14220 114th Ave

PROPERTY DEVELOPMENT PROFILE SUBJECT PARCELS 14220 SW 114th Avenue Portland, Oregon Washington County

PREPARED BY:

FIRST AMERICAN TITLE 121 SW Morrison St, Ste 300 Portland, OR 97204 OFFICE 503.222.3651

PREPARED FOR: Jennifer Saucy Summa Pacific Cascade 4949 Meadows Road, Suite 100 Lake Oswego, OR 97035

Wedn esday,May 16,2018 Th an kyo u f o r requestin gth is Pro perty Develo pm en tPro f ilef ro m FirstAm erican Title I n suran ceCo m pan y o fOrego n .Weprideo urselves o n pro vidin gpublic datain a pro f essio n al m an n er to h elp yo u presen taco m preh en siverepo rto n yo ur subj ectpro perty.

Y o u w ill f in din cludedin th is Pro perty Develo pm en tPro f ileth ef o llo w in gin f o rm atio n .

Pleasen o teth atw edo o ur bestto pro videth is in f o rm atio n f o r every pro perty,butat tim es itis n o tavailable.Th is is especially truef o r sparsely po pulatedareas.

1) Site Data –Th is sh o w s vario us pro perty ch aracteristics such as assessed/m ark et values,parcel an dbuildin gsiz e,lan duse,an dim pro vem en ttype.

2) Ownership –Th em o strecen tvestin gdeedcan bef o un dh ere.I faparcel is o w n ed by aco m m ercial en tity,th erem ay beadditio n al in f o rm atio n iden tif yin gth eprin cipal.

3) Aerial 4) Location –Y o u can f in dparcel m aps w ith lo tdim en sio n s an dm aps sh o w in grelatio n o fth esiteto th egreater co m m un ity in th is sectio n .

5) Zoning –Adef in itio n o fth especif ic z o n in gco decan bef o un dh ere,o f ten alo n gw ith az o n in gm ap o fth earea.

6) Transit –Wh en po ssible,in f o rm atio n abo utpublic tran sitaccessibility w ill bepro vided.

7) Natural Features –Th is sectio n m ay in cludein f o rm atio n abo utso il,f lo o dplain s,an d to po graph y.

8) Utilities -I fth eparcel is servedby apublic w ater o r sew er district,basic sk etch es o r co n tacts to th eappro priateauth o rities arelisted.

9) New Home Trends –Up to datein f o rm atio n an dsales f igures o n n ew residen tial pro j ects n ear yo ur site..

Pleasedo n o th esitateto co n tactus regardin gan y o fth ein f o rm atio n in cludedin th is Pro perty Develo pm en tPro f ile.Th o ugh th is is reliabledataassem bledby FirstAm erican Title,itis pro videdby th irdparties an dis n o tguaran teed.

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Chapter 18.110 RESIDENTIAL ZONES Sections: 18.110.010 18.110.020 18.110.030 18.110.040 18.110.050

Purpose List of Base Zones Uses Densities Development Standards

18.110.010

Purpose

One of the major purposes of the regulations governing development in residential zones is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible nonresidential developmentâ&#x20AC;&#x201D;schools, churches, parks and recreation facilities, day care centers, neighborhood commercial uses and other servicesâ&#x20AC;&#x201D;at appropriate locations and at an appropriate scale. Another purpose of these regulations is to create the environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zones of varying densities and developing flexible design and development standards to encourage innovation and reduce housing costs. (Ord. 17-22 §2) 18.110.020

List of Base Zones

A. R-1: low-density residential zone. The R-1 zone is designed to accommodate detached single-family homes with or without accessory dwelling units at a minimum lot size of 30,000 square feet. Some civic and institutional uses are permitted conditionally.

B. R-2: low-density residential zone. The R-2 zone is designed to accommodate detached single-family homes with or without accessory dwelling units at a minimum lot size of 20,000 square feet. Some civic and institutional uses are permitted conditionally.

C. R-3.5: low-density residential zone. The R-3.5 zone is designed to accommodate detached singlefamily homes with or without accessory dwelling units at a minimum lot size of 10,000 square feet.

Duplexes are permitted conditionally. Some civic and institutional uses are permitted conditionally.

D. R-4.5: low-density residential zone. The R-4.5 zone is designed to accommodate detached singlefamily homes with or without accessory dwelling units at a minimum lot size of 7,500 square feet.

Duplexes are permitted conditionally. Some civic and institutional uses are permitted conditionally.

E. R-7: medium-density residential zone. The R-7 zone is designed to accommodate attached singlefamily homes, detached single-family homes with or without accessory dwelling units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks are permitted outright. Some civic and institutional uses are permitted conditionally.

F. R-12: medium-density residential zone. The R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are permitted conditionally.

G. R-25: medium high-density residential zone. The R-25 zone is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units at a minimum lot

Residential Zones

18.110-1

Code Update: 12/17

size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright, and a wide range of civic and institutional uses are permitted conditionally.

H. R-40: high-density residential zone. The R-40 zone is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units with no minimum lot size. A limited amount of neighborhood commercial uses are permitted outright, and a wide range of civic and institutional uses are permitted conditionally. (Ord. 17-22 ยง2) 18.110.030

Uses

A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use that is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use as provided in Chapter 18.60, Use Categories.

2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, exceptions, or restrictions.

3. A conditional use (C) is a use the approval of which is discretionary with the hearings officer.

The approval process and criteria are provided in Chapter 18.740, Conditional Use. If a use is not listed as a conditional use, it may be held to be a similar unlisted use as provided in Chapter 18.60, Use Categories.

4. A prohibited (N) use is a use that is not permitted under any circumstance.

B. Use table. A list of permitted, restricted, conditional, and prohibited uses in residential zones is provided in Table 18.110.1.

C. Housing types. A list of permitted, restricted, conditional, and prohibited housing types in residential zones is provided in Table 18.110.2.

Use Category Residential Household Living Group Living [1] Transitional Housing Civic / Institutional Basic Utilities [2] Colleges Community Services Cultural Institutions Day Care [3] Emergency Services Medical Centers Postal Service

Residential Zones

Table 18.110.1 Use Table R-1 R-2 R-3.5

R-4.5

R-7

R-12

R-25

R-40

P R/C N

P R/C N

P R/C N

P R/C N

P R/C N

P R/C C

P R/C C

P R/C C

C C C N P/C C N N

C C C N P/C C N N

C C C C P/C C C N

C C C C P/C C C N

C C C C P/C C C N

C C C C P/C N C N

C C C N P/C N C N

C C C N P/C N C N

18.110-2

Code Update: 12/17

Use Category Civic / Institutional (contâ&#x20AC;&#x2122;d) Religious Institutions Schools [4] Social/Fraternal Clubs/Lodges Commercial Commercial Lodging Custom Arts and Crafts Eating and Drinking Establishments Major Event Entertainment [5] Outdoor Entertainment Indoor Entertainment Adult Entertainment Sales-Oriented Retail Personal Services Repair-Oriented Retail Bulk Sales Outdoor Sales Animal-Related Commercial Motor Vehicle Sales/Rental Motor Vehicle Servicing/Repair Vehicle Fuel Sales Office Self-Service Storage Non-Accessory Parking Industrial Industrial Services Light Industrial General Industrial Heavy Industrial Railroad Yards Research and Development Warehouse/Freight Movement Waste-Related Wholesale Sales Other Agriculture/Horticulture Cemeteries Detention Facilities Heliports Mining Wireless Communication Facilities [9] Transportation/Utility Corridors P=Permitted

R=Restricted

Table 18.110.1 Use Table (contâ&#x20AC;&#x2122;d) R-1 R-2 R-3.5

R-4.5

R-7

R-12

R-25

R-40

C C N

C C N

C C N

C C N

C C N

C C C

C C C

C C C

N N N C N N N N N N N N N N N N N N N

N N N C N N N N N N N N N N N N N N N

N N N C N N N N N N N N N N N N N N N

N N N C N N N N N N N N N N N N N N N

N N N C N N N N N N N N N N N N N N N

N N N C N N N N N N N N N N N N N N C[7]

N N N C N N N R[6] R[6] R[6] N N N N N N N N C[7]

N N N C N N N R[6] R[6] R[6] N N N N N N N N C[7]

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

N N N N N N N N N

P[8] N N N N P/R C

P[8] N N N N P/R C

P[8] C N N N P/R C

P[8] C N N N P/R C

P[8] C N N N P/R C

N N N N N P/R C

N N N N N P/R C

N N N N N P/R C

C=Conditional Use

N=Prohibited

[1] Group living with 5 or fewer residents permitted by right; group living with 6 or more residents permitted as conditional use.

Residential Zones

18.110-3

Code Update: 12/17

[2] Except water, storm, sanitary sewers, and other underground infrastructure facilities, which are allowed by right.

[3] In-home day care that meets all state requirements permitted by right; freestanding day care centers that meet all state requirements permitted conditionally.

[4] School bus parking is permitted on public high school sites as an accessory use if located a minimum of 200 feet from the nearest property line of any tax lot used for residential purposes. Maximum time limitation is 3 years. An extension to the time limit is possible through a major modification to the conditional use.

[5] Permitted as a conditional use on public school sites.

[6] Limited to ground-floor level of multifamily developments, not to exceed 10 percent of total gross square feet of the building. Animal boarding, even if enclosed within a building, is prohibited in residential zones.

[7] Only park-and-ride and other transit-related facilities permitted conditionally.

[8] When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot.

[9] See Chapter 18.450, Wireless Communication Facilities, for requirements.

Housing Types Single-Family Units, Detached Single-Family Units, Attached Accessory Dwelling Units [3] Duplexes Multifamily Units Manufactured Homes Mobile Home Parks P=Permitted

R=Restricted

Table 18.110.2 Housing Types R-1 R-2 R-3.5 P P P N N N R R R N N C N N N P P P N N C

R-4.5 P R[1] R C N P C

C=Conditional Use

R-7 P R[2]/C R P N P P

R-12 P P R P P P P

R-25 P P R P P P P

R-40 P P R P P P P

N=Prohibited

[1] Attached single-family units permitted only as part of an approved planned development.

[2] Permitted by right if no more than 5 units in a grouping; permitted as a conditional use if 6 or more units per grouping.

[3] Permitted subject to requirements in Chapter 18.410, Accessory Dwelling Units. (Ord. 17-22 ยง2) 18.110.040

Densities

A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zone. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zone based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zone has been established at 80 percent of maximum density.

B. Calculating minimum and maximum densities. The method for calculation of minimum and maximum densities is provided in Chapter 18.40, Measurements.

Residential Zones

18.110-4

Code Update: 12/17

C. Density standards. The maximum density limits and minimum density requirements are shown for each residential zone in Table 18.110.3.

D. Adjustments. Applicants may request an adjustment when, due to the size of the site or other constraint, it is not possible to meet the minimum density requirement and still comply with all of the development standards in the applicable base zone, as provided in Table 18.110.3. Adjustments are processed through a Type I procedure, as provided in Section 18.710.050, using approval criteria in 18.790.030.B.2.

E. Residential density transfer.

1. The units per acre calculated by subtracting land areas listed in 18.40.020.A.1.aâ&#x20AC;&#x201C;c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: a. The number of units that can be transferred is limited to the number of units that would have been allowed on 25 percent of the unbuildable area if not for these regulations; and b. The total number of units per site does not exceed 125 percent of the maximum number of units per gross acre permitted for the applicable base zone.

2. Units per acre calculated by subtracting land areas listed in 18.40.020.A.1.d from the gross acres may be transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: a. The number of units that can be transferred is limited to the number of units that would have been allowed on the wetland area, if not for these regulations; b. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable base zone. (Ord. 17-22 §2) 18.110.050

Development Standards

A. Compliance. All development shall comply with: 1. All of the applicable development standards for the applicable base zone, except where the applicant has obtained variances or adjustments in compliance with Chapter 18.790, Variances and Adjustments; and 2. All other applicable standards and requirements in this title.

B. Development standards. Development standards in residential zones are provided in Table 18.110.3.

Residential Zones

18.110-5

Code Update: 12/17

Standard Minimum Lot Size - Detached unit - Attached unit [1] - Duplexes Minimum Lot Width - Detached unit - Attached unit [1] - Duplexes Minimum Setbacks - Front yard - Side facing street on corner & through lots - Side yard - Rear yard - Side or rear yard abutting more restrictive - Distance between property line and front of garage Maximum Height Maximum Lot Coverage [2] Minimum Landscape Requirement Minimum Residential Density Maximum Residential Density

Residential Zones

Table 18.110.3 Development Standards R-1 R-2 R-3.5

R-4.5

R-7

30,000 sq ft N/A N/A

20,000 sq ft N/A N/A

10,000 sq ft N/A 10,000 sq.ft

7,500 sq ft N/A 10,000 sq ft

5,000 sq ft 5,000 sq ft 10,000 sq ft

100 ft N/A N/A

100 ft N/A N/A

65 ft N/A 90 ft

50 ft N/A 90 ft

50 ft 40 ft 50 ft

30 ft

30 ft

20 ft

20 ft

15 ft

20 ft

20 ft

20 ft

15 ft

10 ft

5 ft 25 ft

5 ft 25 ft

5 ft 15 ft

5 ft 15 ft

5 ft 15 ft

N/A

N/A

N/A

N/A

30 ft

20 ft

20 ft

20 ft

20 ft

20 ft

30 ft None

30 ft None

30 ft None

30 ft None

35 ft 80%

None

None

None

None

20%

80% of maximum density

80% of maximum density

80% of maximum density

80% of maximum density

80% of maximum density

1 unit/acre

2 units/acre

18.110-6

3.5 units/acre 4.5 units/acre

7 units/acre

Code Update: 12/17

Standard Minimum Lot Size - Detached unit - Attached unit - Duplexes - Boarding, lodging, rooming house

Table 18.110.3 Development Standards (contâ&#x20AC;&#x2122;d) R-12 R-25 Single Single Multifamily Multifamily Family Family 3,050 sq ft per unit

Minimum Lot Width None Minimum Setbacks - Front yard 20 ft - Side facing street on corner & 20 ft through lots - Side yard 10 ft - Rear yard 20 ft - Side or rear yard abutting more 30 ft restrictive - Distance between property line and 20 ft front of garage Maximum Height 35 ft Maximum Lot 80% Coverage [2] Minimum Landscape 20% Requirement Minimum 80% of Residential Density maximum Requirement density Maximum 12 units/acre Residential Density

3,050 sq ft per unit

R-40 Single Multifamily Family

None

None

3,050 sq ft per unit 1,480 sq ft 6,100 sq ft or 3,050 sq ft per unit None

15 ft

20 ft

15 ft

20 ft

15 ft

10 ft

20 ft

10 ft

20 ft

10 ft

5 ft [3] 15 ft

10 ft 20 ft

5 ft [3] 15 ft

10 ft 20 ft

5 ft [3] 15 ft

30 ft

30 ft

30 ft

35 ft

35 ft

20 ft

20 ft

20 ft

20 ft

20 ft

35 ft

45 ft

45 ft

60 ft

60 ft

80%

80%

80%

80%

80%

20%

20%

20%

20%

20%

80% of maximum density 12 units/acre

80% of maximum density

80% of maximum density 25 units/acre

80% of maximum density

1,480 sq ft

6,100 sq ft

25 units/acre

None

None None None

None

None

80% of maximum density 40 40 units/acre units/acre

[1] Single-family attached units permitted at 1 dwelling per lot with no more than 5 attached units in one grouping.

[2] Lot coverage includes all buildings and impervious surfaces.

[3] This shall not apply to attached units on the lot line on which the units are attached.

C. Projections not for human habitation. Projections such as chimneys, spires, domes, elevator shaft housings, towers excluding TV dish receivers, aerials, flag poles, and other similar objects not used for human occupancy, are not subject to the building height limitations of this title.

Residential Zones

18.110-7

Code Update: 12/17

D. Setbacks from future right-of-ways. For the purpose of measuring setbacks from right-of-ways, the setback shall be measured from the ultimate right-of-way as shown in the Transportation System Plan.

E. Projections into required yards. The following may project into required yards: 1. Cornices, eaves, belt courses, sills, canopies, or similar architectural features may extend or project into a required yard not more than 3 feet provided the width of such yard is not reduced to less than 3 feet.

2. Fireplace chimneys may project into a required front, side, or rear yard not more than 3 feet provided the width of such yard is not reduced to less than 3 feet.

3. Open porches, decks, or balconies not more than 3 feet in height and not covered by a roof or canopy, may extend or project into a required rear or side yard provided such natural yard area is not reduced to less than 3 feet and the deck is screened from abutting properties. Porches may extend into a required front yard not more than 3 feet.

4. Unroofed landings and stairs may project into required front or rear yards only.

5. In the R-12 zone, bay windows and projections with floor area may project into required interior side and street side yards by 1 foot provided they do not: a. Exceed 12 feet in length; b. Contain over 30 percent of the dwelling unit side elevation square footage; and c. The width of the interior side yard is not reduced to less than 3 feet. (Ord. 17-22 ยง2)

Residential Zones

18.110-8

Code Update: 12/17

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S A N I TA RY

S E W E R

I N F O R M AT I O N

City of Tigard | 8777 SW Burnham St., Tigard OR 97223 | 503.718.2591

Legend Sanitary Manhole

Sanitary Pump Station

Sanitary Main

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Out of Service

S T O R M

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I N F O R M AT I O N

City of Tigard | 8777 SW Burnham St., Tigard OR 97223 | 503.718.2591

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