The URL can be used to link to this page

Cache Creek Property Appraisal : 11 I / - I • REAL ESTATE ANALYSIS NORTHWEST Portland, Oregon Real Estate Appraisal•Market Studies•Counseling 1 28, 2000 4—VEIA\N7 August Mr. Duane Roberts REAL ESTATE ANALYSIS NORTHWEST ' Associate Planner Kirk W Shaeffer, MAI City of Tigard 13125 S.W. Hall Boulevard 111 Tigard, OR 97223 Dear Mr. Roberts: In accordance with your request, I have completed an appraisal to estimate the mar- ket value of a residential site located at 15315 S.W. Bull Mountain Road in Tigard, Ore- gon. I have prepared the following report describing the methods used in arriving at the final conclusion of value. The appraisal has been prepared in conformance with ' Regulation 12 CFR Part 34 of the Office of the Comptroller of the Currency titled Real Estate Appraisals as revised in Federal Register Volume 59, Number 108, dated June 7, 1994. The report also complies with the Uniform Standards of Professional Ap- praisal Practice of the Appraisal Standards Board which the regulation adopts in full. This report consists of a complete appraisal and the report is in a summary format. ' The property which is the subject of this appraisal consists of a residential site con- taining 22,924 square feet which is currently vacant. The site is fully described within this report. Based upon myinvestigation and analysis of available information, the market value of the above-described property, with respect to the land, as of August 17, 2000, is: NINETY THOUSAND FIVE HUNDRED DOLLARS ' $90,500 The valuation stated herein is subject to the conditions and comments appearing in ' this report. Respectfully submitted, ' REAL ESTATE ANALYSIS NORTHWEST 4/ci - ' Kirk W. Shaeffer, Al KWS Oregon Cert. No. C000038 REAL ESTATE ANALYSIS NORTHWEST 1 TABLE OF CONTENTS Letter of Transmittal Table of Contents Page ' Appraisal Summary 1 Preliminary Appraisal Information 4 Photographs of Subject and Neighborhood 7 ' Summary Regional Description 11 Neighborhood Description 12 Site Description 13 Highest and Best Use 19 Valuation Methods 20 Market Approach 21 Certificate of Appraiser 30 ' Addenda 1 1 1 1 1 REAL ESTATE ANALYSIS NORTHWEST II . 1 1 1 1 1 1 1 INTRODUCTION 1 1 1 1 1 1 1 1 1 1 REAL ESTATE ANALYSIS NORTHWEST ` 1 APPRAISAL SUMMARY Date of Appraisal/Value August 17, 2000 Date of Inspection August 17, 2000 Location 15315 S.W. Bull Mountain Road in Tigard, Oregon. Subject The subject consists of a vacant residential site which is separated from a larger res- idential site by an old fence. The site is located at the extreme north end of a property ' with an address of 15315 S.W. Bull Mountain Road (actually off S.W. 153rd Avenue) in Tigard. Site Size 1 22,924 square feet ' Zoning R-7, Medium Density Residential District (5,000 square-foot minimum site area) 1 Valuation Premise Theestimate of value for the subject.on,an."as is" basis is the same as the market va- lue of the property"at a stabilized occupancy." This is due to the fact that if the prop- "! erty were placed on the market at the current time it could be sold in less than 12 months based upon the current level of demand for smaller acreage residential sites ' within the market area ofthe subject. This projection assumes that mortgage interest rates do not increase much above the current levels. This also assumes that the sub- ject would be professionally marketed and that standard septic systems could be used for the property. REAL ESTATE ANALYSIS NORTHWEST 2 APPRAISAL SUMMARY (continued) Marketing Period The most probable marketing period for the subject is estimated to be from one to eight months. The marketing period for the subject represents a prospective mar- keting time based upon current market conditions which reflect slightly higher inter- est, rates as opposed to interest rates applicable to several of the comparable sales. However, the demand for sites similar to the subject in size is at average-to-above average levels in the Washington County area. The marketing time for the subject assumes that mortgage interest rates will remain approximately stable during the esti- mated marketing period. The estimate of market valuehas not been discounted due to the marketing period. This is due to the fact that the marketing period should only ' affect the holding cost to the owner. Exposure Period ' The exposure period for the subject is based upon the retrospective marketing time from the comparable sales. It is estimated that the exposure period for the subject would also be in the range of one to eight months. The exposure period for the sub- ject is within the typical range of other properties in the Washington County area. The following are the marketing periods for several acreage site comparables utilized with- in the Market Approach section of this report: Comparable No. 1 = 1 day, Compara- ble No. 2 = 6 months, Comparable No. 3 = not on the market, Comparable No. 4 = not on the market, Comparable No. 5 = unknown, Comparable No. 6 = not on the market, Comparable No. 7 = not on the market and Comparable No. 8 = listed since April 2, 2000. ' Environmental Considerations The appraiser was not provided with a Phase I environmental property assessment on ' the subject. Due to the fact that the appraiser is not an expert in this particular field it is advised that this type of environmental survey be obtained if information is required I regarding the environmental condition of the subject. The estimate of value for the subject assumes that the site is not contaminated by any hazardous materials. ADA Requirements The Americans with Disabilities Act (ADA) became effective January 26, 1992. The appraiser has not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a de- REAL ESTATE ANALYSIS NORTHWEST i1 3 APPRAISAL SUMMARY (continued) tailed analysis of. the requirements of the ADA could reveal that the property is not in Y q compliance with one or more of the requirements of the act. If so, this fact could have a negative effect upon the value of the property. Since the appraiser is not qualified to perform a compliance survey and has no direct evidence relating to this issue, it was not possible to consider non-compliance with the requirements of ADA in estimating the value of the property. Values Indicated By Various Approaches :' Market Approach = $90,500 ' Final Estimate of Value $90,500 II, • II 1 1 i 1 REAL ESTATE ANALYSIS NORTHWEST 4 PRELIMINARY APPRAISAL INFORMATION TheroPertY to be appraised consists of a residential site located at 15315 S.W. Bull P PP Mountain Road in Tigard, which is located within Washington County, Oregon. 11 Purpose of Appraisal The purpose of this appraisal is to estimate the market value of the subject property, as of the date of appraisal, in its unencumbered fee simple title. ' Intended Use/Users This appraisal report is intended for use for income tax purposes. Also, this appraisal report is intended for use only by Mr. Roald Lund, subject to review by the Internal 1 Revenue Service, as the use of the report by others is not intended by the appraiser. Scope of Appraisal !' The appraiser researched the Washington County area and the west Clackamas County area in order to locate a sufficient number of land sale comparables. There was more than sufficient market data available within this search area and thus it was not necessary to research any other areas for additional market data. The following data sources were utilized in completing research applicable to the appraisal: sales from the Realtors Multiple Listing Service, sales from Comps.com, data/maps from ' MetroScan and research at the Washington County Assessor's Office. Definition of Market Value The most probable price which a property should bring in a competitive and open ' market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stim- ulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1) buyer and seller are typically motivated; 2) both parties are well informed or well advised, and acting in what they con- sider their own best interest; 3) a reasonable time is allowed for exposure in the open market; 1 REAL ESTATE ANALYSIS NORTHWEST 5 PRELIMINARY APPRAISAL INFORMATION (continued) 4) payment is made in terms of cash in United States dollars or in terms of fi- nancial arrangements comparable thereto; and 5) the price represents the normal considerations for the property sold unaf- fected by special or creative financing or sales concessions granted by any- one associated with the sale.* Financing Considerations In this appraisal the appraiser has estimated the market value of the subject assuming that it would be sold on a cash sale basis as opposed to reflecting a somewhat higher value assuming favorable seller financing terms. All of the comparables analyzed with- in this report were sold on a cash out or cash sale basis and thus there was no need to make any financing adjustments. Valuation Considerations ' The estimate of value for the subject on an "as is" basis is the same as the market va- lue of the property "at a stabilized occupancy." This is due to the fact that if the prop- erty were placed on the market at the current time it could be sold in less than 12 ' months based upon the current level of demand for smaller,acreage residential sites within the market area of the subject. This projection assumes that mortgage interest rates do.not increase much above the current levels. This also assumes that the 1 subject would be professionally marketed and that standard septic systems could be used on the property. It also assumes that the site has been legally partitioned from the larger parcel. ' Property Rights Appraised • The property rights appraised constitute the fee simple interest of all present and fu- ture benefits which may be derived from the property's present or possiblefuture use. Departure Provision The departure provision of the Uniform Standards of Professional Appraisal Practice ' (USPAP) has not been invoked in the process of completing this appraisal. *USPAP provided by The Appraisal Foundation., REAL ESTATE ANALYSIS NORTHWEST ' 6 PRELIMINARY APPRAISAL INFORMATION (continued) Competency Provision IThe appraiser has the necessary knowledge and experience to perform the appraisal of the subject which consists of a residential site. The appraiser has been involved in several appraisals of similar types of properties within the Portland metropolitan area ' during the last several years. IHistory and Ownership The subject is currently under the ownership of Roald G. Lund. After a review of the 1 Washington County Deed Records, it appears that the title became vested in the current ownership in June 1972. The most recent deed applicable to the subject was ' recorded in the Washington County deed records as Book 874, Page 114. There have not been any sales of the subject during the last three years according to the sales history information'from MetroScan. Mr. Lund indicated that the abutting prop- erty owners to the west recently expressed an interest in purchasing the portion of the subject being appraised. Mr. Lund indicated that he was not interested in selling this site and there were no further negotiations. 1 Legal Description A complete metes and bounds legal description for the subject was unavailable as it. was not provided to the appraiser by the City of Tigard. Thea raiser has not attempted to determine whether or not there are anyencroach- !" pP p ments or overlapping boundaries affecting the subject during the process of com- pleting this appraisal. This is due to a lack of expertise within this discipline and if additional information is required, a titleinsurance companyand/or surveyor should be contacted. 1 1 1 REAL ESTATE ANALYSIS NORTHWEST 1 DESCRIPTION 1 1 II1 I 1 111 1 1 j� REAL ESTATE ANALYSIS NORTHWEST r- 7 1 PHOTOGRAPHS OF SUBJECT AND NEIGHBORHOOD r- - . Ng -..- ''' V.• -- ,___ ''' t- . .7•-!t•_ -, ' -- , . . ft * • 1. . • 'I View north of the subject (at trees) from an adjacent site. ,., lc:,A '''' .1..„,'•',SP - , .:7'-II:.•.-_,-" . -• ' I Al- , tt . ' •''F•7,4`15-... ..d.c... , . -1.-.....,-i..16 -, • . -'--rt"..."'5. - •-- .--'--- -- ` • . • 'b.. -. -. • '- . . ':. . ------N4.•.,-'.-c..,...1.:.-:-.- '-: ,,., 4....-.' •-le ..jp..1.-• ., '..-4-_---:- --_ , ..,,r /' *-' ...‹ .f 5,..r:"*- '; . l• , . ---, • . - A,' -4./.-, , ,..4.i.,:. - 4 , ....z .-p " •-. - ...- - - •. .**11r.-:----.., •e-`.:4e.." .‘,11r.i. - 14-..t. ..., -, -.,t4 •- • r,...-4- : •-- ;. ,. --..:,,,,-.,, --.4., : ,... ...p.,. .. . ., .. . -, , -..- , - •••""-- k ''''• '"41154.7.' —4 '-'.. • • ." .1 6-----,, - . . . - .4---...?..ora,,;-.4.34, -.-. .,4,--,i.---,.. . ,. ....,,. ,. ... 4.--...;----vs.-- , t.e- '. .--,* :47-*4 „,,.:t. ..,:r__. ,,,1-, „..'• • _- - : -4,- - •,.‘ ..:..cer • - -' ''.k.4..- r..- ,,-... • . , .:-..,:gr- _. , 4. , • ;"...,f.-•-•- -• •-. ..7.-„i': , 7 ., , ' ., -....f. .,-i•--= .- ,.”.ra,.-„. .--. - -,••• 1... 1 ....A... • . . -.dr- . . ....... 7n. "*Atlillt::: -- 'S- , .•-: .-" .1...:: • ' - ifrei- ,Vr4r: i;•,"•.-. _leti4:- •-•--,;..V.:. . , -S, •I''' '. ' c..•''t'.- --. ---.; -.Pa.: , „ •-ir a'- • , .- ,:-.:* •s ...,tir''''-'-'; • ,,--0,..'-e4g. • --f."r, -- - . -,.-'•.- --:..-) 4' 0r4--.7.- ' '-''' , . -, . '.t. :"...?. ' ' --. ,.4,'t 0 e?..r .t**.A• --1,--2'%.: .„. ..TA''''"41.- . •Y ..i 19 .-z-- ' . .ik.:,. - 'Ala.$‘ .. •-•.1e. ••••''''.' -..''. - :..,- . • .1r4'''' -% ..• 4ti'',. ''' ''• — • ' L.,.1!,.... ,.•.... : -. 4,.• . A.-!••• '' '.••' •-.44, — r ,-, . .t ...t.,..4,10,- ....... A.0,,.it •100.i-, .•i•••.,, -,.•: ...•-•:. -..........i...;,.,. -,,,-; -.-.,,,• .„- --.. -,, :.,, 4- -- - •;4°w .- . 4:-'- . .' . it •,..w.- - - ,, Iti. --IP 4ffil. 5-ie.--. %--...,„--.1:''' —1: '": -4i-• •• ,f lip . -• ......-r4 .• , • . •,-• -4 ...4 .- .--1 ., -----40111b... ....< 1110-: ', -4,i,...144-1. • .-fy •ta...0. ..7, ,..:.?........., .,.... ...4e.„...,., , . , ...igitzm„..„..... -. .c. 7 ' •---fr; _ • •' ''-0114, - .. . 4r---r ".- ' •-•._ __ , ---- .:...r. '''' '' ...4 ' ' • '.• . — % - , •: ' ' t ., 1%'' PI ...• ,.4. .'f.1.f...1 ..,i'' %_. ., • . , .,.. ,.. • . . .... ._ 4. . . , View north of the subject (at trees) near the south boundary of the site. REAL ESTATE ANALYSIS NORTHWEST 9 PHOTOGRAPHS OF SUBJECT AND NEIGHBORHOOD f_ 41•_-46 _ r _{,r �., -'r • • \t,.� ... *'J�'n vim... T •y' tr a •y"4,. 1 4.4 1 M 1\r ]- 4 '! Ob.i � 'S .. View east of the site near the south boundary. 9' . t. . rt ` Ll fr•. s .., ,, 5 - .ter' • - cr M. '.ABX #it 71....t: } 't It j , r`: .i i *` Vlii � ., om+ rT fit• k000a , _ i ti * �t ' '• ` am: . A'''. :9 4,_.,..•-..-• r , V .. *I ' il --. -, ._ . . , ... • • , . , .. . ,. ...., . -• . „.. ,. - -,0 -......- ,. . ?, ,„i,k ft- ' 71 s �. '' ,* ` N - jJ r d: a A `� View north of the interior of the site. REAL ESTATE ANALYSIS NORTHWEST 8 PHOTOGRAPHS OF SUBJECT AND NEIGHBORHOOD '` �� " ' er eyM1� % .-v �ti 1-11.-5'15-....' ' • - �' Vit, t+.'S 1 'r * t1T ke A J.t . r. :••• f. _.rte i 0 t40 � ; J., • is 1 tJ ::J /// -RHJ-moi _ — .s to ,�.,. 1. .• 7 'F'' Ii* 4' Y•. .,- !T` View of the interior of the site. /P.P' ' '- • -- ot/g,-, , .'‘• 44.-•,• :' 7. p. -.,,-\s --:,.,...—ki .'-.,...',114.--.i.,-• .... Vt '1P 'in; 4: - f• _v r ,t•ir :t YfY '+ x - ` tote, • laikr . .. ' !t r - •,ate .. ,/1,:- .:.,....... • - '3k` ... - A _�j ,.• �.k ' •:. I ', ,d � - -�: ...f.;.• .,`'yea ty r: _ .. { ,�, - '�L. . •;t R n � $�r �'\ r Ake,',, ° _.ye — 11 ' w -7 Jr .. ,� i• •- l 15,t �yy 4� : \..•••••••11..„1.- : �, •. `yyy` 1 ,. r�.4`>`'+ /•k, ,1:. . ,.��,ij f y✓ ' rive. , T� .,''t-•.'1,-.1 :'1`j ' •, .Y.- • • View west of the site near the south boundary. REAL ESTATE ANALYSIS NORTHWEST mill 11011 111111.".- 00 r . O. • • 11011 0111 .r 1 IIIIII a lit A' TgTN 011 X18 j} a . ..r. Piv`�� ` { r= E:.-3',„ Islan .u' ¢ �02Mt PLAiN i Z` ,,..� § x`P,V„,"..p,; 9-111- 1111. --"'s I ) �8NOU9a1 NWY { ` 1.., \-'•� 6. IMpM1WtN1 +.r-; `1 E Nf a , �".� AUPo^ ;a :« C?reM pO.NT`a3 CTeeR I• ` "4 OCUM:1 [Yp 1� �,N �.i/ - PO ..411111 Ar �.^ � SANIY -.... 1 G 1 yy� LOMB�RO,�tNOSWOPiH��. TOOd TfO ., � 'Mpyy 1 h'{.- Vi11a9e IT:, °� woo sTARc T I Min<� RIVER HWY • P1am' OP ,, P� qUS 1.4. 3 SPP N��e.• ,�� S(/A, V ,._, . ¢ / r4 •PAA' ler .?. titIPitir A NWY 1.-- �� R ..S fti>�1 •:EN �.� � .—,ELt gum • _ ` BL ` 9 W .RHELL Ro `. _, �1 i►�.sy _'��-� T ' SQ MUl'{NO P 0 49, o .41, v.'"°°" .To feu R° 1t � I,.-„r _ t�tKA�a' 'o `t' 'S z y ..• TON' H,t.ST.. HWY 1� , scl PY` t a �. lip, EAYEP c '"HaP °:::4 ruccA TIN VALLEY HWY . ..,:t.: : a` ;li VaNeY .. fira• o r�• yyo� \ '�4 iMMA'le sUNNYSi.E Ro ,:+ a sand),''\'''. A1� m µ • { �.-1 NivY T ° W co. Viii .- Y]o fe, 8L v0 .^t � p0 .n « }}tw coaoW —� . HWT Z' .c• , . 's Y t° It 41% O Dow i ¢ um lige.-' oswe t. s r N"i onnson o �, Yom O 3 pM1V � �►'^„�. 1 NtifiriLf.,..4... 0Y avo 'a, CyC ERpz 0fE 1� G1...410•' FORSYT” ` O p°II pA `N• King �' ` +� EiawO°000 t° SPF - ;,, (`G- GFIY., +1 iveT9TOVp4. sq4.cOn aALOEiO> tU818t1 •�k.;*1 a `\. WLInn I!�1eQ0 REOL.ANa~i1sC/rEFMfLL PONp.cCl[Y90 ler ,oA �'� mpP ppm 1 `, yIAASK' 11 1.�' • •.”' & �`o vk "9 s/acaf�a Aliat ■n •9 N. 1 . � , � V. :`�• ..-,"_"ice `�. j *NV vide yrtu•wn7' 4""' V. - et,' a, , 1114 an LOCat:51011 WilOtt ° II 11 II SUMMARY REGIONAL DESCRIPTION I PORTLAND METROPOLITAN AREA ILocation and General Description The Portland metropolitan area is situated in the northwest portion of the state of Ore- IIgon, adjacent to the southwestern corner of the state of Washington. Portland, cover- ing approximately 67 square miles, is bisected by the Willamette River near its con- fluence with the Columbia River. The Pacific Ocean is located 80 miles west of Port- IIland City Center. Portland ranks third among Pacific Coast seaports and is the largest distribution center in the Pacific Northwest. I: Portland is situated 639 miles north of San Francisco, California, and 173 miles south of Seattle, Washington. Vancouver, Washington, is located seven miles north of Port- ' land City Center. The Portland metropolitan area consists of a four-county area in- cluding the three Oregon counties of Multnomah, Clackamas and Washington. Also included is Clark County, Washington. 1 Population IIThe following chart illustrates the change in population growth throughout the Portland metropolitan area: IPOPULATION TABLE I Census Census %Change Est. Pop. %Change Area 1980* 1990* 1980-90 1997 1990-97 Total Portland area 1,242,187 1,470,300 + 18.4% 1,779,200 +21.0% I Clark Co., WA 192,227 228,700 + 19.0% 316,800 +38.5% Multnomah County 562,640 583,500 + 3.7% 639,000 + 9.5% Washington County 245,401 313,000 + 27.5% 385,000 +23.0% Clackamas County 241,919 279,500 + 15.5% 317,700 +13.7% IICity of Portland 366,383 440,000 + 20.1% 508,500 +15.6% City of Beaverton 30,582 53,500 + 74.9% 66,225 +23.8% City of Gresham 33,005 69,000 +109.1% 81,865 +18.6% City of Hillsboro 27,664 37,800 + 36.6% 58,365 +54.4% IICity of Vancouver, WA 42,834 44,570 + 4.1% 127,900 +187.0% City of Tualatin 7,483 15,160 +102.6% 20,405 +34.6% City of Lake Oswego 22,527 30,800 + 36.7% 34,065 +10.6% City of Tigard 14,799 29,650 +100.4% 36,680 +23.7% City of Oregon City 14,673 16,100 + 9.7% 21,895 +36.0% I *Stated in the 1980 and 1990 Census Records and information supplied by the Portland Chamber of Commerce and the Oregonian.. In summary, the outlook for the Portland metropolitan area should reflect stable-to- ' moderate increases in real estate values of all types. I REAL ESTATE ANALYSIS NORTHWEST I12 NEIGHBORHOOD DESCRIPTION The subject property is located inside the extreme west portion of the city limits of Tigard in Washington County. The development pattern throughout the immediate area consists of residential properties on medium-sized sites. Some of the houses or single-family dwellings are new and some were built 40 to 60 years ago. The majority of the new residential development activity has occurred along both the north and south sides of S.W. Bull Mountain Road west of the subject. Several years ago this area had some remaining acreage tracts consisting of rural residential properties. 111 Portland City Center is located approximately 10 miles northeast of the subject. The downtown Tigard area is located approximately 3 miles northeast of the subject. The most intensively developed portion of land along S.W. Bull Mountain Road begins at S.W. 164th Avenue to the west and continues to Highway 99W to the east. Some of the older residential subdivisions along this corridor were developed in the 1960s and 1970s. New residential subdivisions are continuing to be developed at the west end of this corridor. A new street improvement project by Washington County is cur- rently under construction at the west end of the neighborhood. This street improve- ' ment project consists of the widening of S.W. Beef Bend Road from S.W. Scholls Fer- ry Road to the north and extends to the southeast allowing a direct connection with Highway 99W. The majority of the houses located throughout the neighborhood cur- ' rently reflect an above average level of maintenance. The majority of the new houses constructed throughout the neighborhood are in the upper price ranges. Overall, the majority of the houses in the neighborhood are in the mid-to-upper price ranges and ' many have a view amenity of the nearby mountains. The houses in the neighborhood vary somewhat in terms of age and design. It is expected that new houses will con- tinue to be constructed throughout the west end of the neighborhood in the near fu- ture due to the current level of demand for these types of properties. There are no commercial properties in the immediate vicinity of the subject. The only ' commercial properties in the general area are located some distance east of the sub- ject along both sides of Highway 99W in the King.City area. These commercial prop- erties include several shopping centers which have grocery stores as anchor tenants. 111 The commercial properties represent an amenity to the residential properties in the neighborhood as they provide many goods and services for nearby residents. The commercial properties primarily consist of newer buildings which reflect an above average level of maintenance. ' In general, residential development has been expanding in a westerly direction from the Beaverton and Tigard areas. Adjoining uses within the immediate neighborhood appear to be compatible. No adverse factors were observed which would negatively ' influence the value of the subject at the current time. Therefore, the outlook for the neighborhood appears to be positive over the near term due to the proximity to Port- land City Center, Tigard and the Washington Square regional shopping center which is located along Highway 217. REAL ESTATE ANALYSIS NORTHWEST I ' . 13 SITE DESCRIPTION The subject consists of a rectangular-shaped inside site. The total site size of the subject is approximately 22,924 square feet or .526 acre based upon a proposed de- ' dication map obtained from Mr. Duane Roberts at the City of Tigard. This site area was not verified by a review of the mostrecent deed for the subject located in the Addenda of this report. The north and south property boundaries of the subject are both 135 feet. The east and west property boundaries of the subject are both 169.81 feet. Based upon these site dimensions (135' x 169.81') the site contains 22,924 square feet. The site consists of the extreme north tip of a larger site which contains ' 3.66 acres according to MetroScan. The site is not within a 100-year flood plain ac- cording to the most recent Flood Hazard Boundary Map available from the U.S. De- partment of Housing and Urban Development Federal Insurance Administration. The topography of the site consists of a general slope down to the north. The northeast portion of the site slopes down on a moderate basis in a northeasterly direction. Please refer to the topography map located at the end of this section of the report for further detailed information. Ms. Julia Hajduk at the City of Tigard Planning Depart- ment indicated to the appraiser that a site can be developed if it has a slope of 25%. Ms. Hajduk completed an approximate slope calculation for the subject and estimated that the maximum slope of the subject is near 21%. ' The Washington County Assessor's Office has identified the subject as the north por- tion of the parcel with a Tax Account Number of 2S108AB-01100 (R0483765). The Washington County Assessor's Office has estimated the 1999/00 Market Value for the 1 total 3.66-acre site with a house as follows: Improvements - $244,200 and Land - $300,000.indicating a total value.of $544,200. The 1999/00 real estate taxes appli- cable to the total property were $3,960.21 which are based upon a total Assessed ' Value of $310,320 as limited by Measure 50. It is important to note that the site has not been segregated from the total property as of the date of appraisal. Thus, there is no actual Market Value, Assessed Value or real estate taxes for the subject. The following public utilities are currently available to.the subject site: public water, electricity, natural.gas and telephone. The City of Tigard provides water service to the ' subject area. Portland General Electric provides electricity and Verizon provides tele- phone service. Northwest Natural provides natural gas service to the subject area. Mr. Mike Whiteat the City of Tigard indicated that there is no public sewer directly available to the subject area. Ms. Diana House at the City of Tigard indicated that since public sewer is further than 300 feet from the subject site the property could ' be developed by utilization of a septic tank system. Mr. Bill Ross at the Washington County Health Department was contacted in regard to what type of septic systems are typically approved in the vicinity of the subject. Mr. Ross 'indicated that standard septic systems should be able to be approved for the site since there are no low-lying wet areas (creek area or swale). The estimate of value for the subject assumes that the site would be suitable for standard septic systems if the site were to be divided Iinto individual residential sites. ' REAL ESTATE ANALYSIS NORTHWEST I14 SITE DESCRIPTION (continued) Thus, the subject does not have any visibility from S.W. Bull Mountain Road. The site also does not have any visibility from S.W. 153rd Avenue which is a gravel road. ' In regard to easements, the aPpPraiser was not provided with a preliminarytitle report ' or title insurance policy for the property. The plat map for the subject does not note any easements encumbering the property. It is important to note that the subject is not part of the Wonder View Estates development and is not subject to a 3/4-acre minimum site size requirement. If a question does arise regarding adverse easements, ' it is advised that further research be conducted regarding the precise location of the easement as it affects the site. Then the appraiser should be re-contacted for further analysis. The site is currently vacant with the exception of some fencing located along the south ' property boundary. In addition, the site is fully wooded with a variety of evergreen and deciduous trees. Vegetation throughout the site consists primarily of ferns, ivy and other,natural vegetation. Ms. 'Hajduk indicated that due to the wooded nature of the ' site any residential development of the property would require saving as many trees as possible during the construction process. ' The appraiser contacted Ms. Julia Hajduk, an Associate Planner at the City of Tigard Planning Department, regarding the zoning of the site. She indicated that the site is zoned R-7 which is a Medium-Density Residential District zone designation. She also indicated to the appraiser that the subject has a Comprehensive Plan designation of R-7 which is in conformance with the existing zoning. The R-7 zone was established to protect the livability of existing and future residential neighborhoods, to encourage ' primarily residential development with compatible non-residential development (i.e., schools, churches, parks, recreation facilities, day care centers, neighborhood com- mercial uses and other services) at appropriate locations with an appropriate scale. ' This zone is designed to accommodate detached houses, attached houses at a min- imum lot size of 5,000 square feet and subject to a minimum density of 80% of the maximum density (to'ensure that the property develops at or near the density en- visioned for the zone). A complete copyof the applicable portion of the zone code has been included in the Addenda of the report. ' In summary, the subject property could be improved with a variety of types of houses based upon the_existing topography, location, zoning and exposure of the subject site. ' The most probable use of the site (if it were not being donated to the City of Tigard) would be to develop it in conjunction with an abutting site as a single-family residential subdivision. This type of use would maximize the overall value of the property and ' would be in conformance with other properties in the neighborhood. REAL ESTATE ANALYSIS NORTHWEST 1,-- 15 _ PROPOSED DEDICATION MAP 1 ITheCale 1 Creek _I W a J 1 Park 1 --------- - _ ,4,04, 1 ,y, /,,, w, 1 /A/ . AREA TO BE DEDICATED n/ /22924�j,� SQ.FT. A/ 1 1 1 _ . 1 7....'.'*''' A __________ 1 W. d Z 1 ~ 0 1 _ W M611e4z 1 i 1 rn Isw B-LL . r49U 1 1111 v,,,, , Ns. ... ,... ,..._•......... , ,—500 a ` 1 h h III)....r..L.,..,..../..,..---...-'..%-....----.---...,,,,.....„..., � 5/O � a � a h h h h I ii 1 .1 ; I ifiii 070 . 1 . / r -, . 7. ,�, x \ tk. : 1 O I A 5,0 . ,.. ,ti„.„,,,.... 8R. , , ,4 , ,. , (fit V4 w IFi ilill © X hh0 AIt it .. ,,, 550 . . ,.\.4 x , o ‘ 7 r f, o fi X ©`© ` ? -: volpiiii ""64 41 , . A I 1 or 1 560 41118416. . .„.. „....„,..., ,,, , , * It '. © Q I,. r ~ �. J ,,,, ; 0 , ,A, ,,,,,,,„ ,„,, ., , . 0 — • viii, X; ©� .I — x i ! . f . .fl I{ a to x i I I 10 ,, C;) li : °,;.l, 1. i � `)e © o K 'w) ,■ I I r--°x° ° xa' s few. ,■ SiIt E N 1 © M Q --- �� I NIS © COi cl ' li 41/4,. '1,, it i / i .. x X OUIPS 5 8 0 ' t Mat 1 TOPOGRAPHY MAP A NM M MI S MI MN M I IIIE M = = MN MN MIN .1111 • NW 1/4 NE 1/4 SECTION 8 T2S RIW W. M. 25 I 8AB WASHINGTON COUNTY OREGON • ,w u! SCALE 1+ _ 100' 1 00 OPAc. I 011.36GS SEE MAP 07 S EE E 2S I S L ,.DAWN Q ,1,,.�R.� _* I ,1a _ Ly_ r..l rwrr (SUNRIS/ LANE) ' a401 a a a'.00 14 a«......a c�44.4q101c» Pf7► 114.004,,.,r I .r COR...,/1,t 1 .flo coo 1 ` 111,44424.1. IMO. 12D1 1 100 1000 / 101 — 4' sr SM.rt.—cRN.1 3.04Ac. / 2.59 Ar. li / ICSI3,66i1 II. /; 9 a` 0 / C.+C1LU0 TAX LOT, / SO1,100..1100.1.01, 11 1 . . - - — - - —Lft'�`- — —N— — — - - - -1,^ 1 111 8 9 i. 102 100 F. /36At. LOS At I 2 3 Al ..r GS10051 o a1Ad-...c\a�F 400.0 V :1 • / .CDR. u✓i10 Zi 'N 0 ND r F� ` z V 1 E \iv 9 / 200 e• a� I.7MAc R d! CS.7356 I gla . Ms N I2.1bI 23-78 1D'RO.CrR'Mi/!TI ^ ,RN/ ---. +M•.!'1 400.0 - 1 0 a � .�a *'i +.r sir 47.:s .00 �I, 00 10/It �I SEE MAP ;A ot , ` 7.:P.4La . 4. 1001 . R 700 300 I 2S I BAA Z 10 O �M 1300 1400 b e 3 "d .76.4. L/IAc. ASV 4111 m0 Q - "WY — 140.00Sr.�, 1000 ____,i. R 05.7193 900 800 z 400 °;in d. ..,.,,, R E S 7 r� ! x 7 E ' 5 9 a ---.-__:_31 4. $ / FOR ASSESSMENT � r 4 5 o. 6 0 PURPOSES ONLY moi. �\ ,10 . '- 14 „$ 6, +.r«'j sono �,, $ 00 NOT RELY ON a ,o` 0\\`\\\ � /1 �.,... ,,.rr (n $. o �,soo ,N.a 9 = FOR ANY OTHER USE .:N o. reu4L s0 a : :00 /� !< too 00 >a ti 4r1.y i 1503 1 1.... _ l., u.. • ti Plat Map , I • 18 I . I COMMUNITY-PANEL NUMBER I I I I I INOR THE I N I L----1 II I I 1(1. 350 B 410238 0375 B 1 • h. q? 0.• 40.— 1 t ..% City of Hillsboro N CI o0 Clc 4t. I 4° to I AREA NOT INCLUDED 0 "3 'b 0 Th0 0 O itb 'V 4" I 0 .."0 7:. 4 N to .4" A.,"e tIL t• I et;'N b 00 111 .m........."7 ,*.- .... Cite*. 1 0' I IL'S. _ son Creek I 42:1 4,014 ' 41 0 CO go 0, I 0 0 i I ,,,c* rbf t., 111 0 0 Be,vell°11: S le rib 0 0 os .LZ)62 M 11 „:11 • 441' THIS AREA OF THE COMMUNITY nalb 0 0 0,C7 4) • I O 0 0 '. 61' t 0 Ort. C3 fre 0 0 IS NOT PRINTED•AREA IN ZONE i".Rock N N e* • IP tet. 0 Cre e A . IIII ei CO . I ; -••••• — 0 io 4ro Sw errO CO I —1---THIS AREA OF THE COMMUNITY "1 N rto N "ilifti is ,i.4bcree q,to SP RR .4) I ' c? I db 49 S) Ob. 411):C" Cr IC ft, .- ----.- 112 1, 47 .$'-.\ t •. 42) ,1p...,41fr , 'V c) N t N •:1111kik. IS SHOWN ON PANEL 410238 0507 B t• •, V. .1W CiZROIX7g!rnd I ---s- 47 0 Johnson C'ree'Z._. 0 Cit o Beaverton 1 AR A NOT INC LUDED illji C, 0 Fanno Creek 40 0 04) , I f 4' CcV 7. 47 450 7•F -i 1:3 t ,n3 0. A . 1 THIS AREA OF THE COMMUNITY N IS SHOWN ON PANEL 410238 taL to, 0509 B • f Tip:p.*01:3' I E°A I .pr 1,238 0500 B 1 0E0 4%, 4 g.— THIS AREA OF THE COMMUNITY 0 IS SHOWN ON PANEL 410238 C.J rt, „0.4§ „:.,..•% N 05178 9.,•• 0 4° I Imi s..4 I () S I)B,pi i . ....It ril P I aLb ON l'.. City of Durham City of King City 1 Sr_M AREA NOT INCLUDED 7-1 AREA NOt C ea t , INCLUDE D ' THIS AREA OF THE COMMUNITY • 47 42 ---,e1, IS SHOWN ON PANEL 410238 N 10 9 & 0519 B 0 0 I C .4/b ----- -- S 6P..k.-d y 1C P wl CCiittyy ooff LakeOswego • AREA NOT INCLUDED D 71CityofTualatin Aildhh. li AREA NOT INCLUDED I Iswum.awhi...i.a.ocorouaiir 1m (Flood Plain Map) I 19 HIGHEST AND BEST USE The highest and best use is defined as that legal and probable use which will support the highest present value of the site as of the effective date of the appraisal. The high- est and best use must be legal, marketable, financially feasible and physically possible. Inaddition, the highest and best use must not only maximize,the wealth of the owner- ship position ofthe property, but must also have a maximizing benefit for the corn- ' munity. ' With respect to the subject site, the highest and best use is considered to be as com- bined with an abutting site and subdivided into a residential development at the cur- rent time. The highest and best use described above is supported due to the fact that ;1 the value of the site combined with an abutting site is slightly higher than the site value as an independent site. This is due to the ability to spread the street and utilities development cost over several sites. This highest and best use for the property is based upon the physical, legal and market considerations affecting the property. In regard to legal considerations, the entire subject site is zoned R-7 which is a Med- , ium Density Residential District zone designation. Detached and attached single-family houses are allowed in addition to residential duplexes. Thus, the subject could be developed as a residential subdivision with an abutting property based upon the exist- ing zoning. The physical characteristics of the property are suitable for the site to be combined with an abutting site and subsequently divided into residential sites for development with new_houses. This conclusion will be fully supported based upon the reduction in site development expenses by including several parcels in the development. ' The factors which influence the marketabilityof the include the suitabilityof the subject ' subject as an investment alternative and the supply/demand characteristics of resi- dential sites at this time within the subject neighborhood. After investigating the mar- ketplace for comparable sales, it appears that the market has been active for sites ' similar to the subject in terms of property characteristics. The market for houses which would be constructed on these types of sites appears to be slowing slightly due to increases in mortgage interest rates. ' The financial feasibility of a project is a difficult factor to analyze. However, it appears that sales activity.for residential sites similar to the subject has remained at above average levels. Thus, it would appear that the subject as combined with an abutting site would be financially.feasible at the current time based upon these considerations. ' The analysis indicates that the highest and best use of the subject as combined with an abutting site to form a residential subdivision parcel is in conformance with the overall development in the neighborhood. This would be the most efficient utilization of the subject site from an economic viewpoint. REAL ESTATE ANALYSIS NORTHWEST 1 1 1 1 1 1 1 I VALUATION ANALYSIS AND 1 CONCLUSION i 1 1 1 1 1 1 1 REAL ESTATE ANALYSIS NORTHWEST • 20 VALUATION METHODS The property Ywhich is the subject of this reportort consists of a vacant residential site lo- cated in a developed residential neighborhood. As previouslyconcluded,within this report, the highest and best use of the subject was p � 9 j estimated to be as if vacant and combined with an abutting site to be divided into a re- ' sidential subdivision. Therefore, only the Market Approach, which is frequently re- ferred to as the Direct Sales Comparison Approach, will be utilized in estimating the ' market value for the subject. Within the Market Approach sales of similar vacant sites are analyzed, compared and contrasted in order to derive an indication of value for the subject being appraised. The Market Approach is considered tobe the most applica- ble approach for estimating the market value of the subject at the current time due to the availability of undeveloped land sale comparables throughout the subject market area in Washington County. A Subdivision Analysis or Subdivision Development val- uation technique is typically applied to residential subdivision land appraised for fi- nancing purposes. This type of analysis is also utilized in feasibility studies and in appraisals where comparable sales of undeveloped or raw land are scarce. A Sub- division Analysis is essentially a variation of an Income Approach as the retail lot prices or lot values are discounted over a holding period after deducting appropriate de- velopment and sales expenses. Also within a Subdivision Analysis there are several ' important factors which have to be researched and supported by market data in order to properly apply this valuation method. Several of these components are somewhat subjective in nature and can change rapidly. Several of these factors which are ex- 1 •ceedingly important within this type of analysis include the following: an estimated absorption period, estimated future interest rates applicable to mortgage loans, es- timated amount of developer's profit/overhead and an estimated discount rate to ' apply to the discounted cash flow analysis applicable to the net cash flows. Thus, if there were very few sales of residential development sites similar to the subject (as combined with an adjacent site), it may have:been reasonable to complete a Sub- division Analysis for the subject. However, this situation does not apply to the sub- ject due to the availability of current market data ofcomparable sites. ' In conclusion, it appears most appropriate to utilize the Market Approach in order to estimate the site value for the subject. 1 REAL ESTATE ANALYSIS NORTHWEST 21 MARKET APPROACH The estimate of market value for the subject analyzed within this section of the report will be arrived at by comparing the subject with sales of other residential sites which ' have sold in the Washington County area during the last 18 months. Many of the comparables have the identical zone designation as the subject and the remaining comparables had somewhat similar zone designations. There does not appear to be ' any measurable difference in indicated values due to the slight differences in zoning of the comparables. Only the most recent similar comparable land sales have been in- cluded within this analysis. 1 Those comparable sales utilized to indicate the market value of the subject are similar to the subject in many ways including development potential, available services, taxes, exposure and other important factors relatedto residentialland valuation. All of the comparables were sold on a cash sale basis which eliminated the need for financing adjustments. In regard .to a time adjustment, the appraiser completed research within the Wash- ' ington.County area.in order to locate the sale and subsequent resale of sites similar to the subject for value trend information. No comparables could be located which had sold and subsequently resold during the near term to utilize in extracting a time adjust- ' ment. During the process of completing research for comparableland sales the ap- praiser has only included the most recent comparable sales in order to minimize the impact of time on the value estimate for the subject. Due to the fact that most of the comparables represent very current market data, they have not been adjusted for time. Each of the sales within this section is compared with the subject property in order to estimate a value for the subject being appraised. The comparable sales have been summarized on the Tabulation of Vacant Residential Site.Comparables chart and their photographs are located on the following pages. 1 1 1 1 REAL ESTATE ANALYSIS NORTHWEST TABULATION OF VACANT RESIDENTIAL SITE COMPARABLES Cash House Adjusted Comp. Sale Sale Equivalent Subdivision Price Cash Price No. Location Date Price Price Site Size Size Range Zoning per Acre 1. South terminus of S.W. Juliet Terrace 8/00 $1,525,000 $1,525,000 8.68 acres 16 Lots $500,000 R-7 $175,691 Tigard, OR to$700,000 2. 10670 S.W. lbach Street 8/00 $395,000 $395,000 2.31 acres 11 Lots $300,000+ RL $170,996 Tualatin, OR 3. 22805 S.W. Grahams Ferry Road 6/99 $500,000 $500,000 4.03 acres 20 Lots Undecided RL $161,290* Tualatin, OR 4. 5645 S.W. Borland Road 6/99 $833,400 $833,400 4.17 acres 19 Lots $370,000 RL $201,535** Tualatin, OR to$425,000 5. 14845 N.W. Pioneer Road 6/99 $822,000 $822,000 4.30 acres 28 Lots $160,000 R-5 $160,233*** Beaverton, OR to$220,000 6. S.E.C. S.W. Hall Blvd. &S.W. Ross St. 6/99 $630,000 $630,000 4.16 acres 27 Lots $185,000 R-7 $153,846**** Tigard, OR to$220,000 7. N.E.C. S.W. 129th Ave. &S.W. Bull Mtn. 3/99 $743,700 $743,700 7.82 acres 40 Lots $320,000 R-7 $95,102 Tigard, OR to $600,000 8. N.E.C. S.W. Roshak Rd. &S.W. Bull Mtn. Ask $1,200,000 $1,200,000 6.11 acres 8 Lots Not sold yet R-7 $196,399 Tigard, OR NOTE: All value indicators are based upon the cash equivalent price of each comparable and are based upon usable site areas. *Adjusted upward$150,000 to include off-site development expenses incurred by the buyer. **Adjusted upward$7,000 to include the cost of razing an old house located on the site(buyer's expense). ***Adjusted upward$7,000 to include the cost of razing an old house located on the site (buyer's expense)and adjusted downward$140,000 for the value of a house. ****Adjusted upward$10,000 to include the cost of razing an old house and barn located on the site(buyer's expense). IIIIII O — i M N — i — = MI ® — s ! = — M MN , a = < W W ¢ iTiall . < �s o IL-11`11:,- ` �I__ sr "_, gEEwAy RA .7.0. ` RD ... RD n®®CIII� "I��I��,� `NALSF f—,�. �IIIIIIIIIII NA Owl ""L �R"` ,��II_� ��1,/�I�'►� 111 o '1'fR ro LEANY et�„p '-. RNSIpE RD MIZITAISI•I' LII ll11 IIIIIIII'.IIIIIIIIIIIIIII BURNSIDE _®IIIL-_ME ' INII Ro _ ® ,,,,, ,pe � • o L_ o Portland '..,v�l �l��r�® --��1 Ment-Washington � .2 : 'i% JWI! kiw. „, allil _.t ! IMM=hIMA rE � 1111, 'InEntiEMI lg.. - KDDDSTOCK � .I, .�)�a 1I�m 5�k' '� FOSTER RD _i j 2!...IINWL , iktmir .. BANEY RD A.'‘', 111Lill FLAVEC W OARD£N ' �® os„. ,,,irdA ;:..„ �. ®®I� 4f c. aATSOP ST • -- a ARD ¢' el�� F `Ci.' \ _ Mt y a1 :.-. .... �, 10(004* m $ Scott pR'y �' n e, a Mtn W.. WEIR RD ^ � 4 KINC"�� RD c -M. g LI q .MONRaF Happy Valley t. < PISM iiir STERNE: �• ti Ilwa '(`4 gII i r y RD DAKOTA ST F4¢ (� Rffy 'I,ff o g tie 4 e '1'aril `• < f _..`� `L` SUN.YS/. ... DABER .FERRY B. n \ 'g `4.1jM W 'F'"E" faille �n _ S `a `4� J'�. q All RD `110 I. or �G- Ti and fw Lake�Osw/:. `�f Torbert RDPI C� (,JV�7 DAARDE sr Me00NAL0 Sr < r'PDSE Iiiiw0 y0 �'� l - RD NILL Rpm ' �,TNER BULL v+l/l�i••• I. zt ig BONI TA MTN 04 7 .AN ORDV. - o< �� ;' BLVD Sit` m I ®- King City BATTLER S:5 f�0.pt Ai, . 2, - ,1. * t�,\fS tiVV `pr e 't 00 OVOrwp ROOTS S HWY 111/YYA W ND RDDURHAM It y;.':" '� _ N m BEEF BE ;a -��s - ' "� O FI R '."S A .p0I \•`? _P�� PO hntf n J P R Jo •---- SONE emus .•Q RDDurh. / ' �1 -• mIBO 44...4:1\._'"cAP S p -+' rER TUALATIN I i • ,q� R/VER f W RD ��CHILD' :--RO `TTfY J • `voneONIUNp R' A R• 90 1{R'r Tualatin . _ FORSYTHE RD yp0 RD 4 f. SAD£RT� -. � . ce i ON #:. (.$1'. L fDYBD -1 $$ ` pm W `� :... BLVD RQ n o g N `j • SRA. .. P'.."''''' NST - ¢ fR ..i OREO. �� 44..., .� '�f`i�'`� Oregon.Gty _ _ N Sherwood t 3 2 , ;" •*. f[ Comparable Land Sales N W 7 24 PHOTOGRAPHS OF LAND SALE COMPARABLES , ir rs • Comparable No. 1 illabil- - t . 1 ` 4 i - IMIIINIIIIIIIIIIIIIIW E s.,. Comparable No. 2 REAL ESTATE ANALYSIS NORTHWEST 25 PHOTOGRAPHS OF LAND SALE COMPARABLES • :Y • '.1411044 Comparable No. 3 l.�• N ' ; • • _ . „, , • Comparable No. 4 REAL ESTATE ANALYSIS NORTHWEST 26 PHOTOGRAPHS OF LAND SALE COMPARABLES 4t 4 I i ' < << Comparable No. 5 1:11 1 I lin v. Comparable No. 6 REAL ESTATE ANALYSIS NORTHWEST 27 PHOTOGRAPHS OF LAND SALE COMPARABLES • ,. I - 4 . il• - '� I -, ; '4 • tt Comparable No. 7 _• ..r.,:,,,- W lk tit kik ' -a '7-.':.%:., Ax , � o . at �. ••�i� cam. .,..p..,:•_:,--,,,, 4...-..-,i,v ,' .-1 4. >- " "m•-..i. 0. (,,gµµµ`,,, V V 71`..:' � • _ t .i ♦ .• F.;�•w-+'.}t_1- ey: •- is.;".: _,. a:r r} •, •,,...-...„0.:d; 1 �"i..t'� '''',,,T„,'';',-.-L-•-•--- , F.f.V r�2.::•,'• • _..41.!..,-,1:-.•_-.•:-..-� : Aad • * 7.-.'`.A. :•,;.,-;,-,-w - •.. ..n. 74,-Yr. K. • ' r ., it ob ;;, .v.i. ..moo. Comparable No. 8 REAL ESTATE ANALYSIS NORTHWEST I 28 MARKET APPROACH (continued) Site Valuation Analysis After all adjustments, the eight comparable sales reflect a range in value of from $95,102 per acre to $201,535 per acre. This is a range of value within acceptable limits, especially considering the fact that most of the comparables received relatively ' minor adjustments. Within the subject market area residential development sites sim- ilar to the subject are typically purchased on a sale price per acre basis for parcels similar to the subject in size. Only somewhat smaller residential development sites ' have been utilized as comparables within this analysis for the subject. Comparable No. 7 indicates the lowest value of any of the comparables analyzed. In fact, the indicated value by this comparable is well below the indicated values of all of the remaining comparables. This comparable is located a very short distance off S.W. ' Bull Mountain Road and has development problems. The buyers had to place a new street in very close proximity to an existing newer street in an adjacent subdivision. This prevented the new street cost from being shared by additional lots. One of the ' buyers indicated that he had to spend an additional $60,000 to buy a site immediately north of this subdivision to get sewer extended to the new development. The buyer hopes to get most of this cost back later (no adjustment of this comparable for this cost item - future reimbursement unknown). In addition, approximately the north four acres of this site had to be preserved as an undeveloped wooded area. This com- parable should reflect a value well below the reasonable value for the subject due to the extraordinary site development expenses created by the long narrow shape which required a greater street improvement cost. No emphasis has been placed upon this comparable in the final analysis due to this consideration. I Comparable No. 8 consists of a site which abuts the west roe boundaryof the P property rtY t subject. This comparable represents a property which is currently on the market for sale as opposed to being sold. It is difficult to forecast whether or not this property will sell at the full asking price. The majority of this site has a deed restriction which requires a minimum site size of 3/4 acre or 32,670 square feet. The current owners of this parcel recently attempted to develop this property with much smaller lots. The owner of the subject was successful in upholding the Covenants, Conditions and ' Restrictions (CC&R's). This property was subsequently listed for sale as being divisi- ble as an eight-lot subdivision by utilizing a private driveway which could be counted in the site area of the individual sites. It is most interesting to note that the extreme north portion of this site contains an area which is similar to the subject as it is not located in Wonder View Estates. Thus, the extreme north portion of this parcel, which contains approximately 1.07 acres, could be divided into smaller sites subject to septic ' approval. This property is very similar to the subject In terms of overall location and other property characteristics. No adjustment for razing costs has been made due to the possible barn wood salvage value. No emphasis has been placed uponthis corn- parable due to the fact that there is no established sale price for this property. REAL ESTATE ANALYSIS NORTHWEST 29 MARKET APPROACH (continued) (co ued) Comparable No. 4 reflects the highest value of any of the comparables analyzed of $201,535 per acre. This indicated value is somewhat above the value range of the re- maining comparables. No further emphasis has been placed upon this comparable due to the fact that this property appears to have benefited from the values of abutting houses in an adjacent subdivision. ' Comparable l tin. In addition, No. 3 is somewhat inferior to the subject in terms oflocation. add , it located on a street which will probably experience increased traffic flows in the relatively near future. The buyer has not established a price range for the houses which will be constructed on this site. No emphasis has been placed upon this com- parable due to the above considerations. 1 Comparables No. 5 and No. 6 are inferior to the subject in terms of location. In ad- dition, the values of the houses constructed on these sites are well below the values of new houses currently being constructed in the immediate vicinity of the subject. These two comparables should reflect values slightly below the reasonable value of ' the subject site. Only secondary emphasis has been placed upon these two com- parables due to the above considerations. ' Comparables No. 1 and No. 2 consist of very recent sales transactions. It is impor- tant to note that Comparable No. 1 is scheduled to close in October 2000. The real estate agent involved in this transaction indicated that the sale is proceeding toward closing and that the sellers interviewed several builders under a direct solicitation program with great success. Comparable No. 1 can be developed to a relatively low density due to the fact that it had once been platted as a subdivision of lots containing approximately 20,000 square feet. This prior plat grandfathered this parcel for future development purposes. If this grandfather clause had not been valid, this site would have had to be developed to a much higher density. Overall, approximately equal em- phasis has been placed upon these two comparables in order to estimate the market value of the subject site. ' Based upon an analysis of the above market data, it is the opinion of the appraiser that a value for the subject of $172,000 per acre is most supportable for the site. Below is the estimated market value of the subject on a price per site basis: ' MARKET APPROACH SUMMARY CHART 1 $172,000/acre x .526 acre = $90,472 Estimated Value, Market Approach (R) = $90,500 1 REAL ESTATE ANALYSIS NORTHWEST t30 CERTIFICATE OF APPRAISER In accordance with the 2000 Uniform Standards of Professional Appraisal Practice, I certify that to the best of my knowledge and belief: ' The statements of fact contained in this report are true and correct. The reported p P analyses, opinions and conclusions are limited only by the reported assumptions and ' limiting conditions, and are my personal, impartial and unbiased professional analy- yses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this re- port, and no personal interest with respect to the parties involved. I have no bias with respect to the property that is the subjectof this report or to the parties involved with this assignment. ' My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not con- tingent upon the development or'reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attain- ment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. ' My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I have made:a personal inspection of the property that is the subject of this report. No one provided significant professional assistance to the person signing this report. ' I certifythat the use of this report is subject to the requirements of the Appraisal In- stitute relating to review by its duly authorized representatives. As of the date of this report, I, Kirk W. Shaeffer, have completedthe requirements under the continuing ed- ucation program of the Appraisal Institute. ' The real property which is the subject of this report, has been valued with respect to the land, as of August 17, 2000, at: ' NINETY THOUSAND FIVE HUNDRED DOLLARS ' $90,500 August 28, 2000 /t/. Date irk W. Shaeffer, 1VfAl ' REAL ESTATE ANALYSIS NORTHWEST i 1 1 I 1 ADDENDA 1 1 1 I REAL ESTATE ANALYSIS NORTHWEST 1 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following limiting conditions: The legal description furnished me is assumed to be correct. It was verified by this appraiser with the official county records. I assume no responsibility for matters legal in character, nor do I render any opinion as to title, which is assumed to be marketable. All existing liens, encumbrances, and assessments have been disregarded, and the property has been appraised as though ' free and clear, under responsible ownership and competent management. The exhibits in this report are included to:assist the reader in visualizing the property. I I have made no survey of the property and assume no responsibility in connection with such matters. Unless otherwise noted herein, it is assumed that there are no encroachments or zoning or restrictive violations existing in the subject property. The appraiser will not assume any responsibility for determining if the property requires ' environmental approval by the appropriate government agencies, nor if it is in violation thereof unless otherwise noted herein. I Information, estimates, and opinions contained in this report are obtained from sources considered to be reliable; however, no liability for them can be assumed by the appraiser. This report shall be used for its intended purpose only, and by the parties to whom it is addressed. Possession of this report does not include the right of publication. The appraiser may not be required to give testimony or to appear in court by reason of this appraisal with reference to the property in question, unless prior arrangements have been made therefor. ' The distribution of the total valuation of this report between land and improvements P P ' applies only under the existing program of utilization. The separate valuations for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The statements of value and all conclusions shall apply as of the date shown herein. The appraiser has no present or contemplated future interest in the property which is not specifically disclosed in this report. ' The gross building area has been computed based upon exterior building dimensions as measured by the appraiser. 1 REAL ESTATE ANALYSIS NORTHWEST ASSUMPTIONS AND LIMITING CONDITIONS (continued) Neither all nor any part of the contents of this, report shall be conveyed to the public through advertising, public relations, news, sales, or other media without the prior written ' consent or approval of the author. This applies particularly to value conclusions and to the identity of the appraiser and the firm with which he is connected. ' The valuation stated herein assumes professional management and operation of the building throughout the lifetime of the improvements, with an adequate maintenance and repair program. This report is based upon historical information and historical trends, which may or may ' not reflect future trends. In this appraisal assignment, the existence of potentially hazardous material used in the ' construction or maintenance of the building, such as the presence of asbestos or urea- formaldehyde foam insulation and/or toxic waste, which may or may not be present on the property, was not observed by the appraiser; nor does the appraiser have any ' knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. It is recommended that the client retain an expert in these fields of expertise if desired. ' The Americans with Disabilities Act (ADA) became effective January 26, 1992. The appraiser has not made a specific compliance survey and analysis of this property to ' determine whether or not it is in conformity with the various detailed requirements of the ADA. It.is .possible that a compliance survey of the property together with a detailed analysis of the requirements of the ADA could reveal that the property is not in ' compliance with one or more of the requirements of the act. If so, this fact could have a negative effect upon the value of the property. Since the appraiser is not qualified to perform a compliance survey and has no direct evidence relating to this issue, it was not tpossible to consider non-compliance with the requirements of ADA in estimating the value of the property. ' The appraiser has not attempted to determine whether or not there are any encroach- ments or overlapping boundaries affecting the subject during the process of completing this appraisal. This is due to 'a lack of expertise within this discipline and if additional ' information is required, a title insurance company and/or surveyor should be contacted. I The value estimate assumes that the subject would be professionally marketed and that standard septic systems could be used on the property. It also assumes that the site has been legally partitioned from the larger parcel. 1 1 REAL ESTATE ANALYSIS NORTHWEST 1 • ' BUILDING, USE AND OCCUPANCY RESTRICTIONS ' Land of D. Leo and Mary Mabel Oholsoa in Section 8$ T28, Kill of W. M. Washington County Oregon (1) RESTRICTIONS ON LAND USE - - II (a) The property comprises some thirty adres in Section 8, 128, R1W of W. K. in Washing County Oregon, more particularly described in deed recorded January 26, 1948 in Book 282, Page 295$ Deed Records of Washington County, Oregon, I which will be divided into tracts of varying sine. The subsequent purchasers of a tract may divide the same and sell a portion thereof provided that the amount sold contmin at least 3/11 acres$ and the balance of the tract remaining likewise contain IIat least 3/11 acre. (b) Tracts, whether original, or redivided, shall be used for residential purposes only. (c) Applicable set-back lines for thi` property are as follows: The house on any tract or redivided tract shall not be built nearer to the front bound- ary line thereof than thirty fieti-nor the aide or rear boundary lines thereof than ' fifteen feet. The same set-back lines shall apply to detached garages, garden houses, patios, or covered walkways. Stables will be permitted-only an treats or redivided tracts having sufficient acreage so that such stables will be at least 100 feet from the nearest house of said tract. (d) Until such time as public mains are.available$ all sewage disposal shall be by septic tank of type, construction-and nutlet approved by the Oregon State ' Board of Health. (2) RESTRICTIONS ON BUILDING - - - ' (a) No building shall be erected, placed or altered on any lot which will exceed 21 feet in height from the top of-the first floor foundation to the hi ghest point of the roof. Daylli tt basement below the first floor of the dwelling ' will not be considered in these measurements.-. 'Chimneys and flues may rise a reason- able distance above the 21-feet first aentiol ."' (b) No dwelling shall be permitted on any tract with a ground floor area ' less than thirteen htmdred seiiare feet, exclusive of garage, carport, open porches, patios, and breesei*yi. - (o) No fence, hedge, wa11 or barrier,,more than four Feet in height shall ' be permitted, placed or constructed nearer to the front boundary line thereof than thirty feet. (d) No sign, or other , hall be-erected-oraaintained ' upon any part of said property; except'"s' sign nor-larger than' twweut7-fovr by thirty.- mix inches advertising the property for- sale elientMezte erected and maintained. le) No temporary structure shilI•;We .ireotid, placed or moved upon any tract. No old building may be mowed' onto i0 tract. I I 1_ L .z, (f) No building shall be breed, placed, or altered an any building II plot until building plana, specifications-and plot' plan showinglocation have been approved by D. Leo Gholson or his designated agents, for conformity.and harmony of external design and to location of the building with respect to set-bask linea. Should D. Leo Ghol.son, or his designated agents, disapprove the plans, 'specifications II and plot plana, or either thereof,;then and in that event, the said-D. Leo Oholaon, or his designated agents, shall give notice of deaapproval in writing to the owner, which notice shall 'specify the item or items of disapproval. Should exception be taken to the disapproval, then and in that event the matters in dispute shall be I determined by arbitration and the decision of the arbiters shall be binding on the parties and enforceable in any court in law or at equity. (3) ST HI CTI ONS ON OCCUPANCZ - - - II (a) All tracts shall be known and described as residential tracts. No trailer, tent, shack or other structure shall be erected, altered, placed or per- il matted to remain on any residential building tract other than one detached single family dwelling and other outbuildings incidental to .residential use. Cb) Outbuildings must conform in architecture to the residence structure, II all buildings shall be completed and painted within cue year from the time con- striction thereof is commenced. No dwelling house shall be used or occupied other than for strictly residence purposes. I (c) No livestock, poultry, rabbits or any kind of animal, other than domestic pets shall be kept on any tract, except horses will be permitted on tracts having a sufficient acreage to accommodate stables as permitted under these re- II strictiona which stables must be provided to stable horses maintained, and which said stables shall be kept clean, well-drained and in a sanitary condition with all manure pita well covered. Should any other'tract owner have grounds for complaint that stables are becoming a nuisance, such tract owner shall first discuss the II matter with the owner of the stables and if satisfactory adjustment cannot be made, the complaining tract pwner shall have the right- to'appeal to the County Health Officer for Washington County, Oregon, and his findings and reccaznendations shall II be final and binding upon the owner of the stables. (d) No person other than of the white race shall use or occupy any building on any tract, except that this covenant shall not prevent occupancy by I domestic servants of a different race domiciled with an owner or tenant of the white race. (e) No non oma or offensive conditions shall be permitted on any of the I above described lands. (4) PROVISION FOR IITILITIt a - - II (a) ill tracts -and building sites within and to be carved from the whole tract of land first hereinbefore describ$d shall be and shall remain subject to easements for the laying, repairing, erection and maintenance of electric power and telephone poles, underground conduits for transmission of electric power and II telephone service and water mains, including water mains leading from the private well, subject only to the condition that electric power and telephone poles and water pipes and telephone and power conduits shall be erected or laid where possible within five feet 'of any-tide-or rear tract line, excepting only where the topography I of the ground or location of the main power or trunk lines shall make it impracti- cable or impossible to erect such electric power or telephone poles or water mains or power and telephone conduits as herein described; and the agents and employees I of electric power and telephope c....Anipp and munipipalltles owning fule operating ranch electric power and telephone p.ie nes ana electric power and ep one co .KK 419 PA6E317 I 1 I ;, U ducts and water mains shall have the right appurtenant to such easement rights to I ,_enter upon all premises whereon such instrumentalities shall be laid or maintained At reasonable times, for the purpose of erecting, laying 'installing, repairing, and removing the aforesaid equipment. -_ 1 (5) PROVISION FOR ROAD MAINTENANCE - - - (a) All tracts which use for the purpose of ingress and egress an existing I dedicated roadway and extensions thereof extending frcn the Comity Road shall bear that proportion of the coat of maintenance and repair thereof that the frontage upon said roadway that each tract has to the total frontage of all tracts. It is expressly understood, however, that those tracts which front upon the County Road and use such I County road for ingress and egress rather than the private roadway dovered by this paragraph shall not contribute. to the coat of Maintenance .and-Tspai.r. (6) INVALIDATION OF COVENANT OR PROVISION - - - (a) Invalidation of any one of the covenants and provisions herein con- tained oo—tains by judgement or court order shall in no vise affect any of the other pre- ' visions which shall remain in full force and effect. (7) PERIOD OF EFFECT - -, - 11 (a) These conditions, restrictions and provisions shall remain in full force and effect for twenty-five year, fray and atter April 15, 1959 and shall be automatically extended for successive periods of ten years unless it is agreed to terminate or amend the same in whole or`in part by the"then owners of not leas than Itwo-thirds in area of the whole of said property. 3 •/ / / �VAIL...141/41,,I.‘,/4 I STATE OF OREGON County of Waahinrton I Be it remembered, That on this .'_8 day of June , 2.912_ before me, the undersigned, a Notary - . io in and for said County and State, ereckna1'1 I appeared the within named D. • Vto�1�Qg ay. 14 0 }shown to sie to be the identical. .•.vidual1 deAcrj a who sm$ }he within instrument and acknowledged to me that thss executed the same freely and volnnt 1.ly. I IN TESTIMONY SOF, I have hereunto set my hand and affixed __my official seal the day and year eat above written \` ti 11;•cif. • • ; A R Y. �T }'`. - . K----", ..- 1---Z--z-C___e__(___e__-/— - .tory public for Oregon, Ze- • I r''''"IQ .. . t.:Y ( ' sued wee t.::�a: ; • . . .`- g. RanaRana soIso ,o.es�ort .. .> by - sem ! • . ' 8oac 419, PA6..318_ I • 1 IChapter 18.510 RESIDENTIAL ZONING DISTRICTS ISections: • . • I 18.510.010 Purpose 18.510.020 List of Zoning Districts 18.510.030 Uses • I 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards 18.510.060 Accessory Structures • I18.510.010 Purpose A. Preserve neighborhood livability. One of the major purposes of the regulations governing I development in residential zoning districts is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development -- schools, churches, parks and recreation facilities, day care centers, neighborhood Icommercial uses and other services--at appropriate locations and at an appropriate scale. B. Jncouraae construction of affordable housing. Another purpose of these regulations is to create the I environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zoning districts of varying densities and developing flexible design and development standards to encourage innovation and Ireduce housing costs. 18.510.020 List of Zoning Districts IA. g-1: Low-Density Residential District. The R-1 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of ' 30,000 square feet. Some civic,and institutional uses are also permitted conditionally. • B. g-2: Low-Density Residential District. The R-2 zoning district is designed to accommodate detached:single-family homes with or without accessory residential units at a minimum lot size of I20,000 square feet. Some civic and institutional uses are also permitted conditionally. C. R-3.5: Low-Density Residential District. The R-3.5 zoning.district is designed to.accommodate I detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. ID. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homeswith 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 conditionally. I E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 I square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. • IResidential Zoning Districts . 18.510-1 • 11/16/98 I . F. R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a ' full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. G. R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial.uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. H. R-40: Medium High-Density Residential District. The R-40 zoning district is designed to ' accommodate existing housing of all types and new attached single-family and multi-family housing units with nominimum lot sizeor maximum density. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. 18.510.030 Uses ' A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar ' unlisted used under the provisions of Chapter 18.230; 2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, ' exceptions or restrictions; 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. ' The approval process and criteria are set forth in Chapters 18.310 and 18.320. If use is not listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 1 4. A prohibited(N)use is one which is not permitted in a zoning district under any circumstances. ' B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. 1 _• . 1 1 1 I' Residential Zoning Districts 18.510-2 11/26/98 I • ITABLE 18.510.1 USE TABLE rUSE CATEGORY R-I R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL IHousehold Living P P P P P PPP Group Living R'/C R'/C R'/C R'/C R'/C R'/C R'/C R'/C Transitional Housing N N N N N C C • C IHome Occupation R2 R2 R2 R2 R2 R2 R2 R2 HOUSING TYPES I Single Units, Attached N N N R8 R9/C P P P Single Units, Detached P P P P PPPP Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 IDuplexes NNCCP P P P Multi-Family Units N N N N N P P P Manufactured Units P P P P PPPP IMobile Home Parks/Subdivisions NNCCP P P P CIVIC(INSTITUTIONAL) I Basic Utilities. Colleges C4 C4 C4 C4 . C4 C4 C4 C4 CC CCC - CCC Community Recreation CC CC CCCC Cultural Institutions NN C C CNNN tDay Care P/C5 P/C5 P/C5 P/C5 P/C5 P/C5 P/CS P/C5' Emergency Services C . C . C CCNNN Medical Centers NNCCCCCC I Postal Service NNNNN N ,� N N Public Support Facilities P P P P P P P P Religious Institutions CCCCCCCC I Schools CCCCCCCC Social/Fraternal Clubs/Lodges NNNNNCCC I COMMERCIAL Commercial Lodging NN N . N N N N N . Eating and Drinking Establishments N N . N N NNNN I Entertainment-Oriented - Major Event Entertainment NNNNNNNN - Outdoor EntertainmentN N N N N N N N I - Indoor Entertainment NNNNNNNN - Adult Entertainment . N N N N N_ N N N General Retail - Sales-Oriented N N N N N N R" R" I - Personal Services N N N N N N R" R" - Repair-Oriented N N N N N- N R" R'' Bulk Sales N. N N N N N N N I - Outdoor Sales NNNNNNNN Animal-Related N N N N N N N N • I . I Residential Zoning Districts 18.510-3 11!26/98 I ITABLE 18.510.1 (CON'T) USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 Motor VI ehicle Related - Motor Vehicle Sales/Rental. N N N N N N N N - Motor Vehicle Servicing/Repair N N N N N N N N . I - Vehicle Fuel Sales N N N N N N N N Office N N N N N N N N Self-Service Storage N N N N N N N N INon-Accessory Parking N N N N N C1° co co INDUSTRIAL I Industrial Services N N N N N N N N Manufacturing and Production - ' Light Industrial N N N N N N N N I - General Industrial - N N N N N N N N Heavy Industrial N N N N N N N N Railroad Yards N N N N N N N N Research and Development N N N N N N N N IWarehouse/Freight Movement N N N N N N N N Waste-Related N N N N N N N N Wholesale Sales N N N N N N N N IOTHER . Agriculture/Horticulture P6. P6 P6 P6 P6 N N N I Cemeteries N N C C N t4 N • N Detention Facilities N N N N N N N N Heliports N N .N N N N N N I Mining • N N N N N N N . N N Wireless Communication Facilities P/R7 P/R' P/R7 P/R' . P/R7 P/R7 P/R7 P/R7 Rail Lines/Utility Corridors C C C C C C C C IP=Permitted R=Restricted C=Conditional Use N=Not Permitted I 'Group living with five or fewer residents permitted by right; group living with six or more residents permitted as conditional use. 2Permitted subject to requirements Chapter 18.742. • I • 'Permitted subject to compliance with requirements in 18.710. p Q I4Except water and storm and sanitary sewers,which are allowed by right. 51n-home day care which meets all state requirements permitted by right; freestanding day care centers which meet all state requirements permitted conditionally. • 6When an agricultural use is.adjacent to a residential use, no poultry or livestock, other than normal I household pets, maybe housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. IResidential Zoning Districts 18.510-4 11/26/98 7See Chapter 18.798, Wireless Communication Facilities, for requirements for permitted and restricted facilities. 8Attached single-family units permitted only as part of an approved planned development. 'Permitted by right if no more than five units in a grouping; permitted conditionally if six or more units per grouping. 1°Only park-and-ride and other transit-related facilities permitted conditionally. ' "Limited to ground-floor level of multi-family projects, not to exceed 10% of total gross square feet of the building. ' 18.510.040 Minimum and Maximum Densities ' A. Purpose. The purpose of this section is to-establish minimum and maximum densities in each residential zoning. district. To ensure the quality and density of development envisioned, 'the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with,all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390,using approval criteria in Section 18.376020 Bl. 18.510.050 Development Standards • ' A. Compliance required. MI development must comply with: 1. All of the applicable development standards contained in theunderlyingzoning district, except where theapplicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained'in this title. ' B. Development Standards. Development standards in residential zoningdistricts are contained in Table P 18.510.2. 1 1 . Resldgntial Zoning Districts 18.510-5 11/26/98 • i TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES I . STANDARD R-1 R-2 R-3.5 R-4.5 R-7 I Minimum Lot Size -Detached unit 30,000 sq.Ct. 20,000 sq.ft. 10;000$q.Ct 7,500 sq.ft. 5,000 sq.ft. Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit[I] 5,000 sq.ft. I Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. I Maximum Lot Coverage - - - - 80%12] Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. • -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. , 15 ft. 10 ft. ' -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. -Rear yard 25 ft. 2511. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more . restrictive zoning district 30 ft. I -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% I [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. '' • TABLE 18310.2-(Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES • R-12 R-25 R-40 111 STANDARD MF DU* SF DU** MF DU* SF DU** MF DU* SF DU** Minimum Lot Size - -Detached unit 3,050 sq.ft.per unit 3,050 sq.ft.per unit 1.480 sq.ft. 3,050 sq.ft.per unit None None -Attached unit 1,480 sq.ft. None -Duplexes 6,100 sq.ft.or 3,050 sq.ft.per unit None -Boarding,lodging,rooming house 6,100 sq.ft. Average Lot Width None None None , None None None IMinimum Setbacks Front yard 20 ft. 15 ft. • 20 ft. 15 ft. 20 ft. 15 ft. -Side facing street on comer&through lots 20 ft. 10 ft. 20 ft. 10 ft. 20 ft. 10 ft. I. Side yard 10 ft. 5 ft.[I] 10 ft. 5 ft.[1] 10 ft. 5 ft.[1] Rear yard 20 ft. 15 ft. 20 ft. 15 ft. 20 ft. 15 ft. II -Side or rear yard abutting more •..restrictive zoning district 30 ft. 30 ft. 3011. 30 ft. 35 ft. 35 ft. -Distance between property line and garage entrance _ft. 20 ft. 20 ft. 20•20.11. 20 ft. I 20 ft. 20 Maximum Height 35 ft. 35 ft. 4511. 45 ft. 60 ft. 60'ft. Maximum Lot Coverage[2] 80% 80% 80% 80% 80% two Mimimum,Landscape Requirement 20% 20% 20% 20% 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit I •• Single-family dwelling unit • IResidential Zoning Districts 18.510-6 11/26/98 I 18.510.060 Accessory Structures A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: 1 1. Dimensional requirements: a. On sites containing less than 2.5 acres, an accessory structure may not exceed 528 square 1 feet. On sites 2.5 acres or larger,an accessory structure may not exceed 1,000 square feet; b. An accessorystructure may not exceed 15 feet in height; Ic. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; Id. An accessory structure may not be located'within the front yard setback; I . e. An accessory structure must maintain a minimum side and rear yard setback of five feet; .2. Non-dimensional requirements: Ia. No accessory structure shall encroach upon or interfere with the use of any adjoining property or public right-of-way including but not limited to streets, alleys and public and Iprivate easements; b. An accessory structure shall comply with all of the requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a Ibuilding permit; c. An accessory strutture which is non-conforming is subject to the provisions of Chapter I 18.760, Non-Conforming Situations, when an alternation, expansion or reconstruction is requested; I d. The erection of televisionreceiving dishes on the roof of:a structure is not permitted in any residential zone. I . 3. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the I proposed structure. Suitable .protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and.maintained around these structures and,accessory.attachments. 1 Residential Zoning Districts 18.510-7 11/26/98 REAL ESTATE ANALYSIS NORTHWEST Real Estate Analysis Northwest (REAN) has been established with thegoal of serving clients in a professional and timely manner. Real estate services provided by the firm include appraisal, consulting, site analysis, feasibility and market studies. These ser- vices can be utilized forthe following:purposes: loan origination, property acquisition, division of interest, condemnation, court testimony as an expert witness, rent survey, feasibility analysis,and the analysis of alternative real estate investment opportunities. The appraiser has recently completed advanced appraisal course work offered by the American Institute of Real Estate Appraisers and the Society of Real Estate Appraisers ' (both merged to form the Appraisal Institute). The appraiser completes all analysis by utilizing the contemporary real estate analytical methods. ' Professional Services ' Real Estate Analysis Northwest offers a wide variety of accepted methods for analyzing thedifferent interests in real estate. Services of other specialized professionals are in- corporated, when necessary, in order to produce the most accurate and comprehen- sive analysis possible. The following is a brief description of our real estate services: Appraisals: Valuation estimates of all types of properties includ- ing: commercial, industrial and residential. Feasibility Studies: Analyzing a proposed project on the basis of reason- able likelihood of satisfying explicit objectives. Market Studies: Comparison of market analysis projections with the supply of space for a specified use in an effort to identify market opportunities. ' Expert Witness Testimony: Rendering a:professional opinionas an expert wit- ness regarding the appraisal oranalysis of real 111 estate. Clients Served Lending Institutions: U.S. National Bank of Oregon Wells Fargo Bank Fred Meyer Savings and Loan Association The Oregon Bank Key Bank of Oregon Equitable Savings and Loan Association Oregon Mutual Savings Bank Lincoln Savings and Loan Association Oregon Trail Savings and Loan Association REAL ESTATE ANALYSIS NORTHWEST I 1 Clients Served (continued) 1 Lending Institutions: Amfac Mortgage Company Simco Mortgage.Company Johnson Mortgage Company IColumbia Mortgage Company U.S. Credit Corporation Sherwood and Roberts 1 1st Federal, Longview I Corporations and Developers: Mortgage Guarantee Insurance Company Transamerica Relocation Service Portland,General Electric Company I Pacific Northwest Bell General Electric Company Way Lee - Developer IGordon Powelson - Developer Governmental Agencies: Portland Development Commission (PDC) I Oregon Department of Transportation City of Portland, Oregon IImportant Assignments The following list of appraisal or analysis assignments has been completed by apprais- , I ers of Real Estate Analysis Northwest while under the employment of this firm or other firm affiliations. 1 Oregon Trail S & L, Gresham Main Branch Gresham, Oregon Oregon Trail S & L, Raleigh Hills Branch Portland, Oregon Oregon Trail S & L, Sandy Branch Sandy, Oregon ' Banfield Plaza Office Building Portland, Oregon Daneland Mobile Home Park Eugene, Oregon Ranch Village Mobile Home Park Bend, Oregon I Mountain View Medical Clinic Bend, Oregon Suntree Mobile Home Park Bend, Oregon Rippling River Condominiums Welches, Oregon I Tanasbrook Condominiums Beaverton, Oregon Airport industrial Park Portland, Oregon Ostro's Business Park Portland, Oregon Piercy & Barclay Office Building Tigard, Oregon I Bend Villa Capri Retirement Center Bend, Oregon Highland House Nursing Home Grants Pass, Oregon Mr. Steak Restaurant Grants Pass, Oregon 011 Can Henry'sPortland, Oregon I Broughton Business Park Bend, Oregon Bend Sunriver Mall Bend, Oregon Metro Arms Apartments Salem, Oregon 1 Brudi-Wayron Manufacturing Plant Longview, Washington REAL ESTATE ANALYSIS NORTHWEST I, • PROFESSIONAL QUALIFICATIONS KIRK W. SHAEFFER. MAI Kirk Shaeffer was born in Marysville, California in 1950. After attending public schools in Marysville and participating in varsity sports at Marysville Union.High School, he received a:B.S Degree in Business Administration, specializing in real estate finance, Ifrom the University of Nevada, Reno. Since his graduation in 1972, he has resided in Portland, Oregon. Real Estate Experience Real Estate Appraiser/Owner - Real Estate Analysis Northwest Real Estate Appraiser- Donnerberg Appraisal Company ' Real Estate Appraiser - Palmer, Groth and Pietka Real Estate Appraiser - Charles D. Bailey and Associates Chief Appraiser - Lincoln Savings and Loan Association ' Real Estate Marketing - D2S Resources, Inc. Real Estate Leasing, Management and Marketing - U.S. Bank of Oregon Professional Education Completed the following college credit courses and examinations: Real Estate Principles and Practices Real Estate Law Real Estate Finance (Graduate Credit) Real Estate Appraisal (Graduate Credit) Real Estate Investment Legal Aspects of Land Use ICompleted the following professional courses and examinations: ' Course 101, Introduction to Appraising Real Property, presented by the.Society of Real Estate Appraisers, Portland State University, 1977. ' Course 201, Principles of Income Property Appraisal, presented by the Society of Real Estate Appraisers, Portland State University, 1978. Course 2-1, Case Studies in Real Estate Valuation, presented by the American In- stitute of Real Estate Appraisers, University of Georgia, 1980. 1 REAL ESTATE ANALYSIS NORTHWEST 1 • Course 2-2, Valuation Analysis and Report Writing, presented by the American In- stitute of Real Estate Appraisers, University of Georgia, 1980. Course 4, by Litigation Valuation, presented the American Institute of Real Estate 9 Appraisers, University of Portland, 1980. Course 2-3, Standards of Professional Practice, presented b .the American Insti- tute of Real Estate Appraisers, University of Portland, 1980. Course 6, Introduction to Real Estate Investment Analysis, presented by the Ameri- can Institute of Real Estate Appraisers, University of Portland, 1981. Course 410, Standards of Professional Practice Part A, presented by the Appraisal Institute, Marylhurst University, 1999. Recently completed seminars: ' Construction Cost Comparable Seminar, presented by the Appraisal Institute, Tualatin, Oregon, March 1997. ' Apartment Investment Analysis, presented by Portland Community College, Port- land, August 1997. ' Real Estate Appraisal Report Writing, presented by Clackamas Community College, Oregon City, Oregon, September 1997. On-Line Internet Search.Strategies for Real Estate Appraisers, presented bythe g PP Appraisal Institute, Portland, Oregon, June 1999. Types of Properties Appraised Mr. Shaeffer has appraised ,various types of properties which include-the following: single-family dwellings, multi-family residences, industrial/residential condominiums, Ibusiness parks, industrial parks, recreational properties, restaurants, mobile home parks, manufacturing facilities, nursing homes, shopping centers, office complexes, warehouses and vacant land. ICertificates Certified Appraiser - State of Oregon and State of Washington Professional Organizations ' Appraisal Institute (MAI Member). Commercial Association of Realtors REAL ESTATE ANALYSIS NORTHWEST 1 1 1 1 • 1 1 COMPLETE SUMMARY APPRAISAL I Residential Land S.W. Bull Mountain Road Tigard, Oregon 1 PREPARED FOR: 1 Mr. Duane Roberts Associate Planner City of Tigard 1 13125 S.W. Hall Boulevard Tigard, Oregon 97223 1 PREPARED BY: 1 Kirk W. Shaeffer, MAI Real Estate Analysis Northwest 1 8885 S.W. Canyon Road, Suite 117 Portland, Oregon 97225 1 Telephone: 1 (503) 292-0125 i 1 i 1 1 i 'I HAHN AND ASSOCIATES,INC. Environmental Consultants 434 NW 6th Avenue,Suite 203 Portland,Oregon 97209-3651 503/796-0717 • 503/227-2209 FAX Recycled .*. Recyclable A PHASE I ENVIRONMENTAL SITE ASSESSMENT 0.6-acre Parcel 1 Northern Portion of 15315 SW Bull Mountain Road Tigard, Oregon October 3,2000 ,. 1 I ' Prepared for: The City of Tigard Tigard, Oregon Prepared by: Hahn and Associates, Inc. Portland, Oregon 1 Project No. 5177 1 TABLE OF CONTENTS ' EXECUTIVE SUMMARY 1 1.0 INTRODUCTION 3 ' 2.0 SITE BACKGROUND 3 2.1 Site Location and Description 3 2.2 Topography 4 2.3 Soils 4 2.4 Geology 4 ' 2.5 Hydrogeology 4 3.0 SITE INVESTIGATION 5 3.1 Existing Site Conditions 5 3.2 Asbestos-containing Materials 5 ' 3.3 Underground Storage Tanks and Above-Ground Storage Tanks 6 3.4 Polychlorinated Biphenyls 6 3.5 Other Site Features 7 4.0 SITE HISTORY 7 5.0 REGULATORY REVIEW 9 1 6.0 CONCLUSIONS AND RECOMMENDATIONS 12 7.0 LIMITATIONS 13 1 GLOSSARY OF ABBREVIATIONS PROFESSIONAL QUALIFICATIONS 1 FIGURES 1 Location and Regulatory Lists Site Map 2 Site and Surrounding Land Use Map Site Photograph Aerial Photographs APPENDICES A Oregon Water Resource Department Water Well and Well Log Reports B Oregon Department of Environmental Quality Leaking Underground Storage Tank Incident Reports ' C Interviews D Research Resources ,I I I EXECUTIVE SUMMARY I Hahn and Associates, Inc. has performed this Phase I environmental site assessment in Iconformance with the scope and limitations of the American Society for Testing and Materials Standard E1527-97 of the 0.6-acre Parcel located on the northern portion of 15315 I SW Bull Mountain Road, Tigard, Washington County, Oregon for the City of Tigard. The Phase I environmental site assessment consisted of a site survey, an historical and I physical features evaluation of the subject property, an examination of the surrounding land uses, and an environmental regulatory review of the property and of the surrounding land uses. 1 The approximate 0.6-acre subject property was undeveloped and overgrown with dense 1 vegetation, making close inspection of the property impractical. According to a review of the available historical information, the property has been undeveloped since at least 1936. IThe adjacent property to the south was historically utilized for agricultural and rural residential activities. The adjacent properties to the north, east, and west were historically I undeveloped from at least 1936. Residential development has increased in the property vicinity since the 19?0s. IThe subject property sloped downwards to the north and was covered with forest and dense vegetation. I Suspect asbestos-containing materials were not noted on the subject property. Above- Iground storage tanks or evidence of underground storage tanks were not observed on the property. Fluid-filled electrical transformers were not observed on or adjacent to the Iproperty. 1 Evidence of water-supply or other wells was not noted on the property. A review of the available state and Federal environmental records disclosed two sites 1 located within a 0.5-mile radius of the subject property that are currently or have previously been under review for environmental issues. However, these sites do not appear to present 1 an environmental concern to the property at this time. I I I Phase I Environmental Site Assessment Page 2 of 13 Oct 0.6-acre Parcel ober 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon The September 2000 assessment did not reveal evidence of recognized environmental 1 conditions in connection with the property. From the data that has been assembled during the course of this investigation, it is the professional opinion of Hahn and Associates, Inc. Ithat further investigatory work in the form of a Phase II environmental site assessment does not appear to be necessary for the subject property at this time. I I I I II I i' I I I I I I HAHN AND ASSOCIATES, INC. IPhase I Environmental Site Assessment Page 3 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 ITigard, Oregon 1.0 INTRODUCTION I The City of Tigard has retained the environmental consulting firm of Hahn and IAssociates, Inc. (HAI) to perform a Phase I environmental site assessment (ESA) of the 0.6-acre Parcel located on the northern portion of 15315 SW Bull Mountain Road, Tigard, IWashington County, Oregon (Figure 1). This environmental site assessment was undertaken by the City of Tigard in order to determine the potential environmental risks on the subject property. Information on the property under consideration was gathered through a physical 1 inspection (site survey) of the subject property, by a review of the available historical documents, by noting the physical features of the property, by a survey of the surrounding Iland uses, through reviews of governmental agency files, and from the examination of other pertinent documents including photographs, and maps. The scope of work for this Iproject followed the American Society for Testing and Materials (ASTM) guideline (E1527-97) entitled Standard Practice for Environmental Site Assessments: Phase I 1 Environmental Site Assessment Process. I The subject property consisted of approximately 0.6 acres of undeveloped land. The location of the subject property is shown in Figures 1 and 2. IThis report is divided into five additional sections including: Site Background, Site Survey, Historical Review, Regulatory Review, and Conclusions and Recommendations. 1 This report is not intended to be an exhaustive investigation of environmental conditions or a characterization of any contamination discovered. 2.0 SITE BACKGROUND 2.1 Site Location and Description The subject property is located on the northern portion of 15315 SW Bull Mountain Road, 1 Tigard,Washington County, Oregon. It consists of a 0.6-acre parcel, part of Tax Lot 1100, Wonder View Estates Subdivision,located in the SE 1/4 of Section 5,Township 2 South, IRange 1 West, of the Willamette Meridian (W.M.). I 1 HAHN AND ASSOCIATES, INC. IPhase I Environmental Site Assessment Page 4 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 ITigard, Oregon The subject property was undeveloped and covered with trees and dense vegetation at the Itime of the site assessment, making close inspection impractical. The property was bounded to the north,east, and west by undeveloped land. The property was bounded to the Isouth by a residential property. A wire and wood-slat fence was located at the property boundaries. 1 2.2 Topography I The subject property is located on the U.S. Geological Survey 7.5-Minute Quadrangle, Beaverton, Oregon, 1984. The property was located along the southeast bank of Fanno Creek, and sloped downwards to the east, and towards the creek. It's elevation was Iapproximately 150 feet above mean sea level (MSL). 1 Mr. Duane Roberts of the City of Tigard Planning Department indicated that there has been no flood plain determination for the property. 1 2,3 Soils I According to the U.S. Department of Agriculture, Soil Conservation Service, Soil Survey of Washington County, Oregon, 1976, the subject property is predominantly situated on soils which are referred to as Cornelius and Kinton silt loams. The Cornelius and Kinton silt Iloams consist of moderately well-drained soils that formed in loesslike or silty material over fine-silty old alluvium of mixed origin on uplands. Permeability is slow, runoff is 1 medium, and the hazard of erosion is moderate. 1 2.4 Geology According to the Geologic Map of Oregon, 1991,the subject property is underlain by I unconsolidated to semi-consolidated lacustrine deposits of sand, gravel and silt. I 2.5 Hydrogeology The Oregon Water Resource Department(OWRD) did not have well logs for the subject property. However, according to the OWRD well log report for several wells located in ISection 8, Township 2 South,Range 1 West, W.M. (Appendix A), the water-bearing zone (not necessarily first groundwater) ranged from 162 to 380 feet below ground surface (bgs). IThe static water level ranged between 98 and 397 feet bgs. I I HAHN AND ASSOCIATES, INC. IPhase I Environmental Site Assessment Page 5 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 I Tigard, Oregon Based on the local topography,the regional groundwater flow direction is estimated to be to Ithe north, towards an unnamed tributary of the Tualatin River. However, direct measurements of the groundwater were not made during this investigation. HAI has not Ifield-checked any of the physical information regarding the site for accuracy. I 3.0 SITE INVESTIGATION I A site survey of the subject property was conducted on September 19,2000 by Mr. Dennis Terzian, a representative of HAI. Mr. Roald Lund, the owner of the property, provided I access and identified property boundaries. The perimeter and the accessible portions of the undeveloped interior of the property were inspected for visual evidence of contamination and for the possible presence of asbestos-containing materials (ACMs), polychlorinated '' biphenyls (PCBs), above-ground storage tanks (ASTs), and underground storage tanks (USTs). I 3.1 Existing Site Conditions I The approximate 0.6-acre subject property was undeveloped and overgrown with trees and dense vegetation at the time of the site survey(Photograph#1). Close inspection of the I property was impractical. The location of the property is shown in Figures 1 and 2. A wire and wood-slat fence was located at the property boundaries. Access to the property Iwas obtained through a broken section of the fence and by following several game trails throughout the property. There was no evidence to suggest that there had ever been any. ',I, roadways, or that refuse had been disposed on the property. I 3.2 Asbestos-containing Materials (ACMs) Asbestos is a U. S. Environmental Protection Agency (EPA)-regulated toxic substance and ri a human carcinogen. By EPA standards, ACMs are any materials that contain more than one percent asbestos. Some of the typical applications for ACMs include insulation materials, ceiling tiles, roofing materials and linoleum. However, due to the widespread I' use of ACMs for more than 60 years,their utilization cannot be limited to these examples. According to the Occupational Safety and Health Administration (OSHA), buildings 1 constructed after 1981 are unlikely to contain ACMs. I I HAHN AND ASSOCIATES, INC. Phase I Environmental Site Assessment Page 6 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 ' Tigard, Oregon The Code of Federal Regulations(CFR)Title 40 Part 61 requires that all friable asbestos ' materials must be removed from any building before demolition or renovation to prevent the release of asbestos fibers to the air. Friable asbestos is defined as any material with more than one percent asbestos by weight that hand pressure can crumble,pulverize or reduce to powder when dry. In addition, the Oregon Occupational Safetyand Health Administration (OR-OSHA) g P ' requires that building and facility owners perform surveys to identify ACMs in their buildings. Further, for commercial and industrial buildings that contain ACMs, ' notification of the presence of ACMs and asbestos training must be provided to tenants, employees, and maintenance personnel that work in the buildings. During the site survey, a non-destructive, visual assessment of materials potentially containing asbestos was performed by HAI. There were no structures or debris piles at the ' property. Suspect asbestos-containing materials were not observed at the subject property. 3.3 Underground Storage Tanks (USTs) and Above-Ground Storage Tanks (ASTs) During the site survey that was conducted by HAI, visual evidence which would indicate ' the presence of USTs on the subject property was not observed.The property did not appear on the Oregon Department of Environmental Quality (ODEQ) Registered UST Facility list. Ms. Kate Stoller, Tualatin Valley Fire Marshal, stated that the Tualatin Valley Fire Department keeps records of USTs for commercial buildings only and that, as the subject property was undeveloped,there were no records of current or former USTs at the property. Ms. Stoller also indicated that there were no records of current or former USTs for the 15315 SW Bull Mountain Road address. 3.4 Polychlorinated Biphenyls (PCBs) PCBs, an EPA-regulated hazardous substance, are commonly found in electrical equipment manufactured prior to 1980,the year PCBs above 50 parts per million(ppm)were banned from commerce for most applications. Pole and pad-mounted fluid-filled electrical transformers, and some components within fluorescent light fixtures, are typical of electrical equipment which would be suspected to contain PCBs. 1 HAHN AND ASSOCIATES, INC. ' Phase I Environmental Site Assessment Page 7 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon ' Electrical transformers were not observed on or adjacent to the subject property. PCBs may also be associated with submersible water well pumps manufactured prior to 1979. ' Evidence of water wells was notnotedon the property. 3.5 Other Site Features ' Lagoons, surface impoundments, or visible indications of hazardous substance disposal were not observed on the subject property. Spillage, staining or odors were not noted on the property. There were no pits or sumps noted or reported to be present on the property at the time of the site visit. Generally,the appearance of the property was noted to be good. 1 4.0 SITE HISTORY A combination of information obtained from public records, aerial photographs, city ' directories, and interviews was used to determine the prior uses of the subject property and of the surrounding properties. ' Ownership Information Washington County Tax Assessment records indicated that Tax Lot 1100 (of which the ' subject property is a part of)was owned by Roald G. Lund. The property consisted of undeveloped, densely vegetated land, and was the northern portion of Tax Lot 1100, located in the NW 1/4 of the NE 1/4 of Section 8, Township 2 South, Range 1 West,W.M. Sanborn Fire Insurance Maps A listing of the Oregon Historical Society (OHS) Sanborn Fire Insurance Map (SFIM) holdings was reviewed to determine the availability of SFIM coverage for the subject property. There was no coverage of the subject property in the SFIMs. 1 Polk and Cole City Directories OHS, located in Portland, Oregon, was visited to review the available Polk City Directories ' (PCD)for the subject property and adjacent properties. In addition, a collection of Cole City Directories(CCDs)for the years 1995 through 2000 were reviewed at the HAI offices. 1 HAHN AND ASSOCIATES, INC. Phase I Environmental Site Assessment Page 8 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon Coverage of the property area was not included in the PCDs. For both the 1995 and the 2000 CCDs,listings for the 15000 through 16000 blocks of SW Main Street were residences. In the 1995 CCD, 15315 SW Bull Mountain Road was listed as the location of Lund Management Consulting and the Roald Lund residence, and then only the Roald Lund residence in the 2000 CCD. There were no listings for SW 153rd Avenue in either CCD. 1 Building Department Records The City of Tigard Building Department indicated that there were no building permits or plans on file or on record (computer database or microfilm) for the subject property. ' Aerial Photography Review Aerial photographs that were available at the U.S. Army Corps of Engineers Central Map 1 Files in Portland, Oregon for the subject property for the years 1936, 1953, 1965, 1973, 1983, and 1991 were reviewed. The aerial photograph from 1991 is included in the Aerial Photographs section of this report. ' In all of the aerial photographs that were reviewed,the subject property was undeveloped and densely vegetated, appearing essentially as it did at the time of the site visit and the ' surrounding properties were agricultural or undeveloped, with rural residences to the south of the property. In the 1936, 1953,and 1965 aerial photographs,the southern portion of 15315 SW Bull Mountain Road was utilized as an orchard and rural residence. In the 1973, ' 1983,and 1991 aerial photographs,the southern portion of 15315 SW Bull Mountain Road was used for agricultural and residential purposes, while the subject property remained ' undeveloped. 1 HAHN AND ASSOCIATES, INC. ' Phase I Environmental Site Assessment Page 9 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon Interviews ' Mr. Roald Lund,owner of the subject property,was interviewed. He stated that the property was undeveloped, and to his knowledge had never been developed or used for agricultural 111 or any other purposes. Mr. Lund indicated that he had purchased the subject property from a widowed neighbor approximately 20 years ago. He also indicated that to the best of his ' knowledge, there have been no USTs,ASTs, usage of pesticides,petroleum products, or other chemicals at or on the property. Further,there have been no previous ESAs performed ' for the property. Mr. Lund stated he was not aware of any pending or historical litigation or administrative tproceedings relevant to hazardous substances or petroleum products in, on, or from the property. There have been no notices from any government agency regarding possible violation of environmental laws or possible liability relating to hazardous substances or petroleum products. They indicated that there were no environmental liens on the property or any other recognized environmental conditions associated with the property. 5.0 REGULATORY REVIEW Federal and state databases were reviewed as part of the Phase I ESA. For databases organized by zip code, zip codes 97223 and 97224 were reviewed for a 0.5-mile radius, and ' zip codes 97007,97140,97223, and 97224 were reviewed for a 1.0-mile radius. The most recent database lists available were reviewed. Federal NPL Site List (1.0-mile radius) The EPA National Priority List (NPL) details the locations of hazardous substance sites that present a potential for imminent and substantial harm to the environment. As of July ' 10,2000,the subject property and the properties located within a 1.0-mile radius of the subject property did not appear on the NPL list. Federal CERCLIS List (0.5-mile.radius) The Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS), which lists hazardous substance sites undergoing EPA investigations was reviewed for the subject property. As of March 7,2000,the subject property or sites 1 HAHN AND ASSOCIATES, INC. 1 Phase I Environmental Site Assessment Page 10 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon located within a 0.5-mile radius of the property did not appear on the CERCLIS list. Federal RCRA TSD Facilities List (1.0-mile radius) The Resource Conservation and Recovery Act (RCRA), Treatment, Storage and Disposal (TSD) facilities list identifies sites,which manage hazardous waste for the purposes of on- site treatment, interim storage, or on-site disposal. The subject property or sites located within a 1.0-mile radius of the property did not appear on the RCRA TSD list dated April 5, 2000,the most recent update. 1 Federal CORRACTS List (1.0-mile radius) The Corrective Action Report (CORRACTS) list identifies hazardous waste handlers with RCRA corrective action activity. As of April 5, 2000,neither the subject property or sites ' within a 1.0-mile radius of the property appeared on the CORRACTS list. Federal RCRA Generators List (Property and Adjoining Properties) The EPA Hazardous Waste Generators (HWG) list, which lists facilities which have ' given notification as Fully Regulated Generators (FRG) or Small Quantity Generators (SQG)was reviewed for the subject property and adjacent properties. The subject property or sites located within a 1.0-mile radius of the property did not appear on the April 5, 2000 HWG list. ' Federal ERNS List (Subject Property) The subject property did not appear on the EPA Emergency Response Notification System ' (ERNS)list for the period from October 1987 to December 31, 1999. ' Oregon Department of Environmental Quality ECSIS List (1.0-mile radius) The Oregon Department of Environmental Quality (ODEQ) Environmental Cleanup Site Information (ECSIS) list, which lists hazardous substance sites undergoing ODEA investigations,was reviewed for the subject property. As of June 16, 2000,the subject property or sites located within a 1.0-mile radius of the property did not appear on the ECSIS list. Oregon Department of Environmental Quality LUST List (0.5-mile radius) The subject property did not appear on the ODEQ leaking underground storage tank 1 HAHN AND ASSOCIATES, INC. ' Phase I Environmental Site Assessment Page 11 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon (LUST)list of April 18, 2000. However,two sites, located within a 0.5-mile radius from the subject property appeared on the ODEQ LUST list reviewed for this report(Appendix B). 1 Based upon the distance of these sites from the;subject property,the fact that the sites are located in an inferred hydrogeologically cross-gradient or down-gradient location with ' respect to the subject property and the fact that the sites were not indicated to have impacted groundwater, these listed sites would not appear to present environmental concerns for the subject property. Oregon Department of Environmental Quality SWDS and SWDF List (0.5-mile radius) 1 The ODEQ lists of Open and Closed Solid Waste Disposal Facilities (SWDF) dated June 27, 2000 and April 12,2000 were reviewed. In addition,the State of Oregon Closed Solid Waste 1 Disposal Sites(SWDS)list,dated June 1, 1986,was also reviewed. As of June 27, 2000,April 12,2000, and June 1, 1986,the subject property or sites located within a 0.5-mile radius of the I■ subject property did not appear on the Open or Closed SWDF lists or on the SWDS list. ODEQ Registered UST Sites (Property and adjoining properties) ' The subject property or sites adjacent to the subject property did not appear on the ODEQ UST list of July 11,2000. 1 1 1 HAI-IN AND ASSOCIATES, INC. 1 Phase I Environmental Site Assessment Page 12 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 1 Tigard, Oregon 6.0 CONCLUSIONS AND RECOMMENDATIONS 111 Hahn and Associates, Inc. has performed this Phase I environmental site assessment in 1 conformance with the scope and limitations of ASTM Standard E1527-97 of the 0.6-acre Parcel located on the northern portion of 15315 SW Bull Mountain Road, Tigard, IWashington County, Oregon. I The September 2000 assessment did not reveal any evidence of recognized environmental, conditions (RECs) in connection with the property. From the data that has been assembled during the course of this investigation, it is the professional opinion of Hahn and IAssociates, Inc. that further investigatory work in the form of a Phase II environmental site assessment does not appear to be necessary for the subject property at this time. I Any questions regarding the information presented in this report are welcome and should I be referred to the undersigned project manager. Thank you for the opportunity to be of service. IHahn and Associates, Inc. 1 Project Manager Reviewer 1 by �r 1 by Dennis M. Terzia Gary W W.I Sr. Environmental Scientist President I I I ,1 i I HAHN AND ASSOCIATES, INC. IPhase I Environmental Site Assessment Page 13 of 13 0.6-acre Parcel October 3,2000 Northern Portion of 15315 SW Bull Mountain Road HAI Project No.5177 Tigard, Oregon 1 7.0 LIMITATIONS The purpose of this environmental assessment is to evaluate the possibility that the specified real property is contaminated by I hazardous substances. It is not intended to be an exhaustive investigation of environmental conditions or a characterization of any contamination discovered. In performing an environmental assessment,a balance must be struck between the desire to conduct a complete inquiry into environmental matters and the limits of time,cost and technology. This report sets forth HAl's evaluation of Ithe possibility of existing contamination based on the scope of work agreed to by the client and within the client's schedule and budget. Subject to these limitations,HAI warrants that the assessment and this report satisfy the standards of care,skill and Idiligence ordinarily provided by a professional in the performance of similar services as of the time the services were performed. In its review,HAI focused its attention on:hazardous chemicals listed on the Material Safety Data Sheets provided by the client or by Ithe client's representative and evidence of electrical transformers that may contain polychlorinated biphenyls(PCBs). HAI also looked generally for evidence of possible contamination by other hazardous substances that are likely to have been associated with I the activities historically conducted on the property,to the extent those activities are known and described in this report. In this context,the term hazardous substance includes the chemicals listed as hazardous substances in Title 40 Code of Federal Regulations,Parts 302 and 355 and also petroleum products. INo investigation is thorough enough to ensure that no hazardous substances are present on a particular property. If samples were collected in connection with this assessment,the analyses of those samples only indicates the presence or absence of contaminants 1 in the discrete samples. Although HAI attempts to collect samples from areas most likely to be contaminated based on the information known about the property,contamination may exist in areas not sampled,even in areas in the immediate vicinity of a 11 clean sample. Consequently, any analytical results included in this report should be considered only as a rough indicator of al possible conditions on the property,with limited statistical significance. I All conclusions,opinions and recommendations presented in this report are based on conditions existing at the time the services were performed and laws in effect as of that time. HAI is not able to predict future events that may affect the condition of the property or that may affect the risks attendant to those conditions. The reader should be aware that,as technology,social values and laws Ichange, the acceptability of certain environmental conditions also change. This report concerns only those environmental conditions that generally are regarded as unacceptable as of the time the services were performed. iUnless otherwise specified in this report,HAI has not investigated conditions inside any buildings on the property or the possible presence of hazardous substances incorporated into buildings,equipment or other improvements on the property. HAI has not Iinvestigated conditions in any area of the property not readily accessible. Any area to which HAI was denied access was mentioned in the report. Except as specifically described in this report,HAI also has not investigated the presence of hazardous substances that I may be naturally occurring on the property. Unless otherwise specified in writing,this report has been prepared solely for the use by the client and only for use in connection with I the evaluation and sale of the subject property. Any other use by the client or any use by any other person shall be at the user's sole risk, and HAI shall have no liability or responsibility with respect to such use: (HAI 12(90) I IHAHN AND ASSOCIATES, INC. I IGLOSSARY OF ABBREVIATIONS ACM Asbestos-Containing Materials I AST Above Ground Storage Tank ASTM American Society for Testing and Materials logs below ground surface I CCD Cole City Directories CEG Conditionally Exempt Generator CERCLIS Comprehensive Environmental Response Compensation and Liability Information System I CFR Code of Federal Regulations CORRACTS Corrective Action Report ECSIS Environmental Cleanup Site Information System I EPA ESA US Environmental Protection Agency Environmental Site Assessment ERNS Emergency Response Notification System I FIRM FRG Flood Insurance Rate Map Fully Regulated Generators HAI Hahn and Associates, Inc. H W G Hazardous Waste Generator I LUST Leaking Underground Storage Tank MSL Mean Sea Level NFA No Further Action l NPL ODEA National Priority List Oregon Department of Environmental Quality OHS Oregon Historical Society I OR-OSHA Oregon Occupational Safety and Health Administration OSHA Occupational Safety and Health Administration OWRD Oregon Water Resources Department PAHs polynuclear aromatic hydrocarbons 1 PCBs Polychlorinated Biphenyls PCDs Polk City Directories ppb parts per billion ppm parts per million RCRA Resource Conservation and Recovery Act REC recognized environmental condition I SFIMs Sanborn Fire Insurance Maps SQG Small Quantity Generators SSR Site Summary Report SWDF Solid Waste Disposal Facilities I SWDS Solid Waste Disposal Sites T P H total petroleum hydrocarbons TSD Treatment, Storage or Disposal Facility ' USGS UST United States Geological Survey Underground Storage Tank VOCs volatile organic compounds W.M. Willamette Meridian 111 I I HAHN AND ASSOCIATES, INC. 1 1 1 1 PROFESSIONAL QUALIFICATIONS :1 1 i 1 111 HAHN AND ASSOCIATES, INC. I IDENNIS M.TERZIAN IEducation B.S. Earth Science, Western Michigan University, Kalamazoo, Michigan IExperience THREE YEARS I SR. ENVIRONMENTAL SCIENTIST, Hahn and Associates, Inc., 2000 to present. Responsible for preparation of ASTM Phase I and Phase II environmental site assessments. Manages underground storage tank decommissioning and site investigation projects. IPROJECT MANAGER, NESA & Associates, 1998 to 2000. Development of Real Estate Transaction Division. Project management and budgeting. Leaking underground I storage tank/underground storage tank site investigations. Asbestos sampling and Operations and Maintenance plans. I PROJECT GEOLOGIST, Landmark Technologies, Inc., 1997 to 1998. Project management. Brownfields issues. Phase I and Phase II site investigations. Leaking underground storage tank site investigations. ITraining • OSHA 40-Hour Training IProfessional Titles and Affiliations • Member of National Association of Environmental Professionals calm I . I I I I I I 1 HAHN AND ASSOCIATES, INC. I 1 GARY W. HAHN Education IB.S. Chemistry, Case Western Reserve University, Cleveland, Ohio IExperience TWENTY-FOUR YEARS PRESIDENT, Hahn and Associates, Inc., 1987 to present. Owner and manager of an I environmental consulting firm specializing in providing environmental regulatory assistance and hydrogeological and property assessment activities for industry and government. Design and implementation of environmental compliance programs and management of environmental cleanup projects. ISCIENTIST, SRH Associates, Inc., 1986 to 1987. Monitoring of regulatory activities, industrial compliance assessments, supervision of hazardous waste cleanup and disposal, I and sampling and designation of waste streams. ENVIRONMENTAL COMPLIANCE MANAGER, McCall Oil and Chemical Corporation, 1983 to 1986. Responsible for management of corporate compliance program, hazardous Iwaste disposal and facility permitting and tracking for multi-branch chemical and petroleum distribution system, pesticide registration and USDA product approvals, DOT packaging, labeling, and shipping compliance, and OSHA Hazard Communication I Standard compliance. Contractor management of hazardous waste and spill cleanup. HAZARDOUS WASTE PROJECT SUPERVISOR., Chem-Security Systems, Inc., 1981 to 1 1983. On-site manager of hazardous waste remediation projects, including project design and implementation, supervision of subcontractors, and analytical program set up. Also responsible for soil excavation in cleanups of pesticide, PCBs, and other organic residues, and subcontractor management in the sampling and removal of drums from hazardous I waste sites. : • • ' D OUS WASTE SPECIALIST, State of Oregon, Department of Environmental I Quality, 1980. Hazardous waste and pesticide disposal management program. On-site inspection for compliance with the regulations of hazardous waste generators and pesticide applicators. IENVIRONMENTAL SPECIALIST, State of Ohio EPA, 1976 to 1979. Air quality chemist, instrument technician, and hazardous materials spill cleanup coordinator. Inspection of contractor spill cleanup activities. ITraining I • OSHA 40-Hour Health and Safety Training for Hazardous Waste Workers • OSHA 8-Hour Health and Safety Supervisor Training for Hazardous Waste Workers I Professional Registrations/Affiliations • Past Member, Board of Directors, Oregon Association of Environmental Professionals I I (G/(w) HAHN AND ASSOCIATES,INC. 1 1 FIGURES 1 1 1 1 HAHN AND ASSOCIATES, INC. 1 i' i 1' ' __ , 1 . SUBJECT ��" rAl PROPERTY ; • ti 6 • .,,) - _ r• • / - 'may -'� �`\ } ROAD r 1 1' 9 o-' / 1,„ ,, i''1 , f i , • u11 Mountain I r , 1 g ./. __ `_ � --.^1 �- i \` • '- 11 •; I',1". , i= _ , � 0.5-Mile Radius t . . 'i,,\... I ,, .:-----... 1 , \,. -------- ,11(,,' .... . ._,/,v, _____ ; , r =FENp x- I '\ ;, 1.0-Mile Radius ;ti• -; ` . \'' •a \i; ,- = •;R: I a. i A - 1 0 2000 4000 N I Approximate Scale in Feet Note: Base Map from the Beaverton(1984), Oregon USGS 7.5 Minute Quadrangle Contour Interval: 10 Feet I I HAI Project HAHN AND ASSOCIATES Location and Regulatory FIGURE No. 5177 INCORPORATED Lists Sites Map - ENVIRONMENTAL MANAGEMENT 0.6-Acre Parcel 1 October 2000 434 NW SIXTH AVENUE,SUITE 203 Northern Portion of PORTLAND,OREGON 97209 15315 SW Bull Mountian Road 503/796-0717 Tigard, Oregon 1 1 Vacant Land N 1 Vacant Land I I I 1 Rural Residential/Agricultural Land I 15315 SW Bu11 Mountain Road Residential I 1 I 1 Residential a CD Residential cu op in ____ co LEGEND • I SW Bull Mountain Road ❑ Subject Property • Site and Surroundin 1 No 5013 t HHN AND ASSOCIATES Land Use Map g FIGURE 1 INCORPORATED ENVIRONMENTAL MANAGEMENT 0.6-acre Parcel I October 2000 Not 434 NW SIXTH AVENUE,SUITE 203 Northern Portion of 2 to Scale PORTLAND,OREGON 97209 15315 SW Bull Mountain Road 503/796-0717 Vancouver,Washington J 1 1 1 1 1. 1 1 SITE PHOTOGRAPH 1 1 11 '1 HAHN AND ASSOCIATES, INC. ~ Y �„' / .1 i•' ; ,t ', err }, ,� A t. . 4.. .4... L.**.' • •.:•4 ti: :4.',.,14.rz.1/4_ - -, . f ' . • 1 ..."' . , • 'i2h. .40141 • • ... - ,i.jt,_•'',7- . , . i';,',,t et t , ',i, .-' , - .4. . .40. ..1 .1. t.141' .i‘:,,..,:k14irispti:r • ; ,, , t . •.t .+a •ts: .4.• r li►? • i .4:..., i 1 ... ;rel."t; ., _ •IJ k gor It...... -7,11;.,.. . NA; ........ dm 101 : 4i at. . ,is, ,:s. �- /1 4,�.,,y ; t. �- h. • ,0 .1 o. ;., tea, ` • r,� , ..." 1-#•ut, it 4 lir. - •, : -.411' -. ' �• _• ...: 1 = = 1 1 1 1 AERIAL PHOTOGRAPH 1 1 HAHN AND ASSOCIATES, INC. I I • ° ' 4 i. , • 4*• .4 I , 0 A ‘,„14.... ...... •-t..,, ".111 li I , . 4. • 7+ oft, • el, Itirsitt ,1 •• tt'•44 , 1 N , I al.t.4 - .- t N 1 ,...6.,,4, . 4: ..,.. 4 WI %IN I, AI 1 , ago 47OP t. . - , r. 4 ibl iliir a) i • re 1 ' h ;c*'t -.3 "I ' 4 ' A 49 % 9 % 4 4 Nel ...... I i, 41 „,,* ,. , .,,, , ..,t. , • It so,,,k ,.,t - , 11 , • • 44.• es. . • .1k ''' 4. mi 14r11. ' 14. • 114, - ••,, 41‘41%. vrtcl /et 144 * 1c1IN It. ..., , 'ok • ,. 4 4 4' i .06., , 0411111 s ell 114 - '4riii • g felli 1 or..: II& 11 04 .4" I 44, ,•' ). • 1 , la okt, v - v , I4, A if : , Al ir" —Iv , 1 • , . . ' _, Al I , 4 g;A•dea 1, i . a „.11r AL. 44 A ,., 4 411111444, • . WIL4W, -,. i 1 • II 1" 4 . •7. 4 - • 0 ' ili•'4 ,,,. .",1"b. '''i Sas* IN -N. ...". Ito I 0 I als •. .: "NAL,L N i 16 + 4 q• it .." . .r e:t ,1\ 4 i • . ' ig. :„.„ 4 ,i - , - • 1 „.....t._, -. • II ' gli, I ''1,, •It 4104111.1144ii -.1** I •*, )0 .. V s, s. 4111.4INI: 1 4 4 04 , S tel. I . ... 1"1` 111111/K is . 1 ..% t: .1‘1,e' q$4.0% 41 ' — 1991 Aerial Photograph „... *.,*.........-............- .111111111111110 • 0.6-Acre Parcel I Northern Portion of 'I.Ai - "" , ._....i.i .-.1 ',41, 1 % 41 ,.. ..T.-,.i 15315 SW Bull Mountain Road q. I i . ' . • ....441 * Ili 444 ' lbw .. • 111414 Tigard, Oregon • I I I I I ,I I I. Appendix A IOregon Water Resource Department Water Well and Well Log Reports I 'I II II !1 I i1 1 IHAHN AND ASSOCIATES, INC. Township:2S.Range:1W,Section:8.Well Log ID: NONE 9/1/00 12:20 P ell Log Report - Page I of I ownship: 2S, Range: 1W, Section: 8, Well Log ID: NONE Click on the column heading to re-son the results.Click on Well Log to vire image.Click here if you are hevinr•nroblem4 1 Constnrctlon Type 1 Well Use Imp a� si arm I v ;c c' 101 1 _ o _T R-S/ x 0' °� E G Bonded r d ; la 0 ucu. oI t • Q-QQ! It Street of Well Owner Company 3 l ii 0 r ti Constructor ; i ; z a ;$ r fl: c f IANNSEN,EDWARD ! ________ 2S-IW-B X)HNSON' W 1770 483 334 12 1/29/1971WI 'XRill111 IAMFSC AMIANNSENF 1 DRILLING CO. I I 2S-IW-8 15780 SW BULL MT RD MOLAR I !Ifni CONSTRUCTION W 0 0 0 PECK,THOMAS 27976 I X ! 25-1W-8 �NTO.1F W 1 0 ! 308 238 15 7/22/1964 BARRON.A H 2S-.IW-S YOUNG,IACK I JANNSEN,EDWARD! - - E IW 0 264 98 14 4/22/1967 I!1,': , 2S-IW-S HASUIKE. HASUII�. I BOTTNF2t HAAKON -- r YOSHIO SACHIKO W 0 248 22 6/10/1966 111.,1. WASH 2S-IW-8 MEYERS. _...`_. .I . - _'-' J JANNSEN EDWARD 1 i I__ .....__ 115.31 NORMAN W 1 0 233 12 10/3/1969 l X ■!©..,1.. '.4, 25-1W-8 - -- f W I 0 4 15 310 26 8/31/1967 TURNER MEL 11576 - I UNKNOW. ©L ,©.T,�.. MI 25-IW-S PRICE • • .HC 1W 0 I165 133 ®6/21/1961 UNKNOW i 111 11111E111111 • 3 ' 2S-1W-8 RONNE.LR W 1 0 355 250 20 9/2/1967 TURNER.MEL 115517 �© I.I. jX !,�.1.1--h. .a 2S-1W-8 SWOBODA, W 1 0 0 0 6/7/1989 JANNSEN.ROY N 10635 , .I X i l l I 11111111 I I 3817 NE-NW CHUCK NESE c WALTER I 1 ' _ 0 ------ ©.i.1.. !X �,.t.L 2S-IW-8 GROCE. qr 330 305 20 6/23/1962 ' VASE 2S-IW-8 CROCE, MCCOERNNELL. 1 III W 408 339 20 10/4/1969 X XNE-SE WALTER R SIEPIMAN } _ _ ..BROTHERS _ I i ' _ MT2S•IWJ 8 BUSHNELL. I I® 0 ® 397 i i 1 . iX ,..L NEW- JOHN I. t _1 ria 16010SW BULL 2S-IW-8 NORTHWEST BLAND.SfEVENC 2300 MOUNTAIN RD. I 0 248 I]4/21/2000 129924, IX , NW- SW TIGARD EARTHMOVERS © i SKYLES DRILLING j I, X 11111'i � ItM 0 380 15 7/1/1986 UNKNOWN, II ', t M !X 1 2 SE- 8 WENDYE• ® UNKNOWN. _ L�._ -..__.__... gall! IM2S-IW-8 CHADWICH.0 _---- BORCHERS. SONE —I C I© 0 ®®30' 2/17/1968 RAYMOND I ION IX ___�" I ��rr� 2S-IW-B MCKNIGHT. I `. SE-NE WIESE.WALT —I©®® ILO 18 12/18/1977 JOSEPH !®� Eli X ` 125-IW-8 d BISHOP.NH —I©, 0 I� 200 _— '��—..':�I. X --X i 1 1 2SW8 140300000 LYNCH.GREG I©260 300 200 d5 8/23/1953 UNKNOWN©.;I1. X 1 r— iM 2 SE-SW 8_-- HASUIKEV 11111111 ©I®1 40 220 I— I 1.EMI. �X l 3V 'H 2S-1W 8 I t— STADELI,JOHN R i------ I 5736 SE-SW 1405 15955 SW 150TH KNOX.DAN KNOX.PAT pl1©1®I®®21 11/20/1998 ARROW DRILLING 1112 810 1 18951 x.31311 iX I—. Ili:11529 �! ASH 2 SW 8 — ARNNODURALD IIW 162 240 140 25 10/8/1983 FEAKIN.IX)N .,©.:® I X f BLAND.STEVEN C 7511 2 8 400 KERSHNER. 1 W 278 344 �35a 3/3/1995 SKYLESN DRILLING 777'_1 1 Iglu IX '" DALE ---- -- _ - III ,r 4 __. - - f — la PAYSINGER,DAVID I 25-1W-8 FINIS MEADOWS LANE RASMUSSEN. PAYSINGER I ! I 300 W 380 465 287 25 9/28/1996 85859 7194 I X SW-NE ROGER CORP-BLUE WATER I _ _ 11 —f I� SW-1W �_ —MIIAN.DAVE W 284 336 290 20 6/22/1979 MACE,WALTER '1111111111.11111 111 �X 12 W-8 I_ VOLPE.10E W 0 189 164 ®9/28/1964 SMITH.WW-L1MC i X .!... �X 2S-1 E-8 DR MICHAEL CORPORATION W 289 360 256 ®11/14/1990 iSKYlFS.MARVIN0 23688 1111311111111 II IX I®125-IW-S 3700 1554tISW APRIL PISCr1ELLl. —©IMI= 176 45 4/24/1992 SKYI,ES.MARVIND 38493 1 'X j i SW-SE LANE;TIGARD VINCE I MERE_ I� I i 2S-1W-8 330000000 PETERSON•,DR WBLAM LLOYD I SKYLES.MARVIN D r „ . ._.COR .____.__I©®1®® 7/14/1989 10545 1 X • El X SW-SE DONALD CORPORATION IMI SW-.SW NANA.A R Mil230 ®25 9/28/1971RAYMONBORCHEDA -....._.I X I ' X_____ —,1��1_ • Io to page: 1 ownload tabular data in an ascii tab delmited format Retum to GRID Ouery Screen 1 I I httpJ/deschutes.wrd.state.or.us/apps/gw/well-Ieg2000/well_log-Ilst-page.asp7ORDER_BY=Township,townshlp_char,range,range_char,sctn,gtr160,gtr408,Paged Report=l8session Id=1212248,pagesize=100 Page 1 of 1 ,1. I I. I 1 I i' Appendix B Oregon Department of Environmental Quality Leaking Underground Storage Tank Incident Reports '11 .1 I I I I 1 '1 ,1 HAHN AND ASSOCIATES, INC. II 1 I OREGON PUBLIC ENVIRONMENTAL SYSTEM LUST INCIDENT REPORT September 01, 2.000 01:51 pm INCIDENT INFORMATION ' LOG NBR: 34-96-0717 UST FAC NBR: DATE REPORTED: 13-DEC-96 '. SITE NAME: HIGHLAND, M HOT SITE ADDRESS: 14845 SW 150TH AVENUE I SITE CITY: TIGARD ZIP: 97224 SITE COUNTY: WASHINGTON PHONE: 590-0339 SITE ASSESSMENT IDATE DISCOVERED: 12-DEC-96 OFFSITE MIGRATION: N 1 CONFIRMATION: DISCOVERY: CAUSE: (SI)Staff: N (RM)Routine Monitoring: N (TL)Tank Leak: N (LD)Lab:DEQ: N (DC)Decominissioning: N (PL) Pipe Leak: N I (LR)Lab:RP N (CP)Complaint: N (OF)Overfill: N (LO)Lab:OTHER: N (IC) Inventory Control: N (SS)Surface Spill: N (RR)RP Report: N (SA)Site Assessment: Y (PV) Pump/Valve Leak: N I (OT)Other: N (TT)Tank Test: N (OT)Other: N (OT)Other: N (UN)Unknown: Y IICONTAMINANTS/IMPACTS CONTAMINANTS: MEDIA/IMPACT: I (UG)Unleaded Gasoline: N (SV)Solvent N (SL)Soil: Y (LG)Leaded Gasoline: N (BF)Bunker Fuel N (GW)Groundwater: N (MG)Misc.Gasoline: N (OP)Other Pet.Dist N (SW)Surface Water: N ' (DS)Diesil: N (CH)Chemical N (DW)Drinking Water N (FO) Fuel Oil: N (HO)Heating Oil: Y (FV) Facility(Vapor) N (WO)Waste Oil: N (UN)Unknown: N (FP) Facility(Free Product) : N (LB)Lubricant: N (OT)Other: N (UN)Unknown: N SITE/SOIL MANAGEMENT I RELEASE STOPPED: 12-DEC-96 REMEDIATION COMPLETED: CLEANUP STARTED: 12-DEC-96 NO FURTHER ACTION: (opens_inc.rpt) r II ', II 1 I OREGON PUBLIC ENVIRONMENTAL SYSTEM LUST INCIDENT REPORT September 01, 2000 01:52 pm INCIDENT INFORMATION LOG NBR: 34-97-0758 UST FAC NBR: DATE REPORTED: 09-OCT-97 ' SITE NAME: CUTZ, C HOT SITE ADDRESS: 14900 SW 150TH SITE CITY: TIGARD ZIP: 97224 IISITE COUNTY: WASHINGTON PHONE: 670-0708 SITE ASSESSMENT IIDATE DISCOVERED: 08-OCT-97 OFFSITE MIGRATION: N !I' CONFIRMATION: DISCOVERY: CAUSE: . (SI)Staff: N (RM)Routine Monitoring: N (TL)Tank Leak: N (LD)Lab:DEQ: N (DC)Decommissioning: Y (PL) Pipe Leak: N ' (LR)Lab:RP N (CP)Complaint: N (OF)Overfill: Y (LO)Lab:OTHER: N (IC) Inventory Control: N (SS)Surface Spill: N (RR)RP Report: Y (SA)Site Assessment: N (PV) Pump/Valve Leak: N II (OT),Other: 'N (TT)Tank Test: N (OT)Other: N (OT)Other: N (UN)Unknown: N IICONTAMINANTS/IMPACTS CONTAMINANTS: MEDIA/IMPACT: I (UG)Unleaded Gasoline: N (SV)Solvent N (SL)Soil: Y (LG)Leaded Gasoline: N (BF)Bunker Fuel N (GW)Groundwater: N (MG)Misc.Gasoline: N (OP)Other Pet.Dist N (SW)Surface Water: N (DS)Dies.il: N (CH)Chemical N (DW)Drinking Water N (FO) Fuel Oil: N (HO)Heating Oil: Y (FV) Facility(Vapor) N (WO).Waste Oil: N (UN)Unknown: N (FP) Facility(Free Product) : N , (LB)Lubricant: N (OT)Other: N (UN)Unknown: N SITE/SOIL MANAGEMENT ', RELEASE STOPPED: REMEDIATION COMPLETED: CLEANUP STARTED: NO FURTHER ACTION: II (opens_inc.rpt) 11 'I 1r '11 lu 1 1 1 I 1 1 Appendix C 1! Interviews I I • III i I 'i 1 I I IHAHN AND ASSOCIATES, INC. 1 INTERVIEWS Mr. Roald Lund, owner of the subject property, general property information, September 19, 2000 1 1 1 1 1 1 1 1 1 1 1 ' HAHN AND ASSOCIATES, INC. 1 1 1 ' Appendix D Research Resources 1 1 1 I 1 HAHN AND ASSOCIATES, INC. 1 1 RESEARCH RESOURCES Ms. Kate Stoller, Tualatin Valley Fire and Rescue UST records, September 19, 2000 ' Cole City Directories, Cole Publications, Inc. 1995-2000, located at Hahn and Associates, Inc., historical address information, reviewed September 19, 2000 ' Oregon Department of Environmental Quality, state regulatory site lists and records. Oregon Historical Society Library, city directories and Sanborn Maps availability, September 27,2000 Oregon Water Resources Department, Water Well Logs, September 1, 2000 ' Tigard Planning Center, Building Plans and Permits and flood plain information, August 31,2000 and September 29,2000 U. S. Army Corps of Engineers, Central Map Files, review of aerial photographs, September 18,2000 U.S. Department of Agriculture, Soil Conservation Service, Soil Survey of Washington ' County, Oregon, 1982. U.S. Environmental Protection Agency, Federal regulatory sites lists ' U.S. Geological Survey Geologic Map of Oregon, 1991 ' U.S. Geological Survey 7.5-Minute Quadrangle, Beaverton, Oregon, 1985, property topography Washington County Tax Assessment Office, property ownership and tax lot information, ' August 31,2000 1 1 1 HAHN AND ASSOCIATES, INC.