172nd and Vogel

Prepared for: Mike Kauffman KW. Property: 23E06A 00300, 401, 402, 405, 500, 501, 502, 504 & 505.

TICOR TITLE COMPANY 111 SW COLUMBIA STREET, SUITE 1000 PORTLAND, OR 97201 503-242-1210 WWW.TICORPORTLANDCOMMERCIAL..COM

THIS INFORMATION WAS PRODUCED USING DATA FROM PRIVATE & GOVERNMENT SOURCES DEEMED RELIABLE. THE INFORMATION HEREIN IS PROVIDED WITHOUT REPRESENTATION OR WARRANTY. THIS INFORMATION SHALL NOT BE DUPLICATED OR ALTERED WTHOUT THE EXPRESS WRITTEN PERMISSION OF TICOR TITLE.

TRIO/PROFILE SITE MAP TAX LOT AERIAL OVERLAY 1 MILE AERIAL 2 MILE AERIAL FEMA AERIAL LAND CONTOURS AERIAL ZONING MAP ZONING CODE TRANSPORTATION AERIAL RADIUS AERIAL RADIUS DEMOGRAPHICS DRIVE TIME AERIAL DRIVE TIME DEMOGRAPHICS DRIVE DISTANCE AERIAL DRIVE DISTANCE DEMPGRAPHICS POPULATION AERIAL INCOME AERIAL POPULATION GROWTH AERIAL

THIS INFORMATION WAS PRODUCED USING DATA FROM PRIVATE & GOVERNMENT SOURCES DEEMED RELIABLE. THE INFORMATION HEREIN IS PROVIDED WITHOUT REPRESENTATION OR

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Loffink John A Trustee : Loffink Barbara A Tr : 17666 SE Vogel Rd Damascus 97089 : 17666 SE Vogel Rd Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610761 Ref Parcel # : 23E06A 00300 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Happy Valley : : 151 R1-5 Res 1 Story : 401 Tract,Tract Land,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00300 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $446,904 : $452,570 : $899,474 : 50 : $486,120 : 17.2564 : 012194 : $8,388.68

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:4 : 2.00 :2 : : : Forced Air-Gas : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 2,330 : : : : 2,330 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 4.39 : 191,228 : 1990 : Concrete : Composition : Gable\hip : Bevel Siding

TRANSFER HISTORY Owner(s) :Loffink John A Trustee :Loffink John A & Barbara A : : : :

Date :04/25/2016 :11/01/1985 : : : :

Doc # Price 016-026446 : 0085-40091 :$33,000 : : : :

Deed :Bargain & S :Warranty : : : :

Loan : : : : : :

Type : : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610761

Ref Parcel Number : 23E06A 00300

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610761

Ref Parcel Number : 23E06A 00300

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Myklebust Monica : : 13501 SE 177th Ave Damascus 97089 : 13501 SE 177th Ave Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610798 Ref Parcel # : 23E06A 00401 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Happy Valley : Covell 08 : 152 R1-5 Res 1 Story Basement : 101 Res,Residential Land,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00401 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $130,939 : $676,370 : $807,309 : 84 : $544,032 : 17.2564 : 012194 : $9,388.03

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:3 : 3.50 :3 :1 : Stacked : Forced Air-Oil : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 5,233 : : : : 5,233 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 1.00 : 43,560 : 1974 : Concrete : Composition : Gable : Bevel Siding

TRANSFER HISTORY Owner(s) :Myklebust Monica : : : : :

Date :07/19/2010 : : : : :

Doc # Price 010-043011 :$555,000 : : : : :

Deed :Warranty : : : : :

Loan :$417,000 : : : : :

Type :Convent : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610798

Ref Parcel Number : 23E06A 00401

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610798

Ref Parcel Number : 23E06A 00401

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Myklebust Monica : : 13501 SE 177th Ave Damascus 97089 : 13501 SE 177th Ave Damascus Or 97089

Parcel Number : 00610805 Ref Parcel # : 23E06A 00402 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Area 01 Apartments : : 300 Outbuilding : 701 Res,Multiple Residences,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00402 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $477,957 : $54,740 : $532,697 : 10 : $119,993 : 17.2564 : 012194 : $2,070.64

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

: : : : : : : : :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: : : : : : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 1.00 : 43,560 : : : : :

TRANSFER HISTORY Owner(s) :Myklebust Monica : : : : :

Date :07/19/2010 : : : : :

Doc # Price 010-043011 :$555,000 : : : : :

Deed :Warranty : : : : :

Loan :$417,000 : : : : :

Type :Convent : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610805

Ref Parcel Number : 23E06A 00402

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610805

Ref Parcel Number : 23E06A 00402

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Dejager Enterprises LLC : : 17321 SE Sunnyside Rd Damascus 97089 : 0841 SW Gaines St #419 Portland Or 97239

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610832 Ref Parcel # : 23E06A 00405 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Hand Trend County Wide : : 142 R1-4 Res 1 Story Basement : 541 Agr,Farm Land,Improved,Unzoned : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00405 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $7,159,804 : $413,960 : $7,573,764 :5 : $408,518 : 17.2564 : 012194 : $7,049.55

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:2 : 2.50 :2 :1 : Single Fireplce : Heat Pump : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 2,424 : : : : 2,424 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 11.98 : 521,849 : 1986 : Concrete : Composition : Gable : Bevel Siding

TRANSFER HISTORY Owner(s) :Dejager Enterprises LLC : : : : :

Date :12/13/2006 : : : : :

Doc # Price 006-114555 : : : : : :

Deed :Warranty : : : : :

Loan : : : : : :

Type : : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610832

Ref Parcel Number : 23E06A 00405

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610832

Ref Parcel Number : 23E06A 00405

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Herington Richard D & Connie L : : 17800 SE Vogel Rd ( No Mail ) Damascus 97089 : 17800 SE Vogel Rd ( No Mail ) Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610841 Ref Parcel # : 23E06A 00500 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Happy Valley : Kingswood Heights : 152 R1-5 Res 1 Story Basement : 101 Res,Residential Land,Improved : 1990-62 PARTITION PLAT PARCEL 2 : 1994-6 PARTITION PLAT PARCEL 5 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $335,657 : $689,500 : $1,025,157 : 67 : $531,470 : 17.2564 : 012194 : $9,171.26

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:4 : 2.00 :2 : : Single Fireplce : Forced Air-Gas : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 3,606 : : : : 3,606 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 2.46 : 107,158 : 1994 : Concrete : Composition : Hip : Bevel Siding

TRANSFER HISTORY Owner(s) :Herington Richard D;Connie L : : : : :

Date :10/01/1994 : : : : :

Doc # 94-81300

Price :$81,000 : : : : :

Deed :Warranty : : : : :

Loan : : : : : :

Type : : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610841

Ref Parcel Number : 23E06A 00500

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610841

Ref Parcel Number : 23E06A 00500

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Myklebust Monica : : 13501 SE 177th Ave Damascus 97089 : 13501 SE 177th Ave Damascus Or 97089

Parcel Number : 00610850 Ref Parcel # : 23E06A 00501 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Happy Valley : : : 100 Vacant,Residential Land : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00501 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $99,511 : : $99,511 : : $16,203 : 17.2564 : 012194 : $279.61

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

: : : : : : : : :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: : : : : : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 1.00 : 43,560 : : : : :

TRANSFER HISTORY Owner(s) :Myklebust Monica :Kasch Floyd H & Georgia L : : : :

Date :07/19/2010 :06/01/1986 : : : :

Doc # Price 010-043011 :$555,000 0086-22362 :$7,500 : : : :

Deed :Warranty :Warranty : : : :

Loan :$417,000 : : : : :

Type :Convent : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610850

Ref Parcel Number : 23E06A 00501

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610850

Ref Parcel Number : 23E06A 00501

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Olson Jeffry Kent & Ardith Elane : : 17750 SE Vogel Rd Damascus 97089 : 17750 SE Vogel Rd Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610869 Ref Parcel # : 23E06A 00502 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : City of Damascus 100, 101 : : 142 R1-4 Res 1 Story Basement : 101 Res,Residential Land,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00502 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $206,752 : $289,530 : $496,282 : 58 : $322,996 : 17.2564 : 012194 : $5,573.75

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:3 : 2.00 :2 : : Single Fireplce : Elec Ceil Cabl : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 1,980 : : : : 1,980 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 2.91 : 126,760 : 1978 : Concrete : Composition : Gable : Bevel Siding

TRANSFER HISTORY Owner(s) :Olson Jeffry Kent;Ardith Elane : : : : :

Date : : : : : :

Doc # 90-21940

Price : : : : : :

Deed : : : : : :

Loan : : : : : :

Type : : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610869

Ref Parcel Number : 23E06A 00502

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610869

Ref Parcel Number : 23E06A 00502

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Oakley Walter T : Vanhorn Karyn L : 17900 SE Vogel Rd Damascus 97089 : 17900 SE Vogel Rd Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610887 Ref Parcel # : 23E06A 00504 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : Happy Valley : Bridge View Estates Anx 01 : 141 R1-4 Res 1 Story : 101 Res,Residential Land,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00504 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $319,823 : $426,760 : $746,583 : 57 : $396,038 : 17.2564 : 012194 : $6,834.19

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:3 : 2.50 :2 :1 : : Stove : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 3,136 : : : : 3,136 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 2.00 : 87,120 : 2012 : Concrete : Composition : Gable : Bevel Siding

TRANSFER HISTORY Owner(s) :Oakley Walter T : : : : :

Date :10/26/1994 : : : : :

Doc # Price 0094-84152 : : : : : :

Deed :Bargain & S : : : : :

Loan :$85,000 : : : : :

Type :Convent : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610887

Ref Parcel Number : 23E06A 00504

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610887

Ref Parcel Number : 23E06A 00504

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com Clackamas (OR)

OWNERSHIP INFORMATION Owner(s) CoOwner(s) Site Address Mail Address

: Brown Henry N Jr & Valerie E : : 17701 SE Cottingham St Damascus 97089 : 17701 SE Cottingham St Damascus Or 97089

PROPERTY DESCRIPTION Map Page Grid Census Tract Neighborhood Subdivision/Plat Improvement Land Use Legal

Parcel Number : 00610896 Ref Parcel # : 23E06A 00505 T: 02S R: 03E S: 06 Q: NE QQ: Telephone :

ASSESSMENT AND TAX INFORMATION

: : 232.01 Block: 1 : City of Damascus 100, 101 : : 151 R1-5 Res 1 Story : 101 Res,Residential Land,Improved : SECTION 06 TOWNSHIP 2S RANGE 3E : QUARTER A TAX LOT 00505 :

Mkt Land Mkt Structure Mkt Total %Improved Assessed Total Mill Rate Levy Code 18-19 Taxes

: $193,099 : $502,040 : $695,139 : 72 : $431,644 : 17.2564 : 012194 : $7,448.62

PROPERTY CHARACTERISTICS Bedrooms Bathrooms Full Baths Half Baths Fireplace Heat Type Floor Stories Garage SF

:4 : 2.50 :2 :1 : Single Fireplce : Forced Air-Gas : Carpet :1 :

BldgLivingSqFt 1st Floor SqFt UpperFinSqFt Finished SqFt AbvGrdSqFt UpperTotSqFt UnFinUpStySqFt Bsmt Fin SqFt Bsmt Unfin SqFt Bsmt Total SqFt

: 2,227 : : : : 2,227 : : : : :

BldgSqFt Lot Acres Lot SqFt Year Built Foundation Roof Type Roof Shape Exterior Fin

: : 2.02 : 87,991 : 1980 : Concrete : Wood Shake Med : Gable : Tongue\groove

TRANSFER HISTORY Owner(s) :Brown Henry N Jr;Valerie E : : : : :

Date :06/25/1999 : : : : :

Doc # Price 099-064435 :$325,000 : : : : :

Deed :Warranty : : : : :

Loan :$225,000 : : : : :

Type :Convent : : : : :

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.

Information is deemed reliable but not guaranteed.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610896

Ref Parcel Number : 23E06A 00505

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

Customer Service Phone: 503.219.1000 Email: Ticor.Resource@TicorTitle.com

Parcel # : 00610896

Ref Parcel Number : 23E06A 00505

This map is made solely for assisting in locating said premises. The company assumes no liability for variations, if any, in dimensions and location ascertained by an actual survey.

8/24/2019

Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

Happy Valley Municipal Code Up

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Title 16 LAND DEVELOPMENT CODE ARTICLE 16.2 LAND USE DISTRICTS

Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS 16.23.010 Mixed Use Commercial and Employment Districts.

A. Purpose.

1. Mixed Use Commercial (MUC). Mixed use commercial will provide for convenience commercial needs of residential neighborhoods and office workers in locations adjacent to and mixed in with residential and office areas. The location of services and offices near residential units and major transportation networks should promote use of alternative modes of transportation such as bus ridership, bicycle and pedestrian activity. Retail uses should be primarily located on the ground floor to encourage an interesting and active streetscape.

Buildings should be oriented toward the street or accessway with clearly marked entrances. Blank frontage walls at street level are discouraged. Development boundaries and patterns are not defined by type of use (i.e., retail and office); instead the district allows a variety of permitted uses to occur throughout the commercial district. The commercial uses are meant to provide a concentration of commercial and office uses to create an active area.

2. Mixed Use Employment (MUE). The mixed use employment district will provide for development of office, employment and low density multifamily residential uses. The MUE neighborhood commercial subdistrict provides for neighborhood scale retail needs.

3. Regional Center Mixed Use (RCMU). The regional center mixed use district will provide for urban development within the boundaries of the Clackamas Regional Center. A wide range of uses is permitted within the district. The district is intended to create a quantifiable sustainable mixed use area with high employment and housing densities, structured parking, and significant amenities in an urban design that is accessible by a range of transportation modes. To ensure that the mix of uses and urban form are consistent with the objectives of the district, master plan approval is required prior to development. The RCMU District implements the planned mixed use policies of the Clackamas Regional Center Area Design Plan.

B. Permitted Uses. Table 16.23.010-1 identifies the land uses that are allowed in the MUC, MUE and RCMU Districts.

Table 16.23.010-1 Mixed Use Districts (MUC, MUE, RCMU) Permitted Uses P=Permitted; C=Conditional Use; X=Prohibited Use

MUC

MUE

RCMU1

Art and craft supply stores, studios

P

P

P

Bakeries

P

P

P

Banks, savings and loan associations, loan companies, ATMs

P

P

P

Barber shops, beauty salons

P

P

P

Bed and breakfast inns

P

P

P

Bicycle sales, supplies, repair service

P

P

P

Book stores

P

P

P

Camera stores

P

P

P

Commercial—Retail Uses

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Use

MUC

MUE

RCMU1

Coffee shops, cafés, sandwich shops and delicatessens

P

P

P

Drug stores

P

P

P

Dry cleaners and tailors

P

P

P

Florists

P

P

P

Hardware and garden supplies

P

P

P

Home furnishing stores

P

P

P

Gift stores

P

P

P

Grocery, food, specialty foods, and produce stores

P

P

P

Hotels

P

P

P

Indoor health and recreation facilities, such as racquetball court, gymnasiums, health and exercise spas, swimming pools, and similar uses and associated facilities

P

P

P

Exercise and tanning studios

P

P

P

Interior decorating shops, sales and service

P

P

P

Laundromats

P

P

P

Marijuana retailing

P6

P6

X

Music shops, sales and service

P

P

P

Mobile food units

P5

P5

P5

Optometry and optical goods, sales and service

P

P

P

Photo finishing, photography studios

P

P

P

Rental stores, without outdoor storage

P

P

P

Restaurants full service

P

P

P

Restaurants—Drive-through

P

C

P

Apparel and secondhand stores

P

P

P

Shoe sales and repair stores

P

P

P

Sporting goods, sales and service

P

P

P

Stationery stores

P

P

P

Taverns, bars and cocktail lounges (prohibited 1,500 feet from school uses)

C

C

C

Theaters or assembly halls

C

C

P

Yogurt and ice cream stores

P

P

P

Vehicular service/fueling stations

P

P

P

Veterinarian services and pet supplies

P

P

P

Retail and service commercial uses similar to those above but not listed elsewhere in this section upon administrative determination through the design review process

P

P

P

Professional and administrative offices

P

P

P

Medical office buildings

P

P

P

Commercial—Offices

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Use

MUC

MUE

RCMU1

Low density multifamily

P2, 3

P

P

Medium density multifamily

P2, 3

X

P

Senior housing

P

P

P

Skilled nursing facility

P

P

P

Congregate housing

P

P

P

Home occupation (Section 16.69.020)

P

P

P

Manufacturing and production

X

P

C

Industrial services

X

P

X

Flex-space

X

P

X

Marijuana processing, production and wholesaling

X

X

X

Wholesale sales

X

P

X

Churches, synagogues, temples or places of worship

C

C

P

Public park, usable open space

C

C

P

Public and private schools (includes day care)

C

C

P

Commercial day care centers (adult and child care facilities)

P

P

P

Community service

P

P

P

Hospitals, including helipads4

P

C

P

P

P

P

Construction of new streets and roads, including the extensions of existing streets and roads, that are included with the adopted transportation system plan

P

P

P

Self-storage facilities

P7

X

X

Per Section 16.44.020

Per Section 16.44.020

Per Section 16.44.020

Industrial

Institutional

Civic Uses Libraries, post offices, community centers, etc.

Other

Wireless communication facilities NOTES:

1 Uses in the RCMU district are subject to additional standards in Section 16.23.010(D).

2 Residential uses on upper floors of mixed use buildings are permitted. In such cases, Note 3 below does not apply.

3 Freestanding residential uses at densities greater than the minimum SFA density of ten (10) du/acre and not to exceed

the maximum MUR-M2 density of thirty-four (34) du/acre (ten (10) to thirty-four (34) du/acre) may be permitted in the MUC zone when nonresidential uses occupy the street side(s) of the parcel. The footprint of such freestanding residential uses (including associated parking and accessory uses) may not exceed twenty-five (25) percent of the MUC zoned area of the parcel or subject property.

4 Subject to applicable FAA rules and regulations.

5 Pursuant to Section 16.69.030.

6 Pursuant to Chapter 16.49. qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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Use

MUC

MUE

RCMU1

7 Self-storage facilities shall be limited to a single vertical mixed-use building with office or commercial uses on the

ground floor facing the higher classification roadway and where individual storage units are only accessed from within the building and are constructed within a single structure. Not more than one self-storage facility, limited to eighty thousand (80,000) square feet of gross floor area, shall be permitted within the MUC zone, and only on lots or parcels at the intersection of a major arterial facility and a local facility or higher classification.

C. Development Standards. The development standards in Table 16.23.010-2 apply to all uses, structures, buildings, and development in the MUC, MUE and RCMU Districts.

Table 16.23.010-2 Development Standards for MUC, MUE and RCMU Districts Standard

MUC

MUE

RCMU

Low density (maximum)

24 du/net acre

24 du/net acre

24 du/net acre

Low density (minimum)

15 du/net acre2

15 du/net acre2

15 du/net acre2

Medium density (maximum)

34 du/net acre

NA

34 du/net acre

Medium density (minimum)

25 du/net acre2

NA

25 du/net acre2

High density (maximum)

50 du/net acre

NA

50 du/net acre

High density (minimum)

35 du/net acre2

NA

35 du/net acre2

Lot size (minimum)

Variable3

Variable3

Variable3

Lot width (minimum)

Variable3

Variable3

Variable3

Lot depth (minimum)

Variable3

Variable3

Variable3

Nonresidential FAR (minimum)

0.25:14

0.25:14

0.25:14

Nonresidential FAR (maximum)

5:1

2:1

5:1

FAR for mixed use building with residential uses (minimum)

0.25:1

0.25:1

0.25:1

FAR for mixed use building with residential uses (maximum)

5:1

3:1

5:1

Landscaping (minimum)

Variable5

Variable5

Variable5

Building setbacks (minimum)

Variable3

Variable3

Variable3

Building height (maximum)

65 feet3

65 feet3

Variable3

Residential density:1

Floor area ratio

NOTES: 1 Density calculations shall be made pursuant to Section 16.63.020(F).

2 Minimum density of eighty (80) percent of each sub-area is required.

3 Building height is measured pursuant to Chapter 16.12, Definitions. Standards are flexible and shall be determined

through the master plan process or a design review.

4 Must include a shadow plan to establish future development.

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Standard

MUC

MUE

RCMU

5 Pursuant to Section 16.42.030, fifteen (15) percent of the net developable area must be usable open space.

D. Additional Standards for the RCMU District.

1. Location. The RCMU District may only be located within the boundaries of the Clackamas Regional Center and may only be applied to land within the Eagle Landing Plan Area (areas designated RCMU and PMU6) as designated on Happy Valley Comprehensive Plan Map X-CRC-2.

2. Master Plan Required. a. The RCMU District is a planned mixed use area and is subject to the master plan requirements of Chapter 16.65 except as modified by this section. b. A master plan shall be required for development of any land within the Eagle Landing Plan Area (areas designated RCMU and PMU 6) as designated on Happy Valley Comprehensive Plan Map X-CRC2.

3. Mix of Uses Required. A mix of uses is required. At a minimum, the following uses shall be accommodated within the Eagle Landing Plan Area: a.

Five hundred eighty-four (584) dwelling units within the Eagle Landing Plan Area.

b. Six hundred thousand (600,000) square feet of office or commercial development within the RCMU District.

4. Phasing Plan. For multi-phased developments where the required mix of uses is proposed to be achieved in phases, a Development Phasing Plan shall be submitted as a part of a master plan application. a.

The Development Phasing Plan shall demonstrate: i. How the required mix of uses will be provided through phasing, including the approximate locations, amount in square feet (a size range may be provided), and timing of each use. ii. How on-site circulation, parking, landscaping and other on-site improvements will function, after the completion of each phase and following complete build-out of the development site. iii. If a size range(s) for a use(s) is provided, the Development Phasing Plan shall demonstrate how both the minimum and maximum amounts enabled by the range meet the requirements of this section.

b. The Development Phasing Plan shall also identify in what order and how proposed public utilities, public facilities and other improvements and amenities necessary to support the project will be constructed, dedicated or reserved.

5. Development Standards. A master plan for development within the Eagle Landing Plan Area shall be designed to implement the policies and elements of the adopted Clackamas Regional Center Area Design Plan.

In addition, a master plan and subsequent development within the RCMU District shall be subject to the following standards: a. Buffering. When existing residential uses are located adjacent to a RCMU master plan site, such uses shall be buffered from an RCMU master plan site with landscaped buffers or by the location of streets, parks, plazas, greenways, or lower density residential uses in an RCMU master plan. b. Access and Circulation. Circulation on site must meet the minimum requirements shown on the Urban Design Elements map, and in addition: i. Internal Circulation. An internal circulation system shall include a network of public, private and internal streets. Private streets shall function like local streets, with curbs, sidewalks or raised walking surfaces on both sides, street trees, pedestrian scale lighting, and connections to state, county or public streets. This internal street network shall create developable sites defined by streets. In addition, the internal circulation system may include a range of secondary facilities, including service roads, driveways, drive aisles, and other similar facilities. The overall intent is to provide a pattern of access and circulation that provides a clear and logical network of primary qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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streets that have pedestrian orientation and amenities. A secondary network of pedestrian ways and vehicular circulation will supplement this system. ii. Driveways. Internal driveways shall not be located between buildings and the streets to which building entrances are oriented. iii. On-Street Parking. Parking in the travel way may be provided on private or internal streets.

This parking will not count as surface parking under the maximum parking ratio requirements of Section 16.43.030, but may be counted toward minimum parking requirements. iv. Off-Street Paths. The internal circulation system may provide for off-street bicycle paths, pedestrian paths, and greenway paths to link civic spaces, retail centers, and neighborhoods. c. Pedestrian-Oriented Areas. A master plan shall include pedestrian-oriented areas which do not front solely on arterial streets and parking fields. The purpose of this standard is to enhance the pedestrian experience and “village feel” of the centers. As part of a master plan review, applicants shall demonstrate compliance with this standard by using a combination of the following, or similar, concepts and guidelines: i. Provision of a “main street” and/or village center area that is framed by buildings oriented to both sides of the street or center. ii.

On-street parking.

iii. Storefront character, with entries oriented to the street, large display windows, and front façades broken into divided bays. iv. Public plazas and promenades. v.

Strong corners, as described in Happy Valley Style Architectural Design Standards.

vi. Residential uses on upper stories. vii. Public uses in prominent locations. d. Building Height. Permitted minimum and maximum building heights shall be established by an approved master plan for all subsequent development. Building heights should emphasize creating a compact urban form in a context-sensitive and sustainable manner. e. Building Orientation. New buildings shall have at least one public entrance oriented to a state, county, public, or private street. Buildings shall have first floor windows with views of internal activity or display cases, and the major entrance on the building façade facing the street the building is oriented to.

Additional major entrances may also be allowed facing minor streets and parking areas. f. Structured Parking Adjacent to Pedestrian Facilities. Parking structures located within twenty (20) feet of pedestrian facilities including public or private streets, pedestrian ways, greenways, a transit station or shelter, or plaza, shall provide a quality pedestrian environment on the façade facing the pedestrian facility. Techniques to use include, but are not limited to: i. Provide retail, office or similar uses on the ground floor of the parking structure with windows and activity facing the pedestrian facility; or ii. Provide architectural features that enhance the first floor of the parking structure adjacent to the pedestrian facility, such as building articulation, awnings, canopies, building ornamentation, and art; or iii. Provide pedestrian amenities in the transition area between the parking structure and the pedestrian facility, including landscaping, trellises, trees, seating areas, kiosks, water features with a sitting area, plazas, outdoor eating areas, and drinking fountains; iv. The above listed techniques and features, and others of similar nature, must be used so that blank walls are not created. g. Parking and Loading. Parking and loading shall meet the requirements of Chapter 16.43 and the landscaping requirements of Chapter 16.42. h. Drive-Through Window Facilities. Drive-through window facilities are allowed subject to the standards in Section 16.44.090. qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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i. Gateways. Provide for a gateway at a key intersection with special design and landscape treatment that are intended to provide a visual announcement that people are entering a special area. j. Public Facilities. The city may require the provision of, or participation in, the development of public facility improvements to implement the Clackamas Regional Area Plan. Such improvements include, but are not limited to, the following: i.

Road dedications and improvements;

ii.

Traffic signals;

iii. Transit facilities; iv. Sidewalks, crosswalks, bump-outs and other pedestrian improvements; v.

Storm drainage facilities;

vi. Sewer and water service lines and improvements; vii. Underground utilities; viii. Street lights; ix. Street trees, landscaping; and x.

Open space, greenways, plazas and parks.

k. Maintenance Mechanisms. The city may require the formation of a maintenance agreement or other suitable mechanism to assure that the following maintenance responsibilities are adequately addressed: i. To improve, operate, and maintain common facilities, including open space, landscaping, parking and service areas, streets, recreation areas, signing, and lighting. ii. To maintain landscaping, street furniture, storm drainage and similar streetscape improvements developed in the public right-of-way. l. Open Space. A master plan shall contain a minimum of ten (10) percent useable open space. Open space shall be integral to the master plan. Plans shall emphasize public gathering places such as plazas, neighborhood parks, trails, and other publicly accessible spaces that integrate land use and transportation and contribute toward a sense of place. Where public or common private open space is designated, the following standards apply: i. The open space area shall be shown on the final plan and recorded with the final plat or separate instrument; and ii.

The open space shall be conveyed in accordance with one of the following methods: (A) By dedication to a public agency as publicly owned and maintained open space. Open space proposed for dedication must be acceptable to the planning official with regard to the size, shape, location, improvement, environmental condition; (B) By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity. The terms of such lease or other instrument of conveyance must include provisions (e.g., maintenance, property tax payment, etc.) suitable to the city.

m. Other Applicable Provisions. With respect to the adjacent properties lying south of the proposed RCMU District and east of SE Stevens Road (“Adjacent Properties�), the provisions of the following Clackamas County land use decisions, including conditions of approval, which benefit the adjacent properties and apply or relate to buffering, required setbacks, drainage, and location of any bicycle and pedestrian path, shall remain in effect. The master plan and subsequent development within the RCMU District shall comply with those provisions. i. Comprehensive Plan and Zone Change, File Nos. Z0531-98-CP/Z0532-98-Z, dated December 23, 1998; ii. Modification of Conditions of Approval of Comprehensive Plan Amendment and Zone Change, Order No. 2203-29, File No. Z0802-02-CP, Z0803-02-Z, dated February 20, 2003; iii. Decision on Master Plan Review, File No. Z0227-03-AA (Eagle Landing), dated May 29, 2003; qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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iv. Final Order for Eagle Landing Golf Clubhouse, Case No. Z0840-03-SL, dated February 25, 2004; v. Final Plat Approval for Eagle Landing PUD as evidenced by the Plat of Eagle Landing filed in Plat Book 126, Page 018, Document No. 2004 60414; and vi. Final Order on Remand Approving Mt. Scott Village (now known as Eagle Landing Phase II), File No. Z0563-99-SL, dated April 23, 2003. n. Design Review. New development in the district shall be subject to Chapter 16.62, Design Review (including Section 16.46.010 and Appendix B, Happy Valley Style).

(Ord. 533 ยง 1, 2017; Ord. 527 ยง 1, 2017; Ord. 521 ยง 3, 2017; Ord. 503 ยง 1, 2016; Ord. 501 ยง 1, 2016; Ord. 474 ยง 1, 2015; Ord. 446 ยง 1, 2014; Ord. 427 ยง 1, 2012; Ord. 424 ยง 1, 2012; Ord. 406 ยง 1, 2010; Ord. 398 ยง 1, 2010; Ord. 389 ยง 1(Exh. A), 2009) 16.23.020 Village Commercial and Village Office Districts.

A. Purpose.

1. Village Commercial District (VC). This section provides for a mixture of retail/office, commercial and business park uses. These uses are located in areas where suitable services and facilities are currently provided or can be provided as development occurs. In addition, this district allows for pedestrian friendly development with good connections via the sidewalks, trails and street system from residential areas to parks, open spaces, commercial and office uses.

2. Village Office District (VO). This section provides for a mixture of retail/office, commercial and business park uses. These uses are located in areas where suitable services and facilities are currently provided or can be provided as development occurs. In addition, this district allows for pedestrian friendly development with good connections via the sidewalks, trails and street system from residential areas to parks, open spaces, commercial and office uses.

B. Permitted Uses. Table 16.23.020-1 identifies the land uses allowed in the VC and VO Districts.

Table 16.23.020-1 Village Office and Village Commercial (VO and VC) Permitted Uses P=Permitted; C=Conditional Use; X=Prohibited Land Use

VO

VC

Pre-existing dwellings. Pre-existing dwellings may be allowed to remodel or expand and shall not be subject to the provisions of Chapter 16.72

P

P

Apartments or owner-occupied housing are permitted on upper stories. Up to two stories of apartments may be conditionally permitted as infill on surface parking lots, oriented toward the east-west street facing the Village Green. Any dwelling unit located on the second floor must have its own outside door; exterior staircases are not permitted

X

P

Antique and secondhand store

X

P

Art supply stores

X

P

Bakery

X

P

Bank teller, but not drive-in or drive-through service

P

P

Banks, credit unions, savings and loan, brokerage, and other financial institutions, including drive-thru facilities

C

C

Residential

Commercialโ Retail Uses

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Land Use

VO

VC

Barber shop, beauty salon

X

P

Bars and cocktail lounge/tavern with OLCC IV or IV-A Minor posting where food service is included, if all activities and operations (except off-street parking and loading) are confined, contained, and conducted wholly within completely enclosed buildings and not located closer than one hundred (100) feet from a residential district or closer than five hundred (500) feet from a school

X

C

Bicycle sales, supplies, repair service

X

P

Book store

X

P

Camera store

X

P

CafĂŠs and delicatessens which serve at least breakfast and/or lunch; catering services. No drive-through window service shall be allowed

P1

P

Clothing store

X

P

Coffee shop

P1

P

Confectionery stores

X

P

Drugstore

X

P

Dry cleaner, laundry, tailoring and alterations shop

X

P

Electrical/electronic equipment sales, service, repair

X

P

Fabric and dry goods stores

X

P

Florist

X

P

Gallery (art and craft)

X

P

General merchandise store

X

P

Gift store

X

P

Grocery and produce stores

X

P

Hardware and garden supplies store

X

P

Health club, gym

P

P

Helipad

X

X

Home furnishings; interior decorating sales, service

X

P

Indoor commercial amusements including bowling alleys with no more than twelve (12) lanes, billiard halls with no more than six tables, and game rooms which provide no more than twenty (20) mechanical or electric games of science and skill, or any combination thereof

X

C

Jewelry store

X

P

Laundromat

X

P

Locksmith

X

P

Marijuana retailing

X

X

Meat and fish markets

X

P

Mobile food units

X

P2

Novelty store

X

P

Optometry and optical goods, sales, service

X

P

Office supplies

X

P

Personal services

X

P

Pet store

X

P

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Land Use

VO

VC

Photo finishing, photography studios

X

P

Plumbing shops, retail sales, repairs, service

X

P

Post office

X

P

Printing and copying services, telecommuting center

P

P

Graphic arts, printing, blueprinting, photo processing or reproduction labs, publishing and bookbinding services

P

P

Business services such as duplicating, photocopying, mailing and stenographic services, fax and computer facilities, employment agencies, office management services, notary public, business and communications equipment and service, and real estate offices

P

P

Radio, TV, music stores, sales, service

X

P

Restaurant (III Minor Posting OLCC)

X

P

Schools-commercial, instruction studio

X

P

Service stations; banks with a drive-through window; car washes; or any other drive-through service, provided that they are located on the north end of the village commercial district adjacent to Sunnyside Road

X

C

Shoe and shoe repair stores

X

P

Small appliance sales, service, repair

X

P

Small theaters (seating capacity up to five hundred (500))

X

P

Soda fountain

X

P

Specialty food

X

P

Sporting goods

X

P

Supermarket

X

P

Stationery store

X

P

Tailor

X

P

Personal services: answering service, travel agent, etc.

P

P

Toy store

X

P

Upholstery shop

X

P

Variety store

X

P

Vehicle supply store

X

P

Veterinarian services and pet supplies

X

P

Video rental

X

P

Business and professional offices, including legal, financial, architectural, engineering, governmental, manufacturer’s representatives, property management, corporate and administrative office

P

P

Professional office: doctors, dentists, chiropractors, service personnel, small clinics or community health care programs

P

P

Medical and dental services, clinics or community health care programs, counseling services, and associated pharmacies

P

P

Testing laboratories and facilities, provided no operation shall be conducted or equipment used which would create hazards and/or noxious or offensive conditions

P

X

Commercial—Offices

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Land Use

VO

VC

Light manufacturing, assembly, artisan, research and development uses which have physical and operational requirements which are similar to other office uses allowed in this district

P

X

Meeting facilities, cafeterias, and recreation/exercise facilities provided for employees within the same structure with a primary use

P2

P

Daycare facilities shall be permitted, provided they are integrated within office buildings and do not exceed one thousand five hundred (1,500) square feet or serve more than thirteen (13) children each

P1

P

Institutional uses; educational institutes and trade schools; art, music, or dance studios; radio and television studios, excluding transmission towers

C

C

Cultural/public use; galleries and museums; small-scale (seating capacity up to five hundred (500)) assembly or convention facilities and theaters for performing arts; exhibition halls; libraries; senior centers; and fraternal organizations

C

C

Skilled nursing facility and memory care facilities

P

P

Congregate housing

P

P

X

X

Wireless telecommunication facilities: wireless telecommunication facilities are subject to the requirements of Chapter 16.44.020 (Wireless Communication Facilities).

P/C

P/C

Bus shelters, bike racks, street furniture, drinking fountains, and other pedestrian and transit amenities.

P2

P2

Temporary buildings for uses incidental to construction work, which shall be removed upon completion or abandonment of the construction work

P2

P2

Utility carrier cabinets

P2

P

The temporary storage within an enclosed structure of source-separated recyclable/reusable materials generated and/or used on site prior to on-site reuse or removal by the generator or licensed or franchised collector to a user or broker

P2

P2

Building and landscape maintenance offices and enclosed storage areas for maintenance equipment

P2

P

Satellite dishes

P2

P2

Recyclable drop-off sites

P2

P2

Any accessory use or structure, not otherwise prohibited, that the planning official or designee finds to be customarily accessory and incidental to a permitted use

P2

P2

Any use that the planning official or designee finds to be similar to one or more of those specified above

P/C

P/C

Institutional

Other Marijuana processing, production and wholesaling

NOTE: 1 Permitted service commercial uses may be provided within an office development, up to a maximum of twenty (20)

percent of the gross floor area of the development.

2 Pursuant to Section 16.69.030.

C. Development Standards. The development standards in Table 16.23.020-2 apply to all uses, structures, buildings, and development in the VC and VO Districts.

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

Table 16.23.020-2 Development Standards for VC and VO Districts Standard

VC

VO

(maximum)

None

NA

(minimum)

None

NA

Lot size (minimum)

None

None

Lot width (minimum)

None

None

Lot depth (minimum)

None

None

Lot coverage (maximum)

50%

50%

Landscaping (minimum)

15%

15%

Variable1

Variable1

45 feet

45 feet

Residential density

Setbacks (minimum) Building height (maximum) NOTES:

1 Standards are flexible and shall be determined through the master plan process or a design review.

(Ord. 521 § 3, 2017; Ord. 503 § 1, 2016; Ord. 474 § 1, 2015; Ord. 446 § 1, 2014; Ord. 427 § 1, 2012; Ord. 389 § 1(Exh. A), 2009) 16.23.030 Commercial districts.

A. Purpose.

1. Community Commercial Center District (CCC). The Community Commercial Center (CCC) District is intended to provide locations or “nodes” for a relatively wide range of small businesses, services and mixed use adjacent to residential areas as a convenience to nearby residents. The CCC District is to be located and developed in a manner consistent with the Comprehensive Plan. In order to limit impacts to residential areas, new community commercial center nodes are intended to be limited in size to not more than five acres of contiguous land.

Building size is also limited to a thirty thousand (30,000) square foot footprint, and measured in accordance with requirements of Table 16.23.030-2 (Footnote 5). Appropriate locations for community commercial center nodes are at the intersection of two arterial streets (major and minor), an arterial street and a collector street, or two collector streets, and within the Happy Valley Town Center Plan Area.

2. Mixed Commercial Center District (MCC). This zone is intended to establish locations for the development of mixed use commercial centers providing a broad range of shopping and service requirements to meet neighborhood and city-wide needs. The Mixed Commercial Center (MCC) District, as applied in the East Happy Valley Comprehensive Plan Area, corresponds to the Damascus/Boring Concept Plan’s designation of Neighborhood Centers. These mixed-use centers in the East Happy Valley Comprehensive Plan area accommodate retail services with a focus on meeting resident’s daily shopping needs. They are planned to be well served by transit and be integrated with mixed use and higher density housing, thus supporting less autodependent lifestyles. These centers are also appropriate locations for civic uses such as post offices and branch libraries. Their design is intended to be highly pedestrian-oriented.

New mixed commercial centers are limited to an area of up to fifteen (15) acres of contiguous land and shall be developed in a manner consistent with the Comprehensive Plan, except as described in Table 16.23.030-2 (Footnote 6), within the East Happy Valley Comprehensive Plan Area. Single-use retail buildings are limited to a maximum square footage of sixty thousand (60,000) square feet as specified in Table 16.23.030-2 (Footnote 6). Appropriate locations for mixed commercial centers are at the intersection of two arterial streets or an arterial and a major collector, preferably on streets served by transit. qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

All MCC developments involving twenty (20) acres or more of land shall be subject to master plan approval prior to development.

In the MCC District, buildings should be oriented towards the street or accessway with clearly marked entrances. Blank frontage walls at street level are discouraged. Development boundaries and patterns are not defined by type of use (for example, retail and office); instead the district allows a variety of permitted uses to occur throughout the commercial district. The commercial uses are meant to provide a concentration of commercial and office uses to create an active area.

B. Permitted Uses. Table 16.23.030-1 identifies the land uses that are allowed in the CCC and MCC Districts.

Table 16.23.030-1 Community Commercial Center and Mixed Commercial Center (CCC, MCC) Permitted Uses P=Permitted; C=Conditional Use; X=Prohibited Land Use

CCC

MCC

P

P

P1, 2

P1, 3

Senior housing

P

P

Skilled nursing facility

P

P

Congregate care

P

P

Home occupations (per Section 16.69.020)

P

P

Home occupations, subject to a conditional use review (per Section 16.69.020)

C

C

Art and craft supply stores, studios

P

P

Bakeries

P

P

Banks, savings and loan associations, loan companies, ATM (without drive-through)

P

P

P/X4

P

Barber shops, beauty salons

P

P

Bicycle sales, supplies, repair service

P

P

Book stores

P

P

Camera stores

P

P

Coffee shops, cafĂŠs, sandwich shops and delicatessens

P4

P4

Drug stores

P4

P4

Dry cleaners and tailors

P4

P4

Florists

P

P

Home furnishing stores

P

P

Gift stores

P

P

Grocery, food, specialty foods, and produce stores

P4

P4

Hotels

C

P

Helipads

X

X

Residential Pre-existing dwellings. Pre-existing dwellings may be allowed to remodel or expand and shall not be subject to the provisions of Chapter 16.72 Medium to high density residential

Commercial—Retail Uses

Banks, savings and loan associations, loan companies, ATM (with drive-through) (per Section 16.44.090)

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

Land Use

CCC

MCC

Indoor health and recreation facilities, such as racquetball courts, gymnasiums, health and exercise spas, swimming pools, and similar uses and associated facilities

C

P

Interior decorating shops, sales and service

P

P

Laundromats

P

P

Marijuana retailing

P6

P6

Music shops, sales and service

P

P

Mobile food units

P5

P5

Optometry and optical goods, sales and service

P

P

Photo finishing, photography studios

P

P

Rental stores, without outdoor storage

P

P

Restaurants—full-service (without drive-through)

P

P

P/X4

P

Secondhand stores

C

C

Shoe sales and repair stores

P

P

Sporting goods, sales and service

P

P

Stationery stores

P

P

Taverns, bars and cocktail lounges (a minimum distance of one thousand five hundred (1,500) feet from school uses)

C

C

Theaters or assembly halls

C

C

Vehicular service/fueling stations

P

P

Yogurt and ice cream stores

P

P

Retail and service commercial uses similar to those above but not listed elsewhere in this section upon administrative determination by the Planning Official

P4

P4

Professional and administrative offices

P

P

Medical office buildings, clinics and laboratories

P

P

Churches, synagogues, temples or places of worship

C

C

Library, post office, community center, etc.

P

P

Public parks, usable open space

C

C

Public and private schools (includes commercial day care, dancing and music schools)

C

C

Marijuana processing, production and wholesaling

X

X

Self-storage facilities

X

P7

Restaurants—drive-through (per Section 16.44.090)

Commercial—Offices

Institutional

Other

NOTES: 1 Residential uses on upper floors of mixed use buildings are permitted. In such cases, Notes 2 and 3 below do not

apply.

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

Land Use

CCC

MCC

2 Freestanding residential uses at densities greater than the minimum SFA density of 10 du/acre and not to exceed the

maximum MUR-M2 density of 34 du/acre (10—34 du/acre) may be permitted in the CCC zone when nonresidential uses occupy the street side(s) of the parcel. The footprint of such freestanding residential uses (including associated parking and accessory uses) may not exceed 25% of the CCC zoned area of the parcel or subject property.

3 Residential uses at MUR-M2 densities (25—34 du/acre) in conjunction with nonresidential uses are permitted by this

code. The footprint of such freestanding residential uses (including associated parking and accessory uses) may not exceed 25% of the MCC zoned area of the parcel or subject property.

4 Drive-through facilities not permitted for these uses, and all other uses, within the CCC zoned areas of the Happy

Valley Town Center Plan Area.

5 Pursuant to Section 16.69.030.

6 Pursuant to Chapter 16.49.

7 Self-storage facilities shall be limited to a single building where individual storage units are only accessed from

within the building and are constructed within a single structure. Not more than one self-storage facility, limited to 60,000 square feet of building footprint, shall be permitted within the MCC zone, and only on lots or parcels within the Happy Valley Town Center area and abutting Rock Creek.

C. Location Criteria.

1. Appropriate locations for mixed commercial center development occurs within one-quarter mile from the following types of major intersections: a.

Major or minor arterial streets;

b.

Major or minor arterial street and collector street.

2. Appropriate locations for community commercial center nodes are at intersections of the following types of streets: a.

Arterial street and arterial street (any combination of major and minor);

b.

Major or minor arterial street and collector street;

c.

Collector street and collector street.

D. Development Standards.

1. The development standards in Table 16.23.030-2 apply to all uses, structures, buildings, and development in the CCC and MCC Districts.

Table 16.23.030-2: Development Standards for CCC and MCC Districts Standard

CCC

MCC

10 to 34 du/acre

25 to 34 du/acre

Lot size (minimum)

None

None

Lot width (minimum)

None

None

Lot depth (minimum)

None

None

Lot coverage (maximum)

75%

75%

Landscaping (minimum)

None

None

Front

0 ft.

0 ft.

Rear

None2

None2

Residential density1 (minimum—maximum)

Building setback (minimum):

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

Interior side

None3

10 ft.4

0 ft.

0 ft.

Front

None

20 ft.

Rear

None

None

Side

None

None

35 ft.7

60 ft.7

30,000 s.f.5

60,000 s.f.6

Street side Building setback (maximum):

Building height (maximum) Building size NOTES:

1 Density calculations shall be made pursuant to Section 16.63.020(F).

2 Except when a rear lot line is abutting a lot in a residential zone and then the rear setback shall be a minimum of ten

(10) feet. The required rear setback shall be increased by one-half foot for each foot by which the building height exceeds twenty (20) feet.

3 Except when a side lot line is abutting a lot in a residential zone and then the side setback shall be a minimum of ten

(10) feet. The required side setback shall be increased by one-half foot for each foot by which the building height exceeds twenty (20) feet.

4 Except when a side lot line is abutting a lot in a residential zone and then the side setback shall be a minimum of

twenty (20) feet. The required side setback shall be increased by one-half foot for each foot by which the building height exceeds twenty (20) feet.

5 Maximum building square footage for single use retail buildings is limited to thirty thousand (30,000) square-foot

building footprint per structure. For the purposes of measuring maximum building footprint, measurement is taken from outside wall to outside wall of the ground level.

6 Maximum building square footage for single use retail buildings is limited to a sixty thousand (60,000) square-foot

building footprint per structure. However, as illustrated within the East Happy Valley Comprehensive Plan Map, one MCC zoned center may exceed the fifteen (15) acre limit noted above but shall not exceed twenty (20) acres of contiguous property. In this center, the maximum building footprint size is limited to one hundred fifty thousand (150,000) square feet per structure, provided the entire contiguous twenty (20) acre is master planned prior to new development. If the entire contiguous twenty (20) acre area is not master planned together, the maximum building footprint size shall remain sixty thousand (60,000) square feet. An area is not considered to be contiguous if it is separated from an adjacent MCC District by a public right-of-way. Further, as part of demonstrating compliance with master plan requirements, design review to the Happy Valley Style, and other code criteria, applicants shall demonstrate how: a. The visual impact of larger scale development has been mitigated; b. The streetscape is pedestrian-oriented and varied to create visual interest; c. Public amenities are provided and scaled appropriately; d. Transitions to adjacent areas and future development are provided; e. Adequate infrastructure is provided; and f. Overall design excellence aligns justifies the larger than normal scale of the project.

7 Building height is measured pursuant to Chapter 16.12, Definitions.

2. Off-Street Parking and Loading (Vehicle and Bicycle). Off-street parking and loading spaces shall be provided as required in Chapters 16.41 and 16.43.

3. Landscaping. Landscaping shall be provided as required in Chapter 16.42. qcode.us/codes/happyvalley/view.php?topic=16-16_2-16_23&showAll=1&frames=on

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Chapter 16.23 COMMERCIAL AND EMPLOYMENT DISTRICTS

4. Pedestrian Access and Circulation. Adequate pedestrian access and circulation systems shall be provided as required in Chapter 16.41.

E. Special Standards.

1. Design Review. New development in the Mixed Commercial Center and Community Commercial Center Districts shall be subject to Chapter 16.62, Land Use and Design Review, and Chapter 16.46, Happy Valley Style Design Standards. Development in the Mixed Commercial Center District involving twenty (20) acres or more of land shall be subject to Chapter 16.65, Master Planned Developments.

2. Pedestrian Oriented Areas. MCC zoned centers shall include pedestrian oriented areas which do not front solely on arterial streets and parking fields. The purpose of this standard is to enhance the pedestrian experience and “village feel” of the centers. As part design review and/or master plan review, applicants shall demonstrate compliance with this standard by using a combination of the following, or similar, concepts and guidelines: a. Provision of a “main street” and/or village center area that is framed by buildings oriented to both sides of the street or center; b.

On-street parking;

c. Storefront character, with entries oriented to the street, large display windows, and front façades broken into divided bays; d.

Public plazas and promenades;

e.

Strong corners, as described in Happy Valley Style;

f.

Residential uses on upper stories;

g.

Public uses in prominent locations.

(Ord. 539 § 1, 2018; Ord. 534 § 1, 2017; Ord. 523 § 1, 2017; Ord. 521 § 3, 2017; Ord. 503 § 1, 2016; Ord. 474 § 1, 2015; Ord. 446 § 1, 2014; Ord. 422 § 1, 2012; Ord. 398 § 1, 2010; Ord. 389 § 1(Exh. A), 2009)

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16.22.060 Mixed use residential—Multifamily (MUR-M and MUR-X).

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Title 16 LAND DEVELOPMENT CODE ARTICLE 16.2 LAND USE DISTRICTS Chapter 16.22 RESIDENTIAL LAND USE DISTRICTS

16.22.060 Mixed use residential—Multifamily (MUR-M and MUR-X).

A. Purpose.

1. Mixed use residential will promote compact form, and residential and commercial or residential and office mixed vertically, in addition to across the district. The multifamily sub-area provides for a range of densities, each of which should be shown on the master plan map. The multifamily sub-areas allow for retail uses that are meant to provide services to local residents, not attract outside traffic. The density requirements and minimum/maximum lot sizes are meant as a guide, and will vary based on the amount of unbuildable lands removed from gross acres. The density is calculated by averaging density for the residential district area identified in the master plan. Therefore, some lots may be smaller than the lot sizes given below. Minimum densities are provided to comply with the Urban Growth Management Functional Plan, Title 1 requirements.

2. MUR-X Mixed Use Buildings with Residential Emphasis. Residential and retail combinations with the primary use of the building being residential. Permitted commercial uses shown on Table 16.22.060-1.

B. Permitted Uses. Table 16.22.060-1 identifies the land uses that are allowed in the MUR-M and MUR-X Districts.

Table 16.22.060-1 Mixed Use Residential—Multifamily (MUR-M and MUR-X) Permitted Uses P=Permitted; C=Conditional Use; X=Prohibited Land Use

MUR-M Multifamily

MUR-X Mixed Buildings

Single-family detached dwellings

X

X

Attached dwellings, (townhouses, attached duplex, rowhouses)

P

P

Low

P

P

Medium

P

P

High

P

P

Senior housing

P

P

Skilled nursing facility

C

C

Congregate housing

C

C

Rooming houses

X

X

Accessory dwelling units (per Section 16.44.050)

X

X

Home occupation (per Section 16.69.020)

P

P

Residential

Multifamily dwellings

Neighborhood Commercial Uses Coffee shops, cafés, sandwich shops and delicatessens, restaurants (no drivethrough service allowed)

P1

Florists

P1

Grocery, food, specialty foods, and produce stores

P1

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16.22.060 Mixed use residential—Multifamily (MUR-M and MUR-X).

Land Use

MUR-M Multifamily

Laundromats and dry cleaners

P1

Personal services (e.g., barbershops, hair salons, spas)

P1

Yogurt and ice cream stores

P1

Video rental stores

P1

Retail and service commercial uses similar to those above but not listed elsewhere in this section upon administrative determination through the design review process

P1

MUR-X Mixed Buildings

Commercial—Retail Uses Art and craft supply stores, studios

P

Bakeries

P

Banks, savings and loan associations, loan companies, ATM (not drive-in or drive-through)

P

Bicycle sales, supplies, repair service

P

Book stores

C

Coffee shops, cafés, sandwich shops and delicatessens (no drive-through service allowed)

P

Drug stores

P

Dry cleaners and tailors

P

Florists

P

Gift stores

P

Grocery, food, specialty foods, and produce stores

P

Hotels

P

Indoor health and recreation facilities, such as racquetball court, gymnasiums, health and exercise spas, swimming pools, and similar uses and associated facilities

C

Interior decorating shops, sales and service

P

Laundromats

P

Marijuana retailing

X

X

Music shops, sales and service

P

Optometry and optical goods, sales and service

P

Personal services (e.g., barbershops, hair salons, spas)

P

Photo finishing, photography studios

P

Post offices

P

Rental stores, without outdoor storage

P

Restaurants, full service

C

Shoe sales and repair stores

P

Sporting goods, sales and service

P

Stationery stores

P

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16.22.060 Mixed use residential—Multifamily (MUR-M and MUR-X).

Land Use

MUR-M Multifamily

MUR-X Mixed Buildings

Taverns, bars and cocktail lounges (1,500 feet from school uses, public parks and churches)

C

Yogurt and ice cream stores

P

Video rental stores

C

Retail and service commercial uses similar to those above but not listed elsewhere in this section upon administrative determination through the design review process

P2

Commercial—Offices Professional and administrative offices

C1

P

Medical office buildings

C1

P

Churches, synagogues, temples or places of worship

C

C

Public park, usable open space

C

C

Private and public schools (includes day care)

C

C

Utility facilities (telecommunication, pump stations, substations)

C

C

Helipad

X

X

Marijuana processing, production and wholesaling

X

X

New streets and roads, including the extensions of existing streets and roads, that are included with the adopted transportation system plan

P

P

Institutional

Other

NOTES: 1 Neighborhood commercial use subject to the provisions of Section 16.44.080.

2 Where scale and trip generation are compatible with residential development.

C. Development Standards. The development standards in Table 16.22.060-2 apply to all uses, structures, buildings, and development in the MUR-M and MUR-X Districts.

Table 16.22.060-2 Development Standards for MUR-M1, MUR-M2 and MUR-M3 Districts Standard

MUR-M1

MUR-M2

MUR-M3

Residential density (maximum)1

24 du/net acre

34 du/net acre

50 du/net acre

Residential density (minimum)1

15 du/net acre

25 du/net acre

35 du/net acre

Lot size (minimum)

Variable2

Variable2

Variable2

Lot width (minimum)

Variable2

Variable2

Variable2

Lot depth (minimum)

Variable2

Variable2

Variable2

Lot coverage (maximum)

Variable2, 3

Variable2, 3

Variable2, 3

Landscaping (minimum)

Variable3

Variable3

Variable3

Building setbacks (minimum)

Variable2

Variable2

Variable2

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Building height (maximum)

16.22.060 Mixed use residential—Multifamily (MUR-M and MUR-X).

65 feet4

65 feet4

65 feet4

NOTES: 1 Density calculations shall be made pursuant to Section 16.63.020(F).

2 Standards are flexible and shall be determined through the master plan process or design review application.

3 Pursuant to Section 16.42.030, twenty (20) percent of the net developable area must be usable open space.

4 Building height is measured pursuant to Chapter 16.12 Definitions. Maximum building height for single-family

(attached) is forty-five (45) feet at the front elevation; the building height may not exceed forty-nine (49) feet at the side and rear elevations.

(Ord. 503 § 1, 2016; Ord. 446 § 1, 2014; Ord. 433 § 1, 2013; Ord. 427 § 1, 2012; Ord. 406 § 1, 2010; Ord. 398 § 1, 2010; Ord. 389 § 1(Exh. A), 2009)

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CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

316

RURAL AREA RESIDENTIAL 1-ACRE (RA-1), RURAL AREA RESIDENTIAL 2-ACRE (RA-2), RECREATIONAL RESIDENTIAL (RR), RURAL RESIDENTIAL FARM FOREST 5-ACRE (RRFF-5), FARM FOREST 10-ACRE (FF-10), AND FUTURE URBAN 10-ACRE (FU-10) DISTRICTS

316.01

PURPOSE Section 316 is adopted to implement the policies of the Comprehensive Plan for Unincorporated Community Residential, Rural, and Future Urban areas.

316.02

APPLICABILITY Section 316 applies to land in the Rural Area Residential 1-Acre (RA-1), Rural Area Residential 2-Acre (RA-2), Recreational Residential (RR), Rural Residential Farm Forest 5-Acre (RRFF-5), Farm Forest 10-Acre (FF-10), and Future Urban 10-Acre (FU-10) Districts, hereinafter collectively referred to as the rural residential and future urban residential zoning districts.

316.03

USES PERMITTED A. Uses permitted in each rural residential and future urban residential zoning district are listed in Table 316-1, Permitted Uses in the Rural Residential and Future Urban Residential Zoning Districts. Uses not listed are prohibited.

B. As used in Table 316-1: 1. “P” means the use is a primary use.

2. “A” means the use is an accessory use.

3. “C” means the use is a conditional use, approval of which is subject to Section 1203, Conditional Uses.

4. “CPUD” means the use is allowed as a conditional use in a planned unit development.

5. “X” means the use is prohibited.

6. Numbers in superscript correspond to the notes that follow Table 316-1.

C. Permitted uses are subject to the applicable provisions of Subsection 316.04, Dimensional Standards; Section 1000, Development Standards; and Section 1100, Development Review Process.

316.04

DIMENSIONAL STANDARDS A. General: Dimensional standards applicable in the rural and future urban residential zoning districts are listed in Table 316-2, Dimensional Standards in the Rural Residential and Future Urban Residential Zoning Districts. As used in Table 316-2, numbers in superscript correspond to the notes that follow the table.

316-1

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

B. Modifications: Modifications to the standards in Table 316-2 are established by Sections 800, Special Use Requirements; 903, Setback Exceptions; 1012, Lot Size and Density; 1107, Property Line Adjustments; and 1205, Variances.

Table 316-1: Permitted Uses in the Rural Residential and Future Urban Residential Zoning Districts Use Accessory Buildings and Uses, Customarily Permitted, such as amateur (Ham) radio antennas and towers, arbors, bicycle racks, carports, citizen band transmitters and antennas, cogeneration facilities, courtyards, decks, decorative ponds, driveways, electric vehicle charging stations, family child care homes, fountains, garages, garden sheds, gazebos, greenhouses, HVAC units, meeting facilities, outdoor kitchens, parking areas, patios, pergolas, pet enclosures, plazas, property management and maintenance offices, recreational facilities (such as bicycle trails, children’s play structures, dance studios, exercise studios, playgrounds, putting greens, recreation and activity rooms, saunas, spas, sport courts, swimming pools, and walking trails), rainwater collection systems, satellite dishes, selfservice laundry facilities, shops, solar energy systems, storage buildings/rooms, television antennas and receivers, transit amenities, trellises, and utility service equipment Accessory Dwelling Units, subject to Section 839 Accessory Historic Dwellings, subject to Section 843 Accessory Kitchens Aircraft Land Uses

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

A

A

A

A

A

A

A1

A1

X

A1

A1

A1

A2

A2

A2

A2

A2

X

A3 X

A3 X

A3 X

A3 C

A3 C

A3 C

316-2

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Aircraft Landing Areas Bed and Breakfast Inns, subject to Section 832 Bed and Breakfast Residences, subject to Section 832 Bus Shelters Campgrounds Cemeteries, subject to Section 808 Child Care Facilities Commercial or Processing Activities that are in Conjunction with Farm or Forest Uses6 Community Halls Composting Facilities, subject to Section 834 Conservation Areas or Structures for the Conservation of Water, Soil, Forest, or Wildlife Habitat Resources Crematories, subject to Section 808 Daycare Services, Adult Dwellings, Detached SingleFamily Dwellings, Two-Family Energy Source Development Farmers’ Markets, subject to Section 840 Farm Uses, including6: Raising, harvesting, and selling crops Feeding, breeding, management and sale of, or the produce of, livestock, poultry, fur-bearing animals, or honeybees Dairying and the sale of dairy products Any other agricultural or horticultural use or animal husbandry or any combination thereof

RA-1 X

RA-2 C

RR C4

RRFF-5 X

FF-10 X

FU-10 X

C

C

C

C

C

X

C

C

C

C

C

C

P C

P C

P C

P C

P C

P C

C

C

X

C

C

C

C

C

C

C

C

C5

X

X

X

C

C

X

CPUD

CPUD

X7

CPUD

CPUD CPUD

X

X

X

C

C

X

P

P

P

P

P

P

C

C

X

X

X

X

C

C

C

C

C

C8

P9

P9

P9

P9

P9

P9

C9 X

X X

X C

X X

X X

X X

A

A

A

A

A

A

P

P

P10

P

P

P

X11

P

X11

P

P

P

X11

P

X11

P

P

P

X11

P

X11

P

P

P

316-3

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Preparation, storage, and disposal by marketing or otherwise of the products or byproducts raised on such land for human or animal use Propagation, cultivation, maintenance, and harvesting of aquatic, bird, and animal species that are under the jurisdiction of the Oregon Fish and Wildlife Commission, to the extent allowed by the rules adopted by the commission Growing cultured Christmas trees Fish or Wildlife Management Programs Forest Practices, including the following operations conducted on or pertaining to forestland: reforestation of forestland, road construction and maintenance, harvesting of forest tree species, application of chemicals, disposal of slash, and removal of woody biomass

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P

P

P10

P

P

P

X11

P

X11

P

P

P

P

P

P10

P

P

P

X

X

X

P

P

P

P12

P12

P

P12

P12

P12

Fraternal Organization Lodges Government Uses, unless such a use is specifically listed as a primary, accessory, conditional, or prohibited use in the applicable zoning district Guest Houses, subject to Section 833 Guest Ranches and Lodges Home Occupations, including bed and breakfast homestays, subject to Section 82214 Home Occupations to Host Events, subject to Section 806 Hydroelectric Facilities Kennels Libraries Livestock, subject to Section 821

C13

C13

C13

C13

C13

C13

C13

C13

C13

C13

C13

C13

A

A

A

A

A

A

X

X

C

X

X

X

A

A

A

A

A

A

C

C

C

C

C

C

C C15 CPUD X11

C C15 CPUD X11

C X X7 X11

C C15 CPUD P

C C C15 X CPUD CPUD X11 A 316-4

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Manufactured Dwellings, subject to Section 824 Marijuana Processing Marijuana Production, subject to Section 841 Marijuana Retailing Marijuana Wholesaling Operations Conducted for the Exploration, Mining, or Processing of Geothermal Resources or Other Subsurface Resources Places of Worship, subject to Section 804 Produce Stands Public Utility Facilities Radio and Television Transmission and Receiving Towers and Earth Stations Recreational Uses, including boat moorages, community gardens, country clubs, equine facilities, gymnastics facilities, golf courses, horse trails, pack stations, parks, playgrounds, sports courts, swimming pools, ski areas, and walking trails21

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P9

P9

P9

P9

P9

P9

X

X

X

X

X

X

X

X

X

A

A

X

X X

X X

X X

X X

X X

X X

X

X

X

C

C

X

C

C

C

C

C

C16

A17 C13,19

A17 C13,19

A17 C13,19

A17 C13,19

A17 C13,19

A17,18 C13,19

C13,20

C13,20

C13,20

C13,20

C13,20

C13,20

C13

C13,22

C13

C13,22

C13,22

C13,22

316-5

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Recreational Uses, GovernmentOwned, including amphitheaters; arboreta; arbors, decorative ponds, fountains, gazebos, pergolas, and trellises; ball fields; bicycle and walking trails; bicycle parks and skate parks; equine facilities; boat moorages and ramps; community buildings and grounds; community and ornamental gardens; courtyards and plazas; fitness and recreational facilities, such as exercise equipment, gymnasiums, and swimming pools; horse trails; miniature golf, putting greens, and sports courts; pack stations; parks; picnic areas and structures; play equipment and playgrounds; nature preserves and wildlife sanctuaries; ski areas; tables and seating; and similar recreational uses21 Recreational Uses, GovernmentOwned Golf Courses21 Recreational Vehicle Camping Facilities, subject to Section 813 Recyclable Drop-Off Sites, subject to Section 819

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P23

P23

P23

P

P

P

P23

P23

P23

P

P

P

C13

C13

C

C13

C13

X

A24

A24

A24

A24

A24

A24

316-6

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Retailing—whether by sale, lease, or rent—of any of the following new or used products: apparel, appliances, art, art supplies, beverages, bicycle supplies, bicycles, books, cameras, computers, computer supplies, cookware, cosmetics, dry goods, electrical supplies, electronic equipment, flowers, food, furniture, garden supplies, hardware, interior decorating materials, jewelry, linens, medications, music (whether recorded or printed), musical instruments, nutritional supplements, office supplies, optical goods, paper goods, periodicals, pet supplies, pets, plumbing supplies, photographic supplies, signs, small power equipment, sporting goods, stationery, tableware, tobacco, toiletries, tools, toys, vehicle supplies, and videos.

Sanitary Landfills and Debris Fills Schools, subject to Section 805 Services, Commercial—Food and Beverage, including catering and eating and drinking establishments Services, Commercial—Personal and Convenience, including barbershops, beauty salons, dry cleaners, laundries, photo processing, seamstresses, shoe repair, tailors, and tanning salons.

Also permitted are incidental retail sales of products related to the service provided.

Services, Commercial—Studios of the following types: art, craft, dance, music, and photography Signs, subject to Section 1010

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

CPUD25

X

X

X

X

X

X

X

X

C

C

X

C26

C26

C

C26

C26

C27

CPUD25

X

X

X

X

X

CPUD25

X

X

X

X

X

CPUD25

X

X

X

X

X

A28

A28

A28

A28

A28

A28

316-7

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Surface Mining, subject to Section 818 Telephone Exchanges Temporary Buildings for Uses Incidental to Construction Work. Such buildings shall be removed upon completion or abandonment of the construction work.

Temporary Storage within an Enclosed Structure of SourceSeparated Recyclable/Reusable Materials Generated and/or Used On-site Prior to On-site Reuse or Removal by the Generator or Licensed or Franchised Collector to a User or Broker Transfer Stations, subject to Section 819 Utility Carrier Cabinets, subject to Section 830 Wireless Telecommunication Facilities, subject to Section 835

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

X

X

X

C

C

X

C13

C13

C13

C13

C13

C13

A

A

A

A

A

A

A

A

A

A

A

A

X

X

C

X

X

C

P,C29

P,C29

P,C29

P,C29

P,C29

P,C29

See Table 835-1

See Table 835-1

See Table 835-1

See Table 835-1

See Table 835-1

See Table 835-1

1

This use is permitted only inside of an urban growth boundary.

2

This use is permitted only outside of both an urban growth boundary and an urban reserve.

3

An accessory kitchen is permitted only in a detached single-family dwelling or a manufactured dwelling. Only one accessory kitchen is permitted in each single-family dwelling or manufactured dwelling.

4

Aircraft landing areas are permitted for use by emergency aircraft (e.g., fire, rescue) only.

5

This use is limited to alteration or expansion of a lawfully established child care facility.

6

As used in Table 316-1, farm uses do not include marijuana production, marijuana processing, marijuana wholesaling, or marijuana retailing. See separate listings in Table 316-1 for these uses.

7

Even though it is prohibited in this category, this use is included in the “government use� category.

8

This use is limited to alteration or expansion of a lawfully established adult daycare service.

316-8

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

9

Except as limited by Note 1(b) to Table 316-2 or as allowed by Section 1204, Temporary Permits or Section 839, Accessory Dwelling Units, each lot of record may be developed with only one of the following: detached single-family dwelling, two-family dwelling (only if approved as a conditional use in the RA-1 District), or manufactured dwelling.

10

This use is permitted only on lots larger than five acres.

11

In the RA-2, RRFF-5, FF-10, and FU-10 Districts, livestock is permitted as described under the use category of farm uses. In the RA-1 and RR Districts, livestock is permitted as described under the use category of livestock.

12

For land inside the Portland Metropolitan Urban Growth Boundary, refer to Subsection 1002.02 regarding a development restriction that may apply if excessive tree removal occurs.

13

Uses similar to this may be authorized pursuant to Section 106, Authorizations of Similar Uses.

14

A use may be permitted as a home occupation, subject to Section 822, even if such use is also identified in another use listing in Table 316-1.

15

The portion of the premises used shall be located a minimum of 200 feet from all property lines.

16

This use is limited to alteration or expansion of a lawfully established place of worship.

17

A produce stand shall be subject to the parking requirements of Section 1015, Parking and Loading.

18

In addition to selling produce grown on-site, a produce stand may sell agricultural products that are produced in the surrounding community in which the stand is located.

19

Public utility facilities shall not include shops, garages, or general administrative offices.

20

The base of such towers shall not be closer to the property line than a distance equal to the height of the tower.

21

This use may include concessions, restrooms, maintenance facilities, and similar support uses.

316-9

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

22

Equine facilities are a primary use, subject to the following standards and criteria: a. The number of horses shall be limited to no more than one horse per acre or five horses in total, whichever is less. Horses owned by the operator of the equine facility, or owned by a 501(c)(3) organization and being temporarily fostered by the operator of the equine facility, do not count toward the maximum number of horses. The one-horse-per-acre standard shall be calculated based on the area of the lot of record or tract on which the equine facility is located. b. Services offered at the equine facility, such as riding lessons, training clinics, and schooling shows, shall be provided only to the family members and nonpaying guests of the operator of the equine facility, the owners of boarded horses, or the family members and nonpaying guests of the owners of boarded horses.

23

Any principal building or swimming pool shall be located a minimum of 45 feet from any other lot in a residential zoning district.

24

Recyclable drop-off sites are permitted only if accessory to an institutional use.

25

The use is subject to the following standards and criteria: a. The use shall be located in a planned unit development (PUD) with a minimum of 100 dwelling units. No building permit for the use shall be issued until a minimum of 100 dwelling units are constructed within the PUD. b. The area occupied by all uses subject to Note 23 and located in a single PUD, including their parking, loading, and maneuvering areas, shall not exceed a ratio of one-half acre per 100 dwelling units in the PUD. c. The use shall be an integral part of the general plan of development for the PUD and provide facilities related to the needs of residents of the PUD. d. The use shall be located, designed, and operated to efficiently serve frequent trade and service needs of residents of the PUD and not persons residing elsewhere. e. The use shall not, by reason of its location, construction, manner or hours of operation, signs, lighting, parking arrangements, or other characteristics, have adverse effects on residential uses within or adjoining the PUD. f. The maximum building floor space per commercial use is 4,000 square feet except that no maximum applies to uses authorized under Oregon Statewide Planning Goals 3 and 4 and uses intended to serve the community and surrounding rural area or the travel needs of people passing through the area.

26

Schools are prohibited within the areas identified as Employment, Industrial, and Regionally Significant Industrial on the Metropolitan Service District’s 2040 Growth Concept Map.

27

This use is limited to alteration or expansion of a lawfully established school.

316-10

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

28

Temporary signs regulated under Subsection 1010.13(A) are a primary use.

29

Utility carrier cabinets are a conditional use if the combined volume of all cabinets located on a single lot exceeds the applicable maximum established pursuant to Subsection 830.01(A).

Table 316-2: Dimensional Standards in the Rural Residential and Future Urban Residential Zoning Districts Standard

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

Minimum Lot Size1

1 acre2,3

2 acres3

2 acres

2 acres, provided that the minimum average lot size of all lots or parcels in a subdivision, partition, or replat is 5 acres3,4,5,6

10 acres3,4,7

10 acres4

Minimum Front Setback

30 feet8

30 feet8

15 feet, except 20 feet to garage and carport motor vehicle entries9

30 feet8

30 feet8

30 feet

Minimum Rear Setback

30 feet10,11

30 feet10,12

15 feet10

30 feet10,12

30 feet10,12

30 feet12

Minimum Side Setback

10 feet10,13

10 feet10

5 feet10

10 feet10

10 feet10

10 feet

Maximum Lot Coverage

None

None

40 percent

None

None

None

316-11

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

1

Standard

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

Minimum Building Separation above 3,500 Feet in Elevation

None

None

20 feet between buildings with contiguous snow slide areas

None

None

None

The minimum lot size standards apply as established by Sections 1012 and 1107.

Notwithstanding the minimum lot size standard, a lot of record may be developed subject to other applicable standards of this Ordinance, except: a. Minimum lot size standards of Section 800 apply; and b. A lot of record smaller than 3,000 square feet may not be developed with a dwelling unless the lot of record was created as part of a planned unit development in the RA-1 District or pursuant to Subsection 1012.02(B), (D), or (F).

2

In a planned unit development, there is no minimum individual lot size. However, the minimum average lot size is one acre except for lots to be developed with a two-family dwelling, in which case the minimum average lot size is two acres. The average lot size is calculated by determining the lot area of the land proposed for subdivision, partition, or replat and dividing by the number of lots or parcels in the proposed planned unit development.

3

The minimum lot size inside the Portland Metropolitan Urban Growth Boundary is 20 acres.

The 20-acre minimum lot size is applicable to subdivisions, partitions, and Type II replats, but not to Type I replats or property line adjustments. Where this standard applies, it supersedes any other minimum lot size standard in Table 316-2.

4

For the purpose of complying with the minimum lot size standard, lots with street frontage on County or public road rights-of-way may include the land area between the front lot line and the centerline of the County or public road right-of-way.

5

The minimum lot size inside the urban growth boundaries of the cities of Canby, Estacada, Molalla, and Sandy is five acres.

6

The average lot size is calculated by determining the lot area of the land proposed for subdivision, partition, or replat and dividing by the number of lots or parcels in the proposed partition, subdivision, or replat.

316-12

Last Amended 10/2/18

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

7

In a planned unit development, the minimum individual lot size is two acres, except inside the urban growth boundaries of the cities of Canby, Estacada, Molalla, and Sandy, where the minimum individual lot size is five acres. In all cases, the minimum average lot size is 10 acres. The average lot size is calculated by determining the lot area of the land proposed for subdivision, partition, or replat and dividing by the number of lots or parcels in the proposed planned unit development.

8

In a planned unit development, the minimum front setback is 20 feet.

9

For a corner lot located above 3,500 feet in elevation, one of the minimum front setbacks is 10 feet, except 20 feet to garage and carport motor vehicle entries.

10

In a planned unit development, there are no minimum rear and side setbacks except from rear and side lot lines on the perimeter of the final plat. Where this standard applies, it supersedes any other rear or side setback standard in Table 316-2.

11

The minimum rear setback for an accessory building shall be five feet except as established

by Note 10.

12

The minimum rear setback for an accessory building shall be 10 feet except as established by Note 10.

13

The minimum side setback for an accessory building shall be five feet except as established

by Note 10.

[Added by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-254, 1/4/16; Amended by Ord. ZDO-263, 5/23/17; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-269, 9/6/18; Amended by Ord. ZDO-268, 10/2/18]

316-13

Last Amended 10/2/18

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4269/-122.4818 RGRAP3

45.426889 -122.481823 3 Miles

5 Miles

7 Miles

Population Estimated Population (2015) Projected Population (2020) Census Population (2010) Census Population (2000)

2,895 3,047 2,607 2,070

37,128 38,972 33,912 24,115

152 287 538

Estimated Population Density (2015) Trade Area Size

922 psm 3.1 sq mi

1,314 psm 28.3 sq mi

1,478 psm 78.5 sq mi

2,353 psm 153.9 sq mi

2,746 94.8% 2,310 84.1% 34 1.3% 12 0.5% 292 10.6% 5 0.2% 1 90 3.3%

35,026 94.3% 28,205 80.5% 526 1.5% 154 0.4% 4,841 13.8% 85 0.2% 23 0.1% 1,192 3.4%

105,012 90.5% 84,976 80.9% 2,692 2.6% 617 0.6% 12,486 11.9% 400 0.4% 122 0.1% 3,719 3.5%

311,740 86.1% 252,530 81.0% 11,720 3.8% 2,417 0.8% 30,698 9.8% 1,778 0.6% 454 0.1% 12,143 3.9%

149 5.2% 83 55.6% - 0.1% 1 0.7% 3 1.7% 1 0.4% 39 26.0% 23 15.5%

2,102 5.7% 1,170 55.7% 28 1.3% 44 2.1% 36 1.7% 5 0.3% 545 25.9% 274 13.0%

11,026 9.5% 4,895 44.4% 155 1.4% 306 2.8% 85 0.8% 18 0.2% 4,398 39.9% 1,168 10.6%

50,303 13.9% 19,713 39.2% 707 1.4% 1,190 2.4% 262 0.5% 71 0.1% 24,152 48.0% 4,208 8.4%

1.0% 5.8% 4.1%

6,300 6,274 23,138

362,043 383,095 346,349 295,766

Projected Annual Growth (2015-2020) Historical Annual Growth (2010-2015) Historical Annual Growth (2000-2010)

1.1% 4.1% 2.6%

1,844 3,216 9,797

116,037 122,337 109,764 86,626 1.1% 4.2% 2.7%

21,052 15,694 50,584

1.2% 2.9% 1.7%

Race and Ethnicity (2015) Not Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hawaiian or Pacific Islander Other Race Two or More Races Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hispanic Hawaiian or Pacific Islander Other Race Two or More Races

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

page 1 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

1 Mile

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4269/-122.4818 RGRAP3

45.426889 -122.481823 3 Miles

5 Miles

7 Miles

Age Distribution (2015) Age Under 5 Years

155

5.4%

2,114

5.7%

7,035

6.1%

23,556

6.5%

Age 5 to 9 Years

184

6.4%

2,480

6.7%

7,621

6.6%

23,967

6.6%

Age 10 to 14 Years

212

7.3%

2,755

7.4%

8,061

6.9%

24,523

6.8%

Age 15 to 19 Years

193

6.7%

2,609

7.0%

7,779

6.7%

23,182

6.4%

Age 20 to 24 Years

167

5.8%

2,245

6.0%

7,387

6.4%

22,190

6.1%

Age 25 to 29 Years

165

5.7%

2,090

5.6%

7,237

6.2%

24,469

6.8%

Age 30 to 34 Years

165

5.7%

2,210

6.0%

7,575

6.5%

26,828

7.4%

Age 35 to 39 Years

177

6.1%

2,559

6.9%

7,697

6.6%

25,265

7.0%

Age 40 to 44 Years

195

6.7%

2,631

7.1%

7,858

6.8%

25,263

7.0%

Age 45 to 49 Years

210

7.3%

2,718

7.3%

8,093

7.0%

24,714

6.8%

Age 50 to 54 Years

219

7.6%

2,762

7.4%

8,374

7.2%

24,472

6.8%

Age 55 to 59 Years

225

7.8%

2,646

7.1%

7,957

6.9%

22,963

6.3%

Age 60 to 64 Years

206

7.1%

2,427

6.5%

7,353

6.3%

21,101

5.8%

Age 65 to 69 Years

182

6.3%

1,965

5.3%

5,896

5.1%

17,444

4.8%

Age 70 to 74 Years

108

3.7%

1,211

3.3%

3,974

3.4%

12,262

3.4%

Age 75 to 79 Years

62

2.1%

784

2.1%

2,549

2.2%

8,032

2.2%

Age 80 to 84 Years

38

1.3%

465

1.3%

1,603

1.4%

5,281

1.5%

Age 85 Years or Over

32

1.1%

457

1.2%

1,988

1.7%

6,532

1.8%

Median Age

40.6

38.6

37.9

37.0

Generation (2015) iGeneration (Age Under 15 Years)

552 19.1%

7,349 19.8%

22,717 19.6%

72,046 19.9%

Generation 9/11 Millennials (Age 15 to 34 Years)

690 23.8%

9,154 24.7%

29,977 25.8%

96,669 26.7%

Gen Xers (Age 35 to 49 Years)

582 20.1%

7,908 21.3%

23,648 20.4%

75,242 20.8%

Baby Boomers (Age 50 to 74 Years)

940 32.5%

11,011 29.7%

33,555 28.9%

98,242 27.1%

Silent Generation (Age 75 to 84 Years)

100

3.4%

1,249

3.4%

4,152

3.6%

13,312 3.7%

G.I. Generation (Age 85 Years or Over)

32

1.1%

457

1.2%

1,988

1.7%

6,532 1.8%

©2019, Sites USA, Chandler, Arizona, 480-491-1112

page 2 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

1 Mile

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4269/-122.4818 RGRAP3

45.426889 -122.481823 3 Miles

5 Miles

7 Miles

Household Type (2015) Total Households Family Households Family Households with Children Family Households No Children Non-Family Households Non-Family Households with Children Non-Family Households No Children

1,015 798 359 439 217 3 214

43.2% 45.0% 55.0% 43.2% 1.5% 98.5%

13,039 10,097 4,895 5,201 2,942 37 2,906

39.9% 48.5% 51.5% 39.9% 1.2% 98.8%

42,286 30,173 14,540 15,634 12,113 161 11,952

37.0% 48.2% 51.8% 37.0% 1.3% 98.7%

133,153 89,834 44,913 44,920 43,319 596 42,723

33.7% 50.0% 50.0% 33.7% 1.4% 98.6%

1,767 7.1% 5,104 20.5% 9,081 36.4% 8,975 36.0%

7,810 19,501 27,725 23,118

10.0% 25.0% 35.5% 29.6%

34,207 66,490 87,306 56,622

14.0% 27.2% 35.7% 23.1%

4.7% 20.1% 12.3% 18.9% 17.2% 17.2% 12.4%

$59,460 $50,799 9,794 34,677 19,636 25,458 17,444 17,444 9,116

7.4% 26.0% 14.7% 19.1% 13.1% 13.1% 6.8%

Education Attainment (2015) Elementary or Some High School High School Graduate Some College or Associate Degree Bachelor or Graduate Degree

124 6.3% 457 23.1% 772 39.0% 629 31.7%

Household Income (2015) Estimated Average Household Income Estimated Median Household Income HH Income Under $10,000 HH Income $10,000 to $34,999 HH Income $35,000 to $49,999 HH Income $50,000 to $74,999 HH Income $75,000 to $99,999 HH Income $100,000 to $149,999 HH Income $150,000 or More

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

$94,314 $82,056 10 105 67 216 241 241 174

1.0% 10.3% 6.6% 21.3% 23.8% 23.8% 17.1%

page 3 of 3

$90,757 $77,203 261 1,594 1,249 2,400 2,861 2,861 2,525

2.0% 12.2% 9.6% 18.4% 21.9% 21.9% 19.4%

$74,174 $63,176 1,966 8,515 5,216 8,010 7,273 7,273 5,225

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

1 Mile

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4264/-122.4854 RGRAP3

45.426899 -122.481837 3.00 (mins)

236 249 226 192

9,518 9,987 8,113 5,335

5.00 (mins)

7.00 (mins)

Population Estimated Population (2015) Projected Population (2020) Census Population (2010) Census Population (2000) Projected Annual Growth (2015-2020) Historical Annual Growth (2010-2015) Historical Annual Growth (2000-2010) Estimated Population Density (2015) Trade Area Size

13 10 34

1.1% 3.0% 1.8%

469 1,405 2,778

32,718 34,331 29,536 20,947 1.0% 6.8% 5.2%

466 psm 0.5 sq mi

1,461 psm 6.5 sq mi

226 95.7% 200 88.8% 2 0.9% 1 0.5% 15 6.8% - 0.2% 7 2.9% 10 4.3% 6 58.9% - 0.1% - 0.3% - 1.8% 2 22.2% 2 16.6%

1,613 3,182 8,589

55,714 58,557 51,688 38,380 1.0% 5.8% 4.1%

2,843 4,026 13,308

1.0% 5.1% 3.5%

1,617 psm 20.2 sq mi

1,409 psm 39.5 sq mi

8,973 94.3% 6,974 77.7% 153 1.7% 38 0.4% 1,451 16.2% 19 0.2% 2 336 3.7%

30,785 94.1% 24,525 79.7% 505 1.6% 132 0.4% 4,425 14.4% 81 0.3% 15 0.1% 1,103 3.6%

51,831 93.0% 41,865 80.8% 895 1.7% 253 0.5% 6,873 13.3% 153 0.3% 51 0.1% 1,741 3.4%

544 5.7% 289 53.1% 2 0.4% 5 1.0% 11 2.0% 3 0.6% 145 26.7% 88 16.2%

1,933 5.9% 1,055 54.6% 20 1.0% 47 2.4% 34 1.8% 5 0.3% 519 26.9% 253 13.1%

3,882 7.0% 1,983 51.1% 57 1.5% 96 2.5% 43 1.1% 8 0.2% 1,248 32.1% 446 11.5%

Race and Ethnicity (2015) Not Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hawaiian or Pacific Islander Other Race Two or More Races Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hispanic Hawaiian or Pacific Islander Other Race Two or More Races

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

page 1 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

1.00 (min)

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4264/-122.4854 RGRAP3

1.00 (min)

3.00 (mins)

5.00 (mins)

7.00 (mins)

Age Distribution (2015) Age Under 5 Years

11

4.8%

584

6.1%

1,886

5.8%

3,241

5.8%

Age 5 to 9 Years

14

5.9%

672

7.1%

2,186

6.7%

3,633

6.5%

Age 10 to 14 Years

16

7.0%

728

7.7%

2,440

7.5%

3,942

7.1%

Age 15 to 19 Years

15

6.5%

651

6.8%

2,323

7.1%

3,816

6.9%

Age 20 to 24 Years

12

5.2%

608

6.4%

2,040

6.2%

3,659

6.6%

Age 25 to 29 Years

12

4.9%

593

6.2%

1,914

5.9%

3,403

6.1%

Age 30 to 34 Years

11

4.8%

623

6.5%

2,003

6.1%

3,489

6.3%

Age 35 to 39 Years

13

5.3%

685

7.2%

2,270

6.9%

3,792

6.8%

Age 40 to 44 Years

14

6.1%

717

7.5%

2,310

7.1%

3,868

6.9%

Age 45 to 49 Years

16

6.9%

704

7.4%

2,384

7.3%

3,962

7.1%

Age 50 to 54 Years

19

8.2%

658

6.9%

2,408

7.4%

4,072

7.3%

Age 55 to 59 Years

20

8.6%

627

6.6%

2,270

6.9%

3,891

7.0%

Age 60 to 64 Years

20

8.3%

554

5.8%

2,073

6.3%

3,578

6.4%

Age 65 to 69 Years

19

7.9%

449

4.7%

1,685

5.2%

2,865

5.1%

Age 70 to 74 Years

11

4.6%

266

2.8%

1,019

3.1%

1,865

3.3%

Age 75 to 79 Years

5

2.1%

198

2.1%

669

2.0%

1,177

2.1%

Age 80 to 84 Years

4

1.6%

105

1.1%

402

1.2%

690

1.2%

Age 85 Years or Over

3

1.3%

96

1.0%

435

1.3%

769

1.4%

Median Age

44.1

36.8

38.0

38.1

Generation (2015) iGeneration (Age Under 15 Years)

42 17.7%

1,984 20.8%

6,513 19.9%

10,816 19.4%

Generation 9/11 Millennials (Age 15 to 34 Years)

51 21.5%

2,474 26.0%

8,281 25.3%

14,369 25.8%

Gen Xers (Age 35 to 49 Years)

43 18.4%

2,107 22.1%

6,964 21.3%

11,622 20.9%

Baby Boomers (Age 50 to 74 Years)

89 37.6%

2,554 26.8%

9,455 28.9%

16,271 29.2%

Silent Generation (Age 75 to 84 Years)

9

3.6%

303

3.2%

1,071

3.3%

1,867 3.4%

G.I. Generation (Age 85 Years or Over)

3

1.3%

96

1.0%

435

1.3%

769 1.4%

©2019, Sites USA, Chandler, Arizona, 480-491-1112

page 2 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

45.426899 -122.481837

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4264/-122.4854 RGRAP3

45.426899 -122.481837 3.00 (mins)

5.00 (mins)

7.00 (mins)

Household Type (2015) Total Households Family Households Family Households with Children Family Households No Children Non-Family Households Non-Family Households with Children Non-Family Households No Children

82 66 26 40 16 16

48.1% 40.1% 59.9% 48.1% 2.0% 98.0%

3,316 2,537 1,298 1,239 778 9 769

37.4% 51.2% 48.8% 37.4% 1.2% 98.8%

11,574 8,818 4,342 4,476 2,756 33 2,723

38.7% 49.2% 50.8% 38.7% 1.2% 98.8%

20,179 14,868 7,162 7,706 5,311 62 5,249

38.2% 48.2% 51.8% 38.2% 1.2% 98.8%

Education Attainment (2015) Elementary or Some High School High School Graduate Some College or Associate Degree Bachelor or Graduate Degree

10 5.7% 44 26.6% 60 36.0% 53 31.7%

459 7.3% 1,159 18.5% 2,394 38.2% 2,263 36.1%

1,480 6.8% 4,473 20.5% 8,028 36.8% 7,860 36.0%

2,962 7.9% 8,123 21.7% 13,607 36.4% 12,730 34.0%

Household Income (2015) Estimated Average Household Income Estimated Median Household Income HH Income Under $10,000 HH Income $10,000 to $34,999 HH Income $35,000 to $49,999 HH Income $50,000 to $74,999 HH Income $75,000 to $99,999 HH Income $100,000 to $149,999 HH Income $150,000 or More

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

$103,124 $84,902 1 8 5 16 19 19 16

0.8% 10.0% 5.6% 19.4% 22.6% 22.6% 19.4%

page 3 of 3

$84,838 $76,681 67 380 290 703 774 774 529

2.0% 11.4% 8.7% 21.2% 23.3% 23.3% 16.0%

$89,288 $75,879 242 1,463 1,123 2,156 2,554 2,554 2,166

2.1% 12.6% 9.7% 18.6% 22.1% 22.1% 18.7%

$85,210 $71,475 626 3,104 2,083 3,664 4,137 4,137 3,392

3.1% 15.4% 10.3% 18.2% 20.5% 20.5% 16.8%

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

1.00 (min)

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4267/-122.4863 RGRAP3

45.426909 -122.481852 5.00 (Miles)

7.00 (Miles)

10.00 (Miles)

Population Estimated Population (2015) Projected Population (2020) Census Population (2010) Census Population (2000)

24,605 25,801 21,648 14,605

57,280 60,202 53,249 38,651

1,196 2,958 7,043

Estimated Population Density (2015) Trade Area Size

1,762 psm 14.0 sq mi

1,482 psm 38.7 sq mi

2,106 psm 87.8 sq mi

2,628 psm 188.0 sq mi

23,164 94.1% 18,336 79.2% 383 1.7% 98 0.4% 3,443 14.9% 54 0.2% 10 841 3.6%

53,536 93.5% 42,735 79.8% 965 1.8% 240 0.4% 7,579 14.2% 163 0.3% 57 0.1% 1,797 3.4%

162,796 88.1% 131,149 80.6% 5,305 3.3% 1,146 0.7% 18,061 11.1% 816 0.5% 210 0.1% 6,110 3.8%

430,352 87.1% 351,204 81.6% 16,223 3.8% 3,236 0.8% 40,103 9.3% 2,342 0.5% 624 0.1% 16,620 3.9%

1,442 5.9% 823 57.1% 12 0.8% 28 2.0% 24 1.6% 5 0.3% 354 24.6% 196 13.6%

3,744 6.5% 1,928 51.5% 58 1.5% 89 2.4% 46 1.2% 10 0.3% 1,157 30.9% 457 12.2%

22,089 11.9% 8,992 40.7% 320 1.4% 520 2.4% 148 0.7% 38 0.2% 9,962 45.1% 2,109 9.5%

63,608 12.9% 25,163 39.6% 915 1.4% 1,549 2.4% 345 0.5% 87 0.1% 30,068 47.3% 5,482 8.6%

1.0% 5.5% 3.8%

10,341 8,752 29,289

493,960 522,944 473,679 415,763

Projected Annual Growth (2015-2020) Historical Annual Growth (2010-2015) Historical Annual Growth (2000-2010)

1.0% 6.5% 4.8%

2,922 4,031 14,598

184,886 195,227 176,134 146,845 1.1% 3.3% 2.0%

28,984 20,281 57,916

1.2% 2.4% 1.4%

Race and Ethnicity (2015) Not Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hawaiian or Pacific Islander Other Race Two or More Races Hispanic or Latino Population White Black or African American American Indian or Alaska Native Asian Hispanic Hawaiian or Pacific Islander Other Race Two or More Races

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

page 1 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

3.00 (Miles)

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4267/-122.4863 RGRAP3

45.426909 -122.481852 5.00 (Miles)

7.00 (Miles)

10.00 (Miles)

Age Under 5 Years

1,459

5.9%

3,360

5.9%

11,657

6.3%

31,124

6.3%

Age 5 to 9 Years

1,687

6.9%

3,775

6.6%

12,193

6.6%

31,216

6.3%

Age 10 to 14 Years

1,873

7.6%

4,112

7.2%

12,551

6.8%

31,454

6.4%

Age 15 to 19 Years

1,740

7.1%

3,921

6.8%

12,203

6.6%

30,188

6.1%

Age 20 to 24 Years

1,528

6.2%

3,662

6.4%

11,624

6.3%

30,139

6.1%

Age 25 to 29 Years

1,496

6.1%

3,475

6.1%

12,006

6.5%

33,801

6.8%

Age 30 to 34 Years

1,546

6.3%

3,571

6.2%

12,723

6.9%

37,490

7.6%

Age 35 to 39 Years

1,745

7.1%

3,919

6.8%

12,387

6.7%

35,473

7.2%

Age 40 to 44 Years

1,777

7.2%

4,013

7.0%

12,684

6.9%

34,814

7.0%

Age 45 to 49 Years

1,823

7.4%

4,100

7.2%

12,680

6.9%

33,454

6.8%

Age 50 to 54 Years

1,790

7.3%

4,229

7.4%

12,939

7.0%

32,933

6.7%

Age 55 to 59 Years

1,676

6.8%

4,021

7.0%

12,310

6.7%

31,491

6.4%

Age 60 to 64 Years

1,515

6.2%

3,687

6.4%

11,275

6.1%

29,232

5.9%

Age 65 to 69 Years

1,212

4.9%

2,919

5.1%

9,207

5.0%

24,232

4.9%

Age 70 to 74 Years

723

2.9%

1,878

3.3%

6,458

3.5%

17,028

3.4%

Age 75 to 79 Years

478

1.9%

1,183

2.1%

4,174

2.3%

11,490

2.3%

Age 80 to 84 Years

270

1.1%

689

1.2%

2,639

1.4%

7,992

1.6%

Age 85 Years or Over

267

1.1%

764

1.3%

3,176

1.7%

10,409

2.1%

Median Age

37.3

Age Distribution (2015)

38.0

37.5

37.6

Generation (2015) iGeneration (Age Under 15 Years)

5,018 20.4%

11,247 19.6%

36,402 19.7%

93,794 19.0%

Generation 9/11 Millennials (Age 15 to 34 Years)

6,309 25.6%

14,629 25.5%

48,555 26.3%

131,618 26.6%

Gen Xers (Age 35 to 49 Years)

5,346 21.7%

12,032 21.0%

37,751 20.4%

103,740 21.0%

Baby Boomers (Age 50 to 74 Years)

6,917 28.1%

16,734 29.2%

52,189 28.2%

134,916 27.3%

Silent Generation (Age 75 to 84 Years)

748

3.0%

1,873

3.3%

6,813

3.7%

19,482 3.9%

G.I. Generation (Age 85 Years or Over)

267

1.1%

764

1.3%

3,176

1.7%

10,409 2.1%

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

page 2 of 3

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

3.00 (Miles)

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography

GRAPHIC PROFILE 2000-2010 Census, 2015 Estimates with 2020 Projections Calculated using Weighted Block Centroid from Block Groups

Lat/Lon: 45.4267/-122.4863 RGRAP3

45.426909 -122.481852 5.00 (Miles)

7.00 (Miles)

10.00 (Miles)

Household Type (2015) Total Households Family Households Family Households with Children Family Households No Children Non-Family Households Non-Family Households with Children Non-Family Households No Children

8,620 6,623 3,317 3,306 1,997 27 1,970

38.4% 50.1% 49.9% 38.4% 1.4% 98.6%

20,573 15,346 7,413 7,933 5,227 63 5,164

38.6% 48.3% 51.7% 38.6% 1.2% 98.8%

67,244 46,816 23,057 23,759 20,429 279 20,149

35.3% 49.3% 50.7% 35.3% 1.4% 98.6%

188,042 121,068 59,460 61,608 66,973 815 66,158

32.8% 49.1% 50.9% 32.8% 1.2% 98.8%

2,980 7.8% 8,375 21.8% 13,744 35.7% 13,351 34.7%

15,345 34,260 44,333 30,720

12.3% 27.5% 35.6% 24.6%

44,168 87,602 120,314 87,756

13.0% 25.8% 35.4% 25.8%

6.0% 23.4% 14.4% 19.0% 14.8% 14.8% 9.0%

$59,554 $50,169 13,819 48,748 28,147 36,076 24,211 24,211 13,132

7.3% 25.9% 15.0% 19.2% 12.9% 12.9% 7.0%

Education Attainment (2015) Elementary or Some High School High School Graduate Some College or Associate Degree Bachelor or Graduate Degree

1,113 6.8% 3,290 20.2% 5,950 36.5% 5,966 36.6%

Household Income (2015) Estimated Average Household Income Estimated Median Household Income HH Income Under $10,000 HH Income $10,000 to $34,999 HH Income $35,000 to $49,999 HH Income $50,000 to $74,999 HH Income $75,000 to $99,999 HH Income $100,000 to $149,999 HH Income $150,000 or More

Š2019, Sites USA, Chandler, Arizona, 480-491-1112

$89,884 $77,162 163 1,039 780 1,778 1,869 1,869 1,600

1.9% 12.1% 9.1% 20.6% 21.7% 21.7% 18.6%

page 3 of 3

$87,061 $72,886 509 3,005 2,052 3,880 4,324 4,324 3,579

2.5% 14.6% 10.0% 18.9% 21.0% 21.0% 17.4%

$65,360 $55,976 4,009 15,719 9,714 12,765 9,935 9,935 6,071

This report was produced using data from private and government sources deemed to be reliable. The information herein is provided without representation or warranty.

3.00 (Miles)

Demographic Source: Applied Geographic Solutions 11/2015, TIGER Geography