have been several discussions about the beaver dams and our ability to trap or modify the dams. The HOA cannot take any action in the restricted use areas until a permit is issued to modify the authority of the existing permit (Permit Number 16765-RF). Please refer to the Declaration of Covenants and Restrictions for the Arbor Ridge Mitigation Site, specifically Article 4. Clean Water Services have also advised that removing the beaver dams may dramatically increase the chance for damage to the culverts under the roads from debris. Since it is almost guaranteed the beavers will return and destroy more trees in the wetlands to rebuild dams, Arbor Ridge has been advised it is best to leave them alone.

We’ve engaged experts and carefully considered the options in making the decision to leave the beaver dams alone at this time. The Board will continue to monitor the health of the stream, wetland areas, and the culverts and act as necessary to ensure the vitality and security of our neighborhood on a regular basis. We have also engaged our landscaper in to monitoring the areas weekly for any change or concern that might effect the neighborhood.

If any homeowner has a concern please feel free to attend any Board Meeting to discuss it.

Each year the board engages a study that is required by law to analyse the funding of the reserve accounts to cover future expenses in the community.  The Reserve study also assists the Board and the Management Company to plan when future projects need to be completed to help keep the community looking in the best condition possible for it’s Home Owners.  If you have any questions on the study feel free to contact the Management Office or attending a Board Meeting.

A Reserve Study is a budget planning tool which identifies the current status of the Reserve fund and a stable and equitable Funding Plan to offset the anticipated future major common area expenditures. The Reserve Study consists of two parts: the Physical Analysis and the Financial Analysis. This document is often prepared by an outside independent consultant for the benefit of administrators (Board of Directors) of a property with multiple owners, such as a condominium association or Homeowners’ association (HOA), containing an assessment of the state of the commonly owned property components as determined by the particular association’s CC&Rs and bylaws.

Below are the Reserve Study Documents for 2011

Reserve Studies

To formalize the Landscape Committee the Arbor Ridge HOA board has defined the scope and responsibilities of this committee.  The Landscape Committee monitors the Common Areas and Cottage Landscape Maintenance Program.

You can find the Landscape Committee Resolution  in the Documents Section of the web site.  All Home Owners received a copy with the Summer Newsletter.

As a reminder, Washington County required the planting of the trees in the parking strips (areas between the sidewalk and streets).  These trees are the responsibility of the homeowner, not the Association, and shall be regularly maintained under the CC&R’s Architectural and Construction Standards. This is in addition to the ordinances, rules and regulations of Washington County, Oregon.

CCR Article #18 Landscaping and Maintenance

Owners shall maintain at all times such their lot and improvements in an attractive, neat, and good condition as provided herein, at such Owner’s or Occupants expense.  Required maintenance and repair shall include without limitation:

(1) Maintenance of all parking areas, privates drives, curbs, and walkways in a clean and safe condition, including cleaning and repairing as often as necessary.

(2) Maintenance of landscaping in an attractive and neat order, trimmed and cut at all times, free of brush, weeds, debris and in compliance with the Street Tree Landscaping Plan (required by Washington County).  The plan includes sidewalks and street trees (NOTE this provision includes the area between the property line of any lot and nearest curb).

Maintaining Existing Sidewalks Property owners in unincorporated Washington County are responsible for the maintenance of sidewalks adjacent to their property (ORS 368.910). A county right-of-way permit is required for sidewalk repair. (See WC Doc)

Neither the HOA or the Landscape Contractor are responsible for Street Tree Maintenance.

On a recent landscape site inspection it was noted that several of the street trees were located next to water meters. It is the responsibility of the individual Lot Owner’s to watch for areas of concern. If you have a street tree next to the water meter you should consider contacting an arborist to provide guidance on caring, replacing or removing the street tree.

Home Owners can remove trees if they present a problem to their property as long as Washington County approves the removal and they have filed an Architectural Review Form with the HOA indicating removal and replacement where possible including the type of tree being selected. Washington County (not the HOA) requires a tree every 30 feet and if the removal of a tree changes the distance then it would have to be replaced if possible.

If you have specific questions regarding tree removal, you should contact Washington County Department of Land Use and Transportation (503) 846-8761.

You may have noticed we have some wild neighbors roaming through our wetlands lately.  Every few years the coyotes come back into our area.  We must remember that this area once belonged to them and we must learn to live responsibly with our wild friends.  They will tend to keep to themselves and leave us alone.  There are certain precautions you should take to help protect your family, pets and property.  Coyote’s will not bother human’s and animals as long as you keep your distance and they do not feel threatened

1) Do not feed wild mammals!

2) Feed your pets in the house.

3) Always keep your garage doors closed.

4) Equip all of your windows with properly maintained screens.

5) Keep pet doors locked at night and when not in use during the day.

6) Cover your children’s sandbox when not in use to prevent it from being used as a litter box by wild mammals.

7) Enclose compost bins, and lock or securely tighten trash can lids to eliminate food sources for wildlife.

You can prevent wild animals from selecting your home as their habitat by increasing the amount of human activity that takes place in your yard.  Spending time in your yard each day is one of the most effective ways of keeping wild animals away.

All this information and more can be found on Washington County’s Web Site:

If you feel that there is a problem please contact the Non Emergency Number for the Sheriff Department and report the problem. http://www.arborridgeonline.com/community/local-contacts/#law

Washington County has a section that is worth reading to understand their impact and our impact and how we all coexist.
http://www.co.washington.or.us/HHS/AnimalServices/Resources/AnimalCare/other-animals.cfm

If you have concerns you can call Washington County Animal Services as they are the experts and they will be happy to talk to you about the animals.
http://www.co.washington.or.us/HHS/AnimalServices/index.cfm

Each year the board engages a study that is required by law to analyse the funding of the reserve accounts to cover future expenses in the community.  The Reserve study also assists the Board and the Management Company to plan when future projects need to be completed to help keep the community looking in the best condition possible for it’s Home Owners.  If you have any questions on the study feel free to contact the Management Office or attending a Board Meeting.

A Reserve Study is a budget planning tool which identifies the current status of the Reserve fund and a stable and equitable Funding Plan to offset the anticipated future major common area expenditures. The Reserve Study consists of two parts: the Physical Analysis and the Financial Analysis. This document is often prepared by an outside independent consultant for the benefit of administrators (Board of Directors) of a property with multiple owners, such as a condominium association or Homeowners’ association (HOA), containing an assessment of the state of the commonly owned property components as determined by the particular association’s CC&Rs and bylaws.

Below are the Reserve Study Documents for 2010

Reserve Studies

Over the past several months there have been questions raised by Home Owners and the Board in regards to defining the CCRs sign policy.  The Board has been working on a Resolution that will help with interpretation of the CCRs for the Home Owners, Board and our Management Company.

Only July 12th 2010 the board passed a Sign Resolution which defines the use of signs in our neighborhood.   It is the desire of the Home Owners and the Board to make sure there are rules in place to control signage and to allow fair placement of signage by the Home Owners.  At the same time keeping our neighborhood looking nice.

You can find the Sign Resolution  in the Documents Section of the web site.  All Home Owners will receive a copy with the Summer Newsletter being mailed out this week.

A new page has been created to group all Landscape related content for the neighborhood on the web site.

You will find the link in the Menu Under … Community then Landscape Information

Landscape Information