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Richard Norman Sturgis Property Appraisal 1.08.1987 HAROLD F. MEYER & ASSOCIATES, INC. Real Estate Appraisals HAROLD F.MEYER,MEMBER: American Institute of Real Estate Appraisers American Society of Farm Managers&Rural Appraisers Society of Real Estate Appraisers 408 S.E. BASELINE HILLSBORO, OREGON 97123 APPRAISAL OF RICHARD 'NORMAN STURGIS PROPERTY Our File No. 8509-L-B --� Real Estate Appraisals and Consultations Phone(503)648-8906 408 S. E. Baseline HAROLD F. MEYER, M.A.I. P.O. Box 178 Hillsboro, Oregon 97123 SREA, ARA—Res. 357-6539 January 8, 1987 City of Tigard P.O. Box 23397 Tigard, OR 97223 Attention: Doris Hartig Re: Appraisal of Richard Norman Sturgis Property Our File No. 8509-L-B Dear Ms. Hartig: Your Purchase Order No. 0262? . In response to your recent request, i have made a full inspection of the Richard Norman Sturgis property located in Tigard, Oregon, for the purpose of estimating the Fair Market Value. After examination of the property and consideration of all of the factors which 1 believe to be relevant, it is my opinion and i estimate the Fair Market `dalue of the subject property, as of December 19, 1986, to be TWO HUNDRED SEVENTY-ONE THOUSAND EIGHT HUNDRED DOLLARS ($271 ,800) I invite your attention to the full report attached. This appraisal has I-)een made in accordance with the Standards of Practice and the Rules of Ethics of the American Institute of Real Estate Appraisers and the Society of Real Estate Appraisers , but it does not carry the official sanction of either body. The American institute of Real Estate Appraisers conducts a voluntary program of continuing education for its designated members. I am currently certified under that program. We assume no responsibility for conditions of title, nor matters of a legal nature, nor matters which a competent land survey might show, nor for purported facts or data furnished to us by others , but we believe the same to be true and accurate. No responsib-ility is assumed for conditions not visible to the naked eye. SpC - 11L11 � City of Tigard January 8, 1987 Page 2 Thank you very much for the opportunity of being of service to you. If there are any questions, please do not hesitate to ask. Enclosed is a statement for our services. Sincerely yours, Harold F. Meyer, M..A. I , ,S.R.E.A, HFM/km Enclosures APPRAISAL OF THE RICHARD NORMAN STURGIS PROPERTY for the City of Tigard as of December 19, 1986 Our File No. 8509-L-B Harold F. Meyer, M.A. I. , S.R,E.A. , A.R.A. Harold F. Meyer & Associates , Inc. 408 S.E. Baseline Street, P. 0. Box 178 Hillsboro, Oregon 97123 Harold F. Meyer, MAI, S.R.E.A., A.R.A. TABLE OF CONTENTS Letter of Transmittal Title Page Table of Contents Photographs of Subject Property 1 Plat Map . 2 Legal Description _ 3 Purpose of the Appraisal 3 Function of the Appraisal 3 Area Description , o , 5 Subject Property . 10 Highest and Best Use 12 Valuation 13 Final Conclusion of Value . 16 Certification of the Appraiser . o , 17 ADDENDA Professional Qualifications of the Appraiser 18 Sales Data Sheets, Maps and Photographs 19 Map of Tigard showing location of Subject and Sales , 46 Zoning Map . . 47 o Planning Map 48 CBD (Central Business District) zone 49 Yard Matrix . a . 54 Zone Matrix o 55 f \ Legal Description 62 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. PHOTOGRAPHS OF SUBJECT PROPERTY i r Into Subject Looking Westerly View to Nortbeast from West Side of Subject ..Harold F. Meyer, M.A.I:, S.R.E.A., A.R.A. NE 1/4 SE 1/4 SECTIO \ WASHINGTON 40 \ SCALI I \\ SEE MAP I 100 2S I 2AD 1.32Ac. 28+69.41 P.C. - I i O x� 200.0 T �o °° s0 300 6 �y .60Ac. 200 (CS 13,6655) X 1 � j 643/533 200.0 205.33 5 89° 0 T 499 7 401 400Boxy IV ° 8.86Ac. 96 Ac. I I s w — 32+00.03 P.T. v 501 g p 402 r- nl ( 3.93Ac. pcyM .03Ac. �� 324-7 �- 272.72 i i I 32+50 I —1 10g0 Cl 600 > 8.03 Ac. s o d Z` ,W u3 p) �.� S18°15 !� Cy F.o APPRAISAL OF THE RICHARD NORMAN STURGIS PROPERTY, TIGARD OREGON Legal Description That furnished is that which is utilized--the Assessor's descrip- tion of Tax Lot 400, Assessor's Map 2S 1 2DA, Purpose of the Appraisal The purpose of the appraisal is to estimate the Fair Market Value of the property as of the date of inspection. Fair Market Value is defined, as the most probable price resulting from a free and open exchange between a willing buyer and a willing seller, after proper exposure on the market, and with no undue duress, in terms of cash or equivalent to cash. Function of the Appraisal The function of the appraisal is to aid the City of Tigard in negotiation with Mr. Sturgis for the purchase of the said tax lot, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Population History* Washington County 1975 1976 1977 1978 1979 1980 1982 1984 1985 Washington County 190,900 196,000 200,800 215,000 222,100 245,633 259,700 260, 200 268,000 --2.677,,-- --2.457,-- --7 .07%-- --3.3%-- --10.5%-- --5.47,-- 0.2%-- --2.9%-- Hillsboro 19,160 20,100 22,000 25,750 24,850 30,666 29,240 29,750 30, 270 --4.91%-- --9.45%-- --17.05%-- --(-3.6%) --23.4%-- (-4.9%)-- --0.2%-- --l.7%-- Forest Grove 10, 200 10,500 10,800 11, 250 11,500 11,506 11,910 11,700 11 ,750 --2.94%-- --2.86%-- --4.17%-- --2.2%-- --0%-- Cornelius 2,660 2,730 3,060 3,450 4 ,300 4,482 4,880 4,970 5,050 --2.63%-- --12.09%-- --12.75%-- --24.67o-- --4.2%-- --8.2%-- --1.87o-- --1.6%-- Beaverton 22,150 23,300 23,800 26,500 28,100 31 ,948 33,640 33,450 33,950 5.19ro-- --2.157,-- --11.34%-- --6.037,-- --13.69%-- --5.0%-- --(0.6%)-- --1.5%-- Tigard 10,075 11,000 11,805 13,000 14,650 14,900 18,000 18,450 20, 250 --9.18%-- --7 32%-- --10.12%-- --12.69%-- --1.7%-- --17.2%n-- --2.4%-- --8.9%-- Tualatin 3, 241 3,650 4,725 5, 250 6,800 7,359 9 ,400 10,150 10,350 --12.620/,-- --29 .45%-- --11 .11%-- --29.52%-- --8.227,-- --21.70-- --7.47,-- --1.9%-- Computed on a compounded annual basis using an HP-80 Hewlett Packard Calculator. The population estimates for the years between the census years are estimates and must be considered as such , *Population Statistics , Portland State University r1 Area Description This property is located in the city of Tigard on -Highway 99-W. Tigard is located in the southwesterly corner of the county and the area is really an amalgamation of four separate munici- palities: Tigard, Durham, King City, and Tualatin. These all have their own municipal governments, but essentially they have the same economic base and they tend to have the same social base. Population for the towns are found on the opposite page. It will be shown that the combined population of Tigard, Tualatin, King City and Durham was approximately 31,000 in 1984, King City and Durham are respectively Senior Citizen towns and aesthete living areas of rather minor consequences. Tigard and Tualatin are the main dynamic towns having a growing economic base. These towns are located at the nexus of four major. highways. First is I-5, an interstate freeway running north and south from the Washington northern border to Southern California and carrying a great deal of interstate commerce, as well as local intrastate commerce. The second is Pacific Highway 99-W leading from Portland to the Coast. This one is a primary artery from which business emanates within the city of Tigard on a retail basis. The third is Highway 217 which is a feeder route connecting Sunset Highway, Highway 26, on the northern edge of the county to I-5 at the southern edge of Tigard. The fourth is I-205 which is technically not in this immediate area but sweeps in over the I-205 bridge across the Columbia River and at approximately 92nd Street in Portland in a long arching curve past Milwaukie and Oregon City and coming in just below Tualatin to I-5. The old maps showed another bypass of the Portland Metropolitan Area coming from about the same place on I-5 and sweeping out through S. W. 185th in the Aloha area, crossing the mountains, the Willamette River, the tip of Rivergate, the lowlands of Vancouver, and coming in north of Hazeldell .to I-5 again. This was taken off the maps by a combination of political influences; however, there are now strong influences to put some sort of reliever on the west side of Portland similar to this, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Tigard borders Beaverton to the north, and the complex of cities may eventually include Wilsonville to the south, down to the Willamette River, a distance of perhaps 20 miles north and south. Tigard is located 25 minutes from downtown Portland and its employment, cultural and shopping opportunities, one and three quarters hours to the Pacific Coast and its recreational opportunities, and the ,same to Mt. Hood and those recreational opportunities. Historically, Tigard started out as a small rural trading corner very near the subject properties, at the intersection of Greenburg and Pacific Highway West, and Hall Boulevard and Pacific Highway West. Both Greenburg and Hall are north-south roads carrying out consider- able amounts of traffic. A small rural town was incorporated sometime in the 1950's and immedi- ately began to grow quite rapidly. Nevertheless, it is still a' pleasant place to live. It is near a metro area with its employment, social and cultural activities. It has an abundant number of churches serving all faiths. The school system is an excellent integrated system for which I have done appraisals. The opportunity of higher education at such places as Sylvania Campus at Portland Community College, Lewis and Clark College, Portland State University, and George Fox College at Newberg, just to mention a few, is present. .-. The economics of the area has a little agricultural to the west along the plains of the Tualatin River beginning at approximately 135th and sweeping on westward. A portion of this is zoned Agricultural Exclusive and probably will stay in that, with the raising of inten- sive crops such as vegetable crops and nursery crops, berries, etc. This is only a small base for its economics. The second base, and probably the strongest base, is industry. This tends to be located along 72nd Street, from Pacific Highway West to Boones Ferry Road, and thus has interconnections with both Pacific Highway West and I-5. Seventy-second Street was widened a couple of years ago and has been cleaned up, and new industries are moving in. Old industries there are Fought Steel, Nelson Steel, Gerber Legendary Blades, Georgia Pacific, and the Convoy Car Company. In addition to 72nd Street, the area is serviced by a railroad which runs northwest- southeast through Tualatin. Other industry is nearby. Beaverton is the site of Tektronix, the largest employer in the state, and only about 10 minutes away. Aloha has an Intel plant only about 20 minutes away. Sharp Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. of Electronics considered Tualatin as a place to locate, and I think it is only a forerunner of others to come, even though Sharp did not take the land. Other industries are located on the Tualatin-Sherwood Road which is not far away from Tigard, of a major and minor character. In addition there are scattered industries throughout the area, and the downtown Portland metro areas are close enough, with their light and heavy industries. In addition, the town is a service center for the nearby residents and for people passing through on'.their trips through the state and their trips to the coast. The business area is centered primarily in several areas near High- way 99, There is the old town which lies down along Main Street, perhaps 20 feet below the level of the Pacific Highway, and having some minor offices and minor services therein. There was an attempt to bring a large discount store into this area, which I understand has now failed, but which would have had an effect on business in other locations if it had come to pass. The second is the Tigard Plaza anchored by Safeway. The third area is the Fred Meyer Shopping Plaza near the intersec- tion of Pacific Highway West and L-5o This is probably the strongest center in the area. The fourth is the Canterbury Square area near the southerly end of the town on Pacific Highway West. The fifth area is the King City Shopping Center anchored by Thriftway. Although this is to service the King City residents, it undoubtedly services other people in the area. Also, all along Pacific Highway West there are numerous commercial, retail, and office outlets of varying nature, and these are becoming more and more evident. There is some problem with some of these because of the high volume of fast traffic that passes, and making ingress and egress somewhat difficult. There is also some development along Hall Boulevard to the north and some along Hall Boulevard to the south near Pacific 99 West, Very many sites which formerly looked uninviting, like swampy low areas, have been filled in and developed into good units. I recite here particularly, as an evident instance, the development just behind Knauss Chevrolet, at the intersection of Hall and Pacific Highway West, Harold F. Meyer, M.A.L, S.R.E.A., A.R.A. '1 In summary, we have a growing town which in combination with three other towns will form a major suburban-metro area, and with the contiguity with Beaverton will form a continuous urban strip from Highway 26, just below the Tualatin Mountains on the north side of the county, down to Wilsonville and possibly including Wilsonville. Harold F. Meyer, M.A.L, S.R.E.A., A.R.A. PHOTOGRAPHS OF SUBJECT PROPERTY Into Subject Looking Westerly North Side J r I { f South on Hall Blvd, Frontage. View to Southeast from West Side of Subject Harold F. Meyer, M.A.I., SAE.A,, A.R.A. T Subject Property Land The land on this, Tax Lot 400, is ,96 acres lying on the westerly side of Hall Boulevard, southerly of an electric service outlet whose property is now for sale, and northerly of the Tigard Civic Center, It is across the street from industrial of various qualities and character. The railroad--both the Southern Pacific and the Oregon Electric Railroad--run diagonally just to the east of the property and cross Hall Boulevard three or four hundred feet northerly of the subject property, Hall Boulevard here is a rather fast State highway carrying 9200 Average Daily Traffic in 1984, and 9900 in 1985. Thus it can be shown that the traffic is growing. This is recognized by the fact that some of the turns have been taken out or softened, particularly the turn just approaching the subject property from the north has been softened, so that it becomes a very gentle sweeping "S" curve where a street comes in and the railroad crosses and the subject property begins. The site is level, on grade or slightly above grade of the road, has a loam character soil, apparently no drainage problems, and apparently susceptible to putting in good physical foundations. There is a small clump of deciduous and conifer trees at the northeasterly corner, and one or two other trees on the lot. These have no significance except that they might be preserved in a landscaping plan. The site is served by public sewer, public water, public telephone, and public power. Development to the northwest of the property is primarily industrial, as is the development to the east. There is a small module of commercial development in here and the Civic Center, The balance is either industrial development or residual residential to the south. Across ranno Creek there is a large new Christian church going in at the intersection of O'Mara Street, The area is planned CBD, Central Business District. It is also zoned CBD, Central Business District, A variety of uses are allowed in this district. A matrix of the uses permitted is found in the Addenda of this appraisal, as is a copy of the Plan map and of the Zoning map affecting the immediate district. Harold F. Meyer, M.A.I., S.R.E.A.., A.R.A. PHOTOGRAPHS OF SUBJECT PROPERTY i ram. —Air View to Southeast from Subject View to Northeast from Subject Harold F. Meyer, M.A.I., S,R.E.A., A.R.A. Highest and Best Use The highest and best use of this property is for commercial use. Highest and best use is defined as that use which will produce the greatest net revenue over the greatest length of time. It must be phywically possible, legally permissible, financially feasible, and appropriate to the surroundings. In my opinion, an office use, under the commercial category, would be the logical use. This should be financially feasible as office centers are in Tigard at various places which are appropriate and have become financially feasible. It is physically possible because the soil, etc. are substantial, the access is good, and the site size is appropriate. It is legally permissible under the Central Business District zone designation which the subject carries. It is appropriate to the surroundings, and this is part of what the overall Plan was for, the Civic Center and the appropriate surroundings around it. There are some quasi-office industrial uses further to the north, and the location of an office of an appropriate kind near the Civic Center would be an appropriate location, so it is appro- priate to the surroundings. It would have no harmful effect on the surrounding property, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Valuation I have evaluated this property by the Market Data Approach to Value Market Data Approach The Market Data Approach rests on the assumption that value is found by the comparison of the subject property with properties that have been sold that are similar in character and charac- teristics and possible highest and best use. Comparisons are made by plus and minus adjustments or percentage adjustments or by general description of adjustments, the final adjustment indicating the subject property's value. Comparisons are always made from the sales to the subject. I have researched the County records for new sales. I have gone to my own files for sales, and I have come up with the following sales which have been researched and verified either by personal contact with parties to the transaction or by data on the docu- ments involved. These sales are primarily in the city of Tigard, although I have found some sales in the city of Tualatin, which I think add to the validity of the overall conclusion. Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Sale No. Date Price Size Location Price4 Description �. 1 4/27/84 $150,065 .53 Ac. Park and 99W, $6.50/ West of Overpass of 99W 2 5/84 $154,589 ;55 Ac, Park and 99W $6.45/ West of Overpass of 99W 3 8/83 $218,300 30,927 At 78th and 99W $7.06/ East of 217 on 99W 4 11/84 $202,000 .75 Ac, West of Walnut & 99W $6.18/.0 West of Overpass on 99W Say $7,000 32,678 ($6.40/ ) to Raze Station 5 1/82 $350,000 1.36 Ac. Lower Boones Ferry $5.91/bq Visibility but poor access from Interchange 6 12/5/83 $467,500 1.69 Ac. Park and 99W $6,35/ Small retail complex TUALATIN SALES 7 12/18/84 $410,000 1,3 Ac, Boones Ferry West Side $7.24/0 Retail shops, high traffic 56,628 South of Tualatin-Sherwood area 8 12/83 $156,000 ,61 Ac, NE Corner of Boones $5,87/ Medical Condominium, 26,572fi Ferry & Tualatin Road high traffic corner 9 12-85 $90,000 .36 Ac, South Side of Tonka $5.74/1fi Commercial area , car wash 15,68 1 250' east of Boones Ferry Full description of these sales will be found on sale sheets set out in the Addenda of the appraisal. I will now make a brief comment on the sales and their relationship to the subject. Sale No, 1 on Pacific Highway, adjacent to Park Street Plaza, was for a Dairy Queen in April 1984. It was a smaller sized site than the subject, Price was $6.50/ , There should be perhaps a 10% adjustment upward for time, but I think the subject location in relationship to the traffic volume is worth 10% less, so I adjust basically straight across. Sale No, 2 is just north of the Dairy Queen Site (Sale No. 1) , sold at $6045/ in 1984. I believe the same adjustments apply, and I adjust straight across. Indication for the subject is $6.45/ , Sale No. 3 sold in 1983 as a commercial development east of Highway 217, I adjust this upward 20% for time, as a 1983 sale, and I adjust that figure down 20% for the superior location of this to the subject and the higher and better use, commercial, instead of possible office. I get an indicated value for the subject of $6,78/1f. Sale No, 4 is almost directly across Pacific Highway 99-W from Sales 1 and 2. Adjusting the sale for razing the service station indicates $6.40/ , If I adjust it upward 10% for time and downward 10% for superior location in relationship to the subject, I get an indicated value for the subject of $6.40/ , My Sale No, 5 sold for $5.91/ff in 1982. This is highly visible from the freeway, but this access is somewhat circuitous. If I adjust this upward 30% for time, and I adjust it downward 20% for the high quotient of visibility it has from the freeway versus the subject's visibility, I get an indicated value for the subject of $6.15/ , Sale No, 6 gives an indicated value of $6,35/0, sold in 1983. I adjust upward 20% for time in relationship to the development of the city, and I adjust downward 1076 for the superior location of this sale over the subject, indicating for the subject $6,86/ , Sale No. 7 sold in December 1984 for $7,24/1f. It is a retail complex in a highly trafficked area in the city of Tualatin. If I adjust this upward 10% for time in the rapidly growing city of Tualatin, and downward 207. for the superior location and use related to the subject, I get an indicated value for the subject of $6.37/0, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Sale No. 8 sold for $5.87/Lfi in December 1983.on a contract. Since then a medical complex has been built on it, and this doctor resold it to a developer, the Charles Bridges Company, out of Salem, who in turn is renting some space to Dr. Klein. I adjust the sales price of $5.87/if upward 207o for time and downward 10% for superior location of the sale to the subject, and I get an indicated value for the subject of $6.34/ . My Sale No. 9 sold in December 1985 for $5.74/ .for a car wash. This is an inside location, highly trafficked, probably not quite as good as the subject for location, except for specific views. I adjust upward 10% for location and get an indicated value of $6,31/ . These sales differ somewhat in quality, but they are very close to one another in strength, If I find the average of these nine sa18s, I get an indicated value for the subject of $6.46/ . I am rounding this up to $6.50/ , indicated value of the subject. .96 of an acre 41,8180 rounded, @ $6.50/ - $271,817. I am rounding this down to $271,800. It is thus my opinion and I estimate the Fair Market Value of the Sturgis property to be, as of December 19, 1986, TWO HUNDRED SEVENTY-ONE THOUSAND EIGHT HUNDRED DOLLARS ($271,800) c� Harold F. Meyer, M. .I. , S.R.E.A. Harald F. Meyer, M.A.L, S.R.E.A., A.R.A. CERTIFICATION OF THE APPRAISER n I certify that , to the best of my knowledge .and belief , the statements of fact contained in this report are true and correct , the reported analyses , opinions , and conclusions are limited only by the reported assumptions and . limiting conditions, and are my personal , unbiased professional analyses, opinions , and conclusions . I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. my compensation is not contingent on an action or event resulting from the analyses , opinions , or conclusions in, or the use of,- this report . my analyses , opinions , and conclusions were developed, and this report has been prepared, in conformity with the requirements . of the Code of Professional Ethics and the Standards of Professional Practice of the American Institute of Real Estate Appraisers . the use of this report is subject to the requirements of the American Institute of Real Estate Appraisers relating to review by its duly authorized representatives . I am currently certified under the voluntary continuing education program of the American Institute of Real Estate Appraisers . I have made a personal inspection of the property that is the subject of this report. No one provided significant professional assistance to the person signing this report. Harold F. Meyer, M.A . I . , S.R.E .A . , A. R.A. Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. A D D E N D A Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Ma% Professional Qualifications Harold F. Meyer, MAI,SREA,ARA. Real Estate Appraiser and Consultant Hillsboro, Oregon 97123 Phone(503)648-8906 Training: Born Nov. 18, 1918, Washington County, Ore. Educated: Pacific University,Forest Grove, Ore. Attended Appraisal I, II, VI, American Institute of Real Estate Appraisers Attended Seminars&Conferences,Professional Appraisal Organizations Attanded Portland Community College, 3 Land Planning&Land Use Courses Experience: Member firm Harold F.Meyer&Associates Inc.—13 years 38 Years Experience Sales,Appraisal,Development of Real Estate—Bump&Meyer, Forest Grove, Ore. Primarily Appraisal 31 years,Seattle,Wash.to Fresno,Calif. Appraised homes, farms, acreages, timberlands, recreational, commercial, industrial, institutional and special use properties for private individuals,attorneys,corporations and government agencies. Government agencies include Federal"VA",state"G.I.",FHA,Highway Departments-Oregon,Washington,Bonne- ville Power Admin., Bureau of Land Management, U.S. Forest Service, Internal Revenue Service, Ore. State Game Commission,Ore.State Board of Control,various Counties,Cities&School Districts,Bureau of Reclamation. Private corporations such as Portland General Electric, Crown Zellerbach, International Paper, Getty Oil Co., Rey- nolds Aluminum,Deluxe Check Printers,Harvey Aluminum,Continental Can Co.,Mobil Oil Co.and Equitable Reloca- tion Service. Taught Appraisal courses: Oregon State Tax Commission, Ore. State Univ., Corvallis, Multnomah County, Ore. College of Education,Monmouth,Idaho State Tax Commission,Montana State Tax Commission,Clatsop Community College, SREA Course 201 Chemeketa Community College, Course, 1B AIREA, Portland State. Lectured American Right of Way Seminars.Lectured Graduate Realtors Institute,Oregon. 8 year member Washington County Planning Commission(3 years Chairman). Articles Published: Appraisal Journal of American Institute of Real Estate Appraisors;Journal of American Society Farm Managers& Rural Appraisers; Text of International Association of Assessing Officers, American Right-of-Way Magazine, Rural Realtor. Testified: Federal Court,Portland,Tax Court,San Francisco,Calif.,Circiut Courts of Washington,Marion,Yamhill,Columbia, Clatsop,Lincoln,Polk,Clackamas,Tillamook Counties,Oregon;Superior Courts of Clark,Cowlitz,Skamania Counties, Washington. Membership: Real Estate Broker,State of Oregon NAR,Washington County Board of Realtors,Past President American Institute of Real Estate Appraisers(MAI),Past President,Oregon Chapter Society of Real Estate Appraisers(SREA) American Society of Farm Managers&Rural Appraisers(ARA) National President,1978(Past President,Oregon Society) National Institute of Farm and Land Brokers American Right-of-Way Association SREA 0 /. JI;ALL ` 200 % 9.20Ac. i y \ - ^\ <� 42 TO \ 'Y- W. W. COR. ' LOT 34 AV 700 -0 ' 9So .35Ac. ;,0 . 43 C r s 960 \ �yvi� 0 ` j�\ ' .25Ac.66\ `}s \) j < ,\a� 2 \ g� 100 3 4 baa 27Ac. \\ �aGa. j y. 2/Ac. \ a �� 0 25000 3\ a �6 xe `�0 300 :20Ac. 1100 �� .55Ac. `�tiF�o BJ Z c .24Ac. 1200 � .29Ac. oa'ti 303 AW o ay a\o° 53 AC. a l)�` ?2 t, To 3 iSF `0ti ad Sae Qp AI 2301 n ti N 3 3 1.07 AC �\ Y, s, -` 302 "' a N 02 Ac. n ow \ a� AO 23-74 N m N 4, o AO o N ze90 1n Z 198.78 589 13W eMi' 23AC. 3504 p o. 09' 71 94oo - - x3503 - - 1900 f 2200 ^ 26Ac. �A o 27A c. ;o / 5 ,4 bgi o 015��EN 350 ' s 6 ti PHOTOGRAPH OF C6MPARABLE SALE i I Sale No. 1 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Sale No. 1 - Our File No. Geodetic Quadrant Location : The north side of the Pacific Highway, adjacent to Park Street Plaza on its north side Legal: T: 2S R: 1W Sec. : 2CB Tax Lot : 303 Price/Terms: $150,065 Grantor: Peter B. Bedford and Kristen N. Bedford Grantee: John Poorman and Martha Poorman Recording: 84-20850 Warranty Deed Date : April 27, 1984 Verified with: Mark New of Grubb and Ellis Date : 11/5/84 Phone : By Whom:- Size : 0.53 Ac, (23,087) Overall Price per Acre (Unit) $6,50/! Zone - Use Permitted : Analysis: Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) $6,50/ Comments: (Property Description - Land Class - Area Influences, etc.) A new 82-seat Dairy Queen has been built on the site. A new auto supply store has been built to the north adjacent to the site. Traffic counts along the Pacific Highway average approximately 30,000 vehicles per day at this location. Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. \ JI.NLt , 200 9.2OAc. 4 `p v i ti9 2 Al 41 42 90 COR. p iT 34 1 q� SS0 V C1 \ �' 700 ti .35A c. 2,�� _ 43 �3` J•b � 'y0 96.0 t�� ` 6�� ' 600s� ' l a 26Ac. e �` '' �' X 96• '7 ) A •5a i�W 506?^ y .2 5 A c. AW J 2 IJ 0. 6's \titi o� 40� ' o ..r 7 3 4 � a0�100 \� �a ., \6ti. .2/A c. \ `Z x\\ 2 500 0 `0 300 F'4 \ Z� .2CAc. a 1100 .b 55Ac. T`�ti��emJ Z �� 1200 .29Ac. 303 Sale 53 Ac. \ \ ao `1 \ m QQ N 2301 '2 2319 T IT -� 302 i ti p �.02 Ac. � Q AO' 23-74 a N 8 q0Ib #400Yy o \ P9, 13W 198.78 64,16" 3AC. 3504 Tei _I 94 b `x350.3 ', 5 1900 7_200 C,)A. .26Ac, 95q! ,r .2711 r. \yo�° m ab ENS 35C y o.° T nj q p PHOTOGRAPH OF COMPARABLE SALE l Sale No. 2 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Sale No. 2 Our File No. Geodetic Quadrant. Location : The north side of the Pacific Highway - north of the Dairy Queen near Park Street Legal: T: 2S R: 1W Sec. : 2CB Tax Lot : 300 Price/Terms: $154,589 Grantor: Peter B. Bedford and Kristen N. Bedford Grantee: Schuck's Auto Supply Recording: 84-20085 Warranty Deed Date : May 25, 1984 Verified with: Mark New of Grubb & Ellis Date : 11/5/84 Phone : By Whom: Size : 0.55 Ac. (23,95 8) Overall Price per Acre (Unit) $6.45/ Zone Use Permitted : Analysis : Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) $6.45/0 Comments: (Property Description - Land Class - Area Influences, etc.) The site is adjacent to a new Dairy Queen (Sale No. 1) . The purchase agreement was dated August 26, 1983. The site has since been improved with a "Schuck's"Auto Supply store. Traffic counts along the Pacific Highway average approximately 30,000 vehicles per day at this location. Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. 44 1-341-60 TO RE-ENT CDR;DLC =w WASHINGTON. cotiNTY PREGON S INITIAL OINT ~� FRIENDLY ACRES (/)0) SE _ SE COR SE E MAP 36C A, J.WURZ . NE COR. T r C.H�PFAFFLE PFAFFLE C.R. 975 889048'E TO NW CORW COR !C.H. PFAFFLE T N . -- HAMMER 310 500 500 130.03 401100 3001I6.z 200 Is2:16 100 4 Ac. /.O/ Ac. .34 Ac. 73 Ac. I .B9 Ac. }/:85 Ac. vi n w sn Rl N 400 ° 1 m 03Ac. m m lr m 100 N t O �, a (C.S.No. 11,534) NO — N 5 in o M M 402 m N tic g o`�a0 .Ln m .58,4c N 1 N 4r q, 2 �� q, y 3v INti 0 p/ 4 /�/a \O O a 152.16 rn 121.08 31.08 V) 116.2 1300 ; a� m N89048'W m 1200 I .3/Ac. .4/Ac. ° N 7. 27 130.03 N O In z N89028'W 84 a Q 5�`�� \ 1000 1100 p, I- s \ �e /.94Ac. .30 Ac. o - I \°g 9e N \AO qje No 3 1 S — 9- w 1 8 1 co Q y 1900 1001 A-1 \0 0 .� .32 Ac. c°\ pay n 200 1001 Z 69 0 dhR X11` 66Ac. c o� o / s62`2'E f G�\ �5au'yh'bh 266.42 QP 0 � �•�' 2200 1 \o6OA 5.94 Ac. OO !r Z 05 'y1`L �Ipllllm' o�02g m s Gale. 2300 — a 1111in 1111111111011134 +(111111 .2e 0 v 111111° N " 019 118.24 111111111111 Ra> rO a m N88015'20"E N 2 4 0 0 344.8 11111 o �65'b 4100 3 \ D CV m N ~ o h 18 141.36 B9°x24.72 1 h o 2500 4000 0 W m N r > 'Mf m ,� 17 155.9 5 1_L'+ 2 Q • 99.86 in p 3900 N 2600 Q Q �! O\ in 0 _ G L PHOTOGRAPH .OF COMPARABLE 'SALE uL'OHf'U Sale No. 3 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Sale No. 3 Property Type Our File No. Geodetic Quadrant Location : 11729 S.W. Pacific Highway, a part of Pacific Crossroads Shopping Center Legal : T: 1S R: l Sec. : 36CD Tax Lot: 1100 and 1200 Price/Terms: $218,300 Grantor: Patricia J. Fulton Grantee : Oak Hill Development Corp. Recording: Date : September 20, 1983 Verified with : Date : Phone By Whom: Size : 30,9�710 Overall Price per Acre (Unit) $7.06/ Zone - Use Permitted : C-G Commercial Analysis : •� Buildings Ot h,e r Rental Land Residual $ Vacant. Land Price per Acre (Unit) Comments : (Property Description - Land Class - Area Influences, etc.) Small retail. complex developed between Highway 217 and 1 -5--old Oregon Motel on site razed. High traffic volume in excess of 30,000 ADT, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. 27 SCALE I = 100' CANCELLED TAX LOTS 1801,3901,3601,4500 TR.°A", r10ST WLY COR 5600 TRW',3403,3404, LOT 2 801,802,301,301-AI, rr AW AV-AV AWA i" AV".Wlw 3101 Z � 3101 Al 2° SEE MAP - .75Ac. ° 2S 12BD lw A 4 " Q' 0 3000 2� Sale—No, _r .32Ac. v2 6 2900.9 ° \63 3100 2.22 Ac. A A y p0 Sy / r �A 2800 121 32001t' SAh6 3, 1 S, .20A c. 0 (C.S.No.11902) 1 .25 A c. SEE M AP 2600r l 3300 `i J ��l S 12CA 1. ya .74 Ac. f ' 22Ac. "1 (CS. 12690) X 0 2-500 3s s2o �A �9,e .20 Ac. 20 035 0�-b � 0 p 96 2400 "S. 9'e� ' 9 3400 y 1.03 Ac. ° w o 2. 97 Ac. ao g0' i3 s s�sF yho\ 19 74 p 9 ° yo 1 "1 110 O. S.N0.10 6) \ a� 3401 �J �o` \ \ \ 3 004. .l7Ac. c\6 � � 3402 5 3503 \�5 `' 71 Ac. \\ .26Ac. s1ka \ SEE M A P ii o SNS X350?, po c� o0 3700 2'zI 2 C 29 Ac, .59Ac. .E PHOTOGRAPH OF COMPARABLE SALE Sale No. 4 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Sale No. 4 Our File No. Geodetic Quadrant Location : 12950 SW Pacific Highway Legal : T: 2S R: 1W Sec. : 2CB Tax Lot: 3101 Price/Terms: $202,000 Grantor: Peavey Stations, Inc. Grantee : Robert Hudson Recording: Not Available Date : 11/84 Verified with: Bob Hudson Date : 11/84 Phone : By Whom: Tom Kredlo Size : 75Acr Overall Price per Acre (Unit) $6.18/0 (32,670) with a 1, 240rf service station Zone - Use Permitted : Analysis: Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) $6,40/ Comments: (Property Description - Land Class - Area Influences, etc.) Mr. Hudson owned the property to the east and planned to build an L-shaped office/retail complex on the site. Demolition costs for the station were estimated at $7,000. Adding these to the sales price gives an effective sales price of $209,000 or $6.40/E6. The site has a topography that slopes sharply to the south on the south side of the station, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. 30 70 131X 11 \� ` \t.01 At. 190 i00 < • �� ^ �� may► ,„ `1'• � A.h�. •''p\ //. \ti SIN wf.' 1400cp VCP 4 F \ ~ 6"/284 Or1490 \ •t, i�. q0.��' -• r - 04 At R ► .�w 6. t'0 ' 30 \/ 07 top 4j_ �\J—t s 5201 J4 Ac. or 3403 a, > :. it, \ tiff iOfAt \ M O 7 ✓ As .0, qd 340( _ �� 23 -76 5200LaM4t- . , \ 0 �PtiyJ •, � ��`� �ti��6 µ � a tiL�t y O � 00 0, 9 CIA O / l 7� Cklo • J. V a V 0 . �� •11 `, ti, A ay �� ro► OO e7 W �O 6►C °T : O Y Fy -5901 �p0��•� � � r", 4 Q a ro m .91AC. J J n J �L.�GiC i Y lzo so> t \ 3900 J Op a 29 tk� �ey'y P 2.4_4, J� qj� ►G �'. Oo 16 00 a • �,L, KKK"""•s �1'� 903 DL ob ti - 4200 �� 1 / L/ I,, e6s.4 sz j - 4 ` / , 1.rt Ac. ' \�� M > ass 3 PHOTOGRAPH OF COMPARABLE SALE r i 'rtw 11, ..1 T ..now a• Sale No. 5 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Sale No, 5 Property Type - Comme_rc.ial Land Our File No . Geodot:ic Quadrant Location : on McEwan Road at 1 -5, south of Lower Goones Ferry Road Legal : T : 2S R: 1W Sec. : 13D Tax I.ot : 3000 Price/Terms : 5350,000.00 Grantor : C . David Brown Grantee : State Farm Mutual Automobile Insurance Company (an Illinois Corporation) Recording : 82-442 Warranty Deed Pin to : 1 /8/82 Verified with : Paul Marsh of State Farm Date : 5=7-82 Phone : 393-0101 BY whom : Tom Kredlo Size : 1 . 36 Acres 59,241 .6rfi Overall Price per Acre (Uni.t) 55 .914 Zone - Use Permitted : Analysis : Buildings Other Rental Land Residual Vacant Land price per Acre (Unit) Comments : (Property Description - Land Class Area Influences , etc.) This property is located adjacent to the freeway. It has good freeway visibility with fair access. State Farm Insurance Company has plans to develop the site with a new regional claims office. Utilities to or near the site . Harold F. Meyer, M.A.I., S.R.E.A., AKA. 33 42 YO \ \ -� 30 Yk.. 9 \ / )800 N.W. COR.` o \ \JBe LOT 34 S1. s \ i. S ryma 57000o � loo°ctioAN' 11 k Aw .35A 43 �. \ 0 e ti° 3 `J cy s? � „ 6.0 fly o 2'n �! �9 6AC. p0 >\ T y' 2 9 17 i Ak.-�°� '� _ / .25AcAwr 91 '3Aw— ^900 83� ; ."" °� 40 1 / 7A c. NN, ah .27A c. .07- "O N 100 \\ .21AC. 300 F s�A Z X Z 1100 \ea .55Ac. FtiF�o eeJ Z \ s° �\ 24Ac. "�p m 1200 ah` .29.4 c. a°o° 303.5o 1.0Ac. \ s .3 N N°a eti a`', 2a vP N 2301 2 ,r 1.07 AC f0 `, A N N l %53.7 \ �N o- -- - 13.7 302 / a 0 1700 40'e /.02 A c. Q sAc 30 Ac. Sale No 6 N 243 qm7` n �J q0m' ` N ti N .19 70 - -- 0 198.78 1 sego 13W 2300 M� W&14� Ilk,IJ1%14k 71 94 600.95 `,9" ti 35 527.96 I' 2 2 0 0 h .26At 1900 p y, p o3 .27Ac. \�^� Al y 348 376.37 �.°^� 10 N 840 2 31' "G�f�7 as o �' N89 06�W 100 12052S81049 3500 b i� e ' f'L 10 0 N 1804 e?'9 h `" ./7Ac. 45Ac. t r. .67 Ac ° N ego` 5ZQQ 3 T �}F o ay0 \� J 3 • �pa� 5 p 4r rod 4i (0 O J 2000 76° 5 24 .86Ac. ��, 0 w z2.3ypf -_•' o3 'n V0 28.96 �° PHOTOGRAPH OF COMPARABLE SALE I - � 1 Sale .No. 6 1 � N Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Sale No. 6 Our File No . Geodetic Quadrant•. Location : North side of 99W - north of Park Street Legal : T: 2S R: 1 Sec. : 2CB Tax Lot : 302 Price/Terms : $467 , 500 ; T.D. carried by seller for two years in the amount of $351,.500 Grantor: J. A . Robertson and Odette A. Robertson Grantee : peter B. Bedford and Kirsten N. Bedford Recording : 83-44951 W.D. Date : 12/5/83 Verified with : Date : Phone : By Whom: Size : 1,69 Acres Overall Price per Acre (Unit) $6.35/0 Zone - Use Permitted: Analysis : Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) Comments : (Property Description - Land Class - Area Influences , etc ,) The site has a topography that slopes upward from the street (Highway 99W) to the north and west. New rental space has".been constructed on the site.: There is a traffic light on the southeastern corner of the site. The site has good visibility as well as accessibility onto and from 99W. Traffic counts along 99W at this point: are about 25,000 vehicles per day, 'ow"" Harold F. Meyer, M.A.I., S.R.E.A,, A.R.A. ,. J 830+20.2 C, U IDG — I )OD + ROADo P 6 IC 82-6331 ui _ 83-1648 84-27456 I L 832+09.2 B.M.C. (2S EE MAP J 124CB Q Ltd - S.W. 92 TO N K A ROAD r og S 80 36 30 E I iii./iiii............iii v.... 2300 2�s o .49 AC. 2200 R'S5' 49:65 0 .46 AC. 109.33 INITIAL pT U to m 2100 z 9 m /.36AC. o a Z Oaz 0 I mJ i a a: 114.88 W Z� 0 Q100 F- 2000 n° Z .5C AC J 8 ° npl O 100 /.36Ac. _� \ O � m ti0 OI \ R=20 26.65 n� \ S.W. 1900 264.2° 335 (C.S. 14,705) ROADI SPRINGS / .72 AC LO . �•\ Sale No_ 7 I 6 titin (99p 3p l O C 7 8 198, 00 301 P \ - (S89'33'24"W 298.05) - / NOTE LOCATION OF LOT CORNERS IN TUALATIN GARDENS APPROXIMATE AS NO TWO SURVEYS AGREE AS TO LOCATION. TUALATIN 2S 123DA PHOTOGRAPH OF COMPARABLE SALE Sale No, 7 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Commercial Land Sale No. 7 Our File No. n Geodetic Quadranl Location : West side of Boones Ferry Road, south of Tualatin- Sherwood Road Legal : T: 2S R: 1W Sec. : 23DA Tax Lot : 100 Price/Terms: $410,000 Grantor: W. Verne Gallaway Grantee : T. L. Brandt & Co, Recording: 84-049528 Date : 12/18/84 Verified with : By deed Date : Phone By Whom: Size : 1 .3 Ac. Overall Price per Acre (Unit) $7,24/0 56,628 Zone - Use Permitted : Commercial - Retail Analysis : Buildings Other Rental Land Residual $ Vacant. Land Price per Acre (Unit) $7,24/9 Comments : (Property Description - Land Class - Area Influences, etc,) This property is a triangular-shaped piece of property lying between the railroad track and the westerly side of Boones Ferry Road just south of the Tualatin- Sherwood Road. There was a high bank that has been cut down, and a triangular- shaped building has been put in containing retail shops. There is a vast amount of traffic by here, and it is a highly significant site, very visible. Considerable residential backup lies to the south on Boones Ferry Road and off Boones Ferry Road, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. r O N8 237.1' 100 _' '� y 90' 2� 4.B6Ac. NORTH LINE W.T.BARR CLAIM Q .97 Ac. Q 60 �y S z a ,17.1 W m o n 0 ° N O co w p O QH O �y ~ 120 O z 201 / 16 Ac. 2 low Z N W CORNER g BROSOWSKI S86°12' W 339/353 378.9 N.89°40'E 238 20 SO t 4 -- - 2 --- —Ad 660 123.74 N6g 01 I'E 001 1�[)0 Q 300 I 500 600 800 901 .2/Ac. .36 Ac. m .26Ac. i .83Ac. .5/Ac. 68AC. .34Ac. I co n 2q o�00 ( 1 30 34 ' 54. S 88'OB'W _C 'o °_ 1 - - - - _ T5 M Iw e n - _ S82128. 9' N 1 _ 110 — a NI = min In 165 ( I f�` 282/1951 I o N 000 f— m aoo hl ( 50 _ so- _ ./9Ac. o �— I 700 ' - .35Ac. 1 I I U �! cp = W -- 174.25 1 0 o OI J _ 11TH 1�, o 124.4 63 20 I SO z7s/ac4l I s az°Sa'w 175.5) 10 SE COR 16 62 76 a ` 1 ROBINSON 81/Q2 O 50 14-4763 83-382 N m y I I 1 50 5 SE p0RNER ' G H fo�ti0 129.5 1 115 1 ° SSW ggRNGROVER 5 82 216/585 ISO 01 °'9 2000 190 to - 2100 30.4 �Y a 27Z.4 //� 7 4.6 2 Z OQ 5455j0.' t� a2°49' 93.1 2300 5 90 2900 —r 2800 J� — 0 InaO 0 O - W `rT 3002 102, A2Ac. 93,j S82°4g,M1 90 x Q 3 1-- 2 I B 'a -- 82.3 3 700 74.3 °49 W p ppp N 8500 E '°D°Iz 74S , 32.4' 67.6' 100 So' S0 zoo' ri too 2400 S0 2501 2500 - 3300 N n h 3701 �.. r- I (. I \ 17-1 2 a — � T� ( J .07Ac. - - 74.3' '� °' 7 °_ °f 9 10 20 303400. 3 600 .O I ...� Ac. a ' h 50 tooso I ' 74.6 ' -- 10 ' \ too* ioo' $ S. W. SENEC. 3800 5 - 80 2 4400 25 — n 47 O oo 4G0O1oo — too ,,- 3800 — a r rj�T- 125 /� �.`'. r PHOTOGRAPH OF COMPARABLE SALE - AL Sale No, 8 Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Commercial - Vacant _ Sale No. 8 Our File No. Geodetic Quadrant; Location: Northeast corner, Boones Ferry and Tualatin Road Legal: T: 2S R: 1W Sec. : 24BC Tax Lot: 300 & 400 Price/Terms: $156,000 Grantor: Charles Scroggin & Peter Moe Grantee: Paul E. Klein Recording: 83-46817 Date: 12/83 Verified with: Dr, Klein Date : 12/30/86 Phone : Tualatin By Whom: H. Meyer Size : 61 Ac e 26 A 2 Overall Price per Acre (Unit) $5.87/ Zone - Use Permitted : Commercial - Office Analysis: Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) $5,87/0 Comments : (Property Description - Land Class - Area Influences, etc.) This property is located at the corner of S. W. Boones Ferry and Tualatin Road, as indicated above. It is on grade with the street, just above the flood plain of the area. This downtown area of Tualatin is scheduled for an urban renewal, so the area will increase in value. There is a considerable amount of traffic on Boones Ferry, a considerable amount of traffic on Tualatin Road. A quality medical condominium unit has been constructed on the site, and they have been sold and rented. The land needed some filling and upgrading after purchase. Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. £ 1 C3 1089 —_ 1 l 900 , _ I 500 LLJ _ I 10 I /'�/ 100' 36 6L O \ z 1000-'_l)6(r ` D .3/Ac. a 222 — — — -- — - 1100 ------- 256 TO f""BLIC 81-25594 a ---- 0 O n r. _L_. T +C54C,' + 7 5T. T � I 671.33 S.W. + W 31-Jrd3� '1- '-7c9� 61- 32892 V"' r_1 zs.o6 600201 1301 1400 .77 7,41'c. 51 Ac. .3OAc. .3i Ac. -- --� --- rn a O ro 1500 i �7r 46 Ac. .n C r= �I J 150.48 84.02 150' 61 201005 8282768 50.3 97.65 45.7g RIfaO c ST J0 84-9068 B! r: t 84-90 7 �`.iCI;TH 7i.G `.I • . I. y ii4 COk ••'r' 1DEOICr,TION - 104;A TON KA'_ _ 84 471,4 -r -- - - - 84-4762 210064.3OO,s TI 484C.1 2000 1900 loo — 1800 142.43=- � 'I 63Ac. _)0D b", c.1+ .3646. 2.86 Ac. NO. 7... i �oo9s 9 I AI W ti i 1 l Sale 1 i l r No, 9 J ----- _ _ 2200 �J ev n _ N N t") r- N °f n T t I O 1 Y ( I de u o __ 1- - ------ -- z L o_. -------------.-----_.._ .. .... ........-_._.... ----- _.._ 174.1; f S.W. WARM u SPRINGS --- - -UiGiI'0 lI'3/aAO -. .------------------------- — TO PV B U C e4-6007 300 2500 7/A� /.TO AC „lr I [,>7nn PHOTOGRAPH OF CQMPARABLE SALE r i Sale No, g f Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. Property Type Commercial - Vacant Sale No. 9 Our File No. Geodetic Quadrant Location : On North side of Tonka Street, East of Boones Ferry 400 feet Legal: T: 2S R: 1W Sec. : 24BC Tax Lot: 1900 Price/Terms: $90,000 Grantor: Tonka Investments Grantee : Richard L. Sweigert Recording: 85-49272 Date: 12/85 Verified with : Deed Date : Phone : By Whom: Size : 036 Ac. Overall Price per Acre (Unit) $5.74/ 15,681 Zone - Use Permitted : Commercial - car wash Analysis : Buildings Other Rental Land Residual $ Vacant Land Price per Acre (Unit) $5,74/ Comments: (Property Description - Land Class - Area Influences, etc.) This property is on an inside street, just out of the Urban Renewal area of Tualatin, in an area which gets some spinoff traffic from Fred Meyer and from the through traffic going out Tualatin-Sherwood Road and out Boones Ferry Road. It is a good location for the car wash which has been located on it. It is E-Z Kleen car wash by name. The site was quite buildable, Harold F. Meyer, M.A.I., S.R.E.A., A.R.A. r SUM ER SL 5YOQ,. > ger w S.W BRITTANY v a - \p MERCREST g.}• S.W. TIGARD ST. M' S.W. p ASH UR D�• nRESTONE 716 O - - S.W. �. S.W. st�� ;= j", -�o r Cr p FEIRIN� LN. Q ; MARY �....�. `CT SUMMERCRP4T: oia' ji 4t 11 S.W. H W00011ARO .. -. `9.W 14 ; 9- SWENDON EL f.1fENTAR Y S.W. ' � Q- S'."" g'a' SCHOOL KATHERINE ST�T S W r ~MEADOW ST, y _ Jam. ALV r S.W. Ill Z RISE. 1 ;W. • 37 a - �-.`' .W. KATHERlN ST J sM Say S.W.. KATHERI�d ST. o ui 413th CT./..^.. csserl ✓ t a 8oW. ;Sh m ESTBIxrr C jlI" S.W. MIMN S.W _ W. 123 < vi o .�1Y sT Cr�+E 4 WILL > CT. "1= $,W. - rowcGv •.. .S.W. JOMP43C PROPOSE.. 3.q. RIDGE 5A. .5 .W-k SW. N.nmina ; S.W. C. MUR.RAv IILvC - �- ��SCOrr OR. 131 at 9 hry .< ANN LYNN $T ` I SCN,Gc N ,CLP AL� `. EXTENSION X410 AVE a LL S.W. y�pp /• OR Gf. a C7 W. KAREN S.W. ST. _ APN! ,�. OOyK. PL. S.W. BROOK) v 16 W. CT. c PL. S.W. •.p.r L� .�� WACACIT� -AVE CT. E 41 CT. �g�• _ 1 S.W. MARIE 'i0)> S.W. S.W. ERROL ST BROOKSIOE" ,t ��-- M » FERN yA u W CT TIPPITTSW AVE. S.W. ST. > S.W. S.W. aPLh of; .` .pf dT ti 1 CARMEN ST. y -W S.W. ALBERTA z ERTE - I07ill xnrK, ST. S.W. u.S.W. P�� PL.PL S vi S SON R '6 T. JAM S W S. z S.W. RD `Lqy o ♦ Gt' DELL CT. x - CTS'1< HE19\ 9 Of.� ; CT ' a,r<. S.W. MARION qy K - S.W. <> S d'?P!v 0 N 41R> a MIRA COOK n CT.35 LN P 9 I ✓{.�. v3 : _ W. NOVA�r sl� 3 01 SSE d' N. CT. S.W.r^' FAIRHAVEN (j� N•�t ST. FAIRHAY N S.W S.W. C WAY STEVEN T. 0 ROSE a1.a! VISTA =I> cy�� S.W W S.W. HILLVIEw DR. `H �Pti•3�� VIEWMDUNT 9.W < ST. S. E9 ' 'cP G y_0, 3 DR. H RO 97223 sl S.W. VIEAMOLN. \,• 3:Y W "IS W. HIGH TOR RD. �"""�Tp-- �— � G O 97224 1 I W ILI 1 > _ T. r.� S.W. 1 rv• < DUCHILLY 9.WyF,�� a�Sc..� c _E Ci'P yo< < 31-`=a vim�c~i 1 CT VISTA MCFARLANO S. O v tiP S.W. h�� 3 S.W. CT P0VIE S IEW 'TER NWI- ` �_ S.W. S.W. u E W OR Y US S W ILDW000 m AVE..AVW. VI. v e gLC J N HAZELHILL ST c 3 O S.W. TERR IN. 3� 1 N K WK A �t W I P� W IY. LH. L Y�v W ui. MOUNTAI yz~~ 1 C13 a -cvil p > ,Z. S W. MURDOCK 1_ w 1 - 0 w0 , N L \a v a If O ti UNTIE 7. DDRB S.W. M GEORO JEEN I W OR. w -. ov y S0. S NNE Y / rfL, H S.W. KABLE STI P ui Qp a C�G�4 WILHIGHLAND LOWBROOK W.ENLEAF 9Fy `� - rV�—KT110 DR.�.1 / 4£ 6R£EHLEAF TERR CT. (J3 W -. 1z PRINCE V ` 4� I r SUMM RFIELD WKIMOBERt J+y4, HCITLIPW , �7 3' C,'S� µEfWS WnY y - 5 BEND PRINCE Q0 - y r 4'IO S. CENTURY ;~ BREn ' ,6_ -�B�R I C TY • S.W. Y -M CTEF . 1 3e AVE. �J 1 S Cr .4 14.`' '' 1 ui rc� J 1 aI PICK'S.3ils -4 a >i O S.W. KING _ � CT. W. OUEEN rn AVE. OICKSON v~i i tJ ly SMARY AVE. PL.$, i O > a i H x a� 9 Sly I '� �1 ( EN W- N P r S.W. R ENLANO D: S.W. ING RI 1 S.W. S.W. S.W. y v{ N n - RD. GRAVENS ST. WATSON S.W. RD. FISCHER rn P 3 r - 11d 10 3 � N 1 S W. S' CME' 6 I T R; IE Li g a - WAY }kl o PUEBLO a g slot IOBIhI ' AVE. �__� on 3iiu a 3 L` --" u�TI741 ATIN a ? p 3 4 c a S.W. PALLACT y a I \F G ST s.w. h pRFF I 3g ``1 QpG \ sm. 2l� LEWIS 4'FG '^ a ` S.W. rBAYLOR 5T. I .W. GUNTHER 157t1 T LN.S.W. Rp 9 S.W. Sw 2P A' _ '1 ; "P 4 79th �DUVALL S.W. < Sk• LN.;f Ov S W, ST O L tnp, AVE. ST a 90UTMVIEW ST. m$i S.W. ; LONDON ; S.W. , S.W. a CUNTON 8T. 1 < o S.W. MEADOW 9T y ♦ IT. m TANGELA ui t. ♦. ;♦ OUTHVIE' CT. ; z .W. KATHERINE'ST. S_W vi < j a > S(' ; 3 PI m s a S.W. S.W. v! 9:M' J�' Ci I�D6 n o DARTMOUTH �_ STS O/ KAR OL CT. MM ST g?�;Ipa Pg'�,�4,P J I/ S.W. i o c / .UGLAS DR, W S.W. JOHNSON T/� FRCr A GEd m GARDEN .YD SALF_ `. CT. ^ 'QO C S LW. ti lJ PP 1 A.W . ELMHUR ST. « Q o > S 41 Ip MI J W a BROOKSIDE-�P� T SOS•%. S.W S.W 3 a S.W PL. S� S OKNOLL HERMOSO N < e c o a P ATKINS �EIy ��a CO r /tiS OR WAY S.W. FRANKLIN ,p 3 ».q IT �N M9• s• S.W r L.yG S,w,\ y. F,9 S.k, ST. o, S.W. SOUTHWO ST. w T BROOKSIDEO °•l c, I m AVE. Mc w _ 9 q< Prot 4Ewn GONZAGA ST. 1 F xz P S kFY LR H ECEN!'N/ARr S.W. m \r°F' 0 '?. T l•F ` �'1y9 ST, R,F SCHOOL 3 3 I—.—._ / , S.W. h HAMPTON N I 941 S n 0 < rFy \. l• ST ST. v I J, J Sw P O P A T %'f Sl S ��i (T I r A 1 �(( WESTLAKE DR.— CT^Yi 4 6 �V. E t r mCE/c YARNS Lf'11\ G K •p kPr" �t. �`• S.AVEGth T R 4 �, •iQ'tjY a l r / ` E W. 0SW Q FIR ST N SEN/OR -� r£R 9 Cr J r. « SW CE FIR Loon �o' `'�P�S�• `t 9P' �. Sr o vi U J ST. J \ < Zm S.W. �� . . ,t. .VILLAGE' GLEN CT. G SANDBURO EVECT. GLEN d DR. S.W. EDGEWOOD Li S.W. HILLVIST ST, \v ST. 5W. Eg 5 W S.W. TECH SW CHARLEE S,x ` F W C(. HILLVIIT S.W. 87th \ CENTER DR. 1 KPO CI. 3rv> IT. \ S'7223 WA.. / �✓; ypm,< < S.W w S.W T CRECOLORPFApLANDMARK S.W 97224— — o > ELROSE r CREEK _ °C y w ; < ELROSE a IT v S.W. PL LN. 1 MEADOWS R0. > W ST. FANNO r •S.W. Both CL �- -- c a 3�i a vim ca S.W.n o z Y CREF S.w. HpJ .3 ;r m MOUNTAIN LS.W. Q wU ,« •f _ $ r IEW TER vi>. `Amn SJI-ETW� EI LN. ZONE ENSWARD tL SGa`"p� p 5 W r / _ S.W. VI W m 94.:0 3 w LN. W. �-► .� O p S.w. TERR INEZ CT_ ST." a 387th C mm< ��•S.W. BONITAI RD. „w OS.W INEZ ST. ;n N. c S.W. ✓nrLOAr ;P>a S.W.ga68th 't, J p NrcN v N m N .,P < L...., S.W scHoor `S.W. PINElBROO W' I,i / 3 MURDOCK ST. vi S.W. a 87th KIMBALL CY MURDOCK m Q.Sy.Wg. B91A w ST. r£rRc£roN v S.W. SCHECKLA m ^ Q ; >S.W EC EMENTARY S. DR. Wo s m /.. S.W. BURMA RD. O N a MARo-Y SCHOOL y L S.W. HECT. `S.W. CTth tEj S.W' ar S.W. - t W 1 S.W. SHAKESPERE ST gay DR IN m GENTLEWOOOS o F- I BALE INE DR. DART Lm; S.W. LES CIT y y� - CT. DR. < ..� Z P a S.W. DAWN 3 0 3`> S.W. ROSS « e P S.W. vi BATTLER CT. ui g N�'a r- (94 Cl 3 F S.W. HDORO W vi < S.W. 94,H S.W. WESTLUND ; r � 1 x AVE. IT. vi ¢ S.W. KABLE 9T m VI. LAKE W. SUMMERFIELD IT. 5 DR. x S.W. ALDERBROOK S W. S,of- OC?' 3t.Z OO PL. GENTLE WOODS I SW HIGHLAND ,N. 0.90. '� rN NY J KABLE 1 FST J GREEN LEAF 0� r4i4 �U S.W n�A V o LN CT. P w HAMLET cf HARRINGTON A ,LEAF (ERR. + U A Jo N S.W. HAMLET IT s' tiY ¢ Q-L W W j _Z 2FIEL0 WKIMBERLY SUMMERFIEL o v `�,ON S.W y i ; 3 Q� ?1 > a Y DR -♦•2` GS ILLER Sr 1 lL y �� 1 "I a W q or LN, S S 3 W CT. S.W. pR H' P� y eB > 80th AVE SE ILL AVE. NF F.!a5 N N p�FhT 4 a nWACIFITOj ST.NTUgy P 3v BRENTWOODe FOOD S • Y ; DS W BOtLU ST. a a mII'U Y L4 H CT. STRATFORD LP o RD 7 WASHIN TON If OAK MEADOW LN. r/CARO OUr?,AW � } �j I N H S s.w. S.W. W T,6ANo ✓usrlcE �L£IIEnrAR �5 �la a F�I p Is K Q M a scnoa couRT scnOOL OP1 I¢ � S.W. y CT S, w ST. .� z PICK'S n G JULIA > u s.A ' 0 1 r CT.y�� p PL. a N TEATAIENr w I•— — —.—•—.—agQ P ,��'�'•jr. MI L N' yj PLANT > 3w > I. a q KEH p> OO 5QQ M OR. a SW P° Wy CT 1.a3 pc,O S rn OUR ROSEWOOD UN y 1 WOODS EN PL, Lu 1 o w W. RN 00 T a S.W. R ENLAND DR N •'�'� ) ~ o PP+ m 1 �L�J ♦ BRADBURY FF' WILLOW DURA AM FLW RD / IT LAKE 1 , TOOK CT. 1 '(`P+ ; , i N J QSWE 0 PARK Q Z aW 5'(_�g O•k- w P o s UA , T 00 SW W. rn a n I CHEYENNE I / 9.W. `n <�1• KENNYC ROF W TRAIL IL / I CT S.W,OLLOW SW S.W. G D S.W. KENNY ST. £ I BRANDYSHIRE \ -',' S.W w S.W. g n S.W. p S� I� PAWNEE \ — � SW' CT '� 9 pTERR age RNDRt WHITEFURROW CT. o`. ZWA — �; PATH ruaLArIl S rv� r� >m ., S,W. ELLMAN LN. t •'S"fL v w trz FE WAY �''S.W. cc Ve rvr \ r m w� WY. r {41 h �10UCT S.W. TUALATIN -� ;o ; Y HALL& �C 3� 3 a SHAWNEE .,.h. PETERS R0. 1 \ .tl.- S W S W vi =3 TRAIL y ED WOSD u, BENFIELD VF � �• ® . • ,•��.•�.•�,.,� .� �► INCAS•��• ♦'''�.�;®, � +fit f NNE ► ,- , •� ® r r • �►• ■ MirOi� ��1�� ■ ,OMIN� AP IMP 7 y�1'r�'� ��♦ ,Ills 111111®MEN lit OCR IN��• 117p, V pa- n Si••_ . �•.,;•,. . m� ■ ��r�,� .�■ ..-�®•!� ®'►,1 .. �• �►'�'�, ,;►fir; IRS !�'; ��L �i� X110, � � � — 'r'®��t® • ,3�� • sem■ sC�li � o � a fan e man Tr � s Now i MEN O f � � / R''a. mSA • ' dp IN i /.JeAP� ►ii. (� c . �' � .st 'r _ "s a.�v alt. A I c? s "� �. n, �. G ` •r ' 3 � iar-2tiVf �l � ®� �°w � •®r fir' �1.�:5;1 •�_1.�r,�} V 1 x�? t�R`�. N7 "�' R9 y„ . "w.lw. M Er •e■ .'rF'.._��' 1Adl rm QU am pw Ah NIP. - 'P*'—'Ol we v PLA WING MA?!,l g �- ;.� �d, \'y� `iI �,•`� Y� Ai� f �� ham'��}•� � hFr `�� 11 a rj �e `'�� ;�� ' �� •;�''�l'�s ;��c � \� eye �� ,®,¢,.� � ® �•`e.�fig^�-'�.��'ti '�T+�';K.'L•�"ta+s ,, '�•+f t �i�a � v�� J'' � 7+ : . : tr, ®�® -92a L '•1 1. Gip /y pr,,�}p f, 1wm ® � �1 �� .n`• LllyF��'t' mgo •i 4'�c 9 �y r� �`�,�_t'��^A rr-, �F�y_+,� �'Y., �� y� 'a �'' '- ��r�3s;�r, •`• +Y� •�°M Nii j• • y .�-aw�i9�G, �� +�a•>'�,d 5�•,��i G3 L3 7>': � fir.,: •$av'e'r '�o '��.r`4b "' } �. er, :3r �g�g� *•�-,w. .� jA{�` rr� �.t .:per q8,_ � .4 - +......:,�,� ,.� de ,..(r`3�i14�3./ IFIF�� `.'�'g"�•'.F "+7 �t �a� x Jws �z••+"A�YC3��, � . J6..4s SA-• L '� • C 9 > � -� G FSA '[13'. TR !. � y��.+� .•n �} ,+� fb" Ac�J��®�q!■ ®�® 4e"�eib37 Ks$+i�L !® 'lP z �� . 4 3 ' �� "�� '� ; c�Y`p4�•x �. 18 .66 . _ _ COD (CENTRAL BUSINESS DISTRICT) - 18 .66 .010 Purpose The purpose of the CBD Toning district, is to provide for a concentrated, central commercial office and retail area which also provides civic, high density residential and mixed uses . 18 .66 .020 Procedures and _pproval Process (a) A use permitted outright, Section 18 . 66 .030, is a use which requires no approval under the provisions of this code. If a use is not listed as a use permitted outright, it may be held to be a similar unlisted use under the provisions of Chapter 18 . 43 (UNLISTED USES) . (b) A conditional use, Section 18 .66 .040, is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria for approval are set forth in Chapter 18. 130, Conditional Uses . If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Chapter 18 . 43 (UNLISTED USES) 18 . 66.030 Permitted Uses Permitted Uses in the CBD district are as follows : (1) Civic Use Types (A) Civic services (B) Community Recreation (C) Cultural exhibits and library services (D) Lodges, fraternal and civic assembly (E) Parking facilities (F) Postal services (G) Public agency administrative services (H) Public safety- services (I) Public support facilities (J) Religious Assembly (2) Commercial Use Types (A) Amusement Enterprises (8) Animal sales and services (i) Grooming (ii) Veterinary : small animals (C) Automotive and Equipment (i) Cleaning (ii) Repairing: light equipment (D) Building maintenance services (1) Business equipment sales and services (F) Business support services (G) Communication seruicQs (H) Convenient sales and personal services (I) Eating and drinking establishments (J) Financial , insurance and real estate ser-vicrs (K) Food and beverage sales (L.) Medical. and dental. services .LIT -- 107 Rev . 1 /N`, (M) Participation sports and recreation: (i) Indoor (ii) Outdoor (N) Personal services : general (0) Professional and administrative services (P) Religious Assembly (Q) Repair services: consumer (R) Retail sales: general (S) Transient lodging (3) Residential Use Types (See R-40 and R-12 for development standards) (A) Single family attached residential units (B) Multiple family residential units The CBD zoning district allows for R-40 residential development except within the area south of Fanno Creek defined as follows : All lands bounded by Fanno Creek, Hall Blvd . , Omara, Ash Ave. and Hill Street within the CBD shall be designated R-12 (PD) and shall be developed as planned developments in conformance with the R-12 district standards . (C) Home Occupations subject to provisions of Chapter 18 . 142 . 18 6b 040 Conditional Use (Section 18. 130) Conditional Uses in the CBD district are as follows : (1) Adult Entertainment (2) Automotive and Equipment Sales/Retail, Light Equipment (3) Day Care Facilities (4) Utilities (5) Heliports, in accordance with the Aeronautics Division (ODOT) and the FAA (6) Hospitals (7) Spectator Sport and Entertainment Facilities (8) Group Care Residential (9) Vehicle Fuel Sales (10) Wholesale, Storage and Distribution, Light 16 66 050 Dimensional Requirements - Non-Residential Uses Dimensional Requirements for Non-Residential Uses in the t:BD district are as follows : (1) There are no minimum lot area or lot width requirements . (2) There are no minimum lot width requir®ments . (3) Except as otherwise provided in Chapter 18 .96 and Stctior, 18 . 100. 130, there are no setback requirements . III - 109 Rev , 6/86 50, (4) Except as otherwise provided in Section 18 .98 (BUTLDING HFAD T L..TMI'TATIONS) , no building in the CBD zone shall. exceed 80 feet in height. (5) The maximum height of any building in the CBD zone within 100 feat of any residential zoning district shall not exceed 40 feet. (6) The maximum site coverage shall. be 85 percent including buildings and impervious surface's . (7) The minimum landscaping requirement shall be 1.5 percent . 18 .66 .052 Dimensional Requirements — Residential Uses _-_YR- 40 Dimensional Requirements for Residential Uses in the R-40 - districts in the CBD district -are as follows : (1) There is no minimum lot area per unit. (2) there is no minimum lot width requirement. (3) The minimum setback requirements are as follows : (A) The front yard setback shall be a minimum of 20 feet. (B) On corner and through lots, the minimum setback for • each side facing a street shall be 20 feet, however, the provisions of Chapter 18 . 102 (VISUAL_ CLEARANCE) must be satisfied. (C) The side yard setback shall be a minimum of 10 feet, except as provided in subsection (5) . (D) The rear yard setback shall be a minimum of 20 feet, except as provided in subsection (5) . (E) Where the side yard or rear yard of attached or multiple family dwellings abut a more restrictive zoning district, such setbacks shall not be less than 35 feet. (F) Front of garage to property line abutting a public or private street shall not be less than 2.0 feet . (4) Except as otherwise provided in Chapter 18 . 98 (BUILDING IIEI(.,'HT LIMITATIONS) , no building in an R •40 zoning district shall exceed 60 feet in height. (5) The maximum lot coverage shall. be 80 percent including buildings and impervious surfaces. (6) The minimum landscape requirement shall be 20%. III — 109 51 1-8-..66 .054 yDimensional Requirements _.-_Residential Use __ R-_12 Special District Dimensional. Requirements - n th - r for R�s�.dential. Uses i c. R 12 ,r Special Districts in Lhe CBD district are as follows : (1) There is no minimum lot area per unit:. (2) There is no minimum lot width requirement . (3) The minimum setback requirements are as follows : (A) The front yard setback shall be a minimum of 20 feet . (B) On corner and through lots, the minimum setback fore each side Facing a street shall be 20 Feet, however, the provisions of Chapter 18 . 102 (VI:SUAL. CLEARANCE) must be satisfied . (C) The side _yard setback shall be a minimum of 10 feet, except as provided in subsection (5) . (D) The rear yard setback shall be a mi.riimum of 20 feet, except as provided in subsection (5) . (E) Where the side yard or rear yard of attached or mulA iple family dwellings abut a inure restrictive zoning district, ' such setbacks shall. not be less than 35 feet. (F) Front of garage to property line abutting a public or private street shall not be less than 20 feet . (4) Except as otherwise provided in Chapter 1.8 .98 (BUIL.DING HE1'1*C.;H1- I._IMITATIONS) , no building in an R40 zoning district shall. exceed 60 feet in height. (5) The maximum lot coverage shall be 80 percent including buildings and impervious surfaces. (6) The minimum landscape requirement shall be 20% on newly developed property . Landscaped areas on existing developed property in the CBD shall be retained . Buffering and screening requirements set forth in Chapter 18 . 100 shall be met for existing and new development. 1.8 .66 .060 Additional. Requirements Additional. Requirements in the CBD district are as follows : (1) Off -slraet parking and loading, Chapter 18 . 106 (2) Access ZAnd egress, Chapter 18 . 108 (3) 1 andscaping and screening, Chapter 18 . 100 110 (4) Signs , Chapter 18 . 11.4 . (5) Nonconforming Situations, Chapter 18 . 132 (6) Sensitive Lands, Chapter 18 .84 53 MINIMUM MINIMUM MINIMUM LOT MINIMUM MINIMUM MINIMUM FOR FRONT SETBACK MAXIMUM SIZE(d) LOT FRONT SIDE REAR CORNER + FOR SITE MAXIMUM MAXIMUM N0. ZONE SQ.FT. WIDTH 1'ARD(a,b) YARD(a) YARD(a) THRU LOTS(a) GARAGES COVERAGE HEIGHT OF UNITS/ACRE C—G NONE 50 ft NONE@ NONE NONE NONE@ N/A 85 45 ft N/A AR=20ft AR=20ft C—P 6,000 50 ft NONE@ NONE NONE NONE@ N/A 852 45 ft N/A AR:20ft AR:20ft ` --_ CBD NONE NONE NONE NONE NONE /VIA N/A 85: 80 ft@ N/A NON—RES 30 ft AR:30ft AR:20ft CBD—RES NONE NONE 20 ft 10 ft 20 ft 2.0 ft 20 ft 802 60ft N/A (R-40 6 MR:35ft AMR:35ft R-12) I—P NONE 50 ft 35 ft NONE NONE 20 ft N/A 752 45 ft N/A AR:50ft AR:50ft I—L NONE 50 ft 30 ft NONE NONE 20 ft N/A 652 45 ft N/A AR:50ft AR:50 ft I—H NONE 50 ft 30 ft NONE NONE 20 ft N/A 852 45 ft N/A AR:50ft AR:50ft (a) Visual clearance areas must be maintained. (18.102) (b) MF = Multi—family; SF = Single family dwelling units (c) Where abutting a more restrictive residential zone, then 30 ft. � (d) Additional information is available pertaining to "Grandfather Clause" on lot sizes and dimensions. d @ If within 100 ft. of residential area, then 40 ft. a@�a See Visual Clearance Areas, Landscaping and Screening Chapters of Code AR When a property line abuts a residential zone AMR When a property line abuts a more restrictive residential zone DAS:cn/90 �r C3't CITY OF TIGARD USES BY ZONES MATRIX "P" = Permitted Uses "C" = Conditional Uses which may be permitted subject to the approval of a Conditional Use Permit application. "X" = Use is specifically prohibited i ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C-N C-G C-P CBD I-H I-L I-P "' RESIDENTIAL USE TYPES (1) Single Family Detached P P P P P P P P X X X X X X X ' (2) Duplexes X X C C P P P P X X X X X X X (3) Single Family Attached X X X C P P P P X X X P X X X (4) Multiple Family X X X X X P P P X X P(R-40+) P X X X (5) Group Residential X X X X X C C P X X X X X X X (6) Group Care Residential C C C C C P P P X X X C X X X (7) Residential Homes P P P P P P P P X X X X X X X (8) Children's Day Care C C C C C X X X P P P C X X P (9) Manufactured P P P P P P P P X X X X X X X (10) Mobile Homes X X C C P P P P X X X X X X X 1 ZONE MATRIX PAGE 1 ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C-N C-G C-P CBD I-H I-L I-P CIVIC USE TYPES (1) Public Administrative Agency X x x x x x x X P P P P x X X (2) Community Recreation C C C C C C C C x x x P x x x (3) Cultural Exh. O Library Serv. X x C C C x x x P P P P X X x (4) Public Support Facilities P P P P P P P P x P P P P P P (5) Hospitals x x C C C C C C C C C C x x x (6) Civic Services x x x x x x x x X x x P x x x (7) Lodge,Fratern.4 Civic Assem. X x X x x C C C C P P P x x X- (8) Utilities C C C C C C C C C C C C C C C (9) Parking Facilities x x x x X C C C C P P P P P P (10) Postal Services x x x x x x x x P P P P P P P (11) Public Safety Facilities C C C C C X x x P P P P P P P (12) Religious Assembly C C C C C C C C C P X x x x X (13) Schools C C C C C C C C X X x x x X X (14) Accessory Dwelling Unit C C C C C x x x X x x x x x x ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C-N C-G C-P CBD I-H I-L I-P COMMERCIAL USE TYPES (1) Adult Entertainment X X X X X X X X X C x C X X X (2) Agricultural Sales 5 Serv. X X X X X X X X X P X X P P X (3) Agricult. Horticulture Serv. X X X X X X X X X X X X X P X (4) Amusement Enterprise X X X X X X X X X P X P X X X (5) Animal Sales 6 Services a. Auctioning X X X X X X X X X X X X P P X b. Grooming X X X X X X X X X P P P X X X c. Kennels X X X X X X X X X X X X P P X d, Veterinary-Large X X X X X X X X X X X X P P P e. Veterinary-Small X X X X X X X X X P P P P P P ZONE MATRIX - PAGE 3 ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C-N C-G C-P CBO I-H I-L I-P COMMERCIAL USE TYPES (cont.) (6) Automotive 6 Equipment a. Cleaning X X X X X X X X X P X P P P X b. Fleet Storage X X X X X X X X X C X X P P X c, Repairs, Heavy Equip. X X X X X X X X X X X X P P X d. Repairs, Light Equip. X X X X X X X X X P X P P P P e. Repairs, Body, light X X X X X X X X X X X X P P C f. Sales/Rentals, Farm Equip, X X X X X X X X X C X X P P X g. Sales/Rentals, Hvy.Equip. X X X X X X X X X C X X P P X h. Sales/Rentals, Lgt. Equip. X X X X X X X X X P X X P P P i. Storage, Nonoperating Veh. X X X X X a X X X X X X P X X j . Storage,Recrea.Veh.& Boats X X X X X X X X X C X X X X X (7) Building Maint, Services X X X X X X X X X X P P X P P (6) Business Equip. Sales F, Serv. X X X X X X X X X X P P X X P (9) Business Support Services X X X X X X X X X P P P X X P (10) Communications Services X X X X X X X X X X P P X X P (11) Construction Sales 6 Serv. X X X X X X X X X X X X P P P (12) Consumer Repair Services X X X X X X X X P P X P X X X CiJ ZONE MATRIX - PAGE 4 ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C--N C-G C-P CBD I-H I-L I-P COMMERCIAL USE TYPES (cont.). (13) Conven. Sales G Pers.Serv. X X X X X X X X P P P P X X P (14) Eating & Drink. Establish, X X X X X X X X C P P P X X P (15) Explosive Storage X X X X X X X X X X X X P X X (16) Fin.,InsUr.,& Real Estate Sry X X X X X X X X P P P P X X P (17) Food 6 Beverage Retail Sales X X X X X X X X P P X P X X X (18) Funeral 6 Interment Services a. Cremating X X X X X X X X X P X X X X X b. Interring X X C C C X X X X X X X X X X c. Undertaking X X X X X X X X X P X X X X X d. Cemetaries X X C C C X X X X X X X X X X (19) General Retail Sales X X X X X X X X X P X P X X P (20) Laundry Services X X X X X X X X X X X X P P P (21) Medical 4 Dental Services X X X X X X X X P P P P X X P ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C-N C—G C—P CBD I—H I—L I—P COMMERCIAL USE TYPES (cont.) (22) Participant Sports 6 Recrea, a. Indoor X X X X X X X X P P P P X X P b. Outdoor X X X X X X X X X P P P X X P (23) Personal Service Facilities X X X X X X X X X P P P X X P (24) Profess. S Adm, Services X X X X X X X X P P P P X X P (25) Research Services X X X X X X X X X X P X P P P (26) Scrap Operations X X X X X X X X X X X X P X X (27) Spectator Spts.E, Enter. Fac, X X X X X X X X X P X C X X X (28) Transient Lodging X X X X X X X X X P P P X X X (29) Vehicle Fuel Sales X X X X X X X X C P X C P P/C P ZONE MATRIX— PAGE 6 D L-RC ZONES R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 C--N C-G C—P CBD I—H I—L I—P INDUSTRIAL USE TYPES (1) Light Industrial a. Mfg. of Finished Prod. X X X X X X X X X X X X P P P b. Packaging $ Processing X X X X X X X X X X X X P P P C. Wholesale, Stg. 6 Distri. X X X X X X X X X C X C P P P 1. Mini-Warehouses X X X X X X X X X C X X P P P 2. Light X X X X X X X X X X X X P P P (2) Heavy Industrial a. Mft. of Finished Prod. X X X X X X X X X X X X P P P b. Wholesale,Storage 6 Distribution — Heavy X X X X X X X X X X X X P X P Farming P P P P P X X X X X X X P P X Home Occupations P P P P P P P P P P P P X X X Heliports X X X X X X X X X C C C C C C DAS:bs1l0 ZONE MATRIX_- PAGE 7 i 40 . I • LO MAP L00 ` 1 2AD204-6941 P..C. T 0O�\ e Ac. 200 13,6651 1 643/533 O 200.0 G` 205.33 Sag° 0 E 499 T tiw` ♦'A � 1 Q I900 ,C ��.. I �� N6,•, B Ac. N 501 6 00 3.9 3 4C. �'•� 1 272.72 K > • 36.98' } 5590I0 ' t , —110 Q 600 �0s:_ `` I QOJAC• TJ�9• .. J �- � '• 4-r 001 W r i a z5� � r� , ♦4 v HALL BLVD LID NO. 85-1 CITY OF TIGARD, OREGON JUNE 10, 1986 PROJECT 85104 .3 _M I GHT OF WAY MAP 'k of f c .4X LOT 400 .4,z STATE,OF.OREGON. f County of Washington SS I, Dona►d 14 �oper f Assessment and Taxati� __ r of Con- veyances 4 d unty,,:dqq�=-here rdty that the wfthi,,Z= n eh�Q wrifing a received and recd 1 h000 rye ds,'oai unty. *1 . Don fd�W Mason D1 or of ♦" "slFnenta`�n. on, Ex- y�Off`cio;GouPia( crN o 1986 SEP 30 PN 1: 32 s..