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Agenda Item - 2022-12-20 - Number 6.07 - Resolution 22-39, Affordable Housing at the BFR Staging Property 6.7 COUNCIL REPORT o ORE00� Subject: Resolution 22-39, Boones Ferry Road Affordable Housing Development Solicitation Meeting Date: December 20, 2022 Staff Member: Scot Siegel, Director Report Date: December 8, 2022 Department: Community Development Action Required Advisory Board/Commission Recommendation ❑ Motion ❑ Approval ❑ Public Hearing ❑ Denial ❑ Ordinance ❑ None Forwarded ❑X Resolution ❑X Not Applicable ❑ Information Only Comments: ❑ Council Direction ❑X Consent Agenda Staff Recommendation: Adopt Resolution 22-39. Recommended Language for Motion: Move to adopt Resolution 22-39. Project/ Issue Relates To: Boones Ferry Road Property/Affordable Housing Issue before Council: ❑X Council Goals/Priorities: Planning for Growth and Change/Affordable Housing ISSUE BEFORE COUNCIL Whether to approve the solicitation for development proposals, "Lake Grove Affordable Housing Opportunity: Request for Qualifications and Development Concept". EXECUTIVE SUMMARY Resolution 22-39 (Attachment 1) is for City's approval of a Request for Qualifications and Development Concepts for an affordable housing project on the City's Boones Ferry Road Property ("development solicitation") (Attachment 1—Exhibit 1). The Housing Authority of Clackamas County (HACC), Metro and the City ("the partners") prepared the development Respect. Excellence. Trust. Service. 503-635-0215 380 A AVENUE PO BOX 369 LAKE OSWEGO,OR 97034 WWW.LAKEOSWEGO.CITY Page 2 solicitation pursuant to the Intergovernmental Agreement (IGA) for Developer Solicitation and Selection approved by the partners earlier this year. (City Council Resolution 22-19) Closing on the sale of the 1.4-acre property to Metro is contingent on City-approval of the development solicitation as required by the Sale of Property IGA between Metro and the City (City Council Resolution 22-18). BACKGROUND On June 21, 2022,the City Council adopted Resolution 22-18 approving an Intergovernmental Agreement (IGA) ("property sale IGA")for the sale of subject property to Metro for development of multifamily affordable housing contingent upon the Council's approval of a development solicitation. Council also adopted Resolution 22-19 approving the Development Solicitation and Selection IGA between Metro,the City, and HACC. On September 20, 2022, Council adopted Resolution 22-31, amending the property sale IGA to extend the latest closing date to January 20, 2023,to allow more time for drafting the development solicitation. The Council also approved a minor amendment to the development solicitation IGA updating Metro's financial contribution to HACC for the project. DISCUSSION The Council previously received a staff report and presentation on the development solicitation on December 6, 2022. Following the December 6 study session, staff worked with HACC and Metro to finalize the draft solicitation with the following updates: • Greater specificity regarding public engagement, including developer engagement with the Lake Forest Neighborhood Association, during the design process, • Inclusion of the City's site feasibility study (Tahran Study) in the solicitation as resource to prospective proposers, and • Clarification that the site feasibility studies contained in the solicitation (ZGF and Tahran studies) are not binding on proposers. The Developer Solicitation and Selection meets the project requirements and priorities contained in Resolution 22-19 and is consistent with the City Council's 2022 initiative to complete decision-making on an affordable housing development on the Boones Ferry Road Property. Resolution 22-39 authorizes the City Manager to approve minor changes to the solicitation that are consistent with the Developer Solicitation and Selection IGA. Under the property sale agreement between the City and Metro, closing must occur by January 20, 2023. RECOMMENDATION Adopt Resolution 22-39. ATTACHMENTS 1. Resolution 22-39 with Exhibit 1: Lake Grove Affordable Housing Opportunity: Request for Qualifications and Development Concept, Draft 12/07/2022 Respect. Excellence. Trust. Service. 503-635-0215 380 A AVENUE PO BOX 369 LAKE OSWEGO,OR 97034 WWW.LAKEOSWEGO.CITY ATTACHMENT 1 RESOLUTION 22-39 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE OSWEGO APPROVING A REQUEST FOR QUALIFICATIONS AND CONCEPTS FOR DEVELOPMENT OF MULTIFAMILY AFFORDABLE HOUSING AT THE BOONES FERRY ROAD STAGING PROPERTY. WHEREAS, the City of Lake Oswego supports the creation of new multi-family affordable housing options within the City, consistent with the Lake Oswego Comprehensive Plan; WHEREAS,the voters of the Metro region approved Ballot Measure 26-199 (2018), providing $652.8 million dollars in funding to build new affordable housing in the region (the "Metro Housing Bond"), of which the Housing Authority of Clackamas County (HACC) has been allocated $116,188,094 to build new affordable housing in Clackamas County, via an Intergovernmental Agreement between HACC and Metro; WHEREAS, HACC has created a Local Implementation Strategy (LIS) outlining approaches for achieving its share of affordable housing unit production targets required by the Metro Housing Bond, and the LIS supports the creation of affordable housing opportunities in Lake Oswego; and WHEREAS,the City owns approximately 1.4 acres at the intersection of Boones Ferry Road and West Sunset Drive ("subject property")that was purchased in 2018 for use as a construction staging area for the Boones Ferry Road Improvement Project; and WHEREAS, on June 21, 2022,the City Council adopted Resolution 22-18 approving an intergovernmental agreement for the sale of subject property to Metro for development of multifamily affordable housing contingent upon the Council's approval of a development solicitation prepared by Metro; and WHEREAS, on June 21, 2022,the City Council adopted Resolution 22-19 approving an intergovernmental agreement between the City of Lake Oswego, Metro, and the Housing Authority of Clackamas County(HACC)for preparation of a development solicitation for the subject property; and WHEREAS, on September 2, 2022, the City Council adopted Resolution 22-31 extending the closing date on the sale of the subject property to January 20, 2023 to allow the parties additional time to complete due diligence including initial stakeholder engagement; and WHEREAS, Metro has completed due diligence including initial stakeholder engagement and the parties have prepared a draft development solicitation for approval; NOW,THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Oswego that: Section 1. Consistent with City Council Resolutions 22-18 and 22-19,the City approves the Request for Qualifications and Development Concepts ("Lake Grove Affordable Housing Resolution 22-39 Page 1 of 2 Development Opportunity") in Exhibit 1. Section 2. The City Manager is authorized to approve minor changes to the solicitation that are consistent with the Developer Solicitation and Selection IGA. Section 3. Effective Date. This Resolution shall take effect upon passage. Considered and enacted at the regular meeting of the City Council of the City of Lake Oswego on the 20th day of December 2022. AYES: NOES: EXCUSED: ABSTAIN: Joseph M. Buck, Mayor ATTEST: Kari Linder, City Recorder APPROVED AS TO FORM: Evan Boone, City Attorney Pro Tem Resolution 22-39 Page 2 of 2 EXHIBIT 1 TO ATTACHMENT 1 Alik An 084. Metro Lake Grove Affordable HousingDevelopment Opportunity , , . ,,,- ,.. . . ,. , , , . . .„.... ili ..,... , ,-,. v .", , V• (VI:. ?C.: itt'h $: t 5 iiiiiiii„. '-sf , I. p,I , • ` ` Request for Qualifications and Development Concepts January 23, 2023 DRAFT 12/07/22 TABLE OF CONTENTS INTRODUCTION 3 PURPOSE & GOALS 5 NEIGHBORHOOD CONTEXT 7 SITE INFORMATION 9 FINANCIAL INCENTIVES 13 TIMELINE & PROCESS 14 SUBMISSION MATERIALS & SCORING SUMMARIES 16 THRESHOLD CRITERIA 21 ADDITIONAL CONSIDERATIONS & GENERAL CONDITIONS 23 EXHIBITS 26 Lake Grove RFQ I January 2023 2 INTRODUCTION Metro is excited to extend this request for qualifications and concepts for qualified teams (hereafter, "Developer" or"Development Team")to develop affordable housing on the Lake Grove site (hereafter, "Property" or"Site"). The Lake Grove development project is in partnership with the Housing Authority of Clackamas County (hereafter, "HACC") and the City of Lake Oswego (hereafter, "City"). The City owns six tax lots at the intersection of Boones Ferry Road and West Sunset Drive in the City's Lake Grove neighborhood that was recently used for construction staging. The City has identified the roughly 1.4 acre Property as a suitable location for the development of approximately fifty (50) units of multi-family affordable housing. Metro is seeking a team that can deliver 50 affordable units, including at least 20 units at 30% of Area Median Income (AMI) or less and at least 25 units of two bedrooms or more. To achieve this goal, Metro and HACC have committed to a full land value write-down on the site as well as a commitment of up to $10 million in Regional Affordable Housing Bond funds and 20 Regional Long Term Rental Assistance (RLRA) project-based vouchers that can be paired with Supportive Housing Services (SHS) funding. A summary of this project's requirements is below. PROJECT REQUIREMENTS Maximum subsidy/unit $185,000 + land acquisition Total unit target 50 units 30% AMI units 20 units Family sized units (2+ 25 units Bedroom) Project-based Regional Long-term Rental Assistance Project Based Units receiving project-based RLRA must be made available through referrals Vouchers from Clackamas County's Coordinated Housing Access. (see Exhibit D for RLRA/SHS eligibility criteria) All units restricted at or below 80% AMI. Programming Programming appropriate to target population The Implementation Strategy for Metro's Site Acquisition Program requires that Development Team's prepare an engagement strategy that reaches communities of color and other historically marginalized community members, including: people with low incomes, seniors and people with disabilities, people with limited English proficiency, immigrants and refugees and people who have experienced or are experiencing housing instability. Development Teams are required to hold at least two engagement sessions during predevelopment and to specifically Community engage people from marginalized groups. These sessions should have a priority Engagement on engaging people with similar experiences to those who will live in this housing/people from marginalized groups. Development Teams are also required to engage the Lake Forest Neighborhood Association to solicit input from neighbors during conceptual design and design development. These will help ensure Development Teams are actively engaging with the community surrounding the proposed development and providing listening and feedback sessions to people with similar experiences to future residents, such that their input can meaningfully influence the project. Lake Grove RFQ I January 2023 3 Resident Service Coordination that is appropriate to the level of need of the target Residents Services population will be required at all projects. Resident Services will focus on eviction Plan prevention, helping residents access services for which they may be eligible, empowerment services, and community building activities. Projects serving high needs populations will require robust supportive services to ensure resident stability and positive outcomes. MOU's with service providers are Supportive Services expected. HACC will evaluate a project's target population and service plan to Plan ensure it is appropriate and durable. HACC will approve resident service fees in project operating expense budgets. Use low barrier screening criteria that balances access to target populations, project operations, and community stability. Units must be made available to Screening and households with adverse credit, rental, and legal histories, and very limited Lease Up income. HACC may review and request revisions to the screening criteria and lease-up process. A detailed plan to achieve at least 20% COBID certified construction participation, and 20% COBID certified design professional services participation. COBID participation If the plan includes a significant partnership with a trade association/consultant, such plan should include in detail the expected division of work Livability and Compliance with Oregon Housing and Community Services Sustainability Standards. Air conditioning is required in all units. Accessibility Universal design principals Design Quality design, aesthetics, and material Successful respondents will utilize a combination of capital funding sources, including but not limited to: respondent's equity, Regional Affordable Housing Funding Sources Bond funds, Low Income Housing Tax Credit (LIHTC) equity, a mortgage and conventional construction and permanent financing sources. Maximization of all non-Bond sources of funding including use of Low-Income Leverage Housing Tax Credit equity and conventional debt to the greatest extent feasible Clackamas County Respondents must demonstrate alignment with the LIS and their support of this Local Implementation commitment in as many aspects of a project proposal as possible, including but Strategy (LIS) not limited to the development team, project contractors, vendors, resident and Alignment supportive services, marketing, leasing, and operations (see Exhibit B). Lake Grove RFQ I January 2023 4 PURPOSE AND GOALS Regional Affordable Housing Bond Program On November 6, 2018, voters approved a $652.8 million bond measure, directing Metro to fund affordable housing throughout the Metro region. In June of 2019, the Metro Council adopted the recommended program framework, as set forth in the Regional Investment Strategy: Affordable Homes for Greater Portland, which included recommendations for unit production goals, commitments to advancing racial equity, and implementation guidelines developed in collaboration with stakeholders, jurisdictions, housing providers and other partners. This Affordable Housing Program Work Plan (Exhibit A) provides a comprehensive plan for implementing Metro's Bond Measure program. Metro and HACC intend to support development at the Lake Grove Property with funds from the Regional Affordable Housing Bond Program and are seeking proposals consistent with Clackamas County's Housing Bond Local Implementation Strategy (Exhibit B) and Metro's Guiding Principles.All proposals will be evaluated against the Threshold Requirements, Priorities, Preferences, and Additional Consideration criteria described within. Housing Authority of Clackamas County Local Implementation Strategy The Local Implementation Strategy (LIS) aims to sustain Clackamas County's livability, particularly for those most in need. It guides the County's efforts as it works to create affordable housing using its allocation of Housing Bond proceeds. The LIS also outlines a commitment to furthering community goals of preventing displacement, advancing racial equity and inclusion, creating affordable housing options in locations where there are none, and helping address homelessness in the community. Production goals and priorities identified in the LIS include: Production Goals: Develop or acquire 812 or more affordable housing units, of which: • 406 will be family-sized units (defined as two or more bedrooms); • 333 units will be for households earning 30% or less of area median income (AMI); and • No more than 81 bond financed units will be reserved for households earning between 61 — 80% of AMI. Priority Communities: Create housing access and opportunities for: • Communities of color; • Families, including families with children and multiple generations; • Seniors; • Veterans; • People living with disabilities; • Individuals exiting the foster care system; • Households experiencing homelessness and/or facing imminent displacement. Location Priorities: • Preference for neighborhoods that have good access to transportation, grocery stores, school, commercial services, and community amenities; • Accessible support services (including addiction services and mental and physical health services). Lake Grove RFQ I January 2023 5 Metro Guiding Principles In its efforts to achieve unit production targets, Metro's Regional Affordable Housing Bond Program is guided by the following four principles: • Lead with racial equity. Ensure that racial equity considerations guide and are integrated throughout all aspects of the Program implementation, including community engagement, project location prioritization, tenant screening and marketing, resident and/or supportive services, and inclusive workforce strategies • Create opportunity for those in need. Ensure that Program investments serve people currently left behind in the region's housing market, especially communities of color, families with children and multiple generations, people living with disabilities, seniors, veterans, households experiencing or at risk of homelessness, and households at risk of displacement. Incorporate commitments for tracking and reporting on Program outcomes for people of color and other historically marginalized groups. • Create opportunity throughout the region. Ensure that Program investments are distributed across the region to (a) expand affordable housing options in neighborhoods that have not historically included sufficient supply of affordable homes, (b) increase access to transportation, employment, education, nutrition, parks and natural areas, and (c) help prevent displacement in changing neighborhoods where communities of color live today. • Ensure long-term benefit and good use of public dollars. Provide for community oversight to ensure transparency and accountability in Program activities and outcomes. Ensure financially sound investments in affordable, high quality homes. Allow flexibility and efficiency to respond to local needs and opportunities, and to create immediate affordable housing opportunities for those in need. Lake Grove RFQ I January 2023 6 NEIGHBORHOOD CONTEXT The City of Lake Oswego Lake Oswego is known for its natural beauty, recreational and cultural amenities, great schools, and sense of community. With approximately 41,000 residents and more than 2,200 businesses, Lake Oswego is Clackamas County's largest city and is located near Washington County's employment centers with easy access to Interstate 5/Highway 217. The City is committed to advancing diversity, equity, and inclusion through the development of affordable housing options in the City. The City rezoned the Property to allow it to be developed for affordable housing and is supporting two ongoing affordable housing projects: the redevelopment of a portion of the former Marylhurst University Campus to provide approximately 100 units of affordable rental housing, and an affordable for sale townhome project being developed in the Lake Grove neighborhood by Habitat for Humanity. Neighborhood The West Lake Grove district of Lake Oswego is characterized by commercial development along Boone's Ferry Road, the area's main thoroughfare, and surrounding narrow quiet residential streets with attached townhomes and single family homes. The City has recently completed over$40 million in upgrades to Boones Ferry Road, including sidewalks, bicycle lanes, street furnishings, public art, and extensive landscaping. While the surrounding neighborhood was originally platted in the 1920s much of the residential development dates from the 1950s. The neighborhood has many mature Douglas fir trees creating a dense urban forest canopy. Nearby Amenities The Property is situated near many desirable neighborhood amenities. An Albertson's grocery store is located approximately 0.4 miles away on Boone's Ferry Road. Lake Grove Elementary is about 0.7 miles to the northeast, and Waluga Park is less than 0.5 miles to the north. Crossing Boone's Ferry Road, the Lamont Springs Natural Area is about 0.6 miles away, and the Lake Grove Swim Park (open to students of Lake Oswego public schools) is just under a mile away. The Property is also served by the TriMet#37 bus route which connects downtown Lake Oswego to the Tualitan Park and Ride. TriMet is also exploring opportunities to increase bus service frequency and connectivity through its Forward Together service plan update. Lake Grove RFQ I January 2023 7 i A� � lll .� EVILt n. ,..s.it,,,.._4 ,_ , , _ f. /. It .. \ir.. , .. . -01 ax 41 .. . �.. Vf r '�� - .�� ,1- • � .� ' a, _�,__ 1� Idertsons w t . ,, filik, �, ,s� grocery Stare .off w� 1 9L t t , y. '4 ...-.ram hC r '3.• 't f ')� .Y` ei .}!E •S =y ' P• .. 4b I r ..� � .1- ;�" ., - \'.L 4l`%. ma's . �'t tl ,... + � � 'fir«. ? • c=v` + " :Lake Grcve z w •:41 .. - ' — , 'Ii , ; d,`•a ?,% • Q Swim Park II y I'l * • . ,ram, .. r miliro MP," rs 4..a Goggle Earib . x',.. •-.. • --.. . A . J.: `-r ,, ie . :1•1 .t::1: , -:.,,zip - L WOO Feet Lake Grove RFQ I January 2023 8 PROPERTY INFORMATION Site Characterization Metro engaged AKS Engineering and Forestry to prepare an ALTA survey to characterize the site. The survey was completed in August 2022 by and is attached as Exhibit E. The site is 1.17 acres and is currently being used for construction staging for the Boone's Ferry Road Improvement project. There is a stand of three mature trees on the western portion of the site and additional trees along the periphery of the site, while the balance is largely covered with loose gravel. r-. . -f , ,,. . :. _ ,2„ .,... .. . _ . ,__ _ te, ,..., ..,.. , / ..... , : • . . .• . , ..,.. '.i. •: V. : i' k L ' _y 1 i r '1 - . , 4.... ; . 4 If ._ , •,•. tr....;;;iip .. , .... ,I , i. e ../. ., ';‘`..i.' ,z . ,_ . \.• x -pp £ i rl . I11. . , ... , Alt-.• -I, ,?...rm"4 di . . . . . IP( . "17:: / ( • it . - Jki . ittl•ti'7't."6 ' .: t 4' 411 __.,,.\ ' 411r • ki :;,A. ./0 ," . . L. ddkr ._.. , �.•. , , .a 4, . � Ar:,2e. . The Property includes six parcels as follows: 16719 Boones Ferry Rd. Lake Oswego 97035 Tax Lot Number: 21 E07DC07200 Lot Area: 10,801 SF 16731 Boones Ferry Rd. Tax Lot Number: 21E07DC09200 Lot Area: 6,848 SF 16745 Boones Ferry Rd. Tax Lot Number: 21E07DC09100 Lot Area: 6,633 SF 16759 Boones Ferry Rd. Tax Lot Number: 21 E07DC09000 Lake Grove RFQ I January 2023 9 Lot Area: 10,510 SF 5126 West Sunset Dr. Tax Lot Number: 21 E07DC07400 Lot Area: 8,141 SF 5110 West Sunset Dr. Tax Lot Number: 21 E07DC07300 Lot Area: 8,141 SF Site Access and Connectivity ZGF Architects conducted a preliminary analysis of site access and identified the following locations for site access via Boone's Ferry Road and West Sunset Drive as shown below. _ j ingress&egress s- /• - d • allowable ) j ` s• /,; . ry /� .` Cily desires a stubbed drive forlulure pa:king conne1ion ro adja<rnt Y.s•,-.. + developemenr along `..... west property line in * _ •� ii/, '' {¢ J options that allow. L*_-_,,/ ingress --}~ allowable / s . ()• ' ,f '▪ 'f. ...�- , frly▪ /, • ly' r `,/ rl JJ r� rr Boone's Ferry Road is improved with sidewalks. West Sunset Dr. does not have sidewalks or street lights. Site Development Constraints The site is zoned West Lake Grove- Office Commercial and development is subject to the standards of the West Lake Grove Design District. Height is limited to 40' and residential parking is required at a ratio of 1.0 spaces per studio unit, 1.25 spaces for one-bedroom unit, and 1.5 spaces per two-broom or larger unit. A 10' dedication will be required on the Boone's Ferry Road frontage and a 15' dedication will be required on the W Sunset Drive frontage. In April 2022, Metro engaged ZGF architects to evaluate the capacity of the site and provide conceptual site designs assuming the provision of 50 units with an equal mix of one-bedroom and two-bedroom units, as well as 62 parking spaces. A map characterizing the site's setback requirements is shown below. ZGF's full site analysis is included in Exhibit F. Lake Grove RFQ I January 2023 10 |n2O21. tDsupport the rezoning of the site to allow multifamily housing, the City engaged Tahran Architecture and Planning to evaluate the capacity of the site and provide conceptual designs based on assumptions similar to the ZGF study. Tahnan's analysis is also included in Exhibit F. These site studies are for reference only and are not binding on proposers. Nte 4PF -. ' ^ . m� 4-- Law / � . Property Development mmvoamts Lake Grove RF(l | January 2023 11 Environmental Terraphase Engineering completed a Phase I ESA for the site in August 2022. The Phase I ESA noted that a dry-cleaners had been located on the site in the mid-1970s. No other recognized environmental conditions were identified. Metro has engaged a Phase II ESA to test soils of the subject property for dry cleaning agents. Metro is awaiting the results of the Phase II ESA and will post them as soon as they are available. The Terraphase Environmental Phase I and Phase II Site Assessment are/will be posted as Exhibits G and H. Geotechnical A preliminary Geotechnical Report was completed by Shannon and Wilson Geotechnical and Environmental Consultants in September 2021. The report concluded that the site could be developed with shallow foundations. The Shannon and Wilson Geotechnical Report is posted as Exhibit I. Adjacent Development The Property is located in a generally residential and light commercial area. The Property is bounded to the north beyond West Sunset Drive, south beyond Boones Ferry Road, and to the west by residential properties. Northeast of the Property, beyond West Sunset Drive, is a two-story medical office building. Immediately southwest of the Property is a two-story commercial office. Lake Grove RFQ I January 2023 12 FINANCIAL INCENTIVES The selected development team and concept will be eligible to apply for Regional Affordable Housing Bond funds. To support development of affordable housing at the Lake Grove Property, Metro, HACC, and the City have combined to commit: • a full land value write-down on the Property • system development charge (SDC) fee waivers • development review fee waiver • up to $10MM in Regional Affordable Housing Bond funds • and up to 20 Regional Long Term Rental Assistance (RLRA) vouchers paired with Supportive Housing Services (SHS) subsidy The selected development team will negotiate a funding agreement with HACC. The funding commitment will be contingent upon approval by the Housing Authority Board of Commissioners and Metro through a two-stage Concept Endorsement and Final Approval process. The selected development team will also negotiate an exclusive negotiating agreement followed by a disposition and development agreement for the transfer of the Property with Metro. The transfer may be a conveyance of fee title, a long-term lease, or other real property transaction as may be negotiated between Metro and the selected development team. It is also expected that the selected team will pursue 4% LIHTC and other outside funding sources that may be available. Interested parties are advised that, when combined with other forms of public financial support, the commitment of these Metro financial resource tools may result in the application of Oregon prevailing wage laws to the project under ORS 279C.800-810, et seq. if the combined BOLT eligible public support exceeds $750,000. Lake Grove RFQ I January 2023 13 TIMELINE AND PROCESS Monday, January 23, 2023: Request for Qualifications and Development Concepts released Step 1. Registration In order to ensure that all interested parties receive notification of any clarifications or changes to the request for qualifications and an invitation to the Developer Information Session, interested parties should register their interest in submitting qualifications and concepts by e-mail to Jonathan.Williams@oregonmetro.gov no later than Friday, February 3rd, 2023. All substantive questions and answers (FAQs) as well as formal Addenda will be shared via email with all registered parties. Step 2. Developer Information Session (Virtual) An information session for this solicitation will be held on February 8, 2023 at 1:00 pm. We encourage interested parties planning to respond to this solicitation to attend. Invitations to virtual information session will be sent to all registered parties. Step 2. Submission of qualifications Submission must be received no later than March 31, 2023 at 5:00 pm. Responses must be submitted in PDF format via e-mail to Jonathan.Williamsoreqonmetro.qov. Files larger than 10 megabytes should be submitted via download link or compressed. Late responses will be disqualified. Step 3. Developer recommendation advisory committees Submissions will be reviewed by a Technical Review Committee (TRC) composed of staff and consultants representing HACC, Metro, and the City. The TRC will provide insight and information for consideration by the Community Advisory Committee (CAC). The CAC will be composed of representatives from the Lake Grove Community Stakeholder group as well as representatives selected by HACC, Metro, and the City. If needed, interviews will be scheduled with selected finalists. The CAC will make their recommendations to the Metro and HACC. Following Metro and HACC's endorsement of the development team and concept, the selected development team will be given notice of a preliminary concept endorsement. Step 4. Metro and HACC approval and Concept Endorsement Following the CAC's recommendation and Metro and HACC's endorsement of the development team and concept, HACC will work with the selected development team to apply for Concept Endorsement approval from the Housing Authority Board of Commissioners and Metro. Concept Endorsement provides a preliminary commitment of Regional Housing Bond funds to the project conditioned upon the final project achieving the unit production targets committed to in the Exclusive Negotiating Agreement ("ENA") and the project's compliance with the HACC's LIS. Step 5. Execution of Exclusive Negotiating Agreement with Metro Concurrently with the endorsement of the development team and concept, Metro will evaluate the recommendations and development team(s) and may enter into an ENA setting forth the process for and necessary steps and preconditions that must be satisfied prior to entering into Disposition and Development Agreement ("DDA"). Lake Grove RFQ I January 2023 14 Conditions precedent to Metro approval of the Team include: • Metro and HACC approval of the Team and Concept Key areas to be addressed in the Exclusive Negotiating Agreement include: • Exclusive negotiating period and project development timeline • Commitment to affordability levels, unit production, and bedroom size and mix. • Commitments for community outreach consistent with Metro and HACC requirements • Benchmarks for entering into a Disposition and Development Agreement Step 6. Project development and funding commitments Upon achievement of certain development benchmarks to be described in the ENA, Metro anticipates that the ENA will be replaced by a DDA which will describe the conditions for releasing the Lake Grove Property for construction of affordable housing. Separately, the HACC will enter into negotiations for a project funding agreement with the developer which will govern the contribution of Regional Affordable Housing Bond funds to the project. RFQ Process Schedule The timeline for the Lake Grove RFQ process is shown below(dates subject to change): LAKE GROVE RFQ PROCESS SCHEDULE RFQ Released January 23, 2023 Virtual Developer Information Session February 8, 2023 @1 pm RFQ Materials Due March 31, 2023 by 5 pm Target date for review of submissions April 28, 2023 Target date for Preliminary Concept Endorsement providing a conditional May 5, 2023 commitment of Regional Housing Bond funds Lake Grove RFQ I January 2023 15 SUBMISSION MATERIALS AND SCORING SUMMARIES Required submission materials are summarized below, followed by additional detail and proposed scoring. Submissions deemed incomplete may be disqualified at the sole discretion of HACC. Submittal Summary • Introductory letter including: o Summary of major points within the submission o Name of primary contact and contact information for the development team o Statement explicitly agreeing to the General Conditions set forth in this RFQ o Dated signature of executive or manager authorized to enter into contracts on behalf of the development team • Project sheets from previous projects (3 pages max) • Bios for project manager and identified critical team members (3 pages max) • Schedule of sponsor's real estate owned • Audited or certified financial statement from proposing developer • Project summary describing the team's approach to developing and operating the Lake Grove Property including response to Statement of Values (5 pages max) o Financing Narrative— include discussion of assumptions for interest rate and cost escalations o Building Narrative o Management Narrative o Services Narrative • Draft Tenant Selection and Leasing Plan • Massing drawing and schematic site plan (4 pages max) • Program summary including unit count/affordability matrix • Preliminary OHCS pro forma • Diversity, equity, and inclusion plan (4 pages max) Part 1. Experience (25 points) Metro is seeking a team with the capacity and track record of developing high quality affordable housing that promotes racial equity in the design process, construction contracting, and management and marketing. Review and respond to the relevant statement of community in Experience, Project Concept, and Diversity, Equity and Inclusion. Please provide evidence of your experience developing high quality affordable housing by submitting the following materials. 1. Project sheets from up to three previous affordable housing projects developed by sponsor. Please include address, total budget, unit mix, financial sources used, affordability restrictions (if any), exterior photo, key project team members, and participating COBID certified contractors for each project, including percentage of overall construction cost, names and contract amounts. (3 pages max) 2. Bios for project manager and identified critical team members along with their proposed roles on this project. (3 pages max) 3. Schedule of sponsor's real estate owned including debt service coverage ratios, unit count, and current occupancy percentage. 4. Audited or certified financial statement from proposing developer. Lake Grove RFQ I January 2023 16 Part 2. Project concept (35 points) Metro is seeking a Development Team with a clear understanding of the Property's constraints, unit production targets, and a realistic approach to the project's financing and sustained operations. Metro and HACC are seeking to achieve at least 50 total units on the Property, including at least 25 units with two or more bedrooms. All proposed units must be regulated at 80% of AMI or less and 20 units must be at 30% of AMI or less. To assist with these requirements, the Metro and HACC have allocated up to $10 million of Regional Affordable Housing Bond funds and project-based Regional Long-term Rental Assistance (RLRA) that can be paired with Supportive Housing Services (SHS) funding to support households experiencing or at risk of homelessness. Please provide the following to document your team's anticipated approach to developing the parcel: 1. Narrative summary of the team's approach to developing the Lake Grove Property, including description of schematic site plan, programming, financing assumptions, and anything else relevant to achieving the project requirements. Details specific to equity in contracting, screening, and community engagement should be reserved for the Diversity, Equity, and Inclusion Plan and do not need to be addressed in this section. (3 pages max) 2. Massing drawing and schematic site plan showing potential scale and site configuration. Please be sure to highlight how your site approach addresses vehicle access, onsite parking, and outdoor open space for residents, and responds to known site constraints described in Exhibit B. (8 %X 11 sheets— 2 pages max) 3. Program summary matrix describing unit count by bedroom size and affordability level square footage by unit type and approximate square footage of anticipated dedicated community rooms or community open space. (1 page max) 4. Preliminary 4% OHCS pro forma including anticipated sources and uses (especially any competitive sources) and operating pro forma including any anticipated operating subsidies or vouchers and assumed developer fee and repayment of deferred fee. Part 3. Diversity, Equity and Inclusion (20 points) HACC, Metro, and the City are committed in ensuring diversity, equity and inclusion concepts are embedded in all affordable housing projects. It is our goal that BIPOC and marginalized communities benefit from this investment throughout the development process and beyond. Development teams should provide a diversity, equity, and inclusion plan that addresses the following (4 pages max): Community Engagement • Include feedback in project concept and design from housing advocates in community engagement to support housing access for participants. • Describe the community engagement plan in alignment with Metro's requirements for engaging marginalized groups (people of color, low income people, people with disabilities, etc.) and show how input will have meaningful influence on the development. • Propose programming for the site based on serving the target population. Describe the development team's history of programming similar space that resulted in positive outcomes for residents. Propose a marketing and lease-up plan that demonstrates how the lease-up Lake Grove RFQ I January 2023 17 process ensures equitable access for people of color and marginalized communities for the identified populations, including a low barrier screening process. Describe the team's experience implementing similar plans. • Describe the experience and capacity of the proposed service provider team. Discuss how they will support project design, planning and service operations oversight, including the development of contracts and services agreements and the delivery of culturally responsive and/or culturally specific services. • Include housing advocates in community engagement to support housing access for participants. Equity The proposed project must show it can meet the 20% COBID hard and soft cost goals. In addition, proposers must describe how equity is addressed throughout their proposals to include: • How diversity and inclusion is applied in the organization, including its board. • A resident service plan for the proposed project that is inclusive and applicable to the targeted population. • The provision of culturally responsive and culturally specific services. • Discuss examples of previous projects that implemented affirmative actions to promote racial equity through community engagement, construction contracting, and property management and leasing practices. • Is the Construction Prime Contractor (if selected) a 100% BIPOC (Black, Indigenous, Person of Color) owned firm/BIPOC Prime Contractor? • In your last three projects, have you worked with a BIPOC Prime Contractor? Part 4. Responsiveness to Statement of Values (20 pts) HACC, Metro and the City have jointly conducted an extensive early stakeholder engagement process to identify community values for the development of the site consistent with the HACC's LIS and unit production targets. This process directly engaged individuals along of spectrums of lived experiences. 23 people including neighbors and members of communities affected by oppression and housing disparities including Black, Indigenous and other people of color, immigrants and refugees, older people, people with disabilities, low-income people and people who have been houseless and/or have lived in affordable housing. In addition, Metro received survey responses from over 36 respondents, circulated to service providers and people with similar experiences to those who will live in this new housing. This work resulted in value statements around qualities for both a successful new affordable housing project and successful project developer. Addressing the identified community values is part of the scoring criteria of this RFQ. The Statement of Community Values related to Lake Grove is below and also included in Exhibit E. Generated through community engagement with: • A stakeholder group of 23 people including neighbors and members of communities affected by oppression and housing disparities including Black, Indigenous and other people of color, immigrants and refugees, older people, people with disabilities, low-income people and people who have been houseless and/or have lived in affordable housing. • A survey, with 36 respondents, circulated to service providers and people with similar experiences to those who will live in this new housing. Lake Grove RFQ I January 2023 18 (More detail on the people engaged, methods, activities, etc. available in Metro's engagement report to be completed and made available on our webpage by end of December 2022.) QUALITIES FOR SUCCESSFUL NEW AFFORDABLE HOUSING "Peaceful, beautiful and safe shouldn't just be for people with higher incomes." S. C., early phase engagement participant Outdoor environment Outdoor areas should be peaceful, beautiful, safe and sustainable. Trees provide shade, preserve the forested feeling of the neighborhood and buffer noise from Boones Ferry Road. Accessible, quiet, outdoor green spaces (such as edible and ornamental gardens, seating areas, etc.) help people connect to nature, while active outdoor space allows children and youth to run and play. Usable patios or balconies support mental health with private access to fresh air and sunlight. Outdoor space feels safe, with security features such as thoughtful site layout and lighting, safe and accessible connections to the surrounding streets and bike routes, and protected school bus and TriMet waiting areas. Parking is well-landscaped. Building design Beautiful, creative, ADA-accessible building design that fits with the surrounding neighborhood and retains mature trees will empower residents by breaking the stigma often associated with affordable housing. Universal design principles and gathering spaces (e.g., informal indoor and outdoor meeting space, community room with kitchen, library/book room, seating for all bodies) help residents build community and feel included in communal life. Personal storage options, pet areas, adequate and assigned parking, free high-speed internet, convenient laundry (prioritize in- unit washer/dryer) and easy access to outdoor space simplify residents' lives. Sustainable building features (e.g., energy efficient appliances, 100% electric, long-lasting construction, high quality materials, solar panels/lights, passive solar, trees to help with cooling, heat pump heating/cooling, composting, generator and EV hook ups) ensure that the building remains durable and efficient to operate into the future. Designated smoking areas and soundproofing allow residents to peacefully enjoy private and shared space. Management and community Property management welcomes and engages people of all backgrounds, and questions or concerns are accepted and addressed promptly without reprisal or backlash. Management respects and fosters tenant organization as well as connection between tenants and surrounding neighbors. Informal and more organized events provide opportunities for residents to connect with one another, the surrounding neighborhood, and community groups and organizations (consider a committee or council of tenants and neighbors to plan fun things and address concerns). Management works with residents to create equitable approaches to resolving conflict and trauma- informed safety measures that do not rely on police intervention. Marketing and lease-up efforts reach people from marginalized groups. Building signage and notices are posted in multiple languages.The social environment is approachable, friendly, welcoming and inclusive; racism, homophobia and other forms of bigotry are not tolerated. Residents appreciate a sense of belonging and being part of the community— especially people who historically and currently may Lake Grove RFQ I January 2023 19 not have been welcome in Lake Oswego, including Black and Indigenous people, people of color, people with disabilities, LGBTQ people and people from other marginalized groups. Services A robust resident services budget and surveying residents ensures services provided in the building help residents achieve their goals (consider financial literacy, credit support, language classes, reading/English literacy, employment assistance, computer access, recovery support, childcare, health and nutrition classes, community health workers, renter protection information, etc.) Partnerships with neighborhood groups and community organizations expand ties between building residents and the broader Lake Oswego community. Access to shuttles, bike share, and other services augments insufficient public transit (e.g., regular daily or weekly trips to transit centers, groceries, city amenities) and enhance residents' mobility. QUALITIES FOR A SUCCESSFUL DEVELOPER "Help change the view of what affordable housing is or looks like and who lives here." C. D., early phase engagement participant. Equitable A successful developer for this project will be committed to understanding and responding to the needs of marginalized people. They should have experience with and commitment to trauma- informed design and universal design. Diversity, equity and inclusion are important to this community, and should be considered at every step of the development. The developer should have a diverse staff and board, with people of color and people who've experienced housing instability in key roles and positions of power. They should advance equity in internal hiring and promote equitable hiring practices in their contractors. Property management should be carefully selected for a respectful, prompt, solution-based approach, experience with equity and inclusion and track record of positive relationships with tenants. Collaborative The developer should show commitment to collaborative decision making, an outside-the-box approach and a passion for creating homes and communities that break the stigma around low- income housing. Developer should have a record of multifamily projects whose building design fits with the surrounding neighborhood. Design and operation should be deeply influenced by meaningful community and neighborhood engagement (with over-representation of people with similar experiences to those who will live in this housing, i.e., low-income people, people of color, people with disabilities, etc.) and use creative solutions to issues or challenges. Partner with local community-based organizations. Show ability to work with neighbors to minimize and mitigate development impacts. Long-term focused The developer should approach development as a long-term steward of the building, the resident community and the neighborhood. A long-term focus and investment—with quality materials, sustainability, adequate budgeting for resident services and building operations, commitment to the neighborhood and intent to operate as affordable housing for the long term —will help a developer succeed here. Lake Grove RFQ I January 2023 20 THRESHOLD CRITERIA Metro and HACC are committed to implementing the values embedded within Clackamas County's LIS and Metro's Guiding Principles. Proposed project submissions should meet or exceed the following requirements: PROJECT REQUIREMENTS Maximum subsidy/unit $185,000 + land acquisition Total unit target 50 units 30% AMI units 20 units Family sized units (2+ 25 units Bedroom) Project-based Regional Long-term Rental Assistance Project Based Units receiving project-based RLRA must be made available through referrals Vouchers from Clackamas County's Coordinated Housing Access. (see Exhibit D for RLRA/SHS eligibility criteria) All units restricted at or below 80% AMI Programming Programming appropriate to target population The Implementation Strategy for Metro's Site Acquisition Program requires that Development Team's prepare an engagement strategy that reaches communities of color and other historically marginalized community members, including: people with low incomes, seniors and people with disabilities, people with limited English proficiency, immigrants and refugees and people who have experienced or are experiencing housing instability. Development Teams are required to hold at least two engagement sessions during predevelopment and to specifically Community engage people from marginalized groups. These sessions should have a priority Engagement on engaging people with similar experiences to those who will live in this housing/people from marginalized groups. Development Teams are also required to engage the Lake Forest Neighborhood Association to solicit input from neighbors during conceptual design and design development. These will help ensure Development Teams are actively engaging with the community surrounding the proposed development and providing listening and feedback sessions to people with similar experiences to future residents, such that their input can meaningfully influence the project. Resident Service Coordination that is appropriate to the level of need of the target Residents Services population will be required at all projects. Resident Services will focus on eviction Plan prevention, helping residents access services for which they may be eligible, empowerment services, and community building activities. Lake Grove RFQ I January 2023 21 Projects serving high needs populations will require robust supportive services to ensure resident stability and positive outcomes. MOU's with service providers are Supportive Services expected. HACC will evaluate a project's target population and service plan to Plan ensure it is appropriate and durable. HACC will approve resident service fees in project operating expense budgets. Use low barrier screening criteria that balances access to target populations, project operations, and community stability. Units must be made available to Screening and households with adverse credit, rental, and legal histories, and very limited Lease Up income. HACC may review and request revisions to the screening criteria and lease-up process. A detailed plan to achieve at least 20% COBID certified construction participation, and 20% COBID certified design professional services participation. COBID participation If the plan includes a significant partnership with a trade association/consultant, such plan should include in detail the expected division of work. Livability and Compliance with Oregon Housing and Community Services Sustainability Standards. Air conditioning is required in all units. Accessibility Universal design principals Design Quality design, aesthetics, and material Successful respondents will utilize a combination of capital funding sources, including but not limited to: respondent's equity, Regional Housing Bond funds, Funding Sources Low Income Housing Tax Credit (LIHTC) equity, a mortgage and conventional construction and permanent financing sources. Maximization of all non-Bond sources of funding including use of Low-Income Leverage Housing Tax Credit equity and conventional debt to the greatest extent feasible HACC Respondents must demonstrate alignment with the LIS and their support of this Local Implementation commitment in as many aspects of a project proposal as possible, including but Strategy (LIS) not limited to the development team, project contractors, vendors, resident and Alignment supportive services, marketing, leasing, and operations (see Exhibit B). Lake Grove RFQ I January 2023 22 ADDITIONAL CONSIDERATIONS AND GENERAL CONDITIONS Additional Considerations • Sufficient hard and soft costs contingencies and reserves should be embedded in each proposal to ensure that the project could be completed without any additional Bond funds. • Projects should incorporate adequate operating expenses on a per annum basis to serve the targeted population. • Projects should assume a loan origination fee of 1% and $20,000 to cover HACC's legal expenses • Projects should balance amenities (community rooms, gathering space, etc.) and durability (such as unit finishes) with unit costs/subsidy to ensure the population served can reside long term in the affordable units. • Project evaluations will emphasize expediency and cost efficiencies in all aspects of building design, construction, and operations. Innovations that can reasonably be expected to result in demonstrated lower costs are encouraged. • Cost Controls: All projects should demonstrate average unit costs not to exceed limits prescribed by Oregon Housing and Community Services (OHCS). • Metro strongly discourages manipulation of pro forma assumptions to produce a desired outcome, such as lowering expenses to produce more favorable net operating income. • Units receiving Metro Bond funds will be regulated to a 60-year affordability period. General Conditions 1. This RFQ is not a solicitation of competitive proposals or competitive bids. Metro specifically reserves the right in its sole discretion to determine which development team best satisfies the selection and scoring criteria, and to: • Revise the solicitation, evaluation, or selection process including extending the deadline or canceling the process entirely without selecting any Projects, by providing written notice to respondents. • Request additional information from any and all prospective Respondents if helpful to clarify any information contained in the proposals. • Specify additional terms and conditions at any time either before or after responses are submitted. • Accept or reject any one or all proposals received as a result of this RFQ, to waive formalities and irregularities, and to conduct discussions with all responsible respondents, in any manner necessary, to serve the best interest of Metro and/or HACC. • Modify the selection process set forth in this RFQ upon written notification to all respondents who have not been rejected at the time of the modification. • Disqualify without recourse or appeal any or all responses to this RFQ, with or without cause. • Keep all responses submitted in connection with this RFQ, without restrictions on future use. • Determine the timing, arrangement and method of any presentation throughout the process. • Verify and investigate the qualifications and financial capacity of the development team, and any of the information provided in the proposal. Lake Grove RFQ I January 2023 23 2. Every effort has been made to provide current and correct information; however, unless citing a specific Metro and/or HACC approved resolution or plan, Metro and/or HACC make no representation or warranty with respect to the accuracy of any of the information provided in this RFQ. Respondents are instructed to independently verify all information provided herein. 3. Development teams are restricted to one response to the RFQ. 4. All responses received will become official public records subject to inspection by the public in accordance with ORS Chapter 192 and/or each governmental entity's public records policy after the completion of the RFQ process. Responses may be used for any purposes relevant to the decisions and actions undertaken by Metro and/or HACC. 5. Every effort has been made to include all the information necessary to prepare and submit a comprehensive response to this RFQ. However, in the event additional information is desired, please e-mail questions or requests to Jonathan.Williamsoreqonmetro.qov. Any questions and answers will be shared with all applicants. 6. Development teams are cautioned not to undertake any activities or actions during the course of this RFQ to promote or advertise their proposals except in the course of Metro and/or HACC - authorized presentations; or to make any direct or indirect (through others) contact with evaluation committee members. Failure to abide by these restrictions may be grounds for disqualification. 7. Metro and/or HACC accepts no responsibility or obligation to pay any costs incurred by any responders in preparing and submitting responses to this RFQ, or submission of a proposal or in complying with any subsequent request by Metro and/or HACC for information or participation throughout the evaluation process. 8. For a period of one year after their separation from employment, no former Metro employee shall in any way be part of a development team in this RFQ if such employee participated personally and substantially in the proposed project during the employee's term of employment at Metro. If such employee "exercised contract management authority" in the proposed project, s/he may never be part of a development team in this RFQ for the • Disqualify without recourse or appeal any or all responses to this RFQ, with or without cause. • Keep all responses submitted in connection with this RFQ, without restrictions on future use. • Determine the timing, arrangement and method of any presentation throughout the process. • Verify and investigate the qualifications and financial capacity of the development team, and any of the information provided in the proposal. 9. Confidentiality: Developers responding to this RFQ are advised to identify all portions of their submission considered by them to be confidential financial or business information, or trade secrets, by marking them as such in the header or footer of the submission documents. Metro, HACC, and City will exert reasonable efforts to protect the confidentiality of said information in accordance with Oregon law, which provides an exception to disclosure under Oregon's public records laws for confidential business and financial information and trade secret submissions. Oregon Public Records law, (ORS Chapter 192) requires public disclosure by Metro, HACC, or City of most information held by Metro, HACC, or City that is deemed to be "public records" upon request of a member of the public. Metro, HACC, or City Lake Grove RFQ I January 2023 24 therefore cannot guarantee that it will protect the confidentiality of Developer's confidential business and financial information and trade secret submissions. If Metro, HACC, or City receives a public records request and order by the Multnomah or Clackamas County District Attorneys seeking disclosure of such information Metro, HACC or City will, prior to disclosure, provide Developer with prompt notice of such order or request and, as applicable: (a) provide Developer an opportunity to appeal the District Attorney's decision to the State courts and receive a ruling; or (b) allow Developer to apply for injunctive relief from the applicable Oregon authority to prevent Metro, HACC, or City from disclosing such information to a third party regardless of their length of separation from Metro and/or HACC. Failure to abide by these restrictions is grounds for disqualification. Lake Grove RFQ I January 2023 25 EXHIBITS A. Affordable Housing Program Work Plan B. Clackamas County Local Implementation Strategy (LIS) C. Experiencing or Imminent Risk of Homelessness Form D. Statement of Community Values - Lake Grove E. Engineering and Forestry's ALTA Survey (AKS) F. Full Site Analysis (ZGF) & Architecture and Planning Site Analysis (Tahran) G. Environmental Phase I (Terraphase) H. Environmental Phase II (Terraphase) I. Geotechnical Report (Shannon and Wilson) J. Preliminary Title Report (Fidelity National Title) Lake Grove RFQ I January 2023 26 Exhibit A to Resolution No. 19-5015 oregonmetro.gov T 04 fill Metro LI-1:1-1:: ''' 'OW ire ir 1 --7„_„4rszor-"- -"'. ' : 1 _1.j' 111'. 1t • Affordable Housing Bond Program Work Plan Amended October 2019 Exhibit A to Resolution No. 19-5015 Exhibit A to Resolution No. 19-5015 Public service We are here to serve the public with the highest level of integrity. Excellence We aspire to achieve exceptional results Teamwork We engage others in ways that foster Metro's values and purpose respect and trust. We inspire, engage,teach and invite people to preserve and enhance the quality of life and the Respect environment for current and future generations. We encourage and appreciate diversity in people and ideas. Innovation We take pride in coming up with innovative solutions. Sustainability We are leaders in demonstrating resource use and protection. Exhibit A to Resolution No. 19-5015 If you picnic at Blue Lake or take your kids to the Oregon Zoo,enjoy symphonies at the Schnitz or auto shows at the convention center,put out your trash or drive your car-we've already crossed paths. So,hello.We're Metro-nice to meet you. In a metropolitan area as big as Portland,we can do a lot of things better together.Join us to help the region prepare for a happy,healthy future. Stay in touch with news,stories and things to do. oregonmetro.gov/news Follow oregonmetro DUDCI Metro Council President Lynn Peterson Metro Councilors Shirley Craddick, District 1 Christine Lewis, District 2 Craig Dirksen, District 3 Juan Carlos Gonzales, District 4 Sam Chase,District 5 Bob Stacey, District 6 Auditor Brian Evans 600 NE Grand Ave. Portland, OR 97232-2736 503-797-1700 Exhibit A to Resolution No. 19-5015 2019 AFFORDABLE HOUSING BOND PROGRAM WORK PLAN Adopted by Resolution No. 19-4956 on January 31,2019 by the Metro Council. Exhibit A to Resolution No. 19-5015 TABLE OF CONTENTS 1. INTRODUCTION 2 2. UNIT PRODUCTION TARGETS AND GUIDING PRINCIPLES 2 3. GOVERNANCE 3 3.1 BOND MEASURE; GENERAL OBLIGATION BOND REQUIREMENTS 3 3.2 METRO COUNCIL 3 3.3 METRO CHIEF OPERATING OFFICER AND STAFF 4 3.4 LOCAL IMPLEMENTATION PARTNERS 4 4. COMMUNITY OVERSIGHT COMMITTEE 4 5. DISTRIBUTION OF FUNDS AND TARGETS AND REQUIREMENTS FOR LOCAL IMPLEMENTATION PARTNERS 5 5.1 ALLOCATION OF BOND FUNDS 5 5.2 LOCAL IMPLEMENTATION STRATEGIES 5 6. METRO REGIONAL SITE ACQUISITION PROGRAM 6 6.1 REGIONAL SITE ACQUISITION IMPLEMENTATION STRATEGY 6 7. CAPITAL INVESTMENT ACTIVITIES 7 7.1 NONGOVERNMENTAL REHABILITATION AND NEW CONSTRUCTION 7 7.2 PUBLIC REHABILITATION AND NEW CONSTRUCTION 9 7.3 PROJECT APPROVAL AND FUNDING PROCESS 9 7.4 REAL PROPERTY ACQUISITIONS 10 8. AFFORDABILITY COVENANTS AND MONITORING 11 8.1 METRO AFFORDABILITY COVENANTS 11 8.2 MONITORING RESPONSIBILITIES 11 9. PROGRAM OPERATIONS 12 9.1 PROCEDURES MANUAL 12 9.2 CAPITAL EXPENDITURES-ADMINISTRATIVE COST CAP 13 9.3 PROGRAM AMENDMENTS 13 EXHIBIT A- BOND MEASURE BALLOT TITLE 14 EXHIBIT B - BREAKDOWN OF UNIT PRODUCTION TARGETS AND FUNDING ELIGIBILITY 16 EXHIBIT C- LOCAL IMPLEMENTATION STRATEGY REQUIREMENTS 18 Exhibit A to Resolution No. 19-5015 1. INTRODUCTION On November 6, 2018,voters approved a$652.8 million bond measure ("Bond Measure"),directing Metro to fund affordable housing throughout the Metro region. As defined in the Bond Measure,the term"affordable housing"means "land and improvements for residential units occupied by low- income families making 80% or less of area median income."Such housing may be of any type, including but not limited to single-family,multi-family,houses,apartments,and/or the land on which such facilities are located or may be constructed. In June of 2018,the Metro Council adopted the Metro Chief Operating Officer's recommended program framework,as set forth in Regional Investment Strategy:Affordable Homes for Greater Portland ("Initial Housing Bond Framework"),which included recommendations for unit production goals, commitments to advancing racial equity,and implementation guidelines developed in collaboration with stakeholders,jurisdictions,housing providers and other partners. This Affordable Housing Program Work Plan ("Work Plan") provides a comprehensive plan for implementing Metro's Bond Measure program (referred to herein as the"Housing Bond Program" or "Program").This document incorporates and supplements the Initial Housing Bond Framework,and is the governing document for Program implementation,addressing how Bond Measure proceeds will be administered to ensure delivery of the outcomes described in the Bond Measure. 2. UNIT PRODUCTION TARGETS AND GUIDING PRINCIPLES The primary goal of the Housing Bond Program is create at least 3,900 new affordable homes,of which: • At least 1,600 homes will be affordable to households making 30% of area median income (AMI) or below; • At least 1,950 homes will be sized for families,with 2 or more bedrooms;and • No more than 10 percent of homes will be provided for households making 61-80% of AMI. For acquired rental properties,the above targets and cap on homes for households making 61-80%of AMI will be applied upon turnover. In its efforts to achieve the Program unit production targets referenced above ("Unit Production Targets" or"Targets"),Metro is guided by four principles ("Guiding Principles"),which were derived from (a) existing Metro policies,including the agency's Strategy to Advance Racial Equity,Diversity, and Inclusion and (b) conversations with key stakeholders who participated in a six month public process convened prior to the referral of the Bond Measure.Those Guiding Principles are: 1) Lead with racial equity. Ensure that racial equity considerations guide and are integrated throughout all aspects of Program implementation,including community engagement,project location prioritization,tenant screening and marketing,resident and/or supportive services,and inclusive workforce strategies. Affordable Housing Bond Program Work Plan January 2019 2 Exhibit A to Resolution No. 19-5015 2) Create opportunity for those in need. Ensure that Program investments serve people currently left behind in the region's housing market,especially:communities of color,families with children and multiple generations,people living with disabilities,seniors,veterans,households experiencing or at risk of homelessness,and households at risk of displacement. Incorporate commitments for tracking and reporting on Program outcomes for people of color and other historically marginalized groups. 3) Create opportunity throughout the region. Ensure that Program investments are distributed across the region to (a) expand affordable housing options in neighborhoods that have not historically included sufficient supply of affordable homes, (b) increase access to transportation, employment,education,nutrition,parks and natural areas,and (c) help prevent displacement in changing neighborhoods where communities of color live today. 4) Ensure long-term benefits and good use of public dollars. Provide for community oversight to ensure transparency and accountability in Program activities and outcomes. Ensure financially sound investments in affordable,high quality homes.Allow flexibility and efficiency to respond to local needs and opportunities,and to create immediate affordable housing opportunities for those in need. These Guiding Principles will be implemented consistent with applicable requirements of the federal Fair Housing Act and ORS Chapter 659a and,as appropriate,in consultation with the Fair Housing Council of Oregon. 3. GOVERNANCE 3.1 BOND MEASURE; GENERAL OBLIGATION BOND REQUIREMENTS On June 7, 2018,the Metro Council adopted Resolution 18-4898 referring to Metro area voters the Bond Measure authorizing Metro to issue general obligation bonds in the amount of$652.8 million to fund affordable housing. The Program and this Work Plan must comply with the promises made to the voters in the Bond Measure. In addition,in accordance with Oregon law,the bond funds may be used only to pay for capital costs,including costs associated with acquisition, construction,improvement, remodeling,furnishing,equipping,maintenance or repair having an expected useful life of more than one year. Bond funds may not be used to pay for general project maintenance and repair,supplies,or equipment that are not intrinsic to a structure or for any other costs that do not meet the definition of "capital costs"under the Oregon Constitution and Oregon law. 3.2 METRO COUNCIL The Metro Council provides policy direction for the Housing Bond Program through: A. Adoption of this Work Plan; B. Appointment of Community Oversight Committee members, chair and/or co-chairs,collectively charged with monitoring program implementation; C. Approval of Local Implementation Strategies and Metro Regional Site Acquisition Strategy; Affordable Housing Bond Program Work Plan January 2019 3 Exhibit A to Resolution No. 19-5015 D. Approval of intergovernmental agreements for implementation (each,an"Implementation IGA") with Local Implementation Partners; and E. Monitoring of Program outcomes,with guidance from the Community Oversight Committee. 3.3 METRO CHIEF OPERATING OFFICER AND STAFF The Metro Chief Operating Officer (C00) is authorized by the Metro Council to implement this Work Plan,and the COO will direct staff to conduct all program administration activities referenced herein, including(without limitation) the following: A. Acquisition of real property and associated project funding in accordance with the Metro Regional Site Acquisition Strategy and the criteria and conditions set forth in this Work Plan; B. Authorization of Metro Bond Measure funding for projects and program administration activities of Local Implementation Partners in accordance with the criteria and conditions set forth in this Work Plan; and C. Convening meetings and providing administrative support for the Community Oversight Committee. 3.4 LOCAL IMPLEMENTATION PARTNERS Government agencies that are eligible to become Local Implementation Partners include counties, public housing authorities,and cities with populations over 50,000 that receive and administer their own federal Community Development Block Grant(CDBG) funding. To be eligible to receive Metro Bond Measure funds, Local Implementation Partners that receive Bond funding must: A. Adopt a Local Implementation Strategy,informed by community engagement,that includes a development plan to achieve the unit production targets,a strategy for advancing racial equity, and ensuring community engagement in implementation (see Section 5.2 and Exhibit C); B. Enter into an Implementation IGA with Metro,obligating the Local Implementation Partner to comply with this Work Plan and enter into certain covenants required to ensure compliance with the Bond Measure and other applicable law; and C. Provide adequate assurances to Metro that Metro Bond Measure funds will be expended solely to make permitted capital investments to create affordable housing in accordance with this Work Plan. 4. COMMUNITY OVERSIGHT COMMITTEE In accordance with Metro Code Section 2.19,Metro will appoint a Community Oversight Committee ("Oversight Committee") to ensure Program transparency and accountability.The Oversight Committee will be charged with the following duties: Affordable Housing Bond Program Work Plan January 2019 4 Exhibit A to Resolution No. 19-5015 A. Review local implementation strategies and Metro's Regional Site Acquisition Implementation Strategy for alignment with the Guiding Principles and clear plan to achieve the local share of Unit Production Targets,and recommend strategies for Metro Council approval; and B. Monitor program expenditures and outcomes and provide an annual report and presentation to Metro Council. The Committee may recommend changes to implementation strategies as necessary to achieve Unit Production Targets and adhere to the Guiding Principles. Metro staff will consult members of the Community Oversight Committee as needed to advise on projects prior to the Metro COO's authorization of funding. 5. DISTRIBUTION OF FUNDS AND TARGETS AND REQUIREMENTS FOR LOCAL IMPLEMENTATION PARTNERS The Housing Bond Program is guided by regional goals and oversight,but implemented by the Local Implementation Partners,who are best positioned to respond to community affordable housing needs. Successful implementation requires flexibility for local jurisdictions to create and nimbly pursue strategies that respond to local community priorities and market contexts. Metro and the Local Implementation Partners must work together to ensure that Local Implementation Strategies,actions and investments advance desired regional outcomes that honor the commitments made to the region's voters. 5.1 ALLOCATION OF BOND FUNDS Metro Bond Measure funds will be allocated to Local Implementation Partners on the basis of assessed value of property,as described in Exhibit B. Except for permitted Program administration funding disbursements, Program funds will be committed and disbursed on a project-by-project basis following execution of Implementation IGAs. Distribution of Bond Measure funds will be conditioned on a Local Implementation Partner's ongoing demonstration of progress toward its assigned share of the Unit Production Targets set forth in Exhibit B. 5.2 LOCAL IMPLEMENTATION STRATEGIES To be eligible to receive Bond Measure funds,a Local Implementation Partner must create a Local Implementation Strategy outlining strategies for achieving its allocated share of Unit Production Targets. Each Local Implementation Strategy will be aligned with the Guiding Principles. Each Local Implementation Strategy must include the following components,described in more detail in Exhibit C: A. Development Plan to achieve the Unit Production Targets,including criteria and selection process(es); B. Strategy for advancing racial equity throughout implementation; Affordable Housing Bond Program Work Plan January 2019 5 Exhibit A to Resolution No. 19-5015 C. Engagement report summarizing how stakeholder input shaped the development of the Local Implementation Strategy; and D. Plan for ongoing community engagement to inform project implementation. Approval and Revision Process The Community Oversight Committee will review Local Implementation Strategies and recommend them for approval by the Metro Council.One Local Implementation Strategies have been approved by local governing bodies and Metro Council,they will be incorporated into Implementation IGAs. As needed,the Oversight Committee and/or Local Implementation Partners may recommend changes to Local Implementation Strategies based on annual evaluation of Program outcomes.Local Implementation Strategies may be revised only following approval by the Metro Council and local governing bodies. 6. METRO REGIONAL SITE ACQUISITION PROGRAM The Regional Site Acquisition Program will seek to support Local Implementation Partners in achieving the overall Unit Production Targets. Program funds will primarily be used to purchase regionally significant sites. Program funds may also be used to help ensure the development of affordable housing on regionally significant sites owned by Metro,including but not limited to sites previously acquired by Metro's Transit Oriented Development Program 6.1 REGIONAL SITE ACQUISITION IMPLEMENTATION STRATEGY Up to ten percent of Bond Measure funds will be retained by Metro for the Regional Site Acquisition Program. Metro will create a Regional Site Acquisition Implementation Strategy outlining commitments and strategies for ensuring that regional site acquisitions and the expenditure of program funds are coordinated with Local Implementation Partners to support regional progress toward Unit Production Targets.The Regional Site Acquisition Implementation Strategy will be aligned with the Guiding Principles. The Regional Site Acquisition Implementation Strategy must include the following components, consistent with applicable required elements of Local Implementation Strategies,as described in Exhibit C: A. Development plan including criteria and selection process(es),including a process for engaging relevant Local Implementation Partners; B. Strategy for advancing racial equity throughout implementation,in alignment with applicable Local Implementation Strategy approaches; and C. Engagement report summarizing how stakeholder input shaped the development of the Regional Site Acquisition Implementation Strategy. Metro will engage Local Implementation Partners throughout the development of the Regional Site Acquisition Strategy to ensure alignment and coordination with Local Implementation Strategies and approaches. Affordable Housing Bond Program Work Plan January 2019 6 Exhibit A to Resolution No. 19-5015 Approval and Revision Process The Community Oversight Committee will review the Regional Site Acquisition Implementation and recommend such strategy for approval by Metro Council. As needed,the Oversight Committee and/or Metro staff may recommend changes to the Regional Site Acquisition Implementation Strategy based on annual evaluation of Program outcomes.The Regional Site Acquisition Implementation Strategy may be revised only following approval by the Metro Council. 7. CAPITAL INVESTMENT ACTIVITIES Affordable housing projects proposing to use Bond Measure funds must be selected using a process and criteria consistent with the applicable Local Implementation Strategy and/or Metro Site Acquisition Implementation Strategy.Funding will be authorized by the Metro COO based on consistency with applicable strategy and compliance with this Work Plan. Metro staff will consult members of the Community Oversight Committee as needed to advise on projects prior to authorization of funding by the COO. Once a project is approved by the Metro COO, Bond Measure funds will be released to the Local Implementation Partner in accordance with the terms of the Implementation IGA,which may require the release of funds in stages upon completion of construction and development benchmarks. Local Implementation Partners may directly utilize the Bond Measure funds for public improvement projects, or loan,grant or otherwise contribute these funds to a non-governmental entity,such as a Low Income Housing Tax Credit(LIHTC) Partnership or LLC for private projects. 7.1 NONGOVERNMENTAL REHABILITATION AND NEW CONSTRUCTION Local Implementation Partners may contribute Metro Bond Measure funds to private for-profit and nonprofit development entities to pay for new construction of privately owned affordable housing or for the acquisition and rehabilitation of existing market rate/unregulated housing being converted to regulated affordable housing. Bond Measure funds may be contributed to projects as either the primary source of project funding or as"gap funding"as described below. Gap Funding Local Implementation Partners may use Bond Measure funds to provide grants and make loans to qualified private for-profit or nonprofit entities developing,owning and operating affordable housing projects,including LIHTC Partnerships or LLCs,to assist these entities in closing funding gaps between all other available sources of funding(including but not limited to LIHTC equity,senior secured project indebtedness,other state and local loan and grant proceeds and programs,and private and/or philanthropic sources),and the actual project development and construction costs. Local Implementation Partners may provide Bond Measure funds to such private entities in the form of loans or grants.Loans may be"cash-flow-only," or"soft loans" and may include below market or no interest,non-recourse,extended amortization or fully"forgivable"repayment terms. Affordable Housing Bond Program Work Plan January 2019 7 Exhibit A to Resolution No. 19-5015 Eligible Costs Bond Measure funds maybe used to pay for qualified capital costs associated with the following: • Construction of new affordable housing for households earning 80%area median income (AMI) or less; • Acquisition and rehabilitation of residential buildings with no existing form of public affordability restriction; • Construction of new affordable housing as part of the redevelopment of a residential property with existing public affordability restrictions,as long as the redevelopment results in a substantial net increase in the total number of affordable homes. In such cases, Program funding may only be used for the portion of new homes that are not replacing regulated affordable homes currently on the site and related project/site improvements,such as parking,infrastructure improvements,and community space; • Construction of ancillary commercial space,community space,and resident amenities,as long as ancillary spaces and amenities are part of buildings that contribute toward Unit Production Targets; • All necessary and required site work and infrastructure for the above projects; • Predevelopment costs,including third party reports,design studies,financial modeling and community outreach,which may be reimbursed upon closing of construction financing of an affordable housing project. Prior to closing,these costs are an eligible use of bond program administration funding,but will count toward administrative funding caps prior to reimbursement through a project closing; and • Administrative costs that comply with requirements laid out in Section 9.2. Ineligible Costs Bond proceeds must be used to finance projects that constitute capital construction,capital improvement or a capital cost as those terms are defined by the relevant provisions or the Oregon Constitution,Oregon law(including ORS 310.140)and the parameters of the Bond Measure. Costs that are ineligible for bond funding include but are not limited to: • Acquisition of housing with existing public affordability restrictions; • Rehabilitation of housing with existing public affordability restrictions; • Redevelopment of residential properties with existing public affordability restrictions that does not result in a substantial net increase in the number of affordable homes on the site; • Project operating costs,including the provision of resident support services; • Rental assistance; and • Administrative costs that do not comply with requirements laid out in Section 9.2. 7.2 PUBLIC REHABILITATION AND NEW CONSTRUCTION Affordable Housing Bond Program Work Plan January 2019 8 Exhibit A to Resolution No. 19-5015 Local Implementation Partners may utilize Bond Measure funds only to pay qualified capital costs to develop,finance,construct and equip new affordable housing and to acquire and rehabilitate market rate housing with no existing public affordability restriction for conversion to affordable housing with a public affordability restriction.Metro housing bond funds may not be used to acquire and/or rehabilitate any housing with an existing public affordability restriction. Eligible and ineligible costs are set forth in Section 7.1,above. 7.3 PROJECT APPROVAL AND FUNDING PROCESS The Metro C00 will approve funding commitments for all qualified projects identified by Local Implementation Partners at two stages: (1) a Concept Endorsement and (2) a Final Approval.The Concept Endorsement is a preliminary commitment of funding on the basis of consistency of the early project concept with the Local Implementation Strategy.The Concept Endorsement is optional for acquisition and rehabilitation projects (to be pursued at the Local Implementation Partner's discretion),but is mandatory for new construction projects. Stage 1:Concept Endorsement(optional for acquisition/rehabilitation;required for new construction) The Metro C00 will provide Concept Endorsements for preliminary development and acquisition/rehabilitation projects. Presented concepts should consist of,at minimum,an identified site which the Local Implementation Partner or the private developer/sponsor controls,a preliminary development or rehabilitation plan,a preliminary unit and affordability mix,preliminary estimates of total development costs,preliminary estimate of requested Metro Housing bond funds and an identified development team. The Concept Endorsement will be made based upon the following criteria: • Endorsement of Local Implementation Partner; • Concept's contribution to Unit Production Targets relative to requested amount of bond funding or demonstration of how proposed project will contribute to Local Implementation Partner's portfolio of planned or completed projects to achieve the local share of Unit Production Targets; and • Consistency with Local Implementation Strategy. Stage 2:Funding Authorization and Release of Funds The Metro C00 will authorize project funding only after a finalized development program, design development drawings and confirmed funding sources have been provided. Metro staff will consult members of the Community Oversight Committee as needed to advise on projects prior to authorization of funding by the C00.The Metro C00's authorization of funding will be based on the satisfaction of the following criteria: • Continued support for the project by Local Implementation Partner; • Development program's contribution to Unit Production Targets (including affordability and bedroom size targets) relative to requested amount of bond funding; or demonstration of how proposed project will contribute to Local Implementation Partner's portfolio of planned or Affordable Housing Bond Program Work Plan January 2019 9 Exhibit A to Resolution No. 19-5015 completed projects to achieve the local share of Unit Production Targets; • Consistency with Local Implementation Strategy; and • Provision of requested documentation to demonstrate project feasibility. Prior to the release of funds to the Implementation Partner,a Regulatory Agreement(as defined below) approved by the Office of the Metro Attorney and meeting the criteria described further in Section 8.1 will be executed. The Regulatory Agreement will be recorded against the property at or prior to the time of closing. 7.4 REAL PROPERTY ACQUISITIONS Bond funds may be used by Metro or Local Implementation Partners to acquire real property (including land and buildings) for the development,rehabilitation,or adaptive reuse as affordable housing consistent with this Work Plan (hereinafter referred to as"Property Acquisitions"). Property Acquisition costs that may be paid for with Bond funds include the purchase price and all costs related to pre-purchase due diligence including appraisals,purchase of options,earnest money for purchase and sale agreements,environmental assessments,geotechnical reports,preliminary development cost estimates,zoning capacity studies,physical capital needs assessments for acquired buildings,and other third party reports. Eligible pre-purchase due diligence costs will be reimbursed to Local Implementation Partners only upon completion of the Property Acquisition,although bond Program Administration funds may be applied to due diligence costs prior to reimbursement. Bond Measure funds may also be loaned or granted to projects sited on real property previously acquired by a project sponsor or Local Implementation Partner using non-Bond funds.For these projects,the costs of previous real property acquisition will be included in overall project costs, subject to Metro appraisal requirements. Property Acquisition Parameters Bond Measure funds maybe used for Property Acquisition provided the following criteria are met: • The property is owned by a willing seller; • An appraised value has been obtained in accordance with applicable Uniform Standards of Professional Appraisal Practice (USPAP) standards.In general,the purchase price should not exceed 10 percent over appraised value. However,exceptions may be made at the discretion of the Metro C00 if it can be demonstrated that the site presents unique opportunities to advance the Unit Production Targets and Guiding Principles; • The anticipated project on the site will contribute proportionately to Unit Production Targets (including affordability and bedroom size targets) relative to the forecasted bond funding; or the Local Implementation Partner demonstrates how the anticipated project will contribute to that Partner's portfolio of planned or completed projects to achieve the local share of Unit Production Targets; • The property consists of a development-ready site,with zoned capacity to support the preliminary development concept,road access,utility connections,buildable soils,and mitigation Affordable Housing Bond Program Work Plan January 2019 10 Exhibit A to Resolution No. 19-5015 plan for any environmental conditions; and • The acquisition is consistent with the applicable Implementation Strategy. The requirement for zoned capacity,utility connections,and other infrastructure improvements may be waived in cases where an approved plan provides for needed improvements and such improvements are expected within two years. Funding Authorization and Release of Funds Funding authorizations for Property Acquisitions will be authorized by the Metro COO. Metro staff will consult members of the Community Oversight Committee as needed to advise on projects prior to authorization of funding by the COO. Prior to the release of funds,a Regulatory Agreement(as defined in Section 8.1) will be recorded against the property at or prior to the time of closing.The Local Implementation Partner will provide a copy of the recorded Regulatory Agreement to Metro promptly after closing. 8. AFFORDABILITY COVENANTS AND MONITORING 8.1 METRO AFFORDABILITY COVENANTS Each Implementation IGA will require that a regulatory agreement or similar affordability/restrictive covenant(the"Regulatory Agreement"),in form and substance acceptable to Metro,must be recorded on the title of every property that receives Bond project funding.The Regulatory Agreement will acknowledge the use of Bond Measure funds and the restrictions associated with the use of such funds, including the affordability restrictions and other policies upon which the funding was conditioned, provide monitoring and access rights to Metro,and be enforceable by the Local Implementation Partner and Metro. The Regulatory Agreement will have a term of not less than 60 years for newly constructed projects and existing market-rate projects that are converted to affordable/regulated projects,except in the case of converted projects where the project is more than 10 years old at the date of acquisition,in which case the minimum term will be not less than 30 years. The Regulatory Agreement will provide a first right of refusal for qualified nonprofit organizations or government entities to acquire the project upon expiration of the affordability period. In the case of Property Acquisitions,the Regulatory Agreement will ensure development of the property consistent with the requirements set forth in this Work Plan. 8.2 MONITORING RESPONSIBILITIES Owners of private projects receiving Bond Measure funds will be required to enter into a Regulatory Agreement,or similar agreement for the benefit of both Metro and the Local Implementation Partner, to periodically provide tenant income verification data to ensure compliance with affordability restrictions.Project owners will also be required to provide certain information,including voluntarily Affordable Housing Bond Program Work Plan January 2019 11 Exhibit A to Resolution No. 19-5015 collected tenant demographic data,to support evaluation of program outcomes. Finally,owners will be required to provide Metro with access to asset management data,including financial performance and physical condition of the project,and to provide physical access to the property when requested by Metro and/or the Local Implementation Partner. Metro will work with Local Implementation Partners,Oregon Housing and Community Services,or other public agencies to develop shared monitoring and reporting requirements and functions that align with established funding programs, including LIHTC. 9. PROGRAM OPERATIONS 9.1 PROCEDURES MANUAL A Program procedures manual ("Procedures Manual")will be maintained by Metro to support fair and consistent consideration of Program funding requests,clear standards for reporting on Program outcomes,and continuous improvements in Program operations. Revisions to the Procedures Manual require Planning and Development Department Director approval. The Affordable Housing Program procedures will include,at a minimum,guidance related to: 1. Concept Endorsement and Final Approval Guidelines: Guidelines related to Metro staff project evaluation based on contribution to the Unit Production Targets relative to the amount of bond funding proposed,and consistency with the LIS, Bond Measure,and this Work Plan; 2. Risk Controls: Preconditions for contractual commitments and release of funds,procedures for funding disbursement and updates during project construction,and recurring investment policies; 3. Project Documentation Checklists and Templates: List of required documents for Property Acquisition,Concept Endorsement,and Project Funding Authorization; 4. Local Implementation Partner and Metro Site Acquisition Program Project and Program Outcomes Reporting: Metrics,protocol, and templates for Local Implementation Partners and Metro's Site Acquisition Program to submit(a) post-construction and post-occupancy project reports and (b) annual reports on program outcomes for review by the Community Oversight Committee; and 5. Local Implementation Partner Financial Reporting Guidelines: Protocol and templates for Local Implementation Partners to submit annual end-of-year reporting on project and administrative expenditures,to demonstrate compliance with the Bond Measure and this Work Plan. Affordable Housing Bond Program Work Plan January 2019 12 Exhibit A to Resolution No. 19-5015 9.2 CAPITAL EXPENDITURES-ADMINISTRATIVE COST CAP Bond Measure funds must be used to pay for or reimburse prior expenditures that constitute qualified capital costs,consistent with the requirements of the Bond Measure,the Oregon Constitution and other applicable law. The purpose and focus of the Affordable Housing Program is to expand the region's supply of affordable housing. Consistent with requirements set forth in the Bond Measure,no more than five percent of total Bond Measure proceeds may be expended on administrative costs associated with the implementation of Program activities,including Program development and administration,financial administration,and monitoring and oversight functions prior to the completion of the Unit Production Targets. All administrative and Program costs funded with Metro Bond Measure proceeds must be capital costs,as defined by the Oregon Constitution and Oregon Statutes,allocable to affordable housing projects. Subject to compliance with Oregon law and the Bond Measure, Local Implementation Partners are eligible to receive funding for administrative costs associated with Program implementation according to the distribution described in Exhibit B. Each Local Implementation Partner must submit an annual report demonstrating use of the previous year's funding as well as certification that Metro Bond Measure funds have been and will be applied solely to the payment or reimbursement of capital costs consistent with Oregon law and the Bond Measure. A partial year allocation will be made available to eligible Local Implementation Partners for FY2018-19 in February 2019. Further allocations will be available following execution of Implementation IGAs.All distributions of administrative funding will be conditioned on Local Implementation Partners making reasonable progress towards their Unit Production Targets. 9.3 PROGRAM AMENDMENTS This Work Plan may be amended,as needed,by Metro staff with approval of the Metro Council to ensure compliance with Bond Measure covenants,applicable law,achievement of Unit Production Goals,and alignment with Guiding Principles. Affordable Housing Bond Program Work Plan January 2019 13 Exhibit A to Resolution No. 19-5015 EXHIBIT A BOND MEASURE BALLOT TITLE Attachment to SEL 805 Caption: Bonds to fund affordable housing in Washington, Clackamas, Multnomah counties. Question: Shall Metro issue bonds,fund affordable housing for low-income families, seniors, veterans, people with disabilities; require independent oversight, annual audits? If the bonds are approved,they will be payable from taxes on property or property ownership that are not subject to the limits of sections 11 and 11b,Article XI of the Oregon Constitution Summary: Measure authorizes$652.8 million in general obligation bonds to fund affordable housing in Washington, Clackamas, and Multnomah counties. Bonds will be used to build affordable housing for low-income households; purchase, rehabilitate, and preserve affordability of existing housing; buy land for affordable housing; help prevent displacement. Affordable housing means land and improvements for residential units occupied by low-income households making 80%or less of area median income,which in 2018 for a family of four was$65,120; improvements may include a mix of unit sizes, spaces for community and resident needs and services. Some units will be accessible for people with disabilities and seniors;flexibility for existing tenants and hardship. Requires community oversight and independent financial audits. Creates affordable housing function for Metro, implemented by Metro and local housing partners. Local and regional administrative costs capped at 5%of bond proceeds. Bond costs estimated at$0.24 per$1,000 of assessed value annually, approximately $5.00/month for the average homeowner. Bonds may be issued over time in multiple series. Explanatory In the Metro region, rents and housing prices are rising faster than wages. Between Statement: 2010 and 2016,the median income for a renter increased 19%while the average rent increased 52%.The need for affordable housing continues to increase,with demand for affordable housing outpacing supply. This is especially true for people on fixed incomes, working families, and seniors and disabled people in our region. This measure will authorize Metro to issue$652.8 million in general obligation bonds to provide affordable housing for low-income families, seniors,veterans and Affordable Housing Bond Program Work Plan January 2019 Exhibit A Exhibit A to Resolution No. 19-5015 people with disabilities in the Metro region which includes Washington, Clackamas and Multnomah counties. The bond funds will be used to build affordable housing for low-income households, to purchase and rehabilitate existing housing to preserve its affordability and prevent displacement, and to buy land for the immediate or future construction of new affordable housing. The measure will create an affordable housing function for Metro, and will be implemented by Metro and local governments. The administrative costs of Metro and local housing providers paid for by the measure will not exceed 5%of bond funds. Metro may issue the bonds over time in multiple series. Metro estimates that the cost of the measure to the average homeowner to be 24 cents per$1,000 of assessed value annually,or approximately$5.00/month. An independent community oversight committee will review bond expenditures and provide annual reports, and an independent public accounting firm will perform an annual financial audit of the expenditure of bond funds. For purposes of the bond measure, "Affordable Housing" means land and improvements for residential units occupied by low-income households making 80% or less of the area median income,which in 2018 for a family of four was$65,120. The improvements constructed or purchased with bond funds may be composed of a mix of unit sizes, and may include spaces for community and resident needs and services, such as,without limitation, spaces for childcare services, healthcare services, grocery, onsite utility and building facilities, and other commercial, office and retail uses. Some units will be accessible for people with disabilities and seniors. The income eligibility rules may provide for a waiver or temporary relief from the limitations on qualifying income, if needed to avoid undue hardship or displacement of persons living in existing housing. On behalf of: Metro Council President Tom Hughes Councilor Shirley Craddick Councilor Betty Dominguez Councilor Craig Dirksen Councilor Kathryn Harrington Councilor Sam Chase Councilor Bob Stacey Submitted by: Metro Council President Tom Hughes Affordable Housing Bond Program Work Plan January 2019 Exhibit A Exhibit A to Resolution No. 19-5015 EXHIBIT B BREAKDOWN OF UNIT PRODUCTION TARGETS AND FUNDING ELIGIBILITY Distribution of targets and eligible project and administration funding* Percent Unit Production Targets** Total Project Total Admin. of Total 30% Family- Jurisdiction Funding Funding assessed AMI Size Available Available*** value Beaverton 5.58% 218 89 109 $31,140,595 $655,591 Clackamas County 20.82% 812 333 406 $116,188,094 $2,446,065 Gresham 4.79% 187 77 93 $26,756,995 $563,305 Hillsboro 7.28% 284 117 142 $40,657,081 $855,939 Home Forward 2.84% 111 46 55 $15,879,123 $334,297 (balance of Multnomah County) Portland 37.81% 1,475 605 737 $211,056,579 $4,443,296 Washington County 20.87% 814 334 407 $116,465,532 $2,451,906 (balance of county) Metro Site n/a Contributes to above targets $62,016,000 $1,305,600 Acquisition Program**** Metro accountability n/a n/a n/a $13,056,000 and financial transaction costs Reserved for future n/a n/a n/a $6,528,000 allocation as determined necessary to achieve targets Total 100% 3,900 1,600 1,950 $620,016,000 $32,640,000 *The Initial Housing Bond Framework calls for distribution of targets and funding to counties on the basis of assessed value,but provides flexibility for how partners within each county further distribute targets and funding.If an alternative distribution is not agreed to by partners for distribution of funding within a county, assessed value will be used as the basis of distribution to all partners. Affordable Housing Bond Program Work Plan January 2019 Exhibit B Exhibit A to Resolution No. 19-5015 **For acquired rental properties,the targets and cap on homes for households making 61-80%of AMI will be applied upon turnover. ***Any administrative funding from bond proceeds must be consistent with the requirements of Oregon law and the Bond Measure and Metro will,in consultation with bond and tax counsel,request certification from jurisdictions that proceeds are being applied to qualified capital costs. ****The Regional Site Acquisition Program aims to distribute investments proportionately across the region to support local progress toward the Unit Production Targets.In the event that regional investments are not proportionately distributed,the above Unit Production Targets may be adjusted pursuant to a Work Plan amendment. Affordable Housing Bond Program Work Plan January 2019 Exhibit B Exhibit A to Resolution No. 19-5015 EXHIBIT C LOCAL IMPLEMENTATION STRATEGY REQUIREMENTS 1. Development Plan to achieve the Unit Production Targets that includes the following elements: a. Anticipated number,size,and range of project types (estimates are acceptable) and cost containment strategies to achieve local share of unit production targets (including 30% AMI and family-size unit goals and the cap on units at 61-80%AMI) using local share of eligible funding; b. Consideration for how new bond program investments will complement existing regulated affordable housing supply and pipeline; c. Goals and/or initial commitments for leveraging additional capital and ongoing operating and/or service funding necessary to achieve the local share of Unit Production Targets; d. Strategy for aligning resident or supportive services with housing investments,including [optional] any local goals or commitments related to permanent supportive housing; and e. Description of project selection process(es) and prioritization criteria,including anticipated timing of competitive project solicitations and how existing or new governing or advisory bodies will be involved in decisions regarding project selection. 2. Strategy for advancing racial equity in implementation that includes: a. Location strategy that considers geographic distribution of housing investments,access to opportunity,strategies to address racial segregation,and strategies to prevent displacement and stabilize communities; b. Fair housing strategies and/or policies to eliminate barriers in accessing housing for communities of color and other historically marginalized communities,including people with low incomes,seniors and people with disabilities,people with limited English proficiency,immigrants and refugees,and people who have experienced or are experiencing housing instability; c. Strategies and/or policies,such as goals or competitive criteria related to diversity in contracting or hiring practices,to increase economic opportunities for people of color; and d. Requirements or competitive criteria for projects to align culturally specific programming and supportive services to meet the needs of tenants. 3. Engagement report summarizing engagement activities,participation and outcomes,including: a. Engagement activities focused on reaching communities of color and other historically marginalized communities,including people with low incomes,seniors and people with disabilities,people with limited English proficiency,immigrants and refugees,and people who have experienced or are experiencing housing instability; b. Summary of key community engagement themes related to local housing needs and priority outcomes for new affordable housing investments,approach to geographic distribution and location strategies,acknowledgement of historic/current inequitable Affordable Housing Bond Program Work Plan January 2019 Exhibit C Exhibit A to Resolution No. 19-5015 access to affordable housing and opportunities for stakeholders to identify specific barriers to access,and opportunities to advance racial equity through new investments; c. Summary of how the above themes are reflected in the Local Implementation Strategy. 4. Plan to ensure ongoing community engagement to inform project implementation,including: a. Strategies for ensuring that ongoing engagement around project implementation reaches communities of color and other historically marginalized community members,including: people with low incomes,seniors and people with disabilities,people with limited English proficiency,immigrants and refugees,existing tenants in acquired buildings,and people who have experienced or are experiencing housing instability; and b. Strategy for ensuring community engagement to shape project outcomes to support the success of future residents. Affordable Housing Bond Program Work Plan January 2019 Exhibit C Clackamas County Local Implementation Strategy (LIS) Metro Affordable Housing Bonds +++ I. Introduction pg. 2 II. Strategy Development .pg. 5 III. Implementation Phases pg. 6 IV. Organizational Plan for Implementation pg. 6 V. Project Selection Process pg. 7 VI. Leveraging Other Affordable Housing Resources pg. 9 VII. Project Selection Criteria pg. 11 VIII. Project Implementation pg. 15 IX. Reporting on the Implementation Strategy pg. 18 Exhibit 1 — Outreach Report pg. 19 Exhibit 2 — HACC Portfolio Approach (Tracking Worksheet) pg. 32 Attachment 1 — Clackamas County Metro Boundary Map pg. 33 HACC Local Implementation Strategy, 2019 1 I Page I. Introduction Clackamas County sits south of the Portland metro area in the Willamette Valley and in the shadow of Mt. Hood. Here we have national forests, hideaway lakes, winding rivers, thriving agriculture, bustling cities, and small town communities. We're a county with a rich history dating back to 1843 when the early settlers created the four original districts that made up Oregon, naming Clackamas County after the Clackamas Indians. Today, our county covers nearly 1,900 miles with a little more than 400,000 residents, making us the third largest county in the state by population. More than half of our residents live in 16 cities; the rest live in unincorporated areas. We are a county of diverse and welcoming communities, where all residents are essential. Diversity, equity, and inclusion are of great importance in our county, but due to the high cost of housing and increasing wage gap, many residents increasingly struggle to remain housed. This Local Implementation Strategy (LIS) aims to sustain Clackamas County's livability, particularly for those most in need. This LIS will serve as a guide for the county and our partnering communities as we create affordable housing using the Metro Affordable Housing Bond. As a county without entitlement cities (cities with a population of at least 50,000), all bond resources will run through the Housing Authority of Clackamas County (HACC). Clackamas County is excited to be an implementing jurisdiction of the Metro Bonds. These resources will play a critical role in creating opportunities and will expand our cities racial and cultural and economic diversity while meeting a range of important housing needs that will provide increased stability for decades to come. Our highly skilled staff and committed elected officials will work collaboratively with our community and jurisdictional partners to expedite review periods for projects that come our way in order to capitalize on this exciting resource and get housing built as quickly as we can. Clackamas County Housing Needs In 2018, Clackamas County embarked on an ambitious look at a countywide Housing Needs Analysis (HNA). To undertake this endeavor required the collaboration and cooperation of all Clackamas County cities as well as our unincorporated communities. The study was contracted with ECONorthwest with the goal of developing an in-depth understanding of the housing needs in our county, as well as where we need to focus additional resources (monetary or partnership driven) to create opportunities and provide a lasting impact for residents that have been historically marginalized. HACC Local Implementation Strategy, 2019 2 I Page To date, Clackamas County has 2,806 existing regulated housing units within the Metro boundary. Of these regulated units there are 543 Public Housing units operated by HACC. The information below represents data provide to HACC through a county-wide Housing Needs Assessment (HNA) and is representative of new affordable rental housing needs. Estimated (New) affordable rental housing needs, based on Median Family Income (MFI), forecasted for the next twenty years (2019-2039) in the urban unincorporated areas of Clackamas County. Unincorporated* Extremely Low Very Low Low Income (50- Total affordable Urban Areas Income (<30% Income (30-50% 80% MFI Need) rental housing MFI Need) MFI Need) need between 0- 80% MFI All Urban 1,175 1,166 1,666 4,007 Source: U.S. Department of Housing and Urban Development. U.S. Census Bureau, 2012-2016 ACS Table 19001. *The data provided is still in DRAFT form and will be updated once finalized. Estimated rental housing needs, based on Median Family Income (MFI) forecasted for the next twenty years (2019-2039)within the Metro boundary of incorporated cities of Clackamas County. City* Extremely Low Very Low Low Income (50- Total affordable Income (<30% Income (30-50% 80% MFI Need) rental housing MFI Need) MFI Need) need between 0- 80% MFI Gladstone 62 72 51 185 Happy Valley 473 548 1,025 2,046 Lake Oswego 198 167 198 563 Milwaukie 256 167 274 316 Oregon City 441 353 599 1,393 West Linn 98 164 102 364 Wilsonville 333 592 347 1,272 Source: U.S. Department of Housing and Urban Development. U.S. Census Bureau, 2012-2016 ACS Table 19001. *The data provided is still in DRAFT form and will be updated once finalized. HACC Local Implementation Strategy, 2019 3 I Page Available Resources and Framework Targets This Implementation Strategy focuses on the housing that will be developed within the eligible Metro boundary in Clackamas County. Bond resources are designated for use within Metro jurisdictional boundaries and are not applicable to incorporated and unincorporated communities outside of this boundary; see Attachment 1 for a detailed map of the applicable Metro boundary for Clackamas County. Bond revenues dedicated to HACC are $116,188,094. The goal for HACC is to support at least 812 units of affordable housing in the community. These can be newly built units or existing units that are at risk of rapidly rising rents. While many of these units are expected to provide rental housing, affordable homeownership opportunities units may also be supported with the bond resources. Recognizing that our lowest income neighbors have the greatest challenges in securing affordable housing, and consistent with the Metro Bond Framework, HACC has set a goal that at least 333 of these units will be affordable for households with incomes at or below 30% of area median income. These units may serve people with special needs as well as people who earn low wages or have fixed incomes. At least 200 of these units will be supported with rental assistance provided by HACC, allowing them to be targeted to the most fragile households. To aid this process, HACC will provide opportunity for developers to access site-based rental assistance via competitive applications at several points throughout the life of the bond. It is currently anticipated that at a minimum, 2/3 of the vouchers will be offered for use on developments that are not the redevelopment of HACC public housing sites. In order to ensure that residents are stable and secure, HACC will work with project sponsors and developers to connect social service agencies and other community partners as a link to supportive services for these affordable housing units. Because the need for affordable housing crosses many income levels, and because serving moderate-income households can effectively provide a source of cross- subsidization for lower-income households, HACC may also explore options to include units that have rents appropriate for households with incomes from 61% to 80% of area median income. No more than 81 Bond financed units will have rents at this level. The need for affordable housing crosses income levels, and serving higher-income households can create cross-subsidization for very low-income households. The private rental housing market has always been concentrated on small unit sizes, while the need for rental housing crosses a range of household sizes. This mismatch between need and available units is especially difficult for lower-income households. As a result, the Metro Bond Framework has set a goal that half of the units developed under the bond program must include two or more bedrooms. For HACC, this means that at least 406 units will include two or more bedrooms. HACC Local Implementation Strategy, 2019 4 I Page Advancing Racial Equity The Housing Authority of Clackamas County prioritizes advancing racial equity for all its activities. This is an ongoing priority of HACC to mitigate decades of government policy from the federal to the local level that contributed to disparate outcomes for communities of color. People of color struggle disproportionately with unaffordable housing, displacement and homelessness. The implementation of the Affordable Housing Bond provides an opportunity to work to address this inequity and to meet the needs of historically marginalized communities. Efforts and opportunities to address racial equity occur at many points in the implementation of the Affordable Housing Bond. Opportunities to advance racial equity include community engagement and plan development, project selection, the inclusion of minority businesses and workforce in the design and construction of housing, the formation of culturally specific partnerships for outreach and services, accessible tenant selection/screening criteria processes, contracting opportunities post construction, and ongoing reporting of outcomes. The specific implementation strategies HACC will employ are discussed in the various sections below. II. Strategy Development HACC has developed this LIS by engaging in a comprehensive outreach and review process during the spring and early summer of 2019. Meaningful community engagement is the basis for this LIS. The outreach process resulted in hearing from hundreds of community members and dozens of local stakeholder agencies and jurisdictional partners. This resulted in perspectives on housing needs across Clackamas County especially focused on special needs populations. Exhibit 1 provides a detailed report on the outreach and engagement process; the highlights are included below. Listening Phase To inform our LIS, Clackamas County and HACC recognize the importance of community engagement. To help us outline this process, we began active outreach efforts to inform the public about the forthcoming Affordable Housing Bond and the impact it will have on critical housing needs throughout the communities in Clackamas County. Utilizing advisory boards already in place, feedback from our County Commissioners, jurisdictional partners, and our residents, HACC established several opportunities for information sessions detailing our countywide state of housing needs and the guidelines and outcomes expected through the Affordable Housing Bond program. During these information sessions, county staff asked "key" questions of our audiences to help inform how the formation of our LIS and how best to organize implementation. Below represents findings from these sessions. Review Draft Feedback This LIS was drafted using the Metro Affordable Housing Bond Work Plan adopted in February of 2019, as well as with feedback from HACC Board, our Housing Advisory HACC Local Implementation Strategy, 2019 5 I Page Board (HAB), and feedback during various listening sessions held by HACC over several months. HACC staff will present the draft LIS to the HACC Board for feedback on June 18, 2019. At that point, the LIS draft was made available for community feedback, as well as comments from Metro staff, members of the Metro Housing Bond Oversight Committee, and community groups engaged in the Listening phase. Local Implementation Strategy Approval It is anticipated that a final LIS will be reviewed by the Metro Housing Bond Oversight Committee on August 7, 2019, and subsequently by Metro Council on September 5th, 2019. It will be considered by the HACC Board for final County approval on September 10th, 2019. III. Implementation Phases Implementation of Bond funded projects is expected to occur over a period of four to seven years. This timeline will allow for the identification of sites, securing needed resources for capital and services, forming partnerships with developers and service providers, procurement of projects through public solicitations, and completing construction. During this period, community needs and opportunities may change. New census data will become available, new community planning efforts may be initiated or completed, and new resources or opportunities may become available while other resources or opportunities may not materialize as anticipated. In addition, certain framework goals may be easily fulfilled, while others may prove more challenging. Because of the dynamic nature of this work, HACC proposes to periodically review, and potentially reset this Implementation Strategy. HACC proposes to take a portfolio approach to implementing Bond resources, monitoring and adjusting the LIS when appropriate (Exhibit 2). Because the pace of implementation is uncertain, review points will not occur at specific points in time but instead will be based on the commitment of Bond resources to specific projects. HACC will use Exhibit 2 as an addendum to this Implementation Strategy. As project commitments are made, the tracking worksheet will be updated to show balances of funds available and progress toward framework goals. This will provide a real-time update that can guide the selection of the subsequent projects to ensure that overall goals and resource commitments are consistent with the Metro framework. Should the tracking worksheet indicate that a modification to the adopted Implementation Strategy is advisable; the amendment process will include community outreach and engagement, review by the HAB and amendment by the HACC Board with submission to Metro for review and approval. IV. Organizational Plan for Implementation HACC will use a combination of staff and consultants to administer this Implementation Strategy. In-house staff will be responsible for coordinating community engagement and HACC Local Implementation Strategy, 2019 6 I Page outreach, project selection process, project documentation and funding processes, as well as overall program monitoring and reporting. The Housing Authority may engage consultants with expertise in financial packaging of affordable housing to review proposed projects during the selection and commitment phases. Similarly, HACC may engage consultants or collaborate with other project funders to leverage their expertise in construction management to help oversee project development. Some aspects of implementation will require the development of new systems for HACC. Depending on the activity, HACC will either create its own tracking/compliance system or may work with Metro or other jurisdictions to create effective implementation strategies. In addition to the county general fund, Metro has committed $2,446,065 of one-time funds to be spent over five years to augment and support Clackamas County's development team and pre- development activities directly related to bond implementation and bond funded projects. Initially, Clackamas County anticipates that these funds will support additional staffing for our Finance and Community Development departments to implement, track and monitor bond resources over the term of the bonds. In addition, these resources will also support our ongoing community outreach engagement strategies. V. Project Selection Process HACC will work in partnership with developers/owners that are skilled and interested in providing affordable housing throughout the County's Metro boundary. In addition, the Housing Authority itself intends to be a developer or owner of housing funded under the Bond. HACC expects that the Bond funds may provide support for a total of approximately 8-12 projects. HACC expects that it will be the developer/owner of approximately 450 units of bond-financed housing and will use approximately $63.9 MM or 55% of the total bond resources with the remaining balance, $52.3MM or 45%, available for projects sponsored by non-profit or for-profit developers throughout the eligible bond boundary within the county. HACC will establish a set of expectations for developers/owners to ensure that both the framework goals and racial equity outcomes are achieved. These are requirements that will apply to all developer/owners; they will not be competitive selection criteria. Requirements will include such things as the period of affordability, the inclusion of MWESB contractor participation in the development process, community engagement during predevelopment, and the use of best practice outreach and tenant selection criteria. The specific requirements are described in the Project Selection Criteria and Project Implementation sections below. The Housing Authority will utilize the Clackamas County Housing Advisory Board (HAB) as a review committee. The HAB is comprised of Clackamas County residents and industry experts from the fields of affordable housing finance, resident services, HACC Local Implementation Strategy, 2019 7 I Page homelessness, affordable housing development, real estate management, culturally specific service providers, the elder community and the construction general contracting industry. The HAB will provide feedback to staff and advise the HACC Board regarding proposed Housing Bond projects. Accessing Bond Resources HACC anticipates that access to bond proceeds will occur through several processes; Notice of Funds Availability (NOFA), Requests for Qualification (RFQ) and Requests for Proposals (RFP), and in select cases via negotiated or sole source agreements, are all examples of proposed bond allocation mechanisms. These various avenues for accessing bond resources are explained in greater detail below. However, in all cases in which bond resources are allocated, the selection process will include a set of expectations for all developers/owners to ensure selected projects achieve both the framework goals and racial equity outcomes. These requirements include a 60-year affordability covenant for new construction, a minimum of a 30-year affordability covenant for acquisition/rehab inclusion of minority and women-owned contractor participation in the development process and the use of best practice outreach and tenant selection criteria.. NOFA HACC anticipates that for sites that are not part of HACC's public housing portfolio competitive NOFA processes will be used to support the release of$52.3MM (45% of bond proceeds)for projects sponsored within the eligible boundary for Clackamas County.. A competitive NOFA is expected to be released as early as fall of 2019 providing early access to bond resources for projects that can demonstrate project readiness. Request for Qualification (RFQ) or Request for Proposal (RFP) HACC anticipates that many but not all sites developed throughout our public housing portfolio will be solely developed by HACC. In those instances where a site is not being developed by HACC we anticipate issuing through a competitive RFQ or RFP our intent to allocate resources from the $63.9MM (55% of bond proceeds) set aside for this portfolio. Though subject to change, HACC anticipates that the first of our public housing redevelopments, Hillside Park in Milwaukie, will begin in 2021. Following Hillside Park, HACC expects that Clackamas Heights in Oregon City (also a public housing site) would begin its process for redevelopment approvals in 2021 with an RFP for bond resources available sometime after final redevelopment approvals have been granted. Negotiated or Sole-Source Agreements In some instances, HACC may choose to engage in a negotiated agreement or sole- source proposal. An example of this type may be the acquisition and rehabilitation of an existing building that provides an opportunity to further Clackamas County's affordable housing stock, or when a developer or landowner has an available site that is adjacent to publically owned property. In both described cases, time may not allow for a competitive HACC Local Implementation Strategy, 2019 8 I Page funding release and therefore, HACC would instead consider a rolling process forr these types of developments. In all cases, any proposed use of bond resources will be reviewed first through HACC staff and then via the Housing Advisory Board (HAB) before any recommendation to the HACC board and Metro. An exception to this process is the Gladstone SRO affordable housing project which had been identified as a potential Bond funded project prior to the development of this LIS. This project is expected to be the first project to be funded with Housing Bond resources in Clackamas County and the reasons for being exempted from this selection process are detailed below. Phase 1 Project—The Gladstone SRO Affordable Housing site Consistent with Metro and Clackamas County's hopes to demonstrate timely progress in Bond implementation, HACC has identified a Phase 1 Project. The project, located in Gladstone, is the re-development of an older special needs housing site that can provide up to 45 units. HACC will be the developer/owner of the project. The site is currently controlled by HACC and has been vacant for a number of years. It had previously been used as a nursing home and then a residential facility for youth. The site can be easily re-adapted, has good service spaces, is close to commercial services, transportation, and is affordable. The development of the Gladstone Single Room Occupancy (SRO) can fill a gap in the existing continuum of housing in Clackamas County by providing property for a singles population with deeply affordable rents and wrap around supportive services. HACC envisions the project will provide single room occupancy units to single adults. All of the units will have tenant rents at or below 30% AMI and will have project-based rent assistance. HACC is continuing to explore whether the project would be targeted to a specific sub-population or available to a range of income-qualified singles. HACC will explore the opportunity for partnerships with service providers who may have clientele needing housing and/or providers who may have valuable services to offer to residents. The space configuration allows the possibility of locating a medical clinic on site as well as on-site food preparation services available to residents. The bond funds in this project will be leveraged with 4% tax credits and the site is located in a qualified census tract, increasing the resources generated by the tax credits. Other leverage sources may include the Multifamily Energy Program (MEP), Permanent Supportive Housing (PSH) resources, and a permanent mortgage. Public Housing Re-Positioning The Housing Authority is working on master plans to re-position its existing public housing portfolio. There are currently three primary public housing sites—Hillside Park, Clackamas Heights, and Oregon City View Manor. Long-term plans for these sites may include possible sales of current land holdings associated with these sites, possible HACC Local Implementation Strategy, 2019 9 I Page purchases of adjacent sites and ultimately the re-development of the bulk of the existing 300 units into new communities. These projects are some of the oldest public housing in Oregon. They have a number of problems including poor physical condition, poor use of land, poor locations and over concentration of lower income households. The Housing Authority's goal is to embark on community-based input and planning exercises that result in well-built mixed-income communities with modern levels of density. The Housing Authority expects that the new master plans will result in substantially more units of affordable housing. Use of Bond funds to support this re-positioning effort is consistent with Metro requirements that Bond financing only be used for existing affordable housing sites that are part of the redevelopment of a residential property with existing public affordability restrictions, as long as the redevelopment results in a substantial net increase in the total number of affordable homes. In such cases, Bond funds may only be used for the portion of new homes that are not replacing regulated affordable homes currently on the site. HACC expects that it will use some portion of the Bond funds in these re-development projects. While the specific sites, the number of units and characteristics of those units are not set at this time, it is expected that the projects selected for Bond funding will emphasize large family and deeply affordable units. Should the Housing Authority identify public housing redevelopment sites under this Implementation Strategy, it will determine whether to develop/own the project themselves or to select a developer/owner; HACC anticipates acting as a developer on at least 300 of our public housing units. Should HACC decide to select a developer/owner it may use an RFQ, RFP, or sole source selection process. Sites Identified by Metro The allocation of Affordable Housing Bond funds includes an allocation for land acquisitions carried out by Metro rather than by the implementing jurisdictions. Metro has allocated an estimated $12 million for acquisition in Clackamas County. We will encourage Metro to purchase sites throughout the eligible boundaries in the county to further leverage our allocation of bond funds. HACC is committed to working closely with Metro should such sites be identified. When such sites are identified, HACC and Metro plan to select a developer/owner through a competitive process. Sites Proposed by Developers The Housing Authority may accept unsolicited proposals from developers for projects to be funded under the Bond. Developers should be aware that, depending on progress against the Bond framework, such proposals may need to achieve specific targets for income levels, cost, unit types, geographic area, racial equity, accessibility, or other characteristics. Developer/owners are encouraged to work closely with HACC to ensure that their proposals are responsive to the evolving needs of HACC's Implementation Strategy. HACC Local Implementation Strategy, 2019 10 I Page VI. Leveraging Other Affordable Housing Resources While the Metro Bond resources are substantial, in order to accomplish the unit targets of the Bond, these funds will need to be blended with other public and private funding sources, including other HACC resources. A number of principles will guide efforts to leverage the Bond funds: • Maximize the use of non-competitive resources. The 4% LIHTC program is available on a non-competitive basis to provide equity for affordable housing development. This program is especially useful for larger projects or scattered site projects that can be bundled to achieve the scale desired by equity investors. Developing projects in Qualified Census Tracts (QCTs) or Difficult to Develop Areas (DDAs) can maximize the usefulness of the 4% tax credits. • Maximize use of private resources. Many projects will generate sufficient rental income to be able to make debt service payments on loans from private banks. While ensuring that projects have appropriate operating budgets and reserves, private debt should be secured for projects whenever feasible. Additionally, where bonds may be used for homeownership opportunities, the owners' mortgages are an example of leveraging private sources. • Maximize local resources. A variety of local resources may be available to support capital and operating expenses: o Project-based rental assistance. HACC has committed project-based rental assistance for 200 units to Bond projects. This assistance will allow residents to pay based on their household income, while the project will receive a set rental income based on the rental assistance payment standard. o Property tax exemption. For project developed/owned by HACC, it will take advantage of property tax exemption under the provisions of ORS 307.092--this is the statute that provides property tax exemptions for housing authorities. It may also consider this exemption to projects under co-development agreements with HACC. o Publicly owned land. HACC will prioritize projects developed on County/HACC- owned or other publicly owned sites. The ability of HACC or other jurisdictions to donate the full value of the sites may vary, but discounted values would likely be available. o Explore other local resources. The Clackamas County Board and HACC will work with bond-eligible jurisdictions to identify local resources that support bond financed projects in an effort to encourage bond developments in jurisdictions committed to affordable housing. o Seek other existing affordable housing resources (Federal, State and County resources). HACC recognizes that despite the substantial amount of Bond funding, projects may have financing gaps that are best filled with other traditional affordable housing program resources. Though it is not anticipated that these competitive resources will be utilized to support bond-financed HACC Local Implementation Strategy, 2019 11 I Page developments, sources outside the purview of HACC may be needed to complete financing packages for specific projects. In partnership with the selected developer, HACC will work with other funders in a transparent way to find the most effective and efficient way to bring these resources to Bond funded housing projects as necessary. o Support the pipeline of other affordable housing projects. While much of HACC's efforts during the implementation of the Affordable Housing Bond will be focused on moving the pipeline of Bond funded projects forward, the ongoing availability of other Federal, State, and local affordable housing resources means that there is a likelihood other projects may move forward during the same timeframe. HACC will monitor the pipeline of projects proposed and funded throughout Clackamas County and will collaborate with developers and jurisdictions throughout the county to identify the most appropriate funding packages and other support that can be allocated to those projects. o Funding for resident and supportive services. HACC will work with regional and state partners to identify a consistent funding source to serve vulnerable homeless or at risk populations. It is through consistent funding of resident and supportive services that vulnerable populations can remain housed and help the project succeed financially. VII. Project Selection Criteria and Metro Framework HACC will consider a number of factors in the selection of Housing Bond projects. The first consideration will be how each project contributes to the accomplishment of the goals in the Metro Framework. Under the Framework, HACC has the following targets: Framework Targets Total Units 812 Minimum number of 30% AMI Units 333 Maximum number of 61% to 80% AMI 81 Units Minimum number of 2 Bedroom & Larger 406 Units HACC does not expect that each project will reflect the ratios expressed by these targets, but instead that the overall portfolio of funded projects will achieve this mix. HACC does expect that most projects will include some units that are two bedrooms or larger. The ratio of small and large units will reflect the characteristics of the target HACC Local Implementation Strategy, 2019 12 I Paar population of specific projects, and that in turn, should reflect characteristics of a site in terms of whether it is best suited to families with children or smaller families. HACC does expect that most projects will include some units with rents at 30% AMI. In some cases, projects will be targeted to low wage earners, while others may be targeted to people with disabilities or other special needs, or people who have experienced homelessness. Some projects may be designed exclusively to have 30% units or have high concentrations of 30% units with corresponding supportive services. HACC hopes to include 61%-80% AMI units when that helps to cross-subsidize lower income units or reduces the amount of Bond financing needed for the project. HACC will focus its Bond financed affordable housing on new construction multi-family rental projects and may also consider multi-family acquisition/rehabilitation projects. Additionally, HACC is considering investing Bond resources in homeownership strategies should the right location and opportunity arise. In our community engagement, participants from communities of color strongly emphasized a desire to see Bond resources promoting access to home ownership among communities of color in Clackamas County. Furthering Clackamas County's Affordable Housing Goals In addition to fulfilling the LIS, HACC will work to align the affordable housing developed with the Bond to support a variety of local goals. These include: • Working to create housing opportunities across the geographic area of this Implementation Strategy. This includes the cities and unincorporated areas of Clackamas County that are in the Metro area. • Focusing its Bond-financed affordable housing on new construction of multi-family rental projects and explore homeownership opportunities. • Considering acquisition/rehabilitation projects to prevent displacement. • Geographic Goals— HACC looks to support projects in opportunity neighborhoods that have good access to transportation, commercial services, community amenities, and provide the opportunity to create inclusive mixed-income neighborhoods. • Target Population Goals— During the Listening phase, we received reminders of the need for senior housing, family housing (to include three and four-bedroom units), housing accessible to high needs populations, housing that is compliant with the American with Disabilities Act (ADA), and housing for individuals exiting the foster care system. Due to limited resources and the small number of projects to be funded under the Bond, addressing all these needs will not be feasible, but HACC will strive to assist as many of these needs as possible. To do so, HACC will require that project sponsors of bond developments are holding at least two engagement sessions during predevelopment to actively engage with the community surrounding the sites location and to provide listening and feedback sessions to the potential residents that may live there. HACC Local Implementation Strategy, 2019 13 • Complementing other affordable housing-related activities —The Housing Bond funds allow HACC to leverage its resources to continue its work on other affordable housing strategies and in other parts of the county that aren't eligible for Bond proceeds These include working with property owners to identify ways to improve the housing stock while avoiding forced displacement of tenants, collaborating with market-rate developers and nonprofits to also consider development in non-Metro boundary communities, prioritizing Community Development resources to support non-Metro boundary developments, working with homebuilders to increase affordable homeownership stock. • HACC supports the principle that housing created with the bond should maximize housing choice for tenants. Racial Equity HACC's approach to racial equity in project selection will take into consideration factors such as: • Increasing affordable housing in areas with existing underserved diverse populations, especially in areas that may be subject to gentrification. Throughout our community engagement process, the needs of those historically underserved in growing areas of gentrification were heard. Priority will be placed on developments that provide by location and amenities the ability to create long-term affordable housing with the following criteria considered: o Providing new affordable housing in high opportunity neighborhoods and sites. This would include sites that have good access to transit (e.g. bus, rail, bike paths and pedestrian corridors), jobs, quality schools, commercial services, parks & open space, etc. • Supporting project teams that have a proven track record of: o Outreach, engagement, and ensuring participation of minority and women-owned contractors in pre-development and construction of the project, as well as the ongoing maintenance of the building o Engaging targeted and/or marginalized communities, communities of color as part of its leasing process o Creating an inclusive tenant screening criteria process, minimizing barriers to housing experienced by communities of color HACC will prioritize projects addressing the historical racial disparity and lack of housing access and opportunity to build equity and generational wealth experienced by communities of color. Addressing these disparities may be through projects sponsored by culturally specific organizations, or projects sponsored by partnerships in which culturally specific organizations have a meaningful role in project design and operations, or sponsors that provide sufficient proof of their ability to connect with communities of color to promote housing access and/or affordable homeownership opportunities Connection to Services HACC Local Implementation Strategy, 2019 14 I Page HACC expects that Resident Service Coordination will be provided at all projects, appropriate to the level of need of the target population. Resident Services will focus on eviction prevention, helping residents access to mainstream services for which they may be eligible, empowerment services and community building activities. Projects serving high needs populations will require robust supportive services to ensure resident stability and positive outcomes. HACC currently provides limited supportive services. HACC will work closely with other Clackamas County departments to help connect developer/owners to public and private service providers in the community to create needed partnerships. HACC will evaluate a project's' target population and service plan to ensure that it is appropriate and durable. HACC will approve resident service fees in project operating expense budgets. HACC heard throughout our community engagement with historically under- represented communities, the importance space and place play in regards to the development of a site; importance that moves a building from simply housing to a place called home. To that end, HACC will require that developers/sponsors of bond-financed units detail within their proposals and design how they intend to meet and promote community gathering space opportunities. These may be opportunities both internal to their developments or through site locations that emphasize access to community building through existing amenities such as: parks, libraries, community centers, and other place-making opportunities. Project Cost/Leveraging Funds HACC plans to use Bond funds to support a portfolio of projects that provide the best return on investment in the form of long-term sustainable housing. These projects will be characterized by efficient design and durable construction. They will use cost-effective green building measures to create efficient use of energy and water, and select materials to create healthy living spaces. They will be well aligned with the needs of the target households in terms of space, amenities and service requirements, and will be valuable assets in the communities in which they are located. The blend of funding sources will have an impact on both hard and soft costs. Hard costs will be impacted by development standards of investors, lenders and other public funders. Soft costs will vary with requirements for specific legal, accounting, reserve requirements, and fees. Leverage will also be impacted by the service needs of the residents. HACC will evaluate all proposed projects to ensure that the costs are reasonable and appropriate to the specific project. In doing this evaluation HACC will focus on the amount of Bond funds needed rather than the total development costs of projects. This evaluation may consider: • Scale appropriate to the target population. • Scale appropriate to the neighborhood in which the project is located. • Costs associated with mixed-use projects. HACC Local Implementation Strategy, 2019 15 I Page • Quality of construction materials. • Costs associated with the service needs of the target population. • Reasonable fees and reserves. HACC recognizes that in order to accomplish the overall unit target, it will need to have an average Housing Bond expenditure per unit of approximately $143,000. Some projects may receive significantly fewer Bond funds than this amount, while others may receive significantly more. The Bond funding levels available for specific projects or funding processes will be clear in the Exhibit 2 tracking worksheet that is attached to this Implementation Strategy. Capacity/Readiness to Proceed Affordable housing is a specialty business that differs in many ways from market-rate housing or other real estate development. HACC will seek to partner with non-profit, for- profit, or governmental organizations that have demonstrated skills as affordable housing developer/owners. Expertise with the framework target unit types and with the specific population proposed by a project will also be considered. Timely implementation of the Housing Bond is critically important and was a point of emphasis throughout our community engagement activities. In its selection process, HACC will prioritize projects that have a clear path to timely completion. HACC may prioritize projects that have appropriate zoning, have secured much or all of the other financing sources, have secured needed service partnerships, have a clear and achievable racial equity plan, etc. While HACC may not make concept endorsements until projects meet benchmarks that indicate the likelihood of projects coming to fruition, HACC suggests that interested developers begin conversations with the Housing Authority at the earliest stages of pre-development to ensure that project programming aligns with the Implementation Strategy. VIII. Proiect Implementation Review &Approval of Projects Bond-funded projects will go through a multi-stage review and approval process as follows: • HACC concept endorsement. To be forwarded to Metro for concept endorsement a project must, at a minimum, have site control, a preliminary development plan, the preliminary estimate of total development costs, a preliminary estimate of needed Housing Bond funds, and an identified development team. HACC will process concept endorsements first at the staff level, then review by the Housing Advisory Board, and review by the HACC Board work session. • Metro concept endorsement. HACC staff, in conjunction with Metro staff, will present the project to Metro for endorsement by the Metro COO. Metro will review the project for conformance to the adopted Local Implementation Strategy. HACC Local Implementation Strategy, 2019 16 I Page • HACC project approval & funding authorization. As the project completes due diligence and moves to financial closing, HACC will process project approval by asking the HACC Board to take action. • Metro project approval &funding authorization. HACC staff, in conjunction with Metro staff, will present the project to Metro for final approval and funding authorization. • Release of Funds. Once a project has received approval by HACC and Metro, funds will be released to the Housing Authority and disbursed to the project in accordance with the provisions of the project documents and the Metro Intergovernmental Agreement. Project Closing • Metro-Approved Regulatory Agreement. All projects will be required to execute a Metro-approved Regulatory Agreement that acknowledges the use of Metro Housing Bond funds and the restrictions associated with the use of such funds. The Regulatory Agreement shall be recorded against the project at or prior to closing. • Period of Affordability. The Regulatory Agreement will generally specify a 60-year period of affordability. For acquisition projects that are more than 10 years old, HACC may consider a shorter period of affordability, but no less than 30 years. The Regulatory Agreement will provide a first right of refusal for qualified nonprofit organizations or government entities to acquire the project upon expiration of the affordability period. • The accomplishment of Framework Targets. The Regulatory Agreement will also specify the level of affordability and the unit bedroom sizes of the project • Reporting Requirements & Monitoring During Operations. The Regulatory Agreement or similar agreement will also provide requirements for periodically providing information relating to the project's financial performance, physical condition, occupancy, tenant income verification, and voluntarily collected tenant demographics. The agreement calling for these reports shall provide that reports will be made for the benefit of both Metro and the Housing Authority of Clackamas County. The agreement shall also provide physical access to the property when requested by Metro, HACC, or other project financing partners. • Jurisdiction Documents. HACC will require a variety of other documents relating to the project. These may include: o Development & Disposition Agreements. In the case of properties controlled by HACC, the Housing Authority will develop agreements relating to the transfer of property to the developer/owner. o HACC will develop documents relating to the form of investment of Bond Funds. These may vary depending on the projected cash flow of different projects and may take the form of cash flow dependent loans or grants. In general, HACC will support the allocation of modest amounts of program income to restricted reserve accounts dedicated first to the provision of Resident Services. Projects that are expected to have more significant program income may have requirements for cash flow dependent distributions to the Housing Authority. o HACC will specify requirements relating to the implementation of racial equity strategies. Strategies will be developed for each project, and requirements will be documented in agreements with the Housing Authority. This will include: HACC Local Implementation Strategy, 2019 17 ■ MWESB Contracting. Project sponsors will be required to make best faith efforts to achieve 20% participation of subcontracting of development hard and/or soft costs to certified minority, women, emerging small businesses. Project sponsors will be required to provide documentation of subcontracting efforts and results. ■ Workforce Participation. The Housing Authority is interested in encouraging participation in project workforce hours by minorities, women and disabled veterans. While specific programs to further this goal are not developed at the time of writing this Implementation Strategy, the Housing Authority will work with Metro, other implementing jurisdictions, and with project sponsors to explore ways to maximize participation in project workforce hours. ■ Affirmative Marketing, Tenant Selection & Lease-Up. Consistent with Metro policy and feedback provide throughout our community engagement (please see targeted engagements to specific populations in Exhibit 1, pg. 23) outreach sessions, HACC will work to ensure that Bond financed housing serves communities of color, families with children and multiple generations, people living with disabilities, seniors, veterans, households experiencing or at risk of homelessness, and households at risk of displacement. HACC will require that project developers/owners make best faith efforts to make units available to minorities and disadvantaged populations using best practice strategies. In general, this will require: • Affirmative outreach and marketing to target populations. Developers/owners, and their property management companies (if applicable) will be expected to engage in proactive efforts to make disadvantaged populations aware of the availability of units, and the process and timeline for application. HACC will work with project sponsors to identify specific target populations for each project and will review the proposed outreach and marketing strategy for each project. • HACC will require that project sponsors use low-barrier screening criteria that balance access to target populations, project operations, and community stability. Typical requirements may include less than standard market apartment income-to-rent ratios, reduced credit history requirements, and criminal history requirements that only consider recent convictions that are most directly tied to tenant success. Project sponsors will be required to review appeals to denials of standard screening criteria that take into consideration the efforts of applicants that demonstrate stability and potential for tenant success. Project sponsors are also required to review appeals if the disqualifying aspects of denial are related to a disability and make reasonable accommodations as appropriate. HACC Local Implementation Strategy, 2019 18 I Page Project Monitoring Projects will be subject to monitoring throughout the development process and period of affordability. The monitoring process and expectations will be documented in agreements with the City. In general, this will include: • Monitoring During Development & Lease Up. HACC will require monthly reports during the project development and lease-up period and will conduct monthly site inspections in coordination with other funding partners to ensure progress to on-time and on-budget completion. HACC will sign off of any change orders and on monthly draw requests. • During Operations. HACC will require annual reports that include information about project physical condition, fiscal condition, occupancy, tenant income verification, and voluntarily collected tenant demographics. HACC will conduct periodic site inspections in coordination with other funding partners. • Post-Completion Monitoring. In addition to monitoring of operations, HACC will revisit each developments engagement plan at "natural" stages of completion and stabilization to check proposed goals against actual achievements. The intent of this stage is to reconnect with our community stakeholders to report on outcomes to date and to assess whether we need to revisit the goals of our LIS. Areas of significant interest may be in the following categories and times o MWESB proposed outcomes versus actual (50% and 100% construction completion); o Workforce participation (50% and 100% construction completion); o Low-barrier screening and outreach to communities of color as it pertains to lease up activities (initial lease up period, 1-year anniversary, 3-year anniversary); o Connection to services in the community (1-year lease-up anniversary) IX. Reporting on the Implementation Strategy Annual Report HACC staff will prepare an annual report to the Housing Advisory Board and the HACC Board on the overall progress of the Local Implementation Strategy. This information will be made available to the public and interested stakeholders using a variety of strategies such as published reports, newsletter articles and website postings. The report will include information on committed and completed projects (e.g. project status, Bond funding amounts, total project cost, and units produced by unit size, type and income level served). The report will also include information on overall progress toward achievement of the framework goals. Reporting is a critical step for HACC and Clackamas County to address the impact of our efforts. To that end, each development will be revisited and measured against its HACC Local Implementation Strategy, 2019 19 I Page outcomes to determine whether proposed levels of engagement and participation were met. Some of this information may be immediately available after project completion and some, like lease up and retention statistics may take a year or more to fully understand. The information gleaned will be valuable to our long term efforts throughout the life of the bond. It is HACC's intention to revisit these criteria, through annual reporting of the project sponsor, so that we can make periodic changes to our strategies under the LIS and to provide feedback and reporting to our residents, stakeholders, and Metro. Reporting to Metro HACC will submit annual reports to Metro in accordance with the Intergovernmental Agreement. This page intentionally left blank HACC Local Implementation Strategy, 2019 20 I Page Exhibit 1 OUTREACH & ENGAGEMENT REPORT Clackamas County staff from Heath, Housing & Human Services (H3S) and Public and Government Affairs (PGA) initiated outreach and engagement efforts around the Metro Affordable Housing Bond after voters approved the measure in November 2018. Building upon the county's strong relationships with local jurisdictions, affordable housing developers and service providers, county staff organized a series of engagement events targeting those respective stakeholder communities. The county also contracted with a culturally specific provider, Unite Oregon, to partner on engagement efforts with low-income community members, communities of color, people with limited English proficiency, immigrants and refugees, and people with disabilities. Similar exercises and questions were used across these various engagement events, which reached a broad and diverse cross section of Clackamas County residents. A calendar of events and detailed summaries of each key engagement activity are provided below. Summary of outreach event themes Participants advocated for the need for affordable housing development for a diverse range of populations. This included people with disabilities (including those in recovery), seniors, families with children, and single individuals. Key themes specific to what communities need for success emerged from engagement efforts across all stakeholder groups. Those included: HACC Local Implementation Strategy, 2019 21 I Paar • The need for improved countywide access to multimodal transportation systems (especially in the more rural areas, but also increased connectivity between rural and urban areas) • Increased affordable housing with access to services and jobs • Improved access to health services (including mental health and addiction services) Other recurring themes included safety and access to community amenities, such as grocery stores, green spaces, childcare and good schools. Additional themes emerged specifically from conversations with communities of color, underrepresented and historically marginalized communities. Promoting opportunities for homeownership was a top priority, as was access to community spaces (community rooms in buildings, shared gardens, housing near parks or green spaces, community amenities, and the like). There was also a desire for access to free or low-cost educational opportunities, and family-friendly and culturally-specific activities. Detailed accounts of each engagement event are outlined below. Calendar of engagement events Outreach and engagement was primarily information sharing presentations to local jurisdictions and community fora. In May and June county staff and Unite Oregon held a series of engagement events at which extensive feedback was gathered, summarized further below. An online survey (English only) was also available for community members to anonymously fill out. Informational Meetings Presenting Preliminary Bond Information to the Larger Community 11/28/18 and ongoing at Discussion of Bond and implications with CC Affordable Housing monthly and Homelessness Task Force meetings 11/29/18 Presentation on homelessness and the Bond to Lake Oswego City Council and staff 12/6/18 Discussion at Milwaukie Housing Forum 1/8/19 Presentation to Gladstone City Council 1/8/19 Handout and brief information shared at Clackamas County's Legislative Dinner 1/10/19 Presentation to the Court Appointed Special Advocates for Children HACC Local Implementation Strategy, 2019 22 I Page Worked with Community Alliance of Tenants and the Institute for 2/19-5/19 Portland Metropolitan Studies on a community engagement plan for our Phase I project in Gladstone 2/26/19 Presentation to Jennings Lodge Community Planning Organization 4/14/19 Presentation to Milwaukie Housing Town Hall Community Engagement Events to Solicit Feedback for LIS 1 Date Event Type Number of Attendees May Housing Forum Targeted outreach to jurisdictional 56 14th partners (including city officials, CPOs) and developers I May ClackCo Academy resident Community members (not targeted). 19 15th outreach Class made up of community members May Our Housing, Our General and Targeted outreach to Approx. 40 23rd Communities diverse community members. Sought to engage non-english speaking and POC. June Homeless Solutions Service Providers Approx. 45 11th Coalition of Clackamas County (HSCCC) Community Meeting June Clackamas County Targeted outreach to Mayors, elected 53 15th Coordinated Committee (C4 officials, Metro Retreat) HACC Local Implementation Strategy, 2019 23 I June Our Housing, Our General and Targeted outreach to 52 20th Communities diverse community members. Sought to engage non-English speaking and POC. Discussion around equity. Targeted engagement to specific populations or organizations that serve them Participating Populations Focus Groups or Events Low-income individuals HSCCC, Unite Oregon meetings (5/23, 6/20) Seniors HSCCC, Unite Oregon meetings (5/23, 6/20) Youth experiencing housing instability United Oregon meetings (5/23, 6/20), and service providers of this population at HSCCC (6/11) Individuals with physical disabilities 6/20 Unite Oregon meeting, and service providers of this population at HSCCC meeting (6/11) Individuals with developmental HSCCC disabilities (service providers) Individuals with mental health concerns HSCCC disabilities (service providers) Individuals with addictions issues HSCCC disabilities (service providers) Individuals with limited English Both Unite Oregon meetings (5/23, 6/20) proficiency Immigrants and refugees Both Unite Oregon meetings (5/23, 6/20) HACC Local Implementation Strategy, 2019 24 I Page Individuals with current or previous HSCCC (6/11) and Unite Oregon meetings (5/23, experience of housing instability 6/20) Residents of low-income housing HSCCC (6/11) and Unite Oregon meetings (5/23, 6/20) Justice-involved individuals disabilities HSCCC meeting (6/11) (service providers) Service providers for people on HSCCC meeting (6/11) probation and currently incarcerated Community Participation Organization 2/26 Jennings Lodge CPO meeting (CPO) members Tribal community members 6/20 Unite Oregon meeting Demographic information was requested at the 6/11/19 Unite Oregon engement event but not all participants responded. Though age wasn't captured, older adults were in attendance and have attended several events thus far. Of particular interest has been the welcome attendance of non-native English speakers. The goal from our community engagement consultants, Unite Oregon, was to cast a wide net to attract as much feedback from as many different people as we could. Primary to that goal was to recruit people of color, immigrants, and refugees. Not all who were in attendance have been willing to provide full demographic information but we have received direct feedback and information from: six Arab-Speaking immigrants/refugees; three Vietnamese speakers; 4 identifying as Spanish-speaking or Latino; an individual who identified as mixed race; one native Hawaiian. Additionally, Unite Oregon provided outreach to people experiencing housing instability. Their feedback regarding increased information and resources relating to housing helped HACC shape the format of our engagement meetings. Below is a list of jurisdictions we have had conversations with about the bond, or who have participated in a formal presentation. • West Linn • Tualatin • Sandy • Molalla HACC Local Implementation Strategy, 2019 25 • Wilsonville • Estacada • Happy Valley • Fire Districts • Lake Oswego • Beavercreek • Canby • Johnson City • Oregon City • Rivergrove • Milwaukie • Gladstone Staff had informal listening sessions with the following nonprofit and for-profit developers and community groups. These discussions helped HACC staff frame topic areas and priorities within the LIS: • Geller Silvis • Otak • Strategies 360 • Columbia Care • Sera Design • Bridge Housing • Key Bank • Reach Community Development • MHA of Oregon • Northwest Housing Alternatives • Milwaukie Floors • Northwest Family Services • Community Development Partners • Pedcor • Rose Community Development • Dominium • Columbia Care Services • Structure Development • Related Companies • Related Northwest • Todos Juntos • Portland Habitat for Humanity • Healthy Families Oregon, • Proud Ground Clackamas County • NEDCO • Community Development Partners • Strategies 360 (CDP) • Community Partners for Affordable Housing (CPAH) The "Our Housing, Our Communities!" engagement sessions held on May 23 and June 20 were conducted in partnership with Unite Oregon, whose staff did extensive community outreach to historically marginalized communities to invite attendees. Interpretation was available and actively utilized in Spanish, Vietnamese, and Arabic. Childcare and dinner were provided and gift cards were distributed to all community members in attendance. Events utilized interactive activities to capture in-depth feedback. Attendees represented recent immigrants, longtime residents, multiple nationalities, different age groups, and multiple ethnicities and races. At the request of the community, the May forum included information about tenant's rights and basic information about what affordable housing is before the bond portion of the event began. A participatory budgeting exercise was conducted at the June meeting. The two Unite Oregon meetings saw roughly 45 and 60 attendees, respectively. HACC Local Implementation Strategy, 2019 26 Detailed Engagement Summaries May 14th Housing Forum: Targeted outreach to jurisdictional partners and developers This event was an opportunity to hear from city representatives and Community Planning Organizations (CPOs) as key stakeholders in successful implementation of the Metro Housing Bond in Clackamas County. Marketing strategies for this event included posting on the County Events Calendar, as well as email invitations sent to all elected city representatives, CPO Constant Contact List, as well as a list of active community developers. 56 people attended this event, which was held at Clackamas County's Development Services Building. Participants identified a strong need for countywide public transportation improvements in order for affordable housing to be the most effective in serving the community, in addition to rent caps and a need for accessible wrap around services. In addition, fee waivers were recommended, as well as further community education around housing need. Participants also recognized the importance of community spaces such as gardens, parks, and community rooms. What needs to be in place for housing to be successful? • Countywide public transportation • Rent caps • Wrap around services • Fee Waivers • Education on housing need • Community Spaces (shared gardens, parks, community rooms, etc.) When looking at what populations are in greatest need of affordable housing, participants identified seniors and older adults, Workforce community members, and people with mental health challenges. Other populations identified were people with other types of disability (including people in recovery) and immigrants. What population in your community is in greatest need of housing? • Seniors and older adults • Work Force • People with Mental Health Challenges • People with Disabilities • People in Recovery • Immigrants Improved access to multi-modal transportation (including accessible public transportation). Other top 5 needs included access to affordable childcare, health services, and housing that includes supportive services. HACC Local Implementation Strategy, 2019 27 I Page What is your community's greatest need? • Affordable housing • Transportation • Affordable childcare • Access to Health Services • Supportive Housing When asked about values that should shape the County's approach to housing development, participants discussed the importance of opportunity areas, mixed income housing, increasing opportunities for homeownership, and providing quality housing. Racial equity was also stressed as a crucial part of smart development policies and practices. It was expressed that leadership needed to keep promises to voters around affordable housing development, by getting it done on an efficient timeline. May 15th Input from ClackCo Academy participants ClackCo Academy gives members of the community the opportunity to learn more about county services and programs. This was a closed group, with direct email invites sent to ClackCo Academy participants. Members must live, work, own a business, or work full time in Clackamas County. Space is limited to 25 participants, with an additional five seats reserved for youth ages 16-20. While the class is made up of community members, this engagement event was not open to the larger community. What is your community's greatest need? • Access to Jobs • Access to services • Transportation • Affordable Housing What population in your community is in greatest need of housing? • Families with children • People with disabilities • Houseless community members • Very Low Income • Single Parents What needs to be in place for housing to be successful? • Access to multi-modal transportation options (including walkable streets) • Access to services • Access to jobs, training/adult education • Public space/place-making, green space • Government support and policy evaluation (land use, zoning, etc.) HACC Local Implementation Strategy, 2019 28 May 23rd Our Housing, Our Communities! This was the first event held in partnership with Unite Oregon. Conducted in the evening at the Wichita Center for Family and Community in Milwaukie, this event began with presentations about renters' rights and housing resources, a presentation about the Affordable Housing Bond, and ended with an engagement exercise. Food, childcare, and interpretation in three languages (Spanish, Vietnamese, and Arabic)were provided by Unite Oregon. What needs to be in place for housing to be successful? • More food banks nearby • Gas heating instead of electric, because of the lower utility bill costs associated with gas heat • Nearby community/cultural centers, as well as parks and natural areas • Good parking • High-quality schools • Accessibility (both of housing and the surrounding neighborhood) for residents with • Accessible transportation, especially public transit • Community gardens • Family-sized housing (3+ bedrooms) for larger families What population in your community is in greatest need of housing? • People with disabilities • Seniors and older adults • People in recovery • Low income families • Single parents • Domestic violence survivors • Students • Larger families • Families with young children What is your community's greatest need? • Transportation: Frequent bus service; affordable housing near transit stations; accessible • Food: housing close to shopping centers; access to healthy food like co-ops like in Portland; free food resources for people with low incomes; access to community gardens to grow own food • Health services: proximity to hospitals and clinics • Affordable housing: cheaper rents for families with children; cheaper rent in general • Other: child care; educational programs; tutoring or similar activities for children; security and safety at schools; proximity to playgrounds; low-cost home-buying opportunities; HACC Local Implementation Strategy, 2019 29 I Page safe and friendly environments; close to stores/shopping opportunities; day care services; space to own a pet; well-ventilated housing units Attendees gave a list of locations where they would like to see affordable housing in their communities: • Oak Grove, especially near Fred Meyer • Milwaukie • Wilsonville, near major employment areas June 11 Homeless Solutions Coalition of Clackamas County (HSCCC) Meeting The HSCCC is a grassroots coalition comprised of more than 200 citizens, agency staff, government officials, church affiliates, and community members in Clackamas County. The mission is to find compassionate and respectful solutions to homelessness through community partnerships. On June 11th, members of HSCCC were invited to provide input on how they think the Metro Affordable Housing Bond dollars should be spent in Clackamas County. What needs to be in place for housing development to be successful (amenities, services, etc.)? • Need for more accessible case management and other supportive services. • Access to resources including child care and schools, jobs and training/placement, food. • Access to mental and physical health services • Access to multi-modal transportation options • Place Making/Public Spaces (community building, public art, places for community empowerment) During the dot voting, the following top 5 were prioritized (in order from most votes to least): 1. Support services 2. Access to transportation (walking, bike, bus, car) 3. Access to schools/childcare 4. Close access to services (medical, dental, etc) 5. Green Space/Play Place Help us shape our county values around housing. • Compassion, understanding acceptance. Educating community • Equity and Inclusion • Trauma Informed approach to providing services • Safety • Community oriented spaces and activities. Community participation • Sustainability (social, environmental, etc.) • Accessibility • Respect, dignity, self-determination, and empowerment HACC Local Implementation Strategy, 2019 30 • Provision of and access to support services Education and youth services During the dot voting, the following top 5 were prioritized (in order from most votes to least): 1. Compassion/understanding. Dignity, respect 2. Equity 3. Trauma Informed 4. Community Education 5. Access to Resources Additionally, inclusion, sustainability, safety, and young children were called out as important priorities. Participants also pointed to the importance of community self- determination and empowerment as important to sustainable development practices, and expressed an interest in seeing more and improved community spaces. What is your community's greatest need? Participants were asked to provide input on the following predesigned categories: Transportation, Access to Health Services, Affordable Housing, access to food, and other. While a majority of participants did not put their city on a sticky note, the following were some of the areas identified: • Transportation o Oregon City rural areas o Rural areas (county wide) o Milwaukie o Oregon City o Wilsonville • Access to Health Services o Oregon City o Canby o Aurora • Affordable Housing o Milwaukie/Oak Grove o The Whole Portland Metro Area o Milwaukie o Happy Valley o Oregon City o Wilsonville o Estacada o West Linn o Sandy HACC Local Implementation Strategy, 2019 31 I Page • Access to Food o Milwaukie • Other o Walkability o Access to essential services o Better understanding of homeless by community o Peer support services o Access to affordable childcare o Access to good jobs, wages, and training o LGBTQ+ resources o Youth resources o Financial education During the dot voting activity, the following 7 were prioritized as greatest community needs: (in order from most votes to least): 1. Affordable Housing 2. Mental Health & Physical Care 3. Transportation 4. Substance Abuse/Addiction Services 5. Support Services 6. Community Outreach/Awareness 7. Child Care What population in your community is in greatest need of housing? Of the predetermined categories, participants prioritized the following (from most to least votes): 1. People with mental health challenges 2. People in recovery 3. People with disabilities 4. Seniors and older adults The largest number of votes, however, were in the "Other" category. Some of the greatest needs identified included: • Single adults • Single parent households • Youth • LGBTQ+ community members • Families with children • Veterans • Those with criminal backgrounds and those recently incarcerated • Houseless community members • Domestic Violence survivors HACC Local Implementation Strategy, 2019 32 I Page • People of Color During the dot voting activity, the following 8 were prioritized as greatest needs: (in order from most votes to least): 1. Mental Health Challenges 2. Families with children (ranked top along with Mental Health Challenges) 3. People in recovery 4. POC/LGBTQ+ 5. Young people (teens and 20s) 6. Low Income 7. People with disabilities 8. Seniors/Older Adults When asked how people receive their housing news, participants answered as follows: • Social Media (Twitter, OCCH Chat, Next Door, MACG, etc.) • Email or E-Newsletter • Community Group/Meetings • Government agency communications • Networking • Non-profits, day centers/shelters • Libraries • Health clinic communications June 15th Clackamas County Coordinated Committee (C4) Retreat The Clackamas County Coordinating Committee (C4) meets to provide coordination and cooperation between jurisdictions within Clackamas County and to form unified positions on land use and transportation plans. Membership is comprised of elected officials from Clackamas County, cities, representatives from unincorporated communities, and representatives from transit, sewer, water, and safety districts. At its June retreat, County staff presented the C4 with information on the Affordable Housing Bond and conducted a similar engagement activity to those described above. Responses listed below are in order of most to least. What needs to be in place for housing development to be successful? • Transportation access • Services nearby • Meaningful connections to existing neighborhood • Green spaces What population in your community is in greatest need of housing? • Low income households • Families with children (especially single parent households) • Single adults experiencing homelessness HACC Local Implementation Strategy, 2019 33 I Page • People with behavioral health needs What is your community's greatest need? • Access to affordable housing • Access to services (including health-both mental and physical) • Improved access to transportation • Access to jobs and job support/training Help us shape our county values around housing. • Commitment to mixed income integration • Educate community (combat stereotypes, build support and acceptance) • Living wages/access to employment • Housing First/low or no barrier housing June 20th Our Housing, Our Communities! At the second engagement meeting in partnership with Unite Oregon, we began by debriefing participants about what we had discussed in May. We then provided a short overview of local housing resources with an opportunity for participants to ask questions. Next, we provided a longer training on the concept of participatory budgeting, and then closed with a discussion of how participants define racial equity in affordable housing. Breakout groups in the following discussion provided feedback on their perspective in what racial equity means in terms of housing. They reported the following: • Public housing as a utility, not as an investment; a way to start place-making. • There are lots of subsidies for owners but not renters • Ownership should occur through multiple ways o Low income assistance to ownership o Expand down payment assistance • Barriers to contracting • Vietnamese participants shared a model of peer-to-peer lending in Vietnam to finance housing. Could there be a revolving fund to finance home purchases at reduced interest rates? How can affordability be passed on to the next owners? • Clackamas County should hire within the community to build housing with an emphasis on hiring workers connected to families that would be housed. • Housing opportunities could be prioritized to first-generation owners. • Buy properties and housing now while it is less expensive and then figure out how to make it affordable to low-income buyers later. In other words, land bank if necessary. Metro Bond Survey Results HACC Local Implementation Strategy, 2019 34 From June 4th to June 26th the County hosted an online survey about the Affordable Housing Bond on its website. Participants were asked to imagine the entire county, and think of a place where they would put new affordable housing before answering the questions below. Why did you pick that location for affordable housing development? 1. Bus/Max 2. Affordable Grocery Store 3. Job 4. Food Bank, social service agency, other service 5. Where I live now (in my community) 6. Local Park/open space/trail What are some other things about the area that you picked? 1. Safety 2. Open space/available land/rural/away from the city 3. Accessibility by car (including access to freeways, drivability, parking) 4. Central location (accessible to amenities, groceries, services, near city center etc.) 5. Accessible transportation options, and accessible green space 6. Access to jobs/employment opportunities What are the biggest challenges people face when trying to find a place to live? 1. Rent is too expensive 2. Move-in costs are too expensive 3. Strict application and screening fee (income requirements, criminal and credit reports, rental history, etc.) 4. Distance from job, school, friends, family, school, etc. 5. Doesn't accept pets 6. Not enough space for a family How do people find affordable housing? 1. Family/Friends 2. Craigslist 3. Social Media 4. Social Services Providers 5. 211 What do you think are the biggest challenges people have keeping their housing? 1. They can't afford to pay rent 2. Lack of good transportation options 3. The apartment isn't safe of habitable 4. The apartment isn't located where they want to live 5. Not enough support services provided or near the apartment HACC Local Implementation Strategy, 2019 35 I Page What types of services, programs, and/or support are needed to overcome these challenges? • Quality affordable housing county wide • Accessible support services (including addiction services, mental and physical health services) • Better multi-modal transportation infrastructure and services • Access to jobs and job training/employment services • Rent control, government and stakeholder buy-in/support HACC Local Implementation Strategy, 2019 36 I Page Exhibit 2 FRAMEWORK TRACKING WORKSHEET Metro Bond % of Total Clackamas County Allocation $116,188,094 100.0% Utilized to date $2,700,000 2% 18000 Webster Road Balance Remaining $113,488,094 98% Unit Production Targets % of Total Clackamas County Total 30% AMI Family size 812 333 403 100% 18000 Webster 45 45 0 6% of Total units; Road SRO 14% of 30% AMI Balance Remaining 762 288 0 94% HACC Local Implementation Strategy, 2019 37 I Page Attachment 1 Clackamas County Eligible Bond Placement per the Urban Growth Boundary (UGB) « ■ ke�` - !Gresham . ' a.Imo,/ ri - Beavertonr pi- A .____, ^\------------/ .__' __----....�._ I .- i , ilt,04 Happy Milwaukie Valley ra Ili . IIIIWAV., At , Tigardg''up, Lake Oswego Johnson u: Ki�gCity moo 11 .,.,,,. City , ,,,,,,.., Durham V, ' West Gladstone Tualatin Rivergrove IIP Alf lit, r Linn gr od 1 Oregon City Wilsonville 5 Es HACC Local Implementation Strategy, 2019 38 I Page ' I tit .- _ ,,,,.....--_,r--- 1'F A.'�-� 4. ! ,— ram+♦ " � ,1 4 Aug °,,,,,N, p s • --, ue —^ t,'J erg I f-edofhoa- eoPle vim r(,1 eple' _ = elsablllties _3 reao.e;v —1 1C' • aeonie wan roa. .:..��3. menial heart cM1allenges HACC Local Implementation Strategy, 2019 39 I Page MOPh$N cua Chung ta,C¢ng ;Nuestras viviendas, R.¢., tong cua chbng ta! rilir „ , - 1 . r 1 •iiiii›- . 1 n=estras comunidades. y r 6 i. ,, oFn,a na.a,,,,, to co h:n,:a o.alro.ea•a aec`na" t/nase ® RnR.,“.f,,...„agi:rea„ 41hamG;,,,i a IIneatra _s//,� 14II'�s;nn;Pu.na.xa"8n o>rk,m>:. 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U^> ,a`m'p,uao,n „„; ,omz".,7° ca: eanrc eme .o,>•nmem maeu u "`„a.> ,,,e:m"smswwe�m"'"`, crcnn'p?�aaa m>i ,'an,„,,O^at , MZp l.:r,',,��, nW .,yen...*"""'"t sret`a,,r,S oiwa "^_ „ w 9 44,24 me cln:"'"`d ,,,,,e�nr. 9 vs;M4a`s`new , m dlmew�,n,s 8,8Mro1" lun '�'''',,o' 8., 4,e.oAn �t�f „ �wm�.yn • A f Th...."",:„,....." ,,,,,, c:�,sY .n for >in.'mw a,en inn n•. Understadd ble Ho e: :W:a, ��,;� i•m ,e9 ' of he reso • u ling the using .\ c1 karnas Cs llable dand oxselorsc'rsosizatiool,... ,_ , gun y n ,- 10.\‘, �'.NeaHb H>v.io6e5� 21 M1 gHuman se'ae O. 11i Heatth, • / ,..- ` it'_*; ` ,, /i' 1c a- &Human SeM g�t w y 1b eMetro$°na ,. ttr owing ' a Sfo �' ,n �� T n'atior as'Cova, 1 I' ' t/t. ' Clack ,, 1..` etro HOus g go d Clackamas imp!efpentati nn n Update HddsnB sue ®� ....._. &eK,�aH�Mes� _— a �7 N. .•�'f p 4 9 HACC Local Implementation Strategy, 2019 40 I Page -------- . k• .1-• , ... t. . - ', , - .'„44. A -V _ 1,, ,, •k - 1 . t . 'N , i• -. . •''SV.N i ::, 'I"'-' • - .:. - bilk'• • , WA- . 4 V i :"....-:'. 111 t,. •' 1 . .i.i, ) --, .....„.. Il III Ill ' aill•-• _ .....------,- . ... 110 1111 . e / , •.. '' vs, ••••• . -• -,-,, I , al ,i .47k .-\i 4 ,_:7 CI tb. / -',.• re, -----ge .) i 1 1 \.., • ,. I . Affli. n• -‘11P. iir iri 41 , , t . . . a " .pi\Rvs+NATtAm/ ..._ . •,!.17 , 0 — A:'::- ' 00 i•-. ,.._ , t 1* ',:'• DLL-- ..„," .. 1. d ., . • _. .- , „ I ...-, . HACC Local Implementation Strategy, 2019 41 I Page Health, Housing Housing Authority of &Human Services Clackamas County Please note, this will be entered into HMIS Experiencing or at Imminent Risk of Long-Term Homelessness Name of Head of Household: Date of screening: 1 . ❑ Household is earning between 0-30% Area Median Income (AMI); AND 2021 Income 1 person 2 people 3 people 4 people 5 people 6 people 7 people 8 peopleLimit 30%AMI $20,300 $23,200 $26,100 $29,000 $31,350 $35,580 $40,120 $44,660 2. ❑ Head of household has a disabling condition. This can include a physical, psychological or cognitive disability, a chronic illness, or an addiction; This can be self-certified. The disability does not need to be diagnosed or documented by a third party;AND 3. Head of household is currently (client only needs to meet one of the following criteria): a. ❑ Literally homeless (staying in a tent, car, emergency shelter, transitional housing or hotel); OR b. ❑ In an institution or publicly funded system of care (e.g. hospital, jail, prison, or foster care); OR c. ❑ In housing and will become literally homeless within 14 days of the date of application for homeless assistance and/or has received an eviction (this includes households that are involuntarily doubled-up); OR d. ❑ Fleeing or attempting to flee domestic violence, dating violence, sexual assault, stalking, trafficking, or other dangerous or life-threatening conditions that relate to violence and lacks the resources or support networks to obtain other safe, permanent housing. Question 3 and 4 can be self-certified or certified by a supportive services provider. No additional documentation is required; AND 4. Head of household meets one or more of the following criteria: a. ❑ Has been literally homeless, institutionalized in a publicly funded system of care, and/or involuntarily doubled-up for a combined total of 12 or more months over the past 3 years; OR b. ❑ Was housed through another Homeless Assistance Housing Program in the last 3 years and is not currently being served in that program; OR c. ❑ Is being served in an intensive case management program (e.g.Assertive Community Treatment) Healthy Families.Strong Communities. 2051 Kaen Road,Oregon City,OR 97045•Phone(503)742-5300•Fax(503)742-5352 www.clackamas.us/community_health Clackamas County Experiencing or at Imminent Risk of Long-Term Homelessness Page 2 of 2 Priority Population A I The head of household meets all four of the above criteria. The head of household is experiencing or at imminent risk of long-term homelessness. Priority Population B l The head of household did not meet all four of the above criteria. The head of household is applying for homeless services and at substantial risk of homelessness and/or is experiencing any form of homelessness. Completing this screening does not necessarily mean eligibility for a specific program or service. Certification Box I certify (name of head of household) is in priority Population EA or C B (Check one). Staff Name: Work Phone: Staff Signature: Date: Staff Agency: Email: Note on Area Median Income(AMI):The Department of Housing and Urban Development(HUD)sets AMI limits every year.This form needs to be updated on an annual basis to reflect these changes (usually the new income limits come out in April). HUD develops AMI based on Median Family Income estimates and Fair Market Rent Area Definitions for each metropolitan area. Clackamas County is part of the Portland-Vancouver-Hillsboro, OR-WA MSA metropolitan area.This includes Clackamas, Clark, Columbia, Multnomah, Skamania, Washington&Yamhill Counties. Healthy Families.Strong Communities. 2051 Kaen Road,Oregon City,OR 97045•Phone(503)742-5300•Fax(503)742-5352 www.clackamas.us/community health Statement of community values New affordable housing in Lake Grove Metro, City of Lake Oswego and Housing Authority of Clackamas County October 24, 2022 Generated through community engagement with: -A stakeholder group of 23 people including neighbors and members of communities affected by oppression and housing disparities including Black, Indigenous and other people of color, immigrants and refugees, older people, people with disabilities, low-income people and people who have been houseless and/or have lived in affordable housing. -A survey, with 36 respondents, circulated to service providers and people with similar experiences to those who will live in this new housing. (More detail on the people engaged, methods, activities, etc. available in Metro's engagement report to be completed and made available on our webpage by end of December 2022.) QUALITIES FOR SUCCESSFUL NEW AFFORDABLE HOUSING "Peaceful, beautiful and safe shouldn't just be for people with higher incomes." S. C., early phase engagement participant Outdoor environment Outdoor areas should be peaceful, beautiful, safe and sustainable. Trees provide shade, preserve the forested feeling of the neighborhood and buffer noise from Boones Ferry Road. Accessible, quiet, outdoor green spaces (such as edible and ornamental gardens, seating areas, etc.) help people connect to nature, while active outdoor space allows children and youth to run and play. Usable patios or balconies support mental health with private access to fresh air and sunlight. Outdoor space feels safe, with security features such as thoughtful site layout and lighting, safe and accessible connections to the surrounding streets and bike routes, and protected school bus and TriMet waiting areas. Parking is well- landscaped. Building design Beautiful, creative, ADA-accessible building design that fits with the surrounding neighborhood and retains mature trees will empower residents by breaking the stigma often associated with affordable housing. Universal design principles and gathering spaces (e.g., informal indoor and outdoor meeting space, community room with kitchen, library/book room, seating for all bodies) help residents build community and feel included in communal life. Personal storage options, pet areas, adequate and assigned parking,free high-speed internet, convenient laundry(prioritize in-unit washer/dryer) and easy access to outdoor space simplify residents' lives. Sustainable building features (e.g., energy efficient appliances, 100% electric, long-lasting construction, high quality materials, solar panels/lights, passive solar, trees to help with cooling, heat pump heating/cooling, composting, generator and EV hook ups) ensure that the building remains durable and efficient to operate into the future. Designated smoking areas and soundproofing allow residents to peacefully enjoy private and shared space. Management and community Property management welcomes and engages people of all backgrounds, and questions or concerns are accepted and addressed promptly without reprisal or backlash. Management respects and fosters tenant organization as well as connection between tenants and surrounding neighbors. Informal and more organized events provide opportunities for residents to connect with one another, the surrounding neighborhood, and community groups and organizations (consider a committee or council of tenants and neighbors to plan fun things and address concerns). Management works with residents to create equitable approaches to resolving conflict and trauma-informed safety measures that do not rely on police intervention. Marketing and lease-up efforts reach people from marginalized groups. Building signage and notices are posted in multiple languages. The social environment is approachable, friendly,welcoming and inclusive; racism, homophobia and other forms of bigotry are not tolerated. Residents appreciate a sense of belonging and being part of the community—especially people who historically and currently may not have been welcome in Lake Oswego, including Black and Indigenous people, people of color, people with disabilities, LGBTQ people and people from other marginalized groups. Services A robust resident services budget and surveying residents ensures services provided in the building help residents achieve their goals (consider financial literacy, credit support, language classes, reading/English literacy, employment assistance, computer access, recovery support, childcare, health and nutrition classes, community health workers, renter protection information, etc.) Partnerships with neighborhood groups and community organizations expand ties between building residents and the broader Lake Oswego community. Access to shuttles, bike share, and other services augments insufficient public transit (e.g., regular daily or weekly trips to transit centers, groceries, city amenities) and enhance residents' mobility. QUALITIES FOR A SUCCESSFUL DEVELOPER "Help change the view of what affordable housing is or looks like and who lives here."C. D., early phase engagement participant Equitable A successful developer for this project will be committed to understanding and responding to the needs of marginalized people. They should have experience with and commitment to trauma-informed design and universal design. Diversity, equity and inclusion are important to this community, and should be considered at every step of the development.The developer should have a diverse staff and board,with people of color and people who've experienced housing instability in key roles and positions of power. They should advance equity in internal hiring and promote equitable hiring practices in their contractors. Property management should be carefully selected for a respectful, prompt, solution-based approach, experience with equity and inclusion and track record of positive relationships with tenants. Collaborative The developer should show commitment to collaborative decision making, an outside-the-box approach and a passion for creating homes and communities that break the stigma around low-income housing. Developer should have a record of multifamily projects whose building design fits with the surrounding neighborhood. Design and operation should be deeply influenced by meaningful community and neighborhood engagement(with over-representation of people with similar experiences to those who will live in this housing, i.e., low-income people, people of color, people with disabilities, etc.) and use creative solutions to issues or challenges. Partner with local community-based organizations. Show ability to work with neighbors to minimize and mitigate development impacts. Long-term focused The developer should approach development as a long-term steward of the building,the resident community and the neighborhood.A long-term focus and investment—with quality materials, sustainability, adequate budgeting for resident services and building operations, commitment to the neighborhood and intent to operate as affordable housing for the long term—will help a developer succeed here. (!) W W CC TABLE A ITEMS RECORD DESCRIPTION MISCELLANEOUS NOTES 16719516731516745516759 . c., 1. MONUMENTS HAVE BEEN PLACED AT ALL MAJOR CORNERS OF THE BOUNDARY OF THE PROPERTY, UNLESS RECORD DESCRIPTION PER EXHIBIT A OF FIDELITY NATIONAL 11TLE INSURANCE COMPANY LOAN POLICY OF TITLE 1. FIELD WORK WAS CONDUCTED IN AUGUST OF 2022. he CCr) uj ALREADY MARKED OR REFERENCED BY EXISTING MONUMENTS OR WITNESSES IN CLOSE PROXIMITY TO THE INSURANCE POLICY NUMBER: 45142130331 (SUPPLEMENT 4). B O O N ES FERRY ROAD & CORNER. SEE SHEET 03 - BOUNDARY & EXISTING CONDITIONS MAP. 2. GAS UTILITIES SHOWN ARE PER SAID LOCATE TICKET NUMBERS AS SHOWN IN TABLE A ALONG WITH NW a a x PARCEL I: NATURAL PLAT MAP 1-046-024 DATED 07/27/2022. CC W a 2. ADDRESS(ES) OF THE SURVEYED PROPERTY ARE AS SHOWN ON SHEET 03 - BOUNDARY & EXISTING 5126 & 5110 \IVEST SIJNSET D R I V E CONDITIONS PLAN. PART OF LOT 180, BRYANT ACRES PLAT 3, IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS, AND STATE z N OF OREGON, DESCRIBED AS FOLLOWS: 111 . o 4. GROSS LAND AREA IS 1.34 ACRES ±. I_AKE OSVV E G O OREGON o _ z BEGINNING AT THE POINT OF INTERSECTION OF THE EAST LINE OF SAID LOT 180 WITH THE SOUTH BOUNDARY >_ E o z _, 11. UTILITIES SHOWN ARE BASED ON UNDERGROUND UTILITY LOCATE MARKINGS AS PROVIDED BY OTHERS, PER OF WEST SUNSET DRIVE; THENCE SOUTH 0' 10' EAST 135 FEET, MORE OR LESS, ALONG THE EAST LINE OF SAID N z UTILITY LOCATE TICKET NUMBER 22224375, 22224376 & PRIVATE LOCATES BY PACIFIC NW LOCATING LLC. LOT TO THE NORTHEAST CORNER OF THAT CERTAIN TRACT OF LAND RESERVED BY THE GRANTORS IN DEED TO o o = z THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND LOCATES REPRESENT THE ONLY UTILITIES WILLIAM J. COOLEY AND MILTON M. WOLSBORN, RECORDED JUNE 20, 1950, IN DEED BOOK 432, PAGE 500; Cl) z IN THE AREA. CONTRACTORS ARE RESPONSIBLE FOR VERIFYING ALL EXISTING CONDITIONS PRIOR TO THENCE SOUTH 89' 50' WEST 66 FEET; THENCE NORTH 0' 10' WEST 135 FEET, MORE OR LESS, TO THE SOUTH ck Q o� CD J BEGINNING CONSTRUCTION. BOUNDARY OF WEST SUNSET DRIVE; THENCE EAST ALONG SAID SOUTH BOUNDARY OF WEST SUNSET DRIVE, 66 z m z • a FEET TO THE PLACE OF BEGINNING. w = o w x >- 14. DISTANCE TO THE NEAREST INTERSECTING STREET IS SHOWN ON SHEET 03 - BOUNDARY AND EXISTING BEING PORTIONS OF LOTS 180 AND 181LU CC CONDITIONS MAP. » LiJ L)< ? w PARCEL II: OF THE PLAT" BRYANT ACRES PLAT 3 W a' Q Yc.,. ZO PART OF LOT 181, BRYANT ACRES PLAT 3, IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS AND STATE Q - H- L "' 'L OF OREGON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: LOCATED IN THE SOUTHEAST 1 /4 OF SECTION 7, o BEGINNING AT THE NORTHWEST CORNER OF SAID LOT; THENCE SOUTH 89' 35' EAST, 288.9 FEET TO THE MOST TOWNSHIP 2 SOUTH, RANGE 1 EAST, WI LLAM ETTE MERIDIAN, Z o EASTERLY CORNER OF SAID LOT; THENCE SOUTH 45' 08-1/2' WEST 252.55 FEET; THENCE NORTH 50' 55' WEST O �' 160.42 FEET TO A POINT IN THE WEST LINE OF LOT 181; THENCE NORTH 0' 10' WEST 64.42 FEET TO THE CITY OF LAKE OSWEGO, CLACKAMAS COUNTY, OREGON POINT OF BEGINNING. > W I- EXCEPTING THEREFROM THAT PORTION DESCRIBED IN WARRANTY DEED TO THE CITY OF LAKE OSWEGO, OREGON, W C A MUNICIPAL CORPORATION, RECORDED JANUARY 21, 1993 AS FEE NO. 93004379. > O Z 0 PARCEL III: SHEET INDEX Cl) CC Q m PART OF LOT 180, BRYANT ACRES PLAT 3, IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS AND STATE SHEET 01 — COVER SHEET a = < OF OREGON, DESCRIBED AS FOLLOWS: LEGEND OF SYMBOLS & ABBREVIATIONS SHEET 02 — EXCEPTIONS C/) C!) BEGINNING AT THE INTERSECTION OF THE WEST LINE OF LOT 180 AND THE SOUTH LINE OF W. SUNSET DRIVE; SHEET 03 — BOUNDARY & EXISTING CONDITIONS MAP Z W FIRE HYDRANT STORM SEWER CLEAN OUT a THENCE SOUTH 89'35' EAST ALONG SAID SOUTH LINE 66 FEET TO THE NORTHWEST CORNER OF THAT TRACT WATER BLOWOFF STORM SEWER CATCH BASIN ❑ CONVEYED TO STEPHEN S. HAllARD, ET UX, BY DEED RECORDED APRIL 8, 1974, AS RECORDER'S FEE NO. 74 \ J o 8577, CLACKAMAS COUNTY RECORDS; THENCE SOUTH 0' 10' EAST ALONG THE WEST LINE OF SAID HAllARD O o WATER METER o STORM SEWER AREA DRAIN ❑ TRACT 137.59 FEET TO THE SOUTHWEST CORNER THEREOF, SAID POINT ALSO BEING THE NORTHEAST CORNER LE WATER VALVE STORM SEWER MANHOLE Q 77 OF THAT TRACT CONVEYED TO ROBERT E. REYNOLDS, ET UX, BY DEED RECORDED JULY 8, 1974, AS o RECORDER'S FEE NO. 74 18864, CLACKAMAS COUNTY RECORDS; THENCE SOUTH 89' 50' WEST ALONG THE M �'_ SANITARY SEWER CLEAN OUT o GAS METER 0 NORTH LINE OF SAID REYNOLDS TRACT 66 FEET TO THE NORTHWEST CORNER THEREOF, BEING A POINT ON THE J o SANITARY SEWER MANHOLE 0 GAS VALVE Kq WEST LINE OF LOT 180; THENCE NORTH 0'10' WEST ALONG SAID WEST LINE, 138.18 FEET TO THE POINT OF Q 0) BEGINNING. 44E SIGN GUY WIRE ANCHOR STREET LIGHT * POWER POLE PARCEL IV: VICINITY MAP — NOT TO SCALE Z CI) o Q OCD MAILBOX I MB I POWER VAULT I P PART OF LOT 180, BRYANT ACRES PLAT 3, IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS AND STATE COMMUNICATIONS VAULT I c POWER JUNCTION BOX ❑o OF OREGON, DESCRIBED AS FOLLOWS: LIJ o BEGINNING AT A POINT ON THE WEST LINE OF SAID LOT 180 AT THE INTERSECTION WITH THE NORTHWEST Ern COMMUNICATIONS JUNCTION BOX A POWER PEDESTAL 0 BOUNDARY LINE OF BOONES FERRY ROAD; THENCE NORTH AND FOLLOWING THE WEST LINE OF SAID LOT 180, A COMMUNICATIONS RISER 0 DISTANCE OF 209.15 FEET TO AN IRON PIPE; THENCE NORTH 89' 50' EAST 66.00 FEET TO AN IRON PIPE; 14 o THENCE SOUTH 0' 10' EAST 150.81 FEET TO AN IRON PIPE SET IN THE NORTHWESTERLY LINE OF BOONES FERRY J RIGHT-OF-WAY LINE - - ROAD; THENCE SOUTH 48' 24' 30" WEST AND FOLLOWING THE NORTHWESTERLY LINE OF BOONES FERRY ROAD, BASIS OF BEARINGS 88.00 FEET TO THE POINT OF BEGINNING. c-�° BOUNDARY LINE W SunS9t❑r A THE BASIS OF BEARINGS IS PER STATE PLANE GRID COORDINATES. EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF LAKE OSWEGO, BY DEED RECORDED JANUARY PROJECT PROPERTY LINE 14, 1993, AS RECORDER'S FEE NO. 93-02628. SITE ' CENTERLINE PARCEL V: 2 DITCH - - - -> - - - -> - IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS AND STATE E PART OF LOT 180, BRYANT ACRES PLAT 3, CURB OF OREGON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: i EDGE OF PAVEMENT - BEGINNING AT AN IRON PIPE SET IN THE POINT OF INTERSECTION OF THE EAST LINE OF LOT 180 WITH THE W NORTHWESTERLY BOUNDARY LINE OF LOWER BOONES FERRY ROAD; THENCE NORTH 0' 10' WEST 92.48 FEET LLI EASEMENT - ALONG THE EASTERLY LINE OF LOT 180 TO AN IRON PIPE; THENCE SOUTH 89' 50 WEST 66.00 FEET TO AN o,„ FENCE LINE 0 0 0 0 0 IRON PIPE; THENCE SOUTH 0' 10' EAST, 150.81 FEET TO AN IRON PIPE SET IN THE SAID NORTHWESTERLY LINE OF LOWER BOONES FERRY ROAD; THENCE NORTH 48' 24' 30" EAST 88.00 FEET TO THE POINT OF BEGINNING. Fy,;-, - GRAVEL EDGE ;�:, Cn EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF LAKE OSWEGO BY DEED RECORDED NOVEMBER Washington Cf POWER LINE - - - -PWR— — — — PWR— 24, 1992, AS DOCUMENT NO. 92-75195. CC et 0 w OVERHEAD WIRE - 0HW OHW— PARCEL VI: ` , COMMUNICATIONS LINE COM COM A TRACT OF LAND SITUATED IN THE MOST SOUTHERLY PART OF LOT 181, BRYANT ACRES PLAT 3, IN THE CITY 0 FIBER OPTIC LINE - - - -CFO— — — — �— �OF LAKE LLOWS,OSTWEGO, COUNTY OF CLACKAMAS AND STATE OF OREGON, MORE PARTICULARLY DESCRIBED AS r ALTA/N S P S LAND TITLE S U R VE Y GAS LINE - GAS— GAS— C.) BEGINNING AT AN IRON PIPE SET IN THE MOST SOUTHERLY CORNER OF SAID LOT 181, SAID CORNER BEING IN for STORM SEWER LINE - STM STM— THE CENTER OF LOWER BOONES FERRY ROAD IN SAID PLAT 3, FROM SAID BEGINNING POINT; THENCE NORTH 0' METRO SANITARY SEWER LINE - sAN SAN— 10' WEST, 219.98 FEET ALONG THE WESTERLY BOUNDARY LINE OF SAID LOT TO AN IRON PIPE; THENCE SOUTH 50' 55' EAST, 160.42 FEET TO AN IRON PIPE SET IN THE SOUTHEASTERLY BOUNDARY LINE OF SAID LOT, LAST 600 NE GRAND AVE WATER LINE - - - -WAT— — — — WAT— SAID BOUNDARY LINE BEING THE SAID CENTER LINE OF LOWER BOONES FERRY ROAD; THENCE SOUTH 45' 08' PORTLAND, OREGON 97232 30" WEST 117.65 FEET ALONG THE SAID SOUTHEASTERLY BOUNDARY LINE TO AN IRON PIPE SET IN THE ANGLE OF SAID LINE; THENCE SOUTH 48' 24' 30" WEST, 53.30 FEET TO THE POINT OF BEGINNING. BASED UPON TITLE REPORT 45142130331 (SUPPLEMENT 4) EXCEPT THAT PORTION OF PROPERTY DEEDED BY THE STATE OF OREGON TO STEVEN R. HAMBLETON AND OF FIDELITY NATIONAL TITLE BONNIE L. HAMBLETON, RECORDING CERTIFICATE NO. 93-02191, AND SUBSEQUENTLY RECORDED IN FAVOR OF DESIGNED BY: THE CITY OF LAKE OSWEGO BY DEED RECORDED JANUARY 12, 1993, AS DOCUMENT NO. 93-02192. BEARING AN EFFECTIVE DATE OF AUGUST 18, 2022 DRAWN BY: ML SURVEYORS CERTIFICATE: MANAGED BY: ML TO: METRO AND ITS SUCCESSORS AND/OR ASSIGNS, AND FIDELITY NATIONAL TITLE COMPANY AND ITS CHECKED BY: RDR SUCCESSORS AND/OR ASSIGNS. DATE: 08/29/2022 THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN REGISTERED .] PROFESSIONAL ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, LAND SURVEYOR JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 4, 11 AND 14 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON AUGUST 4, 2022. 4 i DATE OF MAP: 08/29/2022 L, OREGON JANUARY 11, 2005 o `ice l ROBERT D. RETTIG 60124LS >->- e---. RENEWS: 12/31/22 REGISTERED PROFESSIONAL LAND SURVEYOR REVISIONS OREGON LS 60124 o ROBERT D. RETTIG Q 12965 SW HERMAN ROAD, SUITE 100 TUALATIN, OR 97062 PHONE: (503) 563-6151 JOB NUMBER co CD SHEET z C 0 1 Q (!) W W cc EXCEPTIONS EXCEPTIONS cc 1- U THE FOLLOWING ITEMS WERE LISTED IN PRELIMINARY TITLE REPORT 45142130331 (SUPPLEMENT 4), AND ARE Cl)C w LISTED BY THE SAID REPORT NUMBER(S) HERE, WITH OUR COMMENTS IN BOLD: 17. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF hUel v YOU SHOULD HAVE _1 cc 1. TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR : W AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS; FURTHER m a PROCEEDINGS BY A PUBLIC AGENCY WHICH MAY RESULT IN TAXES OR ASSESSMENTS, OR NOTICES OF SUCH REVIEW PRIOR TO CLOSING. mg z 0 PROCEEDINGS, WHETHER OR NOT SHOWN BY THE RECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS. • Z - NOT A SURVEY MATTER. - NOT A SURVEY MATTER. o > J 18. NOTE: THE FOLLOWING ARE REQUIRED WHEN A PRINCIPAL TO THE PROPOSED TRANSACTION IS AN 6 2. ANY FACTS, RIGHTS, INTERESTS OR CLAIMS, WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS BUT WHICH INSTRUMENTALITY OF THE o `�' z COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR WHICH MAY BE ASSERTED BY PERSONS IN STATE, SUCH AS A MUNICIPALITY, A COUNTY OR OTHER GOVERNMENTAL BODY: `` N u) z POSSESSION THEREOF. Q o o J • CERTIFICATION, WITH SUPPORTING DOCUMENTATION, THAT THE BOARD OR OTHER GOVERNING z m � c� a - NOT A SURVEY MATTER. AUTHORITY OF THE W = o w Fc cc GOVERNMENTAL BODY HAS APPROVED THE TRANSACTION IN ACCORDANCE WITH APPLICABLE PRACTICES, z � , W PROCEDURES, ,? Ln Q Q Z w 3. EASEMENTS, OR CLAIMS THEREOF, WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS; RESERVATIONS OR �, EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; WATER RIGHTS, CLAIMS OR RULES, ORDINANCES AND STATUTES. Y co _ o z u_ TITLE TO WATER. • CERTIFICATION THAT A NAMED PERSON OR PERSONS, IDENTIFIED BY NAME AND POSITION, ARE < - 1- W LI- AUTHORIZED TO ACT ON - LOCATIONS OF UTILITIES AND PEDESTRIAN AND VEHICULAR ACCESS ARE SHOWN ON BEHALF OF THE GOVERNMENTAL BODY IN THE PROPOSED TRANSACTION. Z • VERIFICATION OF THE CURRENT LEGAL NAME AND GOOD STANDING OF THE GOVERNMENTAL BODY o SHEET 03. WHEN IT IS A LOCAL O N GOVERNMENTAL BODY OTHER THAN A CITY OR COUNTY. /R Q 4. ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION OR ADVERSE CIRCUMSTANCE AFFECTING THE �./ TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LAND SURVEY OF THE LAND AND NOT x SHOWN BY THE PUBLIC RECORDS. THE TERM "ENCROACHMENT" INCLUDES ENCROACHMENTS OF EXISTING - NOT A SURVEY MATTER. W I- IMPROVEMENTS LOCATED ON THE LAND ONTO ADJOINING LAND, AND ENCROACHMENTS ONTO THE LAND OF 19. WE FIND NO NOTICE OF COMPLETION RECORDED ON SAID LAND W CC LAND. EXISTING IMPROVEMENTS LOCATED ON ADJOINING LAND. > O o - THE LINES OF OCCUPATION AND THEIR RELATIONSHIP TO THE BOUNDARY ARE SHOWN - NOT A SURVEY MATTER. Cn CC v) ON SHEET 03. 20. EXISTING LEASES AND TENANCIES, IF ANY, AND ANY INTERESTS THAT MAY APPEAR UPON EXAMINATION OF a M Y SUCH LEASES. Q 5. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR, MATERIAL OR EQUIPMENT RENTAL, OR FOR Cn CONTRIBUTIONS DUE TO THE STATE OF OREGON FOR UNEMPLOYMENT COMPENSATION OR WORKER'S - NOT A SURVEY MATTER. COMPENSATION, HERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. 21. IF REQUESTED TO ISSUE AN EXTENDED COVERAGE ALTA LOAN POLICY, THE FOLLOWING MATTERS MUST BE .......... Liu o ADDRESSED: o - NOT A SURVEY MATTER. a) THE RIGHTS OF TENANTS HOLDING UNDER UNRECORDED LEASES OR TENANCIES 0 o SPECIFIC ITEMS AND EXCEPTIONS: b) MATTERS DISCLOSED BY A STATEMENT AS TO PARTIES IN POSSESSION AND AS TO ANY Imm ( ,s; 6. [INTENTIONALLY DELETED] CONSTRUCTION, ALTERATIONS OR W g REPAIRS TO THE LAND WITHIN THE LAST 75 DAYS. THE COMPANY MUST BE NOTIFIED IN THE EVENT THAT rn 7. [INTENTIONALLY DELETED] ANY FUNDS 44 C o ARE TO BE USED FOR CONSTRUCTION, ALTERATIONS OR REPAIRS. Z cn 1, 8. [INTENTIONALLY DELETED] C) ANY FACTS WHICH WOULD BE DISCLOSED BY AN ACCURATE SURVEY OF THE LAND O o [INTENTIONALLY DELETED] CD '� 9. - NOT A SURVEY MATTER. J W o 0 10. [INTENTIONALLY DELETED] 22. TAXES, INCLUDING CURRENT YEAR, HAVE BEEN ASSESSED WITH AN EXEMPTION. IF THE EXEMPT STATUS IS N TERMINATED o 11. [INTENTIONALLY DELETED] UNDER THE STATUTE PRIOR TO THE DATE ON WHICH THE ASSESSMENT ROLL BECOMES THE TAX ROLL IN J THE YEAR IN WHICH J 12. CITY LIENS, IF ANY, IN FAVOR OF THE CITY OF LAKE OSWEGO. NONE FOUND AS OF NOVEMBER 18, 2021. SAID TAXES WERE ASSESSED, AN ADDITIONAL TAX MAY BE LEVIED. - NOT A SURVEY MATTER. EXEMPTION: CITIES AND TOWNS TAX ACCOUNT NO.: 00235212, 00235203, 00235221, 00235409, 00235418, 00235427 13. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL - NOT A SURVEY MATTER. ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, SOURCE OF INCOME, GENDER, GENDER IDENTITY, GENDER EXPRESSION, MEDICAL CONDITION OR GENETIC 23. PROPERTY TAXES IN AN UNDETERMINED AMOUNT, WHICH ARE A LIEN BUT NOT YET PAYABLE, INCLUDING INFORMATION, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID ANY ASSESSMENTS COLLECTED WITH TAXES TO BE LEVIED FOR THE FISCAL YEAR 2022-2023. COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS SET FORTH IN THE DOCUMENT - NOT A SURVEY MATTER. Cn RECORDING DATE: FEBRUARY 10, 1922 RECORDING NO: BOOK 167, PAGE 44 24. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A AMENDMENT(S)/MODIFICATION(S) OF SAID COVENANTS, CONDITIONS AND RESTRICTIONS DOCUMENT: Q GRANTED TO: CITY OF LAKE OSWEGO, OREGON, A MUNICIPAL CORPORATION RECORDING DATE: FEBRUARY 11, 1957 PURPOSE: SLOPES, POWER AND TELEPHONE FACILITIES RECORDING NO: BOOK 521, PAGE 703 RECORDING DATE: JANUARY 21, 1993 RECORDING NO: 93-04379 A - CONDITIONS AND RESTRICTIONS SET FORTH IN BOOK 167, PAGE 44 ARE RELEASED AND W CANCELED IN BOOK 521, PAGE 703. - EASEMENT IS FOR OPERATING AND MAINTAINING POWER TRANSMISSION LINES, TELEPHONE LINES AND FOR MAINTAINING SLOPES AS SHOWN ON SHEET 03. 14. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: LLI GRANTED TO: CITY OF LAKE OSWEGO, OREGON, A MUNICIPAL CORPORATION PURPOSE: SLOPES, POWER AND TELEPHONE FACILITIES RECORDING DATE: NOVEMBER 24, 1992 RECORDING NO: 92-075195 AFFECTS: PARCEL V - EASEMENT IS FOR OPERATING AND MAINTAINING POWER TRANSMISSION LINES, TELEPHONE LINES AND FOR MAINTAINING SLOPES AS SHOWN ON SHEET 03. 15. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: DESIGNED BY: GRANTED TO: CITY OF LAKE OSWEGO, OREGON, A MUNICIPAL CORPORATION DRAWN BY: ML PURPOSE: SLOPES, POWER AND TELEPHONE FACILITIES AND ILLUMINATION FACILITIES MANAGED BY: ML RECORDING DATE: JANUARY 12, 1993 BY: RDR RECORDING NO: 93-002192 AFFECTS: PARCEL VI CHECKED DATE: 08/29/2022 REGISTERED .] - EASEMENT IS FOR OPERATING AND MAINTAINING POWER TRANSMISSION LINES, PROFESSIONAL TELEPHONE LINES, ILLUMINATION FACILITIES AND FOR MAINTAINING SLOPES AS SHOWN ON LAND SURVEYOR SHEET 03. - K 16. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN AL OREGON c., DOCUMENT: JANUARY 11, 2005 o ROBERT D. RETTIG GRANTED TO: CITY OF LAKE OSWEGO, OREGON, A MUNICIPAL CORPORATION 60124LS o PURPOSE: CONSTRUCT AND MAINTAIN SLOPES, POWER AND TELEPHONE FACILITIES RENEWS: 12/31/22 RECORDING DATE: JANUARY 14, 1993 REVISIONS RECORDING NO: 93-002628 ,, AFFECTS: PARCEL IV - EASEMENT IS FOR OPERATING AND MAINTAINING POWER TRANSMISSION LINES, TELEPHONE LINES AND FOR MAINTAINING SLOPES AS SHOWN ON SHEET 03. JOB NUMBER w J CD SHEET z02 C 0 ,,, Q TAX LOT 6800 TAX LOT TAX LOT 7000 TAX MAP 2 1 E 07DC 6901 TAX LOT 6900 TAX MAP 2 1 E 07DC / LLJ CC TAX MAP TAX MAP 2 1 E 07DC — — — — — — _ — Cl)N 21EO7DC ° I � v 3 y — �- — ° y�P J — O d d / / ------\ I \ 1" STEEL � / — — d cc w JGAS-- 3— — — — as — ----�- _ . — d U / z co I c) < / I J —GAS— — — GAS— — — —GA�� — J 3 c&•<-c � N Q U —G 1" STEEL I s — — —cas— — — —Gas \ JQ�g� J • Z 11 I WEST SUNSET DRIVE —SAN — — —SAN— c, —SAN� Q / r Z J -- I O - - - - - STM_ —STM— —STM-� 2 \��// , --- I � A.�_�o __-� 6 WATER —i waT _ — EE —srM— —�- —sn� �� / w OH — OH WAT —a �� V F CC (/) Z I — \\ oHw / _ =at-= - — K � c — �coti WAT�pQ4 6" WATER — _ PH T \\� \ r N CC Z • \ _�� n --_S88 9"E 243 — _ — N Z o --- e _ _ _053 .23 �� \ \ z o I - - - z � rn C'3 a CHAIN LINK FENCE GATE o CHAIN LINK FENCE _��_ \, 6 / / SCALE: 1 =20 FEET z w z • ``' ¢ �' s 9I . w2o � Z oC 1 COMMUNICATIONS v �'' J ��'\ z v, w in V Q \ 20 0 4 10 20 W � QcoQ w RIPRAP 0_ o MANHOLE °Z SSA• z "' � '� Y z ENTERANCE , z Sj, \, sqN \ / rn Q `�; C� CC POWER POLE 2Q,, 4 Ci, ,� Lr) w O "' W/DROPS m �9 c, \ DOWNED WIRES °n 6s' �� `` ° °� ° / o �` d • ` `�� \ / \ d S , w N d/5 °d / O W U / / / °, ° ° / CV J S13'53'20"E 31.09' 1 \ d / d Lo-1 4- . ' NT '° d ° > Q z I / d / d TAX LOT 7400 TAX LOT 7300 TAX LOT 7200W CC CURB CUT \ ° TAX MAP 2 1 E 07DC BIG BOULDERS ° > O o TAX MAP 2 1 E 07DC TAX MAP 2 1 E 07DC enaw.-- / 5126 W SUNSET DRIVE, 5110 W SUNSET DRIVE GROSS LAND AREA: 16719 BOONES FERRY ROAD ' ° dd Cn CC 1.34 ACRES f LAKE OSWEGO, OR 97035 , >, • Or \\ ° TAX LOT 7500 LAKE OSWEGO, OR 97035 LAKE OSWEGO, OR 97305 PARCEL II OF DEED S0215 58 W 19.80' i1 / ° TAX MAP 2 1 E 07DC PARCEL III OF DEED PARCEL I OF DEED 'ii' a d DOC. NO. 2018-047297 it4�!. DOC. NO. 2018-047297 DOC. NO. 2018-047297SIDEWALK 0.8' WEST OF LINE A PORTION OF LOT 180 A PORTION OF LOT 180 A PORTION OF LOT 181CURB CUT ° / CO "BRYANT ACRES PLAT 3" "BRYANT ACRES PLAT 3" "BRYANT ACRES PLAT 3" EXCEPTION NO. 24 a d / AREA: 0.21 AC± AREA: 0.21 AC± AREA: 0.34 AC± k Z 8.00' SLOPE, POWER, / • TELEPHONE UTILITY EASEMENT / � ° PER DOC. NO. 93-004379 FC�/ j � ,�� d / / cm/ GRAVEL/ASPHALT - , / 4 d O r � „�G� G�'/ �� W TAX LOT 4500 J TAX LOT 9100 END / ° a.' a ° /, 47 TAX MAP 2 1 E 07DD 4CC 0 o TAX MAP 2 1 E 07DC . / ,�';�. GJ� > / ° / Z C 16745 BOONES FERRY ROAD TAX LOT 9200 d Q 0PI LAKE OSWEGO, OR 97035 TAX MAP 2 1 E 07DC 0 G�� \ /%y°o•,/ ° PI - PARCEL V OF DEED 16731 BOONES FERRY ROAD SIGN / \ .p G� d ° DEC. NO. 2018-047297 LAKE OSWEGO, OR 97035 / / \ '�ly�%' / W "BRYANTA PORTION OF LOT 180" PARCEL VI OF DEED ��'- \i' / 9� /ACRES PLAT 3 DEC. NO. 2018-047297 RIPRAP ,. •6�-9AREA: 0.17 ACtA PORTION OF LOT 181 ENTERANCE , / � - ��,, Q � "lam " G�� ° "BRYANT ACRES PLAT 3 / � / J K, l� AREA: 0.15 ACt P�`' �F I /; , , / TAX LOT 9300 cm °� ///-�q � / / TAX MAP 2 1 E 07DC od / �, N3" METAL / � \ ""' / V z /' /' PIPE / ,&. A c i w ,„ , TAX LOT 9000 . / ip,11 E5 / / ''' z �� , /p �9 Fo — aEcD 16 59TAXBOONES FERRY ROAD �� Q�G� Go`` 2 METAL / A Q LAKE OSWEGO, OR 97035 �\• / / �/r g PARCEL IV OF DEED �,� ��/� OF LOCATES G,Z,END P�� jet / / DOC. NO. 2018-047297 / / ''' / A PORTION OF LOT 180 ,// q // co / Lll Cn "BRYANT ACRES PLAT 3" END OF /�,' / // / EXCEPTION NO. 15 / AREA: 0.26 AC± LOCATES 444 / 8.00 SLOPE, POWER, Z ��/ /�i UNKNOWN IV/ TELEPHONE & ILLUMINATION / P UTILITY / FACILITY EASEMENT ''''P`'Q�\,'''' Q��`' / %,�/ PER DEC. NO. 93-002192 / O ,''/ /'' S�°G ` / /ems/ Cl L=225.24' P� / CC TAX LOT 9400 /�, oPS.� /o�/ 7► Q`� / TAX MAP 2 1 E 07DC �A Q 0 / / i / Li,z (,'' �l'Q\Q� / ,d, o� / � ,/ /� Z O o )` / //�// CP � \ \ RP / O N <c- ° / / 0 BIG BOULDERS cgs / EXCEPTION N0. 14 / COo I 4t \ \ 8.00' SLOPE, POWER & W 1 e /// \s\ TELEPHONE FACILITY EASEMENT TAX LOT 8900 A/�\ ,� PER DEC. N0. 92-075195LEGEND TAX MAP 2 1 E 07DC z w • / / 0G �- p SET SURVEY MONUMENT w // �' cgs DESIGNED BY: Z J Q � / / • FOUND 3/4 IRON PIPE PER THE PLAT OF Lii SIGN /j , Z / "BRYANT ACRES PLAT 3 (PLAT NO. 442); DRAWN BY: ML o� / �� / HELD UNLESS NOTED OTHERWISE MANAGED BY: ML . // o < QA / - / CHECKED BY: RDR F�\ - '\) ' / • moo. / DEC. NO. DOCUMENT NUMBER PER CLACKAMAS DATE: 08/29/2022 TAX LOT 9500 COUNTY DEED RECORDS GAS G� "5 zzt,' / / TAX MAP 2 1 E 07DCPRO REGISTERED ONAL LOCATE �/ // '�� AC ACRES LANDF SURIV YOR .] 0 RISER ° d°° / / Og ,._ / / / s ., \ EXCEPTION NO. 16 / r VI . 8.00' SLOPE, POWER & / / �� \ TELEPHONE FACILITY EASEMENT ,.&, \ PER OC. NO. 93-002628 JANOREGON 2005 d�� 'c`� ROBERT D. RETTIG �� : ��%�% G� / 60124LS '/ \C 4% 6'6 / /ic RENEWS: 12/31/22 /// /e \ ? /0 / / CURVE TABLE REVISIONS /// G�' cgs ��C' ecl °Go /O� v \ / / CURVE RADIUS DELTA LENGTH CHORD / O \ / Cl 5693.58' 2'16'00" 225.24' S48'23'57"W 225.23' JOB NUMBER 0 °/ d • / o-�o /// — — J / / U` / L_ / , / z / SHEET C / z/ / ZG F Site Introduction West Lake Grove Office-Commercial Site ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Boones Ferry Road and West Sunset Drive, City of Lake Oswego Suite 200 Portland, OR 97239 www.zgf.com r S r j~^ il. W SUNSET DR. .1. T. -. , * -''C'''' x .� yr. � _4.�"_1 ; `.� -.. F -� :44; ,, • ..`,. 43.,,I. i, ,r4titlk " ' ,„:, Metro cri ,` {� r e...eit, 'li TOD Study •:103._ C) 4 P 7 1 . . ,, Boones Ferry Rd. .' p Si a�'� y t b c` � **� ' ' . . , , .. ° 'z� a Lake Oswego .,. . ' k . - "' , Date:04/29/2022 _ • 4 . ,, Yf F ti� Rev: 04/29/2022 ': o ` Parcels �� • l ,t tot r ��` I/{ r f } yam x';(<‘<''S 3/ CP .. : ,,., '''' : .:,, 14 16719 Boones Ferry Rd. o -1 E Rk ! 7� . • Lake Oswego 970354, ..T �+� a.' g V F f &: . �' E Tax Lot Number: • \ 1 i � ',. 21 E07DC07200 ( �- "� ,�,. i, `", . . .i,,,:t. - , *,111:1' ' i,irjlir - .-•-•1 _ -— , Lot Area: 10,801 SF yZ.C)D • a;t may, r - 16731 Boones Ferry Rd. �,� IC .r #. °}t t . 6 ;'{ Tax Lot Number: 21 E07DC09200 I - + Lot Area:6,848 SF — •1L y, WLG OC Zone u, _ -5� II :�_1 ,..7 :: = t� -� 16745 Boones Ferry Rd. i PF Tax Lot Number: West Lake Grove Office-Commercial _ i . I� 21 E07DC09100 -. .- ., Lot Area.6,633 SF Residential uses are limited to multifamily residences in -_ —1, ___ —__ �_- the vicinity of Boones Ferry Road and West Sunset Drive, ; WLG R_2.5 '• . WL`'•R 1U R-3 16759 Boones Ferry Rd. _ ,-_ _ - - _r I , Tax Lot Number: as depicted on Figure 50.03.003-A.1, and shall consist "~ --. i� _ .'\ . . ,. f 21 E07DC09000 of 20 or more units where at least tenpercent of the units .. . . . I _ 1r_L_ I WLG R-2.5 ~ _ r, .,.- Lot Area: 10,510 SF are continuously rented, leased or made available for an • - ` ! r,--.. 5126 West Sunset Dr. amount of rent plus expenses associated with occupancy, --- 9C .LI. \ .. Y Tax Lot Number: .L such as utilities and fees, totaling not more than 30% of the � i 21 E07DC07400 •• _. ti Lot Area: 8,141 SF income level that is 80% of area median income according �L _. to the Clackamas County Housing Authority's income limits - , _ L '• '' 5110 West Sunset Dr for affordable housing, adjusted for household size. WLG • NC Tax Lot Number: - L 21 E07DC07300 R-2.5 - Lot Area: 8,141 SF (Ord. 2872, Amended, 10/05/2021 ; Ord. 2855, •• R-0 Amended, 12/15/2020; Ord. 2723, Amended, . . Total Site area : 10/18/2016) PNA . 51,074 SF Site Introduction ZG F Aerial View from South ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com _, =. ; ��.� ••r ;; :w • f s �1 fi jai �rst, r1 2r S a .. .:. •� . ' i.• C71 - yF7• •'F' ` i' `+4 y "� ~ _ ye dill,- • •1^ --z - �'� s_ jir �2 �• ~'• c f .w tI ti sY , 1 I •t7'.'*N � ,��. Apr 7j I - ,,,,,,1":=,--.'".2:4 ..y�� _ _ t --- • � :,...)_;:i.„-,:,-.,,..,. 71/4 tIf' y� rFi� .f ._r >f + fit.. #;'+�"Y r[ y■■J� /'IJMetro ,•n�` r�. •SRI . ,�' ►� 't� 7 �'�:. !_ !y4 ;+ j • \ \'p�i'74. "�Z• ..'F 0 �`�i� ;`'' / y wA -.a i'Z 7 R r' r , :i i"r fr:�: ^�..'.J ,4".1:. .-:;.+ {.1 •}• =Y• "ram :: -'.:: "• 1: .- TOD Study !'� k• • F Nil: Boones Ferry Rd. . ,+� ;r .. yc'r-. .,,' _ l� - _ ; , r - �- Lake Oswego m ,. "� . .. _ - .71'. r Date:04/29/2022 • s s., Fli •-- _ y. • �•. ' ' �: .' 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I_ �' ..• t A• p9 2 ZG F Site Introduction ZIMMER GUNSUL FRASCA ARCHITECTS LLP Site Approach Along Boones Ferry Rd. Moving NE 1223 SW Washington Suite 200 Portland, OR 97239 www zgf corn o . .__ . ,. forrr . . ' i.... . , at. c _ 7.— - +' •• F • Metro " -.1 __ It, ;: =f =:••••. • TOD Study 4r, 'F. Boones Ferry Rd. • '" I . !;� 7t� - -I I i _, N x .:.. ' _ Lake Oswego " _ = '�_ _—_ a Date:04/29/2022 � 1 =.: n� �— Rev: 04/29/2022 r • �°f•. ll7fl} , s _.= ' 4,e°. ' ---• i \ _.,_ II ilk ____,.. 11ti _1 - - - N• View Key 2. Boones Ferry Rd. looking E T - "A"' ,,fit,a, ~ -• ; - P:_� .. .. .,� ';irr _ .aAl • � ■ '� • � �. ,. ..3 - 1+,, -: ' : •t '44 A.irJ� =F iii 4c. ; t1 +may . .:, :- _ • ..Y� ;� ::::7:t .;vim:... .. �� • • .�," � .�s ,+�=. A� �- .r s: -r.:- 'r :ki ' ' ,4;`•-:' milli ' 1 'hi €. } �� ti '� ,.ter . ,r-• .tea 3. Boones Ferry Rd. looking E 1. Boones Ferry Rd. looking E pg 3 ZG F Site Introduction ZIMMER GUNSUL FRASCA ARCHITECTS LLP Site Approach Along Boones Ferry Rd. Moving SW 1223 SW Washington Suite 200 Portland, OR 97239 www zgf corn 7 r � ' i1, "� r a. Metro _< •-. •TOD Study + 4 3)., �.r' §. a.• Boones Ferry Rd. �, ri � Y - Lake Oswego r. Ili °' y Date:04/29/2022 ;•. 1 k' ;iii yr• . �se9� r Rev: 04/29/2022 's 1%c`° i� h -� : .. ,Ira � . �= 6?,1 Ilk • View Key 8. Boones Ferry Rd. looking W 1_ .a - AMA glib • - . . �yam. . fir — ..4tA i• A. . . II.' 1:I''kl''''jt' - ':141'1.' '... -'..".- ''.., , 111::::1'-::'A:-- AL -_,-_., j.{, w" �'• l� r tiorhurtia - 4 ' • 9. Boones Ferry Rd. and West Sunset Dr.•looking W 7. Boones Ferry Rd. looking W pg 4 ZG F Topography ZIMMER GUNSUL FRASCA ARCHITECTS LLP S to r m wa to r Planning 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com "1W Existing Conditions ? r ti ��bwipThe image to right shows the topography of the site y ��. from City of Lake Oswego GIS. Metro To be confirmed by survey topography. ii..--...— r _) CA') ,iU . TOD Study General water flow trend lines are shown in dark Boones Ferry Rd. West u n t Dr Lake Oswego blue. The topography of the site demonstrates —+ . - ` Date:04/29/2022 that storm water will be likely best collected and +2 7r ♦♦ < Rev: 04/29/2022 infiltrated at the Boones Ferry side of the site. Cli Geotechnical report will help determine whether _ �• water can be infiltrated in this area. - ` •♦ ♦♦ .... -•4-a,r\ +21 ' o I 00 _if ., . ..) . __. • . • 1.9• CD % 0) % C s 'N * C://fid ,r ♦ 1 ♦ •♦ 4 QO I % ♦ • r1 L _ 1 ♦ ♦ O II ♦ 1 &t Ail. _.4 - 1 -NI 1 -iG / - 4 ,_ .... . • i ... / 6 726 .__------- .r , ..".. ...- . , ...„ • , cn t-D40.- • ... , .iii. .. 7, irM Ca 6/" -" A. 7 6:e) 1 ----4 ./..-c--.',6 %r i---‘-------.- -- - CM • --"...b\)' \"%.-) 'NI -1'21 0 . °e'_....", i; .Y-- c_er oviv el. C KL --\ . . . des/ . Site topography from City of Lake Oswego GIS with water trend lines overlayed pg 5 ZGF Sewer and Water ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com Water District I D r �. . -F ollkV�7C I rcvlly� AIN —I /�\ cn cn a a, �, ,6, fr 004 Lake Grove Water District #15 1 ��' Note that Lake Oswego Water Service Area CO y "' / 6) 3-_ e��;. I b� . 54 begins at edge of property on Boones Ferry West Sunset Dr• \ �0 Metro West onset- r a Rd. Water district confirmed with '-,„ `. c,° TOD Study City of Lake Oswego. na ' rU'v 6>� Boones Ferry Rd. 0 co 077 t CO .p N O -� O Lake Oswego Q t ° y .-- Date:04/29/2022 Sewer o111 - cy) j .rn �,, 04/29/2022co nW O t o,�,..O Available on Boones Ferry Rd. z , Oo o?a �,lcn \-- Rev: Kt r6� ohm D r 01 cs 26\ P* z\O O , w is MINI N ' /I" _400 0 Oki3 . y �'� r y� a f or � PP°.�C OWN( c9 CO o Lo Existing Stormwater System ray , , N.) ./! _\ -\ / lJ• — V-+ 1 W_I T1 i ! ! ' . Gi 1 , .- j I co 7°- /[.'L 11 -{fI .s \ �� West Sunset Dr �, • t0 CD _%, c'1 1 .� �. West 5 u�S ._ H f s , �t 11 s co cri r West Sunset Dr `90 . ey - -� r C� p — C_ri Cri _v 01 cal cry CFr 76> West Sunset Dr o� P C]c. t9 N N R] [0 j �+ 7 °° v. ' a Co A N 1 \` 79 (J7 : t� - - cr W 2ake Grove s - O Q c Q c.4 7. ) J 6 COcp Water - 2�7 E co 07 I7 st. o N CO Q W _ CD 0 01 16720 C.--) , .z.i (9 ., ei. gl. all zyc,'OF --4 •001." . 44' Cn j • gr — 1 4 w ��' a' S4 '1 �. � upper 'ern ta^1 �6 ~ c5'� 4a 4 Uppet PI co- a I Q w �� Co e� �, --g a o -r5 Co S W — CO 5�� g1 r-, 'ii �, ' 'r _ = LP N 1 11' sr:,Ho,: CSCO SD `� s .e al O D is d r H; : , N q) vlceArara �,, D %`, Q 0 \ i\ �_.�-� LAKE OSVV c3� p N cn ;hington Ct ' j GI 1-7 s \_— . I \ - Water District Boundaries Existing Sewer Connections pg 6 ZG F Tax Assessor's Map ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com ram. 188 187 ) \ y • ;�� 186 b 153.41' �� 66... 69 • 3 S 89°35'00 E �. q -fir 102-00' J /////////////////// ,, Qo h ‘&7. z/., t.,b cP- 0 --D-RIVE----rcis- - . ' ' Metro 25' 107.Q0' • 132.00' 5 7 7 0 66.00' 66.00' 1.1! 28 8.9fl' ' TOD Study 7600 7500 ►•} 231.80' Boones Ferry Rd. 5190 5180 5144 740y0y 7300 �7L00 S 89°35'QD"E 7LOL ./44k-s", \' Lake Oswego 5126d 5110 v 16719 Date:04/29/2022 �� I f Rev: 04/29/2022 ..-i ... 4Q---fi)Z (NI A I ti IR : : ‘—''' vo 7 9 .?<„ , * 0 .r."..I I 3q cs 0u, 9200 °g�' �c� N°� 1 r . 107-00 �, o b 16731 \° /` / ' • a . / , f-1I ►, 7700 66.00' 66-00' cc, , �� I 5196 9000 9100 Legend = 16759 16745 `� ,ii : / ��' 9300 r0 n �. �' ,� 16722 Parcel Boundary �� w: : 0 r ----• Private Road ROW 179 . i,. *4 '.. -- - Historical Boundary 63.94' 68�a Q r�•q .• :.\44%\#.1c,S89°35'00' E ` 180. 4, '49^00 —'T Railroad Centerline 8900 0 I V �, �F • I Tax Code Lines 16726 ... •,• : 16771 1 l ' -0/ 7_ 1 Map Index 8800IRI) ,, 7,. Water Lines 16865 78 ,�o . ❑ ❑ Land Use Zoning — — 132 oa — �0(1, �• 95°a "' ' Plats �'° 9401 ,"�,�� Water jjj a 5003 a— o 21 + p7-227, -:ct: oCorner + Q Section Corner 1 16th LineNLG 1 85 -�' l "� 1 _ uoi 950� Gov't Lot Line '� 95.• • . s '` 1� --- DLC Line i7�`�4. ��°� °• �� J`�= Meander Line �q 3 tip w 'N i' PLSS Section Line ��`�, �°b o _ I '� �� Historic Corridor 40' I ID '� Historic Corridor 20' 4 I \0 \ / Zl.Z1 .) .. , pg 7 , , zG FR.O.W. Dedication 11 _ - r �ti,r f < 07 _ #x ZIMMER GUNSUL FRASCA ARCHITECTS LLP ., .. . .. City o f Lake Oswego ; II. 1223 SW WashingtonI Cr! J 4 Suite 200 111 =......4tabLi J. lir Portland, OR 97239 lipI 1.. I 111-P..' www.zgf.comi I L I. 1 F . _.siit, . 76111 11111°=1 Aillik, I I I itzr — -I I or- 0 Will The drawing to the right, provided by City of Lake Oswego _ 12.5' sicei .a.Lx --. . 4 (k .31--. ->, _ ,�_ staff, indicates the Right of Way takes that are required. -1 . - _ 0' TRAVEL LAN -, These property takes, overlaid on the tax parcel boundary, �' rIFR � - - • �- \ - Metro produce the lot areas to the left. r i"-__ _ - __ _ _ _ I 1 .S'61041,LK '.L'i•Lir.ecnciN — TOD Study -- �� Boones Ferry Rd. W Sunset Dr. * r 7 � 6" ••. '� Lake Oswego A 15' dedication is required. .� Date:04/29/2022 � 16;!:(in • f ingc Rev: 04/29/2022 + i IV 6 .Boones Ferry Rd. i� • ti Parcels A 10' dedication is required. € i...31... .,. — .- # .}-r J ti a. E {� 16719 Boones Ferry Rd. f •r ,,,.. Lake Oswego 97035 s, _ _ .� Tax Lot Number: • � " 21 E07DC07200 ; Lot Area (Old/New): — r, 1 I immia 14,487 SF/ 10,801 SF Jli ... - _ ,.��0. � ,r 16731 Boones Ferry Rd. • ,1. + k fir'' Tax Lot Number: West;..� - �, " ,r� 21 E07DC09200 1 "� A. Lot Area (Old/New): ek r:c xi ' P3 III . 1 • 8,205 SF/6,848 SF f r F • (7), 16745 Boones Ferry Rd. (7.-; f I! Tax Lot Number: 21 E07DC09100 - t •Lot Area (Old/New): f \ 11.61.1)._ ..41 7,513 SF/6,633 SF • MIL 16759 Boones Ferry Rd. 16r Tax Lot Number: - - 7:'.. �' - _Yr. 21 E07DC09000 1 � �,i - /Lot Area (Old/New): 1 r f' 11,400SF/ 10,510SF LIli 5126 West Sunset Dr. r 4 r .„ r '! Tax Lot Number: 1 F ..r.:.10/ .-4, \ 6/#..I) 21 E07DC07400 0, •• .r;� f • Lot Area (Old/New): F~ ZO. 00\ 1' 9,136 SF/8,141 SF aLf - 5110 West Sunset Dr. - \,,, ,. ' ? .„.....„..„. Tax Lot Number: - 0 (5) ilk 40 } ..e.4-„Fre 21 E07DC07300 - {� Lot Area (Old/New): / 01P1 :` ,......, 9,136 SF/8,141 SF ,,,,.K., Total Site Area (Old/New): 59,877 SF/ 51,074 SF _ 01 - _...}I pg 8 ZGF New Parcels with Setbacks . •ZIMMER GUNSUL FRASCA ARCHITECTS LLP - 1223 SW Washington . Suite 200 Portland, OR 97239 4 www.zgf.com "111111K Boones Ferry Rd. LL` •0~11 near intersection - - - _ _ r '. • �b..L 0' setback from new street alignment. • + _- - - - f • ///<///:— �. City staff indicated that this 0' lot line should be held for the W SUNSET DR. ,_ ~ _ _ 253.3" Metro majority of the building massing on this eastern corner of the site -� but that the building can shift away from the 0' lot line slightly - _ ' ' -1:-„\\ 6, but bTOD Study to allow a recessed ground floor that provides rain protection }� • i "�" --- _••_.•_• .�, - .�, L � Boones Ferry Rd. $ V.)._:\ \t-----/e- Lake Oswego at the entry. It can also shift slightly to allow access to a small -• 'r �� 0' lot line ' 7 o-� 10 setback (15' max.)Date:04/29/2022 plaza somewhere on site. -.- k , . Rev: 04/29/2022 Boones Ferry Rd. J a d) } 1 west of intersection 1 c • 6' setback I ' { '\ . / ' iJ • J West Sunset Dr. + o ;•'- 'v , '/ / / '/ 1 - ��e ; / //` / near intersection "'•ti 0' setback ,�o� �- rf' / / /'//'� 0 // J J / • , : ` / / J / f J rJ / / J / 'transitions after first parcel �; J , J r / , West Sunset Dr. n .. / / / J ,� J west of first parcel , ` • • , JJ , ' •, 10' min. setback t +' / / , ' , '• , , � / / ` / / 15' max. setback - / ' J 4 J J /1: r r f / ea / / /% / / / / / / & / / // • / / f / ' fJ / / J / / / 011147V 0..Nk. M..:' L Z imps. IkCI • - • b -I, J .ti.r/ gN / / / /ti / / •J // / / J J/ / / / / / J / / J - r / // / / / / / /f / f / ! 1f / // / / // / /f %/ / JI / f / // / ipp„ JJf JJ / J/ " / / / / / / / r / / / / / / / pg 9 ZGF Site Access ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com r re AlIllik . - - — - — _ — — �. — t { obamip __, ::—\\ . ,f/r. /. W SUNSET DR. - - - - - _ � _ - - - - - - - - - - - � - � t Metro _ � - - - -- - / TOD Study ,�.�. —. —. —__ — _ _ _ , , Boones Ferry Rd. — I _ _ — _ _ ��'�'�' Lake Oswego j ` - w Date:04/29/2022 I ingress & egress • x Rev: 04/29/2022 _ e. , ) '� - - I allowable I I , r r / / �, —� :':� "fir/ � r ` � / // ^•/ f / City desires a stubbed + * ..... t f// r • / /�' / .//'/ ' f Legend: drive for future parking - * �� /, ' ' /, / / / / /, './ f * Significant / f / f/ r r ' // / connection to ad'acent • ., / / f / . / / Tree developement along / // , '/ , / /,Q•r f // / / west property line in * � ' • , � , ' ' yam' r, ', ' ,' options that allow. ingress ;i , ' , %, ' / / / / f---- allowable �: f /' / < / , ; ` / / i / / , / / / I. 11 �r l / / // / / / ' / r /i/ / ' /f / r / / / f.. r f f / r r / / • A. / ./ ' / `r / / / / ' .r - r / ! / f / /I. ' .,.� 1.r f // . / / / / r , /' 7' / r `f f / � ' / / r ! / ' / / // / / / z ' ./ r / f / '/ ` ' // / /• f f f / // / r / / Er wr+ r / / / / / / / f / / / / / ' / F 8 f { pg 10 ZGF Preferred Options ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Option 1 Option 2 Option 3 Suite 200 Portland, OR97239 Courtyard Building 2 Buildings Bar Building www.zgf.com ,/ �� _ - - Sl1I♦1SE�DR.. - .. w SUI�ISET.DR___ _ _ , - _____T'' . ‘ ,. y, -...7---,,,, ..-..._, - __._,._ ; - - -- ....... , 4t , lyyy , .• -i 1 -1 •• , er .. y i 9`1. I k ` I 5,385 SF ql TOD Study T —_ 1 FOOTPRINT -II./.I I I Boones FerryRd. ql .MIME } .+ / Lake Oswego �a avGRouNta. , , Date:04/29/2022 4 -- sit . `/ / Rev: 04/29/2022 I. ,/xi .........� o PL r..... ,� i E / / ' / , r' / ' ♦ /•, /, % FOOT'' „. �� , _ /0 '// , ;a', 1♦♦ �� ,-/- �/ �, i / / / PLAYGROUND �.. � a � / � Y • r ,' I , , 1 X,�Io °/, , 1 Legend: ► f//// • % ' --- Potential // , '.. /f,'' CB leir_DI .---. Stormwater Mangement �ZZ ��/ Areas Building A: Building A: Building A: • Compact Level 1: Level 1: Level 1: Parking Space 1,125 SF Commercial Potential 2,945 SF Commercial Potential 1,910 SF Commercial Potential (if shared parking is allowable) (if shared parking is allowable) (if shared parking is allowable) 9,430 SF Residential 2,440 SF Residential 6,555 SF Residential Level 2-3: Level 2-3: Level 2-3: 28,890 SF Residential 10,770 SF Residential 30,800 SF Residentail Building B: Level 1 -3: 26,160 SF Residential N TOTAL: 39,445 SF TOTAL: 42,315 SF TOTAL: 39,265 SF IED Landscape Area: 17,718 SF (34.7% site area) Landscape Area: 17729 SF (34.7% site area) Landscape Area: 17980 SF (35.2% site area) Parking: 62 spaces (42 regular 20 compact) Parking: 62 spaces (38 regular, 24 compact) Parking: 62 spaces (36 regular, 26 compact) Units: 50 units (25 1 -bedroom 25 2-bedroom) Units: 50 units (25 1 -bedroom 25 2-bedroom) Units: 50 units (25 1 -bedroom, 25 2-bedroom) pg 11 ZGF Options Development ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 At, v_ _ ri t.: www.zgf.com - ,� �`� �' - � r1 . -i if, ;.►" `� j� '-� r1 .ti, 1, ..# . • • .___ : • ,silt- l'ARI Kr: , , 4 „-, - 1 L SUNSET DR_ _ •; Y„� 1 W SUNSET DR r +-. +. 'J ��.��iN - ti .t 1- S`W SUNSET DR. - t _tie. a„._ W SUNSET DR_ - \. / isommor •%^ i mum.- T J �iiiiii ,r 1 riliill i r: LL[ LlL]1LIJ ?,v 0Awiim N. 111111i1 Ifll1111 L f r I U r l] } • 1111l111 r • C 1111111! r �� — Metro -41U- /4,,, . , 4.... - ) ,/,%;::</e.,_, .-,-, - rin �_ 11! :. ,a op � - % z : • , r,- �� //./ _ iia/- p am " • . . . ' TOD Study �$%� f,I� ,�'// �.p.' -x aInn: 4 �'; • 5780 SF � '.� 5780sF . '°F d. ` _ • -'�' •00�' (Y _ Boones Ferry Rd. J. ooPm r ooP. llllr'�I . :' i. ,J 1lIIE� ., . .g. . ,:,, Lake Oswego r ' /= ! • '� I �911// �•.11// z.F •Date:04/29/2022 �., 11— 'r Rev: 04/29/2022 '�.�' +' r- ..• . 'i i iF.. f • -• - -w . Qj - l ill-.kw-._ „ -I--.# -i,S1 • —l•WSUNSETDR.. • "y , Y i1 ► "••` �_ _ .!-WSUNSETDR.: .. i1tP, '` t_• 1_w• ► "- _ YiiUNSEID '_M•fi� - �i�%�:• TAMIL 1 1 F r IIIIIil ! .iifilli _ ij_ __ _ MUM .. / N ._ . - aimi- it r - - ` ..,_ fir - •" . �� • �.. r . -� f °ft r 7,0" b 01 „Y _ r,. ..... :- . ,. .,-,- ..._. ,,,-,,- • .- - ./ '''''r - Ily •��.,' .,1 i V- 3 � ,f;.. X C r _ , s , �,. k em: 1-1 • it y r � Atm.., lk;.4. V* . 4k-s. NIO 0.- 1.entc ,,,,,4, -• - •--- fr. •-:'„,- , ' *- . dk-N. #, 1"-.. dt--, # .. I rliiifiii i1i11111 f�r� 4 muumuu i�i� `Fiiili �i ,..4 1 + °`_,''2' MUM 1111 62 SPACES 62 SPACES _ _ mi frinTIITT-71 ? = 1111111111 r ` 11f1l1111 11ar"Qaa C 1111I1p 11 —y 1/1111111BF �",; ECe1se1: �' L. t . j R '!I!1 �l 1~/ ' ._- 310 11-I 11111 i '- 11+: IN AC it 11Mini -- -Min . r. joy ' ,,,,..,, 1s —y■y • ii7■r a • 4 ., , ,-'� ems ' " ' • • �•' pg 12 zG T Option 1 ZIMMER GUNSUL FRASCA ARCHITECTS LLP Boones Ferry Entry, Courtyard Building 1223 SW Washington Suite 200 Portland, OR 97239 Building A: - ' www.zgf.com Level 1: AIN 1,125 SF Commercial Potential (if shared parking is allowable) -" ��^ 9 430 SF Residential r.-. _'I. ' - - -� "__ _ . IF 'I" InN, ,~., . .fir Jet' 28,890 SF Residential • •`, . Metro TOTAL: 39,445 SF TOD Study _ _ -_ _ _ / Boones Ferry Rd. Landscape Area: 17,718 SF (34.7% site area) — r g _ - S-U-NSEI QR. Lake Oswego Parking: 62 spaces (42 regular, 20 compact) i — — ....~ Date:04/29/2022 Rev: 04/29/2022 Units: 50 units (25 1 -bedroom 25 2-bedroom) -'. r — - - - - ; FITID a . ..r . , .. . , 1 , . =1 ` 4 ' + I LAYGROUNl�. �0 rk, V..0 Legend: .. IIII ` - - . . 4 ♦ / ■---■ Potential r �1 ' O - R#Y / / .---: Stormwater -' �' ._ +x _ r'`~ / I /////// Mangement !ate _ • Areas +lli rr�• A-07,:// ' - -17 • ,�1` f'.r+ J// Compact • /r // rr , Parking T111 for, - . .... --* r rf ._ .,.. Space f Aerial View from SW _ - . ..._8/ r r :i.,*,##%#.... • . \3 •* • / _rple r ' r r il 1:;,./../ / ___: - ' •%. ••••• '''':11111111114'S 46.... -- . ft., IT 111111L.6.. IV jil, ." N • R 1 J `ti—t •' y tie 'R. _ , ♦ri• ' •( f --"!am { %2 ' 4 r_ �' .r -_ -. • ---;^r-, -•I.' ' -'P. -., -.1.'‘... 'Ir. ..L, "IL '-' • •• _ * - 11P11- le) Aerial View from SE Site Plan pg 13 zG F Option 1 m__»_a ARCHITECTS e Boones Ferry Entry, Courtyard Building 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com — _ _ Fir — — — — - /�� _ —— — ^~ gibinii illmviiir , - - . y. . . CI ir ! _ _ ,W . ._ _ x 23D 4- M et[o �.�. _. x _._._, \ L. 1— T D Study _7. - - - 1- __ r I Io BoneFr R. \ \�� 2BDR9 g / 2BORy ° A BOR9 § / 2BDRM IO Lake Oswego _- - . BOR M Date:0%9 2 2 | 2 BDR Rev: 0%9 2 2 - �,MI ] BBm � BDRy 2BDRN | 1aDR 1BDRN 2BDR@ ] EDq! I ee> , *5 2 RORM . . . & �� , e y \ lBOR I DRu « : BDlJ | ' 2 BDRM PLAYGROUND ® 2 \ § ^� Co z lBOR9 « \ . z y ' Rm \ 2BORy Z 2BDRU /� ® :::/// ] BDRZ° /• Legend • 2mO � / z Z2BDR% Er . . . R• e+ . ± IJ , , / z Z Z °may y\/ z / ./.. ../ yZ z 11111011. 1 Z y ® z z z z z Z . •\ . . / yz 2 z z ° �: / PT � . � � ,� z -PIz . y Z ® � Z � N � Z � � � � �z ` Z . . 1EBZ w Level 1 Plan Typical Upper Level Residential Plan pg 14 ZG F Option 2 ZIMMER GUNSUL FRASCA ARCHITECTS LLP W Sunset Entry, 2 B u i I d i n g s 1223 SW Washington Suite 200 Portland, OR 97239 Building A• www.zgf.com Levell: ASK 2,945 SF Commercial Potential (if shared parking is allowable) I. . ,...a...,?..,,,,, _J. �0 2,440 SF Residential - - ' , :44‘ ___ Level 2-3: 10,770 SF Residential Metro Building B: _ _ — TOD StudyLevel 1-3: - — - — — - 7 ,` ` ` - - soones Ferry Rd. 26,160 SF Residential _ � E�Q� '_` -- -- '� Lake Oswego TOTAL: 42,315 SF — — Date:04/29/2022 -_Rev: 04/29/2022 _ - —•�.� - - . Landscape Area: 17,729 SF (34.7% site area) p' 1 = ' _ T "�' ii a Parking: 62 spaces (38 regular, 24 compact) P' r _ �r1-�J1 1J I 1 Units: 50 units (25 1 -bedroom, 25 2-bedroom) V ' ' 5,385 SF I w..r rr • FOOTPRINT I aa ri •{. ________---------7 -411111111111.10091 . / . - -- . frO -$!'/i r'/ '. '•. rami Er Potential ! ! 8,720 SF ! r • Compact FOOTPRINT �� r !' Parking �� !! { Space /t ,!" . ••flrr! Aerial View from SW _ it 4- r+ ♦ o I i r ♦: ♦ r ! Ili 1 IIQ ! r 1 'r r / f 'r a _=ram' � / r r t . • sa � r ,� r r . r �, '~ * ' !ter r N tilirsersopitrifp,K- EB Aerial View from SE Site Plan pg 15 ZG F Option 2 ZIMMER GUNSUL FRASCA ARCHITECTS e 'f Sunset Entry, 2 Buildings 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com - _ _ _— 04111iN II /4101111! — — _ / �._ - _ .Metro . ._ ~ ,.• ^ % iTD @u _ _ — — �� a k _ BoneF_yR. 111'111111 ----- ' 2 �| I DORM'IBDR ° A 1 II / \ LG O_go , hfrt Date: 0/29 20 2 . Rev: 0/29 20 2 I 7 1 I R | 1 BDRM N- 1 - ' 1BDRH � _ , 1 COMMERCIAL , 2BD/ 2BDRk . � . :„.„ �| . [ _1z { Aan 77777: y®- | .. / ® _ .... r - I ! ' / F z/ / _ D �| Z �/ F y '" Tr] 11 / x Legend: Z z Z Compact w. �. /� / z . / 1BDR� . 6«± .� �: . � , z � , 2 ( ƒ Space 7 2BDR » 2BDFM Z / , IBR2uDRM2BDRN- /Ilf. _* 1RD ]MBORN2 BDRUi BDRM2BR 2 BOR • _ ZZz 2Z /� ' * . � �, * � . 2f \ IRDRu1BDRM2 BORU 2BDRU 1BDRM � F Z 2BDRU 1 BDRM . ' ir 'IBDRu 165 BDRN z . w ., . _ . \SDR © 17, z _ . • -• / . 2BDRM z / Z :a / `f | _ / , / f is . A © r . z , , zZ , Z . . fp . , / . . / / F �' ® .\ � � � ^Z xZ . I . N Illi - � /" Jit J■ •w\ . _ .l Ell- L • y Z PF Plan Z . . \ . £ :z • l� . vel 1 Typical Upper Level Residential Plan p 16 ZG F Option 3 ZIMMER GUNSUL FRASCA ARCHITECTS LLP W Sunset Entry, Bar Building 1223 SW Washington Suite 200 Portland, OR 97239 Building A: 'i. • www.zgf.com Level 1 : ., • AIIIIN 1,910 SF Commercial Potential (if shared parking is allowable) ok^ iii-6,555 SF Residential tow& Level 2-3: 30,800 SF Residentail . Metro TOD Study TOTAL: 39,265 SF — _ _ - ` Boones Ferry Rd. 7\ W SUNSET.DR.. - — ` r , ..... \ Lake Oswego Date:04/29/2022 — — — ` - - - - • .• Rev: 04/29/2022 Landscape Area: 17,980 SF (35.2% site area) -� � : V Parking: 62 spaces (36 regular, 26 compact) Iiiii _ Units: 50 units (25 1 -bedroom, 25 2-bedroom) -, ] 1 A9 .� iti / _.__ _,__.., ,' r• J r 1 i Kr ��;ram I _ � • . ! Legend: .. /v, ,, 0� \c� / /J /r ; Potential4Mo7 '��, x 7' r r /// •---■ Stormwater - - �:- - \>�//J' �� • r J J / !1•~ / J Mangement 411110 [�_ •' / J J Areas , ,+/ ' r 40/ . Jr-o ,. 4111"; • Compact _ ' J r•Parking Space �' -=% ' •� /r r Aerial View from SW - PLAYGROUND ��r � ,� . r •. � / / Ti I •,-"'. ill.,.. I; ... �J J r 1 r . /• r • • 1 fti,r r r 1 r/ r r Jr • / �r /fr Jr .� r �� y rr -- f ti J//:::/ r i l ir_ r17"111111111111111"fr;- - CB i Aerial View from SE Site Plan pg 17 ZG F Option 3 z_,�a FRASCA ARCHITECTS e \ Sunset Entry, Bar Building 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com . _ — ---- - .! 3 - — -- - _ ------9;1144%- \ � � � � �— — +� . Metro — — w _.�._._._.�.�._.�. k T DStudy _ — — _ o ; B_m,Fr R. U . / . 7 k a&Oswego . I _ | / Date:0/29 20 2 1' 7 �DRM Rev: 0/29 20 2 -1741— , 2BORU I ,. 2 BDRM � � � �� ' � r 2BDRR , yr / y . . � 2BDRV 2BDRM I 2BDRM / / 1 BDRM I Z 1BDRIM 1B DR m1SDRu / x z , BORN IBDRM1BOR9 / / Z // Legend: • , • IBDRM� BOR w� � 2BDRu• C/po -- , / • fBDRM »1:Parking . . 1 BDRM . cn / ./• . /S�a / BDRU 1BDRm1BOR9 ../: / / / «� /• ] BDRUa BDRQ Z / ® 2 . am- 1I, i .. ../.."........ • i/c.;...,_. 1BDR /„ /z Z Z ^ � BDRU � Z \2BDRu ' o "- '4: „.// • / ll z Z / . ^ ` . Z , �e. i: . . z , F ¥ 2BDRM � � / ,_.�. /� Z PLAYGROUND . � z z�' . ._ / / Z0 , z z }/ .. : Z / zzJ./ / ZF � � z`e ' / Z z x� � . . ' Z . . - - Level 1 Plan Typical Upper Level Residential Plan p 18 ZGF Precedents ZIMMER GUNSUL FRASCA ARCHITECTS ELF 1223 SW Washington Suite 200 Portland, OR 97239 The Windward Mixed Use www.zgf.com Opportunities between 30 and 40' Aw ow% owl OAJD The existing options have shown 3 story residential. w..... ....... However, a 4th story is allowable within the 40' height mit. Metro A fourth story must be tucked within the required pitched roof that begins at 30' and reaches a maximum of 40'. TOD Study Boones Ferry Rd. Lake Oswego Date:04/29/2022 Rev: 04/29/2022 1 - • • 11181r a -Nlik, ... .. .. . kik4644444N11144•Hil libk ,i .• -. ' 1 Er ". . ... .'• ....." • • „.1 , • , - .. .•. . ... ., . . . r . . . . . . I '' ' 17•"41 =WI= ' ''1 .''' -'': 'V' •-,i--- •L''.!i'!,1';--'r''';:.. . . .-- ...,: j MI 1.1 MI 111 if .- ..V• A.,,*t- -- • t:ill .. .. Inffil runi..ui ii lio 1 . h \- • _ • , • iik, . , . , , ifti... ---. : _._ -. • ii..__: ,-_ ,.• , . ..-,.. .::.,.:;:,:. ,• • ".-:... .r • • . .... ,.. ME 11. I.IME OM Mil MI ' . •, I. . e-- mi.- - - _ ,.- A.--- • -:_,, . L. :1,--,_..-_ :::_-_-. - . ..,-,...--,-. ; :i-i- =.1p,it- ..-. „. • .• . _., , . -:- _ ------ir „ tcit._.,A„.4...7„. ._ . _ • .. ' ." g NI i ' - MI ~El '- -b-5,0,,,,,,,----.-•..tr t. , riliii, 1 MIMI mi. .,,C,,,' . .....'.-- ,..,,..-re-1',. .;.ikstr,,,.... ..-.;. 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' - --:i .„-- , 11,:it ''''''' i l'-::-, ,--• •. - .4. „t jilt i;I 7 -- I --. - . . -liiift iiie -- -- - , , ._ .- itoi- ,...-' .4 -- -- . rill - - -- -_-_-,,,- St•-•"-,--,-,•,. -'' •;.-: v..--.=-' 7," • --• ... , -err. - _ „- ,,.. . . .. ,,, ' '•- • 4,-.- e - 44 -.. ste..er. . .....••••---- 1.-'. -.7'. -- I 11 - ' ' •' t I .0146,.:rpititi _ soi ..;,,,,,,,..4 - „ „:,.,-r:.. - ----.4 •.. ti. __ 00- . rc- , • ' , „ .. •,„ . . .4.417.:All--- -4(41,_.. -_ 4dep. . • i ., ..1, _ _ - . , . . .. . ., r.. . . .. :if---,. •._._ ....pr, •_.:_,.. - .-r - tr.? .„:014..0 , . ._ _ . .* .:1411171%111111111illiar.- .. • .. . ..,, , _ . ' - • — ',..;,..-4: ' . • • : 7-s.'' --_ F.- a 1 1 , - _ • 1 i— 1 , 7...• ! . ;:i.': 1 M - - pg 1 9 ZGF Precedents ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite200 Character at Corner of Boones Ferry Rd. and W. Sunset D r. Portland, OR 97239 www.zgf.aam Responds to Existing Development to the NE Aw - _ �SUNSES DR._ __ __.^- - .-..--�W SUNSET DR- ~�•.. _ - s Yi SUNSET DR -_-_ :,• • Af . Metro 1 1 ;;' : - 11111 11 l •X 'T s mm MIN Boones Ferry Rd. • /Qa r , • • ,• l moo : �.� ; ,. .< Lake Oswego �� e�J ::1. :>x* ."K �i _ Date:04/29/2022 @� / - �,. .. ' • - •._ .#: i fir' Rev. 04/29/2022 :. \f ;, ;;' :i;�..' ',�F Boones Ferry Rd. Boones Ferry Rd. Boones Ferry Rd. -- l - i, Option 1 Option 2 �'� Option 3 .4 . . ' - 1 yf�F Similarlyto existingdevelopment to the NE, new buildings at the corner of Boones FerryRd. '1..0, 1 I '� _'• - and W. Sunset Dr. will need pitched roofs in a scale that responds to surroundingdevelopment p .1� - �� -::-, . and adheres to Clear and Objective Housing Standards (see Zoning Code Review). City of Lake Oswego expects the building to maintain a 0' setback along the majority of this corner — _ with flexibility for setbacks at the ground level and for a small plaza. Awnings or ground floor setbacks should be provided along this corner for weather protection. - E N • oring Buil.in. ''Vi: ... ,,t. Li. : ,.;,. i... : . .. , • „A\ . 4 ,-. • .` � •„per' S; s'• r�'j 'A7 ••� f' -rid r �� • ` I _ _ fir' • i..� L , g ,S i ti�� A � 1� .:..'P g�( Y � et, i __ .. _ , ,,,,,... :,:::..,,I.....1, . •,„44 , ,_ . :4 '' '..IV;,i 1 i!' • . • • r a r yr , '+ s• . ril, , }}! i i Y' „ .. � + , r . Z wi ~ - _ 'S'. ' ,1. , - •' _�1y ..w 111, Mr �* ee L F,,F :w .-asr:k1• • ' y ryl' .:P 'r Jy..v ... -Y,1�. �• - . rl'11 .\.� b.. r:y� •..1 r.�� ,• •• � : 5. .. A T.. ■ 4 r gg 1• :ak .. 0.: F ram = r �• 'A — r si i 1 I _ i — ' -y,i LIES . s*.e'i{ . ,ti .� .t i �L:• ... i i:i i _.1 e ' { ,: ,.r - Pill- NE Neighboring Building .'. : � u NE Nei hboring Building pg 20 ZGF Precedents ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite200 Multnomah County Library and Bookmark Apartments Portland, OR 97239 www.zgf.aam Tuck Under Parking Aw -W SUNSET DR.. — �''�' ___ _ _W SUNSET DR- _ce_ L I 'tic I g-. r �.. ' ._ - _------•..r - ' i?� � S. ,SI. y`.s^ 1v!.i':�-S .ti J';.'.' Y'.•�� 11 ' . 13][1LLLL1 L. 1;t'' :s` q` .wr., Metro ,_ _ ,,., .J. a• ® • ,.:. s' r Er. rp . .y37„i T D udy fi: :^ fil ' Boones Ferry Rd. s - ,. s�€,,. , :.� !it �. ": Yti / -ti, ''''r,;.z -;¢= 't • Gill. ..,Ai Lake Oswego >>� �, • �9��, �_ - • _ - �.. .. fir r 1•. Date:04/29/2022 s >>t 00� 025 ._. r.. �� ` s:. s ti �".. �_' Rev: 04/29/2022 - - _ ; 7 �' ' 'F'; Boones Ferry Rd. Boones Ferry Rd. = ;�,� v , ;,_ I* ,.• i: •',:-A,s,,,1 -....„,.4.1„0,4 Option 1 '' Option 3 '� '}.�" . .�'"a , • ,, y ,d :. '�►�` ;��, 1 ,, ii _ .... ....„ , . ,:k...,!,.. ,.. . :_.,. .,A. „.,., .... - .. ‘s-ve-_ __:,.:ro,.,:i_.:7; g.,:,...''Aii P114.--.:, Fr- ..:,11 ,,,„t ..... - '''.'1'... 1 ...• �, �"_f • The Multnomah CountyLibrarydemonstrates the abilityto add tuck under �, , `= ' ' ,-• parking within a building of high design and material quality- The tuck under .. - `.;- ' " , a parking is concealed from primary views into the site by brick walls and ---- =� s _-,£___ columns that are integrated into the rhythm of the broader building. _ - - _ -- . `-Y -__ Multnomah County Library Bookmark Apartments Ita.- ■ 14��- ,.i:r t tom A' ._ -. Q- .1.�' �. . - ,:.-, , . . - , .r.f- - -0" - .1—,d-,-.,--_. - - '1- '4 - j: . li"."-'.7114 '--.' --- ''-'3 i - / . .... . : _ . _ : : - , ,. --. _ ' r "lir °IN -is In . _ A iii., • ---.. ._ w _ ! L .III " '* - - _ IMO 1-1 "r! gt ' ;''' ' 1k4 ' j. , • :.'i'.-3. -..7.f'.*4 # .AP-r `• • y4; WI ' 15 t � al0 ,_ .y- Zr ,' #,i1 W. i _ .N � 6. — - L .. - _ 0. 41 . . C. 'I t 1 r Multnomah CountyLibrary �° 4 j Y = -�= , •tee-, _ R, . , r, .. Bookmark Apartments � - � �- j 0 , - 4 ill,„"Ner......7,...44, "-Tr "' .. I �'-` �- ___ Multnomah County Library , - __„_� , , _ .;. =� Bookmark Apartments pg 21 ZG F Zoning Code Review Boones Ferry Rd. ROW and Setbacks ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 i ` www.zgf.com II cpyryir IV.../ - 1,mi ef:1=- I l''-. I __iii . • , ,# •■ • wows II ___ f •� Metro .. • • I . i. k - _� TOD Study I 11111111ktil ••■ ••+~ 111 • Boones Ferry Rd. I r�� n ■. .A • • ii 10 �' • i + b R r�.e. Lake Oswego " '• �� r*�CA • isr k . ! Date:04/29/2022 Ill- 1 ►�+ <1 _ - �� — ,.' F' — T ,�• _ 1 i '�19 Rev: 04/29/2022 5 1_ 1:'fi� _ , __, ■ L 4. lit edi S'oil iiii Boones Ferry Rd. ••' -- _ near intersection ••' .. West Lake Grove Design District + • ' Figure 50.05.005-W M 0'setback from new Washington Ct ■ ,■■■ Required Front Doors r< street alignment. y •••' ••• Minimum E.Sonpclr - - - — LOWer Bovines Ferry Fll ad oCe �• r— Required•'Rollo-Ya-Zem Seeeack Q + ell mmm Mlnlmum l0'Setbaak T Ii + Section E .[ Boones Ferry Rd. � ■• • � kw><im�mla•$ceback �� S��I $ C We t L ke Gre Design 6'setback � p�L`iw 1 City of Lake Oswego, Figure 50.05.005-W City of Lake Oswego: Boones Ferry Section near Intersection with West Sunset / U lii.COUNTY Z ' _ _ a tuna � - � r Note: This Zoning Code Review ig t� i}614 � _is not comprehensive. ,.,f City of Lake Oswego ` iii*,, rierAirL ACommunity Development -A s - <<�, o�tv •Tr I4T suld7.1 4:-N. fr FsScrsd 11 ,}•ilk g ,• • r.This �P q ' _ ` r+ r 0 t icr document highlights key I _ �__ — ► i 9. o pi�� • � r� r sections in order to help - �� _ readers navigate key _ _ I°' wu"TM s ++ i 61 r ��4 it r p se � r 4 �_.deer1 �`. sections of the code that (ashinton West Lake Grove Design District 9 _f� _ k — iir Figure 50.05.005-D tiri Fuel f---g Ct Neighborhood Commercial Street }+il*-1� 1 �yi k k 7 date. I >. Nyandering Pedestrian Wdnway 7 4■ - L!_ S� _— _ - j�e5 aenesmanWaixwayTearm.ar •=— Lower Doosrn Ferry flood . ��,#t p Yyeat Leke Grove�eaign �+ i ` �'k �'k �o/ Or 0 is. Tyi]i{`aa$ &Iraftl Section C-C / a d)and3e ieners a,g c.oandErererm lne JI/ «asponding street sections 3�a),3(bJ,d(c�, 1 3(d and3�e). i 1 r City of Lake Oswego: Figure 50.05.005-D City of Lake Oswego: Boones Ferry Section at Meandering Pathway pg 22 Zoning Code RevZG F iew ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 — , �/1 F 1 / . I IPortland, OR 97239 1 11 I i "•I Iiz> I }www.zgf.com .dIr 7 — ,,!:77. . - WAD — I R1ame n _ _C — /o% 'fowl, - - _t F Metro . • ;1 . . ._ - _ - L r , 1 • ...„..../, , - ,. TOD Study —._, ,,.. _ . _ ..--,, I, 1 _ 1 . _ . . • I Boones Ferry Rd. Lake Oswego Nisi — _- �. . .s-r-- a — ` r y Date:04/29/2022 I Ilh- A . • • 1~ Minimum 15011:ansup — • I -_ 4 Rev: 04/29/2022 — Window Openings ;--- HI . mi \ ---- . ; i n . 1 . _.. ___._. Required ConiinuouS Awnings - andtor Canopies • West Lake Grote design district 4 Writ Lake'Drew Design Dlstd t fit. Dt.. Figure 50.0s.OQS.1C `• Of . •. Figure SO-OS,005-L V.ts'I.akr.i�m4r 44031.-eke Crowe •. 0 aexgn DstiG i 4rf-�Iryl 4151F�CI I City of Lake Oswego, Figure 50.05.005-K City of Lake Oswego, Figure 50.05.005-L _, I ; I — If a - tun 7 I Note: / } f L 1 This Zoning Code Review is not comprehensive. • , r-i_ J _ • City of Lake Oswego I • Community Development s _ s•k _�0" Code online should r— 1—_ 0' be reviewed for a comprehensive +est . gL1nae3 _ _ • �" understanding of s' 11 the development d 4' j requirements.This ti document highlights key • �,a sections in order to help .r • \ \ x• readers navigate key * ry ''tip sections of the code that * L*�' impacted the study to S • West Lake Grove Design district Washing Lan Cl - Flguce 54.05.005-M date. • lik 0 Sprr.allnersecilo-n LeHur. Rnqulretl PW[-Lvlary Lk7honp MIpr n ,.4t.7n I • 1 • City of Lake Oswego, Figure 50.05.005-M pg 23 ZG F Zoning Code Review ZIMMERGUNSULFRASCA ARCHITECTS UP CHAPTER 50: COMMUNITY DEVELOPMENT CODE 1223 SW Washington 50.02.002 COMMERCIAL, INDUSTRIAL, MIXED USE ZONES Suite 200 50.02.002.h. Westlake Grove Zones Portland, OR 97239 50.02.002.h.i. Districts www.zgf.com "The West Lake Grove zone districts are: Townhome Residential (WLG R-2.5), Residential Mixed Use (WLG RMU), and Office-Commercial (WLG OC)". 000/1! 50.02.002.h.ii. Purpose /0%^ "To provide zoning for townhome residential, commercial, and mixed-use development in the West Lake Grove District that accommodates lower intensity waft,, commercial, public facility and residential uses; and to provide a transition between the Lake Grove Village Center and adjacent residential neighborhoods. These districts are intended to supply services to a market area that is comprised of adjacent neighborhoods." Metro 2. SPECIFIC STANDARDS FOR COMMERCIAL, MIXED USE,AND INDUSTRIAL ZONES TOD Study a. Standards Applicable in Commercial Zones Boones Ferry Rd. i. Residential Screening Lake Oswego iii. Unified Site Plan Date:04/29/2022 "All development in any commercial zone will be developed under a unified site plan. The site plan will identify circulation patterns and access points, method Rev: 04/29/2022 of provision of public services and general placement of lots and structures, general area and type of uses. Proposals with multiple ownerships shall include a written agreement of all owners that development of the site will occur pursuant to the site plan approved." 50.03.002 USE TABLE 3. COMMERCIAL, MIXED USE, INDUSTRIAL,AND SPECIAL PURPOSE DISTRICTS USE TABLE Permitted Uses Residential permitted uses: Household Living - Residential use at R-5 density or greater, (1 1) Limited to multifamily residences in the vicinity of Boones Ferry Road and West Sunset Drive, as depicted on Figure 50.03.003-A.1. Public, Institutional, and Civic permitted uses: Day care centers, certified or registered family child care home, Educational institutions (private), medical and dental clinic or laboratory, minor fublic facilities/utilities, telecommunications facilities (collocated) Commercial uses permitted: Bakery, Restaurant, Office (business or professional), personal services, retail (<10,000 SF GFA) Conditional Uses Major public facilities/utilities, telecommunications facilities (new), Accessory Uses Retail Not permitted (residential uses) Note: Residential Uses not permitted: Live-work, congregate housing, continuing care retirement community, (CCRC), Group care home, residential care housing, skilled nursing facility This Zoning Code Review See document for not permitted other uses is not comprehensive. City of Lake Oswego 50.03.003 USE-SPECIFIC STANDARDS Community Development 1. RESIDENTIAL— PERMITTED USES Code online should a. Attached, Residential Townhome Uses in West Lake Grove be reviewed for i. Subject to the following conditions, in addition to the other provisions of this Code a comprehensive understanding of (1) The minimum net density area for attached townhome housing is 2,500 sq. ft./lot area per unit. the development (2) The minimum required lot width shall be 17 ft. The maximum lot coverage shall be 60%, excluding parking. requirements.This document highlights key (3) Each unit of attached townhome housing shall be constructed on a separate lot. sections in order to help 2. RESIDENTIAL USES IN COMMERCIAL AND SPECIAL PURPOSE ZONES readers navigate key d. WLG OC Zone sections of the code that Residential uses are limited to multifamily residences in the vicinity of Boones Ferry Road and West Sunset Drive, as depicted on Figure 50.03.003-A.1, and impacted the study to shall consist of 20 or more units where at least ten percent of the units are continuously rented, leased or made available for an amount of rent plus expenses date. associated with occupancy, such as utilities and fees, totaling not more than 30% of the income level that is 80% of area median income according to the Clackamas County Housing Authority's income limits for affordable housing, adjusted for household size. pg 24 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP 50.03.003 USE-SPECIFIC STANDARDS (CONTINUED) 1223 SW Washington 5. STANDARDS FOR PUBLIC, INSTITUTIONAL AND CIVIC USES Suite 200 Portland, OR 97239 (Note this section further if Metro is interested in Public, Institutional, and Civic uses permitted (above)) www.zgf.com f. Educational Institution and Day Care Center Uses i. All educational institutions and day care centers shall provide on-site circulation as required by LOC 50.06.003.3.b, walkways as required by LOC AIIP' Chapter 42, and safe loading, ingress, and egress on and to the site. IOW It ii. In the WLG OC zone, this use is limited to 5,000 sq. ft. of gross floor area. 0,Awip 6. USE-SPECIFIC STANDARDS FOR COMMERCIAL USES g. Bakery Metro i. In the WLG OC zone, the seating area shall not exceed 700 sq. ft. of gross floor area. ii. Where on-site baked goods are sold within the building in the NC, HC, OC, CR&D, MC, and WLG OC zones, the business shall not exceed 5,000 sq. TOD Study ft. gross floor area. Boones Ferry Rd. (See section further if interested in bakery use) Lake Oswego r. Personal Services Date:04/29/2022 i. In the WLG OC zone, this use is limited to 1,000 sq. ft. or less in gross floor area. Rev: 04/29/2022 u. Restaurant ii. In the WLG OC zone, service of food and beverages shall be primarily for consumption on the premises. The total size of indoor and outdoor seating areas of any restaurant shall be limited to 1,500 sq. ft. of gross floor area. v. Retail, Under 10,000 Sq. Ft. Gross Floor Area i. In the WLG OC zone, this use is limited to 5,000 sq. ft. or less in gross floor area. 50.04.001 DIMENSIONAL TABLE 4. COMMERCIAL, MIXED USE,AND INDUSTRIAL ZONES b. West Lake Grove Zones iii. WLG Office Commercial (WLG OC) (1) Site Development Limitations (a) Setbacks Buildings shall be set back at least six ft. from the sidewalk along Boones Ferry Road (see Figure 50.05.005-D, WLG Street Pedestrian Facilities and Pathways). The provisions of LOC 50.04.003.1, Additional Dimensional Exceptions, shall not be applied in this zone. (b) Height of Structures (i) Primary Structures. Note: The maximum height of any primary structure shall not exceed 35 ft., except an additional five ft. of height is permitted for multifamily development when located in the area of residential use allowance, as depicted in Figure 50.03.003-A.1, and is at least 80 ft. from all R-7.5 zoned properties. The maximum This Zoning Code Review height of the wall plane shall be no greater than 30 ft. measured from grade at the exterior wall of the building to the gutter line. is not comprehensive. (ii) Accessory Structures. City of Lake Oswego Community Development The height of the roof form of the primary structure or 24 ft., whichever is less. Code online should [Cross-Reference: Height Limitation: See also LOC 50.06.001.5.b for non-single-family dwellings.] be reviewed for 50.04.002 SPECIAL STREET SETBACKS a comprehensive understanding of Boones Ferry Rd. from Mercantile Dr. to the development Madrona St.: Special Setback requirements.This 50 ft., unless reduced by the City Engineer, finding that the purpose is met by a lesser amount. document highlights key Boones Ferry Rd. from Madrona St to West Sunset Dr.: Special Setback sections in order to help 50 ft readers navigate key sections of the code that West Sunset Dr. West of West Lake Grove Design District Boundary. Special Setback: 20 ft. impacted the study to date. pg 25 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP 50.04.003 EXCEPTIONS, PROJECTIONS,AND ENCROACHMENTS 1223 SW Washington 4. GENERAL EXCEPTION TO STRUCTURE HEIGHT LIMITATIONS Suite 200 Commercial, Public Use, and Industrial Zones Portland, OR 97239 Chimneys, tanks, church spires, belfries, domes, monuments, radio and television antennas, fire and hose towers, observation towers, masts, ham radio www.zgf.com a. aerials, cooling towers, elevator shafts, smokestacks, flagpoles, radio and television towers, and other similar structures. b. Roof-mounted solar energy system'. 6. SPECIAL DETERMINATION OF YARDS AND YARD REQUIREMENTS; SETBACK PLANE EXEMPTION /1^ a. Lots with More Than Two Street Frontages In the case of lots with more than two street frontages, the City Manager shall determine the front yard requirements, subject to the following limitations: (1) at Metro least one front yard shall be provided having the full depth required generally in the zone; (2) other front yards on such lot shall have setbacks equal to the street side yard setback of the zone; and (3) for sites where street front setback planes are required, only one frontage shall be required to meet the front yard TOD Study setback plane standards. The other frontages shall comply with the setback plane requirements for side yards abutting a street. Boones Ferry Rd. b. Through Lots Lake Oswego Unless the prevailing front yard pattern on abutting lots on the same block face indicates otherwise, front yards shall be provided on all street frontages. Where Date:04/29/2022 one of the front yards that would normally be required on a through lot is not in keeping with the prevailing yard pattern, the City Manager may waive the Rev: 04/29/2022 requirements for the normal front yard and substitute therefor a special yard requirement which shall not exceed the average of the yards provided on abutting lots. 8. GENERAL EXCEPTIONS FOR BUILDING PROJECTIONS, DECKS,AND WALKWAYS AND PATHWAYS TO SETBACKS a. Projections from Buildings Cornices, eaves, gutters, bay windows located on the ground floor (but not more than six ft. wide, with a maximum of two bay windows per building elevation), decorative metal balconies (but not more than six ft. in length), flower boxes, belt courses, leaders, sills, pilasters, lintels, ornamental features, and other similar architectural features may project not more than two ft. into a required yard (as adjusted by LOC 50.04.003.3.a) or into required open space as established by lot coverage standards. Canopies, sunshades, chimneys, and flues may project not more than two ft. into a required yard or into required open space as established by coverage standards, but in no event may the projection be within five ft. of a side lot line. b. Patios and Decks Patios and decks on or above grade, but no more than 30 in. above grade, may project into a required yard, but may not be closer than three ft. to any property line. Patios and decks above 30 in. shall be subject to the zone setback. Such intrusion into the required yard is to be undertaken solely at the risk and expense of the owner. Any structure which is placed in a required yard, and is required to be moved for any reason, shall be moved without expense to the City and the person who bears such cost shall have no recourse against the City to recover such cost. c. Access Walkways and Pathways, Driveway Bridges,Trams and Staircase as a public entrance(s) to a commercial, industrial, or public facility building are permitted in the required yard, so long as (a) the elevation of the walkway or Note: pathway is at or below the elevation of the driveway or parking area for the dwelling or building, or (b) if the walkway or pathway is elevated, it shall be the most direct route practicable. This Zoning Code Review is not comprehensive. ii. Bridges that form the driveway from the abutting street to the garage are permitted in the required yard, provided the driveway bridge is used for the City of Lake Oswego most direct route practicable. Community Development iii. Trams and staircases that provide access to Oswego Lake, and its bays and canals, and to the Willamette River are exempt from the Oswego Lake Code online should setback, if applicable, and rear yard setback. be reviewed for a comprehensive d' understanding of d. Equipment for public service, e.g., utility meters, transformers, telephone switching equipment (but excluding such structures as pump houses) are the development permitted in a required yard provided the service provider can show that another location or undergrounding of equipment is not possible. requirements.This document highlights key 9. EXCEPTIONS FOR SURVEY/CONSTRUCTION ERRORS,TREE PROTECTION,AND ALIGNMENT FOR ADDITIONS TO EXISTING STRUCTURES sections in order to help readers navigate key 50.04.004 SOLAR ADJUSTMENTS sections of the code that 1. EXEMPTIONS FROM SOLAR DESIGN STANDARD impacted the study to 2. ADJUSTMENTS TO SOLAR DESIGN STANDARD date. 3. EXEMPTION FROM THE MAXIMUM SHADE POINT HEIGHT STANDARD pg 26 ZGZoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS«P 50.05.005 WEST LAKE GROVE DESIGN DISTRICT 1223 SW Washington 2. APPLICABILITY Suite 200 To the extent that any requirement of this overlay imposes a regulation relating to the same matter as the use, dimensional, or development regulations in this Portland, OR 97239 Code, this section shall prevail. www.zgf.com 4. STANDARDS APPLICABLE TO THE ENTIRE WLG DESIGN DISTRICT IIPI' a. General Requirements ~^ Development which occurs within the West Lake Grove Design District shall create an aesthetically pleasing entry into Lake Grove through the following design IA4D elements: Architecturallydesigned structures of high design qualitythat are in scale with the site, in proportion to similar buildings in the West Lake Grove Design g g g p p g g Metro District and which utilize a pleasing variety of harmonious earth and muted tone materials, colors, finishes and textures; ii. Preservation of substantial trees to retain the landmark status imparted by these resources; TOD Study Standards for Approval; Boones Ferry Rd. iv. Building design and orientation shall provide for effective screening and buffering of the subject properties from adjacent residential neighborhoods; Lake Oswego and Date:04/29/2022 Rev: 04/29/2022 v. High quality designed landscapes involving native plant materials or those which have naturalized to the locale, which will grow to significant size and impart seasonal color and interest. b. Streets and Circulation Access to Boones Ferry Road, new streets, internal vehicular driveways, parking, pedestrian and bike facilities shall be provided and developed in accordance with the Streets and Circulation Element of the West Lake Grove Design District shown below in Figure 50.05.005-B: Auto and Transportation Circulation, Figure 50.05.005-C: Internal Parking and Circulation, and Figure 50.05.005-D: Street Pedestrian Facilities and Pathways. Through provision of shared access and driveways, parking and pedestrian systems, development shall occur in a manner to ensure the phased construction of the planned circulation and access system and in no circumstance shall prevent the development of a cohesive access and circulation system. Furthermore, public bike and pedestrian facilities shall be provided on both sides of Boones Ferry Road as illustrated by Figures 50.05.005-B, 50.05.005-C, and 50.05.005-D. Figures 50.05.005-E, 50.05.005-F, 50.05.005-G, 50.05.005-H, and 50.05.005-I illustrate the desired design treatment of West Sunset Street, Lower Boones Ferry Road and a pedestrian path intended to serve a portion of the WLG R-2.5 Residential Townhome zone. The number of access points on Boones Ferry Road shall be minimized through the use of consolidated driveways sufficiently wide enough to allow for simultaneous ingress and egress. This shall require property owners to agree to construct or share in the cost of consolidated driveways either: i. At the time of development; or ii. At such future time when sufficient land area is developed to make driveway consolidation practical (further driveway development information available in this section. Review when needed) Note: This Zoning Code Review All driveways shall include safety features such as changes in surface material, signage and lighting to alert drivers to the potential presence of pedestrians. is not comprehensive. c. Pedestrian and Bicycle System City of Lake Oswego Community Development Continuous and connecting hard-surface pedestrian pathways, including a continuous meandering pathway on both sides of Boones Ferry Road, a minimum of Code online should eight ft. in width and accessible to the public, shall be provided throughout the West Lake Grove Design District (see Figure 50.05.005-D: Street Pedestrian be reviewed for Facilities and Pathways). The location and radii of the pathway shall ensure a sufficient setback from Boones Ferry Road to allow for amenities such as effective a comprehensive understanding of landscaping, street trees and lighting. the development These pathways shall provide access to all Design District properties and to the public pedestrian system in the surrounding residential neighborhoods and Lake requirements.This Grove Commercial District. Pedestrian pathways shall be a minimum of six ft. from the exterior wall of any structure. document highlights key If inadequate right-of-way exists within which to construct the above eight-ft.-wide meandering pathway, then property owners shall be required to provide a sections in order to help public easement of sufficient size for pathway construction and maintenance. readers navigate key sections of the code that d. Intersection Design impacted the study to Intersections shall serve as design focal points through the application of landscaping, surface treatments and appropriately scaled lighting. Buildings within date. the WLG OC zone shall orient entrances to intersecting streets as illustrated by Figure 50.05.005-J: Building Orientation. pg 27 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP f. Landscaping Standards 1223 SW Washington Suite 200 i. Landscape Styles Portland, OR 97239 ii. Parking Area Landscaping, Buffering, and Screening www.zgf.com 2) Minimum Parking Lot Landscaping Standards All parking lots shall be landscaped to conform to the following minimum standards: 0 (a) Trees planted to meet the landscaping requirements for parking lots shall be deciduous shade trees of at least three caliper in. which reach a minimum 0�� mature height of at least 30 ft. and have the canopy and structure necessary to cast moderate to dense shade. (b) Where adequate room is available, large-scale evergreen trees such as western red cedar, western hemlock, California incense cedar, and Douglas fir Metro of at least four to six ft. in height and which reach a mature height of at least 70 ft. shall be incorporated into the landscape theme. (c) Exceptions to the requirements of subsections 4.f.ii(2)(a) and (b) of this section may be allowed for circumstances that limit placement of trees such as TOD Study overhead lines, underground utilities and confined spaces. Boones Ferry Rd. Lake Oswego (d) Parking areas shall be divided into bays of not more than eight parking spaces . Between and/or at the end of each parking bay there shall be curbed Date:04/29/2022 planters of at least five ft. in width . Each planter shall contain one shade tree of at least three caliper in. The planter shall also be planted with appropriate Rev: 04/29/2022 ground cover or shrubs at a rate of two two-gallon plants for every 20 sq. ft. of landscape area. The intervening area between plantings shall be mulched with an appropriate material to a minimum depth of three in. (e) Parking lots fronting a driveway, sidewalk, pathway or public street shall be bordered by a minimum five-ft.-wide landscaped area. Within this area, shade trees shall be planted every 30 ft. Planting of shrubs and ground cover and mulching shall occur pursuant to subsection 4.f.ii(2)(d) of this section. (f) Parking areas shall be separated from the exterior wall of a structure by a minimum of a ten-ft. buffer which may include a pedestrian pathway and/or landscaped strip. Parking areas or driveways shall be separated from abutting residential zones by a minimum 15-ft. landscape buffer pursuant to subsection 4.i.ii of this section, Landscape Buffering. (g) All parking area landscaping shall be provided with underground irrigation. (h) Entrances to parking areas shall be specifically indicated through pedestrian-scale signage and lighting. iii. Site Landscaping (a) All new development shall install landscaping on at least 20% of the development site on which buildings are constructed. This is inclusive of landscaping required for parking lots, and landscaping within required buffer areas. Landscaping may include courtyards, raised beds and planters, espaliers, arbors and trellises. The landscape plan shall incorporate large-scale evergreen trees such as Douglas fir, western red cedar, hemlock or California incense cedar. Note: Further review full section as site design completed Note: g. Unifying Design Elements This Zoning Code Review is not comprehensive. i. Buffer Areas City of Lake Oswego Adjoining residential land uses shall be buffered and screened from land uses within the Design District as follows: Community Development i. Separation by Right-of-Way Code online should be reviewed for Where the boundary of the West Lake Grove Design District is adjacent to a residential zone but separated by a public right-of-way, buffering requirements a comprehensive shall be met by setback requirements understanding of ii. Landscape Buffering the development There shall be a minimum 15-ft.-wide landscaped buffer along the entire edge of the West Lake Grove Design District where it abuts a residential zone and requirements.This document highlights key along the property boundaries of new commercial and townhome residential development which abuts existing single-family dwellings within the Design sections in order to help District. A buffer area may only be occupied by utilities, screening and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer readers navigate key area except where an accessway has been approved by the approval authority. The buffer area is required to be landscaped as follows: sections of the code that iii. Screening impacted the study to date. Screening shall be provided by a six-ft. tall wood or masonry sight-obscuring fence or wall. The unfinished or structural side shall face the use to be screened. pg 28 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP k. Building Design 1223 SW Washington i. Elements and Styles Suite 200 Buildings shall be architecturally designed with a residential character and theme that reflect the architecture types that are historically indigenous to Lake Portland, OR 97239 www.zgf.com Grove and Lake Oswego. Building character should reflect the residential English Country or Cottage style, and borrow from the Arts and Crafts tradition, English Tudor style and the American Rustic style. Elements of these styles which can be used for both residential, office/commercial and commercial uses and major public facility structures within the design district include: 000/1! (1) Complex massing; 00A (2) Asymmetrical composition; waft.' (3) Masonry and wood as exterior cladding materials; Metro (4) An intimate, pedestrian friendly scale; (5) Richly textured and visually engaging facades; and TOD Study (6) Lush landscaping and border plantings. Boones Ferry Rd. ii. Design Standards Lake Oswego The following building design standards shall apply to all office and neighborhood commercial development which occurs within the West Lake Grove Design Date:04/29/2022 District. Monotonyof design in single or multiple buildingprojects shall be avoided. Variation of detail, form, and sitingshall be used to provide visual interest Rev: 04/29/2022 g g p as follows: (1) No continuous blank walls shall be allowed along pedestrian and vehicular ways and shall not exceed 25 linear ft. without recess or change of plane. Pursuant to Figure 50.05.005-K: Building Window Openings and Blank Walls, at least 50% of the ground floor walls within the WLG OC zone shall consist of windows. Windows types shall consist of double hung or divided lights. Large plate glass windows and simulated divided lights are not allowed (2) Buildings shall use materials that are architecturally harmonious for all walls and exterior components. Materials shall be durable and of high quality. (a) Permitted Exterior Materials (i) Wood shingle, (ii) Brick, (iii) Stone-granite or concrete at street level only for WLG Office Commercial, (iv) Horizontal lap siding, and (v) Stucco and timbers on gable ends only. (b) Prohibited Exterior Materials (i) EIFS or other synthetic stucco material, (ii) Metal panels, (iii) Flagstone, (iv) Plywood paneling, Note: (v) Vinyl cladding, This Zoning Code Review (vi) Composite wood siding of any kind, is not comprehensive. (vii) Mirrored glass, City of Lake Oswego (viii) Standard form concrete block (not including split faced, colored or other block designs, which mimic stone, Community Development brick or other masonry), and Code online should be reviewed for (ix) Back-lighted fabrics. a comprehensive Other architectural features such as awnings, arcades, bay windows, and projecting balconies shall be required. understanding of (4) Pitched roofs are required and include pitched gable end or hipped roofs. Small areas of flat roof not visible by the public or from adjoining residential the development areas may be allowed where necessary to accommodate mechanical equipment. requirements.This (5) Roof materials shall consist of either cedar shingles or three tab composite shingles in dark grey, green or black colors. Metal roofs, colored roofs (red, document highlights key blue or tan colors), and mansard or decorative roof forms are prohibited. sections in order to help (6) Building entrances shall be located for visibility and ease of pedestrian use. Entrances to upper floors shall be located so as not to conflict with street level readers navigate key (7) Building vents and mechanical devices shall be screened from view with materials harmonious to the building. Exterior site elements such as storage, trash sections of the code that collection areas and noise generatingequipment shall be located awayfrom abuttingresidential districts and sight-obscuring fencing and landscaping shall be impacted the study to g g g p g date. used to screen and buffer these features. (8) Building components, such as windows, doors, eaves and parapets, shall have proper proportions and be placed in relationship to one another. (9) Exterior building lighting shall be designed as part of the architectural concept. Fixtures, standards and exposed accessories shall be of the proper scale and compatible with the building and overall site design. (10) Rain protection is encouraged throughout the Design District and shall be afforded to the WLG RMU zone pursuant to Figure 50.05.005-L: Building Rain Protection. Rain protection shall consist of fabric awnings or metal canopies. Vinyl awnings are prohibited. pg 29 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP 1223 SW Washington Suite 200 Portland, OR 97239 www.zgf.com AIIP' I. Street and Pathway Lighting ,ONO It Street and pathway lighting shall be provided per Figure 50.05.005-M: Required Street Lighting. Street and parking lot lighting shall consist of historic style MI^ fixtures. Cobra-head and contemporary fixtures are prohibited. i. Street Lighting Metro Additional street lighting on Boones Ferry Road made necessary by new development shall be determined by the approval authority, who may require a street lighting study commensurate with a development review application to determine the appropriate level of lighting. TOD Study Boones Ferry Rd. n. Stormwater Management Lake Oswego Storm drainage and surface water management facilities shall be required pursuant to LOC 50.06.006.3, Stormwater Managment Standards, and shall ensure Date:04/29/2022 stormwater is not directed onto adjacent residential neighborhoods. Rev. 04/29/2022 6. DESIGN STANDARDS FOR THE OFFICE COMMERCIAL (WLG OC)ZONE a. Purpose This zone is intended to provide for a mix of professional office and neighborhood commercial uses to serve the frequently reoccurring needs of the Lake Grove and Rural Lake Grove Neighborhoods and serve as an activity focus for the West Lake Grove Design District. b. Required Design Elements i. The design theme of the WLG OC zone is intended to reflect the residential character and scale of the surrounding WLG RMU and WLG R-2.5 zones through the incorporation of common building elements and to also create a storefront character. This shall be achieved through the use of design elements and features described in this section. ii. The architecture of buildings shall establish a strong design relationship to one another to create a visually compatible ensemble. This relationship shall be especially reinforced at all four corners of the intersection of Boones Ferry Road and West Sunset Drive. iii. A clear visual distinction shall be made between the pedestrian oriented ground floor and upper stories through the use of an ample cornice above the first floor, a change of building materials, a row of clerestory windows, arcade or overhang. iv. Main public entrances shall be located directly off a sidewalk abutting the public street. Entries shall be sheltered and emphasized through the use of canopies or overhangs. Note: This Zoning Code Review is not comprehensive. City of Lake Oswego Community Development Code online should be reviewed for a comprehensive understanding of the development requirements.This document highlights key sections in order to help readers navigate key sections of the code that impacted the study to date. pg 30 ZGF Zoning Code Review zMMERGU"5U`FRAS`A ARCHITECTS"` 9. CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL 1223 SW Washington Suite 200 Portland, OR 97239 a. Purpose www.zgf.com These provisions are intended to implement the Lake Oswego Comprehensive Plan and the West Lake Grove Design District, identified in Figure 50.05.005- N: West Lake Grove Design District Boundaries, by specifying allowed land uses and providing clear and objective design and development standards for new AIIP' dwellings in the District to ensure: ~^ i. The characteristics of allowed land uses are appropriate for this location in terms of function, transportation characteristics, and compatibility with iawip nearby residential uses. ..... r 50.06.001 BUILDING DESIGN Metro 7. CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL b. Clear and Objective Track 2 Alternative Applicability TOD Study i. Development that complies with subsection 7.b.ii of this section may comply with this article in lieu of compliance with Boones Ferry Rd. ii. This article is applicable in all zones except the FMU zone to development that creates new dwelling units involving a residential mixed use, multi-family, Lake Oswego or attached single-family (three or more units) residential structure. Date:04/29/2022 c. Design Standards Rev. 04/29/2022 New buildings shall meet the following massing and compositional standards. The standards achieve the above purpose by requiring buildings to be articulated, avoiding large uninterrupted wall planes; have detailing that creates visual interest with appropriate proportions, rhythm, and scale; utilize attractive, high quality materials that are durable; and employ architectural styles that are contextually appropriate. Max flax Max ' Max 30- Change/Offset r .-- - - / in rOOfline 1.711' ill I't'U' •ii.; iiIr. every 30 feet (min_) ■ 11.'N. II 1111 ■ N N • • ■•'• , - — r ...,\ ./\/\ :::/ \:.._.4\_ gigit gig ii.-.ffs.,... Note: /\\-\\V ' i 4 � _ `r r This Zoning Code Review I D f �— [ �I is not comprehensive. I El ]N 12 BB ir. ..1 ,,City of Lake Oswego , " Ein--1 Community DevelopmentCode online should - - I i - _� R�-{}jecting rely rirTii i be reviewed for =(�_ , a comprehensive I 1 iii ■, ® base" © euildingentranceiscoveretl QMinimumE096windowsforunderstanding ofElEi i iti.H 1 - — andldyr recessed behind facade ground floor commercial the development 0"Middle" 0 Architectural bay(maximum 0 Minimum 30%vertically requirements.This _ 0-Top" 30 ft_on center) oriented windows document highlights key Projecting bay Recessed/covered Projecting balconies Belt course 1 0 Ground floor windowsill/base 0 Projecting cornice 1 parapet sections in order to help string course readers navigate key building entry 0 Column/pliaster/post sections of the code that impacted the study to City of Lake Oswego, Figure 50.06.001 -N City of Lake Oswego, Figure 50.06.001 -0 date. pg 31 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP 50.06.001 BUILDING DESIGN 1223 SW Washington 7. CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL (CONTINUED) Suite 200 c. Design Standards Portland, OR 97239 New buildings shall meet the following massing and compositional standards. The standards achieve the above purpose by requiring buildings to be www.zgf.com articulated avoidinglarge uninterrupted wall planes; have detailing that creates visual interest with appropriate ro ortions rhythm, and scale; utilize g p p gproportions, Yt , attractive, high quality materials that are durable; and employ architectural styles that are contextually appropriate. AIIPI i. Standards for Multi-Family and Residential Mixed Use Structures /0%A Figure 50.06.001-N: Multi-Family and Residential Mixed Use Building Articulation - see in document �`► (1) Building Articulation Metro Multi-family and residential mixed use structures shall comply with the following standards (also see Figure 50.06.001-N): TOD Study (a) All building elevations facing a street, public courtyard or plaza shall be articulated along all stories by providing a minimum two-ft. horizontal change Boones Ferry Rd. in building plane at least every 30 ft. For elevations not facing a street, public courtyard or plaza, articulation shall occur at least every40 ft. For each story Lake Oswego over two stories, the required horizontal change shall be increased by one ft. A change in plane shall be provided through at least two of the following: Date:04/29/2022 (i) Projecting bays measuring at least six ft. in width. Rev: 04/29/2022 (ii) Building recesses measuring at least six ft. in width. (iii) Upper level balconies (projecting or recessed), measuring at least four ft. in width and projecting not more than two ft. beyond the building facade. (iv) Front porch or stoop projections, measuring at least six ft. in width. (v) Recessed building entries measuring at least six ft. in width. Ground floors providing commercial uses are exempt from this requirement; they must comply with the standards for building facade elements in subsection 7.c.i(2) of this section. (b) Roofline articulation shall be provided in a manner that corresponds with the facade articulation. This shall be accomplished by providing the following roofline or roof form elements at least every 30 ft., as viewed from adjacent street(s), public courtyards, and plazas. (i) Roofline articulation shall include gables, dormers, offsets in ridgeline, stepped parapets, cornice lines, or changes in roofline elevation. (ii) The distance between rooflines where articulation occurs shall be measured from the center point of the street-facing gable, dormer, or offset, to the center point of the next street-facing gable, dormer, or offset, or to the edge of the roof if that is the next closest break in the roofline (see Figure 50.06.001- N). (c) Ground floor entries to individual residential units shall provide a covered front porch, or a front entry that is recessed a minimum of two ft. behind the front building facade. (d) Primary building entries (including shared entries to residential units) shall provide an awning or canopy, or be recessed a minimum of two ft. behind the front building facade. Note: (2) Building Facade Elements This Zoning Code Review The front building elevation of multi-family and residential mixed use structures with multiple stories shall meet the following standards, which are intended to is not comprehensive. avoid large uninterrupted wall planes and provide a defined building base, middle, and top as follows. Single-story multi-family and residential mixed use City of Lake Oswego structures shall provide a defined building base and top (see Figure 50.06.001-0). Community Development (a) Base: The "base" of a multi-story building extends from the sidewalk or landscape grade, as applicable, to the bottom of the second story or the belt Code online should course/string course/cornice that separates the ground floor from the upper levels of the building. The base of a single-story building extends from the sidewalk be reviewed for or landscapegrade, as applicable, to the ceiling. The buildingbase shall be defined byprovidingthe followingelements: a comprehensive p pp understanding of (i) All ground floor building entries shall be protected from the weather by canopies, or recessed behind the front building facade at least two ft. the development (ii) Buildings providing a ground floor commercial component shall provide all of the following additional elements: requirements.This document highlights key (A) The street-facing ground floor shall be divided into distinct architectural bays measuring not more than 30 ft. on center. An architectural bay is the zone sections in order to help between the outside edges of an engaged column, pilaster, post, or vertical wall area that provides a ground floor windowsill/base. readers navigate key (B) A belt course/string course/cornice shall separate the ground floor from upper floors. sections of the code that (C) Weatherprotection shall beprovided in the form of structurallyintegrated canopies, awnings or projecting roof or arcade alonga minimum of 50% of impacted the study to g p g p g date. the length of the street-facing ground floor facade. Canopies shall project at least four ft. from the facade or half the width of the sidewalk/pathway, and shall provide a minimum clearance of seven ft. from the bottom of the awning/canopy to the sidewalk. Canvas awnings are not permitted. pg 32 ZG F Zoning Code Review ZIMMER GUNSUL FRASCA ARCHITECTS LLP 50.06.001 BUILDING DESIGN 1223 SW Washington 7. CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL (CONTINUED) Suite 200 Portland, OR 97239 (D) Storefront windows ("glazing") with not less than 40%visual light transmittance shall be provided on a minimum of 60% of the street-facing ground floor www.zgf.com building facade. The bottom edge of windows shall be constructed at or between 12 in. and 30 in. above the abutting walkway surface. Minimum glazing includes any glazed portions of doors. I'IIPN (b) Middle: The "middle" of the building extends from the top of the belt course/string course/cornice at the top of the building base to the ceiling of the ONO highest building story. The middle of the building shall be defined by providing all of the following elements: (i) A minimum of 60%of all upper story windows shall be vertically oriented, with a minimum vertical to horizontal dimension ratio of 1.5:1. This vertical orientation applies to individual windows, as opposed to grouped window arrays as illustrated in Figure 50.06.001-0. Metro (ii) Upper building stories shall provide a minimum of 30% glazing on upper level building facades facing a street or public space. For the purposes of this standard, minimum glazing includes any glazed portions of doors TOD Study (iii) In addition to the required "middle" elements outlined above, two of the following building elements shall be provided in the middle section: Boones Ferry Rd. Lake Oswego (A) A change in exterior cladding or detailing and material color between the ground floor and upper floors. Date:04/29/2022 (B) Street-facing balconies or decks. Rev: 04/29/2022 (C) A six-ft. minimum building step back on upper floors. (c) Top: The "top" of the building extends from the ceiling of the uppermost floor to the highest vertical point on the roof of the building. The top of the building shall be defined as follows: (i) All flat-roofed structures shall provide a cornice or parapet measuring at least 12 in. in height and distinguished from the wall plane either with a minimum six-in. projection or a change in building material and/or color. (Note: Townhouse is not being considered on this site) 50.06.002 PARKING See next page"Parking Reduction for Transit"for parking ratios and requirements 50.06.005 PARK AND OPEN SPACE CONTRIBUTIONS 3. STANDARDS FOR APPROVAL a. Amount of Open Space Required i. All developments, except as otherwise provided by this section, shall provide open space land approved by the City in an aggregate amount equal to at least 20% of the net developable area of the development. Note: 50.06.006 GEOLOGIC HAZARDS AND STORMWATER MANAGEMENT This Zoning Code Review s not comprehensive. 3. STORMWATER MANAGEMENT STANDARDS City of Lake Oswego a. Applicability Community Development Stormwater management requirements are applicable to all development where: Code online should be reviewed for i. Greater than 1,000 sq. ft. of impervious surface is created; or a comprehensive b. Standards for Approval understanding of the development The applicant must demonstrate that, based upon LOC Article 38.25, Stormwater Management Code, the capacity, type, location, feasibility and land area required of the proposed requirements.This stormwater management system and stormwater disposal facilities as well as any connection to off-site facilities can be provided. document highlights key sections in order to help Stormwater management measures and requirements are detailed in LOC 38.25.001 through 38.25.190 and in the current version of the Lake Oswego Stormwater Management Manual. readers navigate key sections of the code that impacted the study to date. pg 33 ZG FZoning Code Review Parkinc Recuction for Transit ZIMMER GUNSUL FRASCA ARCHITECTS LLP L. 1223 SW Washington Suite 200 Portland, OR 97239 50.06.002 PARKING www.zgf.com TABLE 50.06.002-3: MINIMUM OFF-STREET PARKING SPACE REQUIREMENTS (A) RESIDENTIAL 01111.1111 3. Multi-family 25% of the required parking for multi-family use shall be located to provide for common or visitor use WAN/ i. Studio/efficiency 1 space per unit i ii. 1 bedroom 1.25 spaces per unit Metro iii. 2 or more bedrooms 1.5 spaces per unit (E) COMMERCIAL TOD Study 1. Office, including business and Boones Ferry Rd. management services except medical or 3.33 spaces per 1,000 sq. ft. G.F.A. Lake Oswego dental Date:04/29/2022 2. Medical and dental offices or clinics Rev: 04/29/2022 including accessory laboratories for medicine, dentistry, veterinarian 3.9 spaces per 1,000 sq. ft. G.F.A. practice or other practices of the Parking modifier healing arts A 10%reduction in the 6. Specialty food stores, such as coffee, parking requirement bagels, juice bars (take-out food/drink 6.6 spaces per 1,000 sq. ft. G.F.A. is available if a primarily) [2] transit shelter abuts 7. Eating or drinking establishment [2] 13.3 spaces per 1,000 sq. ft. G.F.A. the site frontage.This understanding was TABLE 50.06.002-4: PARKING REQUIREMENT MODIFIERS confirmed by City of Transit shelter within 500 ft. of building 0.90 x requirement Lake Oswego staff on 1/24/2022. Transit facilities, on fronting street, 0.90 x requirement within 500 ft. of building Parking Study Provisions The parking study shall demonstrate sufficient number of parking spaces for the use per subsection 2.a.ii(2) of this section. Note: This Zoning Code Review a I 1 { cii1 -Si 1 r� �6 not comprehensive. a �0 •Q•c.T1 -- ..— be ---- is City of Lake Oswego — - "-f —I Community Development West StlnSet Dr `� �� c'� Q t�S Code online should k 0 �� reviewed for Cat C t31 U1 `76 .\ / '•1 �` m a comprehensive a Co A.) - �70 •�` N�� t` ., �� ..•-.- understanding of I A 0 3l'il.i''-' i�. P the development p� v �.requirements.This �Cri � N':='-• �, y ;, �� ; ,:1,.- document highlights keyG? ,.5 . , „ .. t sections in order to help s �y /21()) 1Y\ ,.. ,. , . Welfer. z ' readers navigate key — y ' � ,�, �■ sections of the code that :� • , '- mpacted the study to t9 .` :` .P. , + ` ' ��date. _, U `CD �^ w 1 11 s111-\: 000 \ ¢6 Qr U�pC❑� U `• ♦ i id7 • tlzo 1/ �i'�1 pg 34 2399 RALPH4 N n_ PARKING AREA CALCULATIONS AREA CALCULATION ' P �D, OREGON ' LOCATION STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM LOT 16179 14,487 91* �. BUILDING A 3 6 5 4 O BUILDING B 3 7 3 3 LOT 5110 9,136 OF BUILDING C 6 3 6 3 NO OF UNITS 12 16 14 10 LOT 5126 9,136 N U PARKING REQUIRED PER UNI' 12 20 21 15 LOT 16759 11,400 N J o a LOT 16475 7,513 Q U g STUDIOS 12 UNITS 23.1% W ° 1 BEDROOMS 16 UNITS 30.8% LOT 16731 8,205 z p 2 BEDROOMS 14 UNITS 26.9% (n z TOTAL AREA 592 3 BEDROOMS 10 UNITS 19.2% 59,877 w Q O TOTAL NUMBER OF UNITS 52 UNITS 100.0% 0 J o W SUNSET DR TOTAL PARKING REQUIRED 68 SPACES a O TOTAL PARKING PROVIDED 68 SPACES CI7-9- , 0 _ _ _ - PROPERTY INFORMATION: BUILDING AREA CALCULATIONS D N — - -� - - - - - - - - - - - 16719 BOONES FERRY RD LAKE OSWEGO 1 11J O 1 / BUILDING A COMMON AREA RESIDENTIAL TOTAL AREA SF PROPERTY ID: C194916 0 J M O O I // 1ST FLOOR 710.00 4,410.00 5,120.00 SF COUNTY: CLACKAMAS LLJ Q o a ' // 2nd FLOOR 305.00 4,410.00 4,715.00 SF STATE ID: 21E07DC07200 - Q BLDG C 16719 / / 3rd FLOOR 845.00 4,168.00 5,013.00 SF ALT ACCOUNT NUMBER: 235203 =0 — O /, / // /// TOTAL AREA 1,860.00 12,988.00 14,848.00 SF LAND TYPE: VAC Et v) o _ / / / TOTAL LAND AREA: 0.33 ACRES (14,487 SQ FT) Q Q O - / // // // BUILDING B COMMON AREA RESIDENTIAL TOTAL AREA SF z Z M O 5126 // / / 494.00 4,479.00 SF rn 1ST FLOOR 1,985.00 2, / / 5110 WEST SUNSET DR LAKE OSWEGO Q $ �/ / / # BLDG B ��< • // // / 2nd FLOOR 348.00 3,572.00 3,920.00 SF r v �/ O O / // / // / / 3rd FLOOR 701.00 3,572.00 4,273.00 SF PROPERTY ID: C194915 I M E / / // / TOTAL AREA 3,034.00 9,638.00 12,672.00 SF COUNTY: CLACKAMAS Q r `" c 0 OOOOOOGO I— 1- / / / / RETAIL 1,283.00 SF STATE ID: 21 E07DC07300 Oc J 5110 ,_ O. 0 // / // / // / ALT ACCOUNT NUMBER: 235212 Oc \ ,/ // / // BUILDING C COMMON AREA RESIDENTIAL TOTAL AREA SF LAND TYPE: VAC Oc 16731 \ / / / / 1ST FLOOR 678.00 3,516.00 4,194.00 SF TOTAL LAND AREA: 0.21 ACRES (9,136 SQ FT) • , c Ô6ÔÔ6 c // / / 2nd FLOOR 421.00 3,515.00 3,936.00 SF ` \ \ / 3rd FLOOR 678.00 3,516.00 4,194.00 SF a \ / / / O / / / TOTAL AREA 1,777.00 10,547.00 12,324.00 SF 5126 WEST SUNSET DR LAKE OSWEGO C — (_.) n 0 lip :► \ \9//////i/00,////////// / // /5? // / PROPERTY ID: C194914 I � ( / / /‹?‹./ / / COUNTY: CLACKAMAS 0 x BLDG A , •/ / STATE ID: 21E07DC07400 Ln oc <) ._,� / ALT ACCOUNT NUMBER: 235221 N 0 O0 OC ® x x > ", / LAND TYP: VAC ~ >- N 3 C g , TOTAL LAND AREA: 0.21 ACRES (9,136 SQ FT) Z ce O, cO , / / / / / w W ( ) $ f // / // / 16759 BOONES FERRY RD LAKE OSWEGO N O C e /: / / / / - / / / / / PROPERTY ID. C194951 w O 0 Oc C1 ))) / // / COUNTY: CLACKAMAS Ce Z 0 Oc 16759 J / / // Q O 2 / / / STATE ID: 21E07DC09000 W Oc / / / ALT ACCOUNT NUMBER: 235409 m c Os , / LAND TYPE: VAC / / / OK O / /// /// // TOTAL LAND AREA: 0.26 ACRES (11,400 SQ FT) �/ W / el / / % LL �c O l / / / / 16745 BOONES FERRY RD LAKE OSWEGO m ' Q 2 c 0 e/ /// /___p / PROPERTY ID: C194950 Oc O / / / COUNTY: CLACKAMAS f / / / / STATE ID: 21E07DC09100 Oc 40 '4 // // / ALT ACCOUNT NUMBER: 235418 0 ®c // // // // LAND TYPE: VAC Oc // / // // / TOTAL LAND AREA: 0.17 ACRES (7,513 SQ FT) Oc // /NY' / // / / / / 16731 BOONES FERRY RD LAKE OSWEGO / / , // // j CHECKED BY RALPH TAHRAN // / PROPERTY ID: C194927 COUNTY: CLACKAMAS DRAWN BY RGM / / // STATE ID: 21E07DC09200 NO DATE ISSUE/REVISION / / // ALT ACCOUNT NUMBER: 235427 / / / / /i/ LAND TYPE: VAC / / // // /// TOTAL LAND AREA: 0.19 ACRES (8,205 SQ FT) / / / // / / / // o PROJ NO. // // / 2021-005 N d SHEET CONTENTS SITE PLAN 0 SCALE 1/32" = 1-0" o SITE PLAN Z PROPERTY INFO z v _ SHEET NUMBER Z a , A 4 o v T 4"-- - __ . , 41 70, .,. <op Aky ` _ iiIrRALPH� I ►N C� j-j O --- I -1 r----- AREA CALCULATION P o, oRl:coN . 0 - ''" Ir LOT 16179 14,487 q?� �� © OF 0 LOT 5110 9,136 © 4 A43> ��i. LOT 5126 9,136 T 4 B L D G C k I V `0y ` Ali* LOT 16759 11,400 N J M �, J 7r N O v — �J �► LOT 16475 7,513 1- 0 05 I // �:��,i. LOT 16731 8,205 z o i �� Z ,' // • 719 ��mmmi TOTAL AREA 59,877 w Z 6 / Q o 6 , I o J a // /' a 0_ O �, . 5126 6 5110 ' BLDG B #. PROPERTY INFORMATION: 8 // / o 8 / // �i 16719 BOONES FERRY RD LAKE OSWEGO I— t 2 / , PROPERTY ID: C194916 J o COUNTY: CLACKAMAS w J 8 I 1 2 3 4 5 6 8 A%1 /� STATE ID: 21 E07DC07200 ~ Q C 000 a ALT ACCOUNT NUMBER: 235203 = ce • U C �— iiii, -,. , 0' - /// / LAND TYPE: VAC Et ? o / TOTAL LAND AREA: 0.33 ACRES (14,487 SQ FT) Q a 28 il-T1 ONo O 3 C \ •• � °' ,/ / / / 5110 WEST SUNSET DR LAKE OSWEGO Q r �\ /' ,L�'` // / /' PROPERTY ID: C194915 = M 4 C \� �� /' ♦ // /' / COUNTY: CLACKAMAS Fri Q r ---- / / STATE ID: 21 E07DC07300 ~ 1 C C C C C C C �� \ / ° /' /' / ALT ACCOUNT NUMBER: 235212 OO O 4 6 O // // LAND TYPE: VAC 6 7 31 TOTAL LAND AREA: 0.21 ACRES (9,136 SQ FT) / / / / // / O - - - Q - - A -. //' // / 5126 WEST SUNSET DR LAKE OSWEGO O / ♦ / // / // / / PROPERTY ID: C194914 // _ //' // / // / COUNTY: CLACKAMAS 03 // // // // / STATE ID: 21E07DC07400 / ♦ / // // / ALT ACCOUNT NUMBER: 235221 V) 0 CO 4 /' i // / LAND TYP: VAC ~ OC .841° / // / /' / TOTAL LAND AREA: 0.21 ACRES (9,136 SQ FT) Z O` , L___) BLDG A // / ce "' O 2 C /' / // / /' 16759 BOONES FERRY RD LAKE OSWEGO w �wce /' // // / PROPERTY ID: C194951 w 0 C 6 , /' // / / // / COUNTY: CLACKAMAS Z (' / _ ' / / // STATE ID: 21E07DC09000 / Q 4 C 7 // // // // / ALT ACCOUNT NUMBER: 235409 m O4 / / / / LAND TYPE: VAC - ) _ I ':, / // ' // / TOTAL LAND AREA: 0.26 ACRES (11,400 SQ FT) QC w 8 / / / / OC , ; / / / LL •OIN �C / // / // / 16745 BOONES FERRY RD LAKE OSWEGO m ' Q . C �. // //' // / /// / PROPERTY ID: C194950 / / / / COUNTY: CLACKAMAS 0 // /' STATE ID: 21 E07DC09100 EI1c17ia3 / / / / ' / \ / ALTACCOUNTNUMBER: 235418 6 © ' / / /' i' LAND TYPE: VAC O4 C / / / // // V TOTAL LAND AREA: 0.17 ACRES (7,513 SQ FT) / / © / // 5 C i'; 01 ,/ / / / 16731 BOONES FERRY RD LAKE OSWEGO O ' / /' / PROPERTY ID: C194927 CHECKED BY RALPH TAHRAN 4 /' / // /' / COUNTY: CLACKAMAS DRAWN BY ROM �6. // // /// STATE ID: 21E07DC09200 NO I DATE I ISSUE/REVISION ' ) © I ,/� ' // // / ALT ACCOUNT NUMBER: 235427 / _ / I / / LAND TYPE: VAC 0 C 6 ' /' /' , I / ///'/ TOTAL LAND AREA: 0.19 ACRES (8,205 SQ FT) C // / // o PROJ NO. O / ' / 2021-005 © C // /' /8 1///11/1/1( / // / �' o / / / E • 4 C / / / / / / / / ° SHEET CONTENTS OC ,' /' '5 SITE PLAN // N a / PROPERTY INFO 6 C , / / / Z / / // 0 '1411111% SITE PLAN g OC / // / // // SCALE 1/16" = 1-0" / / / /' i' a SHEET NUMBER , / // / // / / // ,- A 4 / /' �' /,' o v tc OD Ate gi 2399 RALPH4014 n_ • • „.1001,P� �D, OREGON ,,ct. 94'" ?� OF & N U ch _Jr ci J o a 0 U CK o I— u Z z U O o w Z w ° fY Q O 0 _1 c2 0 1L1 LLJ s Q N o0 LL D N I— w rn J H o — a 2 O u U to N Z n Q Lo I O ri Q M r Y 4 Y "' 4 Y- 1 I - O _ O — — — -I I I - - t- - - — HI1 I BEDRM 1 I _ - - I - I BEDRM 1 10'-1"X10'-0" h O • • • 10'-1"X10'-0" OO OO ---- i --) oho olou BEDRM 1 �OIou 10'-6"X10'-2" I Ir ]1 Y 9 C 7I 1 I r "' 4 o �o 0 (7— I I - - 0 ___-- J (-7 M. BEDRM BATH BATH 0 CO M. BEDRM I- 10'_8"X10'-5" — = — + � 7 — — V _ -t — — = — — 10'8"X10'S" 0 Ce . . /1� 1 I, , Z V` - - - ;° :1 . . J 1, w ce A— —7 —Lj ,cj— 1 w BATH UNIT 101 UNIT 102 UNIT 103 UNIT 104 BATH UNIT 106 BATH Z O a G • LIVING/DINE/KIT LIVING/DINE/KIT LIVING/DINE/KIT LIVING/DINE/KIT LIVING/DINE/KIT `� ° O w O o 11'-8"X29'-1" 10'-8"X21'-1" 12'-2"X29'-1" Pi 11'-8"X29'-1' OoL'1 [ 7 ® I UNIT105 O M. BATH �, ,� M. BATH Q co N �J O Z LIVING/DINE/KIT/BATH - - CU O • T1O BEDRM 1s'-o°x2r-o" O w fr jI 1 I 13'6"X10'0" Ti _..11 ( 11 1NIIH Li 1CIO 1— Q BEDRM 2 BEDRM 1 L J 10'1"X9'6" I--— 10'_6"X9'6" �—I I C -------) PA-17(--- PATIO _ a a PATIO PATIO PATIO ,—A --)PATIO 1-1 N— 1 i. J I 1 CHECKED BY RALPH TAHRAN DRAWN BY RGM NO DATE ISSUE/REVISION I I I Z PROJ NO. 0 2021-005 S 0 3 • w D 0 Eci SHEET CONTENTS o FIRST FLOOR PLAN g BUILDING A N FIRST FLOOR PLAN Id C SCALE 1/4" = 1-0" a SHEET NUMBER z a a _ � a O v fp ARCY 2399‘c \orl RALPH • lki; OREGON ' • � OF D 1v N Uaj O) J ci J 0 0 U o co I— w Z z 6 Z O v w Z w ° CC Q O O J 2 w LLI L D h. I W rn J I. I I '� •I w o Q 2 0 u 1 0 r — _ f N N p Q a 003 - - Z z o Y w 4 "' 4 L.I_ 7 r-' I O r - 0 Y 4 Y "' 4 - - O �� 0 - - � — — - - - j HU BEDRM 1 I JI r - - i I - _ - I BEDRM 1 10'-1"X10'-0" • • O O O 10'-1"X10'-0" II ii---) uo -uo lou BEDRM 1 uo loi 10'-6"X10'-2" i_ r — A_ R I Y 4 C -3 I - - � -4 0II II 717----) @—@ LI ....____ 0 0 J 7 0 BATH BATH M. BEDRM N 0 CO _r-----))- N u o - - - - 10'8"X10'6" Ce 0 K_____11:17:\A/1- " i -E___ i ��, ii 1.:`, r i) L1J ce ce L.L O BONUS — — _ 9'-2"X16'-0" �� V..� BATH UNIT 301 UNIT 302 UNIT 303 UNIT 304 BATH UNIT 306 BATH oiKz D Ce Z O LIVING/DINE/KIT LIVING/DINE/KIT LIVING/DINE/KIT ® O 0 LIVING/DINE/KIT LIVING/DINE/KIT O _ /Q w ( , 11'-8"X29'-1" 12'-2"X29'-1" UNIT 303 11'-8"X29'-1" LF 1..` O 10'-8"X21'-1" CD Q I c __) LIVING/DINE/KIT/BATH — M. BATH co O16'-0"X21'-0" ® O �I BEDRM c —1--,--=7\,:i ICIoc ' w 13'-6"X10'-0" I 1 .gyp Q ------- -------)1 CO , J BEDRM 2 BEDRM 1 10'-1"X9'-6" (....i I ' _ 10'-6"X9'-6" -1 ' I- -, - L _ I DECK DECK _ r, a r, a _ DECK DECK DECK DECK L .1 I I, ,,, .I 'I CHECKED BY RALPH TAHRAN DRAWN BY ROM NO DATE ISSUE/REVISION I I I I Z PROJ NO. 0 2021-005 0 v 0 SHEET CONTENTS o THIRD FLOOR PLAN g BUILDING A N THIRD FLOOR PLAN ©0 w SCALE 1/4" = 1-0 a SHEET NUMBER z a x a A2 . 3 O v 0. OD *Is, gi 2399 RALPH4OIN c-i_ • • dijoilP� �D, OREGON O- . 412>IOF & N 0 ch J J 0 0 U CN o I- u Z z U z O o w - w a fY Q O 0 _1 c2 0 11.1 N N o0 LL Q D N I— w rn J r----I I. LI L I O H o — a 2 O u i \ 1 0 ce _ _ E/ to N Et 0 Q D Y "' 9 --P "' 9 Tr o / I _ M C' r �i -,.� -1 i O — 0 077 Ii 0 , ��, v O O = - - - -1 0 BEDRM 1 I J r - H - BEDRM 1 10'-1"X10'-0" r r I 10'-1"X10'-0" uol o II lou BEDRM 1 u� lou F '—�I ` 777 - — — — — �� C l] iI 10'6°x1o'r' P �I q I ,, 0 ------ (-7 70 I - - E ----.11 0 BATH I = ' BATH p• CO M. BEDRM H M. BEDRM V) ° 0 10'-8"X10'-5" — — — — — i-' J - S — — V _ _r - - = - - 10'-8"X10'-5" MI _ e o , I r�e e 1 Z � O� �II , r - -L. . f J ____..) ce j I-L O .c___j_ N 1 to}OL AC BATH UNIT 201 UNIT 202 UNIT 203 UNIT 204 BATH UNIT 206 BATH ° D Z O ® LIVING/DINE/KIT LIVING/DINE/KIT LIVING/DINE/KIT ® w n LIVING/DINE/KIT LIVING/DINE/KIT Q OQ 11-8X29-1" 12-2"X29-1" 11'-8"X29'-1" La - 10'8"X21'_1" ° l� 1 UNIT 203 CL r , O M. BATH 1 1 -0 LIVING/DINE/KIT/BATH - _ 0 M. BATH co N 16'-0"X21'-0" O Q j �� , BEDRM IL :li CIN w �� I 13'-6"X 10'-0" I I � c-----) CO 1— 4fc 1_ L BEDRM 2 BEDRM 1 L L 10'-1"X9'-6" = I ' _I —I i I— 10'-6"X9'-6" ' I- DEC(Ii4- DECK 1 a _ DECK DECK DECK DECK I. I -11, - 6 J CHECKED BY RALPH TAHRAN DRAWN BY RGM NO DATE ISSUE/REVISION I I I Z PROJ NO. 0 2021-005 0 3 • w v 0 SHEET CONTENTS SECOND FLOOR PLAN g BUILDING A N FLOOR PLAN E CSECOND SCALE 1/4" = 1-0" a SHEET NUMBER z a a x c� O - rkZ= • 2 A0D �� pp�� 2399 RALPH4AN • „..../(fIONND, OREGON4,4\1) , . 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SUBFLR _ I — o BUILDING ELEVATIONS 1 SOUTH ELEVATION ._ BUILDING A SCALE 1/8" = 1-0" V F SHEET NUMBER Z a a r . o A3 • 1 v cl ` ? 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BEDRM 10 i I jj 10'-3"X12'-10" 0�/ C N O Q Q 00 Z 1 1 0 0 UNIT 103 UNIT 104 BEDRM v i _ LIVING/DINE/KIT LIVING/DINE/KIT 10'-8"X12'-1" Q M„ o NATH 15'-1"X22'-7" 10'-1"X26'-7" N r UNIT 102 = O ,r LIVING/DINE/KIT M.BATH � 34'-4"X20'-7" - o —nr Oo BEDRM 2 - ji0 I 1 ATH 9'-7°x10'-1" I BATH I I I -+- 1 I___, 7r �� O ❑ ❑ T �� T _, ©vii (3 0 r I V) 0(--T co- i - Cu) /)' \ - D . ❑ ❑ \ ~ ce 0 ,:., , Z , , b To 5' WIDE CORRIDOR i in w L1J ce I-LO \ L - 0 -L a \ cn • C �I CIw 0 .L. - j _ L < 0 w BATH rf=7 ir o- 0 � '� w5 Ce N w I 1.1— ,0 �C I I CO 1— Q BEDRM 1 I 10'_1"X9'-2" I UNIT 101 RETAIL I N z I LIVING/DINE/KIT cr N I 12'-4"X20'-7" I r I - BEDRM 2 ,, II - 1' I` �� CHECKED BY RALPH TAHRAN 10'-1°x10'-1' I DRAWN BY ROM I PATIO 7--' I NO DATE ISSUE/REVISION 1i =�1 ❑ d ad _ I PROJ NO. 0 2021-005 0 9'-61/2" 26'-0" 11'-0" 22'-0" 20'-6 1/2" / / / / / 79'-6 1/2"/ / o SHEET CONTENTS o FIRST FLOOR PLAN N g BUILDING B ( 1IRST FLOOR PLAN 0 ,,_ SCALE 3/16" = 1-0" v SHEET NUMBER Z a t o A2 • 1 v k_ CYO"? jer' 2399 RALPH406 CD-- • Obtyy; OREGON 1� 1v� OF D 0 N c 0-, _1 't C ci J 0 v o 0 cts o H w Z z 6 U O v w Z w 0 CC Q o O _I2 0_ oes uJ W L r--, I 1 ��,—� 1 U ❑ H t rn 1 - U J 1 DECK DECK I" 'I j DECK W o BEDRM 1 1 = O � s'-7"X1o'-o" I �� M. BEDRM G �_,�� 0 — I 10'-3"X12'-10" N O Q Z 0) I, Z In 0 0� I I � UNIT 205 UNIT 206 BEDRM r v — — LIVING/DINE/KIT LIVING/DINE/KIT 10'-8"X12'-1" _ M„ o ileATH fi' 15'-1"X22'-7" 10'-1"X26'-7" N "' 9 UNIT204 \ * * Q' 1 If z LIVING/DINE/KIT M.BATH � 1� 34'-4"X20'-7" . — r- F-- , [ J I u° ou C Io 1-1e �a BEDRM 2 o o — 1 BATH 1 9'-7°x10'-1' I BATH 1 I 0 o . 7) _ • V) n o - oI ( 0 T Ii _ IT _ SD-❑ O - Z >- N 5' WIDE CORRIDOR w w ce t L t 1 ❑I[ ] I[ ]I i- w O0 ® Io [ o 0 o Z oo Q O W lu • A BATH ATH 0o rt_jI i_i_ 1. i_i < co v) r Iji_) —10 1 J'r, LL ,,,__, -----____F li F _ _ _ _ _ 1" , '- i___r__ II,j BEDRM 1 "' fl 1 1 1"x9'-2" I UNIT 201 1 LIVING/DINE/KIT BEDRM UNIT 202 UNIT 203 BEDRM I 12'-4"X20'-7" 10'-8"X12'-1" 10'-8"X12'-1" I LIVING/DINE/KIT LIVING/DINE/KIT r 10'-1"X26'-7" 10'-1"X26'-7" BEDRM 2 -nr El u I CHECKED BY RALPH TAHRAN 7 —d-i 10'-1"X10'-1" I h (----1 — DRAWN BY ROM I DECK ro-- . DECK ii, DECK No DATE ISSUE/REVISION I 1 I I 11 in_.__.,„ ��, I I Z PROJ NO. 0 2021-005 S 0 3 w D 0 SHEET CONTENTS o THIRD FLOOR PLAN N g BUILDING B THIRD FLOOR PLAN C c.- SCALE 3/16"= 1-0" G SHEET NUMBER Z a o rikZ= • 3 v tc OD Akse gi 2399 RALPH • • P� �D, OREGON ,,ct. 9 ?eOF 0� N 0 ch _Jr J o 71- I- 0 cK o w Z z U) Z O o w Z w a fY Q O 0 _1 c2 0 1.1.1 2 N N o0 �——� �_ LI LL Q I L - H S U a ,______Irl DECK DECK Y Y DECK LLI J o BEDRM 1 I M. BEDRM = O u 9-7 X10'-0" I I I -D I I 1_,~ ,I;j U 10'-3"X12'-10" Et N O I Q z 00 rJ Z no) 71----) < Lc) CO CO I UNIT 205 UNIT 206 BEDRM XQATH ° Tr j _LIVING/DINE/KIT LIVING/DINE/KIT 10'-8"X12'-1" Q M,, o 15'-1"X22'-7" 10'-1"X26'-7" Y "' Y r `/ H _ _ � UNIT204 G , {� LIVING/DINE/KIT �0 M.BATH II 34'-4"X20'-7" , — — — 4 1 il" I_ _ _ _ _ OO ° BEDRM 2 1 U/ �V 9'a°x1o'-r' I _III__ I )BATH a. 1 I I I jr)I3ATH BATH I1W1 r - - - L000 � LO T _ _ T �H ❑ 1 Ce 0 _ - Z > N 5' WIDE CORRIDOR I 1 w w ce r 1 I O O I[ �I Y Q i ' _ _ � _ _ rt � cn o Z a0w Iru BATH ATH Cl- O a ° °,4 . . ri. a _mi . L- - - - - - ,, ,_, � ° - + rr ' , coQ._ BEDRM 1 1 i___) 10'-1"X9'-2" I UNIT 201 1 LIVING/DINE/KIT BEDRM UNIT 202 UNIT 203 BEDRM I 12'-4"X20'-7" 10'-8"X12'-1" 10'-8"X12'-1" n I LIVING/DINE/KIT LIVING/DINE/KIT r 10'-1"X26'-7" 10'-1"X26'-7" i �❑ BEDRM 2 1 I i, ri 1,—'-4 I ❑ I CHECKED BY RALPH TAHRAN 10'-1"X10'-1" - DRAWN BY RGM j DECK �_� DECK h DECK LNo DATE ISSUE/REVISION I 1 J� rl 110-- i a I1-o=1: 11 I I I Z PROJ NO. 0 2021-005 S 0 3 w D 0 Eci SHEET CONTENTS SECOND FLOOR PLAN N g BUILDING B CDSECOND FLOOR PLAN SCALE 3/16" = 1-0" v IL SHEET NUMBER Z a o rkZ= • 2 v A D 4? rf ti� Op 2399 '' el RALPH` AN 11 `rn1�11111.11111■11111�1111Ir11111■0111■III11Ir11111r11111■111�Ir11111r1NIME IIfU11111■OIMM • �, - `�� • IMII IUNI 1X11111�11111■II 111�11111■11111■MIXI111�1111M1MMIM 1�11111■11I1MINI 11� .il■ - otonn 11111■1111i11111�11111■11111■1munn1111■11111■11111�11111�1 imme 1111m11111■1111�11 �(�1,:$L{AND, OREGON ,. 11 III I I 1 11 III II 11 II III 11 11 III I I 1 11 III III A/11■■■■■■■._ �� u U L I U I I I I II I I 1 III II I I 1 II II III I I 1 I I "� I III III III III III •/■■IIII■■■iii■■iw IIII uII II II II I ��iiii■iiii■■iiii■■i._ �1111II1111■11111■111111II1MIUM111■11ILIM111IIIIIIIMIMUN11I11111■11111■� q 1 u 11 11 L 11 11 u 1 1 T 11 11 1 T u 11 11 J 11 1 T 11 1 T u 11 11 11 11 11 u I 1 1 T L u u 11 11 u I T 11 1 T all■■■■■■■■■■■■■■■■■■■■■, 1 1 u 1 11 11 11 11 11 11 11 11 11 11 I 11 ill milli 11 1 1 1 1 I ill I 1 0� O� Hu 111111 II1111 111 11 111111 m 11 1 I II 111111 111111 111111 111 11 111111 11111 111 / HI II II 11111 111111 111111 111 11 111111 111111 11 11111111 111111 111 11 III 111r11m11111r11111r11111■1111MOMMINNI111111■11111.1111r11� J11_11II111Ir1111I■11111II1111r1111I■.11 11NtI1111■11111I1111I1111I1 1 11 1 1 u 11 1 u I III 1 III 11 I J I I 1 1 IIII IUIIIUI 1 1 _. \� "14111111■1111111111111511111111111■■M11 1111 5 11111■111111111MI1 II 11 1 I I I I 1 I I I11 II 11 11 11 1 11 I 11 11 11 11 11 11 1 / -Ai■■■■ IIII■■i IIII■■iii■■iiii■iiii■■iiii■iiii■\� U L L I I I U 11 U II II III II III 1 III IL ' T�u'U1L u1IJ'L II"LTIJp'L1L U L111_1 1111 U I1111 U_, II - II U 11 I U I II II II U 1111 I II III U III 1 [11111 [11111HIITII 1111u111111111 [11111U _ __,----- ILIA • ■ - ITLIIIILII C U u 11 11 1 1 T u 11 11 III 11 ./iiiiiiiiiiiii■■■■iiiiiiiii / iii■iiiii■iiii■iiiii■ - 1 L 11 11 11 1111 L 111 T 11 11111 IIIIIL N it ./i■■■iii■■iii■■■■■■■■iii■■■■■ IP L■ ■■iii■■iii■■■■■■■■■■b._ �LllJ111I 6 J v III 'III III III III /i■■iii■■iiii■iiii■■iiii■ii■■I■IMP� "I■I■ iiii■iiii■■iiii■iiii._ imnoi1■min u ' 111 u 1 II N J o 0 T.O.P ®IYI■�■low V �IIYI■III 4 N N.....■■■NIz��zzWiMiiNIm �IMiii = '� �,MMil ■■......■■rJ■......�rJ'\_ 0 a, E ■ i■■i■iiiiiii■i■iii� iiiii■■■iiiii■i■i■iiiii•L■� -isiii■i■i■iiiiiii■i■i■iiiii■■■i■iiii \. w Z Z iiiii■■ii,ii■ ■■ ■■ iiiiiiiiiiiiiiiii■iiiii z O o iiiiiiiii ■■ ■■ iiiiiiiiiiiii �siiiiiiiiii 0 iiiiiiiii :,ill iiiiiiii w o i■■■iiii■iii i■■■■■■iiii■iiii■■ .��._ 4�J■i■■iiii■■■■ w rY • Q O °' , iii■■iiii■ ■ ■ iiiii■■■■■iii ■■ii\.J■iiii■■ U' _I o iiiiiiiii iii■■■iiii■i ii■iiii■iii■ r ,_ iiiiiiiii ........ ■iiiiiiiiiiiii iiiiiiiiiiii 0_ O w■■■■■i■iiii■■■iiiiiii■■■■■i■iww■■■iiiii■■■■i■iiii■■■■■■i■iiii■■ ■■iiii■■■■■■iiii■■■■■■w 0_ oes 0 ■ iii IIII IIII IIII ■ IIII IIII IIII■ ■■ w T.O. 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SUB FLR• • I 2 EAST ELEVATION SCALE 3/16" = 1 0" r ^) 0 CO Z C IN o• w ce ce LLJ JJ IIMINI 1111■11111IIIIIIIIII 1I■IIIIIIII11111111■11111■IIIIIII 11■11111■11 IIIIMMIN 111■111II III11U1 IIII 111 IIIIIIII ImMMII1I■I IIIMMIIII1111■11II IIMMII IIII 111iIIIII I1111■11111■IIIM11■11111■III O _ 111■11111■1111111111101111■111111111111�11111■11111IMME�11111■11111■11111�11111■11111■11111B11111�11111■IIInl11 111■IIIA■11111�11111■11111■11111111111�11111■111111111111�IIIII■11111�11111�11111■11111■III I111IIIII■IIIII■I1111 11 IIII■11111M IIIMIIIEIIII■IIIIIIliIIII�IIIII■IIIII�IIIII�IIIII■IIIII■11111 IIIII■IIIII■III 111 a 111 I u III 1 111 U 1 I 1 I u I 1 I I U III II 1 I 1 I u 11 I I L III II 1 I 1 I u 11 I I u III U 1 111 H 1111 H III 1 • U, II U J II it II IIII II II II IT II II II II II II II II II W O '41111 ' III■11111■IIII11111rII11111�IIII11111■II11111rII11111�IIII11111■II11111rIIII11111rIIII11111■II11111■IIII11111rII11111■IIII11111■IIII11111rII11111�IIII11111■IIII111p11 1 1 IIIIIIIII 1 lIlIllll 1 II 1 1 IIIIIII 1 llllll 1 II III11 1 IIIIII 1 1 llllll 1 II 11 1 II 1 1 lIlIlIlIll 1 lIlIlIlIll 1 II 1 1 IIIIIIIII 1 • uU1 ILU'IJLiU ULiulLu 11�L ' ULi[1 UL1 [1 i 1 ULi[1 UL1 [1 i 1 L �u ULiu1 i Li ULiu1LILTu1L 11 Li IIIIL �l ITLIIII1 I11 III1LUIIILTU'UTL II'IHJ IlLIiLi[1UTLTIII'IJTLiUlliLiU1LITLTIIIII Ce Z w ULIU ULIU ULTU UUU ULIU LI1II LLTU UJU UIJII LLII UIJU UIJU LLTI O 111 1 1 1111 1 1111 1 l� IIIIUIIIIIIIIIIIII II LII ILIII UII UIIIILIIII II II IL IIIILIII II ILIIIIL IIIIILIIIIUIIIIUIIIILIIIILIIITUIIIIuIIIILIIIT II IT IIIILIIII 1111 Cl-Q l I l 1 1 l l 1 1 1 1 l l 1 1 1 l l I� L J II UIJ L U14 II II L IIII L IIII U Il11 a II II L I114 1114 II II L IIII 4 II II L Il �Iu11i 11i1141i'i11141i'i111i 1II11 II'111141i'111i 1IIi111i 1IIIiY41i'1Y1i 1i11'11 1Ii�41IL0 � mm111■11111�I1111�I1111■11111■11111�I1111■11111■11111�I1111�I1111■11111�I1111�r 1111 11 11 a 111 11 1111 11 111 a 1111 a 1111 11 I111 a 111 a 111 11 111 11 111 pp 11 1 1 11 1 1 1 111 1 1 1 11 1 1 1 11Iy1 1yIII 1 II111yIIII111II1111II11111IIII111II1111111yI11yI111111Fr 1111y11M1111y1111yI1'i111I1111I1111� Hilly111111III I111111111 Q (� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11II j1i11T 111111u11111u1111T 1'1111u11111u1111T Illy Ilu1u Ilu1I ,ill LLB 11L IIu1u,I ULU 11L IIu1uLJu1U 11 IIL IIUILLJulu 11 l C% 0 1 11111111 1111111 1 11111111111111111111J1J1J1J1J1J J III l ulu'11111uI11111 "i14u''mu111111 Hill 1'11111u111111 1I ' Ii114u 1111U 1u114 1114u 1111U ULI L �U L 1U UuuuU L� Ce I— I' 1-1-LJ LUJJ I LI L J U I I IJ U I I Li L I I I I I I I I I I I I , \ II 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I L U I)L 11 11 L 11 11 L 11 11 U 11 11 a 11 11 1 U IL LJJ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I1inn m ..minunllm� 1111M111■Ir11■111111111111■I 111■Ir1111111r I mill 1 1 1 ��n111�1111■11111�1111�1111■11111�I1D'` 111 II 1 u 11 1 u 11 111 II 1 u 11 Il I I 111 II 1 11 II I I T.O.P 1111\1111■11111•11111■1111■11111■111r' '�111�111111111�1111�11111■1111 u Q 111IIIg■III�I11=10ml��ll� �1 _k J_I1111■IIIIIIUIIImI11Il■111111111� �� — - — — c �JIII■IIImI11IIL111111t111m11111n111�■111- - - - - .— J u�IIIII�IIIII�IIII■IIIourom mn.� ■■■■■mii■iimma■■i■i■- \ MINN `mmont■Ilm��llim\InnorIImmin 1—I ..II�IIi��IIimIIlI1�IlII1�Ilimlnimlpllml INN li■i iiii — iiiii 411 III III I I I I III I I milli r I I I I 1 I I III 1 11 III 1 11 I I I III 1 11 III 1 11 1 I I 1 I I III 1 1I III 1 1 "uluUJluIuuuIu.0 I'J Tu'11I1 u1I1IJ 111111u II1111I Noon iiiii iiii I 11 III 4 LJ T 11 I■■■ ■. iiii iiii■ u u u u u u _ u l u u u u u I 11 11 II11 11 11II111 11 III I 1 u II11 11 11 II1111 11 I1 1 II11 II11 11 11 ■iii■ ■■ ■iiii■iiii IIII■iiii■■ 11�111T 1111111 11I11141III"1114 III'11111 '1II1 TII' 111141I'1111 l 1 1 1 1 1 7iiii _ _ - 1U ULU LHU ULTL LLTU ULI11IIALTII LLT11Il_ 1 1 1 1 1 l iiiii II II II II III II II II II II II II III II III II II II II ci:. _1 11 1111111111111111111111 , lull 1111111111111111111 11 llllll T.O. SUB FLR 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 r -1 '-1 i�P 1 �l 1 '��1 1 1 �� L l l l l l l l l l l l l l l l l l l l l l l ,I II III II d. �h LI, LI- llllllllllllllllllll -llllll - 1 1 1111111 �' l 111111 1 1111111 r r CHECKED BY RALPH TAHRAN llllll 11111 i 11111 11111 l 1 l 1 111 1111 l 1 1 l 1 = — 111 l 1 l 1 l 11 - - = DRAWN BY ROM N llllllr llllll llllll 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 NO DATE ISSUE/REVISION 111111 11111 llllll ' N 111111 llll111l 11111 r, � I llllll 111111 11 11 -' I 111111111111111111 111 lull ■■ 11111111111111111111111111111111111111111 11111111111 I I • CO T-1 T.O. SUB FLR ■■ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I U I 1 I DE Li -LbI�B B — — Z PROD NO. u_i _j OM 0 7, 2021-005 D- . 0 o N D 0 ❑ r ° SHEET CONTENTS J J J o BUILDING \ \ T.O. SUB FLR ELEVATIONS z BUILDING B SOUTH ELEVATION 1 SCALE 3/16" = 1-0" 1 SHEET NUMBER z a r x E O A3 . 1 v °OD& 0/ 2399‘c ,,,,t1 ff RALPHO6N `6'- i • ��yi � OREGON „...3'� vv OF D 1 0 N c O) _1 ' • ci _1 O 0 co U O 83'-6 1/2" I / / LLI 9'-6 1/2" 22'-0" 16'-0" 36'-0" z Z / / / / / 50 0 Oc w Z W 0 II Q o O _1 v 'v w L LJ L L.L Q r I� LI 0 1 U Q PATIO PATIO r y PATIO I LLJ J o ii j 0 :I. I BEDRM 1 ii ~ a r - q M. BEDRM 9'-7"x10'-0" 10'-3"X12'-10" N O Q Q 00 00 BEDRM UNIT 104 UNIT 105 r- UNIT 106 CD' U 0 I o Q �' < r Ar �0` '` 10'-8'x12'-1" LIVING/DINE/KIT LIVING/DINE/KIT - - [ LIVING/DINE/KIT Q M =--, ri_.._.__... 0 (.1w y 10'-1"X26'-7" 15'-1"X22'-7" 34'-4"X20'-7" BATH N H __ . . , I __) _t _ _ _G ., M.BATH - O Fl j LI J 1 a O O O ATH I - (IV I BEDRM 2 BATH I I 1 1 9'-7"X10'-1"7 0 _ I - T i— Q IL I II J II [r 0 —1 • V) —I 11-11 CD @_@ 0 r I — .i. . 0 -E--- A- b. Z o• 5 WIDE CORRIDOR 1 b w w ce O II 11 l 1 W di ° Cez � A U . 0 b 00 U J oa w BATHJ a lu ul 11 TH CIOV.,___-`t BATH m a N 1-1 f I� i I I BEDRM1 DI 10'-0"X9'-2" I UNIT 101 1 BEDRM 1 I LIVING/DINE/KIT UNIT 103 1 10'-1"x9'-2" N 1 12'-4"X20'-7" UNIT 1021 LIVING/DINE/KIT I N 1 1 r-a°x2o'a" 1 i LIVING/DINE/KIT i [, 15'-1"X22'-7" 1 II1 ) II 1 BEDRM 2 I = I I CHECKED BY RALPH TAHRAN 9-10 X10-1' _ J BEDRM 2 1o'-rx1o'-r' DRAWN BY ROM I PATIO 11 �c PATIO s -OH PATIO NO DATE ISSUE/REVISION \ \ I I PROJ NO. 0 2 2021-005 S 0 26'-0" 16'-0" 26'-0" 10'-0" _ / / / / / 78' 0" / o SHEET CONTENTS o FIRST FLOOR PLAN g N BUILDING C FIRST FLOOR PLAN CD ct SCALE 3/16"= 1-0" G SHEET NUMBER Z a A,.., o v OD& ("V? 2399‘c ,,,t1 ff RALPH4iNAN `.6,- 1 • • ��yy; OREGON i. �� 1. OF O UN c O) J ' ci J 0 0 co0 o I— w Z z 6 u O v w Z w 0 rI Q o O J 2 w LLI L i, Y "' 4 Y "' 4 I' "' 4 C _ I U t 2 Q DECK DECK Y 4 DECK j w J o BEDRM 1 ~ Q Y "' 4 =1 ,_) M. BEDRM 1 I = O `` � 9'-7"X10'-0" r , 10'-3"X12'-10" I, v I' f N O Q Q o0 LI Z s BEDRM UNIT 204 UNIT 202 UNIT 206 0 0 I� I o r 7 LIVING/DINE/KIT LIVING/DINE/KIT — — L LIVING/DINE/KIT 0 I �? `- Y M 10'-1"X26'-7" 15'-1"X22'-7" 34'-4"X20'-7" -----A4BATH 0 i II = I r _) S I \_/ .L. M.BATH �' o ___) �� a II II { I 0 o BEDRM 2 yTH I I BATH I I I 9'-7"X10'-1" I I 0T . 0 T _ 0 0 I If it c ----t----)1 o = o o J —�,� - - - - I 10 • V) _, — 7 r - Z O, 5' WIDE CORRIDOR w w ce LL O z II 0 0 O -1I i— w 0 r o �� z O U Irh 0 U -- OwQBATHr7 , , 0010 — BATH I O (� TH q m O� �, 1 ` . --� CN0/ w 14 j LJ— I I CO . BEDRM 1 LI -1-- e -- --I UNIT201 = 10'-0°x9'-2° BEDRM 1 12'-4"X20'-7" UNIT 202 LIVING/DINE/KIT UNIT 203 i 10'-1"x9'-2" — t LIVING/DINE/KIT 12'-a"X20'-7" , LIVING/DINE/KIT = 1 15'-1"X22'-7" r'I ---) BEDRM 2 I = I T� BEDRM 2 CHECKED BY RALPH TAHRAN 9'-10"X10'-1" 1o'-1•xDo'-r' DRAWN BY ROM - i PATIO 10 PATIO L A 0� r DECKI NO DATE ISSUE/REVISION n I I I, J L J i i Z PROJ NO. 0 2021-005 S 0 3 w D 0 SHEET CONTENTS SECOND FLOOR PLAN N g BUILDING C SECOND FLOOR PLAN CD cti SCALE 3/16"= 1-0" G SHEET NUMBER Z a o rikZ= • 2 v eD AR(Y jer' 2399 RALPH40641 c)._ • 1k4 • D, OREGON '14 OF O 1c UN C cl J J O v O U o I— w Z Z d u O v W Z w ° Q o O -1 2 w I- T — - — — L1J I _ 8 rn \ P ,, y / h. // \ / O a �. DECK ; DECK P 9 DECK I v // L1J _ I / Q - il___) , �\ BEDRM 1 I 0 ,- P 9 M. BEDRM V 1 I y X1G 0" 0 , V 10'-3"X12'-10" / \ N N \ \ Q a o°°0 , v I Z " „. r: 7, ,,--, BEDRM UNIT 304 UNIT 302 UNIT 306 CD'1o'-8"X12'-1" 0 I S) F� LIVING/DINE/KIT LIVING/DINE/KITr ." LIVING/DINE/KIT Q �' \ 9 10'-1"X26'-7" 15'-1"X22'-7" V,..: 34'-4"X20'-7" BATH \ \ : , = , ( CD , \ ,' __:"---)31R v I M.BATH \ / FLJ v , aL _ r - - - _ I J` , v </ i \ \ - - - - _. . ' II "- -— kC) \ c 1 6 \, \ \ \ IL ATH I o v I BEDRM2 /rA -1 / I \\ I 9'-7"X10'-1" -----)) I T —7)—@ 0 'H_ I s\_k ' \\ ir I O O/ - 0 ° _ ° 0 F -1 *- — H4,— — — — { \ I _t / —./ rcr // // C - 5'-WOE CORRIDOR vv L� w ce / / \ \\ LL 0 IC_ —1j \--- -r 0 6 ' ' j 0 ( \ 1-- - - - , ce z 0 BATH � ulu ilu � I .. r , Q 0 Lll \ BATH \ ° O TH (l m QoO u vv [41iIl Ce \ / _ w --+-- le e - + / LL I T I AI— I COQ BEDRM 1 , I � 10'-0'x9'-2" 1 UNIT 361 1 BEDRM 1 I LIVING/DINE/KIT s-" IT 303 1 10'-1"X9'-2" = I 12'-4"X20'-7" ) IVING/DINE/KIT I 1 1 UNIT 302 12'-4"X20'-7" I [I J I LIVING/DINE/KIT / \A 15'-1"X22'-7" 1 / BEDRM 2 I s i = _ I I L BEDRM 2 CHECKED BY RALPH TAHRAN 9'-10"X10'-1" I / I 1o'-1"xio'-1" DRAWN BY ROM I DECK c '1 PATIO DECK I NO DATE ISSUE/REVISION (---- Ti JU i -( a 1-1 1 1 i n I1 I n L I I - L L - - J L — . I PROJ NO. 0 2021-005 0 D 0 SHEET CONTENTS o THIRD FLOOR PLAN N g BUILDING C CDTHIRD FLOOR PLAN SCALE 3/16"= 1-0" G I SHEET NUMBER Z a i,-, A,r,4 • 3 v &OD IIRCY 2399 RALPH4AN • l: ND, OREGON t/ � ?�aig OF6. „Ii u �� a ��ui l,ri'IJ ,u1,IJIJ,u11IJ,rivL „ I,I,u'iI1IYIIl,I1IYu1,I,l,u'i11,, u11,I1IY[iliI,l,u' I,I u1 111 [iliI,I,u' I,I,H' 11, Fil,111 u',I,I,u'iI1IYIIl,I1IYu1,I,l,u'i,,,, i 1J1�Iul ll� ullllull1111IIluIIIT Illlullllullll IITII IIIIuIIIIuIIIT IIIIuIIIIuIIIIuIIIIuIIIIuIIIIuIIIIuIIIIuIIII� IIITII Illlullllul 1 1 1 1 1 1 1 1 1 1 Illlullllullllu I 11111U111 u11I111 JJ JJ 111111111 `11 II IIIIJI I `II 1111111111111I 4411111.1111111111 uuI 1 �II111111 IIII� 111111111 II 11111111111111111111111411111111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 IIIIu 1111u4111u41 1u 1111u4111u41 1u 1111u 111Iu4111u 1111u 1111u4111u4111u 1111u4111141 1u 1111u4111u41 1u 1111u 1111u 1111u 1111u 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 w 11 111 1 1 11 11 1 1 1 1 1 1 1 1 1 11 11 11111_ II ./ u1 a u1J uu 1 1 1111 N 0 IT 11LI1 uII IIIuIUIIIUIL U LII IIIULJ U UIL U ull lu LIIIIIUIL U uII IT LII IIIuILITIuIL U uII IIII1UIIlUIL U ulJll 11�IIlulLlu ull lU ull u'u = u IJI a III I III N J 'q c• u u u 1 u u a 1 u u u 1 u lllllllllllllllllllllllllll 1 J Mp o 111 lllllllllllllllllllllllll ll mmminmmmmminmmMMOMM1lnmm mm l 1 1 1 l l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l 1 1 1 1 1 ■j= J1111 II will MI III 1111 11 III111 III 1111 11111111111 1111 II 11111111I11111I1II I1111111I111 III 1111 1111111111 ►_ o 11 11 11 1 1 11 11 11 1 1 11 11 11 1 1 11 11 11 11 1 1 11 11 1 1 11 11 11 11 1 1 1 1 11 11 1 1 11 11 11 11 1 1 11 11 11 1 1 11 11 11 1 1 1 1 11 11 11 1 1 11 11 11 1 1 11 11 11 11 1 1 111 \ III IIIIIl I— fl1 U 0 T.O.P w Z 1-1 1 1 1 1 1 1- 1 T 1 1 1 1 1 1 1 1-1 -1 1 1 1 1 1 1 1 1-1 1 1- 1-1 1 1 1 1 1 r l ,1W -■■■ `■■■■■■■ ■ MI ■ ■ 2kh ! Z 11111111111111111111111111111111 11111111111111111111111111 1 /■ i'1 ■■■■■■■■■r ■■■■■■■■■■■■■■■■■■■■■INN ■■■■■I' z Q o llllllllllllllllll ■■ lllllllll 11111 ■ 1 11111111111111111111111111111■ W ° 11 - llllllllllllllllll Illllllll llllllll 111111111111liii1111111111111 1 W Z llllllllllllllllll ■■ mill 11111111111 lllllllllllllllllllllllllllll 0 11111111111111111 11111 1111111111111 11111 TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT 0 11111 111 11111 11 1111 111111 11 llllll 1111111111111111111111111111111 J 111111111111111111 11111 1111111111111111111111111111111 O llllllllllllllllll '■I _,ii ■■ lull IIIIIIIIIIIIIIIIIIIIIIIIIIIII O a.) II 1 1111 111 1 1111 TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT a 1111111111111111111I1111111111111111111111 1111 llllll� lllllllll Illlllllllllllllllllllllllllll w 111 1 1 1 11 1 1 1 111 1 1 111 1 1 1 1111111111111111111111111111111111111111111111 I111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 L1J Ln T.O. SUBFLR III III 1111111III 111111111ill ti 111111111111 1 111I11111111111111III11IIII1IIIII 1111111111111 , v) co • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l_ 1 1 1 1 1 1 1 1 1_llllll 1 1 1 1 1--1 1 �- -� 1-1 1 , �T 1 - 1 �- �1 1--1 1-�- -n 1 O 1111111111111111111111u u 11111111111111111111111111111111111111111111111 II 111111III Him 111 / \1111111 1 11 1 I 1111 1 11 111 11 1 1 w M , 11111111 1 111111i111111111111i11111 1 1 " " " " " 1 11 1 1 1 11111111 1111111 111111 , ] 111111111111111111111111111111 11111 11 1111111 111111111111111 11111 _ 1111111111111111111111111111111 U llllllllllllllllllllll llllll lllllllllllllllllllllllllllll Lll o N �11111 1I 1111111 111111111111 1111 1111111111 1111111111111111111111111111111111111111111111111111111111 H 0 0 0 - 1111111111111111111111 111111111111111111111111111111 — Q 1111111111111111111 �TTT1TT J1111111111111111111111111111 I 0 I- 'd.) - 1111111111111111111111 11111 111IIIIIIIIIIIIIIIIIIIIIII11111 U 1111111111111111111111 lull J111111111111111111111111111111 111I1III11111111111 " ' " " ` I 11111111111111111111111111111111111111111 v) N 11111111111111111 111111111111111111111111111111111111111111 D o III 1111111111111 11111111111111 III 11111111III 1111111111111 Q • T.O. SUBFLR 111111111111111 1111111111111111111111111111111111111111 IIIIIIIIIIIIIII 11111111111 [ 111111111111111111111111111111 Z rn i u u u i Q Ln r T I r v I = M o Q r H 1- °° I b f , 1 � T.O. SUB FLR 2 EAST ELEVATION SCALE 3/16" = 1 0" V) M Z o• w ce ce W O LL I— to d I I ' IIIIuIIIIuIII ul � W �1� u IIluu,I 'Fial'qu'l'I'lULJU .u1u'luYli ll'qu,u,l, Yuu,u,lu11111 Y , au„IIIIIda IIY , Il YuuII ' �1 ' �u II YL, Z V I171� II II " ' 1 11 11 1 u IJ 11 a LJ 1I L� 11 L 11 uL IJ 1I IJ J 1I L�I11 IJ IJ 11 lu�I 111 IJ�I 11ll 1 a IJI 11 IJ�I 111 IJ�I 111 a LI 11' LI ^ O W li'ifl'i 1i'i1'1'i Ii71`I'i li'ifl'i Ii717'i li'il 'I liiI l'i MI'1171 'i liiI1'i lii11 1 III \ 11 11111 11111 111111 111111 111 11 11 11 111111 1111 11 11 11 111111 11111 11111 11 11 11 1I II 1 11111 111 1.. 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UI-11—Iq �. 11 �� :imili , , , ,--� , , 11111111111111111111111111111111 CHECKED BY RALPH TAHRAN 1� / \ C11111111111111111111111111111111 DRAWN BY RGM■ ■■ NO DATE ISSUE/REVISION N �■ ■■ �_ ■■ �1■■■■■■■■■■■■■■■■ 0 0 ■ ■ ■ ■ ■ 1111111111111111 1111111111111111111111111111111 1 �M ME M � l l l l l l l l l l l l l l l l 1 �■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ i T.O. SUB FLR s01 �r1. mm .. m I' - - - �I� ■■■■■■■■■■■■■■ Z PROJ NO. 0 2021-005 liii III e 0 mmmmmiim o o ■ ■ ■ �� ■ ■ O SHEET CONTENTS ■ �" �' i BUILDING �� ■ 'am ■ 11--- -. o T.O. SUB FLR — _=-- __ ==-= ELEVATIONS g BUILDING C SOUTH ELEVATION C1 SCALE 3/16" = 1-0" = SHEET NUMBER Z a x r r r x O A3 • 1 v k0131 ti Op�‘2399 RALPH` AN • P`14ND, OREGON 419, uluI p III III! II "II'IY I"iPIY PIY II"iPIY II"iPIY "iPIY "iPIY I"If11 "iPIY iPIY I"11'IYI 111�11 "iPIY II"iPIY II"iPIY PIYII IY II"iPIY IIIY If "" �J I II IIIIIIIIIIIII II "� II'�� II'�� IYIIII IIIYII IIIYIIII"iPIYIIII"iPIYIIII"iPIYIIII"iPIYIIII' I' Ju IIIT1 11111 IIITu II II [1 11111 IIIIU IIITu 11111 1111u IIIIU 11111 11111 II IT IIIT1 11111 IIIIU 1111U 11111 I114 11L IILLi1 LH uL LILi1 hit IJLTIu Or Q� 111PYII"il' 111' , Y i III III ' Y I'i, Y iI IY i'il' Y1i'i' Y i ! u�� u 1 u � III ij 111U 11111111111111UlITl I111111IIIU II IU II IU IIIIU II I [ lI1111111u 111 ulI IU IIII11111 [11111 IIIIU II144��IIII IIII 111 11144��IlII ull 11IIIIU Ill R 11111111111J111111 IIIllul111111ulllll1lj 1111u1111111u1111111111111H IIITIu111111111111111j Illlul1111111I1111U II A 11111u11111u11111A 111111111111[1 IIIllulllll1l11111IIIIllul111111111111 IIIIul111111u11111 IIIIul111111u1111111111111UI1111A 111111111111III111A 111111111111 IIIIull` „-rr111111111111111I1111111111I1II111111II1I111111II11111111111111111111111111111111111111111111 111 111111 111111 111111 111111 111111 111111 111111 111111 111111 111111 11 111 111111 111111 11 111 111111 111111 111111 111111 111111 111111 111111 111111 11111111 L 11 11,11 11 I 1 II 11 11 II 11 11 4 11 I I II 11 11 II 11 11 11 11 114 11 1,1 II 11 11 4 11 11 4 11 1,1 II 11 11 11 11 11 a 11 11 0 ululill U UTllII [11_1UIULIUlUTll IIII UTIIUIUTIJululllu UTllululLI Ilulhi II111T1 11i11UlIII 11 11III1U1IIIIU 1111 1111 [11111 111111 1111 [11111 [11111 1114[1 1111 [11111 1 11 1 1 1111 [11111 1IIIIU III1U11111 111111 1111 [11111 [11111 III 6 J M c. 11 IIIIII II Tu 11111 IIIIu IIITII 11111 II111 IIIIII llll will IITIII III J 0 0 _ II 1UU'111111lIIHU1II11U'11'lu 1111141I II11U111111 II111111u11111 11U1 III1U111111 111111IA II111U'11'11U'111411II11U1111 I1U'11111111111d II11U11111111 1111141 II11U111111 11111u1111111U'11'11U'1114111II11U'll1 I1U'11141111111 �rIn� T.O.P 1 1111I 11111111111111111IIIIIII11111IIIII1111IIIIIIIIIIIIIiIIIIIII111 III IIIilllll111illl,l II II II II11/III1111111IIII1111111111111111I111'111111111111111111IIII11111IIIIIIITIIIIIIil111111i11IIIII1111IIIIIi11I11111illIIIII11111IIII11111111111IIIIII1111111111111IIIIIi11 I- vV 0 — - 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 7 W ! 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SUB FLR , • 2 WEST ELEVATION SCALE 3/16" = 1 0" r ^ •) M Z IN C o• w ce Ce w 0 LL ceZO 'LYu'u'LY[Mj IIIIULYu'AN'u'LYuuLYuU'LYu�uLY IIUhl CLYIi Al��IIULYII LiII'LN'u'LYIi'IIu'LY[�'I O W EiHIl1j1�11111111IIITlIl H II1111111111j,[111111 [1 1111'II1111111T1111I1111II11111111111111 U 1411 U 11T111 U 1111�1�111I11111111111111111111111 1 111"III 1u1YII1u111Y uIIIYIulfi 1u111uuullluuul 1 1u1YIL u1ilu ult1Y1u1YI uh uuIII 1u111Y 1� 11111 1ITTITT 111111111111 11 111111111111 11 II IIJTII Iu1 1 1 1 1 1 1 CL Q �IIIII II IIIIIIJI4I1 4 II1 II II1 JI 44 II1 II 1 J�n llNlm IIIM 1�� `EIMEN 1 1�,!! �'mn'EM"1 Him 1 1 1 LI a 11 11 a 11 1 1 um u u 11 I U 1 U I u u 11 it U 411 U �'' 1 r u 11 1 J 1 1 I� 11 1 I� a 11 1 r J 1 1 I�411 1 I� a 11 1 r 11 11 1 U 1 1[lily' 11 a 11 1 a o LiUlU a ll1UTLTimii i11111U111lu 1mu 1111 [1111i 11111u IIII Iu 11111i1111114 IIIII 1�„� II III III II IIIIII IIIIII III I III IIIIII II I III IIII II IIIII IIII II_ I l II I1141u 11 11 u I1 II 1111 1I I I1 III ITI III41 111111111 III ITI 1III 1I I1111II1I I I III 1 I I11 11I 111111111 1111 1 111I 11111111 1 111 m I'i�11.1 �lll■■:��I l��11O■:1:�1��11!■: 1llu1:�1��l11�■:1:��1�■nni 1��11�■:1:1 uu 1 T1u u1 1�14u11L11�14u a 11 1u 11 1 141111 a I1 i u I I114 11 1 111 11111 1 1 l 1 111 11:1111 lll.fl'1 111 111.111111=1111 111 111 lll.fl'11 111 11 u D ^' _ Q L 1 u 4 1 4 4 4 L.L w 1 1 11111 ILL 11 1 1 I- III � I 111 1 I I I 1 1 III I I I I I I I I I I I I III III I I I I I I I III III l l l l l_ 1 1 1 1 1 1 I I I L I I I I I I I I I I u I 111 1 I I I 1 1 I I I I I I I 1 I I I 1 1 I I I I I I I I I' I /�=1\._ -nl �I111�I■■1111111111mins111111■III�I■mesomun _ j j j j j j l j j j 11 1 i l T u 1111 u 1111 i 1111 1 T 1111 111 1 ill 111 11 _ L 11 III 1 II PP' `" 11190.' . r. .. �/ .� ' ' UPP-'� /i R!! _ -••. !! !!!!!!!!. �ImnU j 1 T.O.P 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 r /IIIIIIIIIIIIIIIIFI\ 1�mnlmnl: /IIIIII�JIIIIII\, ! !!!!!!!!!!�, - r!!!!r. 4IIII� 11IIII MINI UM mien r,ilr '■■ IIII�iI� L- �IIIIIi� IIIIilili� ■■ 11u I uI 1u11 Mill ME El !!!! IIII IIIIi ■Ill MINN IIIIIIIIII M IIII �T.O. SUBFLR II'' — III IIIIIIIIIIII Lu u �U Li ■ ■ u I CHECKED BY RALPH TAHRAN C r\ �� MN 7 �� I 7 I DRAWN BY ROM ■■ I NO I DATE ISSUE/REVISION CV i O � I N I _ - _, I - — — — - — — I � T.O. SUBFLR ' Z _u L3 L3 0C3 0 0 PROJ NO. I. // \\ // 2021-005 _ 0 a . 0 0 �� ° SHEET CONTENTS o BUILDING • • T.O. SUBFLR = _ - ELEVATIONS g BUILDING C NORTH ELEVATION 1 SCALE 3/16" = 1-0" x o SHEET NUMBER z a x x a r 1- x E O - A3 • 2 BUILDING A FIRST FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 101 3 2 43 SF 1,061 SF UNIT 102 1 1 55 SF 539 SF UNIT 103 1 1 55 SF 539 SF UNIT 104 2 1 45 SF 795 SF UNIT 105 0 1 45 SF 415 SF UNIT 106 3 2 43 SF 1,061 SF TOTAL 10 8 252 SF 4,410 SF FLOOR AREA 5,120 SF COMMON AREA 710 SF SECOND FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 201 3 2 43 SF 1,061 SF UNIT 202 1 1 55 SF 539 SF UNIT 203 1 1 55 SF 539 SF UNIT 204 2 1 45 SF 795 SF UNIT 205 0 1 45 SF 415 SF UNIT 206 3 2 43 SF 1,061 SF TOTAL 10 8 252 SF 4,410 SF FLOOR AREA 4,715 SF COMMON AREA 305 SF THIRD FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 301 2 1 43 SF 940 SF UNIT 302 1 1 55 SF 539 SF UNIT 303 1 1 55 SF 539 SF UNIT 304 2 1 45 SF 795 SF UNIT 305 0 1 45 SF 415 SF UNIT 306 2 1 43 SF 940 SF TOTAL 8 6 252 SF 4,168 SF FLOOR AREA 5,013 SF COMMON AREA 845 SF BUILDING A NO OF UNIT PARKING STUDIO 3 3 SPACES ONE BEDROOM 6 7.5 SPACES TWO BEDROOMS 5 7.5 SPACES THREE BEDROOMS 4 6 SPACES TOTAL UNITS 18 24 SPACES BUILDING B FIRST FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 101 2 1 46 SF 655 SF UNIT 102 3 2 47 SF 933 SF UNIT 103 0 1 40 SF 367 SF UNIT 104 1 1 55 SF 539 SF RETAIL SF SF TOTAL 6 5 252 SF 2,494 SF FLOOR AREA 4,479 SF COMMON AREA 1,985 SF SECOND FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 201 2 1 46 SF 655 SF UNIT 202 1 1 55 SF 539 SF UNIT 203 1 1 55 SF 539 SF UNIT 204 3 1 47 SF 933 SF UNIT 205 0 1 55 SF 367 SF UNIT 206 3 2 55 SF 539 SF TOTAL 10 7 252 SF 3,572 SF FLOOR AREA 3,920 SF COMMON AREA 348 SF SECOND FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 301 2 1 46 SF 655 SF UNIT 302 1 1 55 SF 539 SF UNIT 303 1 1 55 SF 539 SF UNIT 304 3 1 47 SF 933 SF UNIT 305 0 1 55 SF 367 SF UNIT 306 3 2 55 SF 539 SF TOTAL 10 7 252 SF 3,572 SF FLOOR AREA 4,273 SF COMMON AREA 701 SF BUILDING B NO OF UNITS PARKING STUDIO 3 3 SPACES ONE BEDROOM 7 8.75 SPACES TWO BEDROOMS 3 4.5 SPACES THREE BEDROOMS 3 4.5 SPACES TOTAL PARKING 16 20.75 SPACES BUILDING C FIRST FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 101 2 1 46 SF 655 SF UNIT 102 0 1 40 SF 367 SF UNIT 103 2 1 55 SF 655 SF UNIT 104 1 1 55 SF 539 SF UNIT 105 0 1 40 SF 367 SF UNIT 106 3 2 47 SF 933 SF TOTAL 8 7 252 SF 3,516 SF FLOOR AREA 4,194 SF COMMON AREA 678 SF PORCH 40 SF SECOND FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 201 2 1 46 SF 655 SF UNIT 202 0 1 40 SF 367 SF UNIT 203 2 1 55 SF 655 SF UNIT 204 1 1 55 SF 539 SF UNIT 205 0 1 40 SF 367 SF UNIT 206 3 2 47 SF 933 SF TOTAL 8 7 252 SF 3,516 SF FLOOR AREA 3,936 SF COMMON AREA 420 SF THIRD FLOOR LOCATION NO OF BDRM NO OF BATH POORCH/DECK SF AREA SF UNIT 301 2 1 46 SF 655 SF UNIT 302 0 1 40 SF 367 SF UNIT 303 2 1 55 SF 655 SF UNIT 304 1 1 55 SF 539 SF UNIT 305 0 1 40 SF 367 SF UNIT 306 3 2 47 SF 933 SF TOTAL 8 7 252 SF 3,516 SF FLOOR AREA 4,194 SF COMMON AREA 678 SF BUILDING C STUDIO 6 6 SPACES ONE BEDROOM 3 3.75 SPACES TWO BEDROOMS 6 9 SPACES THREE BEDROOMS 3 4.5 SPACES TOTAL PARKING 18 23.25 SPACES BUILDING A 24 SPACES BUILDING B 20.75 SPACES BUILDING C 23.25 SPACES TOTAL PARKING 68 SPACES PARKING PROVIDED 68 SPACES PARKING AREA CALCULATIONS LOCATION STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM BUILDING A 3 6 5 4 BUILDING B 3 7 3 3 BUILDING C 6 3 6 3 NO OF UNITS 12 16 14 10 PARKING REQUIRED PER UNIT 12 20 21 15 STUDIOS 12 UNITS 23.1% 1 BEDROOMS 16 UNITS 30.8% 2 BEDROOMS 14 UNITS 26.9% 3 BEDROOMS 10 UNITS 19.2% TOTAL NUMBER OF UNITS 52 UNITS 100.0% TOTAL PARKING REQUIRED 68 SPACES TOTAL PARKING PROVIDED 68 SPACES BUILDING AREA CALCULATIONS BUILDING A COMMON AREA RESIDENTIAL TOTAL AREA SF 1ST FLOOR 710.00 4,410.00 5,120.00 SF 2nd FLOOR 305.00 4,410.00 4,715.00 SF 3rd FLOOR 845.00 4,168.00 5,013.00 SF TOTAL AREA 1,860.00 12,988.00 14,848.00 SF BUILDING B COMMON AREA RESIDENTIAL TOTAL AREA SF 1ST FLOOR 1,985.00 2,494.00 4,479.00 SF 2nd FLOOR 348.00 3,572.00 3,920.00 SF 3rd FLOOR 701.00 3,572.00 4,273.00 SF TOTAL AREA 3,034.00 9,638.00 12,672.00 SF RETAIL 1,283.00 SF BUILDING C COMMON AREA RESIDENTIAL TOTAL AREA SF 1ST FLOOR 678.00 3,516.00 4,194.00 SF 2nd FLOOR 421.00 3,515.00 3,936.00 SF 3rd FLOOR 678.00 3,516.00 4,194.00 SF TOTAL AREA 1,777.00 10,547.00 12,324.00 SF BHP SHANNON iWILSON GEOTECHNICAL AND ENVIRONMENTAL CONSULTANTS September 21, 2022 Jonathan Williams Metro 600 NE Grand Ave. Portland, Oregon 97232 RE: DUE DILIGENCE-LEVEL GEOTECHNICAL MEMORANDUM WEST LAKE GROVE SITE LAKE OSWEGO, OREGON Dear Mr.Williams: Shannon&Wilson,Inc. (Shannon&Wilson)prepared this memorandum through our on- call contract(Metro Contract No. 936948)with Metro under Work Order PO#52365 executed on July 21,2022. This memorandum presents the findings of our due diligence- level geotechnical study for the site made up of the six parcels located at 16719 Boones Ferry Road, 16731 Boones Ferry Road, 16745 Boones Ferry Road, 16759 Boones Ferry Road,5126 West Sunset Drive, and 5110 West Sunset Drive in Lake Oswego,Oregon. The site location is shown in the Vicinity Map in Figure 1. PROJECT UNDERSTANDING Project Description We understand that Metro would like to purchase the subject properties and is in the process of obtaining due diligence-level studies to understand the feasibility to construct multifamily apartments on the site. The combined parcels are 1.4 acres and are currently vacant. At this time the actual location and size of the proposed apartments are not known. In general, there will be either one or two structures approximately 3 stories tall. Building footprints range from 14,105 square feet(sf) to 15,400 sf. We understand that the buildings will be placed at or near existing grade and there will not be deep excavations required for a basement level. Conceptual drawings have been prepared by ZGF and are shown in Exhibit 1,below. These drawings display three options for building placement. In all three options, these buildings are near Boones Ferry Road with parking and landscaping on the north-western portion of the site. 109732-Wesl Lake Grove-DDL Geotech Memo.docx 3990 Collins Way • Suite 100 • Lake Oswego, Oregon 97035-3437 • 503 210-4750 • Fax 206 695-6777 •www.shannonwilson.com ■ Jonathan Williams =IIISHANNONtoVVILSON Metro September 21, 2022 Page 2 of 16 Exhibit 1: Conceptual Drawings by ZGF Option 1 Option 2 Option 3 Courtyard Building 2 Buildings Bar Building w SUNSET oR... ...-wsuns�i oR anaEt oi- ,.. u, FrIlTrUTTTI .‘.+ , , . a J alai % s^�''' Y/ l;,t/j 7 Site Description The property is triangular-shaped and is surrounded by a construction fence. It is bounded by West Sunset Drive to the north and Boones Ferry Road to the southeast. To the west of the site is a private property occupied by apartments. The site is relatively flat with a slight slope towards Boones Ferry Road on the south. It is mostly a gravel/dirt lot with some vegetated patches that are a mix of shrubs and some full-grown trees. There is some asphalt pavement present along the southeast portion of the site. There are large boulders that have been placed around the southern corner of the site. The exhibits below show the site conditions at the time of this report from different perspectives. Wc$1 Lokr,c-rcvc:-DUL Ccolcch Memo.docx 109732 Jonathan Williams =IIISHANNONbWILSON Metro September 21, 2022 Page 3 of 16 it r., �, 7 N Zs L ,, '+a lhoi .'' - 3 : ; ..dt,. 2" .-a51"P..SfVl' V"t,_.� `L` ! ' '" hhh.TTT,,,, .Z r *,%" „,,.-.-„'*:. ' `,S/4 , `' t,TYa 4~t , Ai ,a ,c t _ �� j K c w �4 Exhibit •2:View of site from the northwest corner looking east. ws is : ` . it {amP. . ' �L r: ;~! ' . i �F3 U 4 my sk'. ir � r ta . 'v 4^ ' � :• } . y'. f 6" 'Y+ '—'' T+t •{A4{.. -''aa Y .ate'2Yvr ' , ' �;•- , , - -I- 1 r �r`er Y Y' i ��V'±it �r f ., .•' xa d;s T '~ r s r gar: *a T.k;y f,., :;as .S t� .: r, � Exhibit 3:View of site from the northwest corner looking south. 109732 West Lakr.Grove-DDL Geote,I Mcmo.docx Jonathan Williams v1IISHANNONFaWILSON Metro September 21, 2022 Page 4 of 16 4 . _ 4,, r `ih .7s era y�7. r._ ` t tit h �. 0`- J, • • .' r 1. L 1. j�sa at g7. � •4 a . Exhibit 4: View of boulders placed around the southern corner of the site. Scope of Services This due diligence-level geotechnical memorandum was prepared in accordance with our scope of services in our July 21,2022 work order with Metro. Our geotechnical services for the project consists of the following tasks: • Perform a desktop study to evaluate the subsurface conditions and geotechnical hazards; • Conduct a geologic reconnaissance of the site; • Perform a geotechnical field exploration program; • Perform laboratory testing on soil samples collected in the borings; • Perform geotechnical engineering analyses, including the following: o Evaluating subsurface conditions and engineering properties of the subsurface soils,including groundwater, if encountered; o Evaluating the seismic hazard at the site in accordance with OSSC 2019, including liquefaction, liquefaction settlement, and lateral spreading; and west Lake Grave-DDL Ceotech Memo.docx 109732 Jonathan Williams ElIPSHANNONtoWILSON Metro September 21, 2022 Page 5 of 16 o Evaluating foundation design alternatives and geotechnical considerations for the proposed site development;and • Prepare this geotechnical memorandum. GEOLOGIC SETTING The project site lies just north of the western end of Oswego Lake. The lake occupies a gap in the Tualatin Mountains,which were uplifted by folding and faulting of a series of basalt lava flows of the Columbia River Basalt Group (CRBG). The CRBG flows erupted from linear fissures located in eastern Washington and Oregon near the Idaho border. A number of large and very fluid individual flows reached western Oregon between approximately 17 and 12 million years ago. The CRBG flows underlie much of the Portland metropolitan area and the Tualatin Valley at depth. The CRBG flows are overlain by a series of late Miocene to Pliocene (about 13 to 3 million years ago) alluvial deposits. West of the Tualatin Mountains uplift,the sediments are commonly referred to as"undifferentiated" or as "equivalent to" the Troutdale Formation, Sandy River mudstone,or Helvetia formation. The sediments are generally fine-grained and their thickness is highly variable;locally the sediments may be absent entirely, and where they are present,they may range from less than 15 feet to more than 200 feet thick. The sediments are rarely exposed except in man-made excavations(Beeson and others, 1989). The older rock units are intruded by numerous small Pliocene to Pleistocene-age(about 3 million years to less than 700,000 years ago)volcanoes, collectively referred to as Boring lava. These volcanoes include Mount Sylvania north of the project area and Cooks Butte south of Oswego Lake. A smaller volcanic vent rises just north of the project area at Waluga Park. Basaltic lava,breccia, and associated clastic deposits are often interbedded with the undifferentiated older sediments. • Younger alluvial deposits are present at the ground surface in the area around the project site and over most of the Tualatin Valley below elevations of about 350 feet. These sediments lap onto the flanks of the Tualatin Mountains,Mount Sylvania,and other upland areas. The younger alluvial sediments were deposited by catastrophic floods in the Columbia River drainage basin. The floods originated from glacial Lake Missoula,formed when a lobe of the continental ice sheet blocked the drainage of the Clark Fork River in western Montana. The lake grew in depth until the ice dam failed, and the resulting flood torrent washed across southeastern Washington,through the Columbia River Gorge, and Wesl Lakc;Grove-DDL Geofech Memo.docx 109732 Jonathan Williams =lIISHANNON 6WILSON Metro September 21,2022 Page 6 of 16 down the Columbia River. A constriction in the Columbia channel in the Rainier area caused the flood water to back up into the Willamette and Tualatin valleys, forming a large temporary lake that reached as far south as Eugene. Following the initial flood,the ice settled in again across the Clark Fork Valley, and Lake Missoula re-filled. This filling and catastrophic emptying was repeated many times during the last Ice Age of the Pleistocene epoch(the last series of at least 30 floods occurred between about 15,500 and 13,000 years ago). Three facies of catastrophic flood deposits are recognized and mapped in the area of the project site by Madin(1992): (1) a channel facies, (2) a fine-grained facies, and(3)a coarse-grained facies. The channel facies of catastrophic flood deposits consist of complexly inter-layered and variable silts, sands, and gravels deposited in major floodways by flood events of catastrophic proportions. According to Beeson and others (1989), the channels are cut in earlier and/or contemporaneous deposits of fine or coarse flood sediments. West of Oswego Lake,the channel facies occur as a large alluvial fan, deposited as flood water surged through the Oswego Lake Gap. The deposits contain numerous large Basalt cobbles and boulders scattered throughout the area between Oswego Lake and the Tualatin River,and between the Oswego Canal and Lower Boones Ferry Road. Beeson and others (1989)map the project generally north of,but marginal to, deposits of the channel facies. However; later mapping performed by Ma and others (2012) shows the surficial deposits underlying the project to consist of Coarse Flood Deposits (Mfc)which include the channel facies of Beeson and others(1989). • The fine-grained facies of catastrophic flood deposits are thought to consist of coarse sand to silt deposited by catastrophic floods outside of major flood channels,where flood currents were of lower velocity and less turbulent, or during major floods which backed up into the Willamette Valley creating a giant lake which deposited the sediments as lacustrine type sediments. The finer sediments are predominantly quartz and feldspar and also contain white mica. The coarser sediments are predominantly Columbia River basalt fragments. Poorly defined beds of 1 to 3 feet in thickness are observed in outcrop, and complex layering is recorded in boreholes. Soil development commonly introduces significant clay into the upper 6 to 15 feet of the deposits. The fine sediments are locally thick at lower elevations and extend upslope as a mantle to a maximum elevation between 300 and 350 feet. The coarse-grained facies of catastrophic flood deposits consists of pebble to boulder gravel in a silt and coarse sand matrix. The coarse sediments are well graded,i.e., contain a wide range of clast sizes, and are moderate to well rounded. The coarse deposits range from openwork gravel to gravel with considerable fine-grained matrix material. Clasts are West Lake Grove-DDL Geotech Memo.docx 109732 Jonathan Williams ElIISHANNON 6WILSON Metro September 21,2022 Page 7 of 16 largely basalt,but other lithologies may dominate locally. The coarse-grained fades is not mapped by Madin(1990)or Beeson and others (1989) at the project area,but later mapping by Ma and others(2012)includes gravelly deposits that have been recognized in boreholes near the project site. SEISMIC SETTING Pacific Northwest earthquakes occur largely as a result of a tectonic settling dominated by an adjacent convergent plate boundary. At this boundary, a subduction process occurs with a dense oceanic crust colliding and being driven underneath a less dense continental crust. The boundary, known as the Cascadia megathrust, separates the eastward subducting Explorer,Juan de Fuca, and Gorda Oceanic Plates and the overriding,westward-moving North American Plate. The Cascadia megathrust extends about 750 miles from northern California to southern British Columbia and lies approximately 110 miles west of the NE 30th Ave and NE Huffman St Extension site. We identified three seismogenic sources relevant to the West Lake Grove project site within the present understanding of the regional tectonic framework and historical seismicity. The three sources include: (1) a Cascadia megathrust event at the North American and Juan de Fuca plates interface(approximate maximum magnitude of 9.0);(2) a deep subcrustal event (intraslab) in the subducted Juan de Fuca Plate(approximate maximum magnitude of 7.5); and (3) a shallow North American Plate crustal event(approximate maximum magnitude of 6.5). The Cascadia megathrust and Juan de Fuca Plate intraslab sources are closely associated with the subduction process and may occur along broad-spanning locations. The shallow North American Plate crustal source typically occurs in a random spatial distribution throughout the crust in response to complex crustal.stresses. Shallow crustal faults and folds throughout Oregon and Washington have been located and characterized by the United States Geological Survey (USGS). Mapped fault locations and detailed descriptions can be found in the USGS Quaternary Fault and Fold Database(USGS, 2019). The database defines four categories of faults, Classes A through D,based on evidence of tectonic movement known or presumed to be associated with large earthquakes during Quaternary time (less than 1.8 million years ago). For Classes A and B,there is geologic evidence that demonstrates the existence of Quaternary deformation. West Lake Grove-DDL Geotech Mcmo.docx 109732 Jonathan Williams =IIISHANNON6WILSON Metro September 21, 2022 Page 8 of 16 However, for Class B faults, evidence of Quaternary faulting or slipping is more equivocal or may not extend deep enough to be a source of significant earthquakes. For Class C, the geologic evidence is insufficient to demonstrate the existence of a tectonic fault or quaternary slip/deformation associated with the feature. For Class D, the geologic evidence demonstrates that the feature is not a tectonic fault but could be a joint,landslide, scarp, etc. According to the USGS Fault and Fold database, there are 11 Class A faults within approximately 25 miles of the site. Their names, general locations relative to the site, and the time since their most recent deformation are summarized in Exhibit 5,below. The Cascadia megathrust itself is approximately 125 miles west of the site,with a slip rate of approximately 35 to 45 millimeters (1.5 inches) per year, and the most recent deformation occurring about 300 years ago (Personius and Nelson,2006). Exhibit 5: USGS Class A Quaternary Faults Within an Approximate 25-Mile Radius of the Project Site USGS Approximate Distance Time Since Last Fault Name Class and Direction from Site Slip Rate Deformation Canby-Molalla A 0.8 miles SSW <0.2 mm/yr <15 ka Cattleid Fault A 3.6 miles NE <0.2 mm/yr <1.6 Ma Portland Hills Fault A 5.7 miles ENE <0.2 mm/yr <1.6 Ma Beaverton Fault Zone A 6.0 miles NNW <0.2 mm/yr <750 ka Damascus-Tickle Creek Fault Zone A 8.1 miles E <0.2 mm/yr <750 ka East Bank Fault A 8.9 miles NE <0.2 mm/yr <750 ka Grant Butte Fault A 9.8 miles ENE <0.2 mm/yr <750 ka Helvetia Fault A 13.3 miles NNE <0.2 mm/yr <1.6 Ma Newberg Fault A 13.9 miles SW <0.2 mm/yr <1.6 Ma Gales Creek Fault Zone A 17.6 miles W <0.2 mm/yr <750 ka Lacamas Lake Fault A 21.1 miles NE <0.2 mm/yr <750 ka Notes: Approximate distance from site center to nearest extent of fault mapped at the ground surface. mm=millimeters;yr=year. ka="Kilo-annum"or one thousand years ago;Ma="Mega-annum"or million years ago. West Lake Grove-DDL Geotech Memo.aecx 109732 Jonathan Williams Mil SHANNON 6WILSON Metro September 21, 2022 Page 9 of 16 FIELD EXPLORATIONS AND LABORATORY TESTING Site Reconnaissance We performed a site reconnaissance within the project site on Tuesday, August 16. During the site reconnaissance,we observed the site conditions as described above. There were not any structures on the site so past performance of previous site structures was not available to us. The previous site use appeared to be construction staging. Since the site use was recent construction staging, site conditions that can inform geotechnical or geologic hazards that are present at the site may have been erased. No apparent geotechnical or geologic hazards were observed during the site reconnaissance. Geotechnical Exploration The geotechnical exploration program consisted of two geotechnical borings, designated B-1 and B-2. The locations of the explorations are shown on Figure 2. The geotechnical borings were advanced using a truck-mounted drill rig owned and operated by Western States Soil Conservation,Inc. (Western States) out of Hubbard,Oregon. Soil samples were collected from the geotechnical borings,sealed to retain moisture, and returned to our laboratory for additional examination and testing. Summary logs of the borings and hand augers are presented in Appendix A. Laboratory Testing We selected some samples for a suite of laboratory tests. The laboratory testing program included moisture content tests, a sieve analysis test, and an Atterberg limits test. The laboratory testing was performed by Shannon&Wilson and in accordance with applicable ASTM International(ASTM) standards. The results of the laboratory tests and brief descriptions of the test procedures are presented in Appendix B,Laboratory Testing Results. SUBSURFACE CONDITIONS We grouped the materials encountered in our field explorations into three geotechnical units, as described below. Our interpretation of the subsurface conditions is based on the explorations and regional geologic information from published sources. The geotechnical units are as follows: West Lake Grove-DDL Gootech Memo.docx 109732 Jonathan Williams SIIISHANNON&WILSON Metro September 21, 2022 Page 10 of 16 Fill: includes asphalt concrete and base aggregate sections; dense Silty GRAVEL with sand (GM). Missoula Flood Deposits—Channel Facies: medium dense to dense GRAVEL with sand and silt(GP-GM);with cobbles and boulders. Missoula Flood Deposits—Fine Facies: stiff to very stiff Silty CLAY;loose clayey SAND (SC). These geotechnical units were grouped based on their engineering properties, geologic origins, and their distribution in the subsurface. Contacts between the units may be more gradational than shown in the Drill Logs in Appendix A. Standard Penetration Test(SPT) N-values presented on the logs and discussed below are counted in the field(uncorrected). The sections below describe the geotechnical unit characteristics in greater detail. Fill The Fill unit consists of material placed by humans and includes asphalt concrete in some places. The total depth of Fill was approximately 2 feet below the ground surface in each borehole. Fill often consists of onsite native material reworked or transported to another onsite location where it is used as fill to backfill trenches or raise low areas. This often makes it difficult to discern Fill from reworked native material. The Fill on the site generally consisted of Silty Gravel with Sand(GM). At a nearby site in similar conditions, Cobbles were often encountered within the Fill. The gravel constituent within the Fill unit is typically fine to coarse-grained and subangular to angular. The fines were nonplastic. SPT N-values were not taken in the Fill since the thickness was so shallow. Missoula Flood Deposits - Channel Facies Missoula Flood Deposits—Channel Facies material was encountered below the Fill unit in both borings. The Channel Facies material was encountered at a depth of 2 feet. This unit extended to depths ranging from 30 to 30.5 feet. In general, the Channel Facies deposits consist of medium-dense to dense gray poorly graded GRAVEL with silt and sand. The gravel composition is fine to coarse, and angular to subrounded, the sand is typically fine to coarse, and the fines are low plasticity. Due to the high energy depositional environment of this soil unit, numerous cobbles and boulders can be found throughout the unit. In a nearby project,boulders were encountered West Lake Crave-DDL Cootech Memo.docx 109732 Jonathan Williams =111SHANNON&WILSON Metro September 21,2022 Page 11 of 16 in most of the borings. The boulders will typically range in size from 12-inches in diameter up to approximately 5 feet in diameter, and boulders greater than 5 feet in diameter have been noted in other projects near Boones Ferry Road. The rapid superposition of the Channel Facies deposits during the catastrophic flood events caused poor fine particle size matrix accumulation creating zones of open matrix gravels and cobbles within the unit, resulting in drilling mud loss, occasional small voids, and loss of drilling mud circulation, which was noted within the unit in both of the borings performed. SPT N-values in the unit ranged from 16 bpf to refusal. All SPTN-values except for two were larger than 30 bpf. Missoula Flood Deposits - Fine Facies Missoula Flood Deposits—Fine Facies were encountered below the Channel Facies deposits in both of the geotechnical borings. The Fine Facies unit was encountered at depths of 30 feet and 30.5 feet below ground surface. Neither of the borings were advanced to the bottom of the unit. In general,the Fine Facies included stiff to very stiff,low plasticity,Silty CLAY(CL). In borings B-1, a five-foot section of the Fine Facies consisted of loose clayey SAND (SC). The Fine Facies were typically slightly to moderately iron oxidized. Most samples were micaceous, and the sand content was typically fine. SPT N-values within the unit ranged from 14 to 30 bpf, and averaged 21 bpf. Groundwater The geotechnical borings were advanced using mud rotary drilling techniques which introduce fluid into boreholes. This makes it difficult to discern the depth of groundwater if it is encountered during drilling. Groundwater measurements performed for a nearby project found the depth to groundwater ranged from 24.3 feet to 30.0 feet bgs. It is reasonable to assume that the groundwater at our site will be found in that range. Generally, groundwater highs occur at the end of the wet season in late spring or early summer, and groundwater lows occur toward the end of the dry season in the early to mid-fall. West Lake Grove-DUL Geotech Memo.docx 109732 Jonathan Williams EIIISHANNON6WILSON Metro September 21, 2022 Page 12 of 16 DUE-DILIGENCE ENGINEERING ANALYSES Seismic Hazards The seismic hazard evaluation for this project was conducted in accordance with the American Society of Civil Engineers(ASCE)Minimum Design Loads for Buildings and Other Structures,2016 Edition(ASCE 7-16),which is based on earthquake ground motions with a 2,475-year return period. Code-Based Ground Motion Parameters Code-based design ground motion parameters are generated using the appropriate seismic hazard maps. The 2019 OSSC is based on the 2018 IBC and uses the 2014 seismic hazard maps which are based on a site that is on the boundary of Site Class B and Site Class C. These mapped values need to be modified to account for subsurface conditions at the site by applying site class coefficients. The Site Class for the seismic design criteria is defined by ASCE 7-16 Chapter 20 in accordance with Section 1613.2.2 of IBC/OSSC. Therefore,based on this,we assigned Site Class D for the project site. Site Class D corresponds to soils with an average shear wave velocity, Vs3o, of 600—1,200 feet per second(fps)or an average SPT N-value of 15-50 bpf in the upper 100 feet of soil. We generated the mapped values of Ss, Si, and PGAM using the online web application available through USGS. Exhibit 1 presents the ground motion design parameters at the site. Exhibit 6:Code-Based Seismic Design Parameters(2019 Oregon Structural Specialty Code) Seismic Parameter Risk Category HI Site Class D Mapped MCE Peak Ground Acceleration 0.390 g PGA Site coefficient, FPga 1.21 Peak Ground Acceleration Corrected for Site Effects,PGAM 0.472 g Mapped Short Period Spectral Acceleration,Ss 0.86 g Mapped 1-Second Period Spectral Acceleration,Si 0.391 g Short Period Site Coefficient,Fa 1.156 1-Second Period Site Coefficient, Fv See ASCE 7-16 Section 11.4.8 Short Period Design Spectral Acceleration,Sos 0.663 g Wesl Lake Grove-DDL Geolech Memo.docx 109732 Jonathan Williams =IIISHANNON EIWILSON Metro September 21, 2022 Page 13 of 16 1-Second Period Design Spectral Acceleration, SD1 See ASCE 7-16 Section 11.4.8 Seismic Design Category See ASCE 7-16 Section 11.4.8 Seismic Hazard Evaluation The primary seismic hazard at this site is ground shaking. Code-based ground shaking parameters are provided for Site Class D for the site. There is a risk of liquefaction at the site. Liquefaction is a phenomenon in which excess pore water pressure in loose to medium dense,saturated,nonplastic to low plasticity silts, and granular soils develop during ground shaking. The increase in excess pore pressure may result in a reduction of soil shear strength and a quicksand-like condition. In boring B-1 and B-2,liquefaction was found to be a risk in the upper portion of the Missoula Flood Deposits-Fine-Grained Facies. The thickness of soil that is expected to liquefy is on the order of 5 feet. Based on the information collected from our site investigation,we anticipate that settlements caused by liquefaction may be on the order of 1 to 2 inches. Effects of liquefaction such as lateral spreading require sloping ground or sloping subsurface conditions. The slope of the ground at the site is nearly horizontal which would rule out liquefaction-induced lateral spreading,however,with only two borings, sloping subsurface conditions cannot be fully ruled out. The two borings drilled as part of this study indicate that there are no sloping subsurface conditions in the plane of the two borings. Other seismic hazards such as slope instability, ground surface fault rupture, and earthquake-induced flooding(i.e., tsunami and seiche) are low at the project site. Foundation Alternatives We understand that future site development will involve the construction of one or two residential buildings that are approximately three stories tall. We understand that there will not be a basement level for these buildings. Low-rise residential buildings are typically founded on shallow foundations such as spread footings or mat slabs. If soft ground conditions are present and settlement of the structure is a concern, deep foundations such as driven piles or drilled shafts may be required. In general, deep foundations are more West Lake Grove-DDL Gootech Memo,docx 109732 Jonathan Williams BIIISHANNON&WILSON Metro September 21, 2022 Page 14 of 16 expensive than shallow foundations alternatives. We considered both deep foundations and shallow foundations for use at this site. Shallow Foundations Our analyses indicate that shallow foundations are a suitable foundation alternative for this site. The structural engineer's design will dictate the type of shallow foundation that is most appropriate to use for the building's foundation. We assume that the foundation system will be placed no shallower than 2 feet below the finished grade. We estimate that an allowable bearing capacity of 3.8 kips per square foot(ksf) can be used to size shallow foundations. Liquefaction Considerations Our analyses show that a major seismic event may trigger liquefaction of soils between depths of 30 feet to 35 feet below ground surface(bgs). The soils below the foundation will act as a crust between the foundations and the liquefied soils at 30 feet bgs. Punching failure through this crust was analyzed. The analysis indicates that there is an adequate factor of safety against punching failure. We also performed a liquefaction-induced settlement calculation. This analysis indicates that total settlements due to liquefaction are on the order of 1 to 2 inches. Building code requires that residential buildings are designed to preserve life safety in the event of an earthquake. Typically,modern buildings can be designed to accommodate this magnitude of settlement and preserve life safety. Ultimately, the structural engineer will be responsible for design of the building in order to meet building code. ADDITIONAL STUDY FOR FINAL DESIGN The recommendation provided in this report is to support the site feasibility study of the project and should be considered preliminary. The recommendations provided in this report should not be used for final design of the project. We recommend additional studies be performed for the final design, including performing additional deeper subsurface exploration borings and laboratory testing for the building(s) area once the footprint(s)is better defined. The effects of the anticipated seismic hazards at the site should be refined, and additional laboratory testing is recommended to better define the extent of liquefiable zones. Additional analyses will be required to support the final design phase of this project, "which should consider the information obtained from the recommended additional borings West Lake Grove-DDL Ceotects Memo dock 109732 Jonathan Williams =IIPSHANNON 6WILSON Metro September 21, 2022 Page 15 of 16 and laboratory testing,as well as any updated information from the design team as the project design progresses. LIMITATIONS The analyses,conclusions, and recommendations contained in this memorandum are based on site conditions as they presently exist, and further assume that the explorations are representative of the subsurface conditions throughout the site;that is,the subsurface conditions everywhere are not significantly different from those disclosed by the explorations. If subsurface conditions different from those encountered in the explorations are encountered or appear to be present during construction,we should be advised at once so that we can review these conditions and reconsider our recommendations,where necessary. If there is a substantial lapse of time between the submission of this memorandum and the start of construction at the site, or if conditions have changed because of natural forces or construction operations at or adjacent to the site,we recommend that we review our memorandum to determine the applicability of the conclusions and recommendations. Within the limitations of scope, schedule, and budget, the analyses, conclusions, and recommendations presented in this memorandum were prepared in accordance with generally accepted professional geotechnical engineering principles and practice in this area at the time this report was prepared. We make no other warranty, either express or implied. These conclusions and recommendations were based on our understanding of the project as described in this memorandum and the site conditions as observed at the time of our explorations. Unanticipated soil conditions are commonly encountered and cannot be fully determined by merely taking soil samples from test borings. Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project. Therefore,some contingency fund is recommended to accommodate such potential extra costs. This memorandum was prepared for the exclusive use of Metro in the preliminary design and construction approaches of the West Lake Grove development project. The data and report should be provided to the contractors for their information,but our report, conclusions, and interpretations should not be construed as a warranty of subsurface conditions included in this memorandum. West Lake Grove-DDL Gcotech Memo,docx 109732 Jonathan Williams =IIISHANNON&&WILSON Metro September 21, 2022 Page 16 of 16 The scope of our present work did not include environmental assessments or evaluations regarding the presence or absence of wetlands, or hazardous or toxic substances in the soil, surface water, groundwater, or air, on or below or around this site, or for the evaluation or disposal of contaminated soils or groundwater should any be encountered. Please read the Important Information Section, attached to this memorandum, to reduce your project risks. Sincerely, SHANNON & WILSON ikartilivx t441.40L Stephen McLandrich,PE, GE Risheng Piao, PE, GE Associate Vice President SMM/mmb Enc. 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I a) OEOTECMNICAL ENVIRONMENTAL ONSULTANTS FIG. 1 "i .i' , '''. ,, ,4 ',Aft/4, f f r' , j l �lipot'-'-'1- .....'""tlir 4.,1 ' .....4.''.; '..-'.' . l'' ' '''''5.0 t :., i'' 11 .4 +,- +� ram. . .F . ,,X.+ Li" Y ,:e+;, PI ffi• F i Jk•,ASK 'il o �es V,.(y' ES GEND 0 25 50 100 Metro West Lake Grove B 1$ Designation and Approximate Location of Bonng t— f I I Due Diligence Geotechnical Study Lake, ii Scale in Feet Oswego,Oregon SITE AND EXPLORATION PLAN a . NOTES September 2022 109732 e Y1 Aerial Imagery obtained through Google Maps Satellite. ,...toN......,bt....w oo...�..•,^. FIG.2 West Lake Grove Site Due Diligence-Level Geotechnical Memorandum Appendix A Field Explorations CONTENTS A.1 General 1 A.2 Drilling 1 A.2.1 Disturbed Sampling 1 A.3 Borehole Abandonment 2 A.4 Material Descriptions 2 A.5 Logs of Borings 2 0 Figures F— Q Figure Al: Soil Description and Log Key OFigure A2: Log of Boring, B-1 Figure A3: Log of Boring, B-2 CL X W 0 W LL Q X 0 W CL CL 109732 September 2022 A-i =11�SHANNON 6WILSON West Lake Grove Site Due Diligence-Level Geotechnical Memorandum A.1 GENERAL Shannon&Wilson, Inc., (Shannon&Wilson)explored subsurface conditions at the project site with two geotechnical borings, designated B-1 through B-2. The boring locations were measured by cellular phone GPS in the field and the approximate boring locations are shown on the Site and Exploration Plan, Figure 2. Ground surface elevations were estimated from 2014 LiDAR data. This appendix describes the techniques used to sample the borings and presents logs of the materials encountered. A.2 DRILLING ZThe geotechnical borings were drilled on August 26, 2022 using a truck-mounted drill rig 0 provided and operated by Western States Soil Conservation (Western States) out of Hubbard,Oregon. The borings were advanced to a depth of 41.5 feet below the existing ground surface using the mud rotary drilling technique. A Shannon&Wilson geologist was 0 present during the explorations to locate the borings, observe the drilling,collect soil CL samples, and log the materials encountered. W CI A.2.1 Disturbed Sampling J LJJ Disturbed samples were collected in the borings, typically at 2.5-to 5-foot depth intervals, L1' using a standard 2-inch outside diameter(O.D.) split spoon sampler in conjunction with Standard Penetration Testing. In a Standard Penetration Test(SPT),ASTM D1586,the sampler is driven 18 inches into the soil using a 140-pound hammer dropped 30 inches. The CI number of blows required to drive the sampler the last 12 inches is defined as the standard LLJ penetration resistance,or N-value. The SPT N-value provides a measure of in situ relative a Q density of cohesionless soils (silt, sand, and gravel), and the consistency of cohesive soils (silt and clay). All disturbed samples were visually identified and described in the field, sealed to retain moisture, and returned to our laboratory for additional examination and testing. SPT N-values can be significantly affected by several factors,including the efficiency of the hammer used. Automatic hammers generally have higher energy transfer efficiencies than cathead-driven(manual)hammers. One automatic hammer was used for all SPTs attempted in all borings. All N-values presented in this report are in blows per foot, as counted in the field. No corrections of any kind have been applied. An SPT was considered to have met refusal where more than 50 blows were required to drive the sampler 6 inches. If refusal was encountered in the first 6-inch interval(for 109732 September 2022 A-1 _111 SHANNON 6WILSON West Lake Grove Site Due Diligence-Level Geotechnical Memorandum example,50 for 1.5"),the count is reported as 50/1st 1.5". If refusal was encountered in the second 6-inch interval(for example,48,50 for 1.5"), the count is reported as 50/1.5". If refusal was encountered in the last 6-inch interval(for example,39,48,50 for 1.5"), the count is reported as 98/7.5". A.3 BOREHOLE ABANDONMENT All borings were backfilled with bentonite chips or a bentonite-cement grout in accordance with Chapter 690,Division 240, of Oregon Administrative Rules(OAR),Construction and Maintenance of Monitoring Wells, Geotechnical Holes, and Other Holes in Oregon. V) A.4 MATERIAL DESCRIPTIONS Z 0 In the field, soil samples were described and identified visually in general accordance with ASTM D2488 Standard Practice for Description and Identification of Soils(Visual-Manual Procedure). Consistency, color, relative moisture, degree of plasticity, and other distinguishing characteristics of the samples were noted. Once returned to the laboratory, CLsoil samples were re-examined,various standard index tests were performed, and the field LLJ descriptions and identifications were modified as necessary. We refined our visual-manual p soil descriptions and identifications based on the results of the laboratory tests,using 'J W elements of the Standard Practice for Classification of Soils for Engineering Purposes LL (Unified Soil Classification System),ASTM D2487. However,ASTM D2487 was not followed in full,because it requires a suite of tests be performed to classify a single sample. The specific terminology used in the soil and rock classifications is defined on the Soil CI Description and Log Key,Figure Al. W 0 Q A.5 LOGS OF BORINGS Summary logs of the borings are presented in the Log of Boring,Figures A2 and A3. Material descriptions and interfaces on the logs are interpretive, and actual changes may be gradual. The left-hand portions of the logs show individual sample intervals,percent recovery, SPT data,and natural moisture content measurements. Material descriptions and geotechnical unit designations are shown in the center of the drill logs, and the right-hand portions provides a graphic log,miscellaneous comments, and a graphic depicting hole installation and backfill details. 109732 September 2022 A-2 PARTICLE SIZE DEFINITIONS DESCRIPTION SIEVE NUMBER AND/OR APPROXIMATE SIZE Shannon&Wilson, Inc. (S&Vl9, uses a soil identification system modified from the Unified Soil FINES <#200(0.075 mm=0.003 in.) Classification System(USCS). Elements of the SAND USCS and other definitions are provided on this Fine #200 to#40(0.075 to 0.4 mm; 0.003 to 0.02 in.) and the following pages. Soil descriptions are Medium #40 to#10(0.4 to 2 mm; 0.02 to 0.08 in.) based on visual-manual procedures(ASTM Coarse #10 to#4(2 to 4.75 mm; 0.08 to 0.187 in.) D2488)and laboratory testing procedures(ASTM D2487), if performed. GRAVEL Fine #4 to 3/4 in. (4.75 to 19 mm;0.187 to 0.75 in.) S&W INORGANIC SOIL CONSTITUENT DEFINITIONS Coarse 3/4 to 3 in. (19 to 76 mm) FINE-GRAINED SOILS COARSE-GRAINED CONSTITUENT (50%or more fines)' SOILS i COBBLES 3 to 12 in.(76 to 305 mm) (less than 50%fines) Sift,Lean Clay, BOULDERS >12 in. (305 mm) Major Elastic Silt,or Sand or Gravel' Fat Clay' RELATIVE DENSITY/CONSISTENCY Modifying 30%or more More than 12% COHESIONLESS SOILS COHESIVE SOILS (Secondary) coarse-grained: fine-grained: Precedes major Sandy or Gravelly" Silty or Clayey' N, SPT, RELATIVE N, SPT, RELATIVE constituent BLOWS/FT. DENSITY BLOWS/FT. CONSISTENCY 15%to 30% 5%to 12% <4 Very loose <2 Very soft coarse-grained: fine-grained: with Sand or with Silt or 4-10 Loose 2-4 Soft Follownor major with Gravel" with ClaV3 10-30 Medium dense 4-8 Medium stiff sconstituent 30%or more total 30-50 Dense 8-15 Stiff coarse-grained and 15%or more of a >50 Very dense 15-30 Very stiff lesser coarse- second coarse- >30 Hard grained constituent grained constituent: is 15%or more: with Sand or with Sand or with Gravels WELL AND BACKFILL SYMBOLS with Gravels \ Bentonite ", ,,•y.^y Surface Cement 'All percentages are by weight of total specimen passing a 3-inch sieve. \\\ Cement Grout %:Z% Seal 'The order of terms is:Modifying Major with Minor. 'Determined based on behavior. j/ Bentonite Grout Asphalt or Cap 4Determined based on which constituent comprises a larger percentage. Whichever is the lesser constituent. ::**oe atzt Bentonite Chips Slough i • MOISTURE CONTENT TERMS • Silica Sand Inclinometer or . • Dry Absence of moisture, dusty, dry . -•: Non-perforated Casing to the touch . • Gravel i Vibrating Wire Moist Damp but no visible water — Perforated or Piezometer — Screened Casing Wet Visible free water,from below water table PERCENTAGES TERMS''2 Trace <5% Few 5 to 10% STANDARD PENETRATION TEST(SPT) Little 15 to 25% SPECIFICATIONS 0 Hammer: 140 pounds with a 30-inch free fall. Some 30 to 45% 3 Rope on 6-to 10-inch-diam.cathead Mostly 50 to 100% z 2-1/4 rope turns, > 100 rpm Gravel,sand,and fines estimated by mass. Other constituents,such as N organics,cobbles,and boulders,estimated by volume. m Sampler: 10 to 30 inches long J Shoe I.D. =1.375 inches X 'Reprinted,with permission,from ASTM D2488-09a Standard Practice for Barrel I.D. = 1.5 inches a Description and Identification of Soils(Usual-Manual Procedure),copyright } Barrel O.D. =2 inches ASTM International,100 Barr Harbor Drive,West Conshohocken,PA 19428. A a copy of the complete standard may be obtained from ASTM International, m N-Value: Sum blow counts for second and third www.astm.org. 6-inch increments. s Refusal: 50 blows for 6 inches or Metro West Lake Grove Nless; 10 blows for 0 inches. Due Diligence Geotechnical Study a NOTE:Penetration resistances(N values)shown on Lake, Oswego, Oregon 0 boring logs are as recorded in the field and have not been corrected for hammer efficiency, overburden, or other factors. SOIL DESCRIPTION g AND LOG KEY 0 z September 2022 109732 a 0 SHANNON &WILSON, INC. FIG. Al C Geotechnical and Environmental Consultants Sheet 1 of 3 N UNIFIED SOIL CLASSIFICATION SYSTEM(USCS) (Modified From USACE Tech Memo 3-357,ASTM D2487,and ASTM D2488) MAJOR DIVISIONS GROUP/GRAPHIC SYMBOL TYPICAL IDENTIFICATIONS GW ` •iv Well-Graded Gravel;Well-Graded le 0 Gravel with Sand Gravel re II (less than 5% Gravels fines) GP •�' • Poorly Graded Gravel;Poorly Graded (more than 50% �� , Gravel with Sand of coarse fraction rle I retained on No.4 �� sieve) Silty or Clayey GM }Sg Silty Gravel;Silty Gravel with Sand Gravel iA I COARSE- (more than 12% ' ./• GRAINED fines) GC �/ Clayey Gravel;Clayey Gravel with Sand SOILS �! (more than 50% retained on No. SW . Well-Graded Sand;Well-Graded Sand 200 sieve) Sand . with Gravel (less than 5% fines) Poorly Graded Sand;Poorly Graded Sands Sr- . Sand with Gravel (50%or more of ; coarse fraction :I:.C.l.k.i'1 •passes the No.4 SM :1: :1: •1 Silty Sand;Silty Sand with Gravel sieve) Silty or Clayey 1 k Sand ;.k iyirr,: (more than 12% /:./// fines) SC <<• j Clayey Sand;Clayey Sand with Gravel ML Silt;Silt with Sand or Gravel;Sandy or Gravelly Silt Inorganic r Silts and Clays Lean Clay;Lean Clay with Sand or (liquid limit less CL71' Gravel;Sandy or Gravelly Lean Clay than 50) FINE-GRAINED Organic Silt or Clay;Organic Silt or Clay SOILS Organic OL with Snd orO ganac Silt oGClayravel'Sandy or Gravelly (50%or more ij1 passes the No.200 Elastic Silt;Elastic Silt with Sand or sieve) MH Gravel;Sandy or Gravelly Elastic Silt Inorganic Silts and Clays Fat Clay;Fat Clay with Sand or Gravel; (liquid limit 50 or CH Sandy or Gravelly Fat Clay more) Organic Silt or Clay;Organic Silt or Clay Organic OH i. with Sand or Gravel;Sandy or Gravelly Organic Silt or Clay HIGHLY- Primarily organic matter,dark in PT , ,,, Peat or other highly organic soils(see ORGANIC SOILS color,and organic odor ASTM D4427) F- a 4 O Placed by humans,both engineered and �� The Fill graphic symbol is combined with W FILL nonengineered. May include various soil �� the soil graphic that best represents the materials and debris. 4 observed material m NOTE: No.4 size=4.75 mm=0.187 in.; No.200 size=0.075 mm=0.003 in. J o a > NOTES re a m 1.Dual symbols(symbols separated by a hyphen,i.e., SP-SM, Sand with Silt)are used for soils with between 5%and 12%fines or when the Metro West Lake Grove o liquid limit and plasticity index values plot in the CL-ML area of the plasticity chart. Due Diligence Geotechnical Study ID_ 2.Borderline symbols(symbols separated by a slash,i.e., CL/ML,Lean Lake, Oswego, Oregon CD Clay to Silt;SP-SM/SM,Sand with Silt to Silty Sand)indicate that the M soil properties are close to the defining boundary between two groups. 3.The soil graphics above represent the various USCS identifications(i.e., SOIL DESCRIPTION N GP,SM,etc.)and may be augmented with additional symbology to a represent differences within USCS designations. Sandy Silt(ML),for AND LOG KEY o example,maybe accompanied by the ML soil graphic with sand grains o added. Non-USCS materials may be represented by other graphic September 2022 109732 z o symbols;see log for descriptions. SHANNON &WILSON, INC. FIG. Al Cv' Geotechnical and Environmental Consultants Tv' Sheet 2 of 3 N GRADATION TERMS ACRONYMS AND ABBREVIATIONS Poorly Graded Narrow range of grain sizes present or, within the range of grain sizes present, ATD At Time of Drilling one or more sizes are missing(Gap approx. Approximate/Approximately Graded). Meets criteria in ASTM D2487, if tested. Diam. Diameter Well-Graded Full range and even distribution of grain Elev. Elevation sizes present. Meets criteria in ASTM ft. Feet D2487, if tested. FeO Iron Oxide CEMENTATION TERMS' gal. Gallons Weak Crumbles or breaks with handling or Horiz. Horizontal slight finger pressure HSA Hollow Stem Auger Moderate Crumbles or breaks with considerable finger pressure I.D. Inside Diameter Strong Will not crumble or break with finger in. Inches pressure lbs. Pounds PLASTICITY2 MgO Magnesium Oxide APPROX. mm Millimeter PLASITICTY MnO Manganese Oxide INDEX NA Not Applicable or Not Available DESCRIPTION VISUAL-MANUAL CRITERIA RANGE NP Nonplastic Nonplastic A 1/8-in.thread cannot be rolled at <4/o any water content. O.D. Outside Diameter Low A thread can barely be rolled and a 4 to 10% OW Observation Well lump cannot be formed when drier pcf Pounds per Cubic Foot than the plastic limit. Medium A thread is easy to roll and not 10 to PID Photo-lonization Detector much time is required to reach the 20% PMT Pressuremeter Test plastic limit. The thread cannot be ppm Parts per Million rerolled after reaching the plastic limit. A lump crumbles when drier psi Pounds per Square Inch than the plastic limit. PVC Polyvinyl Chloride High It take considerable time rolling and rpm Rotations per Minute kneading to reach the plastic limit. >20% A thread can be rerolled several SPT Standard Penetration Test times after reaching the plastic USCS Unified Soil Classification System limit. A lump can be formed qh, Unconfined Compressive Strength without crumbling when drier than the plastic limit. VWP Vibrating Wire Piezometer ADDITIONAL TERMS Vert. Vertical WOH Weight of Hammer Mottled Irregular patches of different colors. WOR Weight of Rods Bioturbated Soil disturbance or mixing by plants or Wt. Weight animals. Diamict Nonsorted sediment; sand and gravel STRUCTURE TERMS' in silt and/or clay matrix. Interbedded Alternating layers of varying material or color with layers at least 1/4-inch thick; singular: bed. Cuttings Material brought to surface by drilling. Laminated Alternating layers of varying material or color with layers less than 1/4-inch thick; singular: Slough Material that caved from sides of lamination. borehole. Fissured Breaks along definite planes or fractures with little resistance. o Sheared Disturbed texture, mix of strengths. Slickensided Fracture planes appear polished or glossy; O sometimes striated. w PARTICLE ANGULARITY AND SHAPE TERMS' Blocky Cohesive soil that can be broken down into small Angular Sharp edges and unpolished planar angular lumps that resist further breakdown. U) surfaces. Inclusion of small pockets of different soils,such coLensed as small lenses of sand scattered through a o mass of clay. o Subangular Similar to angular, but with rounded Same color and appearance throughout. edges.iy Homogeneous m Subrounded Nearly planar sides with well-rounded li edges. Metro West Lake Grove 3 Rounded Smoothly curved sides with no edges. Due Diligence Geotechnical Study 0_ Flat Width/thickness ratio>3. Lake, Oswego, Oregon co co Elongated Length/width ratio>3. o 'Reprinted,with permission,from ASTM D2488-09a Standard Practice for SOIL DESCRIPTION N Description and Identification of Soils(Visual-Manual Procedure),copyright ASTM AND LOG KEY lic International,100 Barr Harbor Drive,West Conshohocken,PA 19428. A copy of the o complete standard may be obtained from ASTM International,www.astm.org. z 2Adapted,with permission,from ASTM D2488-09a Standard Practice for September 2022 109732 o Description and Identification of Soils(Visual-Manual Procedure),copyright ASTM °' International,100 Barr Harbor Drive,West Conshohocken,PA 19428. A copy of the SHANNON &WILSON, INC. FIG. Al 0 complete standard may be obtained from ASTM International,www.astm.org. Geotechnical and Environmental Consultants Sheet 3 of 3 N Total Depth: 42 ft. Northing: -• Drilling Method: Mud Rotary Hole Diam.: 5 inches in. Top Elevation: -- Easting: - Drilling Company: Western States Rod Type: NWJ Vert.Datum: Station: -• Drill Rig Equipment: CME-75 Truck Rig Hammer Type: Automatic Horiz.Datum: Offset: •- Other Comments: (Hammer Efficiency=77.5%) SOIL DESCRIPTION Elev. cn -0 PENETRATION RESISTANCE,N (blows/ft.) Refer to the report text for a proper understanding of the Q - A Hammer Wt.&Drop: 140 lbs/30 inches subsurface materials and drilling methods. The stratification Depth E E o a lines indicated below represent the approximate boundaries (ft.) cn (j between soil types,and the transitions maybe gradual 0 20 40 60 80 100 Gravel Pavement • • Very dense, gray to brown, Clayey Gravel with 2.0 " Sand with Cobbles andpossible Boulders __ - " ' s_t (GC); moist; fine to coarse, subangular ... ...'�: :3?:IT]:€: ''>i58?:;•°` :'>:i'•._...._. subrounded gravel; fine to coarse sand; medium ' plasticity fines; micaceous. , S-2=* 5 i 50/1st 3" MISSOULA FLOOD DEPOSITS- • CHANNEL FACIES ` ` •i i i `` Lost drilling fluid circulation at 7.0 feet. Poor SE•• ••: ."•••••x ••• f:•: _ _ circulation througout boring. s-s ::` : c r:177 i - — Medium dense to very dense,gray to brown, 9.5 - Silty Gravel with Sand with Cobbles and 4 s_4 -_"=:1:r1• >•• -• • .• . •• o possible Boulders(GM);wet;fine to coarse, .. i ... ...: :34`, ' • asubangular subrounded gravel;fine to coarse ; ' ._.Y;.._4.._.._...:.: '_.....;.. .. .._..<._•_ _ _ _ _ sand; low plasticity fines; micaceous. 4 ::::::::.1.::4:: .:..:: cr ;. . 15 o f S_6 w :... 33 : :. .. - - - - - - • 20 'YYY:.....Y.1 ........... ,:• - - - - N • .._'i16 • N 1 z CONTINUED NEXT SHEET 0 20 40 60 80 100 ¢ x LEGEND in Recovery(%) m * Sample Not Recovered J O %Fines(<0.075mm) Test ti t P eneraon %I Standard • /Water Content 0 CI_ Plastic Limit I•---I Liquid Limit m m Metro West Lake Grove Site J Due Diligence Geotechnical Study N Lake Oswego, Oregon a 0? NOTES N .1 1.Refer to KEY for explanation of symbols,codes,abbreviations,and definitions. LOG OF BORING B-1 0 2.Groundwater level,if indicated above,is for the date specified and may vary. w 3.Group symbol is based on visual-manual identification and selected lab testing. o 4.The hole location and elevation should be considered approximate. September 2022 109732 W SHANNON &WILSON, INC. FIG. A2 cn Geotechnical and Environmental Consultants Sheet 1 of 2 REV 2 Total Depth: 42 ft. Northing: -• Drilling Method: Mud Rotary Hole Diam.: 5 inches in. Top Elevation: - Easting: •- Drilling Company: Western States Rod Type: NWJ Vert.Datum: Station: -- Drill Rig Equipment: CME-75 Truck Rig Hammer Type: Automatic Horiz.Datum: Offset: - Other Comments: (Hammer Efficiency=77.5%) SOIL DESCRIPTION Elev. o u) -2 45 PENETRATION RESISTANCE,N (blows/ft.) Refer to the report text for a proper understanding of the Q ' ..i A Hammer Wt.&Drop: 140 lbs/30 inches subsurface materials and drilling methods. The stratification Depth E E 2 m Q lines indicated below represent the approximate boundaries (ft.) c 0 5 0 between soil types,and the transitions may be gradual. 0 20 40 60 80 100 Continued: • : i: s;:s :: : :: . . . . Medium dense to very dense; gray to brown; ;_-<___:_. ;;:__<; ._..:.._.. .._...•73..;. Silty Gravel with Sand,with Cobbles and possible Boulders; GM;wet;fine to coarse, • subangular subrounded gravel;fine to coarse 27.5 ' ... . ' . . .: . . . . . . . . sand; low plasticity fines; micaceous ; i MISSOULA FLOOD DEPOSITS- '.... . : ., : : CHANNEL FACIES f' Sand SC ': s-a Medium dense, light brown, Clayey ( ), / _ moist;fine sand; medium plasticity fines; / 1 micaceous; moderate to heavy iron oxide •• 4 `._ .:. _. ._.._...`''-.> •'.:.• •-•• • I staining. I 32.5 j fy t MISSOULA FLOOD DEPOSITS- /1 : :: : : H.. : : : : : : I FINE-GRAINED FACIES . .;..;._.. :..,.._...,.._,..,.._.._,.._...,.._...,.._..,.._...,. J Very stiff to hard, red-brown, Lean Clay(CL); 35-::;.::;:;<.:. :; . ;:;� ;.::;J :w: ;.r:5 n::;:; : ;.::;;.;: moist; high plasticity; micaceous; moderate to _ o _ oheavy iron oxide staining. ........... ...30:.:.. _._...... .. -.. .._. ....... :..r f. Very stiff, red-brown, Fat Clay(CH); moist; high 37.5 i ._.. ..-.• ...•.•.€- .. - - - -- -•- - -•- - - co plasticity; micaceous; moderate to heavy iron j oxide staining. ' " ' " ' • 40 w i 1 m J Completed:August 26,2022 42.0 45 N F :: - - (7 Q _ _._..._..�..._..:..._.._. ._.._..._.._..__.._.-._.. ..... .. a 0 20 40 60 80 100 = LEGEND N Recovery(%) m * Sample Not Recovered O %Fines(<0.075mm) I Standard Penetration Test • %Water Content a Plastic Limit 1— I Liquid Limit ce m Metro West Lake Grove Site J Due Diligence Geotechnical Study N Lake Oswego, Oregon a ? NOTES N r, 1.Refer to KEY for explanation of symbols,codes,abbreviations,and definitions. LOG OF BORING B-.1 1 0 2.Groundwater level,if indicated above,is for the date specified and may vary. in 3.Group symbol is based on visual-manual identification and selected lab testing. o o 4.The hole location and elevation should be considered approximate. September 2022 109732 w SHANNON &WILSON, INC. FIG. A2 w Geotechnical and Environmental Consultants a Sheet 2 of 2 2 REV 2 Total Depth: 41.5 ft. Northing: - Drilling Method: Mud Rotary Hole Diam.: 5 inches in. Top Elevation: -• Easting: -- Drilling Company: Western States Rod Type: NWJ Vert.Datum: Station: - Drill Rig Equipment: CME-75 Truck Rio Hammer Type: Automatic Horiz.Datum: Offset: - Other Comments: (Hammer Efficiency=77.5%) SOIL DESCRIPTION Elev. o 0, 2 PENETRATION RESISTANCE,N (blows/ft.) Refer to the report text for a proper understanding of the E. D - ♦ Hammer Wt.&Drop: 140 lbs/30 inches subsurface materials and drilling methods. The stratification Depth E, E 2 n lines indicated below represent the approximate boundaries (ft.) u) cn (j 0 between soil types,and the transitions may be gradual. 0 20 40 60 80 100 Gravel Pavement A „.i.„„•,.p.,„.„„.„..„•,„•++•44.+4.4.+..4. Medium dense to very dense, gray to brown, 2.0 Clayey Gravel with Sand, with Cobbles ands-i =— =-.�=- ---r:• r —r : : • - possible Boulders(GC); moist fine to coarse, :: ; :;;: : `: :;:i: 51`:.i :i:?<: :i:€: ._ • • • • subangular to subrounded gravel;fine to coarse sand; medium plasticity fines; micaceous. 5•t: •: Lost drilling fluid circulation at 7.0 feet. Poor • • circulation througout boring. /� s_3 —- —;- MISSOULA FLOOD DEPOSITS- CHANNEL FACIES o =30i w IS' 5t ..F.•4.+•.4..4...i.4.12..i.4:1-4+-1-1.1++•+-1.4.++.4.1.+•-4 o w - • • Dense to very dense,gray to brown, Silty Gravel 14.5 - . 15•:! :1::,:: o with Sand with Cobbles and possible Boulders s-s k •_ _ _ _ w (GM); moist; fine to coarse, subangular to ._ :`:43 . subrounded gravel; fine to coarse sand; low 'A • • • • • .. . - - - -. - - , - plasticity fines; micaceous. i, ". S-7 I 20:i I . . . . 50/1st 6„ N • a r O 1 • o - - z CONTINUED NEXT SHEET 0 20 40 60 80 100 N LEGEND 0 Recovery(%) m I Standard Penetration Test 0 %Fines(<0.075mm) cD9 X • %Water Content 0 a Plastic Limit I--1 Liquid Limit r ¢ m Metro West Lake Grove Site J Due Diligence Geotechnical Study Lake Oswego, Oregon a O NOTES ,. P- 1.Refer to KEY for explanation of symbols,codes,abbreviations,and definitions. LOG OF BORING B-2 0 2.Groundwater level,if indicated above,is for the date specified and may vary. w 3.Group symbol is based on visual-manual identification and selected lab testing. 4.The hole location and elevation should be considered approximate. September 2022 109732 w SHANNON&WILSON, INC. FIG. A3 en Geotechnical and Environmental Consultants Sheet 1 of 2 2 REV 2 Total Depth: 41.5 ft. Northing: — Drilling Method: Mud Rotary Hole Diam.: 5 inches in. Top Elevation: -- Easting: — Drilling Company: Western States Rod Type: NWJ Vert.Datum: Station: — Drill Rig Equipment: CME-75 Truck Rig Hammer Type: Automatic Horiz.Datum: Offset: — Other Comments: (Hammer Efficiency=77.5%) SOIL DESCRIPTION Elev. 5 a -a PENETRATION RESISTANCE,N (blows/ft.) Refer to the report text for a proper understanding of the -0 a S . - A Hammer Wt.&Drop: 140 lbs/30 inches subsurface materials and drilling methods. The stratification Depth E E 2 m Q lines indicated below represent the approximate boundaries (ft.) c (2 0 > 8 between soil types,and the transitions maybe gradual. 0 20 40 60 80 100 Continued: .:i::i :i; i .,.`: Medium dense to very dense; gray to brown; -:; �:4--' ••=••'.• . ...1-1-4-.-.•..- - -• - Silty Gravel with Sand,with Cobbles and — : : possible Boulders; GM; moist;fine to coarse, , ' - , • • . subangular to subrounded gravel;fine to coarse - .4-1.-..4.-4..: sand; low plasticity fines; micaceous : : : .: : : 4-1. : : :: : : : : : • : : MISSOULA FLOOD DEPOSITS- CHANNEL FACIES • 30;,:;. .1. -:.:. Very stiff, red-brown, Lean Clay(CL); moist; 30.50-91) —- :: - ::: 4 trace to few,fine to medium sand; high plasticity; """ '" """"'""'"" `-." "''"` � '`" `"' �' micaceous; moderate iron oxide staining; - - stratified with interbeds of Clayey Sand(SC). _ _ _ .-4-4 _ _ •_ _ _ _ _ _ _ ._'hi'_ _ MISSOULA FLOOD DEPOSITS- FINE-GRAINED FACIES •• •' . ' Medium dense, red-brown, Clayey Sand(SC); 34.5 35 moist; fine to medium sand; high plasticity fines; ;/ :' ';. ._:` _ :::z: _ :<: :" iron oxide %-10 --- y"i ;<- F<`s: :F :s: z5s`,:!: i"4..-1. w micaceous; moderate to heavy I o :.(. . :°22.:° : i :`",:°`.;•. :" ;`,:�:fit. _ �� staining. ' -' . . . . . • U /./ - • Very stiff, red-brown, Fat Clay(CH);moist;trace 39.0 •• ^ fine sand; high plasticity; micaceous; moderate j 40..::.:.: .:.••• ..s:: :F: - o to heavy iron oxide staining. / -11 f.: : 1:?::4:`:1:?: := _: =;::`; ::::: .......... LL. Completed:August 26,2022 41.5 45 N N F .:...:....:.._.._..._..:...-_..:..._.+.__..4-. :..:..._.- - - o Q . .. . .�. ; .�. _ _ _ a •+ _..._. ..:.._... .._..._..+I_..�... .. .. ..... z 0 20 40 60 80 100 a = LEGEND i Recovery(%) on I Standard Penetration Test O %Fines(<0.075mm) o X • %Water Content } Plastic Limit �� Liquid Limit ce a m Metro West Lake Grove Site J ro Due Diligence Geotechnical Study Lake Oswego, Oregon a ca NOTES N 1.Refer to KEY for explanation of symbols,codes,abbreviations,and definitions. LOG OF BORING B-2 - 2.Groundwater level,if indicated above,is for the date specified and may vary. w 3.Group symbol is based on visual-manual identification and selected lab testing. o o 4.The hole location and elevation should be considered approximate. September 2022 109732 W SHANNON &WILSON, INC. FIG. A3 vi Geotechnical and Environmental Consultants Sheet 2 of 2 2 REV 2 SW SHANNON&WILSON West Lake Grove Site Due Diligence-Level Geotechnical Memorandum Appendix B Laboratory Test Results CONTENTS B.1 General 1 B.1.1 Soil Testing 1 B.1.1.1 Moisture (Natural Water) Content 1 B.1.1.2 Amount Finer than #200 Sieve Analyses 1 C/) B.1.1.3 Atterberg Limits 1 J V) Figures W Figure B1: Grain Size Distribution Results c Figure B2: Atterberg Limits Results W IH ce 0 H 0 m J CO 0 W d a 109732 September 2022 B-i =111 SHANNON&WILSON West Lake Grove Site Due Diligence-Level Geotechnical Memorandum B.1 GENERAL Representative soil and rock samples obtained during the field exploration activities were described and identified in the field by Shannon&Wilson. Physical characteristics of the collected samples were noted, and field descriptions and identifications were modified, as necessary,in accordance with the terminology presented in Appendix A, Figure Al. During the review, representative soil samples were selected for further testing. The material descriptions and identifications were refined/revised, as necessary,based on the results of the laboratory tests. The soil testing program included natural moisture content,Atterberg Jlimit testing, and particle size analyses. All laboratory testing was performed by Shannon& Wilson's internal laboratory in accordance with applicable ASTM International(ASTM) W standards. B.1 .1 Soil Testing B.1 .1 .1 Moisture (Natural Water) Content LLI Natural moisture content determinations were performed in accordance with ASTM D2216, on selected soil samples. The natural moisture content is a measure of the amount of 0 moisture in the soil at the time of exploration. It is defined as the ratio of the weight of water to the dry weight of the soil,expressed as a percentage. The results of moisture content determinations are presented in the Logs of Borings in Appendix A. 0 QB.1.1.2 Amount Finer than #200 Sieve Analyses Amount finer than#200 sieve analyses were conducted on two samples to determine their m percent of fines by weight. The proportion of fines was determined in accordance with X C3 D1140. For all samples, a wet sieve analysis was performed to determine the percentage(by Z weight)of each sample passing the No.200(0.075 mm) sieve. Results of all these analyses CLare presented on Figure B1, Grain Size Distribution. The percentage of each sample passing a the No.200 sieve is presented on the Logs of Borings in Appendix A. B.1.1.3 Atterberg Limits Atterberg limits were determined for select samples in accordance with ASTM D4318. This analysis yields index parameters of the soil that are useful in soil identification, as well as in a number of analyses, including liquefaction analysis. An Atterberg limits test determines a soil's liquid limit(LL) and plastic limit(PL). These are the maximum and minimum moisture contents at which the soil exhibits plastic behavior. A soil's plasticity index(PI) can be determined by subtracting PL from LL. The LL, PL, and PI of tested samples are 109732 September 2022 B-1 =111 SHANNON&WILSON West Lake Grove Site Due Diligence-Level Geotechnical Memorandum presented on Figure B2, Atterberg Limits Results and in NTI reports attached to this appendix. The results are also presented on the Logs or Borings in Appendix A. U) I-- J U W OC CD I— U) W I— >- 0 I— Q CZ 0 m J m 0 Z W a a 109732 September 2022 B-2 p Nrov VZ SIEVE ANALYSIS HYDROMETER ANALYSIS Nam-m m A�».(nO D SIZE OF MESH OPENING IN INCHES I NO.OF MESH OPENINGS PER INCH,U.S.STANDARD GRAIN SIZE IN MILLIMETERS m ,m m ai m £ --l2 y30 a Co $ �Z�n. �m C 00 fem 86 m 100 „ , , i ,, , , i , , ,i, , ; mmam m ' V a n N tir O Llm_F 10 to R.L)E_�m x m N . - - pN-tm m. 80 20 m3KR3 0 E 0 o . v y m Ao5, F 70 30 A N>j In sli _ m m8Ng= W Z ,ma'Om • 60 40 H m n S N m 8 m�ml�a 0° Co 3m .>j Z 50 50 m LU a�o3f F - 00 ai n me S Z < w • 3. m K 40 _60 m 0 iv m m 3 a 8 = co a,5 o -I °i o S)m 30 70 2 4t W . a om . m 0 N m v c m 20 - 80 5 m* . Ft to m - 80 n m'm a m w 3 m m- m 0 „ o , „ 1 , 1 , ,1, 1 , , 1 1 1 1 1 1 N 100 m an d < 2 N m m < m N . b E. 8 . o� M N N GRAIN SIZE IN MILLIMETERS D 3 N co of COARSE I FINE COARSE I MEDIUM I FINE K 5 m COBBLES GRAVEL SAND FINES: SILT OR CLAY DRY BORING AND DEPTH GROUP GROUP GRAVEL SAND FINES NAT. DENSITY Metro West Lake Grove Site SAMPLE NO. (feet) SYMBOL' NAME' % % % W.C.% PCF Due Diligence Geotechnical Study •B-1,S-9 30.0 SC Clayey Sand - - 41 32 Lake Oswego,Oregon •B-2,S-1 2.5 GC Clayey Gravel with Sand,with Cobbles - - 35 20 GRAIN SIZE DISTRIBUTION m G) September 2022 109732 CO SHANNON&WILSON,INC. FIG. B1 IV Geotechnical and Em'vonmerlal Censulland • > 1 Fe 70 C) • 60 D - Z CH C) 0 50 ____ - _. NOTES CL 1)Atterberg limits tests were E _- , --. performed in general accordance w40 • with ASTM D4318 unless o otherwise noted in the report. z -.. -_ .._-.. • -----__ 2)Group Name and Group Symbol • ' - are in accordance with ASTM U • N 30 __.._ •... _ - -- D2488 and are refined in accordance with ASTM D2487 - where appropriate laboratory tests o_ are performed. • 3)Plasticity adjectives used in sample descriptions correspond to 20 plasticity index as follows. -Nonplastic(NP)(<4%) MH or OH- -Low Plasticity(4 to 10%) -- • - - - -Medium Plasticity(10 to 20%) ' ' -High Plasticity(>20%) • o - o CL-ML - M.L or OL 0 10 20 30 40 50 60 70 Bo 90 100 110 LIQUID LIMIT-LL(%) BORING AND DEPTH GROUP GROUP LL PL PI NAT. FINES Metro West Lake Grove Site SAMPLE NO. (feet) SYMBOL' NAME' % % %' W.C. Due Diligence Geotechnical Study •B-1,s-10 35.0 CL Lean Clay as 21 24 28 Lake Oswego,Oregon •B-2,S-11 40.0 CH Fat Clay 55 25 30 37 ATTERBERG LIMITS RESULTS () September 2022 109732 W SHANNON&WILSON,INC. FIG.B2 Oeotaohnioal and Environmental Consultants ='I I SHAN NON 6 WI LSO N Attachment to and part of Report: 109732 GEOTECHNICAL AND ENVIRONMENTAL CONSULTANTS Date: September2022 To: Metro Attn:Jonathan Williams Important Information About Your Geotechnical/Environmental Report CONSULTING SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND FOR SPECIFIC CLIENTS. Consultants prepare reports to meet the specific needs of specific individuals. A report prepared for a civil engineer may not be adequate for a construction contractor or even another civil engineer. Unless indicated otherwise,your consultant prepared your report expressly for you and expressly for the purposes you indicated. 'No one other than you should apply this report for its intended purpose without first conferring with the consultant. No party should apply this report for any purpose other than that originally contemplated without first conferring with the consultant. THE CONSULTANT'S REPORT IS BASED ON PROJECT-SPECIFIC FACTORS. A geotechnical/environmental report is based on a subsurface exploration plan designed to consider a unique set of project-specific factors. Depending on the project,these may include the general nature of the structure and property involved;its size and configuration;its historical use and practice;the location of the structure on the site and its orientation;other improvements such as access roads,parking lots,and underground utilities;and the additional risk created by scope-of-service limitations imposed by the client. To help avoid costly problems,ask the consultant to evaluate how any factors that change subsequent to the date of the report may affect the recommendations. Unless your consultant indicates otherwise,your report should not be used(1)when the nature of the proposed project is changed(for example,if an office building will be erected instead of a parking garage,or if a refrigerated warehouse will be built instead of an unrefrigerated one,or chemicals are discovered on or near the site);(2)when the size,elevation,or configuration of the proposed project is altered;(3)when the location or orientation of the proposed project is modified;(4)when there is a change of ownership;or(5)for application to an adjacent site. Consultants cannot accept responsibility for problems that may occur if they are not consulted after factors that were considered in the development of the report have changed. SUBSURFACE CONDITIONS CAN CHANGE. Subsurface conditions may be affected as a result of natural processes or human activity. Because a geotechnical/environmental report is based on conditions that existed at the time of subsurface exploration, construction decisions should not be based on a report whose adequacy may have been affected by time. Ask the consultant to advise if additional tests are desirable before construction starts;for example,groundwater conditions commonly vary seasonally. Construction operations at or adjacent to the site and natural events such as floods,earthquakes,or groundwater fluctuations may also affect subsurface conditions and,thus,the continuing adequacy of a geotechnical/environmental report. The consultant should be kept apprised of any such events and should be consulted to determine if additional tests are necessary. MOST RECOMMENDATIONS ARE PROFESSIONAL JUDGMENTS. Site exploration and testing identifies actual surface and subsurface conditions only at those points where samples are taken. The data were extrapolated by your consultant,who then applied judgment to render an opinion about overall subsurface conditions. The actual interface between materials may be far more gradual or abrupt than your report indicates. Actual conditions in areas not sampled may differ from those predicted in your report. While nothing can be done to prevent such situations,you and your consultant can work together to help reduce their impacts. Retaining your consultant to observe subsurface construction operations can be particularly beneficial in this respect. Page 1 of 2 1/2021 =IIISHANNON&WILSON A REPORT'S CONCLUSIONS ARE PRELIMINARY. The conclusions contained in your consultant's report are preliminary,because they must be based on the assumption that conditions revealed through selective exploratory sampling are indicative of actual conditions throughout a site. Actual subsurface conditions can be discerned only during earthwork;therefore,you should retain your consultant to observe actual conditions and to provide conclusions. Only the consultant who prepared the report is fully familiar with the background information needed to determine whether or not the report's recommendations based on those conclusions are valid and whether or not the contractor is abiding by applicable recommendations. The consultant who developed your report cannot assume responsibility or liability for the adequacy of the report's recommendations if another party is retained to observe construction. THE CONSULTANT'S REPORT IS SUBJECT TO MISINTERPRETATION. Costly problems can occur when other design professionals develop their plans based on misinterpretation of a geotechnical/environmental report. To help avoid these problems,the consultant should be retained to work with other project design professionals to explain relevant geotechnical,geological,hydrogeological,and environmental findings,and to review the adequacy of their plans and specifications relative to these issues. BORING LOGS AND/OR MONITORING WELL DATA SHOULD NOT BE SEPARATED FROM THE REPORT. Final boring logs developed by the consultant are based upon interpretation of field logs(assembled by site personnel),field test results,and laboratory and/or office evaluation of field samples and data. Only final boring logs and data are customarily included in geotechnical/environmental reports. These final logs should not,under any circumstances,be redrawn for inclusion in architectural or other design drawings,because drafters may commit errors or omissions in the transfer process. To reduce the likelihood of boring log or monitoring well misinterpretation,contractors should be given ready access to the complete geotechnical engineering/environmental report prepared or authorized for their use. If access is provided only to the report prepared for you,you should advise contractors of the report's limitations, assuming that a contractor was not one of the specific persons for whom the report was prepared,and that developing construction cost estimates was not one of the specific purposes for which it was prepared. While a contractor may gain important knowledge from a report prepared for another party,the contractor should discuss the report with your consultant and perform the additional or alternative work believed necessary to obtain the data specifically appropriate for construction cost estimating purposes. Some clients hold the mistaken impression that simply disclaiming responsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing the best available information to contractors helps prevent costly construction problems and the adversarial attitudes that aggravate them to a disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY. Because geotechnical/environmental engineering is based extensively on judgment and opinion,it is far less exact than other design disciplines. This situation has resulted in wholly unwarranted claims being lodged against consultants. To help prevent this problem,consultants have developed a number of clauses for use in their contracts,reports,and other documents. These responsibility clauses are not exculpatory clauses designed to transfer the consultant's liabilities to other parties;rather,they are definitive clauses that identify where the consultant's responsibilities begin and end. Their use helps all parties involved recognize their individual responsibilities and take appropriate action. Some of these definitive clauses are likely to appear in your report, and you are encouraged to read them closely. Your consultant will be pleased to give full and frank answers to your questions. The preceding paragraphs are based on information provided by the GBA,Silver Spring,Maryland Page 2 of 2 1/2021 Fidelity National Title �e a Company of Oregon PRELIMINARY REPORT In response to the application for a policy of title insurance referenced herein Fidelity National Title Company of Oregon hereby reports that it is prepared to issue, or cause to be issued, as of the specified date, a policy or policies of title insurance describing the land and the estate or interest hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations or Conditions of said policy forms. The printed Exceptions and Exclusions from the coverage of said policy or policies are set forth in Exhibit One. Copies of the policy forms should be read. They are available from the office which issued this report. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. The policy(s) of title insurance to be issued hereunder will be policy(s) of Fidelity National Title Insurance Company, a/an Florida corporation. Please read the exceptions shown or referred to herein and the Exceptions and Exclusions set forth in Exhibit One of this report carefully. The Exceptions and Exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land. This preliminary report is for the exclusive use of the parties to the contemplated transaction, and the Company does not have any liability to any third parties nor any liability until the full premium is paid and a policy is issued. Until all necessary documents are placed of record, the Company reserves the right to amend or supplement this preliminary report. Countersigned 46'1 Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 m2lrl Fidelity National Title men Company of Oregon 900 SW 5th Avenue, Portland, OR 97204 (503)222-2424 FAX (503)227-2274 PRELIMINARY REPORT ESCROW OFFICER: Paula Kingsley ORDER NO.: 45142130331 Paula.Kingsley@fnf.com 503-222-2424 TITLE OFFICER: Meg Clark Kilcoyne meg.clarkkilcoyne@fnf.com (503)796-6661 TO: Fidelity National Title Company of Oregon 900 SW 5th Avenue Portland, OR 97204 ESCROW LICENSE NO.: 901000243 OWNER/SELLER: City of Lake Oswego BUYER/BORROWER: Oregon Metro PROPERTY ADDRESS: 16719 Boones Ferry Road, Lake Oswego, OR 97035 16731 Boones Ferry Road, Lake Oswego, OR 97035 16745 Boones Ferry Road, Lake Oswego, OR 97035 16759 Boones Ferry Road, Lake Oswego, OR 97035 5126 W. Sunset Drive, Lake Oswego, OR 97035 5110 W. Sunset Drive, Lake Oswego, OR 97035 EFFECTIVE DATE: November 12, 2021, 08:00 AM 1. THE POLICY AND ENDORSEMENTS TO BE ISSUED AND THE RELATED CHARGES ARE: AMOUNT PREMIUM ALTA Owner's Policy 2006 $ TBD $ TBD Owner's Standard Government Lien Search $ 210.00 2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 3. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: City of Lake Oswego, an Oregon municipal corporation 4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A"ATTACHED HERETO AND MADE A PART HEREOF Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 EXHIBIT "A" Legal Description PARCEL I: Part of Lot 180, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas, and State of Oregon, described as follows: Beginning at the point of intersection of the East line of said Lot 180 with the South boundary of West Sunset Drive; thence South 0° 10' East 135 feet, more or less, along the East line of said lot to the Northeast corner of that certain tract of land reserved by the grantors in Deed to William J. Cooley and Milton M. Wolsborn, recorded June 20, 1950, in Deed Book 432, Page 500; thence South 89° 50' West 66 feet; thence North 0° 10' West 135 feet, more or less, to the South boundary of West Sunset Drive; thence East along said South boundary of West Sunset Drive, 66 feet to the place of beginning. PARCEL II: Part of Lot 181, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas and State of Oregon, more particularly described as follows: Beginning at the Northwest corner of said Lot; thence South 89° 35' East, 288.9 feet to the most Easterly corner of said Lot; thence South 45° 08-1/2'West 252.55 feet; thence North 50° 55'West 160.42 feet to a point in the West line of Lot 181; thence North 0° 10' West 64.42 feet to the point of beginning. EXCEPTING THEREFROM that portion described in Warranty Deed to The City of Lake Oswego, Oregon, a municipal corporation, recorded January 21, 1993 as Fee No. 93004379. PARCEL III: Part of Lot 180, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas and State of Oregon, described as follows: Beginning at the intersection of the West line of Lot 180 and the South line of W. Sunset Drive; thence South 89° 35' East along said South line 66 feet to the Northwest corner of that tract conveyed to Stephen S. Hazzard, et ux, by Deed recorded April 8, 1974, as Recorder's Fee No. 74 8577, Clackamas County Records; thence South 0° 10' East along the West line of said Hazzard Tract 137.59 feet to the Southwest corner thereof, said point also being the Northeast corner of that tract conveyed to Robert E. Reynolds, et ux, by Deed recorded July 8, 1974, as Recorder's Fee No. 74 18864, Clackamas County Records; thence South 89° 50' West along the North line of said Reynolds Tract 66 feet to the Northwest corner thereof, being a point on the West line of Lot 180; thence North 0° 10' West along said West line, 138.18 feet to the point of beginning. PARCEL IV: Part of Lot 180, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas and State of Oregon, described as follows: Beginning at a point on the West line of said Lot 180 at the intersection with the Northwest boundary line of Boones Ferry Road; thence North and following the West line of said Lot 180, a distance of 209.15 feet to an iron pipe; thence North 89° 50' East 66.00 feet to an iron pipe; thence South 0° 10' East 150.81 feet to an iron pipe set in the Northwesterly line of Boones Ferry Road; thence South 48° 24' 30" West and following the Northwesterly line of Boones Ferry Road, 88.00 feet to the point of beginning. EXCEPTING THEREFROM that portion conveyed to the City of Lake Oswego, by deed recorded January 14, 1993, as Recorder's Fee No. 93-02628. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 EXHIBIT "A" Legal Description PARCEL V: Part of Lot 180, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas and State of Oregon, more particularly described as follows: Beginning at an iron pipe set in the point of intersection of the East line of Lot 180 with the Northwesterly boundary line of Lower Boones Ferry Road; thence North 0° 10' West 92.48 feet along the Easterly line of Lot 180 to an iron pipe; thence South 89° 50 West 66.00 feet to an iron pipe; thence South 0° 10' East, 150.81 feet to an iron pipe set in the said Northwesterly line of Lower Boones Ferry Road; thence North 48° 24' 30" East 88.00 feet to the point of beginning. EXCEPTING THEREFROM that portion conveyed to the City of Lake Oswego by Deed recorded November 24, 1992, as Document No. 92-75195. PARCEL VI: A tract of land situated in the most Southerly part of Lot 181, BRYANT ACRES PLAT 3, in the City of Lake Oswego, County of Clackamas and State of Oregon, more particularly described as follows, to wit: Beginning at an iron pipe set in the most Southerly corner of said Lot 181, said corner being in the center of Lower Boones Ferry Road in said Plat 3, from said beginning point; thence North 0° 10'West, 219.98 feet along the Westerly boundary line of said lot to an iron pipe; thence South 50° 55' East, 160.42 feet to an iron pipe set in the Southeasterly boundary line of said lot, last said boundary line being the said center line of Lower Boones Ferry Road; thence South 45° 08' 30"West 117.65 feet along the said Southeasterly boundary line to an iron pipe set in the angle of said line; thence South 48° 24' 30"West, 53.30 feet to the point of beginning. EXCEPT that portion of property deeded by the State of Oregon to Steven R. Hambleton and Bonnie L. Hambleton, Recording Certificate No. 93-02191, and subsequently recorded in favor of the City of Lake Oswego by Deed recorded January 12, 1993, as Document No. 93-02192. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS FOLLOWS: GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests or claims, which are not shown by the Public Records but which could be ascertained by an inspection of the Land or which may be asserted by persons in possession thereof. 3. Easements, or claims thereof, which are not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 4. Any encroachment, encumbrance, violation, variation or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5. Any lien, or right to a lien, for services, labor, material or equipment rental, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, heretofore or hereafter furnished, imposed by law and not shown by the Public Records. SPECIFIC ITEMS AND EXCEPTIONS: 6. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $1,511.16, plus interest, if any Levy Code: 007-095 Account No.: 00235212 Map No.: 21E07DC07300 Affects: Parcel I Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. 7. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $1,836.69, plus interest, if any Levy Code: 007-095 Account No.: 00235203 Map No.: 21E07DC07200 Affects: Parcel I I Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 8. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $1,475.46, plus interest, if any Levy Code: 007-095 Account No.: 00235221 Map No.: 21E07DC07400 Affects: Parcel III Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. 9. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $2,651.81, plus interest, if any Levy Code: 007-095 Account No.: 00235409 Map No.: 21E07DC09000 Affects: Parcel IV Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. 10. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $1,992.69, plus interest, if any Levy Code: 007-095 Account No.: 00235418 Map No.: 21E07DC09100 Affects: Parcel V Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. 11. Unpaid Property Taxes are as follows: Fiscal Year: 2021-2022 Amount: $2,102.31, plus interest, if any Levy Code: 007-095 Account No.: 00235427 Map No.: 21 E07DC-09200 Affects: Parcel VI Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. 12. City Liens, if any, in favor of the City of Lake Oswego. None found as of November 18, 2021. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 13. Covenants, conditions, restrictions and easements but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth in the document Recording Date: February 10, 1922 Recording No: Book 167, Page 44 Amendment(s)/Modification(s)of said covenants, conditions and restrictions Recording Date: February 11, 1957 Recording No: Book 521, Page 703 14. Easement(s)for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Lake Oswego, Oregon, a municipal corporation Purpose: Slopes, power and telephone facilities Recording Date: November 24, 1992 Recording No: 92-075195 Affects: Parcel V 15. Easement(s)for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Lake Oswego, Oregon, a municipal corporation Purpose: Slopes, power and telephone facilities and illumination facilities Recording Date: January 12, 1993 Recording No: 93-002192 Affects: Parcel VI 16. Easement(s)for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Lake Oswego, Oregon, a municipal corporation Purpose: Construct and maintain slopes, power and telephone facilities Recording Date: January 14, 1993 Recording No: 93-002628 Affects: Parcel IV 17. Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 18. NOTE: The following are required when a principal to the proposed transaction is an instrumentality of the state, such as a municipality, a county or other governmental body: • Certification, with supporting documentation, that the board or other governing authority of the governmental body has approved the transaction in accordance with applicable practices, procedures, rules, ordinances and statutes. • Certification that a named person or persons, identified by name and position, are authorized to act on behalf of the governmental body in the proposed transaction. • Verification of the current legal name and good standing of the governmental body when it is a local governmental body other than a city or county. 19. We find no Notice of Completion recorded on said Land. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 20. Existing leases and tenancies, if any, and any interests that may appear upon examination of such leases. 21. If requested to issue an extended coverage ALTA loan policy, the following matters must be addressed: a) The rights of tenants holding under unrecorded leases or tenancies b) Matters disclosed by a statement as to parties in possession and as to any construction, alterations or repairs to the Land within the last 75 days. The Company must be notified in the event that any funds are to be used for construction, alterations or repairs. c) Any facts which would be disclosed by an accurate survey of the Land ADDITIONAL REQUIREMENTS/NOTES: A. In addition to the standard policy exceptions, the exceptions enumerated above shall appear on the final 2006 ALTA Policy unless removed prior to issuance. B. Note: No utility search has been made or will be made for water, sewer or storm drainage charges unless the City/Service District claims them as liens (i.e. foreclosable) and reflects them on its lien docket as of the date of closing. Buyers should check with the appropriate city bureau or water service district and obtain a billing cutoff. Such charges must be adjusted outside of escrow. WARNING REGARDING DEED OR CONTRACT TO TAX-EXEMPT GOVERNMENTAL TRANSFEREE. Oregon law prohibits the county recording officer from recording a deed or contract to a tax-exempt governmental transferee, unless the deed or contract is accompanied by a certificate of payment of ad valorem county taxes. The certificate must be attested by the county assessor using a form prescribed by the Oregon Department of Revenue. Failure to allow adequate time for obtaining a certificate of payment may delay recording. This requirement is contained in Chapter 96, Oregon Laws 2015, effective Oct. 5, 2015. C. Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this report. D. Note: There are no matters against the party(ies)shown below which would appear as exceptions to coverage in a title insurance product: Parties: Oregon Metro E. Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. F. Note: Effective January 1, 2008, Oregon law(ORS 314.258) mandates withholding of Oregon income taxes from sellers who do not continue to be Oregon residents or qualify for an exemption. Please contact your Escrow Closer for further information. G. THE FOLLOWING NOTICE IS REQUIRED BY STATE LAW: YOU WILL BE REVIEWING, APPROVING AND SIGNING IMPORTANT DOCUMENTS AT CLOSING. LEGAL CONSEQUENCES FOLLOW FROM THE SELECTION AND USE OF THESE DOCUMENTS. YOU MAY CONSULT AN ATTORNEY ABOUT THESE DOCUMENTS. YOU SHOULD CONSULT AN ATTORNEY IF YOU HAVE QUESTIONS OR CONCERNS ABOUT THE TRANSACTION OR ABOUT THE DOCUMENTS. IF YOU WISH TO REVIEW TRANSACTION DOCUMENTS THAT YOU HAVE NOT SEEN, PLEASE CONTACT THE ESCROW AGENT. H. Note: This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 Order No.: 45142130331 Recording Charge (Per Document) is the following: County First Page Each Additional Page Clackamas $93.00 $5.00 Note: When possible the company will record electronically. An additional charge of$5.00 applies to each document which is recorded electronically. Note: Please send any documents for recording to the following address: Portland Title Group Attn: Recorder 1433 SW 6th Ave. Portland, OR 97201 J. NOTE: IMPORTANT INFORMATION REGARDING PROPERTY TAX PAYMENTS Fiscal Year: July 1st through June 30th Taxes become a lien on real property, but are not yet payable: July 1st Taxes become certified and payable (approximately on this date): October 15th First one third payment of taxes is due: November 15th Second one third payment of taxes is due: February 15th Final payment of taxes is due: May 15th Discounts: If two thirds are paid by November 15th, a 2% discount will apply. If the full amount of the taxes are paid by November 15th, a 3% discount will apply. Interest: Interest accrues as of the 15th of each month based on any amount that is unpaid by the due date. No interest is charged if the minimum amount is paid according to the above mentioned payment schedule. Preliminary Report Printed: 11.18.21 @ 11:56 AM OR----S PS 1-21-45142130331 EXHIBIT ONE 2006 AMERICAN LAND TITLE ASSOCIATION LOAN POLICY(06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the (c) resulting in no loss or damage to the Insured Claimant; Company will not pay loss or damage,costs,attorneys'fees or expenses that arise by (d)attaching or created subsequent to Date of Policy(however,this does not modify reason of: or limit the coverage provided under Covered Risk 11,13,or 14);or 1. (a)Any law, ordinance or governmental regulation (including but not limited to (e)resulting in loss or damage that would not have been sustained if the Insured building and zoning)restricting,regulating,prohibiting or relating to Claimant had paid value for the Insured Mortgage. (i) the occupancy,use,or enjoyment of the Land; 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure (ii) the character,dimensions or location of any improvement erected on the land; of an Insured to comply with the applicable doing-business laws of the state where (iii)the subdivision of land;or the Land is situated. (iv)environmental protection; 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that or the effect of any violation of these laws, ordinances or governmental arises out of the transaction evidenced by the Insured Mortgage and is based upon regulations.This Exclusion 1(a)does not modify or limit the coverage provided usury or any consumer credit protection or truth-in-lending law. under Covered Risk 5. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency or (b)Any governmental police power.This Exclusion 1(b)does not modify or limit the similar creditors' rights laws, that the transaction creating the lien of the Insured coverage provided under Covered Risk 6. Mortgage,is 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage (a)a fraudulent conveyance or fraudulent transfer,or provided under Covered Risk 7 or 8. (b)a preferential transfer for any reason not stated in the Covered Risk 13(b)of this 3. Defects,liens,encumbrances,adverse claims,or other matters policy. (a)created,suffered,assumed or agreed to by the Insured Claimant; 7. Any lien on the Title for real estate taxes or assessments imposed by governmental (b)not known to the Company,not recorded in the Public Records at Date of Policy, authority and created or attaching between Date of Policy and the date of recording of but known to the Insured Claimant and not disclosed in writing to the Company by the Insured Mortgage in the Public Records.This Exclusion does not modify or limit the Insured Claimant prior to the date the Insured Claimant became an Insured the coverage provided under Covered Risk 11(b). under this policy; The above policy form may be issued to afford either Standard Coverage or Extended Coverage.In addition to the above Exclusions from Coverage,the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B-GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance taxing authority that levies taxes or assessments on real property or by the Public affecting the Title that would be disclosed by an accurate and complete land survey of Records;proceedings by a public agency which may result in taxes or assessments, the Land. The term "encroachment" includes encroachments of existing or notices of such proceedings,whether or not shown by the records of such agency improvements located on the Land onto adjoining land,and encroachments onto the or by the Public Records. Land of existing improvements located on adjoining land. 2. Facts,rights,interests or claims which are not shown by the Public Records but which 5. Any lien for services, labor or material heretofore or hereafter furnished, or for could be ascertained by an inspection of the Land or by making inquiry of persons in contributions due to the State of Oregon for unemployment compensation or worker's possession thereof. compensation,imposed by law and not shown by the Public Records. 3. Easements,or claims of easement,not shown by the Public Records;reservations or exceptions in patents or in Acts authorizing the issuance thereof,water rights,claims or title to water. 2006 AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY(06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the (b)not known to the Company,not recorded in the Public Records at Date of Policy, Company will not pay loss or damage,costs,attorneys'fees or expenses that arise by but known to the Insured Claimant and not disclosed in writing to the Company by reason of: the Insured Claimant prior to the date the Insured Claimant became an Insured 1. (a)Any law, ordinance or governmental regulation (including but not limited to under this policy; building and zoning)restricting,regulating,prohibiting or relating to (c) resulting in no loss or damage to the Insured Claimant; (i) the occupancy,use,or enjoyment of the Land; (d)attaching or created subsequent to Date of Policy(however,this does not modify (ii) the character,dimensions or location of any improvement erected on the land; or limit the coverage provided under Covered Risk 9 and 10);or (iii)the subdivision of land;or (e)resulting in loss or damage that would not have been sustained if the Insured (iv)environmental protection; Claimant had paid value for the Title. or the effect of any violation of these laws, ordinances or governmental 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency or regulations.This Exclusion 1(a)does not modify or limit the coverage provided similar creditors' rights laws, that the transaction creating the lien of the Insured under Covered Risk 5. Mortgage,is (b)Any governmental police power.This Exclusion 1(b)does not modify or limit the (a)a fraudulent conveyance or fraudulent transfer,or coverage provided under Covered Risk 6. (b)a preferential transfer for any reason not stated in the Covered Risk 9 of this 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage policy. provided under Covered Risk 7 or 8. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental 3. Defects,liens,encumbrances,adverse claims,or other matters authority and created or attaching between Date of Policy and the date of recording of (a)created,suffered,assumed or agreed to by the Insured Claimant; the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage.In addition to the above Exclusions from Coverage,the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B-GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance taxing authority that levies taxes or assessments on real property or by the Public affecting the Title that would be disclosed by an accurate and complete land survey of Records;proceedings by a public agency which may result in taxes or assessments, the Land. The term "encroachment" includes encroachments of existing or notices of such proceedings,whether or not shown by the records of such agency improvements located on the Land onto adjoining land,and encroachments onto the or by the Public Records. Land of existing improvements located on adjoining land. 2. Facts,rights,interests or claims which are not shown by the Public Records but which 5. Any lien for services, labor or material heretofore or hereafter furnished, or for could be ascertained by an inspection of the Land or by making inquiry of persons in contributions due to the State of Oregon for unemployment compensation or worker's possession thereof. compensation,imposed by law and not shown by the Public Records. 3. Easements,or claims of easement,not shown by the Public Records;reservations or exceptions in patents or in Acts authorizing the issuance thereof,water rights,claims or title to water. Preliminary Report(Exhibit One) Printed: 11.18.21 @ 11:56 AM OR----SPS1-21-45142130331 IRE SAFE. Inquire before you wire! WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. • NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. • ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. • USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. • USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire-fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation: Internet Crime Complaint Center: http://www.fbi.gov http://www.ic3.gov Wire Fraud Alert Original Effective Date: 5/11/2017 Current Version Date: 5/11/2017 45142130331-PK-WIRE0016(DSI Rev.12/07/17) TM and©Fidelity National Financial,Inc.and/or an affiliate. All rights reserved FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective January 1, 2021 Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. A limited number of FNF subsidiaries have their own privacy notices. 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Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Privacy Statement Printed: 11.18.21 @ 11:56 AM by AJ ORD 1047.doc OR-FT-FPYM-01520.472001-45142130331 Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit. Use of Personal Information FNF uses Personal Information for three main purposes: • To provide products and services to you or in connection with a transaction involving you. • To improve our products and services. • To communicate with you about our, our affiliates', and others' products and services,jointly or independently. When Information Is Disclosed We may disclose your Personal Information and Browsing Information in the following circumstances: • to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; • to nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; • to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; • to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or • in the good-faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We may share your Personal Information with affiliates (other companies owned by FNF) to directly market to you. Please see "Choices with Your Information"to learn how to restrict that sharing. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Security of Your Information We maintain physical, electronic, and procedural safeguards to protect your Personal Information. Choices With Your Information If you do not want FNF to share your information among our affiliates to directly market to you, you may send an "opt out" request as directed at the end of this Privacy Notice. We do not share your Personal Information with nonaffiliates for their use to direct market to you without your consent. Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For additional information about your California privacy rights, please visit the "California Privacy" link on our website (https://fnf.com/pages/californiaprivacy.aspx) or call (888)413-1748. Privacy Statement Printed: 11.18.21 @ 11:56 AM by AJ ORD 1047.doc OR-FT-FPYM-01520.472001-45142130331 For Nevada Residents: You may be placed on our internal Do Not Call List by calling (888) 934-3354 or by contacting us via the information set forth at the end of this Privacy Notice. Nevada law requires that we also provide you with the following contact information: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: BCPINFO@ag.state.nv.us. For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. For Vermont Residents: We will not disclose information about your creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. Information From Children The FNF Websites are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13)without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes; Use of Comments or Feedback By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice. Accessing and Correcting Information; Contact Us If you have questions, would like to correct your Personal Information, or want to opt-out of information sharing for affiliate marketing, visit FNF's Opt Out Page or contact us by phone at (888) 934-3354 or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer Privacy Statement Printed: 11.18.21 @ 11:56 AM by AJ ORD 1047.doc OR-FT-FPYM-01520.472001-45142130331