10480 SE Helenius St Developers Packet by John DeCosta

Developer folio Subject Property 10480 SW Helenius St Tualatin OR 97062 2S135CB 00200 Washington County

Prepared by Client Services Group Fidelity National Title | Portland 503-227-5478 csrequest@fnf.com

Prepared for Keller Williams Realty-Portland Premiere John DeCosta 503-336-7354 John@DeCosta-Properties.com

Fidelity National Title Company Of Oregon Prepared By : Sherri Michl Date : 12/15/2014

900 SW 5th Ave., Mezzanine Level Portland, Oregon 97204 Phone: (503) 227-LIST (5478) E-mail: csrequest@fnf.com OWNERSHIP INFORMATION

: Doll Gerald T : : 10480 SW Helenius St Tualatin 97062 : 10480 SW Helenius St Tualatin Or 97062 :

Owner CoOwner Site Address Mail Address Telephone

Owner(s) :Doll Gerald T :Doll Gerald T/Laura E :Richardson (Doll) Laura :Richardson Laura (Doll) : :

Date :04/11/2005 :05/04/1999 :03/15/1993 :01/07/1993 : :

Bldg # 1 Of 1 Ref Parcel Number : 2S135CB 00200 T: 02S R: 01W S: 35 Q: SW QQ: NW Parcel Number : R0560155 County : Washington (OR)

TRANSFER HISTORY Doc # Price 39002 : 54643 : 19083 : 989 : : :

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat School District Class Code Land Use Legal

Deed Loan :Interspousal :$175,000 :Bargain & Sal :$144,000 :Quit Claim : :Quit Claim : : : : :

Type :Conventi :Veterans : : : :

ASSESSMENT AND TAX INFORMATION

: 685 D7 : 321.09 Block: 2 : 4TL0 : : Sherwood : Mobile Home : 1910 Res,Potential Development,Improved : COMTE & KOHLMAN'S LITTLE HOMES : NO.3, LOT 35, ACRES 3.46 :

Mkt Land Mkt Structure Mkt Total %Improved M50AssdTotal Levy Code 13-14 Taxes Millage Rate

: $314,500 : $38,880 : $353,380 : 11 : $192,150 : 08813 : $2,905.20 : 15.1194

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Heat Method Foundation Lot Acres Lot SqFt Garage Type Garage SF

:3 : 2.00 : Heat Pump : Post Pier : 3.46 : 150,718 : :

Year Built EffYearBlt BsmFin SF BsmUnfinSF Bldg Sq Ft 1stFlrSF UpperFlSF Porch SqFt

: 1980 : 1980 : : : 1,782 : 1,782 : :

Attic SqFt Deck SqFt ExtFinish Const Type Roof Shape Roof Matl InteriorMat Paving Matl

: : 272 : Wood Std Shtg : Wd Stud\shtg : Gable : Steel Fabr : : Concrete

This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report.

Fidelity National Title Company Of Oregon 900 SW 5th Ave., Mezzanine Level Portland, Oregon 97204 Phone: (503) 227-LIST (5478) E-mail: csrequest@fnf.com

Parcel # : R0560155

Ref Parcel Number : 2S135CB 00200

The map is copied from the public records and is provided solely for the purpose of assisting in locating the premises. Fidelity National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements ascertained by actual survey.

7/1/14 TO 6/30/15 REAL PROPERTY TAX STATEMENT

2S135CB-00200

R560155 MORTGAGE CODE:

SITUS: 10480 SW HELENIUS ST,

COLL-PORTLAND ESD-NW REGIONAL SCH-SHERWOOD EDUCATION TAXES:

088.13 COMTE & KOHLMAN'S LITTLE HOMES NO.3, LOT 35, ACRES 3.46

MARKET VALUES: LAND STRUCTURE: TOTAL RMV VALUE:

314,500 38,880 353,380

337,250 38,310 375,560

TAXABLE VALUES: ASSESSED VALUE

192,150

197,910

$2,905.20

55.97 30.44 952.40 $1,038.81

WASHINGTON COUNTY REG-METRO SERVICE PORT-PORTLAND FIRE-TV FIRE & RESCUE FIRE-TV FIRE & RESCUE LOL WASHINGTON COUNTY LOL AFTER REG-METRO-AFTER 1/1/2013 GENERAL GOVERNMENT TAXES:

444.98 19.12 13.87 301.85 49.48 116.77 19.00 $965.07

BOND-METRO SERVICE DIST BOND-PCC BOND-SD #88-SHERWOOD BOND-TV FIRE & RESCUE AFTER BOND-SCH-SHERWOOD AFTER BOND-METRO SERVICE AFTER BOND-PCC-AFTER BOND AND MISC TAX:

17.53 26.86 231.81 22.94 561.07 35.09 60.11 $955.41

$2,959.29 2014-15 TAX (Before Discount)

11/17/14 11/17/14 11/17/14

88.78 39.46 NONE

CLG-BOA

$2,870.51 $1,933.40 $986.43

$2,959.29

NO DELINQUENT TAXES DUE

TOTAL (After Discount):

$2,870.51

R560155

Overlay Information 2S135CB00200 Jurisdiction:

Urban Unincorporated Washington Co

Plan Designation: (Zoning)

FD-20 (click here to open .pdf) - FD-20 Land Use District Summary

General Setbacks for the Land Use District (May differ Front: 30 / Side: 10 / Rear: 25 / Street Side: 30 / Alley Loaded Garage: depending upon location): Within Urban Growth Boundary:

Yes

Within Metro's Urban Service Area (*Updated 06/30/2012): Yes In Urban Road Maintenance District (*Updated 06/30/2012):

In Urban Road Maintenance District (*Updated 06/30/2012):

In ESPD (*Updated 06/30/2012):

Ground Water Resouce Area:

SHERWOOD-WILSONVILLE

SDL Assement Area/zone:

Not in an Assesment Area.

Fire District (*Updated 06/30/2012):

TVFR

Fire Management Zone:

6589

Park District:

Not In Park District

Park District:

Not in North Bethany Sub Area

School District (*Updated 06/30/2012):

SHERWOOD

Elementary School Attendance Area:

Not in Beaverton School District

Election Precinct:

438

Commissioner District:

3- Roy Rogers

Assessor Area:

Citizen Participation Org:

CPO5

Community Plan Map:

COUNTY

Historic & Cultural Resource Inventory:

Not located within a Historic and Cultural Resource Inventory Area

POD Date Zoned:

POD:3-4/19/61

ODOT District:

Plat:

COMTE AND KOHLMAN S LITTLE HOMES NO.3

Census Tract:

032109

Census Block:

2033

Census Blockgroup:

Census Geoid:

410670321092033

Zipcode:

97140

Garbage Hauler:

No Info

Garbage Dropbox:

No Info

Thomas Brothers Guide:

Page: 685 - Grid: D7

* The data layers used to derive items in the report are assembled from multiple sources. Report items flagged with an asterisk (*) are derived from the taxcode layer maintained by Washington County’s Department of Assessment and Taxation Cartography Division. The taxcode layer is updated once a year on June 30th and may not reflect final/proposed annexations or boundary adjustments. All information should be verified with individual service districts. © 2000 - 2014 Washington County. All rights reserved. Links to external sites do not constitute endorsements by Washington County. By visiting this and other Washington County web pages, you expressly agree to be bound by the terms and conditions of the site. For questions regarding information privacy, liability, accessibility, and public records policies, please review the statements document. This page maintained by Washington County Technology Services. Need assistance with this page? email us

SW 106T H AVE

SW CLEAR ST

DG EPO

AV E

SW 1 0 4 TH

TE R

Data Resource Center/Metro

SW HELENIUS RD

SW HELE NIUS ST

SW GR A HAM S FE RRY

10480 SE Helenius St

SW WHITEBARK LN

SW TONQUIN LOOP

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

10480 SE Helenius St Property of Interest Taxlots

100

Feet 200

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

Tualatin Teens & Tots

S W 87TH PL

TH DR

C HILKA

IBACH CT

Tualatin High

SW TE R

EN O

SW IOWA DR

Tualatin

SW 1 0 4 TH

SW 112TH AVE

SW HELENIUS RD

SW S TONO DR

SW NORWOOD RD

RRY

Horizon High School

SW GRAHAMS FE

10480 SE Helenius St

SW WALD

SW BROWN ST

SW TONQUIN LOOP

W OOD ST

SW DOG

SW 1 0 4TH AVE

ONEIDA ST

Sunrise Montessori School

SW MIA MI DR

SW 106TH AVE

SW MARILYN ST

SW TAYLO RS D

S ST

103RD A

AVE

SW 107T H

MEIER DR

SW NELSON ST

SW 103RD CT

SW 109 TH TE R

SW 108TH AVE

SW F ULL

SW IBACH ST

EHA LI

Edward SW ARIKARA DRDa t aRByrom es our ceCent er / Met r o Elementary

A DR BI

Koller Wetland Park

T AN

M CA MC

GE S ED SW H

SW GRAM ST

SW COLU M

SW BLAKE ST

SW BOONES FERRY RD

SW 105TH AVE

0 8TH AVE

SW 115TH AVE

SW TALAW AD R

SW P

SW KOLLER ST

Ibach Park

AVE

SW SIUSLAW LN

SW COQUIL LE DR A ULINA DR

SW ALSEA DR

DR ER

SW AR AP AH O

TH 90

SW MORATOC DR

SW 1

SW CHERRY LN SW KILLARNEY LN

SW TONQUIN RD

SW GREENHILL LN

T onqui n ur ban r eser ve

§ ¦ ¨ I5

SW CLAY ST

I 5East– Was hi ngt onCo ur banr eser v e

Wilsonville

YA VE

SW DAY RD SW PARKWA

SW CAHALIN RD

10480 SE Helenius St Property of Interest Tualatin Wilsonville City Limits Parks and Natural Areas UGB Rural reserves Urban reserves

School

750

Feet 1,500

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

SW TUALATIN RD

Data Resource Center/Metro

S W 86TH AVE

SW 65TH AVE

SW 70TH AVE

S W 75T H AVE

RRY SW BOONES FE

SW FROBASE RD

SW DAY RD

SW ELLIGSEN RD SW RIDDER RD

SW BAKER RD

Bike Route River

½ ¾

Railroad

SW MALLOY WAY

XER O

S W PR INT E

SW CAN YON CREEK

RD N

SW 95TH AVE

Bus lines

10480 SE Helenius St

SW STAFFORD RD

AT LA ND

SW GARDEN ACRES RD

SW W

Park & Ride

SW 112T H

AVE

SW MORGAN LN

SW CAHALIN RD

10480 SE Helenius St Property of Interest \\ WES

ü û ú

SW NORWOOD RD

S W

SW CLAY ST

§ ¦ ¨ I5

T A DR

SW 82ND AVE

SW TONQUIN LOOP

KE R

SW BLAKE ST

SW STONO D

D O WAY

SW MORGAN RD

SW 106TH AVE

MCCA

QU N

SW ROBBIN S RD

MAN D AN

ST EG ON OR

SW MURDOCK RD

TD MA N

I205

DAK O

SW IBACH ST

R AD

§ ¦ ¨

N HLKE L DA

SW AL SE

AWK S T

SW SAGERT ST

AVE

LLAR NEY LN

SW 115TH AVE

D RD

SW 9 0T

O N SHERWO S W TUALATI

S W 105TH AVE

AVE SW TET O N

LB R GA

SW 95TH AVE

SW 124T H AVE

SW NYBERG ST

A TH

VE S W TETON A

N MA HE R

SW CHI LDS RD

SW S W E EK DR

LEVETON DR W

SW 118TH AVE

E RD IPOL SW C

C DR I FI C A

SW FROGPOND LN

1,750

Feet 3,500

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

SW CLEAR ST

SW 106TH AVE

280

290

Data Resource Center/Metro

340

SW 1 0 4 TH

TE R

SW HELENIUS RD

300 SW GR A HAM S FE RRY

310

32 0

33 0

10480 SE Helenius St

SW WHITEBARK LN

29 0

SW TONQUIN LOOP

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

10480 SE Helenius St Property of Interest 100' Contour 10' Contour River Wetland Floodplain

Feet 150

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

NK TON

OOD ST

SW YA

SW COTTONW

10 30 0

SW 105TH AVE

SW 106TH AVE

Data Resource Center/Metro 2 0 27

SW MCKINN EY ST

R SW MIAMI D

SW DOGWOOD ST

0 28

ST SW B ROWN

SW 108TH AVE

35 0

250

35 0

TE R

29 0

SW 1 0 4 TH

AVE

SW HELENIUS RD

OL E EP DG LO

0 33

10480 SE Helenius St

SW CLEAR ST

SW WESTFALL CT

0 24

2 70

FER

SW WHITEBARK LN

SW GR A H

AMS

RY R D

SW HELE NIUS ST

SW TONQUIN LOOP

29 0

2 80 27 0

320

23 0

3 10

2 80

290

300

30 0

3 10

0 26

280

Sources: Esri, USGS, NOAA

10480 SE Helenius St Property of Interest 10' Contour 100' Contour 10% slope 25% slope World Terrain Base

0 27

27 0

200

Feet 400

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

NK TON

OOD ST

SW 105TH AVE

Data Resource Center/Metro

SW HELENIUS RD

AVE

SW 1 0 4 TH

10480 SE Helenius St

OL E EP DG LO

TE R

SW CLEAR ST

SW WESTFALL CT

SW MCKINN EY ST

SW 106TH AVE

SW DOGWOOD ST

R SW MIAMI D

SW B ROWN

SW 108TH AVE

SW YA

SW COTTONW

SW WHITEBARK LN

SW GR A H

AMS

FER

RY R D

SW HELE NIUS ST

SW TONQUIN LOOP

F 10480 SE Helenius St Property of Interest Stream Wetland

200

Feet 400

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

NK TON

OOD ST

SW YA

SW COTTONW

Data Resource Center/Metro

SW 105TH AVE

SW MCKINN EY ST

SW 106TH AVE

SW 108TH AVE

R SW MIAMI D

SW B ROWN

SW DOGWOOD ST

RML

SW HELENIUS RD

AVE

SW 1 0 4 TH

10480 SE Helenius St

OL E EP DG LO

TE R

SW CLEAR ST

SW WESTFALL CT

SW WHITEBARK LN

SW GR A H

AMS

FER

RY R D

SW HELE NIUS ST

SW TONQUIN LOOP

FD-20

F 10480 SE Helenius St Property of Interest City Limits

Zoning

Tualatin, RL

Tualatin, RML Washington Co., FD-20

200

Feet 400

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

308

FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

308-1

Intent and Purpose

III-61

The FD-20 District applies to the unincorporated urban lands added to the urban growth boundary by Metro through a Major or Legislative Amendment process after 1998. The FD-20 District recognizes the desirability of encouraging and retaining limited interim uses until the urban comprehensive planning for future urban development of these areas is complete. The provisions of this District are also intended to implement the requirements of Metro’s Urban Growth Management Functional Plan. 308-2

Uses Permitted Through a Type I Procedure: The following uses may be permitted unless specified otherwise by the applicable Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban Area. These uses are permitted subject to the specific standards for the use set forth below and in applicable Special Use Sections of Section 430, as well as the general standards for the District, the Development Standards of Article IV and all other applicable standards of this Code.

308-2.1

Accessory Uses and Structures - Section 430-1.

308-2.2

Any Type II or III use, expansion of an existing use or change of use which meets all of the following: A. Is exempt from application of the Public Facility Standards under Section 501-2; B. Is not in an “Area of Special Concern” as designated on the applicable Community Plan or the Future Development Areas Map in Policy 41 of the Comprehensive Framework Plan for the Urban Area; C. Is on an existing lot; D. Does not amend any previous approval or previous condition of approval; E. Is in compliance with all applicable standards of this Code; and F. Is not a telecommunication facility.

308-2.3

Bus Shelter - Section 430-23.

308-2.4

Detached Dwelling Unit (one) - when a city’s future comprehensive plan designation for the subject property is single family residential; or when the County land use district that was applicable to the property prior to designating the subject property FD-20 permitted a detached dwelling through a Type I procedure - Section 430-37.1.A. and 430-37.1.B.(1) & (2).

308-2.5

Home Occupation - Section 430-63.1.

308-2.6

Parks - Section 430-97; see also Section 308-7.1.

Date printed 11/21/13

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

III-62

308-2.7

Public and Private Conservation areas and structures for the conservation of water, soil, open space, forest or wildlife resources

308-2.8

Temporary Use - Section 430-135.1.

308-2.9

Manufactured Home - Section 430-76.

308-2.10 Co-located antennas, excluding those antennas exempt pursuant to Sections 430-109.1 and 201-2 – Section 430-109.3; see also Section 308-7.1. 308-2.11 Facility 2 communication towers to a maximum height of one hundred (100) feet, excluding those towers exempt pursuant to Sections 430-109.1 and 201-2 – Section 430-109.4; see also Section 308-7.1. 308-3

Uses Permitted Through a Type II Procedure The following uses may be permitted unless specified otherwise by the applicable Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban Area. These uses are permitted subject to the specific standards for the use set forth below and in applicable Special Use Sections of Section 430, as well as the general standards for the District, the Development Standards of Article IV and all other applicable standards of the Code. Approval may be further conditioned by the Review Authority pursuant to Section 207-5.

308-3.1

Home Occupation - Section 430-63.2.

308-3.2

Parks - Section 430-97; see also Section 308-7.1.

308-3.3

Construction of a local street not in conjunction with a development application or within existing right-of-way.

308-3.4

Temporary Use - Section 430-135.2 A.

308-3.5

Co-located antennas, not otherwise allowed through a Type I Procedure – Section 430-109; see also Section 308-7.1.

308-3.6

Day Care Facility - 430-53.2 I., except as prohibited in Area of Special Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan.

308-3.7

Tree removal in areas identified in the applicable Community Plan as Significant Natural Resources, and in areas identified as Goal 5 Resources for Area 93 by Policy 41 of the Comprehensive Framework Plan for the Urban Area, subject to Section 407-3.

308-4

Uses Which May Be Permitted Through a Type III Procedure The following uses may be permitted unless specified otherwise by the applicable Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban Area. These uses may be permitted subject to the specific standards for the use set forth below and in applicable Special Use Sections of Section 430, as well as the

Date printed 11/21/13

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

III-63

general standards for the District, the Development Standards of Article IV and all other applicable standards of the Code. Approval may be further conditioned by the Review Authority pursuant to Section 207-5. 308-4.1

Cemetery - Section 430-27, except as prohibited in Area of Special Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1.

308-4.2

Commercial Chicken or Rabbit Raising.

308-4.3

Commercial Greenhouse.

308-4.4

Commercial Equestrian Uses, including Training Tracks, Riding Arenas and Stables (See Boarding of Horses - Section 430-21).

308-4.5

Contractorâ&#x20AC;&#x2122;s Establishment.

308-4.6

Day Care Facility - Section 430-53.2., except as prohibited in Area of Special Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1.

308-4.7

Public Building - Section 430-103; see also Section 308-7.1.

308-4.8

Public Utility - Section 430-105; see also Section 308-7.1.

308-4.9

Facility 3 and 4 communication towers, to a maximum height of one hundred (100) feet - Section 430-109; see also Section 308-7.1.

308-4.10 Broadcast Towers a maximum height of one hundred (100) feet - Section 430-109; this use is prohibited in the North Bethany Subarea Plan. 308-4.11 School - Section 430-121, except as prohibited in Area of Special Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1. 308-4.12 Religious Institution â&#x20AC;&#x201C; Section 430-116 except as prohibited in Area of Special Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1. 308-5

Prohibited Uses

308-5.1

Structures or uses not specifically authorized in Section 308.

308-5.2

Structures or uses prohibited by the applicable Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban Area.

308-5.3

The use of a recreational vehicle as a residence except where specifically authorized as a temporary use in Sections 308-2.8 and 308-3.4.

Date printed 11/21/13

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

III-64

308-5.4

The outdoor parking or storage of any five (5) or more vehicles on a single lot or parcel for more than forty-eight (48) hours, except as approved in conjunction with a development.

308-5.5

Keeping of fowl for sale, keeping of swine (except for up to three (3) purebred potbelly pigs as household pets and not for breeding purposes) or operating a feed lot, except as provided in Section 308-4.1.

308-5.6

Mounting a communication tower or antenna, that is not a permitted accessory use, on a detached dwelling.

308-5.7

Mounting an antenna, that is not a permitted accessory use, on a communication tower that is accessory to a detached dwelling.

308-5.8

Auto wrecking yards.

308-5.9

Any parking or storage of tractor-trailers, semi-trucks, or heavy equipment, except in conjunction with an approved development or with a farm or forest use.

308-6

Dimensional Requirements In applying the minimum lot size provisions of this District, the boundary lines used in the deed or sales contract shall be used. If a lot is bounded by a dedicated road, fifty (50) percent of the area of the road contiguous to the lot shall be considered as a portion of the lot. If the lot is severed by the road, one hundred (100) percent of the road area within the lot shall be considered a portion of the lot. This provision shall be liberally construed in favor of the landowner.

308-6.1

Lot Area: A.

The minimum lot area shall be twenty (20) acres unless specified otherwise by the applicable Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban Area, or as provided below.

Partitions or property line adjustments to create or reconfigure parcels less than twenty (20) acres may be allowed for public facilities and services associated with the provision of sewer, water, school, fire, and park and recreation services. If the partition is required to accommodate the sale of land for the noted public facilities and services, application submittal materials shall include the following in order to demonstrate proof of a qualified service providerâ&#x20AC;&#x2122;s intent to purchase the parcel(s) created through such a partition: (1) A letter of intent to purchase or signed purchase agreement from the applicable service provider for the proposed parcel(s), and (2) Application by all the owners of the subject property and the service provider(s) intending to purchase the proposed parcel(s), or any person authorized in writing to act as agent of the owners or service providers.

Date printed 11/21/13

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

III-65

C. In the North Bethany Subarea Plan, the minimum lot area for a property line adjustment may be less than twenty (20) acres when the following requirements are met: (1) The proposed configuration of each parcel is consistent with the applicable land use district(s) shown on the Subarea Plan's "Future Land Use Designations" map; (2) The proposed configuration of each parcel is consistent with the dimensional standards of the applicable land use district shown on the "Future Land Use Designations" map or the lot dimensions of Section 308-6.4, whichever is greater; (3) The proposed configuration of each parcel complies with any applicable requirements of the North Bethany Subarea Plan; and (4) The proposed configuration of each parcel complies with the provisions of Section 605-1.3. 308-6.2

Yard Requirements: The minimum yard requirements shall be: A. Thirty (30) foot front yard; B. Ten (10) foot side yard; C. Thirty (30) foot street side yard; D. Twenty-five (25) foot rear yard; E. Additional setbacks may be required as specified in Sections 411 and 418; and F. Required yards shall be horizontally unobstructed except as provided by Section 418.

308-6.3

Height: A. The maximum height for structures shall be thirty-five (35) feet, except as modified by other Sections of this Code. B. The maximum height for accessory structures shall be fifteen (15) feet except as modified by other Sections of this Code. C. Normal building appurtenances and projections such as spires, belfries, cupolas, chimneys, ventilators, elevator housings or other structures placed on or extending above roof level may exceed the thirty-five (35) foot building height limit to a maximum height of sixty (60) feet. D. The height of telecommunication facilities are regulated by the Permitted Use sections of this Land Use District, Sections 201, 430-1, 430-109 and other applicable provisions of this Code.

Date printed 11/21/13

ARTICLE III: LAND USE DISTRICTS 308 - FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20)

III-66

E. For any detached dwelling or manufactured dwelling (except manufactured dwellings in a manufactured dwelling park or a manufactured dwelling approved as a temporary use), and their accessory structures, the maximum building height shall comply with the Solar Balance Point Standard in Section 427-4. 308-6.4

Lot Dimensions: A. The minimum lot width at the street shall be forty (40) feet; B. The minimum lot width at the building line shall be seventy (70) feet; and C. The minimum lot depth shall be one hundred (100) feet.

308-7

Additional Standards

308-7.1

All new permitted uses shall be constructed in a manner which does not interfere with future conversion of the land to planned urban densities and/or uses.

308-7.2

Lawful nonconforming uses in the FD-20 District may be expanded or rebuilt to the limit of available services, through a Type II procedure when in conformance with the adopted Comprehensive Plan for the area. Expansion or replacement shall be subject to the provisions of development review and shall not include new uses.

308-7.3

Property in an Area of Special Concern on the Future Development Areas Map in the Comprehensive Framework Plan for the Urban Area is subject to the applicable Area of Special Concern provisions in Plan Policy 41.

308-8

Access All lots in this District shall either:

308-8.1

Abut a public street; or

308-8.2

Have an easement of record at least forty (40) feet wide at the street or as approved by the appropriate fire marshal. In cases where no fire marshal has jurisdiction, the easement shall be subject to the standards of Fire District #1.

308-9

Article IV - Development Standards In addition to the requirements of this District, the standards of Article IV Development Standards, including Section 422 (Significant Natural Resources), are applicable as required by Subsection 403-3.

Date printed 11/21/13

NK TON

OOD ST

SW 105TH AVE

SW 106TH AVE

SW MCKINN EY ST

Data Resource Center/Metro

SW HELENIUS RD

AVE

SW 1 0 4 TH

10480 SE Helenius St

OL E EP DG LO

TE R

SW CLEAR ST

SW WESTFALL CT

SW DOGWOOD ST

R SW MIAMI D

SW B ROWN

SW 108TH AVE

SW YA

SW COTTONW

SW WHITEBARK LN

SW GR A H

AMS

FER

RY R D

SW HELE NIUS ST

SW TONQUIN LOOP

F 10480 SE Helenius St Property of Interest As defined by Metro: This layer represents land appearing unimproved on aerial photography. The inventory reflects the Vacant Area: status of vacant land on the date the photos were flown. No conclusions regarding capability or availability for development should be made.

Building Footprint Land Use by Taxlot Agricultural Forest Public Single Family Vacant Unknown

200

Feet 400

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

SW CLEAR ST

DG EP

E AV

SW 106T H AV E

Clean Water Services District SW HELENIUS RD

SW 1 0 4 TH

TE R

Data Resource Center/Metro

City of Tualatin

10480 SE Helenius St

SW GR A HAM S FE RRY

SW HELENIUS ST

SW WHITEBARK LN

SW TONQUIN LOOP

F 10480 SE Helenius St Property of Interest City Limits Sewer District Inc. City

100

Feet 200

Map prepared 12/15/2014 by: Fidelity National Title 503.227.5478 ~ csrequest@fnf.com Data Source: Metro RLIS, ESRI This information is reliable, but it is not guaranteed. This map is not a survey.

0.0

22915

&8'' PVC

2.9 96828 4' '

22915

22930

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! &

Legend

96829 '

` ^

22980 22970 22960

& 22940

22945

# 22965

14 3

! &

22920

22935

9495 9495 22945 22955

0 22975

5320

22995

22985

SW NORWOOD RD

Treatment Plants Sanitary Valves

Pump Stations

F G

Permanent Flow Monitor Site

& &

LSI Manhole (LSI fees apply)

& &

Sanitary Dry Line MH - Not in service

! &

City Manholes

& &

CWS Sanitary Manholes

& &

Private Sanitary Manholes

& &

Abandoned Manholes

22996

802465 ! & ' &

8'' PVC 0.0223 294.64'

& '

SW MIA

317.21 ' 8'' PV C 0.0 295

TER

22865 37 0.0 25217 VC

P 8''

SW 104

23008

23035

8'' PV C 0.0 152 302.6 3'

22950

22945 22982

10356

10340

10324

10296

10278

10252

23065

162 C 0.0 8'' PV

10382

23034

23042

' 229.12

23051

PVC0.0726 495' # 224.33' 4424 8''4'' PVC

10263

97953 '

23033

802466 '&

10289

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23007

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10311

10335

802457

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22999

802464

120.0 A VE OLE GE"P " L OD

! &

5319

!' & 10377

SW HE LENI

22961

8'' PV C 0.0 142 134.3 4'

22940

059 C 0.0 8'' PV

! & &

SW HELENIUS RD

22955

22974

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47 0.00

802458 '

5318

22925

6' .7 92

P 8''

22905 22968

22950

22939

22924

22906

22917

22931

22915

10475

4 44 .0

22934

22972

10383

10361

10347

10325

10309

10293

10271

23050 0 23070

10257

23065

10480

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802469 '

8'' PVC 0.0062 391.2' SW WHITEBARK LN

8'' PVC ! &

58.39' ! 0.0046 &

CWS Electrical

23088

802467

802468 '

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CWS Fiber

802461 '

! &

10545

23125

23097 23099

10398

10392

10374

10350

10338

10316

10304

10282

10266

10248

CWS Gas

10200 10226

CWS Plant Water

& 23170

LSI Gravity Main (LSI fees apply) Sanitary Dry Line - Not in service City Sanitary Gravity Mains CWS Sanitary Gravity Mains

23205

Private Sanitary Gravity Mains 23240

SW TONQUIN LOOP

Abandoned Gravity Mains

23200

SW BOONES FERRY RD

City Force Mains

23285

CWS Force Mains Private Force Mains Abandoned Force Main #

Sanitary Reuse Main

GRACE COMMUNITY CHU HORIZON COMMUNITY CHURCH AND SCHO 23370 0 #9046 #

Storm Manholes Storm Closed Conveyance Pipes

10630

Taxlots Project Boundary 23365

CWS Boundary 23340

5418

UGB

23405

LSI Benefited Lots (LSI fees apply) Banks Beaverton Cornelius

23465

23470

Durham Forest Grove

5419

Gaston 23500

Hillsboro 23550

King City 5419

Lake Oswego 23515

North Plains

23600

Portland Rivergrove

23605

23370

5420

Sherwood Tigard Tualatin Annexations not yet incorp in City Limits layer

23677

23620 23740

SW GRAHAMS FERRY RD

23745 23740

TONQUIN RD

23750

23880

23845

10620

23855 9415

Sanitary 5419

23970

SW GREENHILL LN

23975

Clean Water Services Disclaimer regarding GIS data:

9470

24045

24130

24170

24005 24130

10685

24137

Last Update: 8/14/2009 Map/PDF Creation Date: Dec 07, 2014

9400

This product and its associated data is for informational purposes only and was derived from several databases. It was not prepared for, and is not suitable for legal, engineering or surveying purposes. Users of this information should review or consult the primary data and information sources to ensure accuracy. Clean Water Services cannot accept any responsibility for errors, omissions or positional accuracy. There are no warranties for this product. Mainline and service lateral locations are depicted using best available information but must be field verified and located before digging. Service laterals are marked in the field as “Unlocatable underground facilities” as defined in OAR 952-001-0010 (20). Easement data is not currently completed District-wide and should be used for general reference only. All sanitary or storm sewer data, with the exception of sanitary lines 24” and larger located within the city limits of Beaverton, Cornelius, Forest Grove, Hillsboro, Lake Oswego, Portland, Sherwood, Tigard or Tualatin, need to be verified by contacting the individual city. Notification of any errors would be appreciated. Clean Water Services, Development Services, 2550 SW Hillsboro Highway, Hillsboro OR 97123, (503) 681-5100

277457 '

23007

10289

SW HE LE277467 NIUS ST '

277456 '

10263

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312653 ' 12'' PVC 292.83'

312654 '

10356

10340

10324

10296

10361

10347

10325

10309

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22915

22930

22945

22935

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10293

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5320

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22995

SW NORWOOD RD

23035

23099

10392

10374

10350

10338

10316

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CWS Storm Manholes

Private Storm Manholes

Abandoned Manholes

23050 0 23070

277445 '

12'' PVC

10398

Abandoned Facilities

City/County/ODOT Manhole

23042

10257

12'' PVC 251.58'

Private Facilities

277464

12'' PVC 282.14'

CWS Facilities

23008

10252

10271

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312676

23034

10278

SW WHITEBARK ' LN

10'' PVC 107'

94' 10'' PV C 61.

261563 '

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312675 '

23065

277481

23097

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22920

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10545

270905 ± 270907

22996

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23065

10480

22940

22965

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10382

22960

277468 '

23033

23051

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277466 & ' & "312656

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22999

10311

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277455

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22970

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22982

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260297

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22955

277480

SW HELENIUS RD

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22961

260305 '

22940

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22925

22974

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22905 22968

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22950

22939

22924

SW MIA P

22906

22917

22931

22915

10475

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22934

22972

5318

260267 '

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277465 '

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23088

City/County/ODOT Pond Outlet CWS Storm Pond Outlet

"277444 '

" 23125

10304

312652 '

10282

10266

10248

10200

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10226

" "

23170

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Private Pond Outlet Sumped CWS Inlet Abandoned Inlets City/County/ODOT Inlets CWS Storm Inlets Private Inlets

23205

Storm Fitting

23240

SW TONQUIN LOOP

23200

SW BOONES FERRY RD

23285

Storm OutFall Storm OpenPipeInlet Sanitary Manholes Storm Open Conveyance Pond Outline

CWS Electrical

GRACE COMMUNITY CHU HORIZON COMMUNITY CHURCH AND SCHO 23370 0 #9046 # 10630

CWS Fiber CWS Gas CWS Plant Water Abandoned Storm Lines

23365

City/County/ODOT Lines 23340

5418

23405

CWS Closed Conveyances Private Storm Lines Sanitary Gravity Main Taxlots

23465

23470

Project Boundary CWS Boundary

5419

UGB 23500

Banks 23550

Beaverton Cornelius

23515

Durham

23600

Forest Grove Gaston

23605

23370

5420

Hillsboro King City Lake Oswego North Plains

23677

Portland

23620 23740

SW GRAHAMS FERRY RD

Rivergrove Sherwood Tigard 23745

Tualatin

23740

TONQUIN RD

Annexations not yet incorp in City Limits layer

23750

23880

23845

10620

23855 9415

23970

Storm 5419

SW GREENHILL LN

23975

9470

24045

24130

24170

24005 24130

9400

10685

24137

Last Update: 8/14/2009 Map/PDF Creation Date: Dec 04, 2014

Clean Water Services Disclaimer regarding GIS data: This product and its associated data is for informational purposes only and was derived from several databases. It was not prepared for, and is not suitable for legal, engineering or surveying purposes. Users of this information should review or consult the primary data and information sources to ensure accuracy. Clean Water Services cannot accept any responsibility for errors, omissions or positional accuracy. There are no warranties for this product. Mainline and service lateral locations are depicted using best available information but must be field verified and located before digging. Service laterals are marked in the field as “Unlocatable underground facilities” as defined in OAR 952-001-0010 (20). Easement data is not currently completed District-wide and should be used for general reference only. All sanitary or storm sewer data, with the exception of sanitary lines 24” and larger located within the city limits of Beaverton, Cornelius, Forest Grove, Hillsboro, Lake Oswego, Portland, Sherwood, Tigard or Tualatin, need to be verified by contacting the individual city. Notification of any errors would be appreciated. Clean Water Services, Development Services, 2550 SW Hillsboro Highway, Hillsboro OR 97123, (503) 681-5100

From: To: Subject: Date: Attachments:

Tony Doran Michl, Sherri RE: 2S135CB 00200; 10480 SE Helenius St Monday, December 15, 2014 4:22:32 PM image003.png image004.png

Sherri, 10480 SW Helenius St is shown below near blue=water, red=sewer, and orange=storm.

Tony Doran City of Tualatin | Engineering | Community Development

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Diagonal Hybrid

Diagonal

Improve Existing

$139M

$149M

$130M

$82M

$72-82M*

$34-44M

Ability to Phase

Supportive of Development

+ !

Environmental Impact

Consistency with RTP

Evaluation Measure Network Cost Future I-5 Connection Cost

Traffic Operations

Constructability

Sources: DKS Associates and Quincy Engineering, 2012

+ Performs well ! Performs adequately - Does not perform well – Performs poorly * The East-West concept provides flexibility for a second overcrossing, at an additional cost of $38M. ** The Diagonal Hybrid concept performs better than the Diagonal, but fails to serve forecast traffic demand.

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Diag. Hybrid Alt Cost ($M)

East-West Alt Cost ($M)

Previously Planned?*

3-lane 124th Avenue Extension a

$20.0

Federal RTP

Improve Tonquin Road to 3 lanes (124th Avenue Extension to Grahams Ferry Road) b

$10.5

Federal RTP

Improve Grahams Ferry Road to 3 lanes (Tonquin to Day) b

$5.4

Federal RTP

Improve Boones Ferry Road to 3 lanes (Norwood Road to Day Road) a

$10.8

In design

Boones Ferry Road/Commerce Circle/95th Avenue Intersection Improvements c

$2.5

Federal RTP

$49.2

$14.0

Federal RTP

N/A

$57.9

State RTP

$6.7

N/A

State RTP

$42.9

N/A

State RTP

5-lane Hybrid facility (124th Avenue Ext to Boones Ferry Road) b

N/A

$69.1

N/A

State RTP

5-lane Boones Ferry Road (new facility to Day Road) b

$0.8

$1.1***

State RTP

5-lane Day Road (Kinsman Extension to Boones Ferry Road) b

$5.8

Similar to RTP project

3-lane Kinsman Road Extension c

$10.4

Federal RTP

minimal

$80.6

$100.1

$89.2

$156.2

5-lane Overcrossing of I-5 (Day Road/Boones Ferry Road intersection to Elligsen Road) b

$33.7-$44.1

State RTP

TOTAL 2035 UGB

$33.7-$44.1

$50.0

5-lane Overcrossing of I-5 (East-West facility/Boones Ferry Road intersection to Stafford Road) b

N/A

$38.0

State RTP

TOTAL 2035 RTP

$38.0

$165-$175

$185-195

$210-220

$250

Improvement 2020

Construct Tonquin Trail ** TOTAL 2020

2030 Improve 124th Avenue Extension to 5 lanes a 5-lane East-West facility (124th Avenue Ext to Boones Ferry Rd) b Improve Tonquin Road to 5 lanes (124th Avenue to Grahams Ferry) b 5-lane Diagonal facility (Grahams Ferry Road to Boones Ferry Road)

Boones Ferry Road/Commerce

Circle/95th

Avenue Access Control

TOTAL 2030

2035 UGB

2035 RTP

GRAND TOTAL #

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Basalt Creek Transportation Refinement Plan Recommendations Introduction The Basalt Creek transportation planning effort analyzed future transportation conditions and evaluated alternative strategies for phased investments that support regional and local needs.1 This document reflects the Policy Advisory Group’s The Basalt Creek Transportation Refinement unanimous approval of the transportation Plan was a joint effort involving: investments, next steps for policy and plan • Washington County updates, and potential funding strategies • City of Tualatin described in this document.

Purpose The purpose of this refinement plan was to determine the major transportation system connecting Tualatin-Sherwood Road to I-5 in North Wilsonville through the Basalt Creek Planning Area, which is currently an unincorporated urban area of Washington County between the cities of Tualatin to the north, and Wilsonville to the south (see Figure 1). This plan refines recommendations from the I-5/99W Connector Study and the Regional Transportation Plan, setting the stage for land use concept planning and comprehensive plan development for the Basalt Creek area.

• • • •

City of Wilsonville Metro The Oregon Department of Transportation Area Citizens

Planning Context The need to plan for the future transportation system in the Figure 1: Basalt Creek Planning Area Location Basalt Creek area is driven not only by future growth in the Basalt Creek Planning area itself, but by future growth in surrounding areas targeted for industrial development. Basalt Creek currently lacks the multi-modal transportation facilities needed to support economic and urban-level development. Several planning 1

See Basalt Creek Transportation Refinement Plan Technical Report for more information.

January 2013 efforts, summarized below, provide background and context for the Basalt Creek Transportation Refinement Plan. •

•

The I-5/99W Connector Study recommended an alternative that spreads east-west traffic across three smaller arterials rather than a single expressway. Although specific alignments for these arterials were not defined, the eastern end of the Southern Arterial was generally located within the Basalt Creek Planning Area, south of Tonquin Road. The present planning effort aims to further define the location of the connection between the SW 124th Avenue Extension and the I-5/Elligsen interchange in a manner that does not preclude the future Southern Arterial west of SW 124th. The 2035 Regional Transportation Plan (RTP) calls for detailed project planning and near-term construction of an extension of SW 124th Avenue from Tualatin-Sherwood Road to the I-5/Elligsen Road interchange, supporting industrial access from the Tonquin, Southwest Tualatin, and Basalt Creek Planning Areas. The RTP also calls for the near-term construction of the Tonquin Trail (see below). The Tonquin Employment Area, Southwest Tualatin Concept Planning Area, and Coffee Creek Planning Area together comprise about 1,000 acres surrounding the Basalt Creek area that are planned primarily for industrial use. These areas are expected to generate growing freight and work-related travel demands on the multi-modal transportation network that runs through the Basalt Creek area. The SW 124th Avenue Extension Project, currently underway, is planning and designing the corridor described in the RTP from Tualatin-Sherwood Road to Tonquin Road. The present planning effort aims to extend the corridor to I-5 as envisioned in the RTP and ensure consistency with current SW 124th Avenue project. Washington County’s Boones Ferry Road improvement project, also currently underway, provides pedestrian and bicycle improvements and an intermittent center turn lane between Norwood Road and Day Road. It is an assumed improvement for the Basalt Creek area. Near-term construction of the Tonquin Trail is called for in the RTP. The master plan identifies an alignment for new bicycle and pedestrian connections between Sherwood, Tualatin, and Wilsonville, with connections to the larger regional trail system. The Tonquin Trail will travel through the Southwest Tualatin Concept Plan Area and the Tonquin Employment Concept Plan Area, and is an assumed improvement within the Basalt Creek Transportation Refinement Plan. Transportation System Plan updates for Washington County, Tualatin, and Wilsonville are currently underway. Washington County will incorporate recommendations from this refinement plan into the County TSP update. The cities of Tualatin and Wilsonville will not incorporate these recommendations into their current TSP updates, but will carry the recommendations into land use concept planning and future TSP updates.

Basalt Creek Transportation Refinement Plan

January 2013

Facility Considerations and Characteristics At the outset of this effort, agencies articulated a set of considerations to guide selection of the preferred transportation system as well as preferred characteristics of the primary east-west facility through the area. •

•

Guiding considerations included: ability to fund and phase improvements, level of impacts (environmental, right-of-way, etc.), support for development, consistency with regional policy, and traffic operations performance. Facility characteristics included: for the primary arterial connection, a 45 mph prevailing speed and access spacing of one-half mile to one mile to improve capacity.

Recommendation The Policy Advisory Group (PAG), which consists of elected officials and key staff from the project’s five partner agencies, recommends the following elements as part of an overall Action Plan (illustrated in Figure 2) for the area.

Roadways The final recommendation is for a combination of new and improved roadways through the Basalt Creek area. The key new roadway through the area is a five-lane east-west extension of SW 124th Avenue, aligned south of Tonquin Road and extending east to Boones Ferry Road. The recommendation also includes improvements to existing roadways in the area, such as Tonquin Road, Grahams Ferry Road, Boones Ferry Road, and Day Road. Protection of right-of-way for the new east-west roadway from the 124th Avenue extension to Boones Ferry Road is a key element of this recommendation. Right-of-way protection and purchase will be addressed separately, concurrent with the Basalt Creek land use concept planning. During the planning process, the City of Wilsonville expressed concern about the structural condition of Day Road (i.e., failing roadway base and resulting pavement deterioration) and its ability to carry freight traffic for further development of industrial lands. While the Basalt Creek Transportation Refinement Plan focused on roadway needs related to capacity, the PAG agreed that the function of the arterial network in the Basalt Creek area includes providing roadways with adequate structural design for regional freight needs. Therefore, the PAG agreed that the project recommendations include a commitment to address the construction, operations, and maintenance of the arterial network through the concept planning process.

Overcrossings The ability to construct two new I-5 overcrossings, including an off-street multi-use path, should be preserved in order to provide for future circulation and connectivity across the Basalt Creek area and into areas east of I-5. These overcrossings are recommended as long-term improvements and are likely not needed until 2035 or later. Forecasts show that the second overcrossing is not needed unless surrounding urban reserve areas east of I-5 and south of I-205 are developed. This refinement plan is neutral on the timing of urban reserves development, and therefore does not specify the timing and order of overcrossing improvements.

Basalt Creek Transportation Refinement Plan

January 2013

Active Transportation All improved roadways in the Action Plan include bike lanes and sidewalks consistent with Washington County urban standards. This recommendation also includes integration of the regional Tonquin Trail into the transportation network. Metro, in close coordination the cities of Tualatin, Wilsonville, Sherwood, and Washington and Clackamas counties, led the master planning effort that identified a preferred alignment that travels through the Basalt Creek Planning Area. Roadway crosssections and right-of-way purchases for the future east-west facility will consider needs for the Tonquin Trail in the design for the railroad overcrossing and improvements to Tonquin Road between Morgan Road and Tonquin Loop Road. Design for the east-west facility should also consider providing an of-street multi-use path that connects to the Tonquin Trail and extends east of I-5. Details of how this multi-use path will be integrated with the east-west facility design will be refined during later land use concept planning.

Action Plan The recommended Action Plan consists of 18 transportation investments, shown in Figure 2. Timing of projects was prioritized through an analysis of likely transportation needs in 2020, 2030, and 2035 based on growth assumptions from the adopted Regional Transportation Plan. Because of uncertainty regarding the years during which development in the Basalt Creek Planning Area and surrounding areas will occur, phasing for investments is classified as short-term, medium-term, and long-term. Descriptions of these investments, as well as timing and the funding needed, are shown in Table 1. Cost estimates include right-of-way.

Basalt Creek Transportation Refinement Plan

January 2013 Table 1: Basalt Creek Action Plan ID

Project

ShortTerm

MediumTerm

LongTerm

Cost ($2012)

124th Avenue Extension (Tualatin-Sherwood Road to Tonquin Road): x $20,000,000 Construct three lane road extension with bike lanes and sidewalks th Tonquin Road (124 Avenue to Grahams Ferry Road): Widen to three 2 lanes with bike lanes and sidewalks, grade separate at railroad, improve x $10,500,000 geometry at Grahams Ferry Road1 Grahams Ferry Road (Tonquin Road to Day Road): Widen to three lanes 3 x $5,400,000 with bike lanes and sidewalks Boones Ferry Road (Norwood Road to Day Road): Widen to three lanes 4 x $10,800,000 with bicycle and pedestrian improvements 124th Avenue/Tonquin Road Intersection: Signal (may include Tonquin 5 x -2 Trail crossing) 6 Grahams Ferry Road/Tonquin Road Intersection: Signal x $500,000 Boones Ferry Road/Day Road Intersection: Add second southbound 7 x -3 through approach lane Boones Ferry Road/95th Avenue Intersection: Construct dual left-turn and 8 right-turn lanes; improve signal synchronization, access management and x $2,500,000 sight distance Tonquin Trail (Clackamas County Line to Tonquin Loop Road): Construct 9a x $8,900,0004 multi-use trail with some segments close to but separated from road Tonquin Trail (Tonquin Loop Road to Tualatin-Sherwood Road): 9b Construct multi-use trail with some segments close to but separated from x $7,100,0004 road 124th Avenue Extension (Tualatin-Sherwood Road to Tonquin Road): 10 x $14,000,000 Widen from three to five lanes with bike lanes and sidewalks th East-West Arterial (124 Avenue to Boones Ferry Road): Construct 5 11 lane roadway with railroad and creek crossings, integrate segment of x $57,900,000 Tonquin Trail5 Boones Ferry Road (East-West Arterial to Day Road): Widen to five lanes 12 x $1,100,000 with bike lanes and sidewalks Kinsman Road Extension (Ridder Road to Day Street): Construct three 13 x $10,400,000 lane road extension with bike lanes and sidewalks Day Road (Kinsman Road to Boones Ferry Road): Widen to five lanes 14 x $5,800,000 with bike lanes and sidewalks I-5 Southbound off-ramp at Boones Ferry Road/Elligsen Road: construct 15 x $500,000 second right turn lane 16 Boones Ferry Road/95th Avenue Intersection: Access management x -6 Day Road Overcrossing: Extend new four lane crossing over I-5 from $33,700,00017 x Boones Ferry Road to Elligsen Road $44,100,0007 East-West Arterial Overcrossing: Extend new four lane crossing over I-5 18 from Boones Ferry Road to Stafford Road. Integrate multi-use path in x $38,000,000 corridor that connects to Tonquin Trail TOTAL $59M $97M $72-82M $228-238M 1 Grade separation for Tonquin Road is optional. An at-grade crossing would reduce cost by around $2,000,000 2 Cost included in Project 1 3 Coordinate with Project 4. Cost of approach lane included in estimate for Project 12 4 Tonquin Trail cost estimated by Metro as part of trail planning effort 5 Project 11 can potentially be built in two phases funded separately, west and east of Grahams Ferry Road. However, traffic benefits needed in the medium term (around 2030) will not be realized unless entire project is completed 6 Project details to be determined by further coordination between City of Wilsonville and ODOT. Cost expected to be minimal 7 Specific alignment approaching Elligsen Road will determine project cost. Alignment to Parkway Center Drive is estimated at $33,700,000, and alignment to Canyon Creek Road is estimated at $44,100,000 1

Basalt Creek Transportation Refinement Plan

January 2013

Basalt Creek Transportation Refinement Plan

January 2013 Each investment adds important improvements to the major transportation system in the Basalt Creek area to support future development, adding new multimodal facilities and upgrading existing facilities to urban standards. Although not shown on the map, it is expected that future concept planning will identify locations for additional, lower-classification roads and other transportation facilities to serve future development as well.

Are these new projects? While cost estimates for the entire recommendation may total as high as $238,000,000, all of the 18 projects have some relation to investments already planned in the adopted RTP. Table 2 shows projects from the RTP that have overlap or similarity to projects contained in the Action Plan. Note that many of these projects are different in scope from those contained in the Action Plan, and will have different cost estimates. Future RTP updates may include updated cost estimates from this study. Table 2: Related projects from the Regional Transportation Plan RTP ID 10736 10590

10588 10732 10852 10854 10853 11243 11342

RTP Project 124th Avenue: Construct new street from TualatinSherwood Road to Tonquin Road: 5 lanes Tonquin Road: Realign and widen to three lanes with bike lanes and sidewalks (Oregon Street to Grahams Ferry Road) Grahams Ferry Road: Widen to three lanes, add bike/pedestrian connections to regional trail system and fix undersized railroad crossing (Helenius Street to Clackamas County line) Boones Ferry Road: Widen to five lanes (Norwood Road to Day Road) 95th/Boones Ferry/Commerce Circle Intersection Improvements Tonquin Trail: Construct multi-use trail with some on-street segments (Tualatin-Sherwood Road to Clackamas County line) Kinsman Road extension with bike lanes and sidewalks (Ridder Road to Day Road) Day Road reconstruction to accommodate trucks (Grahams Ferry Road to Boones Ferry Road) I-5/99W Connector Southern Arterial/I-5 Interface1

Related Action Plan Projects

Time Period

Cost ($2007)

1,5,10,11

2008-2017

$82,500,000

2,6

2018-2025

$28,406,000

2008-2017

$28,000,000

4,7,12

2018-2025

$40,050,000

8,16

2008-2017

$2,500,000

9a,9b

2008-2017

$3,000,000

2008-2017

$6,500,000

2008-2017

$3,200,000

15,17,18

2026-2035

$50,000,000

Construction of projects specifically related to the I-5/99W Connector Southern Arterial, such as the I-5 interface, are contingent on certain project conditions being met. See Regional Transportation Plan for details. 1

Basalt Creek Transportation Refinement Plan

January 2013

Policy and Plan Updates Recommendations in this plan allow new concept planning efforts to move forward and provide guidance for updates of existing transportation plans.

Basalt Creek and West Railroad Area Concept Planning The transportation system recommended in this plan becomes the framework for more detailed land use concept planning of the Basalt Creek Planning Area and West Railroad Planning Area by the cities of Tualatin and Wilsonville. Key recommendations to be carried forward during concept planning include: • •

•

Protection of the major transportation facility corridors from development encroachment. Coordination of the local transportation system with the transportation investments included in this plan (unless amended by the parties of this study). Each roadway in the Basalt Creek area has access spacing standards that protect the safety and operations of the system, and these standards help determine appropriate local street connections. The new east-west facility is limited to accesses at 124th Avenue, Grahams Ferry Road, and Boones Ferry Road. Detailed concept planning in the Basalt Creek area should consider multi-use path connections to the Tonquin Trail that emphasize directness and minimize conflicts, enhancing bicycle and pedestrian access to new residential and employment areas. In the West Railroad area, concept planning will also include sections of the Tonquin Trail.

Regional Transportation Plan In many cases, this transportation refinement plan provides new detail and cost estimates for projects that are already in the adopted RTP. These refined project descriptions, cost estimates, and timing considerations should be considered when projects are forwarded to Metro for the next RTP update. Examples of RTP projects that overlap with projects in this refinement plan include: • • •

•

10590 (Tonquin Road). Action Plan project #2 includes a grade-separated railroad crossing, which is not included in the RTP project description. 10852 (95th/Boones Ferry/Commerce). Action Plan projects 8 and 16 will require further coordination with ODOT to determine geometry and timing of intersection improvements. 11243 (Day Road). Action Plan project #14, which widens part of Day Road, should also upgrade the roadway structure and pavement conditions to accommodate increasing heavy truck volumes. Although project #14 applies only to the section of Day Road between Kinsman Road and Boones Ferry Road, funding of roadway reconstruction between Kinsman Road and Grahams Ferry Road should also be discussed as part of land use concept planning. 10854 (Tonquin Trail). Action Plan projects #2, #5, #11 all need to consider Tonquin Trail in their design, including most recent alignment information and cost estimates from the trail master plan.

Washington County TSP Update Most of the projects included in the Action Plan are new facilities in unincorporated Washington County or improved facilities already under County jurisdiction. An amendment to update the Washington County TSP will be done in 2013 to incorporate the descriptions, cost estimates, and timing of these projects. 8

Basalt Creek Transportation Refinement Plan

January 2013

Tualatin and Wilsonville TSP Updates The Cities of Tualatin and Wilsonville are also currently updating their transportation system plans. However, because concept planning for Basalt Creek will include agreement on the future city limit boundary between the two cities, as well as more detailed transportation network considerations, the projects included in this plan will not be incorporated as part of the current TSP updates. Future TSP updates may reflect elements from this refinement plan by amending project lists, maps, and funding strategies.

Funding Funding for some short-term Action Plan projects has already been programmed by Washington County through their Major Streets Transportation Improvement Program (MSTIP). This includes $16.9 million ($10.9 million in MSTIP funding and $6 million from other sources) for an interim two-lane extension of SW 124th Avenue from Tualatin-Sherwood Road to Tonquin Road. It also includes an additional $10 million for right-of-way purchase or other improvements from the list identified by this Plan. Washington County has also provided $11 million in funding for the current Boones Ferry Road improvement project. While this recommendation does not identify a specific overall funding strategy for the Action Plan, there are many existing revenue sources that may be used to fund the recommended investments. Many are subject to a state or regionally competitive process where success can hinge on having a broadly supported plan in place. The revenue sources listed below form the basis of the financially constrained Regional Transportation Plan and related project list, which already contains many of the recommended Basalt Creek investments. The RTP assumes federal, state, and local sources, all of which will be key to funding the Action Plan.

Federal

Based on MAP-212 legislation, sources may include: • National Highway Performance Program (NHPP). These funds are intended for rehabilitation and expansion of principal arterials, especially those with important freight functions. • Regional Surface Transportation Program (STP) funds. These funds may be used for virtually any transportation purpose short of building local residential streets. • Congestion Mitigation/Air Quality (CMAQ) funds. These funds typically support biking, walking, and transit projects, and other projects that help to achieve air quality standards. • Transportation Alternatives (TA) funds. TA takes the place of previous programs such as Transportation Enhancements and Recreational Trails, and may be used to fund a variety of non-motorized projects.

For more information see http://www.fhwa.dot.gov/map21/

Basalt Creek Transportation Refinement Plan

January 2013 These funds are allocated to projects through a state or regionally managed competitive process for inclusion in the Metropolitan Transportation Improvement Program (MTIP) and the State Transportation Improvement Program (STIP).

State State sources include the statewide gas tax, vehicle registration fees, and weight-mile taxes on trucks. These funds typically go to road and bridge maintenance projects, but funding for projects of regional significance, such as those provided by Oregon House Bill 2001 Jobs and Transportation Act (JTA), may be made available for modernization. Again, having a plan in place allows projects to access funds when new funding opportunities become available.

Local A variety of local funding sources are available, although some, such as urban renewal and local improvement districts, are subject to approval. Sources may include: • Washington County Major Streets Transportation Improvement Program (MSTIP) • Local portion of State Highway Trust Fund • Local gas tax • Transportation System Development Charges (SDCs) or Transportation Development Taxes (TDTs) levied on new development • Urban renewal funding • Developer contributions • Local improvement districts (LIDs)

Basalt Creek Transportation Refinement Plan

Customer Service Department 121 SW Morrison Street Suite 300 - Portland, OR 97204 Phone: 503.219.TRIO (8746) Fax: 503.790.7872 Email: cs.portland@firstam.com Today's Date : 10/14/2013

OWNERSHIP INFORMATION Owner CoOwner Site Address Mail Address Telephone

: Doll Gerald T : : 10480 SW Helenius St Tualatin 97062 : 10480 SW Helenius St Tualatin Or 97062 :

Bldg # 1 Of 1 Ref Parcel Number : 2S135CB 00200 Parcel Number : R0560155 T: 02S R: 01W S: 35 Q: SW QQ: NW County : Washington (OR)

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat School District Building Use Land Use Legal

ASSESSMENT AND TAX INFORMATION

: 685 D7 : 321.09 Block: 2 : 4TL0 : : Sherwood : Mobile Home : 1910 Res,Potential Development,Improved : COMTE & KOHLMAN'S LITTLE HOMES : NO.3, LOT 35, ACRES 3.46 :

Mkt Land Mkt Structure Mkt Total %Improved M50AssdTotal Levy Code 12-13 Taxes Millage Rate Zoning

: $294,500 : $39,430 : $333,930 : 12 : $186,560 : 08813 : $2,797.89 : 14.9973 : FD-20

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Heat Method Foundation Lot Acres Lot SqFt Garage Type Garage SF

:3 : 2.00 : Heat Pump : Post Pier : 3.46 : 150,718 : :

Year Built EffYearBlt BsmFin SF BsmUnfinSF BldgSqFt 1stFlrSF UpperFlSF Attic SqFt

: 1980 : 1980 : : : 1,782 : 1,782 : :

Patio SqFt Deck SqFt ExtFinish Const Type Roof Shape Roof Matl Porch SqFt Paving Matl

: : 272 : Wood Std Shtg : Wd Stud\shtg : Gable : Steel Fabr : :

TRANSFER INFORMATION Owner Name(s) :Doll Gerald T :Doll Gerald T/Laura E :Richardson (Doll) Laura :Richardson Laura (Doll) : :

Sale Date :04/11/2005 :05/04/1999 :03/15/1993 :01/07/1993 : :

Doc# 39002 54643 19083 989

Sale Price : : : : : :

Deed Type :Interspou :Bargain & :Quit Clai :Quit Clai : :

Loan Amount :$175,000 :$144,000 : : : :

Loan Type :Conven :Veteran : : : :

Reference Parcel #: 2S135CB 00200

Customer Service Department 121 SW Morrison Street Suite 300 Portland, OR 97204 Phone: 503.219.TRIO (8746) Fax: 503.790.7872 Email: cs.portland@firstam.com THIS MAP IS PROVIDED AS A CONVENIENCE IN LOCATING PROPERTY. FIRST AMERICAN TITLE COMPANY OF OREGON ASSUMES NO LIABILITY FOR ANY VARIATIONS AS MAY BE DISCLOSED BY AN ACTUAL SURVEY