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Ordinance No. 05-13 CITY OF TIGARD, OREGON ORDINANCE NO. 05--L3 AN ORDINANCE ADOPTING FINDINGS TO GRANT A BALLOT MEASURE 37 WAIVER OF THE R-25 ZONING RESTRICTIONS TO BURTON GRABHORN FOR 10.5 ACRES AT THE INTERSECTION OF SCHOLLS FERRY ROAD AND 1351" AVENUE (LOT 63, HAWK'S BEARD TOWNHOMES, AND TAX LOT 14500, WCTM 1 S 133AC) TO ALLOW A COMMERCIAL SHOPPING CENTER, VARIOUS TENANTSIUSES, AS WELL AS RETAIL SALES, VEHICLE FUEL SALES AND SIGNAGE OF THE C-G GENERAL COMMERCIAL ZONE SUBJECT TO APPLYING FOR AND RECEIVING SITE DEVELOPMENT REVIEW APPROVAL(M372005-00003). WHEREAS,The voters of the State of Oregon passed Ballot Measure 37 in 2004; and WHEREAS, Ballot Measure 37 provides for the responsible governing body to either pay compensation for reduced property value or waive the regulations where property is owned prior to the adoption of land use regulations; and WHEREAS, a claim was made by Burton Grabhorn in the amount of$4,562,360 as the net difference in the value of the property under R-25 medum-high residential zoning versus potential commercial zoning; and WHEREAS, Mr. Grabhom has owned the property since September, 1952 preceding the present zoning as well as City incorportation; NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The attached staff report and applicant's statement are hereby adopted as findings. SECTION 2: A waiver from the R-25 zoning requirements is hereby granted to Burton Grabhorn to allow a commercial shopping center to be sited at the location described in the Title to this ordinance. The commercial shopping center may include retail uses, vehicle sales and other uses allowed in the C-G General Commercial zone. Site development review is required before actual development and the review shall apply the standards of the C- G zone for all development, including signage. Although the waiver is granted to Burton Grabhorn, once the site development review application is filed, application will be processed under the C-G standards even if the property is transferred after the site development review application is filed, and development may occur consistent with any approved site development review. Once the property is developed, it may continue to be used for retail and vehicle fuel sales, even if there are changes in ownership or tenants. Once Mr. Grabhom ceases to be the owner, however, any expansion or major modification beyond development applied for during his ownership shall be subject to the rules in effect at the time of application. SECTION 3 : This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. ORDINANCE No. 05- J-3 Page I PASSED: By1 n QM I Yr t 15 vote of all Council members present after being read by number and title only,this L33 day of X6216 r bv-,_ ,2005. Catherine Wheatley, City Recorder _ APPROVED: By Tigard City Council this day of C ^, 2005. r Craig hirksen,Mayor Ap roved as to fonn: Attorney 9j 13 ,Q!- Date _ ORDINANCE No. 05- /3 Page 2 Attaclunent to City of Tigard Ordinance No. 05-13 Staff Re-port Agenda Item; Hearing Date: September 13 2005 Time: 7:30 PM STAFF REPORT TO THE CITY COUNCIL CITY OFTIGAIM Community(Development Shaping.A Better Community FOR THE CITY OF TIGARD, OREGON 180-DAY CLAIM PROCESSING PERIOD = 12/7/2005 SECTION I. CLAIM SUMMARY FILE NAME: GRABHORN PROPERTY COMPENSATION CLAIM CITY CASE NO: MEASURE 37 CLAIM (M37) M372005-00003 CLAIMANT/ Burton Grabhorn OWNER: 14577 SE Anderson Road Clackamas, OR 97011 CLAIMANT'S Roger (Mike) Van REPRESENTATIVE 6860 SW Boeckman Road Wilsonville, OR 97070 CLAIM: The claimant seeks a waiver and/or change in the underlying zoning and comprehensive plan designation on a 10.45 acre site from the present high-density R-25 residential zoning to C-C or C-G commercial zoning that would permit vehicle fuel sales and multiple retail tenants. The claimant is also seeking waiver to access restrictions and sign requirements. The amount claimed as compensation without such waiver or change is $4,562,360.00 AFFECTED REGULATION: Residential R-25 zoning; Comprehensive Plan designation as residential; Transportation System Plan and Development Code access restrictions; any other zoning and building code restrictions or overlay zones that preclude a commercial use; sign code restrictions. ZONING DESIGNATION: R-25: High-Density Residential District. LOCATION: Lot 63, Hawk's Beard Townhomes; WCTM 1S133AC, Tax Lot 14500. On the south side of SW Scholls Ferry Road, between SW 130th and 135th Avenue. APPLICABLE CODE CRITERIA: Municipal Code Chapter 1.20. SECTION ll. STAFF RECOMMENDATION Staff recommends that the City Council review the following report and determine whether the claims are valid. Staff further recommends that City Council opt for a waiver of the regulations versus compensation as described in the conclusion section of this report. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 1 OF 7 CITY COUNCIL HEARING 9113/2005 SECTION III. BACKGROUND The subject parcel is one of the last large vacant high density multi-family properties left in the City of Tigard. The parcel was the subject of a comprehensive plan amendment application by Haagens (Brior Development) from R-25 to G-G in 1995 (CPA 95-03). That request was denied by the City. Council. The potential housing impact is a loss of approximately 260 units. At the time of that application, Metro's required housing target capacity of 10 units per acre was narrowly met at 10.46 units to the acre. The Haggens proposal would have reduced the units per acre to 10.36, No updated figures for overall housing density are available. Conversion of this property may have impacts to the City's ability to comply with Title 3 of Metro's Code. A zone change request for a similarly zoned property across the street was withdrawn in 19.96 by another applicant after early deliberations from Council Indicated a denial was impending, based in part due to the lost potential for housing. SECTION III. APPLICABLE CRITERIA AND FINDINGS Section 1.20.030 states a property owner wishing to make a claim against the City under Measure 37 shall first submit a claim to the City. A claim under Measure 37 must be in writing and include: A. Identification of the affected property. Identification may be by street address, subdivision lot number, tax lot number, or any other information that identifies the property. The claimant identifies the property as "SW Scholls Ferry Road, Tax Map and Tax Lot 1S133AC 14500, Subdivision Lot 63, Hawk's Beard Townhomes". B. The name and contact information of the person making the claim, the date the Claimant acquired the property,.and, if applicable, the date that a family member of Claimant acquired the property and the names and relationships of family members that are previous owners. The name and contact information of the person making the claim is Burton Grabhorn, 14577 SE Anderson Road, Clackamas, OR 97011, (503) 658-7075. The property was acquired by the claimant on September 22, 1952 as shown in the Warranty Deed for the property. C. A list of all persons with an ownership interest in or a lien on the property. The title report identifies the claimant as the sole owner, and no liens on the property. D. Identification of the regulation that is alleged to restrict the use of the affected property and a statement describing how the restriction affects the value of the property. The claimant has generally identified the Residential R-25, Zoning, the Comprehensive Plan designation as residential, access restrictions on all abutting streets, sign code restrictions, and "any other zoning and building code restrictions or overlay zones that preclude a commercial use." There is some question as to whether this is sufficient detail to assess the claim, but on the other hand, it may be onerous to require a list detailed to the extent of specifying each particular code section, particularly in this case since the ownership predates the entire comprehensive plan, zoning designations, and all other city land use restrictions. E. A statement whether the Claimant prefers compensation or a waiver, suspension or modification of the regulation, and a statement describing the extent to which the regulation would need to be waived, suspended or modified to avoid the need for compensation. A description of the proposed use must be provided. The claimant states that his preference is for a waiver, "and/or receive a commercial zoning such as C-C or C-G with vehicle fuel sales permitted." The regulation would need to be waived, suspended or modified to allow a "commercial shopping center, various tenants/uses. All retail sales." The C-C zone and C-G zone allow vehicle fuel sales as a conditional use. GRA$HORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 2 OF 7 CITY COUNCIL HEARING 9/1312OD5 F. The amount claimed as compensation and documentation supporting the amount. The documentation shall include a market analysis, an appraisal, or other documentation at least equivalent to a market analysis. The claimant has provided a Market Analysis prepared by Mike Van Investment Real Estate. The market analysis compares similar sales in the area and the recent sale of a portion of the subject property to determine a net difference in value between commercially zoned property and the recent sale of the residential property. This analysis results in a difference of $4,562,360.00. This analysis is provided in the applicant's attached materials. G. The name and contact information of the Claimant's authorized representative or representatives, if applicable. The claimant's representative is Roger (Mike) Van, 6860 SW Boeckman Road, Wilsonville, OR 97070. (503) 685-9283. Section 7.20.080 outlines the criteria for making a decision on the compensation claim. In deciding the claim, the Decision Maker may take any of the following actions:. Deny the claim based on any one or more of the following findings: a. The regulation does not restrict the use of the private real property. The regulation cited includes the residential zoning districts which lists allowable uses. Prohibited uses on this list include general commercial uses. There are no valid use variance procedures to permit the desired use (retail and vehicle fuel sales) on the property. The regulation cited (residential zoning and comprehensive plan designation) is a clear restriction on the desired use (commercial) of the property. The claimant also cites access restrictions on all abutting streets. One of these streets, SW Scholls Ferry Road is a State Highway with access controlled by ODOT (see criteria below). Staff opines that a complete lack of access would restrict the uses on the property, or restrictions that would prevent required access for the use proposed, for example a commercial development that requires two accesses where only one is allowed, would restrict the use of property. But in this case, the applicant has access from SW Scholls Ferry Road via a settlement with ODOT, and there are points along the frontage that would meet current code requirements for access. Based on this, staff finds that a claim based on general "access restrictions" is first, not a restriction on the use of the property that prohibits a particular use of the property or makes that use only permissible under certain conditions. Second, the claim is not ripe, as no access has been prevented to the property in question (see criteria "j" below). And third, the claimant has not shown the reduction in property value based on a reduced number of accesses, the specific number as yet unknown. The market analysis only examines comparable types of commercial real estate uses in comparison to the uses presently allowed. The claimant cites sign restrictions. Signage, while not customarily a primary use on a site, may be considered a use. Since the claimant has owned the property prior to any restrictions on signage existed, any subsequent regulation would restrict the use (whether primary or subordinate) on the property. However, as described later, the claimant's market analysis has not shown a reduction in the value of the property based on any particular sign restrictions. Sign restrictions promote public safety and prevent nuisances. b. The fair market value of the property is not reduced by the passage or enforcement of the regulation. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 3 OF 7 CITY COUNCIL HEARING 919312005 The claimant has submitted a market analysis that is current and includes relevant data to determine the difference in value from the property's present high density residential designation (R-25) to the desired C-G or C-C zoning. This market analysis concludes that the net difference in value for the nearly 10%2 acre site is $4,562,360.00. The claimant has not shown a reduction in property value from sign or access restrictions. c. The claim was not timely filed. The claim was filed within two years of passage of Measure 37. It was a timely filing. d. The Claimant is not the current property owner. According to the title information, the claimant is the current property owner. e. The Claimant or family member of Claimant was not the property owner at the time the regulation was adopted. The claimant has owned the property since September 22, 1952. The City was incorporated in 1961. The property was annexed into the City in 1987. The Claimant owned the property at the time the regulation was adopted. I f. The regulation is a historically and commonly recognized nuisance law or a law regulating pornography or nude dancing. The desired zoning, C-G, permits Adult Entertainment as a conditional use. If the claim is granted, this specific use could be prohibited for this parcel. Access restrictions relate to traffic safety. Generally, regulations that protect public safety are considered "nuisance laws". Sign restrictions are not likely to be upheld as a historical and commonly recognized nuisance law. However, two of the stated purposes from the sign code are "to accommodate the need of sign users while avoiding nuisances to nearby properties" and "to minimize distractions for motorists on public highways and streets." Therefore depending on the type and extent of signage, the sign could possibly be deemed a nuisance. To determine whether the regulation was a historically and commonly recognized nuisance law, a specific sign proposal would need to be evaluated. It can be inferred however, that any signage that was permissible in the C-G commercial zone would not constitute a nuisance, since it is allowed elsewhere in the City, and in this particular case, the site is nearby other commercial signage and lies along an arterial route. An unexpected introduction of commercial signage, say in the heart of a residential neighborhood, could constitute a distraction to drivers or cause glare onto adjacent parcels and hence be considered a nuisance. g. The regulation is required by federal law. There are no known federal regulations that would require the specific use in the specific location. There are likely restrictions as to the placement of the vehicle fuel sales in relation to other adjacent properties, but these are not known to staff and are typically enforced by DEQ or EPA agencies. The regulations related to access restrictions are not known by staff to be based on federal requirements. The regulations related to signage restrictions are not known by staff to be based. on federal requirements. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 4 OF 7 CITY COUNCIL HEARING 919312005 h. The regulation protects public health and safety. Allowing retail uses or gas stations (that otherwise conform to other safety and nuisance regulations) is not a matter of public health or safety as the City clearly has examples of such uses throughout the City and still permits such uses. There are locational criteria that were established for commercial zones in order to protect neighborhoods from incompatible uses and nuisances typically associated with certain commercial type uses. Access restrictions exist to protect the public in the form of traffic safety, to reduce conflicting turning movements as well as reduce conflicts between pedestrians, bicyclists, and motorists. But, here again, the claimant has not proposed a specific design, so the most that can be said is that the regulation requested to be waived protects public safety. The claimant would need to show through a detailed design, that the proposed access would still be safe as related to these standards. As"discussed previously, some sign restrictions relate to safety, but most are aesthetic protections on public welfare. The claimant has not specifically identified the regulation to be modified, and it would be irresponsible of the City to waive all signage restrictions absent a more detailed assessment of impacts on safety. The claimant would need to show through a detailed design, that the proposed signage would not cause impacts to traffic or general public safety. L The City is not the entity responsible for payment. The City is not responsible if the challenged law, rule, ordinance, resolution, goal or other enactment was not enacted or enforced by the City. The City may not have originally designated the property for residential use. Since this property was in the unincorporated county up until its annexation in 1987, and zoning was generally instituted in the 1970's, it is likely the county had originally designated the property for residential use. The City, upon annexation likely continued this designation but adopted the nearest conforming zone for high density residential. Nevertheless, the discussion is moot, since the City enacted the present zoning designation, and is the jurisdiction responsible for enforcing the rules being challenged. j. The City has not taken final action to enforce or apply the regulation to the property for which compensation is claimed. No detailed development plan or land use proposal has been reviewed or final action taken on to apply the challenged regulations. The City had issued notices of infractions based on improper signage on the site previously, but the thrust of this compensation claim is based on the desire for commercial zoning or permission to develop retail uses. Signage rules are also listed, but the compensation analysis does not provide any relevant information pertaining to this regulation. Staff notes that it is clear that a request for retail development under the present zoning would not be approved without a waiver of those rules, and suggests that a development plan be filed as further described in this report to determine to what extent the regulations in fact affect the property. k. The City has not established a fund for payment of claims under Measure 37. No such fund has been established at this time. I. The Claimant is not legally entitled to compensation for a reason other than those listed in subsections a through k.. The basis for this finding must be clearly explained. Staff finds no other reasons, aside from those already listed, to deny the claim. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 5 OF 7 CITY COUNCIL HEARING 9/73/2005 2. Pay compensation, either in the amount requested or in some other amount supported by the evidence. If the City pays compensation, the City shall continue to apply and enforce the regulation. Any compensation shall be paid from funds appropriated for that purpose. The City may require any person receiving compensation to sign a waiver of future claims for compensation under Measure 37 and the City may record that waiver with the County Recorder. Under Measure 37, only the current property owner is entitled to a waiver, and the waiver is limited to specific property. However, to properly implement Measure 37, the property owner must be able not only to develop the property, but to transfer the developed property to a third party, but without crating any Measure 37 rights in the new owner. Staff proposes that the waiver be to the person, Mr. Grabhorn, but that any development resulting from applications filed during Mr. Grabhorn's ownership be allowed to be built and maintained even if transferred. If the property is sold, expansions and major modifications would be subject to the standards in effect at the time of application. The City Council will need to make a determination of whether funds may be appropriated to pay the claim. Staff finds that the evidence supports the amount requested, but suggests that the City conduct its own market analysis prior to paying any such a claim. 3. Waive or not apply the regulation to allow the owner to use the property for a use permitted at the time the Claimant acquired the property. The City Council shall decide whether to pay the claim or waive the regulation. Staff recommends that should a waiver be granted, it shall run with the person, not the land, and shall be a specific exemption to allow retail uses and vehicle fuel sales in the R-25 zone for that parcel as it presently is configured. 4. Modify the regulation so that it does not give rise to a claim for compensation. Any such modification shall be for the specific property only unless the City follows the procedure for a legislative land use decision. Insofar as waiving the restriction on the particular use of the property, staff opines that the modification shall apply only to this property, but shall run with the claimant and his qualifying heirs, not run with the land. Site Development Review procedures should be applied to application by Mr. Grabhorn for retail development on the site, and the proposal will be subject to standard application of other development code regulations to the extent that they do not prevent the retail use from being established. The applicant should also be required to submit signage details with the SDR application, so that staff may apply the rules generally governing C-G zone signage. This will avoid the need to file a new Measure 37 claim prior to obtaining signage. Staff will need to make findings regarding the signage based on whether or not the proposed signs impact public safety, or constitute a nuisance. With regard to the access restrictions, staff believes that there are opportunities for conforming points of access on site, and recommends that a waiver not be granted until it can be clearly shown that the particular access restriction prevents the desired use from occurring on the property. 5. Conditionally waive or suspend the regulation subject to receipt of a defined amount of contributions toward compensation by a specified date from persons opposed to the waiver or suspension, such as persons who believe they would be negatively affected by waiver or suspension, with the waiver or suspension being granted if the defined amount of contributions is not received by the specified date. If the contributions are received, compensation shall be paid within 180 days of the date the claim was filed. The specified date shall allow the City time to process the contributions and pay compensation. No contributions for compensation have been identified at this time. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE B OF 7 CITY COUNCIL NEARING 9/13/2005 The Decision Maker may take other actions it deems appropriate in individual circumstances, may modify the listed actions, and/or may combine the listed actions, consistent with Measure 37. The Decision Maker may negotiate an acceptable solution with the Claimant or may direct staff to negotiate with the Claimant. In the event that the Decision Maker directs staff to negotiate, the matter shall be set for further action by the Decision Maker no less than 175 days from the date of the notice of claim became complete. The Council shall take final actio_ n within 180 days of the claim. The Decision Maker shall take actions 2 through 5 only if it determines the claim is valid. The Staff recommendation is a combination of the above actions: waive the regulations related to the use restriction to allow the claimant to establish retail sales and vehicle fuel sales on site; condition this waiver on the .stipulation that the exemption run with the claimant for the specific parcel as configured; require standard application of the site development review procedures and development standards; and allow signage that conforms to the C-G or C-C commercial zones, subject to a finding ,that public safety is not affected and a nuisance is not created; deny the claim for access restrictions as untimely and not substantiated. No actual compensation is recommended under this scenario. A decision by a Decision Maker other than Council shall not be a final decision, but shall be a recommendation to Council. This report represents only a recommendation to the City Council and is not a final decision of the City. SECTION IV. CONCLUSION Staff finds that there are three elements of this claim: allowable use; access restrictions; signage restrictions. Based on the information presented by the claimant and the findings contained in this report, staff finds merit in the claim for permissible uses, and concludes that this claim is valid. The fair market analysis is based on current and sound market data, and while not making a judgment on the specific numbers, staff believes that the amount of compensation requested is roughly accurate. With regard to the access restrictions, staff finds the claim should be denied based on the claimants failure to properly substantiate the claim with a market analysis, the fact that the restriction is not a restriction on use, and that the city has not applied or enforced this restriction on this property. Moreover, there are aspects of public safety at stake, which require the city reserve the ability to review the access locations and restrict their location and design as appropriate, provided such restrictions do not prevent the desired use (retail and vehicle fuel sales) from being established. As for the signage limitations, the claimant has failed to substantiate the claim with a market analysis, however, staff finds that it is likely that under current signage requirements for the R-25 zone, the desired use (retail and vehicle fuel sales) will not be feasibly permitted to operate. Therefore, to avoid the need to return to this matter with a separate Measure 37 claim, staff recommends that signage be allowed on the condition that it is accompanied by a detailed development plan proposal (for Site Development Review), adheres to the requirements of other C-G or C-C zones, and is found to not affect public safety or constitute a nuisance. An ordinance adopting the staff report and applicant's statement as findings and establishing a waiver of the R-25 zoning to allow C-G zoning subject to standard site development review is attached as Attachment 2. Au ust 23 2005 APPROVED BY: Dick Bewersdorff DATE Planning Manager GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-40003) PAGE 7 OF 7 CITY COUNCIL HEARING 9/13/2005 i 1W20/2004 16:16 FAX 5035981960 CITY OF TIGA.RD Attaclunent to City of Tigard Ordinance No. 054: Applicant's Statenlciat PROCEDURE FOR BALLOT MEASURE 37 COMPENSATION CLAIM 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 PAX.,503-884-7297 CITY OF'TIGARD The claim roust be In writing and Include the information listed below. The Maim shall not be considered filed until all of the requirements of the procedure are met. FOR STAFF USE ONLY f`f4-- zs%5 —ZG-73 Case No,:, � 3� �� 00t4'02 _-- . Application Accepted By: r' _ Date: 1? 6_!�r Date Determined Complete-, Deposit: 1-.,910._(Deposit to be Wonded if ololm Is deterrrrined to be valid. If claim is denied and ultimately determined invalid,the claimant shall reimburse the City for the Costs th6 City incurs in processing the claim. If reimbursement exceeds the deposit,the claimant shall pay any addltlonal amount within 30 days of a demand by the City for full payment If costs arc lass than the de osit,the difforence will be refunded to the claimant.) JDr_NTiFJpATION OF AFFECTED PROPEl'T Property Street Address/Location(s)' S4 f �C' ,-�).2 �./La / . Tax Map&Tax Lot#(s):_ — -- C. f�`►r O d _ Subdivision Lot#(s):_ L n T— /,.3 K\5 62!/yl 0%�* CLAIMANT INFORMATION Property OwnerslClsimants/Deed Holders : - B ogl�emz ezb Address:.J�.S T72 _57AE �h•1�g(2�S21J _Phone: EO3 '- 6v -707S' Citylstate: dip: o (Attach fist if more trtan one) Date Glairr:ant Aoquired Prbpr~rty; 'T'~ 2 7_3 1 q ------ Date Family Member of Claimant Acquired Property(if applicable)- Names and relationships of f=amily Members that are Previous Owners(if applicable): (Attach list if additional spaoe is needed) Lien/Seouri y Interest Holders of the affected property: Address: Phone; City/State:, __ zip: (Attach Ilst If more than One) *.When) the owner and the applicant are different people, all owners of the affected property must sign Chia application in the 5paae provided on the back of this farm, If the affected property is owned by two or more persons and not all owners seek compensation, all owners who do not seek compensation sheill sign a waiver of the right to compensation. 12/420/2004 14:18 FAX 5055981940 CITY OF TIGARD I�jd03 REGULATION RESTRICTING USE Identify the regulation that is alleged to restrict use of affected property. Provide a statement describing how the realrioiion affects the value of the property. (Attaoh addlttonal materials as necessar y) � ort /z 7��.�t,►—�C r�-� 13�► �.ra.►.� in-ep Pe CLAIM PREFERENCE �'STnta-V- -c 0,2 5 '�� ! e CL c�r� . Z� G©wl f-102Cl a►L- USS r Sf Gi`i C_DDt� ST1 r Gri c S, Provide a statement of whether'ciaimerit prefers compensation or a waiver,suspension,or modification of the regulation. Include a statement describing the extent to which the regulation would need to be waived, suspended, or modified to avoid the need for compensation. A description of the proposed use trust be provided. (.Attach additional materials as rieoassary) AMO,U,NT p1F.CDMPENsaoil The amount clalmed as compensation: Provide documentatlon supporting the ami t. Said d cumentation shall include a market analysis, appraisal, or other documentation at least equivalent to 0 market analysis. Claimants'Authorized Representative(s �ifapigabla, s R � �► au-L- So-3 807 r vtUQ 070 1 -74-7. SIGNATURES of Bach owner of the subject property. DATED this day of—j�M�,4 o::>-- !2 An, 2Q05� Owner's Signature owner's signature Owner's Signature Owner's signature i;l urpinlmegb_raVaVisadlballet maarure 37 WAIM form.doo. 96-D9C-04 Ylt1f 37OF'ZUU0 IU:X4 ❑U-:Jbd'L.L f 4 f lY1IK] - VAN lNVL5l MLN l l'f�Ljk IJP Mik Van Investment Real State , 0EEO/-5-1 A`3�:_�� f 2005 {I{!T(/nIYL/{14 �� l • P J Lr,J j� ''y'' pygy f C`�`Y OF 1IGARD [3c.j1r_DtraG DIVISION . f111—J �f 6840 SW Boeokman,Rd., 91ISOnville,97070•Phone(503)585-9283•Fax(303)682-1747-CCB#147989 B-mail,addras,Al#tldVESTMENMAO&COAg ►Coll: (503)807-7955 YIdf 11nt iC1:L4 0Udbt5,Z1 rF+f VHIM .L1'1Vr=)t 1T1r_1N 1 r'Y.'L7� YJL PAGE 002J045 Sax server /,7luL'Amer�ln?�J7r�uar�ncs Campurr�Y of Ara�►nrr 282 sW Colarnbla Streatr suite 900 Hirst� + Pntl»nd, 27201 e� n Phn-(503))227.3651 Fax (503)790-3858, Michelle]ohnson,Title MiiCAr Tull Free; (800)929.3651 Direct:(503)790-1$22 Email: mJohnsvM@firstarn,com Order No.:7.00-517632Mike Van Investment Real Estate August fl5r 2 05 6860 SW Boeckman Rd Wilsonville,OR 97070 Att0' Phone No.!(503)685.92$3 Fax No.:(503)662-1747 Email; Re: preliiiainOty Title Repntt ALTA Owners Standard Gsvel'a9e Liability $ Premium ALTA owners Extended CoveMge L'ah'lily $ Premium *r ALTA Lenders Slmdar> Cavara5e Liability Prernlum $ ALTA fenders Extended Coyerage Liability � FFenuum ar WADEndorserrent 100,116&S-1 plemurn $ cast Govt Service Chari;P 5A.00 Cost othar We are prepared i o Issue Title Insurance policy or policies in the form and amount S11OWn above,insuring title to the following described land: Lot 63,yAWICS BEARD TOWNHOMES,in the City of Tigard,County of Wash€ngton dMd 5ta1n of Oregon and as of July 27,2003 at S:00 a,m.,title vosted in: Burton E.Grabhorn Subject to the exceptions,exclusions, and stipulations which are ordinarily part of such policy form and the following: �,. Taxes for the fiscal year 2005-2.006 a lien due,bti not yet payable. 2. City Ilens,if any,of the City of Tigard. Trus report is for the eNdusNO use of the paltlex herein shown end is prelirrinory to the izNuai+ee da He insurance poiirw and shall became raid unlew a poliry is Issued,and the FIAH Premium Paid. t7tiFb�l'1YJ17� 15:Z4 t]114bt�;Zl{4l miKt VnN 11YVt,--b11+'LN1 1IAUt. Od 8/512005 10:06 PAGE 0013/005 Fax serv5z ordarNo;7019^5i763x Preliminary R*mn Rage of 4 31 The assessixent roll and the tax roil disclose that the within described premises Were specially zoned or classified For Farm use, If the land has become or becomes disqualified for such use under-the statute,an additional tax or penalty mraY ba imposed. 4, Statutory,powers and assessments of Clean Water Services. 51 Easement, including'terms and provisions contained therein: Recording Informativn: May 5, 1989 as Frye NO.89020392 In Favor of: The Public ror: Slope ,q#f2c'cs; The Westerly 5 feAt b, Limited access provisions in favor of the State of Oregon,by and thrwgh its State Highway Commilssion as contained in Decree of CondeMnation entered March 3, 1992 in Suit Na.C90- 114CV to the Circuit Court/Superior Court from Washington County,vvl1lch provides that nig right of easement or right of access'to,from Or across the State Highway other than expressly therein provided for shall attach to the abutting property, 7. Eas6ment,including terms and provisions contained therein: Recording Information, iNareh 3, 1-992 as Fee:No.92018 68 For: p sto a waterrg as,electric—etal r rt . g, ,Restrictions shown on the recorded partition plat 2000-007 9. Easement on the recorded.plat/parlitlo n as follows: " A public utility easement and a private drainage easement in favor of Autumn Park Toownhome5 Owners Association shall exist along all Intfrontages as noted on the plat." 10. Easement on the recorded plat/partitlon as follows: "All lots fronting a public suet are subject to a landscape easement, coincident with the public utility easement, as-shown in favor of the City of l igard." 11. Restrictions shown;on the recorded platfpartition of Hawk's Beard ToWnhonle& END OF EXCEPTIONS- I NOTE: Taxes for the year 20042.005 PAID IN FALL Tax Amount: $64,035.22 Map No.: 15135ACt4500 Property ID; R2171537 I Tax Code No.: 05 .58 NOTE: According to the public record,the'fntlowing deed(s)affecting the property herein described have been recorded within92 months of the effective date of this report: NONE NOTE: Washington eOrdinance r � srnft mposes a txof$1.06 pr $1,000.00 or thereonthetranferof pr WY lactewhin Washington County. ,,r9v4rrVrh=TWO Itl9d5/117i� 1.Ig,�-Oq nUJbb2.LICF! M1KL-- VAN 1NVt5IMLN 1 YH[at 04 8!5/2005 10:08 pAG) 0O4lao5 Fax server Orc�ar No.l 7419-bi753� ' PM11minaiy Report pr e 8 of 4 Certain wnweyances may be exempt from said ordinance,in whidi case,lWashingi;on County will require a correct and timely fillrig of an At 'davit of Exemption, For all dteds/convmyance documents which are recorded (including situations to meet lender requirements) either the transfer taX must be paid or affiidavk acceptable to the County mu6t be filed. Situs Address as disclosed on Washington CouWTax Rall; Not assigned,Tlgard,OR THANK YOU FOR CHOOSING FIRST AMERICAN TITLE! WE KNOW YOU HAVE A CHOICE! RECORDING I,NFORMAMN Filidq Address: Washinow".cwnty 155 North 3A Avenue Hillsboro,QR 97124-3OS7 Recording Fees: 5.00per page a.00 per document(Public Land Corner Preservation Fund) $11.00 per document(OLIS assessment Ek Taxation Fee) $ ss.00for each additional document title $20.00 non-standard fee �ristAm,errcarr rrL'a Gt1�elby LGCl7 1YJ"tc} :jUjb0t1 f 4 f 1*11mr— VHI`+ LlNV=I Mr-IN 1 r"•Ht:fG G4 . $/>3/GOiJS La_0 PACE 005/005 Fax DPrve'r order No,:7019.517632 Prellminary Report page 4 om {`F«.{ A71 R k ... ' , �� ArSt AmO cM Time Insurance Con7Pa ay ivf4lreyo SCHEDULE OF EXCLUSIONS FROM COVERAGE ALTA LOAN PO LILY(10/1,7!92) ed mY Will not r+nY Ipa!Or dhirugn,cater ALtlm+r7+r r+rs hr arpan+essvtlldt nrLas 'I1x Fo11aw1+p rnaHnx rite r�)srrs�Ir tMrof4dr;rS tram Hlernvar,Oa OI dtISF�rY.eaid the tAmItr by maim of: p I. (fly Any Invi,ordbasao M nnvernlHtltTtl rsqulaSkn(ixhxlntl but lHm Fent krllmarabne or(nrrMnnn off ant'hnprmTment gnOw�Rmlternaranrkxl alp II ellandt or I'elithp t0(1)ifin ocrr+POILY,ttxtr w cnlovrnerd;of Ilio landi 09 or (Il)n nrdwrdtlhn It nwnnrellU nr n dtmpa In tb°.dlmorAon9 ro',ran nrlit0;0i nr m!ptrcel of 1,P31h tilt ort t k m m o it Pori;a nr=ga0ItlOWpof Or z: r n vv.-efrptl:of my vinbam or lham Irva,ordh4rent or poverhmrmtnl rtflrlkWnnr aovt to tl78 m fait t17Git A nM5r0 of rine eniaru malt firer d01'rd,lUat ut'elrlsrnhrnncc I29ulmp Irool a vlolnNonar olkped vbtnllarl Mlectlnp Ihn ImW has bqW rnmidecl In'ft pubw recol-6 G:Dolt ar P ollu rnr rmrzll»gfnrn kl)Any pntyR}trrY pnikr.power rnr rvd,lSlr�l IrY(n)nbwe,mrrnpt'ta lhe+rtnrst Nvl a ngtice tlf Ihn nxarcWe tharnnF nr A nntk,a nP n d0ta0t, raaHtrip from n vhiat en or nllnpail vinlntlon nrrotaI9 die lmd lien been raowdad it the I„rblk raeo Os of t)nln 00 00- x, Rk�litl or(onwrif dmnnpl tmlrn nal'lx)P Own riwral3t lborrafli IIu Wrflod Il 11� WM vnttr t*.Doom nF o�lt klut nat r dWinh irnm nmrrd'Apo t'1y tnWrx� Y+h1dt hes occurred prior ID Date of polity wliRhwwld be bRndtni • 7.Lrefacl+c,Gins,etYumhmrno=L adra'nn dnhds,or other multrs'sI (al)asi+rtLrnflfelLdr nwlmr!or Apref+11e1)y Ule Incrrrr!cL11mF11, nd nnsdh6med h wrlHoq W lbe Cmm�mrt by (b)notknawn to the CortlplarY,no-trOctr+Jad h ulepvblr,rrcortle atDLRo of P61LY,(yW,knousr m me ttFlmrsd ciaktrntrr (e)rtMtlklfHf ng In n�1n�a'dei 9rr Fn ll5c 11W,trrd clnilrifrllhl115Ch1xaAc eln t1FJmd undtY HtS Polk- (a) n1k - (d)otindilan or rd's wbwrplerlt In 17n1r orpolky(exrMk In the"Wit Hiattllls P01►!ha+td Ute plVart kuproe rie7 of fhn Irian I hlah,7ngor M rAP1grl�511 rt d8tary IloO far flr!1 V16 9,Inbar m mditI14 or Hrr mrant ha rnnna Is fdforded hcrnt+fle 10 r+ers'+timanl`-t rnr RhnYt hWravol110m.nndrr tan9lfnrSlnn or CSSlttplarnd rt datih:tri pabq yi.aF (a)rra+ghn7 In lapx nr + e '1r]zr ouldnothnm+havr na rAlned l3tir a LgureQck>mnnt lsnrlpakl vb�n Fm fhrinssiMe �h�ltlty nr fnlhra of onY s t1°?q'rPnr nwocr ,f. oftie�lfElrtrdhnax5,LnlwlrrPW ttakif s the altDll l�°tlolnp nlyhtestC"Irrw�foi me Tante hTwllKi the land IsskildlLd1 1cYr r. fn4e�n1[y rr untnrurcofli}p11y nI tho lea of rim Inaalxd nlogKr,w dolor Ifvurnf,Akh sKL9ea aro;aF Ilv:IrdnSaoi$re nvldomzd by rltm Fraaral knoripaAo o+rtl la base(I - �rOn tra17 nr dye WgImm cnxllt Ill'otartr n m In+tlt ki Wrvlhp Imr. d. Mr Pr7front r Ikn for effidrrvc,1a17o1 or mn to I'llo 6md wh61'or llelmW nntnldrd fOL'and rnofprWILY Of My mmrncrrll slilDrY lion ry�+lrrmnt fa riala a(p�r:ya and IS not lttnnrrd In vdlore orrIn prri lel rckk( F the Imor; I from ImprnromLnt ar wnrkrl kdkel t0 prn5nrdo of Uig fndelAodness 9eellM0 by Hro htltired marfiepe l'111>"lT Et 17a1r.dpOlkY dw loalrad Ilofl ttivanrrd nr ie dllbnred to nrIVM1eM 7. N1Y InImp5m a u�119esldrrdie M Its kivip,Hm creaft rn"f"l"ii�of the nmrkpilae ktairnrl hr Ihls Mlkr,ItymasonOCtheor+nratlon of fedr�l hnrknrpltyr sWtF 10 Irt0 +cLtfon ercatlnp Sfe><taretA mol'tpArlBn trstlnp ifepme l n irnudulaAt Cije tlo,s oa ra rrkaillobLp Irlrtr dIna l'dkv tint ai 1111 he 1r9rnrci mdf dp ItAM 9 dxd do r><4 rsrnil Illrntt5 rrr I�wfM a 11781%1"Mu"l II mski.lcarhs rewn lit-frilwa: Anrtnn rrrrklnp t #lafer;+rra;ky rnrard Itft pld nmt or 11[11 cyarlhns.tlll'crnldrYbntotoAlxnclu�nrfarvALlAflrelU r� .ALTA1�VNElZ'S POLICI�(10/17 J9x�Ilia piM s�a OXpreinitttiv'mmegt oCI}yvjwlky and lht Cnmpnny vAllr oL'pet hnn w dmm�pt,ba51s,ndo ncyt'(e(s q vvarnsa s WItIU7 elri4thrrmnvnmmtrltAlrtpPlPrnn Int1LNl1U ln}rnnt IlmHarl lA btll>dlnp taro arxrinri(nue,wdlnnncc?.ry re�+lnrk nn)Yc4hlOtM9,ropuLdtnp,prOitlhltsrp L. (a)Any irtw,hvibl1nce to p Or relothp to 01 Ula ot0)p+rcy,ust,oI'erllnyrnmt or tfle lord;(l)the c}1m'r ter,dtna ubQl otvfiklt drn brxl h orYMb or(WI) tft rrmmisrl prbteol1oll�jtar (Ella sePtrdlDn 11 ownenh+P nr a thol7Ae in i)w dlmardlonBar Prim of Lho land a mY P ilie Offect of my dlolaHan or ThMn l Wk ordi n nam&flPvonlinentni rrVJIII0rtv,rnimpt 101110 Went fl'ot n nbtke of Hv vnrrtrat111ent lhnrnaF or a 6edde Of A efq:iatl,inn of aralmhl'mtco re9urinp tram a vlahrinn or nHeq�l�lla�to nffrdk e ag�nok el a nollco hR r clan Uternn alkn t�ioare of a rle! Iii or ernarml>ra,ea 0))Any 4Iprcrnowtol pnlice nava not elto l d bf 0)dx reallthp from n vlololioh or aIIe7lyd vblal'btt eFTeCnnp Uir.InYcl lies been rwnottied In the pirhlF rceards M Doti d pal LnOI"6W09 from r9veraAa my Fnklnp y,luphlovTCmGientcbnnhlmlcanaticeaPSha.nzereHetherenrhniboanrccordadhHlapub}krerordsn 0eteoFPOtky, ufit}t linsnctmreH pr0r ro Halt.ol'Pnikl'ad:blrwnlddbe bindlnD nn lilvi dlta afn pnfdiriaerfor vabm wllhultknnwledpm. 3,Dercnh,Ilo=,a11CUm1)rmnrx,edVLY'sa CInIIra,or allxr rtlattem: (pr rgnlnd,odleted,I"imnd w Weed to hI the hx+red Cbimml, ltniknown ro the Inarrrd rhlmmt ansl nntdhtlasOd h Wrtnr�fn Ihr.CGIltkllliY lty Qs rnrkrlovili ,nrtxtOlkPCnmpm=aUlu4atte11 trsrnerd in[Iled>•.In}manble t1olsinnmcAitiktYpredundrrihb;polhyi ilminxucd Clalmmtlx (d)tt n+llinu ctnlnp Irrl h s llSSegSigrtte Aellfc ord Paicy oro {aS resLlStl»p lrs lorsar cladnaAe YArlrhwm+IQ Ilotllar'e fraanmislrihe6lf 1Ire>trrlmxSelrlment 11pd trnkl value to,Hie eTJnla or hlarx�ltlnrurcd by Ihh pally -I.Any dOlmr vArirb or"WA etltof Aim trawmign ve."o h Ii h9 red Iitn Pvtrin tr Iflrt11'a9t Inwrad by IhLs Paley.by rPRw of thn opal oydill OFfodc"Al bflntWhlyf rttrh' Insoloenay,or nrnllar eadrooro'I'I,ryhhr burs tltfl1:Wbmed on: (q,UtO LrmiS r,Nnn r onllnp lite eFtdr ar Intdrol 0.7surrtd by Ullri Poll¢1 heli?dmmud 8 rrRldgre,t m rsryealrx a'frnridusart Irms[es';of flq IIlelYonf+7tian nrhntk1p11m mzhtlr nr Inby'e!H;lamlrnd by]IiLYlsnlcY btlnp drrnrrsl a prefergnHnlfrnn�irx C:RCCPhwhrra sato prnfere{ntbl hv+:5a rrndlt rmm Ihm fdkirei (a)to Lllnely rernal Ilia LldbumentofiTwa;at (h)dautll retop'latlon fn In7Aarr.ilttlt?to a pl+idla9er for vnkra or n SlldgIn%jt or lvn crailtor. SCHEDULE OF STANDARD EXCEPTIONS Too 7 K49 01 rnllfw d1dlNi�nor rdiown m C igLlnpel Ik w bylthe ir ec+'rle of mya%w OLthlHlnt'lY*or kwla�lexes or mw.cmonb on r0l la<nprrry or In Ilse pbUlir, mchlilei?roc"dinp by nAtbrc r9unry rshkh I&I I'Mit In tmles os aaaes9lrssstt'r,ar noHm ofetrdr ptnar�sxllnw.JJhaple�•or lnc:dtotm by Uteranxrts afnud�aAellay a. by ll+e I%bta rhrl ls. 7. My rrdle,rtp'Itts,Inirrrwl4,M crnlrnc tthkii rra not dinvat by iftn utHdls recprdxhut vddeh could be nrrrrrnt rxi bymtt°lterrim nF rAikl Itrtd a by m rrg h0dry o Pon its h PpgatpIrm lhcmor. 3. fnsamal7Ls;ohlms of nsa IAMIt or enwA ran=whldi eve Art Wlavmby Ille IliNk reconk,dripAterited minlrq 6hn9:rewfflnnF or m mPtION In Plems At h Atha ovlhorpllYl Ilia kor mms klmrmfitw rmr Zrtkllms ar .ode m wblrr. drHcrccoYds, 4.Mr lesl,a'rKlit too ten,tar"wItac, aor olArkd tltm'ntorere or heceaher firniduxl,Wooed by lenv and nal'AIOWI)by die n 5,gl:+rgamrlr~n,e+inllkik on Imnndarr I{ne9,iftarm9r,hrrco,[na'nnrllxmnnlx,nr My'atl7br fnrrx whlrh rrenYYttR BLX'vey vmnld dllo.5t. Mp N=-: $p�VWN COPY OFTN71 Pa.tCy FMIXI(DR FORMS)1HH-1.6L-PJ[1Ni5F3�b SiPON riE�LE5y loll ". Fry51'.4tl1A`rC'r!l r�� ' + FirstAmerican Title Insurance Company of Oregon 1700 SW Fourth Ave,Ste 102 4 Portland,OR 97201 w First m,entert Phn-(503)222-3651 Fax-(503)790-7858 MULTNOMAH COUNTYTITLE UNIT FAX(503) 790-7858 Title Officer: Michelle Johnson (503) 222-3651 MEASURE 37 LOT BOOK SERVICE Mike Van Investment Real Estate Order No.: 7019-517632 6860 SW Boeckman Rd February 15, 2005 Wilsonville,OR 97070 Attn: Phone No.: (503) 685-9283 - Fax No.: (503) 682-1747 Email: Re: Fee: $500.00 We have searched'our Tract Indices as to the following described property: Lot 63, HAWK'S BEARD TOWNHOMES, in the City of Tigard, County of Washington and State of Oregon and as of February 9, 2005 at 8:00 a.m. We find that the last deed of record runs to Burton E. Grabhorn We also find the following apparent encumbrances within ten (10)years prior to the effective date hereof: 1. The assessment roll and the tax roll disclose that the within described premises were specially zoned or classified for Farm use. If the land has become or becomes disqualified for such use under the statute,an additional tax or penalty may be imposed. 2. Statutory powers and assessments of Clean Water Services. 3. Easement, including terms and provisions contained therein: Recording Information: May 5, 1989 as Fee No. 89020392 In Favor of: The Public For: Slope Affects: The Westerly 5 feet RW American 7-j0`e Lot Book Service Guarantee No.:7019.517632 Page 2 of 3 4. Limited access provisions in favor of the State of Oregon, by and through its State Highway Commission as contained in Decree of Condemnation entered March 3, 1992 in Suit No. C90- 114CV in the Circuit Court/Superior Court from Washington County,which provides that no right of easement or right of access to,from or across the State Highway other than expressly therein provided for shall attach to the abutting property. 5. Easement, including terms and provisions contained therein: Recording Information: March 3, 1992 as Fee No. 92018168 For: Slope,water,gas, electric...eta] 6. Restrictions shown on the recorded partition plat 2000-007 . 7. Easement on the recorded plat/partition as follows: " A public utility easement and a private drainage easement in favor of Autumn Park Townhomes Owners Association shall exist along all lot frontages as noted on the plat." 8. Easement on the recorded plat/partition as follows: "All lots fronting a public stret are subject to a landscape easement, coincident with the public utility easement, as shown in favor of the City of Tigard." 9. Restrictions shown on the recorded plat/partition of Hawk`s Beard Townhomes. We have also searched our General Index for Judgments and State and Federal Liens against the Grantee(s) named above and find: NONE We also find the following taxes and city liens: 1. City liens, if any, of the City of Tigard. NOTE: Taxes for the year 2004-2005 PAID IN FULL Tax Amount: $64,036.22 Map No.: IS133AC14500 Property ID: R2121557 Tax Code No.: 051.58 In our search for recorded deeds to determine the vestee herein we find the following: Document Recorded Book Page Fee No. Warranty Deed January 6, 316 11 1951 Warranty Deed October 6, 86 045562 1986 FlrstAmedi an 71981 lae Rook Service Guarantee No.,7019-517632 Page 3 of 3 THIS IS NOT a title report since no examination has been made of the title to the above described property. Our search for apparent encumbrances was limited to our Tract Indices,and therefore above listing do to include additional matters which might have been disclosed by an examination of the record title. We assume no liability in connection wit this Measure 37 Lot Book Service and will not be responsible for errors or omissions therein. The charge for this service will not include supplemental reports, rechecks or other services. Fn5tAma dcan 771fe e s'� azrtExl� Q 4 First American Title Insurance Company of Oregon An agm=dbusiuess==of TITLE INSURANCE COMPANY OF OREGON 1700 SW FourtliAvenue Portland, OR 97201-5512 Phone: (503)222-3651 This map is provided as a convenience in locatingpmperty First American Title Insurance Company assumes no liability far any variations as may be disclosed by an actual survey Reference Parcel Number IS133AC 14500 + " _ 66G6 A-� .� 22 �o sas 3• „�l� —''' .�5wa1 l:. :".Yr'Iti r. e7•n lmx= r n'P 20 e + �n.lV°u gg 1800 11�JJ°'N 1606 346 1700 'A 349 �4WN W Ss+• 1800 'r� N I �' m 346 �4y 97 �a 7800 6200 4 6180 e 432 on yan°°° v a•� •`i'"'' n"s' T600 °r.< ° + •]° aea°° 6900 TRACf'N" w°10`°�1tP `D�x1'F T �� a5 t^ 7a64 6166 6DD6 �4 t. w'°' LU ,� to tz tih P�>'a, ,•'., a@5. Na" nA1034 �'Ire s 7900 a100 7 r 7800 a0a .7�s" x""�QC-`• $ 9 43 41 Q 5 Ll 78,00 +.'= . 42 jS4aA160 [,� 11 11800 LM 4001 9800 %l.r 54300 2 120$11360 s i3D5 9 00 x ,'f s+ 1 0 11J 1218E 11634 4 ' y<r S 'SS .. 814106 Q 401 1186 86408 9180 A";< YF :� �, l 7i 8 12a0 .11400�tio 9700M 8080 ems+ + x 18B0 54000 41 32 s u r 51 C� 1o4eAC Z 1242W 51g00 Bial 6900 1 18900 xar 18160 C A low WOOPNIpG8147a9LAN E R :: � dale ea ,�.•,i;+,,' ti Y. 1 0 z t? 0'11200 80 8800 1`i`•'`C.+:; •'$�*y'sr.'}`;i'y Lr:< p t 5 912600 � 111®0• O'S 5IO0O10O a 97a80 0z 18_ 16 30 , sflp it spy 1 s 18400 Z66 10900 2470 0800 m 1111000 6830 • "s:<7``,'f`:;% . a0�00 54200 1200 9420 •?' - .� 73200 „ "�F0 0 (n 18104 10600 640 n 9806 SW HAWK'S 49 321 WMW ,r. a BEARD ' 1610 s66G6 u} `;<*,r••x riK ',; ?� `]t'�`X'' �;t !t'�;>; 71 }x" ;1'<`]i ;Z"•ti. .�t,";�.": .:�: .'. • .� ,f ,}*1 .ti <I> X�t+}, diov IL co , Y �✓ r"r r ,+:'r by;s' sa '<' /,x x,' :.T 'S ` , :t6••.�S Y's. 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PWO U. 6/10/2005 Burton Grabhorn 14577 S.E.Anderson,Road Clackamas, Oregon 97011 RE: Your 10.5 acres in Tigard, Oregon Dear Mr. Grabhorn, At your request,I have prepared a market analysis of your property referenced above. As you are aware,I am not a Real Estate Appraiser and this analysis should not be construed or interpreted as an appraisal. I am a licensed Real Estate Broker in Oregon and I do specialize in listing and selling development land among other investment types of real estate. My market analysis is based on the following assumptions: 1. You are successful in achieving a ballot measure 37 claim with a result of a waiver of all zoning restrictions imposed on the property or adopted by governing agencies since the date you purchased the ptoperty. (September 22, 1952) 2. That you are successful in obtaining permits as needed,if any,to develop the property into a commercial retail shopping center. 3. The property would be placed on the market for a reasonable time period, advertised and exposed to buyers through direct mailings and internet website postings. Sincerely, �A Mike Van Mike Van Investment Real Estate 6860 SW Boeckman Road Wilsonville,Oregon 97070 Office: 503-685-9283 Fax: 503-682-1747 Cell: 503-807-7555 Email: MVINVESMENTOmol.corn 6860 SSW Boecbnan Rd., Wilsonville,97070•Phone(503)685-9283•Fax(503)882-1747•CCB#147989 E-maUAddress myflV STMENT 0L.COM •Cell. (503)807-7555 Mike Van Investment Real Estate ..................... Burton Grabhorn Property Comparative Market Analysis Lot 63,Hawks Beard Town homes City of Tigard.,Washington County, Oregon Property Description: 10.5+- acres that is bordered on the North buy S.W. Scholls Ferry Road,on the West by S.W. 135"'Street,on the South by Hawks Beard Town Homes plat,lots l through 62. The property is currently zoned R-25,medium density residential. Access is available to the site from S.W. 135"'Avenue on the West, Hawks Beard Street on the South, S.W.Huntington Avenue neat the Northeast corner of the property. Additional access should be available from S.W. Scholls Ferry Road for a right in,right out access for east bound traffic. A previous lawsuit/condemnation issue with the Oregon Department of Transportation was resolved with a provision that ODOT would not object to such access if it was approved by the City of Tigard. Topography: Gently sloping form North to South. Flood Plain &Wetlands: The laud is not impacted by or within a flood plain,nor are any wetlands present. Current Value: In April of 2003,Grabhom sold just less than 4 acres that was a portion of this site for aprice of$337,000.00 per acre. Since that date,he has received an offer to purchase from the same buyers, a 4 acre portion of the property at a price of$400,000.00 per acre. A liberal value on the high end of the price scale would be a value of$500,000.00 per acre or$5,500,000.00. Proposed Use: The owner's proposing a neighbor hood shopping center. Domestic City of Tigard water is available to the site. Water: 6860 SW Boeekman Rd., Wilsonville, 97070.Phone(503)685-9283•Fax(503)682-1747•CCB#147989 E-mail Address:MYINVE57'ME OL.COM •Cell: (503)807-7555 Mike Van Investment Real Estate . ........... Sewage Disposal System: City of Tigard sanitary sewer is available in Hawks Beard Street. Electricity: Portland General Electric. Storm Water: City of Tigard storm sewer lines are available near Hawks Beard Street. Restrictive Land Use Statutes: City of Tigard R-25 residential zoning sign code, access restrictions if any, and overlay zones or tree cutting ordinances if any apply. Value if Proposed Use is Allowed: See the attached market analysis prepared by Mike Van,Broker,Mike Van Investment Real Estate. Claim.for Damages: $4,562,360.00 Owner Preference: Waiver of all land use ordinances adopted by the State of Oregon, Washington County,the City of Tigard since the date the owner obtained title that prevent construction of the shopping center. 6860 SWBoeckman Rd., Wilsonville, 97070•Phone(503)685-9283-Fax(503)682-1747•CCB#147989 E-mail Address:MYINYESTMEN7@A0.L.COM •Cell: (503)807-7555 Burt Grabhorn Property SW 135th Ave, at SW Scholls Ferry Rd. Tigard, Oreogn Comparable Sales/Market Analysis Property# Description Acreage Size Sales Price Price per Sq. Ft, Date of Sale 1 Westside of 72nd, North of Dartmouth, 3.15 Acres $2,436,358.00 $17.76 4116/2000 Neiqhborhood/Community center site Tigard, Oregon Reimbold Properties, Buyer 2 8585 SW Cascade Ave. 6.71 Acres $5,400,000.00 $18.47 9129/2004 Beaverton, Oregon strip center site NSHE Cascade, LLC, Buyer 3 Northside of SW Beaverton-Hillsdale 1.58 Acres $2,100,000.00 $30.51 Oct. 2004 Highway ust West of Sw Griffith Drive, Beaverton, Oregon Bank Pad. Buyer was Wellsfar o Bank 4 3585 SW Hall blvd. 2.14 Acres $2,700,000.00 less $28.96 Feb. 2004 Beaverton, Oregon $50,000.00 demolition Buyer was Hall Street Appliance, LLC costs, or $2,650,000,00 5 Subject 10.5 acres as a community or 10.5 Acres Projected conservatively $22.00 Not Sold ,neighborhood shopping center at$22.00 per sq. ft. or 457,380 sq. ft. $10,062,360.00 The projected current value as zoned is $5,500,000.00 The projected value as a shopping center site is $10,062,360.00 The difference in value is $4,562,360.00 06/08/2005 13:22 8036468425 MOH PAGE 10 W side 72ndIN of DaTtmolu9th mVi,5hed Tigard, OR 97223-8555' Neighborhood/Community Center$lte of 137,214 SF Sold For$2,436,358 Rembold Properties ( ILK) c/o Wayne C.Rembold 1.022 SW Salmon$t Portland,OR 97245 Photo N/.A.p,Land Me (503)222-7258 seller. , ..,�...-....-..-.,............--,.,.� Winos Fonds C/o Gary R. Plea vlt«al darn Safe Dote: 04/0612000 Sale Prite: $Zr43fi,358 Rsrrow/CQjtmcr: '2 years status: Confirmed Days on Market; N/Ap Down Ptnnt: $1,436,369 ExcAangec Tax 06rd Pct Down: 59% CQndidons: None DbC NO: 0442.7508 70ning: C-e,Tlgard Trans Tax, 02,437„00 ) Frontage: S69,72nd(est) submarket: Tigard Topography_ Level Structures: Mane land improvements: Flnlrhed lot Offslte5= All to o Lot Dlmenslons: Irregulair Corner: Yes Comp NQ: WAC-42177-GS-0024 Property Type: Cmmmercial Lend intended Use: To construct a shopping Center Income expense„ .� - ils broker . „�my Gross Acreage Net Acreage Robert Nicheut Co. A(res: NJAy 4380 SHIP Matad6m Ave Ste.2i,4 Portland, Pricew/Acre; $773,447 N/Av (503)29 -3 91 (503)2.95-37201 97. SR 1,37r214 NfAv Bob Niehaus Price/SF: $1.7.76 N/Au buyers baker Robert:Niehaus Co. 4330 SW Macadam AVe mate.210 Portland,Ott,972017, (603)295.3741 401%Niehaus FMrCing tot Firdt Security Bank(Const,VIRr due In s Yrs) Ba!/Pmt: $4r992,500 2nd(due In 1 yrs) 13x1/PmG: $1rO1y0�000 CapyrFgh;o 1999-24pua rano Realty Inrawnnklen,74e.NI*IptaF ravarved.Inlbrmrtldn ebSerpad hvm auurnbs d4rmFd W10101 la b5lt aai querenlr+rl.Winn ai(940}$O4-j;95U 06/68/2665 23:22 5036468425 MOH PAGE 11 plat map Map; 6SSG/3 Legal: &E4 MC 36 TIS R&W W-M- Camps No! WAC-42177.06-0020 Parcel Number; 82036293 TIC1c CO: Chltago TfUg I + 1 n�l;� is r �' i,ua pnrew' MA-0p :7b1 Ixku i3Gl i�Rda } ET iL �1•,r+ .SL�.7.r1.,•'�. 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'"� IIS ', �+ M' 8dk19. ••f '�I CSt_�• i 11'7��i6';,}lil�j>ilrii�i;. r y� I,w. •,:ti „�} "p ..p 21. :.d .r-�•',?'��dge'waz�d St� r _,_,. . g ... 0$tWN3 est+rom frw' �1a5 A4VrtQ Thlp ipito map is,derived fi om l+fapQuest.com Inc.No opinion is expressed gmnfiePoInlg the aceuraay of any ir,ihrrtsl'atfoq contalned herein. 136/e0005 13:22 5036468425 MOH PAGE 13 descrip tion F'inarloint., 1st Fir&t Security Umk 04,W-540 Co;ij-b, VIR, due in 1 yrs 2nd $1,040,000 due in Y Yrs * Exohanqno ThiP wWN thO 001.1tv's dawnJ.�9 i t 8� 1031 nxChange, Total Aaoessed: $675,210 Ye?r hgcR$$L:41: 1'99 Doc xt m ./ T ax�sfor Tax 00027608 (:2,437) Recording bate: 04/06/2000 Coxifirmed by: rarla Miranda Aato! 05/11s/ bp0 Emmz�.: c�talityaan�rol@co�$ar,Com _ Phone: (888)536--8383 L daCad, 1�8,GF: nM9/2000 I i I H6/08/2005 13:22 50366468425 MOH PAGE 02 8585 FW Cascade Av'Ir Pubf;slipd � Tia "lyco J'wawmaster Bldg (furmeriy) Beaverton,OR 97098-717B •� " P Strip Center Site (portion)oP 292,288 SF Sold for*3,400,000 buver NSHE Cascade, L1,C t C/o Randy Kyte 1121.SW Salmon St Portland,OR 97205-2000 (503)242-2900 Photo N/Ap,Land Sale seller „� Hall Street Assocla'te5,UC C/o Josef Dlamontl 3301 Monte Ville Pkwy Bothell,WA 98021-5972 ' (425)4IS9-98510 vlkal data Sale Date: 09129/3004 Sale,Price: �iS,400,000 Escrow/Contract: 270 days status: L'nti#ifrmed Days on Market: 240 days Down Pmnt: $5,400,000 Exchange: No PCt Down: 100% Conditions: lrxpansion Doc No:, 0411$444 Zoning: QC,Beaverton Trans Tax: ($5,400.00 ) Frontage: 400'SW Cascade Ave Submarket: 227 Corridor/Beavertan Topography: Sloping Structures:193,000 SF Xnd Old(Teardown) Land Improvernents: Fully Imprnvad Lot Off ties: All xd site Lot dimensions: Zrreqular Corner: Na Comp No: WAC-47637-10-0420 Property Type: Commercial Land Intended Use: To expand tbq adjacent Cascade Plaza Shopping Center. Income/ex tnse Gross Acreage Net Acreage Acres: 6.714 XJ/4v I SW Columbia St Portland,OR 372SS-2002 PrIce/AcrE: $804,769 N/Av (503) 221-9900 SF: 292,2$0 N/Av Mark D Fraser,SZOR Price/Sl=: $18.43 N/Av buffers broker Kline Pnvolved per principal - finAming W _. Not Applicablo all assn sale tlepyrlpht�a,ppp-20h$W6ter Ras[ty Xnfprm�Slan,xnCAll rlphtr raaarvad,Snrarx AA lon obralned traee:aGM*daaa7a4 MM11131e but Ot Ouarantead-PhanR:[6047 204-B660 05/0912005 13:22 5036468425 MOH PAGE 03 platmap Map; 425^I}/7 [Agsl:Por NW4 sax 27 T1S R1W WM togetherwith easement Far vehicular and;-Z'strian egress/Ingreae&+rwity Install. CoMpS Nt:WAC-476,97-10-0420 parcel Numderw R02440" TWO Co; Ticar Title IS127R13-00144 Iz ILI 4 rr ai �"G •) , } �-'fir=w�•u ; 1i "kir+ A F ,+; ..i �• 0, N 11; FTS Y r ""• � '"� I L ,j I�.. � a• "s'L frl /, ` y rn * ff .. N - ti- n n site map — 06/08/2885 13:22 5036468425 MOH PAGE 04 71 2 DOM x va!Bt►tlk Ln I �; { . u+rE y Nh nn,� �!..Q�`��}IU� �w9-leatt!'erndw�r!ro�ati to [ lA nu,I ... ! .�$ I' ri6w.p. F riY_. .yam I un i 5r>ii}" I�� 0 ..]I 1M 11 . ��I gip; CIC I , a..,. Iw.. TJJy„�kA y Rui'rll?e F?flC _ }I.. � :iir" ;',Ili� l41w , _...... rte" �" ea I ,+�}'d 'as • �" . '' '' ,`' SW 01mgs b �w Cryo .: . � I st W_ r�Iy }, �I Jill-, '•I•�'•.' • ..�' . " lIl pRI�15,1 r C1i�N k' , V .}.�7n.l y10 ""�..'�5 ill'i•i:iMiw L.�LI,'•,.'�,"I.. :` . _I _i ��.�E"lel in„�/,' r'41II5i. '� I�,��yl •I. 1r��XI�:ifl.�,�P:i�1,��1•_I:.:I.'II:Sy ��•"' ,� {�f °'; .'"�.," .,.,,. ^{''�'�Iil{`;�IIIIi%tn;ru�l!.tt Is' ,.�C�.:' '4hf�[ kl :+ '•r;_ ,,�'",.I. ¢. ,17,� •,.[ II..,YfFu•R.,.. r•'"�kk afna—_ �;" ,•�f".�I, ':;,� # m P � Ll "4 N w'a.. IS. o��y� ti: ,31:,-,z.�,l',�;tiot ,I �: '--,,.y ._...•w�' i � r`! j•,`f IITE"II��#,!I; ^—'{�.,. .,"V. 'i.,, :i1�l::��c�yiei.��.l:.'`'i;„:;i'FL� ' ..1.. ,. y �. 1 .II lII'�'t, II#`GI$III��1 'L p �2,9G ”' ::i:°i1'��„':iNX i^i•., � `� ;aCi,_ �l�S �{��ItII�yi"�I(Ili � � .m ,n•�"I� " ... .. �y�: � ,I�. !ir ..r"J b r .r�I?ulJfi,E� 1) � 'tiw «y".'.n"�"':i;:�i�i:�y';::.� '"„�4y�y�••,ux� ' � � 14�ry s� �4t1'i`1111+,1:��' 9 •,�' L'�'' i;P': �;� i�i;:i:.,.�ii�.l��•!�"n,'1•+n'�!S .r;�''';” � '� •y ;�sta_'•. IdEit{l�HillL'':I _e1.9 . : �:...•.��NN,�yy�11l�r��p ww��y CoI,J.,.„ •v'I .iY:liry.jlli II7J51 `�.....+Ilc•lRf,.S?i;! y-, � Iq i'I..�I"::.vy�� 'If @��,[I V'WI"'f{..,..._... EVA Corper.,•..,.•. NI _ xI r�' E„u�'.i ip i' 't of I.:I:""I {M,1+, 1w1YYN N'`a1, r"r^� y3 L�?h�s X 51”l wCwl�l I L" r.i tip 4•• . •. j F:r"• Yr�I; iI '�,Yy�„.n.”'n 31�+h� � �I I. ''.'�s11�'�ywyG�A�1'I�rI,S��i�: �' ••... ,y','' '4�!!'IIMn"' x ..r--•,^�"""" �{ ' I,r,!I M/IS' + IY II' . I, .•• "t , ... 4��..•...a,l.w._.r13�Y'!kY$rvIrKryn4m1. "Il.n u„�.�•I+}.?I'C-','.;nlr1 rll� 'Chls slte,map is derlveH from MaplQul inc.No opinion Is expreassgd Con42 log the accuracy of any Information cantalimed herein.. BB/09/2005 13:22 5SSG468425 MOH PAGE 05 aiEscri Clcsn � " add,.�,1;iha�al contacts Add�,Y$,Ana1 Liskix�g laraker Katy Durant 1505) 544-5400 Listing broXtr rev=ted that pxigg to sale there was ground watox Contamination issues on subjeSt property. Brgks,X reported epllepr and all Surrounding prope=W;v had to fund a 30 Year oleanup projoCt in that xrFa„ ,9eller paid for hosts of remedia,ipp, prior to gale lat?t the cleanup waw st3.11 gngoinr at time of sale. lii.stitg broker reporbod these conte,min&tion i1,aYues lowered the va�un of the land. ProperL'y fronts railrpyd, tracks to the west, * Sale Price: savor reported gale price was tfttirely for. Immi vclue only and that t'hot'e was no specific allocation of the price Maid for the e--;tsGirig building. * Topography: r,,;4Stir;g broker reported prgpF.:xty slopes to the Wo?,b. +� 5tru6bures: At time of Sala thero waa a 193,000 ST' Industrial huildin5. Building was a. Lgr'mar Tyco/Viawmaster facility but had been vacant prior to sale- Tro]eAr reported buyer will he paySg $550,000 in, deRnojiiion costa for tbo building. please refer to C45Cax 5arial 4 0J1099 for additional building information. s r Listing )3roker: 44ditiond2 Listing broker was Uty Durant with T.t nmell Crow, (503) 644-9400, * 4�rX- 'Tap & Tax Lot #15127Ab0-0100 Doo X= / Tranefar Tax 0411304d 185,4001 Recording Date: W22/8004 pis-T-Ra AD-27-01-01 cgnfirmoa by: ,josh uehman i 06/08/2005 13:22 5036468425 MOH PAGE 27 NEW APP 2095 Lttnd dale No. Codes OCLS-1729(L.K 1'r'!ap No.: 6.25 T.oeatians North side of S,'iV, Beaverton-Hillsdale Highway,just wed of S.W. Griffith Drive City; Beaverton County., Washington Legal Descelption- Tax Lot 12oo,,map 151 W I5AB Grantor; Anita M.McGill Grantee: Wells Fargo Bazk Date of Sale: October,2004 Recording, 04122739 Sale Pincer $2,100,400 Terms: Cash Cash Equiv.Price: $2,100,000 Site Size: l,5$acres or 68,825 sq.& Price/Sq.M. $30.51, Zoning: 'RC-E(Regional Center fast) Access; 'Phis is a pad site within this Beaverton Town Square shopping center which has direct access from S.W.Beaverton,-Hillsdale HigbWay Shape: Basically rectangular Topography: Level Utilities; All available Confirmed By; George Maooubray,listing broker at HSM Pa f1r,Realty,Inc. (543-245-1400) Exposure Tithe: Property was not available for sale. Plans were to develop this site with a 24,400 sq.ft.retail center and dur*the process of pre-Ieasing the proposed center,Wells Fargo Bank approached the owner about purchasing the property. Comments: This is a part site-within the Beaverton Town Square shopping center. The site is asphalt paved and load been used for parking. Wclls Fargo Bank purchased the site to build a bank branch. This property previously sold in June,2001 for$1,300,000 or,$18,89 per sq.ft. Although the sale closed in June, 2001, fhc price was reportedly agreed to in ianuary, 1998. This salelresale reflects an appreciation of 61.5%. 66/08/2eO5 13:22 5886468425 MOH PAGE 28 NEW APR 5 1iMa d uIe Na. Cade: OCLS-1731 (LM) 1&p No., 523 Location: 3585 S.W.Nall Blvd, City Beayertnn county: Washington LOVI Description: Tarr Lot 1300,Map IS 109DD Grantor: mw Properties,LLC Grantee. Hall Street Appliance,LLC Date of Sale: February,2004 Recordiugr 04015653 Sale Price: $2,650,000 Terms: Cash X:ash Equiv.Price: 52,700,000($2,650,000+demolition cost of$50,000) Site Size: 2.14 acres or 43,218 sq.ft. P rice/Sq-Tt.: VS.% Zoning: CS Access: S.W.Miall Blvd, Shape. Slightly irreplar but primarily rectnngiilar Topography: Generally level Utilities: All available Confirmed 13Y. George Lampus,Real.Estate investment Group(503-222-1653) i Exposure Time: Several years 1~nmrnent<a: This is the former Copeland Lumber yard site located along the north side of Hall Blvd.,a short distance east of Cedar Hills Blvd. At the time of sale,the site was improved with a 16,927 sq.ft.building that was a retail unit for Copeland Lumber with a showroom,'warehouse area and office space. Tb a improvements were constructed in 1964 and were expanded in 1981. The sits zoning is CS, Community Commercial,which allows a wide range of commercial uses. It was purchased by act entity of Standard TV&Appliance who intended to j tear down the existing buildln$ and replace it with a new retail/warehouse building. A sale price of$2,700,000 had been negotiated and was reduced by $50,000 for the estimated. costs to demolish the exi.stistg itnprovemenui. I 1 12/Z0/2604 16:17 FAX 5035981960 CITY OF TIGARD 01001 4 Planning [Division 13125 5W Hall Boulevard Tigard, OR 97223 (503)639-4171 CITY OF TI ARD Fax Ta. Mark Van Frame Cheryl Caines Fir: 503-582-1747 Ppges: 3 Phone: Date: 12121?004 Re: Mee$ure 37 Claim Form CC. Phone: (503)639-4171 x 2451 ❑Urgent 0 Far Review Please Comment ❑Please Reply 1I Please Recycle i I Ili i HAWK'S BEARD TOWNHOMES RECORDED AS DDCUMENT NUMBER 105E'�&— A R£PLAT OF PARCEL 2, it-AUTUMN PARR T6111KHONES 01YRERS ASS00IAT1011 PARTITION PLAT NO. 20!)0-007 NOTES AND PLAT RESTRICT'9 S OOCLAAF,1 F40. uM RAtlWnDN= 1Dw Am TRAC75.AS FSC IN'. IN THE NE 1/4 OF SECTION, 331 RALPDR THE SC OF=--M2. T. 1 S., R. i W., WILLAMETTE MERIDIAN :I nIX,s118dWs01+rs ale.ECT 7o RIF EOIRI71nrs BF APPRm u PER,NE mr OF TI sUROI1n90N CJS'NB. 1 SUB TBBx-0000.5 ANB 4TT OF nWA➢PL _O�Eti,f � CITY OF TIGARD, WASHINGTON COUNTY, OREGON 31 O4CT'W,AVWAIE AC=r,9AL EE 0w1F➢NP YNNTYXER By GATE: APRIL B,2633 AJ TFh _ RWDFK A4 Lve.A VWAIE SIRLET.SMALL BE Ow1E0 NIB YAWTNNEO BY TIR:brAl�'�'R" 4 5: TRACT'C•.A POVAIE ACCE%.5"A"BE a*MED AND YNNIAOWL RY aF AMENDED BY 2003136704 lPACT BWARWDFLAW.A ppYATE STREET.SHALL BE OINhO Aim NAINTNNfR B'T RIE•eeN9t5-BF 61 b'. OO YANTKTWD BY-RE OPiI- R�yAp'.T� 1 11 mAOT"E.•S-&,KMARp=PLAGC.A PRYATE ST,�ET.SHALL 1W O'b✓EC NW TSTA rP. �Y5-}T RtRBUef"- WTNNEP BY 171E AURMN PNIX TOTAIHRIEB COMERS 'F,AN N7 WEN SpKM SNAIL BE Oft-A AIM A4W YA9FA]Nm BY THE RTY 11F 1WAA0. G1 TRACT"C•.A WATER QUAllFy TAWTY.SHAU.DE OARED - 1U[h,,r LONDfT OVER 14@18 ENPAEI'T. 107 1BACT5•A'.'r. C,. 'G A110•E ARE SBB,ECT 10 A FIIeYC CRNNABE EASEMENT 1N FAVaE i>F 11ff AUN101 4ARN TOYu11pME5 q +.I) A%ISUC t1111A11T EASF]R1LT NW A PRSVAM .TORY ',Ajit OYAiEWS A.SORAndi 91A11 k7�T N.ONO ALL LOi FltRHACE3 AS NOTED RT PLAT. CLE ACT 10 OR FROM LOTS 1=ON 11 OHIO 5W 13Om AVENUE ��' r1p I 'I uu LEss wln IBS By IME FBVER1ANc BBBr sAwIG.FIIllsacnaN mElt sAW RBAB. '4C�r P.VLT.1 I ri) 4MC15•A•TWW W'f AAE Sl9.ECT TOAA WIB EAMUMT 01ER VM 411,REir FOR n¢OENMT OF ;Yrt 1 u PIRRTOI FUr I { FPE AU1WN PARK iQMToi0YE5 fNt1ER5 ASSCI7 T Om THE PUBLIC A56,,..- �'t bei {4 T l0 A lA}WSCAPE EA%".SEN .SAS ..ybb R0. T%0- II S,IIU ALL E LM rRC41 NSIW'6N FA VON CF TXE CI F TICARO. r jl [i BT,t, OA3A '/ Ink CT TO A PIIBUC Bq,;ARr SEVER FAUMT OY01 I"FTIRREII% � � "I` I 'o vocTS W TR11C11R1"E'AAE SUBJECT FOR tt*""�sy� [tel 161 IMAM Ir TIIRCUCH•E XM AIB.ECT TB A PRIVATE STOPY TA4JNACE EASENENT WR lX6R BF74iETY t X51 1OF kVmNt tIYYIRt %R BBOIYrNS IW 4701BIF6 ! 111E BENEFIT OF ABOTiMW L0T- ,A..t NR57'ISE mw ti4 y;1 09ECT YOTtlI LFI6G.E ACCESS BEIWESR SW SP1101L5 FTJIILY AONI AND PARTEL x 35 WI,ED BV Tro mBY al•' Y 6 / $- NewwE lout CAUNIY aRDRT CJ)ORi. BR/1,5 fIF AC1ES3 F8 69 1sr SA fL� 11 CwOEIINAnON PFR SLtt 1M.C9O-111q'.R BTAnON I 2T-F1ro'JO.BO FEET 1N IN FCN TRRiT 36 12 1 AS To COIRLi—DWDURACC LEFT MRH ex T I I TURNSCHOLLS INCPI'.SS AND BEgiESSSAND 91 ALL BE BLKAT M WEN A NNINER F y 35 Q'Ap 13 ! to 1 yowMEft5. O*11• ��[ 61 36 1 !Sr 3 9 �e I 181 A 12.50 FCOT LNWBCM1PE EASENENT'R FAWR OF 1NE AUTUMN pAPo[1RIW1ONF5 ORNFR9 A99oCIAT300 A ��' h I alm A NBUC SIOERALIf EASENENi 9lN.L E114T N.ONo mE FRBXTA9E bF 1BALT B u SNMN- CEN 5 ' �S 5o6 ca.,W63r1s'P.n.eF- _ � I sl u �! 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M I l 1 SHEET 5-IATB 23-30.,3'f5.W.A PCRRCN OF TRACTS•B'A,A'E•.1RACT'C.TRACT'r. j 1 SD•��iCS�S E 10O9T1f! 50 1 ! IEBENO AND cum TABIL'3 pLF,T CONSENT AMD"T.CE{7AMh111M1. fl I 0.28' yL 1 4 a 26 I I I_ SIR-E7 9-AMOW-O-OCE"rtS"AN �Mc LIIONt A�srATERENT TRAGI•� I I s, ®! pE0.51EBED - - �- - �R - SR NAMCS OEMn \ II DATE 6 BOL'R6AFr(L51E.TAOLT i,^iYj��- RENEW. -•30-0' LEGEND WRVE 0T OELIA RACrt15 LCHCm CNpPO BEAPHG CHRWI?IST E HEREBY CERTIFY;NAT 7N151S A 180E AM ERACT CI 6'17;03' 550 B.l6' SO316',7'w C C2 6/'IS'OY T5. Sfi,76' SS2'OCr'4;w J5/' COPY a 111E FIAT OF•NATO'S BEAM 16ANN0NES�• p-OFNOIF9 FBLRIB 5/Ir T "1100 wm YETLCW FIASFIC CAP MARRED 7, •C L L IANU S9VEY61G 21C.'PFA PANRRRI FIAT NC.7000.007 CS 14''S1' .9O' ST 576 7'W D]fOiES F771AW S/6 BION RW wm YELLCW FLASOC em C4 :75.00' 6 0' TRY• , r SHEET 3 OF 6 PGF•SN 25.151 C5 117'1, IT 76N N '93"W 3fi8' Np,Spp1053 A-uAftm•OmD• CS 2 35' IT 7906' s7 5'!I' 4 1' �TV-100' SII /e CT ,'09'19 2 5 918' HTB 11g W 9,7' 'I'$r3NKA Asai6E1ATT.9.ENC. II - "AWEDBENOIE'OM 5h A550L N;l PMS P�ER� 23.27{ LAND 86[LV6M1'CD1C1R''L•M CB 10'73'TI' 2200' 3B.9?' N 97,02"w ]4.05 _S [9 ^ORA'T9' B - 271.17 N�I'1]'71 E 220.35'11 L{_MOM OL110IF5 SET 5IC A S�ROH BOD 16TH YELLOW PLASTIC CIO 5'32'IT' .W' 2.90' NO6R�14'W 9O O9W 5 R.MLSNBaE STRCE'L.1110 CAP NARMLW (E hSYJC`IN4• C11 1'11'17' 79.5F IbB-I6' PBRnJIW,OR 37775 503.517.0662 FNC 50.7.445.1300 1 i 1W20/2004 16:16 FAX 5035981960 CITY OF TIGA.RD Attaclunent to City of Tigard Ordinance No. 054: Applicant's Statenlciat PROCEDURE FOR BALLOT MEASURE 37 COMPENSATION CLAIM 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 PAX.,503-884-7297 CITY OF'TIGARD The claim roust be In writing and Include the information listed below. The Maim shall not be considered filed until all of the requirements of the procedure are met. FOR STAFF USE ONLY f`f4-- zs%5 —ZG-73 Case No,:, � 3� �� 00t4'02 _-- . Application Accepted By: r' _ Date: 1? 6_!�r Date Determined Complete-, Deposit: 1-.,910._(Deposit to be Wonded if ololm Is deterrrrined to be valid. If claim is denied and ultimately determined invalid,the claimant shall reimburse the City for the Costs th6 City incurs in processing the claim. If reimbursement exceeds the deposit,the claimant shall pay any addltlonal amount within 30 days of a demand by the City for full payment If costs arc lass than the de osit,the difforence will be refunded to the claimant.) JDr_NTiFJpATION OF AFFECTED PROPEl'T Property Street Address/Location(s)' S4 f �C' ,-�).2 �./La / . Tax Map&Tax Lot#(s):_ — -- C. f�`►r O d _ Subdivision Lot#(s):_ L n T— /,.3 K\5 62!/yl 0%�* CLAIMANT INFORMATION Property OwnerslClsimants/Deed Holders : - B ogl�emz ezb Address:.J�.S T72 _57AE �h•1�g(2�S21J _Phone: EO3 '- 6v -707S' Citylstate: dip: o (Attach fist if more trtan one) Date Glairr:ant Aoquired Prbpr~rty; 'T'~ 2 7_3 1 q ------ Date Family Member of Claimant Acquired Property(if applicable)- Names and relationships of f=amily Members that are Previous Owners(if applicable): (Attach list if additional spaoe is needed) Lien/Seouri y Interest Holders of the affected property: Address: Phone; City/State:, __ zip: (Attach Ilst If more than One) *.When) the owner and the applicant are different people, all owners of the affected property must sign Chia application in the 5paae provided on the back of this farm, If the affected property is owned by two or more persons and not all owners seek compensation, all owners who do not seek compensation sheill sign a waiver of the right to compensation. 12/420/2004 14:18 FAX 5055981940 CITY OF TIGARD I�jd03 REGULATION RESTRICTING USE Identify the regulation that is alleged to restrict use of affected property. Provide a statement describing how the realrioiion affects the value of the property. (Attaoh addlttonal materials as necessar y) � ort /z 7��.�t,►—�C r�-� 13�► �.ra.►.� in-ep Pe CLAIM PREFERENCE �'STnta-V- -c 0,2 5 '�� ! e CL c�r� . Z� G©wl f-102Cl a►L- USS r Sf Gi`i C_DDt� ST1 r Gri c S, Provide a statement of whether'ciaimerit prefers compensation or a waiver,suspension,or modification of the regulation. Include a statement describing the extent to which the regulation would need to be waived, suspended, or modified to avoid the need for compensation. A description of the proposed use trust be provided. (.Attach additional materials as rieoassary) AMO,U,NT p1F.CDMPENsaoil The amount clalmed as compensation: Provide documentatlon supporting the ami t. Said d cumentation shall include a market analysis, appraisal, or other documentation at least equivalent to 0 market analysis. Claimants'Authorized Representative(s �ifapigabla, s R � �► au-L- So-3 807 r vtUQ 070 1 -74-7. SIGNATURES of Bach owner of the subject property. DATED this day of—j�M�,4 o::>-- !2 An, 2Q05� Owner's Signature owner's signature Owner's Signature Owner's signature i;l urpinlmegb_raVaVisadlballet maarure 37 WAIM form.doo. 96-D9C-04 Ylt1f 37OF'ZUU0 IU:X4 ❑U-:Jbd'L.L f 4 f lY1IK] - VAN lNVL5l MLN l l'f�Ljk IJP Mik Van Investment Real State , 0EEO/-5-1 A`3�:_�� f 2005 {I{!T(/nIYL/{14 �� l • P J Lr,J j� ''y'' pygy f C`�`Y OF 1IGARD [3c.j1r_DtraG DIVISION . f111—J �f 6840 SW Boeokman,Rd., 91ISOnville,97070•Phone(503)585-9283•Fax(303)682-1747-CCB#147989 B-mail,addras,Al#tldVESTMENMAO&COAg ►Coll: (503)807-7955 YIdf 11nt iC1:L4 0Udbt5,Z1 rF+f VHIM .L1'1Vr=)t 1T1r_1N 1 r'Y.'L7� YJL PAGE 002J045 Sax server /,7luL'Amer�ln?�J7r�uar�ncs Campurr�Y of Ara�►nrr 282 sW Colarnbla Streatr suite 900 Hirst� + Pntl»nd, 27201 e� n Phn-(503))227.3651 Fax (503)790-3858, Michelle]ohnson,Title MiiCAr Tull Free; (800)929.3651 Direct:(503)790-1$22 Email: mJohnsvM@firstarn,com Order No.:7.00-517632Mike Van Investment Real Estate August fl5r 2 05 6860 SW Boeckman Rd Wilsonville,OR 97070 Att0' Phone No.!(503)685.92$3 Fax No.:(503)662-1747 Email; Re: preliiiainOty Title Repntt ALTA Owners Standard Gsvel'a9e Liability $ Premium ALTA owners Extended CoveMge L'ah'lily $ Premium *r ALTA Lenders Slmdar> Cavara5e Liability Prernlum $ ALTA fenders Extended Coyerage Liability � FFenuum ar WADEndorserrent 100,116&S-1 plemurn $ cast Govt Service Chari;P 5A.00 Cost othar We are prepared i o Issue Title Insurance policy or policies in the form and amount S11OWn above,insuring title to the following described land: Lot 63,yAWICS BEARD TOWNHOMES,in the City of Tigard,County of Wash€ngton dMd 5ta1n of Oregon and as of July 27,2003 at S:00 a,m.,title vosted in: Burton E.Grabhorn Subject to the exceptions,exclusions, and stipulations which are ordinarily part of such policy form and the following: �,. Taxes for the fiscal year 2005-2.006 a lien due,bti not yet payable. 2. City Ilens,if any,of the City of Tigard. Trus report is for the eNdusNO use of the paltlex herein shown end is prelirrinory to the izNuai+ee da He insurance poiirw and shall became raid unlew a poliry is Issued,and the FIAH Premium Paid. t7tiFb�l'1YJ17� 15:Z4 t]114bt�;Zl{4l miKt VnN 11YVt,--b11+'LN1 1IAUt. Od 8/512005 10:06 PAGE 0013/005 Fax serv5z ordarNo;7019^5i763x Preliminary R*mn Rage of 4 31 The assessixent roll and the tax roil disclose that the within described premises Were specially zoned or classified For Farm use, If the land has become or becomes disqualified for such use under-the statute,an additional tax or penalty mraY ba imposed. 4, Statutory,powers and assessments of Clean Water Services. 51 Easement, including'terms and provisions contained therein: Recording Informativn: May 5, 1989 as Frye NO.89020392 In Favor of: The Public ror: Slope ,q#f2c'cs; The Westerly 5 feAt b, Limited access provisions in favor of the State of Oregon,by and thrwgh its State Highway Commilssion as contained in Decree of CondeMnation entered March 3, 1992 in Suit Na.C90- 114CV to the Circuit Court/Superior Court from Washington County,vvl1lch provides that nig right of easement or right of access'to,from Or across the State Highway other than expressly therein provided for shall attach to the abutting property, 7. Eas6ment,including terms and provisions contained therein: Recording Information, iNareh 3, 1-992 as Fee:No.92018 68 For: p sto a waterrg as,electric—etal r rt . g, ,Restrictions shown on the recorded partition plat 2000-007 9. Easement on the recorded.plat/parlitlo n as follows: " A public utility easement and a private drainage easement in favor of Autumn Park Toownhome5 Owners Association shall exist along all Intfrontages as noted on the plat." 10. Easement on the recorded plat/partitlon as follows: "All lots fronting a public suet are subject to a landscape easement, coincident with the public utility easement, as-shown in favor of the City of l igard." 11. Restrictions shown;on the recorded platfpartition of Hawk's Beard ToWnhonle& END OF EXCEPTIONS- I NOTE: Taxes for the year 20042.005 PAID IN FALL Tax Amount: $64,035.22 Map No.: 15135ACt4500 Property ID; R2171537 I Tax Code No.: 05 .58 NOTE: According to the public record,the'fntlowing deed(s)affecting the property herein described have been recorded within92 months of the effective date of this report: NONE NOTE: Washington eOrdinance r � srnft mposes a txof$1.06 pr $1,000.00 or thereonthetranferof pr WY lactewhin Washington County. ,,r9v4rrVrh=TWO Itl9d5/117i� 1.Ig,�-Oq nUJbb2.LICF! M1KL-- VAN 1NVt5IMLN 1 YH[at 04 8!5/2005 10:08 pAG) 0O4lao5 Fax server Orc�ar No.l 7419-bi753� ' PM11minaiy Report pr e 8 of 4 Certain wnweyances may be exempt from said ordinance,in whidi case,lWashingi;on County will require a correct and timely fillrig of an At 'davit of Exemption, For all dteds/convmyance documents which are recorded (including situations to meet lender requirements) either the transfer taX must be paid or affiidavk acceptable to the County mu6t be filed. Situs Address as disclosed on Washington CouWTax Rall; Not assigned,Tlgard,OR THANK YOU FOR CHOOSING FIRST AMERICAN TITLE! WE KNOW YOU HAVE A CHOICE! RECORDING I,NFORMAMN Filidq Address: Washinow".cwnty 155 North 3A Avenue Hillsboro,QR 97124-3OS7 Recording Fees: 5.00per page a.00 per document(Public Land Corner Preservation Fund) $11.00 per document(OLIS assessment Ek Taxation Fee) $ ss.00for each additional document title $20.00 non-standard fee �ristAm,errcarr rrL'a Gt1�elby LGCl7 1YJ"tc} :jUjb0t1 f 4 f 1*11mr— VHI`+ LlNV=I Mr-IN 1 r"•Ht:fG G4 . $/>3/GOiJS La_0 PACE 005/005 Fax DPrve'r order No,:7019.517632 Prellminary Report page 4 om {`F«.{ A71 R k ... ' , �� ArSt AmO cM Time Insurance Con7Pa ay ivf4lreyo SCHEDULE OF EXCLUSIONS FROM COVERAGE ALTA LOAN PO LILY(10/1,7!92) ed mY Will not r+nY Ipa!Or dhirugn,cater ALtlm+r7+r r+rs hr arpan+essvtlldt nrLas 'I1x Fo11aw1+p rnaHnx rite r�)srrs�Ir tMrof4dr;rS tram Hlernvar,Oa OI dtISF�rY.eaid the tAmItr by maim of: p I. (fly Any Invi,ordbasao M nnvernlHtltTtl rsqulaSkn(ixhxlntl but lHm Fent krllmarabne or(nrrMnnn off ant'hnprmTment gnOw�Rmlternaranrkxl alp II ellandt or I'elithp t0(1)ifin ocrr+POILY,ttxtr w cnlovrnerd;of Ilio landi 09 or (Il)n nrdwrdtlhn It nwnnrellU nr n dtmpa In tb°.dlmorAon9 ro',ran nrlit0;0i nr m!ptrcel of 1,P31h tilt ort t k m m o it Pori;a nr=ga0ItlOWpof Or z: r n vv.-efrptl:of my vinbam or lham Irva,ordh4rent or poverhmrmtnl rtflrlkWnnr aovt to tl78 m fait t17Git A nM5r0 of rine eniaru malt firer d01'rd,lUat ut'elrlsrnhrnncc I29ulmp Irool a vlolnNonar olkped vbtnllarl Mlectlnp Ihn ImW has bqW rnmidecl In'ft pubw recol-6 G:Dolt ar P ollu rnr rmrzll»gfnrn kl)Any pntyR}trrY pnikr.power rnr rvd,lSlr�l IrY(n)nbwe,mrrnpt'ta lhe+rtnrst Nvl a ngtice tlf Ihn nxarcWe tharnnF nr A nntk,a nP n d0ta0t, raaHtrip from n vhiat en or nllnpail vinlntlon nrrotaI9 die lmd lien been raowdad it the I„rblk raeo Os of t)nln 00 00- x, Rk�litl or(onwrif dmnnpl tmlrn nal'lx)P Own riwral3t lborrafli IIu Wrflod Il 11� WM vnttr t*.Doom nF o�lt klut nat r dWinh irnm nmrrd'Apo t'1y tnWrx� Y+h1dt hes occurred prior ID Date of polity wliRhwwld be bRndtni • 7.Lrefacl+c,Gins,etYumhmrno=L adra'nn dnhds,or other multrs'sI (al)asi+rtLrnflfelLdr nwlmr!or Apref+11e1)y Ule Incrrrr!cL11mF11, nd nnsdh6med h wrlHoq W lbe Cmm�mrt by (b)notknawn to the CortlplarY,no-trOctr+Jad h ulepvblr,rrcortle atDLRo of P61LY,(yW,knousr m me ttFlmrsd ciaktrntrr (e)rtMtlklfHf ng In n�1n�a'dei 9rr Fn ll5c 11W,trrd clnilrifrllhl115Ch1xaAc eln t1FJmd undtY HtS Polk- (a) n1k - (d)otindilan or rd's wbwrplerlt In 17n1r orpolky(exrMk In the"Wit Hiattllls P01►!ha+td Ute plVart kuproe rie7 of fhn Irian I hlah,7ngor M rAP1grl�511 rt d8tary IloO far flr!1 V16 9,Inbar m mditI14 or Hrr mrant ha rnnna Is fdforded hcrnt+fle 10 r+ers'+timanl`-t rnr RhnYt hWravol110m.nndrr tan9lfnrSlnn or CSSlttplarnd rt datih:tri pabq yi.aF (a)rra+ghn7 In lapx nr + e '1r]zr ouldnothnm+havr na rAlned l3tir a LgureQck>mnnt lsnrlpakl vb�n Fm fhrinssiMe �h�ltlty nr fnlhra of onY s t1°?q'rPnr nwocr ,f. oftie�lfElrtrdhnax5,LnlwlrrPW ttakif s the altDll l�°tlolnp nlyhtestC"Irrw�foi me Tante hTwllKi the land IsskildlLd1 1cYr r. fn4e�n1[y rr untnrurcofli}p11y nI tho lea of rim Inaalxd nlogKr,w dolor Ifvurnf,Akh sKL9ea aro;aF Ilv:IrdnSaoi$re nvldomzd by rltm Fraaral knoripaAo o+rtl la base(I - �rOn tra17 nr dye WgImm cnxllt Ill'otartr n m In+tlt ki Wrvlhp Imr. d. Mr Pr7front r Ikn for effidrrvc,1a17o1 or mn to I'llo 6md wh61'or llelmW nntnldrd fOL'and rnofprWILY Of My mmrncrrll slilDrY lion ry�+lrrmnt fa riala a(p�r:ya and IS not lttnnrrd In vdlore orrIn prri lel rckk( F the Imor; I from ImprnromLnt ar wnrkrl kdkel t0 prn5nrdo of Uig fndelAodness 9eellM0 by Hro htltired marfiepe l'111>"lT Et 17a1r.dpOlkY dw loalrad Ilofl ttivanrrd nr ie dllbnred to nrIVM1eM 7. N1Y InImp5m a u�119esldrrdie M Its kivip,Hm creaft rn"f"l"ii�of the nmrkpilae ktairnrl hr Ihls Mlkr,ItymasonOCtheor+nratlon of fedr�l hnrknrpltyr sWtF 10 Irt0 +cLtfon ercatlnp Sfe><taretA mol'tpArlBn trstlnp ifepme l n irnudulaAt Cije tlo,s oa ra rrkaillobLp Irlrtr dIna l'dkv tint ai 1111 he 1r9rnrci mdf dp ItAM 9 dxd do r><4 rsrnil Illrntt5 rrr I�wfM a 11781%1"Mu"l II mski.lcarhs rewn lit-frilwa: Anrtnn rrrrklnp t #lafer;+rra;ky rnrard Itft pld nmt or 11[11 cyarlhns.tlll'crnldrYbntotoAlxnclu�nrfarvALlAflrelU r� .ALTA1�VNElZ'S POLICI�(10/17 J9x�Ilia piM s�a OXpreinitttiv'mmegt oCI}yvjwlky and lht Cnmpnny vAllr oL'pet hnn w dmm�pt,ba51s,ndo ncyt'(e(s q vvarnsa s WItIU7 elri4thrrmnvnmmtrltAlrtpPlPrnn Int1LNl1U ln}rnnt IlmHarl lA btll>dlnp taro arxrinri(nue,wdlnnncc?.ry re�+lnrk nn)Yc4hlOtM9,ropuLdtnp,prOitlhltsrp L. (a)Any irtw,hvibl1nce to p Or relothp to 01 Ula ot0)p+rcy,ust,oI'erllnyrnmt or tfle lord;(l)the c}1m'r ter,dtna ubQl otvfiklt drn brxl h orYMb or(WI) tft rrmmisrl prbteol1oll�jtar (Ella sePtrdlDn 11 ownenh+P nr a thol7Ae in i)w dlmardlonBar Prim of Lho land a mY P ilie Offect of my dlolaHan or ThMn l Wk ordi n nam&flPvonlinentni rrVJIII0rtv,rnimpt 101110 Went fl'ot n nbtke of Hv vnrrtrat111ent lhnrnaF or a 6edde Of A efq:iatl,inn of aralmhl'mtco re9urinp tram a vlahrinn or nHeq�l�lla�to nffrdk e ag�nok el a nollco hR r clan Uternn alkn t�ioare of a rle! Iii or ernarml>ra,ea 0))Any 4Iprcrnowtol pnlice nava not elto l d bf 0)dx reallthp from n vlololioh or aIIe7lyd vblal'btt eFTeCnnp Uir.InYcl lies been rwnottied In the pirhlF rceards M Doti d pal LnOI"6W09 from r9veraAa my Fnklnp y,luphlovTCmGientcbnnhlmlcanaticeaPSha.nzereHetherenrhniboanrccordadhHlapub}krerordsn 0eteoFPOtky, ufit}t linsnctmreH pr0r ro Halt.ol'Pnikl'ad:blrwnlddbe bindlnD nn lilvi dlta afn pnfdiriaerfor vabm wllhultknnwledpm. 3,Dercnh,Ilo=,a11CUm1)rmnrx,edVLY'sa CInIIra,or allxr rtlattem: (pr rgnlnd,odleted,I"imnd w Weed to hI the hx+red Cbimml, ltniknown ro the Inarrrd rhlmmt ansl nntdhtlasOd h Wrtnr�fn Ihr.CGIltkllliY lty Qs rnrkrlovili ,nrtxtOlkPCnmpm=aUlu4atte11 trsrnerd in[Iled>•.In}manble t1olsinnmcAitiktYpredundrrihb;polhyi ilminxucd Clalmmtlx (d)tt n+llinu ctnlnp Irrl h s llSSegSigrtte Aellfc ord Paicy oro {aS resLlStl»p lrs lorsar cladnaAe YArlrhwm+IQ Ilotllar'e fraanmislrihe6lf 1Ire>trrlmxSelrlment 11pd trnkl value to,Hie eTJnla or hlarx�ltlnrurcd by Ihh pally -I.Any dOlmr vArirb or"WA etltof Aim trawmign ve."o h Ii h9 red Iitn Pvtrin tr Iflrt11'a9t Inwrad by IhLs Paley.by rPRw of thn opal oydill OFfodc"Al bflntWhlyf rttrh' Insoloenay,or nrnllar eadrooro'I'I,ryhhr burs tltfl1:Wbmed on: (q,UtO LrmiS r,Nnn r onllnp lite eFtdr ar Intdrol 0.7surrtd by Ullri Poll¢1 heli?dmmud 8 rrRldgre,t m rsryealrx a'frnridusart Irms[es';of flq IIlelYonf+7tian nrhntk1p11m mzhtlr nr Inby'e!H;lamlrnd by]IiLYlsnlcY btlnp drrnrrsl a prefergnHnlfrnn�irx C:RCCPhwhrra sato prnfere{ntbl hv+:5a rrndlt rmm Ihm fdkirei (a)to Lllnely rernal Ilia LldbumentofiTwa;at (h)dautll retop'latlon fn In7Aarr.ilttlt?to a pl+idla9er for vnkra or n SlldgIn%jt or lvn crailtor. SCHEDULE OF STANDARD EXCEPTIONS Too 7 K49 01 rnllfw d1dlNi�nor rdiown m C igLlnpel Ik w bylthe ir ec+'rle of mya%w OLthlHlnt'lY*or kwla�lexes or mw.cmonb on r0l la<nprrry or In Ilse pbUlir, mchlilei?roc"dinp by nAtbrc r9unry rshkh I&I I'Mit In tmles os aaaes9lrssstt'r,ar noHm ofetrdr ptnar�sxllnw.JJhaple�•or lnc:dtotm by Uteranxrts afnud�aAellay a. by ll+e I%bta rhrl ls. 7. My rrdle,rtp'Itts,Inirrrwl4,M crnlrnc tthkii rra not dinvat by iftn utHdls recprdxhut vddeh could be nrrrrrnt rxi bymtt°lterrim nF rAikl Itrtd a by m rrg h0dry o Pon its h PpgatpIrm lhcmor. 3. fnsamal7Ls;ohlms of nsa IAMIt or enwA ran=whldi eve Art Wlavmby Ille IliNk reconk,dripAterited minlrq 6hn9:rewfflnnF or m mPtION In Plems At h Atha ovlhorpllYl Ilia kor mms klmrmfitw rmr Zrtkllms ar .ode m wblrr. drHcrccoYds, 4.Mr lesl,a'rKlit too ten,tar"wItac, aor olArkd tltm'ntorere or heceaher firniduxl,Wooed by lenv and nal'AIOWI)by die n 5,gl:+rgamrlr~n,e+inllkik on Imnndarr I{ne9,iftarm9r,hrrco,[na'nnrllxmnnlx,nr My'atl7br fnrrx whlrh rrenYYttR BLX'vey vmnld dllo.5t. Mp N=-: $p�VWN COPY OFTN71 Pa.tCy FMIXI(DR FORMS)1HH-1.6L-PJ[1Ni5F3�b SiPON riE�LE5y loll ". Fry51'.4tl1A`rC'r!l r�� ' + FirstAmerican Title Insurance Company of Oregon 1700 SW Fourth Ave,Ste 102 4 Portland,OR 97201 w First m,entert Phn-(503)222-3651 Fax-(503)790-7858 MULTNOMAH COUNTYTITLE UNIT FAX(503) 790-7858 Title Officer: Michelle Johnson (503) 222-3651 MEASURE 37 LOT BOOK SERVICE Mike Van Investment Real Estate Order No.: 7019-517632 6860 SW Boeckman Rd February 15, 2005 Wilsonville,OR 97070 Attn: Phone No.: (503) 685-9283 - Fax No.: (503) 682-1747 Email: Re: Fee: $500.00 We have searched'our Tract Indices as to the following described property: Lot 63, HAWK'S BEARD TOWNHOMES, in the City of Tigard, County of Washington and State of Oregon and as of February 9, 2005 at 8:00 a.m. We find that the last deed of record runs to Burton E. Grabhorn We also find the following apparent encumbrances within ten (10)years prior to the effective date hereof: 1. The assessment roll and the tax roll disclose that the within described premises were specially zoned or classified for Farm use. If the land has become or becomes disqualified for such use under the statute,an additional tax or penalty may be imposed. 2. Statutory powers and assessments of Clean Water Services. 3. Easement, including terms and provisions contained therein: Recording Information: May 5, 1989 as Fee No. 89020392 In Favor of: The Public For: Slope Affects: The Westerly 5 feet RW American 7-j0`e Lot Book Service Guarantee No.:7019.517632 Page 2 of 3 4. Limited access provisions in favor of the State of Oregon, by and through its State Highway Commission as contained in Decree of Condemnation entered March 3, 1992 in Suit No. C90- 114CV in the Circuit Court/Superior Court from Washington County,which provides that no right of easement or right of access to,from or across the State Highway other than expressly therein provided for shall attach to the abutting property. 5. Easement, including terms and provisions contained therein: Recording Information: March 3, 1992 as Fee No. 92018168 For: Slope,water,gas, electric...eta] 6. Restrictions shown on the recorded partition plat 2000-007 . 7. Easement on the recorded plat/partition as follows: " A public utility easement and a private drainage easement in favor of Autumn Park Townhomes Owners Association shall exist along all lot frontages as noted on the plat." 8. Easement on the recorded plat/partition as follows: "All lots fronting a public stret are subject to a landscape easement, coincident with the public utility easement, as shown in favor of the City of Tigard." 9. Restrictions shown on the recorded plat/partition of Hawk`s Beard Townhomes. We have also searched our General Index for Judgments and State and Federal Liens against the Grantee(s) named above and find: NONE We also find the following taxes and city liens: 1. City liens, if any, of the City of Tigard. NOTE: Taxes for the year 2004-2005 PAID IN FULL Tax Amount: $64,036.22 Map No.: IS133AC14500 Property ID: R2121557 Tax Code No.: 051.58 In our search for recorded deeds to determine the vestee herein we find the following: Document Recorded Book Page Fee No. Warranty Deed January 6, 316 11 1951 Warranty Deed October 6, 86 045562 1986 FlrstAmedi an 71981 lae Rook Service Guarantee No.,7019-517632 Page 3 of 3 THIS IS NOT a title report since no examination has been made of the title to the above described property. Our search for apparent encumbrances was limited to our Tract Indices,and therefore above listing do to include additional matters which might have been disclosed by an examination of the record title. We assume no liability in connection wit this Measure 37 Lot Book Service and will not be responsible for errors or omissions therein. The charge for this service will not include supplemental reports, rechecks or other services. Fn5tAma dcan 771fe e s'� azrtExl� Q 4 First American Title Insurance Company of Oregon An agm=dbusiuess==of TITLE INSURANCE COMPANY OF OREGON 1700 SW FourtliAvenue Portland, OR 97201-5512 Phone: (503)222-3651 This map is provided as a convenience in locatingpmperty First American Title Insurance Company assumes no liability far any variations as may be disclosed by an actual survey Reference Parcel Number IS133AC 14500 + " _ 66G6 A-� .� 22 �o sas 3• „�l� —''' .�5wa1 l:. :".Yr'Iti r. e7•n lmx= r n'P 20 e + �n.lV°u gg 1800 11�JJ°'N 1606 346 1700 'A 349 �4WN W Ss+• 1800 'r� N I �' m 346 �4y 97 �a 7800 6200 4 6180 e 432 on yan°°° v a•� •`i'"'' n"s' T600 °r.< ° + •]° aea°° 6900 TRACf'N" w°10`°�1tP `D�x1'F T �� a5 t^ 7a64 6166 6DD6 �4 t. w'°' LU ,� to tz tih P�>'a, ,•'., a@5. 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PWO U. 6/10/2005 Burton Grabhorn 14577 S.E.Anderson,Road Clackamas, Oregon 97011 RE: Your 10.5 acres in Tigard, Oregon Dear Mr. Grabhorn, At your request,I have prepared a market analysis of your property referenced above. As you are aware,I am not a Real Estate Appraiser and this analysis should not be construed or interpreted as an appraisal. I am a licensed Real Estate Broker in Oregon and I do specialize in listing and selling development land among other investment types of real estate. My market analysis is based on the following assumptions: 1. You are successful in achieving a ballot measure 37 claim with a result of a waiver of all zoning restrictions imposed on the property or adopted by governing agencies since the date you purchased the ptoperty. (September 22, 1952) 2. That you are successful in obtaining permits as needed,if any,to develop the property into a commercial retail shopping center. 3. The property would be placed on the market for a reasonable time period, advertised and exposed to buyers through direct mailings and internet website postings. Sincerely, �A Mike Van Mike Van Investment Real Estate 6860 SW Boeckman Road Wilsonville,Oregon 97070 Office: 503-685-9283 Fax: 503-682-1747 Cell: 503-807-7555 Email: MVINVESMENTOmol.corn 6860 SSW Boecbnan Rd., Wilsonville,97070•Phone(503)685-9283•Fax(503)882-1747•CCB#147989 E-maUAddress myflV STMENT 0L.COM •Cell. (503)807-7555 Mike Van Investment Real Estate ..................... Burton Grabhorn Property Comparative Market Analysis Lot 63,Hawks Beard Town homes City of Tigard.,Washington County, Oregon Property Description: 10.5+- acres that is bordered on the North buy S.W. Scholls Ferry Road,on the West by S.W. 135"'Street,on the South by Hawks Beard Town Homes plat,lots l through 62. The property is currently zoned R-25,medium density residential. Access is available to the site from S.W. 135"'Avenue on the West, Hawks Beard Street on the South, S.W.Huntington Avenue neat the Northeast corner of the property. Additional access should be available from S.W. Scholls Ferry Road for a right in,right out access for east bound traffic. A previous lawsuit/condemnation issue with the Oregon Department of Transportation was resolved with a provision that ODOT would not object to such access if it was approved by the City of Tigard. Topography: Gently sloping form North to South. Flood Plain &Wetlands: The laud is not impacted by or within a flood plain,nor are any wetlands present. Current Value: In April of 2003,Grabhom sold just less than 4 acres that was a portion of this site for aprice of$337,000.00 per acre. Since that date,he has received an offer to purchase from the same buyers, a 4 acre portion of the property at a price of$400,000.00 per acre. A liberal value on the high end of the price scale would be a value of$500,000.00 per acre or$5,500,000.00. Proposed Use: The owner's proposing a neighbor hood shopping center. Domestic City of Tigard water is available to the site. Water: 6860 SW Boeekman Rd., Wilsonville, 97070.Phone(503)685-9283•Fax(503)682-1747•CCB#147989 E-mail Address:MYINVE57'ME OL.COM •Cell: (503)807-7555 Mike Van Investment Real Estate . ........... Sewage Disposal System: City of Tigard sanitary sewer is available in Hawks Beard Street. Electricity: Portland General Electric. Storm Water: City of Tigard storm sewer lines are available near Hawks Beard Street. Restrictive Land Use Statutes: City of Tigard R-25 residential zoning sign code, access restrictions if any, and overlay zones or tree cutting ordinances if any apply. Value if Proposed Use is Allowed: See the attached market analysis prepared by Mike Van,Broker,Mike Van Investment Real Estate. Claim.for Damages: $4,562,360.00 Owner Preference: Waiver of all land use ordinances adopted by the State of Oregon, Washington County,the City of Tigard since the date the owner obtained title that prevent construction of the shopping center. 6860 SWBoeckman Rd., Wilsonville, 97070•Phone(503)685-9283-Fax(503)682-1747•CCB#147989 E-mail Address:MYINYESTMEN7@A0.L.COM •Cell: (503)807-7555 d C) C Vi O N N C) o T N -� O R Q oil 01 LC Izi co U? C) r co M N N L as v sL a o o o u,o m o q CA o Cl O QO O O Q O i p H O a O `y L� bFJ FFJ}co Q O 0 "0Q 61¢ O D , = 0 Q � � d o 0 c Q N W � oo � ua 'W tiQ � � o C m a cu L CD L U. - N to cA Q M (D co CO O ax N t0 U) Q Q Q Q Q C.0 C�} LO r oN p m Os 0 ` J O a in. 7 O o n 74 J o to a Q Q U A L cn v � L LOCD ^� CD m W .- m 7cl) 0m Q O C 0 0CQ9 N Z E ¢ v U � O m O c 04 E 0 0 C J f� y 0 0 a +`J N O N O- -0 O C "� O ay O o (/} N CL ua O CO 04 O .0 L .O C co 0 ' c 00 a ` 0 (D 41 CIS •L .Q •� C/) 0 W N 3 a5 0 i -0 M 0 0 Ca LD ca ,E m _ -C -O 0 coo 0 O M 03 c O W m ._ a7 LO0 to 0 . a) ::5ua (u =3a� Q > D Zl— fY acsmZ Z = CII RC1 c+� ma0 U) cd` .� -� aL a Q.`a 0 o (' a) aI I L � � � 06/08/2005 13:22 8036468425 MOH PAGE 10 W side 72ndIN of DaTtmolu9th mVi,5hed Tigard, OR 97223-8555' Neighborhood/Community Center$lte of 137,214 SF Sold For$2,436,358 Rembold Properties ( ILK) c/o Wayne C.Rembold 1.022 SW Salmon$t Portland,OR 97245 Photo N/.A.p,Land Me (503)222-7258 seller. , ..,�...-....-..-.,............--,.,.� Winos Fonds C/o Gary R. Plea vlt«al darn Safe Dote: 04/0612000 Sale Prite: $Zr43fi,358 Rsrrow/CQjtmcr: '2 years status: Confirmed Days on Market; N/Ap Down Ptnnt: $1,436,369 ExcAangec Tax 06rd Pct Down: 59% CQndidons: None DbC NO: 0442.7508 70ning: C-e,Tlgard Trans Tax, 02,437„00 ) Frontage: S69,72nd(est) submarket: Tigard Topography_ Level Structures: Mane land improvements: Flnlrhed lot Offslte5= All to o Lot Dlmenslons: Irregulair Corner: Yes Comp NQ: WAC-42177-GS-0024 Property Type: Cmmmercial Lend intended Use: To construct a shopping Center Income expense„ .� - ils broker . „�my Gross Acreage Net Acreage Robert Nicheut Co. A(res: NJAy 4380 SHIP Matad6m Ave Ste.2i,4 Portland, Pricew/Acre; $773,447 N/Av (503)29 -3 91 (503)2.95-37201 97. SR 1,37r214 NfAv Bob Niehaus Price/SF: $1.7.76 N/Au buyers baker Robert:Niehaus Co. 4330 SW Macadam AVe mate.210 Portland,Ott,972017, (603)295.3741 401%Niehaus FMrCing tot Firdt Security Bank(Const,VIRr due In s Yrs) Ba!/Pmt: $4r992,500 2nd(due In 1 yrs) 13x1/PmG: $1rO1y0�000 CapyrFgh;o 1999-24pua rano Realty Inrawnnklen,74e.NI*IptaF ravarved.Inlbrmrtldn ebSerpad hvm auurnbs d4rmFd W10101 la b5lt aai querenlr+rl.Winn ai(940}$O4-j;95U 06/68/2665 23:22 5036468425 MOH PAGE 11 plat map Map; 6SSG/3 Legal: &E4 MC 36 TIS R&W W-M- Camps No! WAC-42177.06-0020 Parcel Number; 82036293 TIC1c CO: Chltago TfUg I + 1 n�l;� is r �' i,ua pnrew' MA-0p :7b1 Ixku i3Gl i�Rda } ET iL �1•,r+ .SL�.7.r1.,•'�. I F 4 �{ ;,' Alla A r I I W +M, r j ' I �A I q'li�l�"�lif`�i't: C" .,�r, r�lr;�•s;r ls�F�� t , +'•v 1 .� IN .-)RS� 111 41 y - .,• il,4 1 ;.YN".il6 w. •,'....[.. ..� .�• ..��",.»r�.dr+sr� r ti t1s,f�,gl a ?rrn:u,l LIN'[t�Ya �T ;rly= ,�;;.;i'f,,1. + e�iY�• fi )Ac fi :ti as ";imp �' 1�11�:� iili"'I '1' I• w.r ,AI �rrxwr;i-r,.xYa��yr�'•�I•':;",I �' �}..F.;.�I ? :L � � m�.• .: �f:.�r—� �� ✓ ., t ZS� isi �ly,'y�� „""�� t4 .�•,:l.v�.r�.11cw' �.�se ,r.�r1„� ,A;,.�.,,wuA,�� +1M4 Ire M � 42, site ma 06/08/2005 13:22 5033468425 MOH PAGE 12 Y"' .... ' .,�� L_ °`-� 1„� YNLO`Il13:w"S � �"w.'•t{' i ItYll',en .....,�.r1•17�IR4lM' �F —nn •xx d' '� �, + ttk w.l�a r ,� �. ,.m_.�_ wxay„leNaf Ali # 'w •,drrl>!an S�J oq m ; ,$1�M'?]r7 �” Ir 111_1 .,„.,,.- ail.X,I. r, I. �i.., �., ��G�*'¢,I'��, �».i m Sri'1luara�- n ' I .x•}�� r I ' 2f I' ' I •.11.SO I �tl. !' � � �' ., 'P#I I�� YI�1!' ��v7+P ,, ' ' .r,,. j1,'t#�i1�lP. a#i�1, illi, t iYl+ sn , ; .a;,.._ 3.. .. 'j',•�tH,E�#�I��If' " + (^ 1 .W11�,..11. 4 I�1;1•'N:�x I: S -• � � �r• +� .r_.W.L_�,s.,�, I i� II """"l�F1I„++�Igtl._.1�, I�a11� ! � ISII ,..E �+ {�I�._'�.. � • „ t Yllt 1 Rw 11+9WI� _..>.—_..L.4 14'1 •'H�� y ��I�}IR' �� -^tew�"�a..# a 1, "'' •°�'�•`'ti 1.'� 1� ;.,.S11u ox!�fvlSt^r,tell �� Bur ;Ilnbhagr94 SV I'” 17 .., , Tri .., w l ° Mz :;.I,..1 ,, en ,l S 1 w 1; I' '�••�"� +.,.6"v�rhlCa9� ��,I"...�...;�;n"•1�' �•ca MI,f.._.,,,11 1 �•''.%' ''.+!. '"� IIS ', �+ M' 8dk19. ••f '�I CSt_�• i 11'7��i6';,}lil�j>ilrii�i;. r y� I,w. •,:ti „�} "p ..p 21. :.d .r-�•',?'��dge'waz�d St� r _,_,. . g ... 0$tWN3 est+rom frw' �1a5 A4VrtQ Thlp ipito map is,derived fi om l+fapQuest.com Inc.No opinion is expressed gmnfiePoInlg the aceuraay of any ir,ihrrtsl'atfoq contalned herein. 136/e0005 13:22 5036468425 MOH PAGE 13 descrip tion F'inarloint., 1st Fir&t Security Umk 04,W-540 Co;ij-b, VIR, due in 1 yrs 2nd $1,040,000 due in Y Yrs * Exohanqno ThiP wWN thO 001.1tv's dawnJ.�9 i t 8� 1031 nxChange, Total Aaoessed: $675,210 Ye?r hgcR$$L:41: 1'99 Doc xt m ./ T ax�sfor Tax 00027608 (:2,437) Recording bate: 04/06/2000 Coxifirmed by: rarla Miranda Aato! 05/11s/ bp0 Emmz�.: c�talityaan�rol@co�$ar,Com _ Phone: (888)536--8383 L daCad, 1�8,GF: nM9/2000 I i I H6/08/2005 13:22 50366468425 MOH PAGE 02 8585 FW Cascade Av'Ir Pubf;slipd � Tia "lyco J'wawmaster Bldg (furmeriy) Beaverton,OR 97098-717B •� " P Strip Center Site (portion)oP 292,288 SF Sold for*3,400,000 buver NSHE Cascade, L1,C t C/o Randy Kyte 1121.SW Salmon St Portland,OR 97205-2000 (503)242-2900 Photo N/Ap,Land Sale seller „� Hall Street Assocla'te5,UC C/o Josef Dlamontl 3301 Monte Ville Pkwy Bothell,WA 98021-5972 ' (425)4IS9-98510 vlkal data Sale Date: 09129/3004 Sale,Price: �iS,400,000 Escrow/Contract: 270 days status: L'nti#ifrmed Days on Market: 240 days Down Pmnt: $5,400,000 Exchange: No PCt Down: 100% Conditions: lrxpansion Doc No:, 0411$444 Zoning: QC,Beaverton Trans Tax: ($5,400.00 ) Frontage: 400'SW Cascade Ave Submarket: 227 Corridor/Beavertan Topography: Sloping Structures:193,000 SF Xnd Old(Teardown) Land Improvernents: Fully Imprnvad Lot Off ties: All xd site Lot dimensions: Zrreqular Corner: Na Comp No: WAC-47637-10-0420 Property Type: Commercial Land Intended Use: To expand tbq adjacent Cascade Plaza Shopping Center. Income/ex tnse Gross Acreage Net Acreage Acres: 6.714 XJ/4v I SW Columbia St Portland,OR 372SS-2002 PrIce/AcrE: $804,769 N/Av (503) 221-9900 SF: 292,2$0 N/Av Mark D Fraser,SZOR Price/Sl=: $18.43 N/Av buffers broker Kline Pnvolved per principal - finAming W _. Not Applicablo all assn sale tlepyrlpht�a,ppp-20h$W6ter Ras[ty Xnfprm�Slan,xnCAll rlphtr raaarvad,Snrarx AA lon obralned traee:aGM*daaa7a4 MM11131e but Ot Ouarantead-PhanR:[6047 204-B660 05/0912005 13:22 5036468425 MOH PAGE 03 platmap Map; 425^I}/7 [Agsl:Por NW4 sax 27 T1S R1W WM togetherwith easement Far vehicular and;-Z'strian egress/Ingreae&+rwity Install. CoMpS Nt:WAC-476,97-10-0420 parcel Numderw R02440" TWO Co; Ticar Title IS127R13-00144 Iz ILI 4 rr ai �"G •) , } �-'fir=w�•u ; 1i "kir+ A F ,+; ..i �• 0, N 11; FTS Y r ""• � '"� I L ,j I�.. � a• "s'L frl /, ` y rn * ff .. N - ti- n n site map — 06/08/2885 13:22 5036468425 MOH PAGE 04 71 2 DOM x va!Bt►tlk Ln I �; { . u+rE y Nh nn,� �!..Q�`��}IU� �w9-leatt!'erndw�r!ro�ati to [ lA nu,I ... ! .�$ I' ri6w.p. F riY_. .yam I un i 5r>ii}" I�� 0 ..]I 1M 11 . ��I gip; CIC I , a..,. Iw.. TJJy„�kA y Rui'rll?e F?flC _ }I.. � :iir" ;',Ili� l41w , _...... rte" �" ea I ,+�}'d 'as • �" . '' '' ,`' SW 01mgs b �w Cryo .: . � I st W_ r�Iy }, �I Jill-, '•I•�'•.' • ..�' . " lIl pRI�15,1 r C1i�N k' , V .}.�7n.l y10 ""�..'�5 ill'i•i:iMiw L.�LI,'•,.'�,"I.. :` . _I _i ��.�E"lel in„�/,' r'41II5i. '� I�,��yl •I. 1r��XI�:ifl.�,�P:i�1,��1•_I:.:I.'II:Sy ��•"' ,� {�f °'; .'"�.," .,.,,. ^{''�'�Iil{`;�IIIIi%tn;ru�l!.tt Is' ,.�C�.:' '4hf�[ kl :+ '•r;_ ,,�'",.I. ¢. ,17,� •,.[ II..,YfFu•R.,.. r•'"�kk afna—_ �;" ,•�f".�I, ':;,� # m P � Ll "4 N w'a.. IS. o��y� ti: ,31:,-,z.�,l',�;tiot ,I �: '--,,.y ._...•w�' i � r`! j•,`f IITE"II��#,!I; ^—'{�.,. .,"V. 'i.,, :i1�l::��c�yiei.��.l:.'`'i;„:;i'FL� ' ..1.. ,. y �. 1 .II lII'�'t, II#`GI$III��1 'L p �2,9G ”' ::i:°i1'��„':iNX i^i•., � `� ;aCi,_ �l�S �{��ItII�yi"�I(Ili � � .m ,n•�"I� " ... .. �y�: � ,I�. !ir ..r"J b r .r�I?ulJfi,E� 1) � 'tiw «y".'.n"�"':i;:�i�i:�y';::.� '"„�4y�y�••,ux� ' � � 14�ry s� �4t1'i`1111+,1:��' 9 •,�' L'�'' i;P': �;� i�i;:i:.,.�ii�.l��•!�"n,'1•+n'�!S .r;�''';” � '� •y ;�sta_'•. IdEit{l�HillL'':I _e1.9 . : �:...•.��NN,�yy�11l�r��p ww��y CoI,J.,.„ •v'I .iY:liry.jlli II7J51 `�.....+Ilc•lRf,.S?i;! y-, � Iq i'I..�I"::.vy�� 'If @��,[I V'WI"'f{..,..._... EVA Corper.,•..,.•. NI _ xI r�' E„u�'.i ip i' 't of I.:I:""I {M,1+, 1w1YYN N'`a1, r"r^� y3 L�?h�s X 51”l wCwl�l I L" r.i tip 4•• . •. j F:r"• Yr�I; iI '�,Yy�„.n.”'n 31�+h� � �I I. ''.'�s11�'�ywyG�A�1'I�rI,S��i�: �' ••... ,y','' '4�!!'IIMn"' x ..r--•,^�"""" �{ ' I,r,!I M/IS' + IY II' . I, .•• "t , ... 4��..•...a,l.w._.r13�Y'!kY$rvIrKryn4m1. "Il.n u„�.�•I+}.?I'C-','.;nlr1 rll� 'Chls slte,map is derlveH from MaplQul inc.No opinion Is expreassgd Con42 log the accuracy of any Information cantalimed herein.. BB/09/2005 13:22 5SSG468425 MOH PAGE 05 aiEscri Clcsn � " add,.�,1;iha�al contacts Add�,Y$,Ana1 Liskix�g laraker Katy Durant 1505) 544-5400 Listing broXtr rev=ted that pxigg to sale there was ground watox Contamination issues on subjeSt property. Brgks,X reported epllepr and all Surrounding prope=W;v had to fund a 30 Year oleanup projoCt in that xrFa„ ,9eller paid for hosts of remedia,ipp, prior to gale lat?t the cleanup waw st3.11 gngoinr at time of sale. lii.stitg broker reporbod these conte,min&tion i1,aYues lowered the va�un of the land. ProperL'y fronts railrpyd, tracks to the west, * Sale Price: savor reported gale price was tfttirely for. Immi vclue only and that t'hot'e was no specific allocation of the price Maid for the e--;tsGirig building. * Topography: r,,;4Stir;g broker reported prgpF.:xty slopes to the Wo?,b. +� 5tru6bures: At time of Sala thero waa a 193,000 ST' Industrial huildin5. Building was a. Lgr'mar Tyco/Viawmaster facility but had been vacant prior to sale- Tro]eAr reported buyer will he paySg $550,000 in, deRnojiiion costa for tbo building. please refer to C45Cax 5arial 4 0J1099 for additional building information. s r Listing )3roker: 44ditiond2 Listing broker was Uty Durant with T.t nmell Crow, (503) 644-9400, * 4�rX- 'Tap & Tax Lot #15127Ab0-0100 Doo X= / Tranefar Tax 0411304d 185,4001 Recording Date: W22/8004 pis-T-Ra AD-27-01-01 cgnfirmoa by: ,josh uehman i 06/08/2005 13:22 5036468425 MOH PAGE 27 NEW APP 2095 Lttnd dale No. Codes OCLS-1729(L.K 1'r'!ap No.: 6.25 T.oeatians North side of S,'iV, Beaverton-Hillsdale Highway,just wed of S.W. Griffith Drive City; Beaverton County., Washington Legal Descelption- Tax Lot 12oo,,map 151 W I5AB Grantor; Anita M.McGill Grantee: Wells Fargo Bazk Date of Sale: October,2004 Recording, 04122739 Sale Pincer $2,100,400 Terms: Cash Cash Equiv.Price: $2,100,000 Site Size: l,5$acres or 68,825 sq.& Price/Sq.M. $30.51, Zoning: 'RC-E(Regional Center fast) Access; 'Phis is a pad site within this Beaverton Town Square shopping center which has direct access from S.W.Beaverton,-Hillsdale HigbWay Shape: Basically rectangular Topography: Level Utilities; All available Confirmed By; George Maooubray,listing broker at HSM Pa f1r,Realty,Inc. (543-245-1400) Exposure Tithe: Property was not available for sale. Plans were to develop this site with a 24,400 sq.ft.retail center and dur*the process of pre-Ieasing the proposed center,Wells Fargo Bank approached the owner about purchasing the property. Comments: This is a part site-within the Beaverton Town Square shopping center. The site is asphalt paved and load been used for parking. Wclls Fargo Bank purchased the site to build a bank branch. This property previously sold in June,2001 for$1,300,000 or,$18,89 per sq.ft. Although the sale closed in June, 2001, fhc price was reportedly agreed to in ianuary, 1998. This salelresale reflects an appreciation of 61.5%. 66/08/2eO5 13:22 5886468425 MOH PAGE 28 NEW APR 5 1iMa d uIe Na. Cade: OCLS-1731 (LM) 1&p No., 523 Location: 3585 S.W.Nall Blvd, City Beayertnn county: Washington LOVI Description: Tarr Lot 1300,Map IS 109DD Grantor: mw Properties,LLC Grantee. Hall Street Appliance,LLC Date of Sale: February,2004 Recordiugr 04015653 Sale Price: $2,650,000 Terms: Cash X:ash Equiv.Price: 52,700,000($2,650,000+demolition cost of$50,000) Site Size: 2.14 acres or 43,218 sq.ft. P rice/Sq-Tt.: VS.% Zoning: CS Access: S.W.Miall Blvd, Shape. Slightly irreplar but primarily rectnngiilar Topography: Generally level Utilities: All available Confirmed 13Y. George Lampus,Real.Estate investment Group(503-222-1653) i Exposure Time: Several years 1~nmrnent<a: This is the former Copeland Lumber yard site located along the north side of Hall Blvd.,a short distance east of Cedar Hills Blvd. At the time of sale,the site was improved with a 16,927 sq.ft.building that was a retail unit for Copeland Lumber with a showroom,'warehouse area and office space. Tb a improvements were constructed in 1964 and were expanded in 1981. The sits zoning is CS, Community Commercial,which allows a wide range of commercial uses. It was purchased by act entity of Standard TV&Appliance who intended to j tear down the existing buildln$ and replace it with a new retail/warehouse building. A sale price of$2,700,000 had been negotiated and was reduced by $50,000 for the estimated. costs to demolish the exi.stistg itnprovemenui. I 1 12/Z0/2604 16:17 FAX 5035981960 CITY OF TIGARD 01001 4 Planning [Division 13125 5W Hall Boulevard Tigard, OR 97223 (503)639-4171 CITY OF TI ARD Fax Ta. Mark Van Frame Cheryl Caines Fir: 503-582-1747 Ppges: 3 Phone: Date: 12121?004 Re: Mee$ure 37 Claim Form CC. Phone: (503)639-4171 x 2451 ❑Urgent 0 Far Review Please Comment ❑Please Reply 1I Please Recycle i I Ili i s a R � 4log e gLU 03 0 3� ILI N � it. 22 �i gal ph 0 11 �� ws�Ye �#��'4 a s uNS Z � n c tk LLJ a�• 1 �- Lmrat_ �1J p O 1. 3 R I l� O� p r-) o �FglB. CD O}1� Ae O ,' -�rxsinY xu.owwaml WO - Q LY Q Z � rr W � Li O LZ CIO -0 •. } tf•uz i I Attaclunent to City of Tigard Ordinance No. 05-13 Staff Re-port Agenda Item; Hearing Date: September 13 2005 Time: 7:30 PM STAFF REPORT TO THE CITY COUNCIL CITY OFTIGAIM Community(Development Shaping.A Better Community FOR THE CITY OF TIGARD, OREGON 180-DAY CLAIM PROCESSING PERIOD = 12/7/2005 SECTION I. CLAIM SUMMARY FILE NAME: GRABHORN PROPERTY COMPENSATION CLAIM CITY CASE NO: MEASURE 37 CLAIM (M37) M372005-00003 CLAIMANT/ Burton Grabhorn OWNER: 14577 SE Anderson Road Clackamas, OR 97011 CLAIMANT'S Roger (Mike) Van REPRESENTATIVE 6860 SW Boeckman Road Wilsonville, OR 97070 CLAIM: The claimant seeks a waiver and/or change in the underlying zoning and comprehensive plan designation on a 10.45 acre site from the present high-density R-25 residential zoning to C-C or C-G commercial zoning that would permit vehicle fuel sales and multiple retail tenants. The claimant is also seeking waiver to access restrictions and sign requirements. The amount claimed as compensation without such waiver or change is $4,562,360.00 AFFECTED REGULATION: Residential R-25 zoning; Comprehensive Plan designation as residential; Transportation System Plan and Development Code access restrictions; any other zoning and building code restrictions or overlay zones that preclude a commercial use; sign code restrictions. ZONING DESIGNATION: R-25: High-Density Residential District. LOCATION: Lot 63, Hawk's Beard Townhomes; WCTM 1S133AC, Tax Lot 14500. On the south side of SW Scholls Ferry Road, between SW 130th and 135th Avenue. APPLICABLE CODE CRITERIA: Municipal Code Chapter 1.20. SECTION ll. STAFF RECOMMENDATION Staff recommends that the City Council review the following report and determine whether the claims are valid. Staff further recommends that City Council opt for a waiver of the regulations versus compensation as described in the conclusion section of this report. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 1 OF 7 CITY COUNCIL HEARING 9113/2005 SECTION III. BACKGROUND The subject parcel is one of the last large vacant high density multi-family properties left in the City of Tigard. The parcel was the subject of a comprehensive plan amendment application by Haagens (Brior Development) from R-25 to G-G in 1995 (CPA 95-03). That request was denied by the City. Council. The potential housing impact is a loss of approximately 260 units. At the time of that application, Metro's required housing target capacity of 10 units per acre was narrowly met at 10.46 units to the acre. The Haggens proposal would have reduced the units per acre to 10.36, No updated figures for overall housing density are available. Conversion of this property may have impacts to the City's ability to comply with Title 3 of Metro's Code. A zone change request for a similarly zoned property across the street was withdrawn in 19.96 by another applicant after early deliberations from Council Indicated a denial was impending, based in part due to the lost potential for housing. SECTION III. APPLICABLE CRITERIA AND FINDINGS Section 1.20.030 states a property owner wishing to make a claim against the City under Measure 37 shall first submit a claim to the City. A claim under Measure 37 must be in writing and include: A. Identification of the affected property. Identification may be by street address, subdivision lot number, tax lot number, or any other information that identifies the property. The claimant identifies the property as "SW Scholls Ferry Road, Tax Map and Tax Lot 1S133AC 14500, Subdivision Lot 63, Hawk's Beard Townhomes". B. The name and contact information of the person making the claim, the date the Claimant acquired the property,.and, if applicable, the date that a family member of Claimant acquired the property and the names and relationships of family members that are previous owners. The name and contact information of the person making the claim is Burton Grabhorn, 14577 SE Anderson Road, Clackamas, OR 97011, (503) 658-7075. The property was acquired by the claimant on September 22, 1952 as shown in the Warranty Deed for the property. C. A list of all persons with an ownership interest in or a lien on the property. The title report identifies the claimant as the sole owner, and no liens on the property. D. Identification of the regulation that is alleged to restrict the use of the affected property and a statement describing how the restriction affects the value of the property. The claimant has generally identified the Residential R-25, Zoning, the Comprehensive Plan designation as residential, access restrictions on all abutting streets, sign code restrictions, and "any other zoning and building code restrictions or overlay zones that preclude a commercial use." There is some question as to whether this is sufficient detail to assess the claim, but on the other hand, it may be onerous to require a list detailed to the extent of specifying each particular code section, particularly in this case since the ownership predates the entire comprehensive plan, zoning designations, and all other city land use restrictions. E. A statement whether the Claimant prefers compensation or a waiver, suspension or modification of the regulation, and a statement describing the extent to which the regulation would need to be waived, suspended or modified to avoid the need for compensation. A description of the proposed use must be provided. The claimant states that his preference is for a waiver, "and/or receive a commercial zoning such as C-C or C-G with vehicle fuel sales permitted." The regulation would need to be waived, suspended or modified to allow a "commercial shopping center, various tenants/uses. All retail sales." The C-C zone and C-G zone allow vehicle fuel sales as a conditional use. GRA$HORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 2 OF 7 CITY COUNCIL HEARING 9/1312OD5 F. The amount claimed as compensation and documentation supporting the amount. The documentation shall include a market analysis, an appraisal, or other documentation at least equivalent to a market analysis. The claimant has provided a Market Analysis prepared by Mike Van Investment Real Estate. The market analysis compares similar sales in the area and the recent sale of a portion of the subject property to determine a net difference in value between commercially zoned property and the recent sale of the residential property. This analysis results in a difference of $4,562,360.00. This analysis is provided in the applicant's attached materials. G. The name and contact information of the Claimant's authorized representative or representatives, if applicable. The claimant's representative is Roger (Mike) Van, 6860 SW Boeckman Road, Wilsonville, OR 97070. (503) 685-9283. Section 7.20.080 outlines the criteria for making a decision on the compensation claim. In deciding the claim, the Decision Maker may take any of the following actions:. Deny the claim based on any one or more of the following findings: a. The regulation does not restrict the use of the private real property. The regulation cited includes the residential zoning districts which lists allowable uses. Prohibited uses on this list include general commercial uses. There are no valid use variance procedures to permit the desired use (retail and vehicle fuel sales) on the property. The regulation cited (residential zoning and comprehensive plan designation) is a clear restriction on the desired use (commercial) of the property. The claimant also cites access restrictions on all abutting streets. One of these streets, SW Scholls Ferry Road is a State Highway with access controlled by ODOT (see criteria below). Staff opines that a complete lack of access would restrict the uses on the property, or restrictions that would prevent required access for the use proposed, for example a commercial development that requires two accesses where only one is allowed, would restrict the use of property. But in this case, the applicant has access from SW Scholls Ferry Road via a settlement with ODOT, and there are points along the frontage that would meet current code requirements for access. Based on this, staff finds that a claim based on general "access restrictions" is first, not a restriction on the use of the property that prohibits a particular use of the property or makes that use only permissible under certain conditions. Second, the claim is not ripe, as no access has been prevented to the property in question (see criteria "j" below). And third, the claimant has not shown the reduction in property value based on a reduced number of accesses, the specific number as yet unknown. The market analysis only examines comparable types of commercial real estate uses in comparison to the uses presently allowed. The claimant cites sign restrictions. Signage, while not customarily a primary use on a site, may be considered a use. Since the claimant has owned the property prior to any restrictions on signage existed, any subsequent regulation would restrict the use (whether primary or subordinate) on the property. However, as described later, the claimant's market analysis has not shown a reduction in the value of the property based on any particular sign restrictions. Sign restrictions promote public safety and prevent nuisances. b. The fair market value of the property is not reduced by the passage or enforcement of the regulation. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 3 OF 7 CITY COUNCIL HEARING 919312005 The claimant has submitted a market analysis that is current and includes relevant data to determine the difference in value from the property's present high density residential designation (R-25) to the desired C-G or C-C zoning. This market analysis concludes that the net difference in value for the nearly 10%2 acre site is $4,562,360.00. The claimant has not shown a reduction in property value from sign or access restrictions. c. The claim was not timely filed. The claim was filed within two years of passage of Measure 37. It was a timely filing. d. The Claimant is not the current property owner. According to the title information, the claimant is the current property owner. e. The Claimant or family member of Claimant was not the property owner at the time the regulation was adopted. The claimant has owned the property since September 22, 1952. The City was incorporated in 1961. The property was annexed into the City in 1987. The Claimant owned the property at the time the regulation was adopted. I f. The regulation is a historically and commonly recognized nuisance law or a law regulating pornography or nude dancing. The desired zoning, C-G, permits Adult Entertainment as a conditional use. If the claim is granted, this specific use could be prohibited for this parcel. Access restrictions relate to traffic safety. Generally, regulations that protect public safety are considered "nuisance laws". Sign restrictions are not likely to be upheld as a historical and commonly recognized nuisance law. However, two of the stated purposes from the sign code are "to accommodate the need of sign users while avoiding nuisances to nearby properties" and "to minimize distractions for motorists on public highways and streets." Therefore depending on the type and extent of signage, the sign could possibly be deemed a nuisance. To determine whether the regulation was a historically and commonly recognized nuisance law, a specific sign proposal would need to be evaluated. It can be inferred however, that any signage that was permissible in the C-G commercial zone would not constitute a nuisance, since it is allowed elsewhere in the City, and in this particular case, the site is nearby other commercial signage and lies along an arterial route. An unexpected introduction of commercial signage, say in the heart of a residential neighborhood, could constitute a distraction to drivers or cause glare onto adjacent parcels and hence be considered a nuisance. g. The regulation is required by federal law. There are no known federal regulations that would require the specific use in the specific location. There are likely restrictions as to the placement of the vehicle fuel sales in relation to other adjacent properties, but these are not known to staff and are typically enforced by DEQ or EPA agencies. The regulations related to access restrictions are not known by staff to be based on federal requirements. The regulations related to signage restrictions are not known by staff to be based. on federal requirements. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 4 OF 7 CITY COUNCIL HEARING 919312005 h. The regulation protects public health and safety. Allowing retail uses or gas stations (that otherwise conform to other safety and nuisance regulations) is not a matter of public health or safety as the City clearly has examples of such uses throughout the City and still permits such uses. There are locational criteria that were established for commercial zones in order to protect neighborhoods from incompatible uses and nuisances typically associated with certain commercial type uses. Access restrictions exist to protect the public in the form of traffic safety, to reduce conflicting turning movements as well as reduce conflicts between pedestrians, bicyclists, and motorists. But, here again, the claimant has not proposed a specific design, so the most that can be said is that the regulation requested to be waived protects public safety. The claimant would need to show through a detailed design, that the proposed access would still be safe as related to these standards. As"discussed previously, some sign restrictions relate to safety, but most are aesthetic protections on public welfare. The claimant has not specifically identified the regulation to be modified, and it would be irresponsible of the City to waive all signage restrictions absent a more detailed assessment of impacts on safety. The claimant would need to show through a detailed design, that the proposed signage would not cause impacts to traffic or general public safety. L The City is not the entity responsible for payment. The City is not responsible if the challenged law, rule, ordinance, resolution, goal or other enactment was not enacted or enforced by the City. The City may not have originally designated the property for residential use. Since this property was in the unincorporated county up until its annexation in 1987, and zoning was generally instituted in the 1970's, it is likely the county had originally designated the property for residential use. The City, upon annexation likely continued this designation but adopted the nearest conforming zone for high density residential. Nevertheless, the discussion is moot, since the City enacted the present zoning designation, and is the jurisdiction responsible for enforcing the rules being challenged. j. The City has not taken final action to enforce or apply the regulation to the property for which compensation is claimed. No detailed development plan or land use proposal has been reviewed or final action taken on to apply the challenged regulations. The City had issued notices of infractions based on improper signage on the site previously, but the thrust of this compensation claim is based on the desire for commercial zoning or permission to develop retail uses. Signage rules are also listed, but the compensation analysis does not provide any relevant information pertaining to this regulation. Staff notes that it is clear that a request for retail development under the present zoning would not be approved without a waiver of those rules, and suggests that a development plan be filed as further described in this report to determine to what extent the regulations in fact affect the property. k. The City has not established a fund for payment of claims under Measure 37. No such fund has been established at this time. I. The Claimant is not legally entitled to compensation for a reason other than those listed in subsections a through k.. The basis for this finding must be clearly explained. Staff finds no other reasons, aside from those already listed, to deny the claim. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE 5 OF 7 CITY COUNCIL HEARING 9/73/2005 2. Pay compensation, either in the amount requested or in some other amount supported by the evidence. If the City pays compensation, the City shall continue to apply and enforce the regulation. Any compensation shall be paid from funds appropriated for that purpose. The City may require any person receiving compensation to sign a waiver of future claims for compensation under Measure 37 and the City may record that waiver with the County Recorder. Under Measure 37, only the current property owner is entitled to a waiver, and the waiver is limited to specific property. However, to properly implement Measure 37, the property owner must be able not only to develop the property, but to transfer the developed property to a third party, but without crating any Measure 37 rights in the new owner. Staff proposes that the waiver be to the person, Mr. Grabhorn, but that any development resulting from applications filed during Mr. Grabhorn's ownership be allowed to be built and maintained even if transferred. If the property is sold, expansions and major modifications would be subject to the standards in effect at the time of application. The City Council will need to make a determination of whether funds may be appropriated to pay the claim. Staff finds that the evidence supports the amount requested, but suggests that the City conduct its own market analysis prior to paying any such a claim. 3. Waive or not apply the regulation to allow the owner to use the property for a use permitted at the time the Claimant acquired the property. The City Council shall decide whether to pay the claim or waive the regulation. Staff recommends that should a waiver be granted, it shall run with the person, not the land, and shall be a specific exemption to allow retail uses and vehicle fuel sales in the R-25 zone for that parcel as it presently is configured. 4. Modify the regulation so that it does not give rise to a claim for compensation. Any such modification shall be for the specific property only unless the City follows the procedure for a legislative land use decision. Insofar as waiving the restriction on the particular use of the property, staff opines that the modification shall apply only to this property, but shall run with the claimant and his qualifying heirs, not run with the land. Site Development Review procedures should be applied to application by Mr. Grabhorn for retail development on the site, and the proposal will be subject to standard application of other development code regulations to the extent that they do not prevent the retail use from being established. The applicant should also be required to submit signage details with the SDR application, so that staff may apply the rules generally governing C-G zone signage. This will avoid the need to file a new Measure 37 claim prior to obtaining signage. Staff will need to make findings regarding the signage based on whether or not the proposed signs impact public safety, or constitute a nuisance. With regard to the access restrictions, staff believes that there are opportunities for conforming points of access on site, and recommends that a waiver not be granted until it can be clearly shown that the particular access restriction prevents the desired use from occurring on the property. 5. Conditionally waive or suspend the regulation subject to receipt of a defined amount of contributions toward compensation by a specified date from persons opposed to the waiver or suspension, such as persons who believe they would be negatively affected by waiver or suspension, with the waiver or suspension being granted if the defined amount of contributions is not received by the specified date. If the contributions are received, compensation shall be paid within 180 days of the date the claim was filed. The specified date shall allow the City time to process the contributions and pay compensation. No contributions for compensation have been identified at this time. GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-00003) PAGE B OF 7 CITY COUNCIL NEARING 9/13/2005 The Decision Maker may take other actions it deems appropriate in individual circumstances, may modify the listed actions, and/or may combine the listed actions, consistent with Measure 37. The Decision Maker may negotiate an acceptable solution with the Claimant or may direct staff to negotiate with the Claimant. In the event that the Decision Maker directs staff to negotiate, the matter shall be set for further action by the Decision Maker no less than 175 days from the date of the notice of claim became complete. The Council shall take final actio_ n within 180 days of the claim. The Decision Maker shall take actions 2 through 5 only if it determines the claim is valid. The Staff recommendation is a combination of the above actions: waive the regulations related to the use restriction to allow the claimant to establish retail sales and vehicle fuel sales on site; condition this waiver on the .stipulation that the exemption run with the claimant for the specific parcel as configured; require standard application of the site development review procedures and development standards; and allow signage that conforms to the C-G or C-C commercial zones, subject to a finding ,that public safety is not affected and a nuisance is not created; deny the claim for access restrictions as untimely and not substantiated. No actual compensation is recommended under this scenario. A decision by a Decision Maker other than Council shall not be a final decision, but shall be a recommendation to Council. This report represents only a recommendation to the City Council and is not a final decision of the City. SECTION IV. CONCLUSION Staff finds that there are three elements of this claim: allowable use; access restrictions; signage restrictions. Based on the information presented by the claimant and the findings contained in this report, staff finds merit in the claim for permissible uses, and concludes that this claim is valid. The fair market analysis is based on current and sound market data, and while not making a judgment on the specific numbers, staff believes that the amount of compensation requested is roughly accurate. With regard to the access restrictions, staff finds the claim should be denied based on the claimants failure to properly substantiate the claim with a market analysis, the fact that the restriction is not a restriction on use, and that the city has not applied or enforced this restriction on this property. Moreover, there are aspects of public safety at stake, which require the city reserve the ability to review the access locations and restrict their location and design as appropriate, provided such restrictions do not prevent the desired use (retail and vehicle fuel sales) from being established. As for the signage limitations, the claimant has failed to substantiate the claim with a market analysis, however, staff finds that it is likely that under current signage requirements for the R-25 zone, the desired use (retail and vehicle fuel sales) will not be feasibly permitted to operate. Therefore, to avoid the need to return to this matter with a separate Measure 37 claim, staff recommends that signage be allowed on the condition that it is accompanied by a detailed development plan proposal (for Site Development Review), adheres to the requirements of other C-G or C-C zones, and is found to not affect public safety or constitute a nuisance. An ordinance adopting the staff report and applicant's statement as findings and establishing a waiver of the R-25 zoning to allow C-G zoning subject to standard site development review is attached as Attachment 2. Au ust 23 2005 APPROVED BY: Dick Bewersdorff DATE Planning Manager GRABHORN PROPERTY COMPENSATION CLAIM STAFF REPORT(M372005-40003) PAGE 7 OF 7 CITY COUNCIL HEARING 9/13/2005