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ZOA90-0001B
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. o 1.f . ,!",:,.1... a � t s• ti , S i s`, y1 c§ dR ys c +.H ti. M � . ,'r 7i c "qs. Y .c r }�i ^ Gt b - S r, a + f i _ L A.,, 7 c .< i ° G' eE -; . L% �;z r NOT TO :117.11", ,`"FILE t y Snly* 31 '1991 ' £ ZO 90-0001 is .an incorrect f�.le n ser fox the Solar access` Ordinance �fil.e, ., ' This n ae t as previously ' ..- 'ed:� :for, the,; r ' L , Sensitive. Lands tiles the .new file " n ® fob the; Sole .Access „ ;. Ordinance f3 .e is ZOA 900 000 ` t yf•A 4 �z 1= +�1- , ii Y''''.....7,;.:',i,;....'":7". .'.. t r t 4's `'sr 4 i� co Y. sir t . . s j .rF xi4` � .� r. .. s i s Iv '^ a j{ f.x F i l f s i ,.. t�f Z,r .‘. ..? t f: `, Fw r;c c.r ... e 4,e:. ,� ,, ,�, 1•. C i aN SO ACCESS ® �J C7 ZOA �0 O003 ,,,` t, proposal:' to create 'a 'neW 'chapter 6"(18.88) -of'' the"`Community Development Code to require solar orientation for new lots in residential subdivisions, solar access in conjunction with the construction of single family or duplex residences, and `solar permit for the protection of solar devices from tree shading. AFFECTED ZONES: All residential zoning districts. • a. Public hearing was opened. b. • There were no declarations or challenges. -: o. Senior Planner summarized the staff report. The policy issue was summarized as: should the City amend the Community Development Code to include standards for providing improved solar access for single family '�. residential development? ' , ; On October 8, 1990, the Council decided to proceed with f a public hearing to review the proposed ordinance. The A Council requested that the proposal. be reviewed by the • J d ' NPOs prior to the hearing. The packet included a memo from the staff which elaborated upon the rationale for approving the proposed L ordinance, and pertinent supplemental information. Tigard staff experience in pretesting the ordinance and ,• :\‘'. the experience of other jurisdictions that are implementing the ordinance indicates that additional review time for new development and residences is minimal and should not require any revision of fees. A fee will need to be established for the third portion of the ordinance pertaining to Solar Access Permits. On July 24, 1990, the Planning Commission received a ' ': presentation regarding the model ordinance and the associated design principles. A public hearing was held a. on August 7, 1990 and the Commission voted unanimously to . rd recommend adpption of the model ordinance. On January 8, sA 1991, the Commission reviewed the Code language contained in the attached ordinance and voted four to two to ..r recommend adoption of the Code amendment. The dissenting votes were due to concerns relating to the regulation of future shade trees in the Solar Access Permit portion of Eu the ordinance (Section 18.88.060) . Joint presentations of the proposed Solar Ordinance were made before all of the NPOs on July 18 and November 14, i°` fi G ; CITY COUNCIL MEETING S v FEBRUARY 12, 1991 PAGE 8 ;. s.. _+° � 4, 7• 1990 and the. NPOs have been given an opportunkty to ; .. ... .; F comment on the issue. NPO 1, 2, 3, 6, 7, and 8 voted to • recommend approval of the proposed ordinance package. NPO 4 and 5 have not had a quorum and therefore official recommendations have not been made. NPO. 5 members did not express any objections to the ordinance but did indicate that clarification should be provided in the ' Solar Access Permit portion of the ordinance relating to permit status if a solar feature becomes inactive after a permit is granted (This is addressed .in Section • 18.88.060 H. 1, page 25, of the proposed ordinance) . d. Public testimony: •,e•, Forest Soth,, 4890 SyW. Menlo, Beaverton, Oregon } testified as Chair of i the Portland/Vancouvex.- Solar Access Project Committee. He noted the City of • Beaverton has had this ordinance in effect for the rtt fax. : ; last three years; no new subdivisions have been 'a - rejected because of solar access requirements during that time. Staff review time to assure compliance has been minimal. Mr. Soth advised the Homeb*ilders Association approved the ordinance as did former Governor Goldschmidt. Cities in the State of Washington 7 have used the proposed ordinance as a model " ordinance to implement solar access guidelines in their communities. Mr. Soth also referred to state energy conservation agencies which warn of diminishing energy resources. Access must be provided so new technologies can be implemented. 4 ? o Richard L. Durham, 3413 Royce Way, Lake Oswego, Oregon advised he was a City Councilor for Lake ♦1 Oswego and Vice President of the Solar Access t Project ham introduced Mr. t Pr® ect Com�a.ttee. Mr. Durham Michael R. Wheeler of the Lake Oswego staff who advised staff time and difficulties of implementation since the institution of this • ordinance in their City, has been minimal. Mr. Durham commented on the cooperation to date ,.. ,� _ with 17 out of 22 local jurisdictions adopting the solar access ordinance. He noted that this effort ,. *: C9 has drawn national attention and is being used as a LAI '' role model for other areas of the United States. Michael McKeever, 722 S. T• 2nd, Portland, Oregon noted he has been working with local governments as t CITY COUNCIL VIEETING MINUTES FEBRUARY 12, 1991 PAGE 9 4 fit 1 .1y y.4 ~ i , f: ''''''''''' ' ' ' ., ',� wel-1 as the region on solar access 'imps ementation. : . . Solar access, he advised, is a' lon term issue and' a as it becomes, more.cost ' will`'increase in importance effective. ,,:. Mr. BMcKeeveic! advised' that training services .sae .• °; ' ` available axed there is support available should there be any c33fficulties in placing. the ordinance into effect. ;;^ • Mr. Rodger l3ekooy, 24000 .S.W. Barnes Road, #91.3, Pot land, 4R X7235 stated he Laws Chair of the State ', Energy Conservation Board. He noted ;the solar T{. } , .,:,i access ordinance was ` compatible with the state . `i building code. Ira addition, Mr. Bekooy. advised oaf state efforts and, the philosophy twat energy conservation is good public policy. "::,i,":;,';'; ✓ Mary Clinton, 9865 S.P . View Court, Tigard, Oregon '' testified in opposition to the solar access ordinance and cited intrusion of individual's , °, y ;. rights- She noted her concerns with enforcement `� ::' difficulties and over-regulations °'° e. Staff EecommendatLona Senior g 1a finer Liden advised that ::::. staff recommended adoption of the model ordinance as • ;', Chapter 18.00 of the ,Community Development Code. ;1 f. lengthy Council discussion followed. Questions were :::.:.,...,‘, ' , '' asked o€ staff with regard to implementation ease of the ;:: i provisions of the ordinance. Councilor Kasten noted his support of the ordinance a.s proposed. councilors Eadon and Johnson noted their ,: ( support of solar access efforts, but only on a 'voluntary , t�., basis. Mayor Edwards and Schwartz also noted their 7.14'..''i'..:'.0.� ,f concerns with elements of the ordinance, ,especially with + regard to regulation of the solar permits to ,protect � ' solar devices for tree shading° t g. Council considered. the ordinance in tfiiree parted � :. 1. Motion by Councilor Schwartz, seconded by Councilor 31 '4 Kasten to include a section in the proposed ; ordinance whsch wat�ld require solar orientation in residential subdivisions- �,. ..-.1 Notion passed by a 3-2 vote; Councilors Eadon, and :, Johnson voted se Na n :: • .:, CITY COUNCIL MEETING S _ BRII '� 12, 1991 - PAGE 10 ,,,.;,..,. t of { ,13 + SY`h. .fit _ .� k Ad 1: 7 , .Y ',.•. . . sa .�`5 i� ,,k` e .•js t. *-.'.1:' i _yi 4 :Aa .,i .. � a•,l 11 2. Notion by Councilor Kasten, seconded by Councilor ; Schwartz to include a s ection in the proposed ordinance, .which . would require solar access in conjunction with the construction of single family j or duplex residences. Motion passed by a 3-2 vote; Councilors Eadon and z ; Johnson voted "Nay." Y.. 3. Motion by Councilor Kasten, seconded by Councilor Schwartz, to omit the section of the proposed �°" ordinance which provided that a solar permit be L ,y issued for the protection of solar devices from tree shading. Motion passed by a unanimous vote of Council present. h. ORDINANCE NO. 91-02 - AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A ZONE ORDINANCE AMENDMENT (ZOA 91-0001) INITIATED BY THE CITY OF TIGARD f#' 4. i. Motion by Councilor Kasten, seconded by Councilor Yj . ' Schwartz, to approve Ordinance No. 91-02 with the omission of the proposed section providing that a solar permit be issued for the protection of solar devices from tree shadingo ` The motion carried by a 3-2 vote; Councilors Johnson and -r ,47 Eadon voted "Nay." Mayor Edwards announced that since the ordinance did not pass by a unanimous vote, it would be read and voted upon a second time. (See minutes for February 19, 1991. ) 10• SOUTHWEST NORTH DAKOTA STREET DISCUSSION a. City Administrator reported that previously, Council ` reviewed options for extending traffic islands on SW 0, North Dakota Street and directed staff to work with the Anton Park neighborhood to resolve continuing traffic r concerns. In, response, an informal committee was formed consisting of representatives of the Anton. Park ra neighborhood and staff. g An independent traffic rei engineering consultant was retained to explore is alternatives and to advise the informal committee. j .As a result of several meetings, the committee ? recommended the following: CITY COUNCIL MEETING MINUTES - FEBRUARY 12, 1991 - PAGE 11 a f i r , d 3,t {. , .•• ' '`' _ 4it ,tf • �' $ a ::::::::::::: ?':<: >n>. ,:;.:;:::>:; ,: : ;:�<<-::<::::<`':».: BTU/ OF T p® iT v4{. v , f 3. p i e • :MC.4,. � YTM4i,:. .. }.} jC:::T:i!'T�:•T y};.::::�„: r.�:{t{:ilt ...� :: T:....u............ ....,4,Y1,��i4F9T�M.,.,.'.�,.F,YM1;.'Y}�'{:T;:T:isi<L:TT:{::':::j}•.5�:;::i}:;T:}�i}iii f Anyone wishing to „= A��:�s::«>:<:::>�;«:>:::.>��:� �y an agenda 1 ii1.M..':'•A1I. ]M',•''...'r}}ST:( �MM .1. �i�/��(r-�f p� H L .,}t:•.,14„: '{!CY:::P}4 4 A0411u\'ir'iv{1111 11:: VYJi sic J/. ,, :}`:.. i� on the appropriate sl'grr up sheet(s). If n°sheet is ..gin. �::�: i?Y is :�. •iii... ; vrxv available,esk r '•��•: :�?. ..;<'= to be � nlaed by tla ;T:: R::.:'>::>:>v{:..:..::::><:n:::.nrn.�},:::!-::,:n c� y a��'ay�r at ors�glrsnlerg .'.z T: : L . . . •. . : > . of that agenda item `Visitor's .::�:: }:TT agenda �S asked to be %nr' S. minutes ..fN: ::TN li�� two nee $or less. Longer r matters carr be set f .4.YCi for a freta�t9 ! :.�vini ;: Agenda by contacting either the Mayor or the Cli}r ,• Administrator }' r ;, STUDY SESSION Lrc 3, 5.30 - Discussion ,.; ..:, • Agenda Review ;? Street Maintenance Policies , ti 1 : y 630 - Meeting with Washington County Commissioner Roy Rogers ',' i + R: „j ', , 1. BUSINESS MEETING (7:20 p.m.) �' r µ 1.1 Call to Order - City Council Local Contract Review Board 1.2 Roil Call 1=< 1.3 Pledge of Allegiance ' 1.4 Call to Council and Staff for Non-Agenda Items 1. >4 +{: , EL 2. VISITOR'S AGENDA (Two Minutes or Less, Please) V Y ;ytji 1 fn 3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one .1� : motion without separate discussion. Anyone may request that an item be removed by motion - for discussion and separate aeon. l�®tion fo: { w 3.1 Approve Minutes: January 15, 1991 3.2 Receive and File: Council Calendar ■:. 3.3 Local Contract Review Board: Approval of Consultant Contract for Street Bond Projects , 3.4 Approve Oak Tree Apartments Easement Dedication and Partial Greenway Conveyance o Resolution No. 91 , 1 ' -” ` CITY COUNCIL AGENDA — FEBRUARY 12, 1991 PAGE 1 ,.t r s rx " p� � � yx. t. +t ,,'V'� � t t fi I � �r , sfyi a� t rri .. i +r,,.,;y.. ,-,.,:.,,,:°,., ..;5;f. <, .i., . r :, i .j i d :.'7 S v t {} , � -,1 a : r . ia1 • 4. PUBLIC HEARING - SUBDIVISION SU 90-0010 CASTILE/M MCMMIA G (NPO 6) a • An appeal of a Hearings Officer decision for a Subdivision to divide a site which is approximately ° 1.45 acres in size into six parcels ranging from 7,500 to 10,800 square feet in size. ZONE R- t 5°. 4.5 (Residential, 4.5 unit/acre) LOCATION: 14380 SW 97th Avenue CTM 2S1 1113A, tax lot 1301) Continuation of Public Hearing from January 22, 1991 • Summation by Community Development Staff • NPO and/or CPO Testimony . I • Public Testimony Proponents - Opponents • Recommendation by Community Development Staff 4. • Council Questions or Comments ,: F; • Public Hearing Closed • Consideration by Council 5 APPEAL PUBLIC HEARING - SCE VARIANCE VAR 904027 - SHERWOOD INN • ° 'SIGN (NPO 5) A request for Sign Code Exception and Variance approval to allow two freestanding freeway- ' i oriented.signs where only one is permitted. Also requested is approval to retain one sign of .. .', approximately 1,180 square feet per sign face with a height of approximately 65 feet and one *}' 4•{ • sign of a roi i atel 698 square feet per sign face with a height of approximately 69. 5 feet ,y >, g PP y q p g 9 RP � where the code spaqff es a maximum allowable sign area of 160 square feet per sign face and maximum allowable hoi ht of 35 feet. ZONE C-G (General Commercial) LOCATION 15700 x ` '' SW Upper Boones Ferry ad (WCTM 2S1 12DD, Tax Lots 100, 900, 1100) • Continuation of Coun i Deliberation from January 22, 1991 • Summation by Cornmun' Development Staff • Recommendation by Comm pity Development Staff { Council Questions or Commen • Consideration by Council' te • 6. PUBLIC HEARING ON SOLAR ACCESS ORDINANCE ZOA 904003 i .tet A proposal to create a new chapter (18.88) of the Community Development Code to require solar orientation for new lots in residential subdivisions, solar access in conjunction with the ?° construction of single family or duplex residences, and solar permit for the protection of solar devices from tree shading. AFFECTED ZONES: All residential zrsning districts. • Public Hearing Opened •,t • Summation by Community Development Staff { NPO and/or CPO Testimony • • Public Testimony - Proponents • =:'; - Opponents • Recommendation by Community Development Staff Council Questions or Comments • Public Hearing Closed i • Consideration by Council • CITY COUNCIL AGENDA FEBRUARY 12, 1991 - PAGE 2 :! f 1 ra 1 F, �' 4� .. • 4 . r a a • . • i i ��iV � l Ya f f.• k:^; '�"�` - ,- ',„..--... ' .. '5 -",„-:,'''i, . „..,,, - ... i ' '";:r fi,+ 'I'V''::71' .„,',„,■-4,„,;''' ,.;;;.', :":„.,'Ir.,' :: .:. .:,„ t! '' 7, ,'';::;:',„:,,-,;:-,,r,,7-,,,''I'''''t'',,a',t,''' .,"',, : '':.': ''' '.• , , -, ,A. , :"-:4"'''''''"''''' .-.,.5 , t';'.-.,',. ,, ,' „-;,C '.' 1: : ') .,,'” • , . N ,..-77-7-7:77,7,4,, ,,,--a- „ , .; ,-.,', ' „, ,. .._ - --, ,--, -,,.- 'r', ' ,,-.. '..' , : ',.., •;,.''' ' , ,, '' ",',. : tioNAPENDA TE?.flS , - -• .Discussion c,(3esicfrl uncial' ,..„' Street Diacu Exc3outive'..., \(lei proi3e...y, )".''.':' ' '-' ' '• North Dakota ,4 *I will go into,...i.....r relations, ! . '.. :„. cuss lauu- 7, ,,„;,, The Tigard (e), 1,.,, fill to discuss- . , . *1,-.:':''',:,• - , •• cuThrE SESSION 660 (1) (d),litigation i;xsuve'si. ' ' 8* 'nroirielone.. of.OR'''..., and pending l'itlqa''” :-...:: . . provisions transactions, ourrela -7 ' , the . . , . transa , ADJOURNMENT -'-':'. oca 122.9 . - • ' ` - . , . ',...•.:, , •'!:`,. , ' " . _=...,.,,•.,..., 1 f ^ • PAGE p. '' '''..-...; vi.Taip,,,v 12 1991 — 5 .,- '.:-:5- 't ' * lo.1.11, - FEB....•-•--- ° „ 5 , .„ , , ...,.- ,... , .. COUNCIL AGE-- „,. .*:-.-,-, .?-', :'.''i -' "a''. ; ' CITY C-- . ... „,:„,:, .`;,.5; ''.'‘-'....''....."' ''..5.;'* ' '' . 4......,.. -i, ..., .. . - ,, ., ,,. - ,,?„.,•,..,..--,, - ., - , ,, 5, ,-'' z r i a 1 , y'a, Y 1 y 4 a ;1 dU'"G 32 1 i;1',..:'-'1,11':,. } } E ji i f t °r i r `' 2 r 9 y, a"?tif.�( ;: F ,7'. a i x p n L-t 5 6 N 1 f�. 4'q3.�,.L.. ` p � h ti Fx r $; t i ';'..!,-..'1'...'i '1 yr; t Fc.< n 1'f ,x yt a s t k y i �V`7"q*.- ` f % c• r' x X tl > t a .' t r k G •a F fyr�F��'e - 7 1- 3 `zy9 z , a n ,,+� ,t v_ { idk r i t ,(v .�, ii f t" F ti T ri }xy ') 4 t i „ '.. r r c X'r y' r 9 .'v-t -', - E� ,SaTp. //11 7. , f v F .. y f ':, d ;.CI11' OL' J IGARJI ORE N k�' ;!,:;.;',,,k-..!..:-.,-:, , } ', t,. ORDINs,NCE x'NO 91 u :P r 4° AST ORDINANCE°µADOPTING' FINDINGS 1,ND `CONCLUSIONS TO APPROVt A ZONE Y 0. OR'D NANCE ?MENDM NT f(ZOA 9 -000l) INITIATED BY 1 HE CI .''Y'OF TlG j 7HEREASI: ] t s state and federal. policy to; promote eraer 5 conservation`an :the :use of. renewable resources and Oregon statutes y; encoura e, rotect, and. ,provide autliori"ze`., loc'':a3.,..'',"-g,97..77,, ,,,-*.ernment . ',t*� g p �' '. soar' access; anc •.', . ,� 1�:�a•id.., WHEREAS, the, City of °Sigard comprehensive ,Plan poizcies 9.1. , a, 9.1<.3 sencourage energy conservation: and 'the use alternative energy �,."'.......?.•''';':::'5,-;,,-- � f sources includi:fig" so ar, energy; ,and , : :-.-1:-',. " ` WHEREAS.,% without protection off; solar access, mangy opportunities to ` us.e; solar energy have been Lost 'and;will continue' to be lost-in-the } future; and WHERE the City of Tigard init�ated" a review of .'the possible { addition. of ` solar access` prrovisiOnS to< the .Coi�rtruni'ty Development • :; Code to :provide °improved solar ,access for single family residential , homes an_d 'T IEREAS" the City solicited and received comments. from the. . i and< . Neighborhood. Planning Organizat'ions . (NFO) s WHEREAS, the City of Tigard Planning Cornma.ssian at pu'bla.c.hearings° on Aud3ust '7, 3.990. and ',Tartu,ay 8, 1991;, reviewed ,the .'proposed amendment and•"r'commended approval;, an-,d•" {{.• TrHHEREAS,, the Tigard City 'Council held a public'.'.:....', at-,4419.-: .he "regarding ,f the proposed amendment on February 12, 1991, to 'review,te NPO and'. Planning Coamnission rec n: - -'ata.ons a's well as public tests. 4ny i STOW, THEREFORE, THE CITY OF TIGARD. ORDAINS AS FOLLOWS '11. : SECTION 1: The.-. Development Code Is amended with the - addition of Chapter' 33.81 ;as shown �.rl•,Exhsbs.t "A" * y` _: SECTION 2: This ordinance shall be affective on and after Ma ` 1, 1991 following; its passage; by Council, and �2 ;�x , approval by the Mayor. d r4 .. ' S f '� . i t : 1 t R , f .. ` t J X � i� ! ! t fit`4 !� A a. L eJ !!.-,:.4.:‘,.::•,.e....,%,,.'yc '}'r ,. .} 4,.Xt:j�'. ., .;A- .1 !! — .r _ '-y �. .. a r i r E z :4 r + v #? .7 f z r .A f' r iy.7 4 4 _ f6 t s'S t Y� `q'tii t t e y ,�, Y 4y q j ��' ss r1 jt t c z 4 ` '� t E 4`.' r J Tt �` , PASSED. A: zBy vote of all Co' nncil rnemi ers a' pr sent after being ..read:by .number and., title only, tins ,;x K .day of February, -.1'991 k 5, { ,i � Catherine Wbeatley,r C o9rde ' rr x APPROVED day of yAugus.t, .19:9 t a; Gerald R: Edwards, Mayor Approved as to form: 3 z �w. t City Attorney �4r •,'''''..,':.."'::,:-:,,':.-i:!, Date l•. .1, a x ZOA91--01.ORD/kl , r-,,...;-,.;,:.:::=,:.,r;‘.2-r,'1., SI ' PAGE 2 ',1,,..:. ! ' .ORDINANCE NQ. r , ,."....,,'?„-;.:;:,:,9:::',... ..,,,,,,..'_-'...1.77,.,''..k,',..t�.t 4 .‘:1.,.';'.•..;::.c.:...,:::,.'.'-'1:, J }'.. .M • 1. p '... ,.. .., . •, t, ..,:.,-..,. .-. ,j� C 4} t4 .4 X t4 Y ' ,-.�°k r� Y ,:.,,.?.,,,..:::i,,,:‘,..:‘,.,.....-,,...,.::4,..,.:.'..,.,..:,� 3 •.i t Y ♦ - 1 j1 }}! I ,?•r 1. '4,,. a '.t 3 3 , I .. . �, �. Y ;A. .3!' .F i '''.."'"\''''''''j,.r . _ t t, ,o Ss 'ii1 N r _ (. ,Y. y: t t r r s e, r.,, Chapter 18.88 '' SOLAR ACCESS REQUIREMENTS • d ' ,!r Sections 18.88.010 Purpose 18.88.020 Applicability of Provisions , 18.88.030 Definitions le , 18.88.040 Solar Access for New Development ee 18.88.050 Solar Balance Point 18.88.060 Solar Access Permit • {, 15.88.010 ri se { The purpose of this chapter is to implement comprehensive plan policies to promote the ee a use of renewable energy sources by establishing criteria to allow improved access to r ,`,`. sunlight for single family and duplex residences. ,' y e 18.88.020 A.j•licabilitv' of Provisions e The provisions of this chapter shall apply to the creation of lots which are intended -- for single family or duplex residences, the construction of single family or duplex : r residences, and the protection of solar features from future tree shade. 18.88.030 Definitions , , s Z The definitions to be used in this chapter are in addition to Chapter 18.26, �; i Definitions. In the case of similar or identical terminology, the definitions in this .,, section sha'J govern for Chapter 18.88, Solar Access Requirements. ' A. Crown Covers The area within the drip line or perimeter of the foliage of a eq a• . trees t '.7','- '' .!,'4 R. Development: Any partition, subdivision or planned development that is created 1: - " under the City land division or zoning regulations. 1 ..j. i C. Exempt tree or vegetation: The full height and breath of vegetation that the Director has identified as "solar friendly" that are listed and kept on file in '. the office of the Community Development Department; and any vegetation listed on a a plat map, a document recorded with the plat, or a solar access permit is 4,, exempt. D. Front lot line: For purposes of the solar access regulations, a lot line: "' `� abutting a street. For corner lots the front lot line is that with the narrowest frontage. When the lot line abutting a street is curved, the front lot line is te the chord or straight line connecting the ends of the curve. For a flag Slot, the 4 '� front line is the shortest lot line adjoining the pole portion of the lot, ee a' excluding the unbuildable portion of the pole (see Figure 1). ''s E. Non-exempt tree or vegetation: Vegetation that is not exempt. ,4 ' e. " CDC REVISION SOLAR - JANUARY, 1991 PAGE 1 7K 1 • "A" a• y, t '.�:. i" --,ti ` 'sh i"$. ,;ti +. .'.. ;' , .'` .. e f ,i'w 11.!;:).1;4;;',:',:!: ti .` ., . ... y V 1 <. , F. Northern lot line: The lot line that is the smallest angle from a line drawn r fr east-west and intersecting the northernmost point of the lots excluding the lso1e. h' . portion of a flag lot. If the north line adjoins an undevelopable area other e e::-e, than a required yard area, the northern lot shall be at the north edge of such undovelopable area. If two lot lines have an identical angle relative to a line ._ drawn east-west or if the northern lot line is less than 35 feet, then the ',1 northern line shall be a line 35 feet in length within the lot parallel with and at a maximum distance from the front lot line (see Figure 2). G. North-south dimension: The length of a line beginning at the mid-point of the northern lot line and extending in a southerly direction perpendicular to the northern lot line,until it reaches a property boundary (see Figure 3). H. Protected solar building lines A line on a plat or snap recorded with the plat d= ee that identifies the location on a lot where a point two feet above may not be shaded by structures or non-exempt trees (see Figure 10). I. Shade: A shadow cast by the shade point of a structure or vegetation when the' sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south. eeee J. Shade point: The part of a structure or non-exempt tree that casts the longest 4" shadow onto the adjacent northern lot(o) when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 decrees east and west of true south; ua except a shadow caused by a narrow object such as a mast or whip antenna, a dish e.e, e antenna with a diameter of 3 feet or less, a chimney, utility pole, or wires The height of the shade point shell be 'eeaotred from the shade point to either the , average elevation at the front lot line or the elevation at the midpoint of the h 4 front lot line. If the shade point is located, at the north, end of a ridgeline of a structure oriented within 45 degrees of a true north-south eine, the shade point height computed according to the preceding sentence may be reduced by 3 L• feet. If a structure has a roof oriented within 45 degrees of a true east-west line with a pitch that is flatter than 5 feet (vertical) in 12 feet (horizontal) the shade point will be the eave of the roof If such a roof has a pitch that is 5 feet in 12 feet or steeper, the shade point will be the peak of the roof (see Figures 4 and 5). K. Shade reduction line: A line drawn parallel to the northern lot line that intersects the shade point (see Figure 6). ee • . M •z L. Shadow pattern: A graphic representation of an area that would be shaded by the 1- shade point of a structure or vegetation when the sun is at an altitude of 21.3 degrees and an azimuth ranging between 22.9 degrees east and west of true south (see Figure 12). • 2 MR M. Solar access height limit: A series of contour lines establishing the maximum. ee permitted height for non-exempt vegetation is allowed to grow on lots to which a solar access permit applies. e N. Solar access permit: A document issued by the City that describes the maximum 75; height that non-exempt vegetation is allowed to grow on lots to which a solar access permit applies. i CDC REVISION SOLAR - JANUARY, 1991 PAGE 2 ebe .` ... *. a4.''.. ,.., �y1 , :,. .. 1'.}; �: y. „ t ` •, _a1 x� t t '1.j a j S' «Y Z { ,; 4 ; ,i y { a < ., Solar feature A'.device:or combination l use oirect°,eiznlight,as a'.gource.Of energy 'for aursh;pur ea ;ae heatingwor co®ling" _ of 'a structure, *seating or .pcmping off, water, axed generating e�e riaity. f Elea' o a eo1a. eature include a window or.windows that certain(:) at feast ;,, 20 square feet of glazing oriented within.45 degrees.east and west o true south,'`; • a:€solar.greenhiouse,.;err a solar hat,water°heater,. A solar r feature y be nee for' r =a pi�rpoae s"in .'addition`to collecting. solar.'energy, ;including but; not limited to serving as a_ `structural member or part of a :roof,, wall, or window. ;` A'loc h- facing wall without windows and without other:,features that uses.;solos .energy ids .' soot a solar featus:e 'for purposes of• this ordinance.t:. P. Soiar gain line., A' line parallel to the'northern.property.5line(s) of the lot(:)" south,;of and adjoins ng a given, lint, 'including .lots separated°only by`sa street, that intersects the 'solar'•feature an that lot. ,(see Figure 7) ;south or South facings True south, or '20 degrees :east af`magnetic ysouthF. • Sunchart s one or more, ,photographs 'that plot.'the` position of tae sun between' 10"s 30, am and 1;30 pm on January 21,. prepared pursuant to guidelines s'issued by the y ?: Director The sunahart sha€ll 'show.`the southern skyline through a 4raaasparent. . ' a grid on which is ieuposed 'solar altitude- for'LLa 45e-degree and 30 mint , northern latitude in 10-degree increments and solar azimuth .groin'true south iaa 25-degree increments. `. �. etndevelopable area: An area that cannot-be, used practicably for a.,habitable structure, because of natural conditions, such as sl g . open' excoeciin 2(D% is a direction 'greater than 45 degrees east or west of true south, severe topographic bl relief, water bodies, or conditions that isolate one portion of`a .property form , another portion so that access is not pradticable to the d p®irl4iong,or • manmade conditions, such as existing development which isolates a portion of the ` site and prevents its further development; Or setbacks or .develop rent. j{ restrictions that prohibit development of a given area of•,a,lot.by law or private agreements' or existence or absence .of easements or access rights that present development of a given area. T. Figures: s ' CDC REVISION SOLAR - JANUARY, 1991 PAGE 3. } + i� n '�" - "t a... �� ` _ �� F �,c f Sit LOTLr E FF{C�NTT LOT.U' E ' ;: , 5 :t_. f w i .3, i `' b f /p'y_ Li n y j - `/ Ae esi _ Y• ORinY TUNS `.• 1 Y YI'K:• 4,,,. ! ' y A' I•y i, �j i `�' rt• OJ • 4 ,� f,,,1:,7,,...•••,:,, n d j7« -....',.-k.:'`..,.',,,,,;.,,.. . - '.. .'.''''' ' . . '',_.' : .. . ' ; '' ' „....,', ' - :. ' , '''.',rr a�� , i T I figure 2 x ' ,~ z I NORTHERN LOT ' .. n= ' 1 .l <45 degrees ,' Vii` LOT UNE LOT LANE c ,..mc L L CDC REVISION - SOLAR -- JANUAR%, ,1991Ao....t.'.. $'__- , , • ,,..-..,,...-i.:::.,.....,:, -- . - . ':a � "c. ,A x 1 i 4�w j }G T■ • +4 + _t } i :,4‘..::,:i.• V+ I J'.s i Figure .1'.- - kS 5 ;'' ORT�-91-SC)UTH D MEN SION OF THE LOT - . it ar. q'.''''. i SAN :.,. fN-. S.:` ''''L... NORTH-SOUTH DIMENSION a Figure 4 ' , . ' HEIGHT OF THE SHADE POINT OF THE STRUCTURE S r .. ; it the ridgettne runs EAST-WEST it the ri jeiiine runs EAST-WEST w .. and the pitch Sint 12 or stee r t.F , aetd the pitch is or Clatter than 5 In 12.. P�. ; +i SHADE POINT.EAVE% 4 SHADE POINT.RIDGE :f, is ;,:!...'7:,':::-Ii'''-'1",:.'f": less than 5 to-i2 Root Pitch 5 61 12 Root Pitch orenare :', i SHADE POINT. SHADE POINT. ti' . i EAVE RIDGE • -.• N: •: •ri.SOUTH Rt' .41".--.. ft the ridgetine turfs NORTH-SOUTH SHADE "" measure (ram the northernmost POINT CI point of the ridge.but reduce the -t 0 height measurement by three(3) Beet. , s ,, NORTH { i " CDC REVISION — SOLPiR JARIEUARY, 1991 PAGE 5 t« .r : a -4y: ,J y Y ..-....,.'.-:...,'.`-'7.•..:': . i 5 "� ,a s i. '4 y , 3. .tt - 4r .ii . . .i .< .,'f. 3, . k', . .." ..,. i .. s!, ::!-1..`'"A { Figure 5 is SHADE.POINT:HEIGHTr r,� ., i . 4 Measure't average grade.at'the front lot line. 4 'it 4r SHADE FONT HEIGHT ', Front lot line '"• it . ,, .. { L Figure 6 ( Y"` > SHAD REDUCTION LINE • t ? yr b I ' '', Shade f�educt:ore line .`"lf 11 measured'to Shade Point a,. i ° t'F'; from Northern Lot Line . ' . , , . '' , :i, ..,::,;,:iii''..,..,1,, ' • , .,:''.,,: CDC REVISION - SOLAR — JADi�i M Y, 1991 PAGE 6, ,,:, ' ' . , .., ,n, ,,'., ,, ,'',..:i... 4S s '''-',-''''''''•:;:'',.Y.4'''''''''''''''',';'' s , ;:1 i {i. l' 3 is L 1 t C 4 ' *... 't j K -. 'a '-�,(,> o..mot ; .,».:,4 '' '...1 a. ,>j ... s . .. 7,.r.„','-',:-. t { .• h( S.` P �1 K _ �''' pp�� $ LAR GAIN.4.. '-,, , y1. r r , s � � r , , t � ■ solar Gain Line 1 g. ,mss- North Lot Ling ®f ti SOIYh Neighbor; r n' , J.'S i: .....1.,:„:i•..° . SOLAR BALANCE POINT STANDARD , • � MlX1 aUM SHADE POINT HEIGHT ALLOWEOSHA)E OH SOLAR FEATUI9E r Pmle�ing y©ur northern your hOuSO '°, r 10 rC0�l1V0 SNn Ofl nCigBbot•3 59ln �ooi etlindows ,0' ,'' ® ILIA . , . , . , : , , , .. ,r: ,,,,,, } , Qd1At ,....615. -7w7` - -• TO''°" _ _ y' f{� t ,. ,, 5sandan9 Sld Seffi ks 4, . L 15.x- � $. a SETBACK ADJUSI61r7ENTS 9F NEEDED TO MEET SOLAR STANDARDS } �t. CDC RI.VISION - SOLAR JAIWAIaYr 1991 PAGE 7 Qt r:• r { s. .r.,. '''..,....,;.''';'''':r 3 t : y sx d i SC r { f1 r fi ti r a ,.'s t Figure i' d c 2F k ' :sk, �� x" � c R �, x , SOLAR LOT OPTION 1 BASIC'S �3WREIU�ENTS t C ,, �`� iqr i to y a �'F. `5 .'. � '' ` � �z - i � tC ti e1 Hodh-south tai' 7` 1 din endon regns d Front to* tine , .within; 1 3®dSagroos ae , a�e'eZtst-wreSY aws La ' t f Figure 1 ac. r SOLAR LOT O OI 2: PROTECTED SOLAR BUILDING LINE ` ' P oteded Scut eul d n . r , ;' else 1 dfQlCCE of e!'sfamsl �'r. iy -: At cent 70 batwecw tote,' `. e e' 0 b .."'te►i�DBte a hx to ehs soul!. T$!s P , e emsurm sts twn�d tWO s v house. 4 7r;. w f', } :(.. �: PAGEf3 _ �n� =sa� - s�r.AR �ArpuA�x, f' t, {.` .k ., f..,....,•...:;',4.,';. t { dx 3 i... . a t x J 9 - .,:.,:4.... .,'•-,' -..''''. ..-' ' ' *. `°'. . ': ' ' ' --- - ' , . _ - ., '---- ‘ - s - . 1 : - ' ' .„ ,,,`.,.' c, SOLAR ACCESS HEIGHT UNIT 938 Scotts Avenue •,`.• ..•,-,. ,,ci Parcel A Parcel 932 7. ... , ....._...is North 25' - • ''. ; --., • . ..• ;:--, . —fl,„c tps Ave 35.. ,- ; ..-;'.',. • ---_,...-____,__-40*------------, ' * F .A',2• :::'-...,, .?....' * ........_.„...- --5 0.•-7- -":::::::.- ** " i ,,: 4:;*.".,-.:-.:.:. __.........-- "•°"":66: '-........,_......... . "I. :*,1 -2--:1; • ------- -6° 65.-- *-".------- '':: :,-.';',1."4'7,■*' "'"'"7'---- ao• , - ",..-.• Parcel E Parcel CO Parcel F SCALE r low 937 933 pa 945 . :,-..'"---,,',..',.. '' - — • 4: ' Figure 12 . , . ,.. . SHADOW PATTERN I , ...'.. L.1,;"..'-:,'•Z;4'' ,' ',.2: .."'...—.,‘ ■.',. .. 7';',"!!' '.,-.-,'''''',i•7.:i'',,i., ... s:1;, . . . . Xii ,.' 1.'':'''':'''''‘'',.:::::, : • ' ..:.:.:.;.,......,...:4.:A:-...---,x-.,-K.-:::••::;:-45s:.11:1:KAr- z - „. ,„ . , •...•.,-.,...,:o.sr,..2:-:<::::::f.x:::..::::::::.:-:..... ::::::::::: . , . '''-‘*:';::::::•.v:::::;:::..::*:::::::::.:-.:;)::-:;.::::::.1.,::::::- ,s4.N ,:"::::k•;:.:::::;;;:kx-A:::::::::::.:::::,,, ..‘ ---r-- ,;•• .,,....- ,.::: , .......t:p::::,..;:;;;;K4:::K:.:;;E:K:::....... • • -:,.. , ••-, 74..'.•„•:....• , :::Kskiii::::.:3:::::::::::*KeEK:Kii:k4 t ..,, ''•'';'''''''''''' • :*g..'":%1:1:•:: ::'::"::.1.:;E:.:.:0:::: --'4.' '1 , ,•ki:::"ME:;:ii..:41:::s.:HPF.c.,;:" : ,,,,I,...e ,.:, a, - - I '-sw:M}:-:a• '1 h . -:"........'. Nort 3111111, f. •.. ...,5 -, — .1r Scotts Avenue • •,; M . ..: (.9 , ...: - nisourti#uus 22.70 EAST&WEST OF TFttiE NoR ...... REVISION — SOLAR — JANUARY" 1991 ....,., ...iL.:: .. :7• '71;,' $,,-,--:,, , ., .,,,,,...,„......, .,,I,,;;; ,...'. ,,,,t,s'''...*';'.::•■'.'.■1:'''..;.'.' .': ,%.* S,'.t .:. '.:"..',.., .. ;1•.'4;',:::,;'—•-.,-,•7'.% ;". , ,,.. .^., 4,. , , , .. rt • ti A 18.88.04Q Solar Access fo±c'New' D3evelo enr •"Ad- } Purpose. The pu 'ae of thie section is to €731;142c'e that i d la,di v#rigid eo 'than ,, a structures can be oriented to iuDime solar access and to minimize shada;on adjsoining groper ies from structures 'and trees.' ` B. Applicsability. The solar design standard in section 1040 C �shal . apj ly to r. + agipiicatione for a development to create lots in R-1, R-2, R-3.s,.R-4.,50 end R 7 zones'and to create lots for single family detached and duplex dwellings Lu all other residential zones, except to the"e�aat the approval authority`f .set: that , the ;applicant has shown one or mere of the conditions listed in. section .r, :>. 18.88 04D D an E exist, and exemptions or adjustments provided far therein are . warranted. C. ` Design Standard. At least 80 percent of the lots .ina. development subject' to thisc section shall comply with one or sore of the Options in this `section provided, a development. y, beat to not required to," use the options in . .. subsections 18.88.040 C.2 or C.3 to comply with this sgaction. ' z i Lr 1. Basic Requirement (see Figure A lot "complies with thinsection if s ...'::::::'.;'":"S:':i-'7::;'. ' it: a. Rae a north-south dimension of 90 feet or more; and s ''. b. Bas a front lot line that is oriented within 30 degrees of a'true !wAk; ::;,:i:1::':"...:,.':ill::'":';' ;� M1 east-west axis. t f "` ` 2. Protected Solar Building Line Option, (sac Figure 10). In the s alternat ve, a lot complies with this section if a solar building line 1 L is used to protect solar access an follows: tv 3.":::'‘::::1:1:.1.:'.; a. A protected solar building Line is designated on "ae plat or in documents recorded with the plat; and { d. Y b. The protested sear building tine is oriented within 30 degrees ,� of a true east-West axis; and ';'..;1:::,::::1-:il:,-,.le'-,!.-;::::. c. There is at least 70 feet between the protected solar building line and the middle of the north®sough dim nsion of the ?ot to the .•a' south, measured along a line perpendicular to the protected solar ,,• building line; and `` d. There is at least 45 feet between the protected solar building "t line and the northern edge of the buildable area of the lot, or Y, • 4 habitable structures are situated so that at least 80 percent of w, their ground floor south wall will not be shaded by structures or non-exempt vegetation. 3. Performance Option. >n the alternative, a lot complies with this section Ili .Af: X • PAGE 10 • r+�$ CDC REVISION - SOLAR - 07ANUARY, 1 t f sty ^4 . .. . .. �.. � . e•,''...•'..‘i,. f.., . ?.� . . + .: � �.��• {i � i . + U. .. . i.4Y;L ''' :+' } �i ,.'.'::',.....1,'4, . � 4 t` J 110 ,.. a. Babitable structures built: On that lot will have their lon axis; oriented within .30, degrees of a true east-wePt-an. ie,•'and at least t ' 80 percent'of their ground floor south wall,`w ll'be,protected item shade by structures and non-exempt trees.using"'appropriat: deed` restrictions; or :k i by Habitable structures built on that lot will orient.,a rcemt` a{' •: of their glazing and at least 500 square feet of their roof `area to face within 30 'degrees east or west of true south, and.'that" x y glazing and roof area are protected from shade by structures and ,non-exempt trees using appropriate dead restrictions. = D. " Exemptions from Design standard. A development is exempt from section 18.88.040 C if the approval authority finds the applicant has shown that one or`mare o€ the l F x following conditions apply to the site. A der,.; lopment is partially exemptfrom j< section 18.38.0,'40 C to the extent the approval authority finds the applicant has shown that one or more of the following conditions apply ,to a corresponding ,.,• partial p ... granted;fora pment, • _ portion of the site. If a a�rti.al e�esas Lion is given devolo the remainder of the .development shall comply with section, 28.88.040 C. • ,. 1. Slopes. The site, or a portion of the site for which the exemption is sought, is sloped 20 percent or more in a direction greater than 45 -• ' degrees east or west of true south, based on ,a topographic _survey by licensed professional land' surveyor or USGS or other officially r ecognized topographic infossssation. 3. Off-site shade. The site, or a portion of the site for 'which the exemption ,s sought, is within the shadow pattern of off-site features, '< such as but not limited to structures, topography, or non-exe a't ,3 vegetation, which will remain after development occurs on the site from '`= which the shade is originating. -t: a. Shade from an existing or approved off-site dwelling in a single family residential zone and from topographic features' is assumed: 1 x to remain after development of the site. ;•, b Shade from an off-site structure in a zone other than a single y }. family residential cone is assumed to be the shadow pattern of the t F; existing or approved development thereon or the shadow pattern {+ ' that would result from the largest structure allowed at the ... closest setback on adjoining land, whether or not that structure now exists. S" ..E c. Shade from off-site vegetation is assumed to remain after development of the site if: , (i) The vegetation that causes it is situated in a required ;'' 3}; setback area; or ti; (ii) ` The' vegetation is within a fully developed area, public .; .7747 park, or legally reserved open space; or CDC REVISION -- SOLAR - JANUARY, 1991 PAGE 11 3. The vegetation" is within` a develole , indcr of a 7,s r ( ai) undevelopable .area ox .,,',:...;',.7..;.4''. ' Marcel that, 'is s®parated'`r�iy. 1xn' . feature; "or re i pur�tlant,ta a.. (iv) 'The-vegetation is part of, lendacaping . ^x { chapter .,318.1010. ° Shade from other oft-site "sources' ie assumes to be,' shade that : ....":„1.t..",.'1....1.,...:,..r:i, r d devPe3.OPfl eat "for ;which applicable, , ..',., -, -.., T , , exists or that will be oset,ksy local permits have , been :approved " oh the data at ,complete" :141,;:::,......,i,:::..,,,,:;,.., application for the developaaOt £sied. ` 3- ®a1,-site shade. The site,-,. or a .port, tpn of the situ "for, which the 4 ' ' exemption, is requested, ,is.- r„'; a. Within the shadow pattern of on-Site features ouch as`,' but not• limited`to structures and topography which will.remain at...er the , . development occurs; or , ,', ' trees at least 30 feet tall and' more .than 6 4� b. Caiataine non�ex�pt , ."-:--.1i4;'.1.11,--';:•; inches in diameter measured 1, feet above the ground which have:a' i 'a crown cover over at least 80 percent" of the sites or the:relevant portion. The applicant can show such crown cover exists using a 1 , scaled surrey os an aerial photograph. If granted, the exemption ' shall be approved subject to. tshe condition that the applicant ° � preserve at least so percent of the crown cover that causes the ! ` shade that warrants the exemption. The applicant _shall file a note en the plat or other ,documents ion the office of,the 'county recorder binding the applicant to comply with this recquirement. , , - G' to any Covenant or restriction Tao City shall be Made a "Party ,' '''';1''''''''''''..:1 -7.”; created to enforce any provision of this ordinance. The covenant , '' or restriction shall not be amended without written City.approval. i�,''.":„1"....'21.-i''.'='1::::::::,":` Adjustments to Design Standard. The approval authority shall reduce tine , percentage of lots that must comply with section 18.89.040 'c, to the min jec.t extent necessary if it finds the applicant has shown it would cause or is "subject 4 " ;., to one or more of the following conditions: ' $‘! l Adverse impacts an density and cost or amenities- , et. e a, Tf the design standard in section 18.88.040 C.1`1s applied, either >.h the resulting density is less than that proposed, or on-site , '. 1- development costs .(e.g. grading, water, store► drainage „ant.d • ._ sanitary systems, and road) and solar related off-site develan costs are at least 5 percent mare per :lot than if the is ' not applied. hes following conditions', among others, could .. constrain the design that of a cdevelaent in such' a way 'i' w compliance with section 18.88.040 0.1 would reduce density :Or , increase per lot costs in this mannner'.' The ”applicant shall.,show which, if'sny, of these or other similar..site characteristics r; �. apply in an application for a development: PAGE 12 ;: CDC'REvISION; SOLAR JANUARY, 1991 Yfr 3 { I k f 3. 4 ,'..7-t >., `'-d��;.,. .., ..L rs A .w�1:x. 4....4 .. ,' , .a... *'. 1{.' li The portion of tbe site for which the ad3 eiB sought 4,S- has :a natural grade that i.e sloped 10 percent or more and ; is oriented greater than=45 degrees east or west: of true south based ea.a`topographi.c survey of the nits :by-the professional land serenity-tarr or USGS or other official ly recognized topographic information. (Li) There in. a eiesniffieunt" natural, feature on the site, identified as such in the " comprehensive plan or development ordinance, that pseventss given streets or lots from being oriented for solar access, and it will exist after the site is developed. (iii) Existing road patterns must be continued through the site or must terminate osa sits to comply with applable road standards° or public road plane urn .a way that prevents.' access.iven streets or lots in the dcvel. t from being , oriented for solar access. J 1 , (iv) An existing public easement or right-of-way prevents given streets or lots in the dsvelent from being oriented for solar access. _ : b. In. the design standard in section 18.88.040 C.1 applies to a given R�. . lot or lots, significant de veloreaent amenities that would will Impaired. e&vidence oths;cviise�:�ef).t the lot(e3) �f.l.i be lost or Impaired. ( that a significant diteinution in the market value of the l.ot(s) v. would result from having the lots) comply with section 18.88.040 C.1 is relevant to whether a significant development amenity iss lost or impaired. • s Refer to amenities that qualify or to relevant comprehensive plan provisions or inventories. 2. Impacts of existing shade. The shadow pattern from non trees cover over at least 80 percent of the lot and at least:: 50 percent of the R shadow pattern will remain after develop at of the lot- The applicant 1 can show the shadow pattern using a scaled survey of non-exempt trees on 7 the site or using an aerial photograph. {• a. Shade from non-exempt trees is assumed to remain if: the trees are situated in a required sethack; or they are part of an existing or proposed park: open space, or recreational emeeity; or they are e separated from the developable remainder of their parcel by an t'* undevelopable area of feature; or they are part of landscaping I z �•^ ®9 required pursuant to Chapter 18.100; or they do not need to be el removed ved for a driveway or other development. b. Also, to the extent the shade is caused by on-site trees or off site trees-on l and owned by the applicant, it is assumed to remain if the applicant files in the office of the county recorder a L;. PACE 13 CDC REVISION - SOLAR �.. JANUARY, 1991 4. 1 f covenant binding the applicant.to retain the trees causing the shade on the affected lots + P. Protection from Future Shade. Structures and non-exempt vegetation must comply, ti with the Solar Balance Point Ordinance in Section.18.88.050 on all lots in a development subject to the Solar Access Ordinance for New Development, including lots for which exemptions or adjustments to the Solar Access Ordinance for Need Development have been granted. The applicant 011E+11 file a note on the plat or other documents in the office of the county recorder binding the applicant and subsequent purchasers to comply with the future shade protection standards in Section F. The City shall be made a part of any covenant or restriction created to enforce.any provision of this ord nonce. The covenant or restriction shall not be amended without written City approval. } a ; <: Cr. Application. An application for approval of a development subject to this ' s': ordinance shall include; 1. Maps and text sufficient to show the development complies with the solar design standard of Section 18.88.050 C, except for lots for which an exemption or adjustment from Section 18.88.050 C i:s requested, including a-'; ' all of the following items: a. The north-south lot dimension and front lot line orientation of 2.0 each proposed lot. b. Protected solar building lines and relevant building site . ,s restrictions, if applicable. c. For the purpose of identifying trees exempt from Section F, a map . c showing existing trees at least 30 feet tall and over 6 inches 2 ' diameter at a point 4 feet above grade, including their height, diameter and species, and stating that they are to be retained and are exempt. d. Copies of all private restrictions relating to solar access. rt 2. If an exemption or adjustment to Section 18.88.050 C is requested, maps and text sufficient to show that given lots or areas in the development comply with the standards for such an exemption or adjustment in Sections 18.88.050 D or 8 shall also be required. 1 V) H. Review Process. Compliance with Section 18.88.050 shall be determined by the approval authority in conjunction with an application for a subdivision (Chapter y j pP ( Ater 18.160), or land partition (Chapter 18.162). 18.88.050 Solar Balance Point Uti A. Purpose. The purposes of this section are to promote the. use of solar energy, to minimize shading of structures and accessory structures, and, where k, CDC REVISION SOLAR JANUARY, 1991 PAGE 14 _ ' •X� �. Tn 4 Y: G ^ , F t y # :.rappl cable, to• ainin'izs shadirg of structares` by trees. Decisions, related to° this :section are intended:to be ministerial. ' Applicabilf ty. This'section. applies to an application for a building permit for r r all.structures in R-1, .R.3.5, R-44.5, and R-7 zones' and .all, s .ngie €amily detached and duplex structures in all other residential tones,except to -the extent.the approval authority finds the applicant has shown that One or more of • the, conditions listed :.ri a ectione .18.88.050' E or F exists, and exemptions or adjustments provided for.them are warranted. In additions non-exempt vegetation. planted on lots subject. to .the provisions of section 18.88 040.E of the Solar Access Ordinance for hew Developmert shall comply with the shade point height standards as provided in sections 18,88°050 D ,and E• : 1.1:•""'%;',.."'i':L C. solar Site Plan Required An applicant for a building permit for a structure subject to this section shall submit a site plan that shows: • "1. The maximum shade point i:eight allowed under section 18.88.050 D; 2... If the maximum shade point height is adjusted pursuant to section 18.88.050, D.1, the average elevation of the rear property line; •and. 3. The location of the shade point, its height relative to the average elevation of the front lot line or the elevation at the midpoint of the 17 front lot line, and its orientation relative to true south= and, if applicable, • 4. The solar balance point for the structure as provided in section 18.88.050 R. ,:. D. Maximum Shade Point weight Standard. The height of the shade point shall comply with either subsection 1 or 2 below. I. • 1 Basic Requirement. a• The height of the shade point shall be less than or equal to the height specified in Table A or computed using the 'following • formula. The height of the shade point shall be measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If z necessary interpolate between the 5 foot dimensions listed in Table A. D. 6s i _ (2 xSRA1 - N + 150 5 Where: Ii = the maximum allowed height of the shade point (see Figures t 4 and 5); • • Sidi = shade reduction line (the distance between the shade point and the northern lot line, see Figure 6), and N ,= the north-south lot dimension, provided that a north-south lot dimension more than 90 feet shall use a value of 90:. feet for this section. ' CDC REVISION SOLAR JANUARY, 1991 PAGE 15 • • { yt 'S rye y 4 r y j '• ✓ r•w. �'' a s:4 {�1;a•', . f y, , r b. Provided, the maximum allowed,height of the shade point may be 't ,increased one foot above the amount calci3lated using the formula i or Table ! for each foot that the average grade at the rear : property line exceeds the average grade at the frost. property line. 7'S v . '''''1,:2 ';:;.. m= =4---==-=='=== iii-v = -===-="�7'OC..:=2Y====ate.:=-=- 1 . . .. ,.'. Ta LEA MAXIM PE 2MITTED SHADE POINT HEIGHT (In Peet) .: :.:' : Distance to North-south lot dimension (in feet) .,: Shade 100+ 95 90 85 80 75 70 65 60 55 50 45 40 . ' Reduction Line r:: from northern ' lot line (.4.n feat) 70 40 40 40 41 42 43 44 65 38 ' 38 38 39 40 41 42 43 j �,, 60 36 36 36 37 38 39 40 41 42 }' 55 34 34 34 35 36 37 38 39 40 41 ., 60 32 32 32 33 34 35 36 37 38 39 40 45 30 30 30 31 32 33 34 35. 36 37 38 39 ...• .: 40 28 28 28 29 30 31 32 33 34 ry , 35 36 37 38 .�,. 35 d6 26 26 27 28 29 30 31 32 33 34 35 36 ' �-' 30 24 24 24 25 26 27 28 29 30 31 32 33 34 25 22 22 22 23 24 25 26 27 28 29 30 31 32 ., .,-...-''.-Z,'-'..'...-. 20 20 20 20 21 22 23 24 25 26 27 28 29 30 1' ; 15 18 1E1 18 19 20 21 22 23 24 25 26 27 28 r, a 10 16 16 16 17 18 19 20 21 22 23 24 25 26 ,,-: a L, 5 14 14 14 15 16 17 18 19 20 21 22 23 24 i �._. ========= =-=====.L'============.= =.========CC: === ===aim==================== 'i } ` ` 2. Performance Option. The proposed structure, or applicable non-exempt r -°` ` vegetation, will shade not more than 20 percent of the south-facing .. glazing of existing habitable structure(s), or, where applicable, the proposed structure or non-exempt vegetation comply with section , 18.88.040.0.2 or C.3 of the Solar Access Ordinance for New Development. ,' ' ' 1 If section 18.88.040.0.2, Protected Solar Building Line, is used, '.:4--..:"'. ''';":1.::';. non-exempt trees and the shade point structures shall be set back from `°" the protected solar building line 2.5 feet for every 1 foot of height of '` �� �a the structure or of the mature height of non-exempt vegetation over 2 feet. E. Exemption from the Maximum Shade Point Height Standard. The approval authority shall exempt a proposed structure or non-exempt vegetation from sections ":< .. Vil 18.88.050 C and D if the applicant shows that one or more of the conditions in i:' this section exist, based on plot plans or plats, corner elevations or other' topographical data, shadow patterns, suncharts o' `photographs,' or other W } , MA substantial evidence submitted by the applicant. #. a 1. Exempt Lot. When created, the lot was subject to the Solar Access t. Ordinance for New'Pevelo ent and was not subject to the ' L j provisions of section 18.88.040 k'. '..11,.;;_ :r‘,..-.1. -".-'.."'',.,..•-:- CDC REVISION - SOLAR - .7A* ARY 1991 PAGE 16 ` f' '; t{ t - s ( .,T c S ! 2 Pre3 existing. shade. The structure or .applicable 'nonexempt vegetation will,_shade'an area'that is 'shaded by one of -more cf the.'f following:'', a;t. a. An existing:or approved building, or structure, t 1 t F - ' b. A topographical feature; or ': c. Non-exempt vegetation will,remain after development of"'the site. It israssumed that this vegetation will remain after development 1 ,,, if it: (i) Is situated in a building setback required' by this title;' or � '. r 1-1..:-,--'-.. ,... '' (ii) Is part of a developed area or laxndscapin regsn:red by • ;.' Chapter 18.100, a public park or landscape ;strip , .or,; legally reserved open spaces or j; `` (iii) Is . in a : developable remainder of a parcel that is separated by an undevelopable area or feature; or `' • p,r (iv) Isa as the .applicant's property and not affected by 'the. development; or ,i;',,.. i ; (v) A duly executed covenant is used to -preserve trees causing , �' such shade. 1 : '' 3. Slope. The site has an average slope that exceeds 20 percent in a `. direction greater than 45 degrees east or west of true south based on a topographic survey by a licensed professional land surveyor or USGS or >,,: x•.; her officially recognized topographic information. 4 ' insignificant benefit. The proposed structure or non-exempt vegetation shades one or more of the following: 1` z >• ' '''c ae An undevelopable area; S , ° b. The wall of an unheated space, such as a typical garage; i ><:; c. An area without solar features; or �: ®, d. An undeveloped lot, other than a lot that was. subject to the Solar : ;,, Access Ordinance for New Development, where: +' (i) There are at least four single family detached or attached homes or duplexes within 250 feet of the lot within the ;. ® same subdivision or a phase of the subdivision; and U (ii) A majority of the homes identified in subsection. d.(i) +.. f above have no solar features. ; s f ' a CDC REVISION — SOLAR - JANUARY, 1991. PAGE 17 4 any: e. A ` tY Ya a S < fi 1, s lti . Y v r$ �1 < g '1 1 + S y. L g �" � .+. 1.._f tine : i"�.: � t. .= . . , ° •.t,�, ' _ . ,.- �` .r...� s .. esses w -.i 0. Public Improvement. She proposed " 'etructure is a publicly y o ►seed improvement. F. (a tments to the ximtm► Shade Point,Beight" Standard. "-The approval authority shall increase the maximum permitted height of the shade point determined .using' section 18.88.050 D to the extent it finds the applicant 'has, shozin •one pr of the 'following conditions, exist, based on plot plans or •.plats, corner elevations or other "topographical data, shadow patterns, sunoharts or Fy f photographs, or gt er substantial evidence submitted by the •applicant. 1. Physical conditions. Physical conditions preclude development of the site in a manner that complies with section 18.88.050 D, 'due to such things as lot sire less than 3,000 square feet, unstable or wet soils, } or a drainage way, public or private easement, or right-of-way. '1' 2. Conflict between the Ma:si:num Shade Point Height and Allowed Shade on the *3 Solar Feature Standards. A proposed structure may be sited to meet "the' solar balance point standard described in section 18.88,.050 B or be sited, as near to the solar balance point as allowed by section 18.88.050 0, ifs Ht; a. Siting the proposed structure to meet the maximum shade point y s : ' height standard using section 18.8£.050 D would cause its solar feature(s) to potentially be shaded as determined using section 18.88,050 G; and '":!'f!"....-4..;1^',, b. The application includes a form provided for that purpose by the � City that: 4 (4) Releases the applicant from complying with section 18088.050 D and agrees that the proposed structure may shade an area otherwise protected by section 18.88.050 0; i S ill' (ii) Releases the City from liability for damages resulting' ` ' ,., from the adjustment; and a (bii) Is signed by the owners) of the properties that would be shaded by the proposed structure more theta allowed by the b provisions of section 18.88.050 D. c. Before the City issues a permit for a proposed structure for which ` an adjustment has been granted pursuant to section 18,88.050 F.2, the applicant shall file the form provided for in subsection 2.b Fle above in the Office of the County Recorder with the deeds to the CO affected properties* G: " Analysis of Allowed Shade on Solar Feature •., 0 1• An applicant may, but is not required to, perform the calculations in or US comply with the standards of section 18.88.050 G. • 2. Applicants are encouraged to design and site -a proposed habitable structure so that the lowest height of any solar features) will not be � [f7; CDC REVISION - SOLAR - JANUARS, 1991 PAGE 18 P-,0•••••4--.% '� • 1• shaded' by buildings or non-exempt trees on,'lot(e) to the south.. The ,. applicant-,should' complete, the following calculation procedure to ;' determine if solar feature(s) of the jpraposed structure will be shaded. r To start, the applicant should choose which',of, the following sources of .. shade originating`from adjacent l©t(e). to the south to'use to calculator' ' 'u ; the maxirtum shade height at the north:"property line: , / '_. `' a. Existing structure(e) or non-exempt trees, ,or `s b`. The' maximum shade that can bm cast from future-buildings or .non w to the south can !., Y '.`: exegnpt t..ees, based on Table` C. If, the lasts) . ;. ';° be further divided, then the north-south dimension is assumed,to' "TA' be the minimum lot width required for s new lot in that zone. 3. The height of the lowest point of any sole feature of the Proposed ; structure is calculated with respect to either the average .elevation or ' the elevation at the, Midpoint of the front ;lot line of the lot to the '_; z; , south. .' 4. The applicant can determine the height of the shadow that may be cant , r t { " upon the applicant's solar'feature by the source of shade selected in . 1`. ' ? subsection 2 by using the following formula or Table N., '7 EA: ' • '• =b FSH = sH - (SGL/2,5) ,i _ r Where: SFSH the Allowed shadow height on the solar feature (see' Figure 8) ` SH ' the height of the shade at the northern lot line of , n ' '' lotto) to the south as determined in section '°�` 18.884050 G.2 .�' SGL the solar ga4n, line (the distance from the solar , ;: { feature to the northern lot line of adjacent lot(s) $ ' to the south, see Figure 7) .a fir# �, .,;r .sue==s=ma am=p==zeds==mats==�=cap=a=xc==.ama===m¢=== .=sea=.-===acs========= , 4 + TABLE 8 MAXIMUM PERMITTED HEIGHT OF SHADOW AT SOLE t FEATtJBE (feet) 5 :k'' Distance from Allowed Shade Height at Northern Lot Line , i Solar Gain Line of Adjacent Lot(s) to the South (f°tlet) :; fi }y to lot line (feet) +` 22 21 20 19 18 17 16 15 14 13_____14. 50 2 1 a° 45 4 3 2 1 ? I 40 6 5 4 3 2 1 4: a 35 3 7 6 5 4 3 2 1 30 10 9 8 7 6 5 4 3 2 1 °� 5 25 32 11 10 9 8 7 6 5 4 3 2 ir: I 20 14 13 12 11 10 9 8 7 6 5 4 't Y4: 15 16 15 14 13 12 11 10 9 8 7 6 ;• J 10 18 17 16 15 . 14 13 12 11 10 9 8 ``,: 5 20 19 18 17 16 15 14 13 12 11 10 s Table C may be used to determine (SJ) in the above formula � 7, CDC REVISION - SOLAR. - JANUARY, 1991 PAGE 19 tr k i. l! t. .. .-, . . . . . . v :1" , 4'....';,-'... ..'.,-7......:,. t fig L f-- * ., f f r asasaa�a�es ss: ''-'saxamaRSau,====ssssaai,===7 =sss� y t Si3iCF�C7 IICFY�S,S15Zi��a�SRC�787?Z9bASE2�i8C a� � , •. TALE C ' i North-south .lot,, r', dimension of ' adjacent' 100 95 ' 90 ,;.85. 80 . ?5 70 65' 60 ; . 55 , 50 45 ` 40 ,' t1 Y ® Y: Allowed shade a ' height:at 1.14h6.'-- i i• north,property 12..1', 12 12 "•13 14 15.' 16s 17 18 19 20 21 -, 22 «; i line of adjacent lot(s) to sttoe0.. a0r( o...00.las amsr�raas -� -sea., .„ a,,.. . . nss s "' serrszssssasaa-rs�-.ss ��.maaa�ssrs�c �rrcaa�ss�-� ; } If :the allowed shade'height on the .solar feature calculated in subsection S' 4 is higher than tho lowest ,height•©f the solar feature calculated in :; subsection 3, the."applicant shall be encouraged to consider. changes to `� ,tt: the house design or locations which.:would make it practical. to locate'the solar feature tso that it will not be shaded in•the `future. g. Solar Balance. Point. If a struct.ure does not comply with •maximum:shade:,point ,.".•,:'),:?.‘7:1:, ,,.',;... , ' ' height standard in section 18.88.050 '1 and the allowed Shade on ;a solar feature Y; standard In section '18.88.050 0, then the :solar balance point of the 'lot, shall x be calculated (see Figure 8). The solar balance point is 'the paint on the lot•:::.'-'.,:,..,..,..,..*,;...."*,,,,,‘"•*,‘..:+:..‘.:',::-.::,;,: -„ .,,,, , , , whore a structure would be the same from complying with both of these standards. ,+ IA Yard Setback Adjustment. The City shall grant tan adjustment to `the setback ;a ' ~r ree,�u .cement(s) as indicated below if necessary tae build a proposed structure so it complies with either the shade point height standard in sect on. 18.88.050 1D, ti �' the allowed shade on a solar feature standard, in section 18.88.050 G, or the s '• 18.85.050 Yi as ;presided hareirs (see ;4.i.-• solar balance point standard in section Figure 8). This adjustment is not intended to encourage reductions in;assailable ` . solar access or unnecessary modification of setback requirements,, and shall apply '. rr only if necessary for a structure to comply with the applicable provisions of r ; this chapter. r fi 1. R-7, H-12. R-25, and R-40 Zones: ;: il , ,. a A front yard setback may be reduced to net less' than 10 feet. b. A rear yard setback may be reduced to not less than 10 feet. c. A side Yard setback may be reduced to not less than 3 feet. , !1:1::''..',.. : d. Corner and through lot setbacks may he reduced to not less than .�;. t: 15 feet< fa e. Setback to the front of a garage may be reduced to not less than OJ -t ' 18 fwet. .v .3.5 and R-4.5 Zones: ;r s pAGS 20 , CDC REVISION SOLT�R - JANUARY 1991 ys• i.' ;� X 3�; j T y 1 a. A front yard setback may be reduced to not less than 15 feat. °t b. A rear yard setback may be reduced to not less than 10 feet. c. A side yard setback may be reduced to not less than 3 feet. F • i �2 r 1 111 1 i d. Corner and through "lot setbacks may be reduced to not less than fir 15 feet. e. Setback to the front of a garage may be reduced to no t less than 38 feet. 3. R-1 and R-2 zones: a� $t„, A front yard setback may be reduced to not less than 25 feat. ., b. A rear yard setback may be reduced to not less than 20 feet. c. A side yard setback may be reduced to not less than 5 feet. d. Corner and through lot setbacks may be reduced to not less than 15 feet. e. Setback to the front of a garage may be reduced to not less than 18 feet:- � •; J J. Review Process. Compliance with Section 18.88.050 shall be determined by the . 's " Director in conjunction with an application for a building permit. ft<' 38.88.060 Solar Access Permit A. Purpose. The purpose of this section is to protect solar access to solar ;3 ' features on lots designated or used for a single family detached dwelling or duplex under certain circumstances. It authorizes owners of such lots to apply for a permit that, if granted, prohibits solar features from being shaded by k �;y certain future vegetation on and off the permittee's site. a :. R. Applicability. An owner or contract purchaser of property may apply for and/or be subject to a solar access permit for a solar feature if that property is in r+i a R-1, R-2, R-3.5, R-4.5, or R-7 zone, or is or will be developed with a single E family or duplex dwelling in all other residential zones. The City's decision whether or not to grant a solar access permit is intended to be ministerial. '' GO C. Approval standards for a solar access permit. The Director shall approve an application for a solar access permit if the applicant shows: '\ W 1. The application is complete; 2. The information it contains is accurate; and CDC REVISION - SOLAR JANUARY, 1991 PACE 21 :4 1 yV l�+Fri A 9? $ ';;; y i • :4 'rb di* ,' ,r ♦'. 3. Non-exempt vegetation on the applicant's property does not shade the solar feature.. D. Duties created by solar access permit. 1 1. A party to whom the City grants a solar access permit shall: • ' a. Record the permit, legal descriptions of the properties affected by the permit, the solar access height limit, and the site Ellen • 'I: required in section 18.88.060 E.3 (with such modifications as • o. required by the Director) in the office of the county recorder ': .t : with the deeds to the properties affected by it, indexed by the • ,- ' � names of the owners of the affected properties, and pay the fees for such filing; b. Install the solar feature in a timely manner as provided in ?: r section 18.88 060 D; sit µ " c. Maintain non-exempt vegetation on the applicant's property so it does not shade the solar feature; and ;` { t., i d. Maintain the use of the solar feature. 4, w;t t, 2. An 'owner of property affected by a solar access permit shall be responsible and pay all costs for keeping non-exempt vegetation from i.4,;. exceeding the solar access height limit. However, vegetation identified :, .; as exempt on the site plan required in section 18.88.060 E.3, vegetation (,, ' ' , an owner shows was in the ground on the date an application for a solar '-' access permit is filed, and solar friendly vegetation are exempt from the , solar access permit. t, m. Application contents. An application for a solar, access permit shall contain the �A• following information: 1 • 1. A legal description of the applicant's lot and a legal description, ,', .-,';:',....:::::!'''-'1,' owners' names, and owners' addresses for lots all or a portion of which a i -, ' are within 150 feet of the applicant's lot and 54 degrees east and west OF,,° ; of tree south measured- from the east and west_corners of the applicant's t�.■ '‘..1:... }.,, _,, F south lot line. The records of the county assessor's office shall be , e. used to determine who owns property for purposes of an application. Tho failure of a property owner to receive notice shall not invalidate the , action if a good faith attempt was made to notify all persons who may be affected. 2. A scaled plan of the applicant's property showing: .:' a a. Vegetation in the ground as of the date of the application if, u 0 i when mature, that vegetation could shade the solar feature. b. The approximate height above grade of the solar feature, its tI ', location, and its orientation relative to true south. '''':":;.::.--'.'1....;:;:', ' CDC REVISION - SOLAR JANUARY', 1991 PAGE 22 ,, . ,, ; i 5 i t ' .. i .:. . <a .y :.-;;,./,'.,,,;,.."...',,,'.,-;,..-',.„*,..,.. S;t ^ X `h lt ,.� ti A t , ' .-.t tr �' -e it {+ . a a x.tt. d.. ''< t. . H ,7. 4 i... , .'t )i. i...: L , . 1 4' . 4.:• .i. , •:4 1' rt .,. 4 h .r� - . 3. A scaled plan.of the properties on the .list required in .subsection 1' E f 7 above showing: f r a. Their approximate dimensions; and b. The approximate location of all existing vegetation on each • property that could shade the solar feature(s) on the applicant's property. 4. For each affected lot, the requested solar access 'height limit. The tfi solar access height limit is a series of contour lines establishing the .f: maximum permitted height for non-exempt vegetation on lots affected by :;. a Solar Access Permit (see Figure 11). The contour lines begin at the ;:;;, bottom edge of a solar feature for which a permit is requested and rise in .five foot increments at an angle to the south not less than 21.3 degrees from the horizon and extend not more than 54 degrees east and west of true south. Notwithstanding the preceding, the solar access height limit at the northern lot line of any lot burdened by a solar access permit shall allow non-exempt vegetation on that lot whose height causes no more shade on the benefitted property than could be caused by a structure that complies with the Solar Balance Point Ordinance (Section 18.88.050) for existing lots. rs 5. The required fee. 6. If available, a statement signed by the owner(s) of some or all of the property(ies) to which the permit will apply if, granted verifying that the vegetation shown on the plan submitted pursuant to section 18.88.060 E.3 above accurately represents vegetation in the ground on the date of the application. The city shall provide a form for that purpose. The ,.;: r signed statements provided for herein are permitted but not required for a complete application. Yi F. Application review process. . 1. Unless waived by the Director, prior to filing an application for a solar ,, access permit, an applicant or applicant's representative shall have a pre-application meeting with the Director to discuss the proposal and the requirements for an application. If a meeting is held, the Director shall convey a written summary of the meeting to the applicant by mail within 10 calendar days of the meeting. 2. After the pre-application meeting is held or waived, the applicant may CO file an application containing the information required in section ry 18.88.060 E. 3. Within 10 calendar days after an application is filed, the Director shall determine whether the application is complete and if it is not complete, notify the applicant in.writing, and Specify what is required to make it complete. ,. CDC REVISION - SOLAR - JANUARY, 1991 PAGE 23 7 .tr yd ', _ r • '4 i _,..� ay.. a After the,:Di�eector determines an application ,for a.-solar access permit : x r • fie." r is :complete, .'the ,Director shall, .issue° s :written decision .tohtat: vely r approving.©r ®Hying the ;regenest, together with reasusxs therefore, based � on. the standards of section 18.88..060 C. F a. If the`decision is to deny the permit, Ythe Director ahs.l.l m ail a copy of the decision to the applicant. . This,ahall ! e' a final decision unless appealed as provided in section 18.32.290. ; 1 b. If the decision is to approve who permit, and the owners of all affected properties did verify the accuracy>rof,the .plot plan.'ras ..*:'''---'4......''''' permitted under section 18.88.060 E.6,, the Director:shall email; as ' ropy of the decision to the applicant and affected parties by . certified mail, return receipt requested. This,Abell he a final .` "�` decision unless appealed as provided its section 18.32.290. c. If the .decision is to approve the permit, and the.canners of all" t c. affected prtsper ties did not verify the accuracy of the plot .plan 7,� as permitted under section 18.88.060 2.6, the Director shall send ''a f f ` a copy of the decision to the .applicant and to the owners of affected properties who did not sign the verification statement z. pursuant to section 18.88.060 .6 by certified mail, return : + receipt requested. This shall be a tentative decision subject the 7} ',z provisions in subsections (i)' through (iii) below. Ii the •4' .sa Director determines that the owners of a given property affec�ed ,., by the permit are not. the occupants of that propesrty, then the Director also shall send a copy of the notice to the occupants of E."'"'..,..,..,...,1'.;;Ii:* such property. (i) The notice shall include the plot plans required red in 3 � sections 18.80.060E.2 and 3, the proposed solar access '''-'14';'''''.'''' height limits, and duties created soy the permit. w.', (ii) The notice shall request recipients3 to verify that the plot plan shows all non-exempt vegetation on; the : 1' recipient's prop€rty, and to send the Director comments in ' ' ., writing within 14 calendar days after the tentative decision is mailed if the recipient believes the ', ' s, applicant's plot plan is, inaccurate. � , (iii) Within 28 days after notice of a tentative decision is i:+ mailed to affected parties, the Director shall consider r; II-go reopenses received. from affected parties and/or an inspection of the site, modify the plot plan and the { f permit to be consistent with the accurate information, and ,. 4• issue a final decision pursuant to section 18.32.120. The :; Director shall sen d. a copy of the permit and solar access ~ height limits to the owners of each property affected by the permit by certified mail, return receipt requested. 1 5. If the application is approved, the City shall record the permit,' associated solar access height limits, legal descriptions for the , • ; , { PAGE 24 ik a <;E t a; i t �s ry +� . 1� '. .t rsir 4,. t ' -. 1.,.,.'„�i i i y ' 7 y ` .' ,.. ';'.--4.,,....:•-' -∎'... ".Ii• x .. v , tip , e �� i ' • r Iry - F` - , affected properties, and the site plan required in section 18.88.050 E.3 (with such modifications as required by the Director) in the officer of , `• the county recorder with the deeds to the properties affected by it `' before the permit is effective. The applicant shall reimburse the City for actual recording costs. '' G- Permit enforcement process. < 4': 1. Enforcement request. A solar access permittee may request the City to enforce the solar access permit by providing the following information ', to the Directors a. A copy of the solar access permit and the plot plans submitted with the permit; and • b The legal description of the lot(s) on which alleged non-exempt vegetation is situated, the address of the owner(s) of that property, .and a scaled site plan of the lot(s) showing the non- e, exempt vegetation; and },l c. Evidence the vegetation violates the solar access permit, such as a sunchart photograph, shadow pattern, and/or photographs. 2. Enforcement process. If the Director determines the request` for enforcement is complete, he or she shall initiate an enforcement action as a Class 1 civil infraction pursuant to Chapter 1.16 of the Tigard Municipal Code. The Director shall not enforce the, permit against {,. vegetation the owner of which shows was in the ground on the date the permit application was filed .ith the City. " T.: r e E. Expiration and extension of a solar access permit. �+ 1. Expiration. Every permit issued by the Director under the provisions of F+ Ti this ordinance shall expire if the construction of the solar feature .n protected by such permit is not commenced within 180 days from the date rn '' of such permit, or if the construction of the solar feature protected by es. such permit is suspended or abandoned at any time after the work is a commenced for a period of 180 days. Before such work can be recommenced, a new permit shall be first obtained to do so, and the fee therefor shall EL be one half the amount required for a new such work, provided no changes plans and ore abandonment 0) for such work; and provided further that such sus have been made or will be made in the original lanssnd or abandonment has not exceeded one year. If the,permittee does not show construction of the solar feature will be started within 190 days of the date of the 4,• permit or the extension, or if the solar•feature is removed, the Director C9 shall terminate the permit by recording a notice of expiration in the Office of the County Recorder with the deeds to the affected properties. 2. Extension. Any permittee holding an unexpired permit may apply for an extension of the time within which he or she may commence work under that , • CDC REVISION - SOLAR -- JANUARY, 1991 PAGE 25 i t zt x ti�?ZO i el. • permit when he or she is unable to commence work within the time required by this section for rod and satisfactory reasons. The Director may ;f extend the time for action by the permittee for a period not exceeding 3.80 days upon written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being fi ( u T taken. No permit shall be extended more than once. OTHER RELATED CODE AN?ENDMENTS t' 18.32.0 0 Am_gsxoval authority Resuasnsibilitie>s A.. 13. Tree removal permits; [and] �. 1< 14. Director's interpretations [.j: and 15. Solar Access Reiirements 'pursuant to Chanter 18 88 C. 7. An appeal of a sign permit decision or administrative exception made by .ry the Director pursuant to Subsections 14.114.030 D and E or section 18.114.148, respectively[.]; and 8. hn enteral of solar Access Reycuirements decision by the Director { ${ pprsuant to Chapter 18..88. D. 9., lands annexed to the City; [and) 10. Recommendations to the City Council on annexations[.],L ,;"and g *, 11 .... Solar Access Rearuirements sourauant Ito Chapter 18.88. 8.`31.120 Notice of Decision b the Director A. I. f. for such notice; send fc(). g. , . established by the Lsuncil[.]; and h. All eurroupalps.ygT2prt owners of recor4L2fiM apArt as described in, section 18.88.060 E. 1 for Solar Access Permits. co -Li 18..44.060 Additional RequiremeNts A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Dintdric Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar Access 81 Requirements; 18.46.060 Additional Re- irements CDC REVISION - SOLAR - JANUARY, 1991 PAGE 26 S Y i ii . : .,'9 J 1 :;:r3 it -,.:! •. J=. •6• r7f i �+ fN $ c I ! t '{ 3 1 I,� ` ••1, 3 t I" A. t 2 Overlay' Districteq< C:haptere 18.80 Planned DeveSop nt, 18.'82 Hiatoriw a Overlay District,' [eatd] 18.84' Sensitive Lands_ , and 18.98 solar Ac vas 4 w Poquiremen _' 8.48.060 Additional Rec ai eaten s ;• '.'i A. 2 Overlay Districts, Chapters 18.80 Planned Development, '18.82 Historic ,f, Overlay District, fend] 18.84 ,Sensitive Lands, ,mild 18.88 'Solar Access, Repaairements,. :':i‘::,.-:.1:'". 18.50.060 Addi.tior►al Requirement's 1 . • A. 2. Overlay Districts, Chapters 18.80 Planned OeveIo ent, 18.82 Ristcrie •r . Overlay District, [and] 18.84. Sensitive: Lands;,, and 14'88 'Solar Access 1 Requirements; ;'.:, 18.52.060 'Additional Resuirca ente ' A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82„Historic , i. Overlay District, [and] 18.85 Sensitive Lands, and 18.88 Solar Access, ; Recsuirnents; . lb 1 ;� 18.5 4.060 Adciitiarlal Rec� ireaaents `t A. 2. Overlay Districts, Chapters 18.80 Planned DevelOpnent, 18.82 Historic Overlay District, 5 8.84 Sensitive Lands, [and] Action Areas(;] ,,; and 363.88 r ' 'S Solar Access Recaul rei'ents; ,' :; 18.56.060 Additional Requirements ' ` A. 2. Overlay Districts, Chapters 18.88 Planned ;Development,; 18•82 ffistoric t...,-,...: -: .• : Overlay District, 18.84 Sensitive Lands, [and] Action Areas[;] and 1,8.88 Solar Access Requirements; ...C.'"..:'"::-,'• 18.58.060 Additional Requirements A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Histaria si '''''''''::'''''''''''.1;'1"‘' Overlay District, 18.84 Sensitive Lands, (and] Action Areas[;]. end X8.88 ; 'r Solar Access Requirements; ; r ; 18.130.150 Standard Dimensional Reauireatents for Conditional [Jee Tvnes { I- ; C. 15. Duplexes; {. h i • a. Lot Size: 10,000 square feet; [and] ` b Solar Access Requirements. Chapter 18.88- and �.�,' r J [131 c• The remaining dimensional requirements of the underlying zoning district Ohall apply. SOLARACC f IEL 1 t r • ; CDC REVISION - SOLAR JANUARY' 1991 PAGE' 77 s' 4 _ II 3 { ' + . ' COUNCIL AGENDA I TEM - 4 11 ''' CITY OF TIGARD ' OREGON ` COUNCIL AGENDA ITEM SN .FF.Y 4 t '` AGENDA OF: 2'/12l92 DATE SUBMITTED:. 1 ® 91 .--r'', ',,`. ISSUE/AGENDA TITLE: Solar Access PREVIOUS ACTION: Council 1 fig" Ordinance, Chapter 18.88_CDC a ap1.... eval tc�;�roceed_vaith as { 7/ pnablic hearing�� _II' PREPARED FbY: ,Ittlith defy J , — �* �' DEPT 'HEAD 0,41,3t.• TTY ADMT.N OK ,, REQUESTED BY: 1L- r4.Ft<-.� ,r3, 4y"' ;. r POFIC' SSDE' Should the City amend the Community Development Code to include e; 47 " standards for providing" improved solar access for single family residential development? `r a ri 3. ,,; INFORIATION' SUMMARY 4.4 On October 8, 1990, the Council decided to proceed with a public hearing to review the proposed ordinance. , The Council requested 4 ). '' that the proposal be reviewed by the NPOs prior to the hearing° 3 ', The packet ,a.ncludes a memo from the staff which elaborates upon the ,.' rationale for ' approving the proposed ordinance, the proposed '` ordinance, and pertinent supplemental information. d ALTERNATIVES CONSIDERED } 1. Approve the attached ordinance . ' r 2. modify and approve the attached ordinance .. ., 3. Reject the proposal and direct staff, to. prepare a < corresponding resolution FISCAL FACT t, Tigard staff experience in pretesting the ordinance and' the - ti 1 �. :. l'-':',:::‘,"`` experience of other jurisdictions that are implementing the ordinance indicates that additional review time for new development, • ne and residences is minimal and should not require any revision of Mil ,' fees. . A fee will need to be established for the third portion of the ordinance pertaining to Solar Access Permits. "' i; si $ SUGGESTED ACTION - Approve the attached ordinance ilia _9 : SOLAR.SUN!/kl 1 r:. 1 MEMORANDUM 1 '''.',', TO: Pat Reilly, City Administrator ,/,, i ' FROM Ed Murphy, Community Development Director li t°' DATE: January 31, 1991 el- RE: Solar Access Code Amendment it Puraoee of LtticLikparAng ,. -3-....--,'-4. The purpose of this hearing is to review proposed amendments to the Tigard Development Code relating to solar access standards and procedures, and determine , whether all or a portion of the draft ordinance should be adopted as part of the `, ' :: Community Development Code. a Packet contents ,.' .n. The attached packet includes the following new information: 2 } ". 1. The Solar Access Ordinance (Chapter 18.88 Community Development Code) f a. Section 18.88.030 - Solar Access Definitions and Illustrations a b. Section 18.88 040 Solar Access for New Development ,, ,' ' ., c. Section 18.88.050 - Solar Balance. Point Ordinance '.::','-...',..-ti., d. Section 18.88.060 - Solar Access Permit Ordinance ''' 2. Minutes from the city Council meeting of October 8, 1990, where the model. 4 .'c solar access ordinance was discussed. y4_ 3• Minutes from the Planning Commission ands meetings where the proposed ,r :°, Solar Access Ordinance was discussed. Y Materials that were also presented to the Council in August are included for '.i conveniences , ; 4 A letter from Linda Davis, Director of the Department of Planning and ' � r, Building, regarding the City of Beaverton s experience with implementation ', " of the Solar Access Ordinance. y,ti 5. A letter presented to the Planning Commission from Charles Hales of the ." Home Builders Association of Metropolitan Portland. 6. "Sunlines", First Quarter, 1988 which contains an excellent summary of the three major components of the model Solar Access Ordinance for 1) new residential subdivisions (New Development), 2) single family construction ,i on exisling lots (Solar Balance Point Standard), and 3) protection of ;. solar access from future tree shade (Solar Access Permit). ,,r 7. "Sunlines°', First Quarter, 1990 which features several articles regarding " the current status of the Portland-Vancouver Metropolitan Area Solar t' Access Project as well as a few recommended amendments to fine tune the .„` , (9 ' original model ordinance. .. 8. Solar Subdivision Re-design Case Studies which evaluate nine subdivision plats and illustrate how the solar access ordinance can be met with little difficulty and a negligible impact upon development, coats. , R �t f.r? 4 ,' 'k S / °ij Planning Commission. Recommendation ," 1 L. On Maly 24, 1990, the Planning.Ooatmiaaion'received a.`presentation.rregarding the, �< .Model: ordinance and the associated design'principles.: ,A public' hearing was.,hold- a: an Auk+ 9t 7, 1990 atd the'.Cammiaoion.vzted unanimously to•recommend,adoption of ; ,; -the mtadel-.ordinance. On;Jan-nary,-ti,'-'. 1931, the Coi mission reyL wed`,their Code s ;. langaaage contained` in the attached ordinance and voted:''four to two to recc nn end F- '. adoption of the Code amendment`.. The 'dieeenting' votes were 'dice to concerns: < t: ''relating to the regulation of future-, shade, trees in. :the Solar Access `Permit, portion of the-ordinance (Section 18,88.060). NPO i teccammendatfi n Joint presentations of the proposed Solar Ordinante were made before all �of the 'NPba on July 18 and November 14, 1990 and the NPOs have been<given an opportunity to ,comment on'the issue. NPO 1, 2, 3, 6, ''7, and 8 voted to recommend. approval.; - of the prooposed, .ordinance package. NPO 4 and 5, have not ,had a quorum: ,and therefore..official recoamaenda,tions..have. not been made. ' NP.S ,members did.�not ` express any objections to the ordinance but did indicate that clarification '_, r' should:be.provided in the Solar Access Permit portion of the ordinance relating {_' to permit status if a solar feature becomes inactive after a permit is grannied 7 ' '(This is -addressed in Section 18.88.060 B. 1, page 25, of the proposed ` ordinance). . Staff Recommendation . . ; The staff recommends adoption of the model ordinance as Chapter 18.88 of the i Community Development Code. If approved ''by the Council, assistance'° shall 'be x -: ` provided by the Portland-Vancouver Metropolitan Area Solar Access Project to train City staff members to administer the ordinance.' Two Work sessions will be. ,': ' =• provided to familiarize the City staff with the ordinance. °Assistance will also a be ,available on an "on call" basis until O'une.30, 1991. and>probably beyond :that f, ` date. A flyer summarizing the ordinance and a three-part, -to" packet will•be provided for the City's use to provide information to the development °:" �'' : community. It is recommended that the ordinance become effective on.May let to, :4:i• allow adequate time for the staff and developers to become familiar with the ' ordinance. Concerns have been expressed by a minority of the Planning Commissioners and``some .,.: Council members regarding the Solar Access Permit section of the Coca` (Section ` 18.88.060). This portion of the ordinance is considered by the staff to be an important component of the solar ordinance package which will allow solar ;s ,;,, features to function effectively in the long term. However, the portion c®uld . .,:. be deleted without affecting continuity of the remainder or tine ordinance. o.. ,.'''..i'. ..'5,,;....':::.'-''4:` Rationale-_Supporting. Adoption of the Solar Access Ordinance 1,.., ,.,:: The positive recommendation by the Commission, the NPOs, and the staff is : supported by two major considerations: i'- ? t' 1. Consistency with the Tigard Comprehensive Plan ,.,w The Plan contains two policies that support the use of energy conservation techniques, including solar energy. - Policy 9.1.1 THE CITY SHALL. ENCOURAGE A REDUCTION IN ENERGY CONSUMPTION,AY INCREASED OPPORTUNITIES FOR ELY CONSERVATION AND THE PRODUCTION OF ENERGY FROM w ALTERNATIVE SOURCES. .t x Policy 9 e 1.3 THE CITY SHALL ENCOURAGE LAND USE .DEVELOPMENT . WHICH ' EMPHASIZES SOUND ENERGY CONSERVATION, DESIGN AND CONSTRUCTION. ` The Implementation Strategies 1, 4 5, and 6 which support these . ' policies elaborate upon possible methods for implementation..' ` � t � f: 1. The City shall encourage public and private programs that offer weatherization and energy conservation programs, e.g. . : tax credits, low-interest loans, etc... F , 4. The City shall, in the Tigard Community Development Code, allow for more flexibility in structure siting to provide for nupe4 um solar exposure.' 5. The City shall review the feasibility of implementing a solar access, ordinance and wind eneration g provisions. 6 ` The City shall cooperate with both public and private agencies that make use of site development and architectural techniques using natural elements for heating and, cooling in all ' developments. Polices 2.1.1 and 6.2.1 are also relevant in the evaluation of the «.•ry proposed solar access ordinance. 9 y r , Policy 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN , W., INVOLVEMENT PROGRAM AND SHALL ASSURE THAT / CITIZENS WILL BE PROVIDED AN OPPORTUNITY TO BE INVOLVED IN ALL PHASES OF THE PLANNING' PROCESS. The model solar access ordinance was presented to the NPOs two years ' ago soon after the g project coMaoncea. Presentations were made to joint meetings of all the IIPOs on July 18 and November 14, 1990 which included the rationale behind the ordinance, the regulatory provisions, and the Pu ng P e public hearing schedule before the Planning:.' Commission and the City Council. Between November and January, the i�. NPOs were given an opportunity `to submit comments for Council consideration. . {' Policy 6.2.1 THE CITY SHALL DEVELOP CLEAR AND CONCISE • .F { DEVELOPMENT REGULATIONS AND STANDARDS TO ee '` FACILITATE THE STREAMLINING OF DEVnLOPMENT "f 5 . PROPOSALS, AND WILL ELIMINATE UNNECESSARY PROVISIONS WHICH COULD INCREASE HOUSING COSTS WITHOUT CORRESPONDING BENEFIT. The solar access ordinance package represents new Community • t {{ Development Code provisions that have been thoroughly critiqued by government local officials, development 1'. g gent .industry representatives, � . the public, City staff, and the City attorney's office. The model ordinance has been endorsed by the Home Builders Association of Metropolitan Portland, the League of Oregon Cities, the Oregon chapters of the American Institute of Architects and the American Society of Landscape Architects, the Solar Energy Association of Oregon, and the Oregon Remodelers Association. In addition, the ordinance has been in effect for as long as two years in several D' Portland area communities and it has been found to operate ' efficiently for the administering governments and developers as ' verified by the letters from the Home Builders and the City of 01 Beaverton. I el Studies related to the implementation 'of the ordinance have shown that a minimal amount of time is necessary for administration and` that additional costs for design and public improvements have been w• : negligible. As illustrated by the nine subdivision examples in the packet, a departure from customary subdivision designs is not necessary to provide solar access to residences. Proper solar orientation of conventional homes without solar devices has been proven to result in significant cost savings for the life of the structure and that those savings increase with the use of solar ,t": equipment or design. • i 4 : , a,: s G i +' e, a r T ,,,,:•'•''',,,..','',1,-;.,:,•':',',;.:;','-:.,• tn; !1 t i �. t � � L 4 2. Consistency with,Stag# `and regional Energy Policy z� The Oregon Department of Energy r 'and the.'Northwest :Power` Planning { Council have' identified' the "importance of 'creating low-cast and environmentally sound 'sow ces of,'energi ,.`.•The,proposed ardina+z de is ;t. consistent.with' this strategy by siting :cony ntf og�m hoses"s to take .', advantage',`off proper sour orientation a�nc the' sus,. -., ent reducction in energy :demand. for heating and`'cooli tg� , .In'�aaddition, pro r- , siting of residences 'allows .present and future options ,for the '':`,..,..;.'1/2.1;.:`;`,.,-':'',:‘,.';'' efficient use of solar.devices 'such'a.s additional south-facing glass . or `.hot,water Testers. ` - .;`' F'• stUM/kl, f' ' r 1 Y: fv ALj Ff, GJT + �t S ;r a0 3 d Js t4 . a . ..}r F ,` 7:.;`,-,.....;!''' ''s , 2 .a i;- .i :r- ?,..,,,..x.:1...; '� u L :�� ., ' ..' `..'+',!`-t-';. 'j' wF JAN 03 '91 11:56 MCKEEVER/MORRIS,INC. P.1/2 Larry Epstein, PC i�4 ,. Attorney At 722 SW Second Avenue.Site 400 x Portland, Oregon 97204 (503) 2234855 • €SAX(503) 228-7365 DAB: , 1 31 '' 10:45 and s` FAX#: TO: City of Tigard =` ATTE LION: Kea i ea REGARDING: Sokr,Accu s�'eralni�ordina�nce 1 PAGES: 2 (with cover) MESSAGE: Mike ver exPlaan _tan;that aa.have a cone m with Section 6D of the rsiel o.k... ss lP nait(St���a�rclanart�e. l�apt resp n hng ghat cmtccrn with their h ,,a : I otdican was intended to wise the zr of'a reAewing a 5_ licat on eas if' ; ••la ,.• , nclud a , '4; ed sta •m: • in own ed *•• t at 'te •1. •l w ich 4• • is ha • r A .. :, If own�:' ,4(.... it .n Caen the enly 4�asis for digimtin the r tig of the StiP ss eliu'rate .ar►d thecagl `z pxp , oval of the 5 If hgs owadeE sis a in ers nt tennP the City ' • .t, •vi• • o .e LA I. forth rs r, view th .: ••lan an• *j:'1!vte I. As T understand it_vext£eel rate i inanc,�d s-ngt clean pprescnbe di.£fe nt� tCnl cedtn s }�? { • !� �a O!Wh affec • . 1a sx t: !t: G _ � Tom: t.'sm y; clear)sweat yoaz into rate l n $L. These {, ] chan what i • decision ;_f i wh: ,.I . . • ttive d •Lod Also, 'o d�• what is now laheled as subsec on"61 " _• •L.'section", i 3d" think• ;1: • ,es th- structuxa;of the ardihance more aloIg t lines intended. I ho he attached_a gses.„ um, If'it doenot o. c u w , to a+cview other w s to accopn lush the same gal cr to_,_u s other mattea�s relation em�t1� �r,n�del prtiin ance.pleas feel free t ,contact, 4.r; ,, — Telephone 2234855 if there is a problem with transmission--- {; - !•,, 0 t JAN 03 ''9a. 11:57 MCKEiVER/MORRIS.IN G. , j .. , 1 , Within 14 calendar days after the(rea eon sible official)de.^uies an application fora i ` A, t,,'Solar access peetnit is complete.the(responsible official'or his or her deli shall issue a written decision seateeirvely approving or denying the request,together with , t reasons thereftere, based on the standards of section 3. 1. If the aentatheedecision is to deny the pertmt,the i responsible official)shall snail a copy of the decision to the applicant. 7 t' i.6. et effied..L IA aertb,ton. :z 2. If the decision is to approve the pit,and the owners of all affected ' properties did veufy the accuracy of the plot plan as peat tied under soon 3.F, ' the frA4,onsibk official] shall mail a copy of the decision to the applicant and .<' , -r-_ t pies by certified tail,reu r ceipt i°0 a -fit' el e . for, -,, 3. If the eentessive.decision is to approve the permit,and the owners of all affected 4 props did not verify the achy of the plot plan as permitted under section i. 5.F9 the(responsible o 4;1l shall send a copy of the tentative decision to the applicant and to the owners of s who not sign the versa anon ' . r t pursuant to section$2 by certified 1 - , v liven I perty affected by the '8.x t to •g receipt u 1. the .1 .. f responsible s�It�d]determines that the owners of a � 7,-, • are not the occupants of ihat property,then the(responsible official'also ' , shall send a copy of the notice to the occupants of such may, :, a. The nice sent to the applicant shall include a sign that says a solar access et pmt for the property has been tentatively agganv and that informs re : when to obi more' n about it The applicant shall be instructed to '` conspicuously post the sign so it is visible from right-oaf-ray adjoining the ; per,and to sign and renern a form provided by the(responsible official] 1, certifyuig that the sign was posted as provided harem not mote than 14 days after the tentative decision was mailed. ` f b.The notice shall include the pot plans required in suns 53 and C above, }' =r the proposed solar access height limits,and duties created by the permit ...., { c. The notice shall request recipients to verify that the plot plan shows all non- exempt vegetation on the recipient's property,and to send the]responsible !1 ; official) comments in writing.within 14 calendar days after the tentative , decision is mailed if the recipient believes the applicant's plat plan is,inaccurate. A. -zt Within 28 clays after notice of a tentative decision is mailed to affected parties, t' the(r onsible of}acial! shall consider responses received affected parties ,: � ► and/or an inspection of the site,modify the plot plan the permit to cOr intent with the infornaadon,aid issue a decision. The fresponrxible official' , f snail send a COPY of the . and solar assess height linens to the owners of each , property affected ay the p i b certified mail, E. If the application is ed,the applicant shall record the associated solar ., _ a access height bleats,legai descriptions for the affected properees,and the site plan 1 wired in semen 5.0 with such modifications as by the(responsible o ll ,; —a in the aft of the county ruder with the deeds to the properdes affected by it before k: the permit is effective. , 1 t x, ? { Papa a —5a A Pets tie a G `/ to Y ., -ts t .. S t � _ a ; . '‘'.7.1.''.;-'.'..y ; : :.� t. l 4 r r r i G, , , ,,,,, ..,,, 'r .} ./J 4 •' 1 1"''. EMORANDU i ` �' 5-5 ' '• '''''. '', ' ,,-,:' .5 t' Y 4` AGENDA ITE M M• .' Ta- Planning Commission ; :" 'ROM: ,]Keith Liden, Senior Planner` s R.E: Solar 'Access Ordinance :_',..f.„1:::-„;.,-,;::',,,:::',.-...,.,::. .. DATE: ::,12/31/90 Following public hearings on July 24 and August 7, 1990,, the , Planning Commission unanimously voted to recommend that the City '{ Council adopt the model, sofas access ordinance, which includes �� standards 'for new residential subdivisions, new single family °< residences, and; protection of; solar. devices from future tree shade. ' :i.,,,;,.':; '''.:1-')..-''''''''',;':'-i'''','; The City Council subsequently decided. to hold a formal hearing to , -' consider the adoption of the ordinance. the model .ordrnance has ,; } been amended to be' consistent with the format "of the Community < y ,. .;, bevel®pment co de. This revised ordinance ,is attached. i .a The Planning Commission should review this final version of the ` ,r proposed ordinance and forward a recommendation to the Counca.l for 7. its consideration on January 22� 1991. • SOLI R.PC/kl k . e y? E A +, 1. >, ii y t 4 1' .f' ` { .1 r , Chapter 18.88 SOTS ACCESS QUIREM:NTS sections: 18.88.010 Purpose 18.88.020 Applicability of Provisions 18.88.030 Definitions aa:: a 18.88.040 Solar Access for New Development , a' a ,- : 18.88.050 Solar Balance Point 18.88.060 Solar Access Permit 18.88.010 Purpam The purpose of this chapter is to implement comprehensive plan policies to promote the use of renewable energy sources by establishing criteria to allow improved access to .0 sunlight for single family and duplex residences. 18.88.020 Applicability of Provisions The provisions of this chapter shall apply to the creation of lots which are intended .. for single family or duplex residences, the construction of single family or duplex a' residences, and the protection of solar features from future tree shade. aaaa. 18.88.030 Definitions : The definitions to be used in this chapter are in addition to Chapter 18.26, Definitions. In the case of similar or identical definitions and/or terminology, the ':, definitions in this section shall govern for Chapter 18.88, Solar Access Requirements. +, `a A. Crown Cover: The area within the drip line or perimeter of the foliage of a tree. x , B. Development: Any partition, subdivision or planned development that is created , r;, under the City land division or zoning regulations. C. Exempt tree or vegetation: The full height and breath of vegetation that the y `+ Director has identified as "solar friendly" and listed in [an appropriate reference to a list of tree species will be made here], and any vegetation listed Y" on a plat map, a document recorded with the plat, or a solar access permit is �•»: exempt. ' g; D. Front lot line: For purposes of the solar access regulations, a lot line +• abutting a street. For corner lots the front lot line is that with the narrowest ., frontage. When the lot line abutting a street is curved, the front lot line is the chord or straight line connecting the ends of the curve. For a flag lot, the '. E front line is the shortest lot line adjoining the pole portion of the lot, excluding the unbuildable portion of the pole (see Figure 1) . t E. Non-exempt tree or vegetation: Vegetation that is not exempt. : F. Northern lot line: The lot line that is the smallest angle from a line drawn . a 03 east-west and intersecting the northernmost point of the lot, excluding the pole W portion of a flag lot. If the north line adjoins an undevelopable area other than a required yard area, the northern lot shall be at the north edge of such undevelopable area. If two lot lines have an identical angle relative to a line drawn east-west, or if the northern lot line is less than 35 feet, then the *' northern line shall be a line 35 feet in length within the lot parallel with and T.': at a maximum distance from the front lot line (see Figure 2) . c. CDC REVISION -- SOLAR JANUARY, 199 Z PAGE 1 -11:-•:'; "i .?: i _ i we. .:t --+. .::i L i.} :.,,� �4'-� �e •,, • .,� .'.�. „ri=.., z .i'.. xy xfsa• j • t. . {' .. ; G. Korth-south dimension: The length of a line beginning at the rid-point of the ' '{':; northern lot line and extending in a southerly direction perpendicular to the ., northern lot line until it reaches a property boundary (see Figure 3).' ".F H. Protected solar building line: A line on a plat or map recorded with the plat eee ' " that identifies the location on a lot where a point two feet above may not be a shaded by structures or non-exempt trees (see Figure 10). + , I. Shade: A shadow cast by the shade point of a structure or vegetation when the ' sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true ,south. : '+ ; . J. Shade point: The part of a structure or non-exempt tree that casts the longest ,. shadow onto the adjacent northern .Lot(s) when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and week of true mouth, except a shadow caused by a narrow object such as a mast or whip antenna, a dish antenna with a diameter of 3 feat or less, a chimney, utility pole, or wire. The height of the shade point shall be measured from the shade point to either the `' average elevation at the front lot line or the elevation at the midpoint of the if' ' ' 2" front lot line. If the shade point is located at the north end of a ridgeline of a structure oriented within 45 degrees of a true north-south line, the shade eo. point height computed according to the preceding sentence may be reduced by 3 4 feet. If a structure has a roof oriented within 45 degrees of a true east-west line with a pitch that is flatter than 5 feet (vertical) in 12 feet (horizontal) = r{; the shade point will be the save of the roof. If such a roof has a pitch that is 5 feet in 12, feet or steeper, the shade point will be the peak of the roof el' •/ (see Figures 4 and 5) „. K. Shade reduction line: A line drawn parallel to the northern lot line that intersects the shade point (see Figure 6) L. Shadow pattern: A graphic representation of an area that would be shaded by the . " shade point of a structure or vegetation when the sun is at an altitude of 21.3 +�t degrees and an azimuth ranging between 22.7 degrees east and west of true south e e., (see Figure 12) . • M. Solar access height limit: A series of contour lines establishing the maximum , permitted height for non-exempt vegetation is allowed to grow on lots to which 'y tr a solar access permit applies. N. Solar access permit: A document issued by the City that describes the maximum height that non-exempt vegetation is allowed to grow on lots to which a solar :' access permit applies. 1 , t:,4, O. Solar feature: A device or combination of devices or elements that does or will e use direct sunlight as a source of energy for such purposes as heating or cooling of a structure, heating or pumping of water, and generating electricity.- ' Examples of a solar feature include a window or windows that contain(s) at least { 20 square feet of glazing oriented within 45 degrees east and west of true south, F. j a solar greenhouse, or a solar hot water heater. A. solar feature may be used for purposes in addition to collecting solar energy, including but not limited to w serving as a structural member or part of a roof, wall, or window. A south facing wall without windows and without other features that uses solar energy is e.'; not a solar feature for purposes of this ordinance. a' P. Solar gain line: A line parallel to the northern property line(s) of the lot(s) south of and adjoining a given lot, including lots separated only by a street, that intersects the solar feature on that lot (see figure 7). Q. South or South facing: True south, or 20 degrees east of magnetic south. e, e . R. Sunchart: One or more photographs that plot the position of the sun between ' ki CDC REVISION - SOLAR - JANUARY, 1991 PAGE 2 +' e 4 1 ,, , q. •J r, • a . a. .. i ♦.. Y.{Y. -4:nw:a 7 i t i.{r i i n'. y 10.30 am and 1:30 pm on January 21, prepared pursuant,to guidelines issued by the Director`. , The sunchart shall show the southern skyline through,`a transparent grid on which is imposed solar altitude for a 45-degree and 30 minute, northern latitude in 10-.degree''increments and solar zsZimuth from true south in 15-degree '"• increments. S. Undevelopable °areas Az: area that cannot be used practicably for a, habitable ' ,structure, •because of natural conditions, such. as slopes exceeding 20% in a, 3, i direction greater than 45 degrees east or west of true south, severe topographic' ' relief, water bodies, or conditions that isolate one portion of a property form '"- h another portion so that access is not practicable to the unbuildable 'portion; or manmade conditions, such as existing development which ieolatee a portion,of the �, site and prevents its further ; development; or setbacks or development restrictions that prohibit development of a given area of 'a lot by law or private agreement. or existence`or absence `of easements or access rights that. prevent ;, development of a given area. ri a T. Figures: z- fi Figure 1 r. r T FRONT LOT L.BNE i'UNE r *+ r 4 j . _ ./ .. j / NORMALFROt4T L LOT LINE { _ i'. is c•..- /yam _o • ,aJR D -:•.4 ®. LOY LJNE 2. 4- / \ ) 0 d . '-',-..;:'....?*• CDC REVISION - SOLAR JANUARY, 1991 PAGE 3 A, s iT ..1•?.,. :::;.:,..::',,,::,,.-'- ' • i ''' '‘ ''' , '' . '' '77,—„,77-- -.' "",--. . ..',:-. -'- -,,, -,;,.'•,, -:-,', ,''‘...,":.',,?.,-,„ ,, ' , .,,,': -..•:-='-, .' •,,, ..-.!--77.'",. ' . .."'-'7.7----7, ,712.' ' Krr R, r� Figure'2 `• 1 NORTHERN LOT LINE I I � S A A 7. 45 degrees e.® .. .. is r LOT LINE N• •• .. LOT LINE + , , , +� Figure 3 ,„_., r--..., NORTH-SOUTH DIMENSION OF THE LOT ,a,,, :,...,...,:-4... ;,''' :'-i..? 4 . �. + l a. ,li NORTH-SOUTH DIME.NSION ,�. ,,,.v f 1'iv .-aow�u�e� ice, . u ." _., _ -;'.:=.,:'--;.'k.':.,-,'...' y . CDC REVISION - 'SOLAR o7 3 t5T® 1"933 PAGE ,� tt g K 4 i ', 1 HE!G iT OF THE SHADE POINT OF THE STRUCTURE If the'ridgel?ne runs EAST-WEST a the riegetine runs EAST•WEST 1 a �;_ ' ant!the pitch is or ftltter than 5 itt 12: and the pitch is 5 in 12 or s?®east: �: SHADE PO1NT-EAVE S1aAQE POINT-RIDGE ., Lori titan 5 In 12 Roof Pitch 5 in 112 of Pitch t + t. 1 SHADE POINT- SHADE POINT. a EAVE' RIDGE { ORTI.1- rH Ri+' SHADE i If the ridgeiine runs NORTH•Sotmi POINT AD measure from the northernmost point of the ridge.but reduce the y'.' height measurement by three(3) { feet. .� Nt3RTH —e'' ;, ®ate • r s Figure 5 � ' v o v J 1�' bi ' SHADE POINT i HEIGHT . Measure to average grade at the front lot line. t SHADE POINT HEIGHT Front lot line , .1 ' 3 . ,I w , 4 > CDC REVISION •-• .SOLAR. -. JT 'Ui&RY, 1991' PAGE 5 4 1 x i j ; .' 4d , .. . . S'.~4. .. +' j. .. 4 . 1i:..,�1 __ fl „X 4: t �.�y r°L 1` •FIgiue;V! i , , SHADE::REDUC11ON;LINE :,..:*..:.;::u..:;,. <: s Shade Reduction measured to Shac tine a Point jii from Northern Lot Lire ° ` 35 ,'...',--...'::.;.::.-.--- .-:.,..ri' . ,, .- . - , . .. . ,N 4 .i ..h .t Yi t is t ... .. ....._ Figure 7 .> SOLAR GAIN LINE t { Suter Gain Line :yt fit. •, . N�, asito°/° iii * 1 C) —' North Lot Line of ,: ' your South Neighbor 4,„ ,,::.:, CDC REVISION - SOLAR 4r., , , Y{ §41 PAGE' 6 :•,'-'..;1'4,2-'..:',''.-'•',: ,rr iY .t, ?, ids. /o- ., ) - ` Uti 3 :. a a., n c5 x '; 4ti t: Y -k Sy:Y i.: ' -YWCNre.a•Y y SOLA RA CE POINT'STANDA D MAXIRALUM SHADE.POINT HEIGHT'` AL.L OWED SHADE°fI'SOLI. OLAR FEATURE ; Protecting your northern L tin0)roW tease P.eigtiboe sup to receive sun on , ,.'..41/0— - ',.-., , . :e' south windows. 4 i1, j � °S ^�t � ° X, .,'.'',..,;,..7..::••: ,..;:'''., ..'' ' '' ' . ' ' ''::4';'-.. -'''' .' .-"4' F side ♦V�GMl��I g Standard 1 { , A kl*-----sue ----- 5j z r a;41'r . F NEEDED SETBACK ADJUSTMENTS I ,'l. TO MEET SOLAR STANDARDS '�{1 . - - ' .r _ - . ,ry y Figure r .Y SOLAR LOT OPTION 1: BASIC REQUIREMENTS ilk fl... � �+ Minimum of 90' north•sotrth tot . ?i �, dimension required x, Front lot line is within . 30 degrees of. an east-west axis I r- ., `' CDC REVISION a SOLAR — JAT38, ,-,_ ' , 1991. " a- 1 :.4 ;. x' a t 1 ; �` S ,� 1 ` �'Y •,{ -J i r, z. ya,ry I a t5 i a ,i,a ! s aA , r.-fu�ssu:Y e'-,''...;', _ t. . figure 1q 1 SOLAR,LOT OPTION 2: PROTECTED SOLAR:BUILDING LINE y � 3 Pcotected:So'ar euudutg az_,..L.line withzs 30 degrees . of east.wasi , .. . ::., L ,.........,..:.... -., „_,......,;...,..,...,. .4,- ,.. , . _ . ,ti ,,...,,,,,, . :-....... .� i ... , j , '' 1 i At teasfii Cut t id roi city , +qua ' bung One fired rmdd!a . a -A I -1:.iat to btI SC1Ih. Tidy wilt { ,, : i, lnsi ra>1 1 to build�L+NO •.rr d sWIM house. `_a i a t s - r ' WiVY l ,....„';',.':,'„.::.::::...,.'.---.-,' , . . , , ,, , ,L................ ;i'-';':::::;.:::"...',!,7‘...;:,' Figure 11 ''. r< SOLAR ACCESS HEIGHT LIMIT '.'' `.. t f . 938 Scotts Avenue ''''.',:14',..:i:-'''''; Parcel A Parcel Parcel C m 944 938 932 - 5' °— — N ort1°_ °° .20 2 5°r e30• 4,Scos Ave..Ave.• ' - -s °— -— 40 --- — -.. 11,.• i __........--L--99•'5-5.:-- :, , i,,':;.t 75'° ''� Parcel D Parcel E Parcel fr SCALE V = 100` 945 £337 933 r ; w' c© REVISION - Sores; — JANUARY, 1991 PAGE �8 .-,,4.°,„„ i- 5 _. -',r..� s a �, � , zy_ 'Si' L r, .'t a s ' .i.•, i- G uY � L d p b 2 1 i.. ,r •c a u. +} 4+ w 7.... t ..j..J-e----- 1 '''' ji; Figure 12 SHADOW PATTERN , 1 i, A . '' . t:.':.:.....::":::.:::.::.:::::::::::::iliii:;:;:;:;:;::.;:: t ,.. r i . H I i t : i r, North fig. ii inir " :,"i► Scotts Avenue * s 22.7•EAST S WEST OF TRUE '+ ' NORTH SOUTH AXIS -1 p -}F „” 5 Y CDC REVISION - SOLAR — JANUARY, 1991 PAGE 9 'r. - 18.88.040 Solar Acceits for New Development ':'`r A. < °:Purpose. The purposes of this section are to ensure that land`is divided`so that ':- ° - structures can be? oriented to 'maximize .solar access and ta.;:minin e shade on adjoining prope.ties from structures and trees. a B. Applicability 'The.solar'design'rs candard'in section 18.88`.040 C shall apply to. ' ' applications fora development to create lobs inR 1, R 2, R-3.5 R-4.5, and R-7 t. zones and to create'lots for single family`detached a:ydduplex dwellings in all other residential zones, except to the, extent the approval authority finds that the applicant has shown one or more of the conditions listed in sections ' 18 88.040 D and E exist, and exemptions or adjustments provided for therein are warranted., :: ? - C.' Design Standard. , At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; .s`: provided, sa development may, but is not required to, use ,the options in ;+ subsections 18.88;040 C.2 or C.3 to comply with this section. ' y 1. Basic Requirement (see Figure 9). A lot complies with this. section if 1i it :., a. Has a north-south dimension of 90 feet or more, and: r -: b. Has a front lot line that is oriented within 30 degrees of a true 7. east-west axis. t 2 Protected Solar Building,' Line Option (see Figure. 10;. In the <' alternative, a lot complies with this section if a solar building line -, is used to protect solar access as follows: a. A protected solar building line is designated on the plat or in documents recorded with the plat; and F 'rt ,. b. The protected solar building line is oriented within 30 degrees k of a true east-west axis; and is >'' c. There is at least 70 feet between the protected solar building '' .1 ` line and the middle of the north-south dimension of.'the lot to<the ' '''Y south, measured along a line perrendicular to'the protected solar building line, and :.;,t, d. There is at least 45 feet between the protected solar building ;'t'' line and the northern edge of the buildable area of the lot, or ,' habitable structures are situated so that at least.80 percent of �;_ '; their ground floor south wall will not be shaded by structures or '{?' �, non-exempt vegetation. 3. Performance Option. In the alternatives a lot complies with this section �- if: a. Habitable structures built on that lot will have their long axis 3 oriented within 30 degrees of.a true east-west axis, and at least 80 percent of their ground floor south wall wi l be protected from by p shade b structures and ..non-oxem t- trees using appropriate deed {'�•• restrictions; or E b. Habitable structures built on that lot will orient at 32 Percent of their glazing and at least 500 square feet of their roof area . to face within 30 degrees east or west of true south, and that ., glazing and roof area are protected from shade by structures and non-exempt trees using appropriate deed restrictions. ' r CDC REVISION SOLAR - JANUARY, 1991 PAGE: 10 Anyy'� ti n tr D. Exemptions from Design Standard ',A development is�exempt from:section.10.88.040 C if. the approval authority firdo-`the applicant has shown that one or more of the following conditions apply to the. site. A development is partially exempt from �.. > dr section 18.E S 040 C to the extent the approval authority finds'-the applicant. has shown that one or more of the following conditions apply to a correepondi'ug portion of the site. If a partial exemption is granted for a given development, the remainder of the development shoill comply with section 18,88.04.0 C. 1 Slopes. The site, or a portion of the site for which the exemption is sought, is sloped 20 percent or more in a direction ,greater than 45 degrees east or west of true south, based on a topographic survey by a licensed, professional land surveyor or USGS or:' other ` officially recognized topographic information. 2 Off.-site shade`. The site, or a portion of the site for which the exemption is sought, is within the shadow-pattern of off-site features, w a , such as but not limited to structures, topography, or non-exempt vegetation, which will remain after development occurs on the site from which the shade is originating. a. Shade from an existing or approved off-site dwelling in a single family residential zone and from topographic features is assumed to remain after development of the site. b. Shade from an off-site structure in a zone other than a single family residential zone is assumed to be the shadow pattern of the existing or approved development thereon or the shadow pattern that would result from the largest structure allowed at the closest setback on adjoining land, whether or not that structure =` now exists. c. Shade from off-site vegetation is assumed to remain after development of the site if: '. (i) The vegetation that causes it is situated in a required setback area; or (ii) The vegetation is within a fully developed area, public park, or legally reserved open spacer. or (iii) The vegetation is within a developable remainder of a 4i parcel that is separated by an undevelopable ' area or feature; or (iv) The vegetation is part of landscaping required pursuant to chapter 18.100, d. Shade from other off-site sources is assumed to be shade that ?: exists or that will be cast by development for which applicable -' local permits have been approved on the date a complete application for the development is filed. 3• On-site shade. The site, or a portion of the site for which the exemption is requested, is: a. Within the shadow pattern of on-site features such as, but not ,' limited to structures and topography which will remain after the development occurs; or b. Contains non-exempt trees at least 30 feet tall and more than 6 inches in diameter measured 4 feet above the ground which have a 2: crown cover over at least 80 percent of the site, or the relevant ,. CDC REVISION - SOLAR - J?U VARY, 1991 PAGE 11 K P t.. i h .i. FaJ u S ° `8' i. t.` 1 '/ i v f f i i.'1 + rysa 4+ �r ;•_ i \�`. portion. The applicant can show such crown cover '-exists using a eee scaled;survey or an aerial photograph. if granted, the exemption shall be approved sub ject to the condition that the aPPlicant preserve at least, 50 percent of the crown cover that causes the ',/7e„,'„-', shade that was rants the exemption. The applicant shall file a note on the plat or other documents in the office of the county recorder banding the applicant to comply wit): this requirement. ' The City shall be made a party to any covenant or restriction created to enforce any provision of this ordinance. The covenant or restrict ion shall not be amended without written City approval. 4. Completion of phased subdivision -and planned development. The site is part of a phased subdivision and planned development which received conceptual approval as provider'; in Chapter 18.80 none of which was- =-% subject to the Solar Access Ordinance for New Development, and the site x ;.. and the remainder of the, unplatted portion of the approved conceptual _: plan contain no more than 20 percent of ;the lots in all Phases of the =: . subdivision and planned development, ` E. Adjustments to Design Standard. The approval authority shall reduce the percentage of lots that mast comply with section 18.88.040 C to the minimum ee extent necessary if it finds the applicant has shown it would cause or is subject A to one or more of the following conditions: !%, 1. Adverse impacts on density and cost or amenities. e. a If the design standard in section 18.88.040 C.1 is applied, either the resulting density is less than that proposed, or on-site b � { * development costs (e.g. grading, water, storm drainage and ° ► anitary systems, and road) and solar related off-site development costs are at least 5 percent more per lot than if the standard is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with section 18.88.040 C.1 would reduce density or ` increase per lot costs in this manner. The applicant shall show which, if any, of these or other similar site characteristics apply in an application for a development: :.a i - r (i) The portion of the site for which the adjustment is sought has a natural grade that is sloped 10 percent or more and ' is oriented greater than 45 degrees east or west of true t south based on a topographic survey of the site by the professional land surveyor or USGS` or other officially recognized topographic information. (ii) There is a significant natural feature on the site, i . t: �; identified as such in the comprehensive plan or „ development ordinance, that prevents given streets or lots from being oriented for solar access, and it will exist after the site is developed. (iii) Existing road patterns must be continued through the site ie or must terminate on-site to comply with applicable road ee f, standards or public road plans in a way that prevents al e given streets or lots in the development from being oriented for solar access. (iv) An existing public easement or right-of-way prevents given streets or lots in the development from being oriented for solar access. b. In the design standard in section 18.88.040 C.1 applies to a given : CDC REVISION - SOLAR - 32kNUARY 1991 PAGE 12 ♦. x t+'•r . �. Y 1 t ♦ • Y 1 h ., ,J.6 , Y 4 / {�M t lot •or :' lots, significant developn^ment' 'meneties. that.. would otherwise benefit the lot(s) will be last or impaired. evidence that a significant "diminetion.',in the market value of the "lot(s) , would result,from having the. lot(s) comply with section 18.88.040 C.1 is relevant to whether a significant_ development amenity is lost or unpaired. Refer to amenities that qualify or to relevant comprehensive Plan provisions or inventories. 2 Impacts of existing shade'. The shadow pattern from non-exempt trees. cover over at least 80 percent of the lot and at least 50 percent of the shadow pattern will, remain after development of the lot. The applicant can show the shadow pattern using a scaled survey of non-exempt trees on the site or using an aerial photograph. a. Shade from non-exempt trees is assumed to remain if: the trees are situated in a required setback; or they are part of an existing ,' or proposed park, open space, or recreational amenity; or they are ': separated from the developable remainder of their parcel by an a, undevelopable area of feature; or they are part of landscaping required pursuant to local law; or they do not need to be removed •. for a driveway or other development. b. Also, to the extent the shade is caused by on-site trees or off- site trees on land owned by the applicant, it is assumed to remain if the applicant files in the office of the county recorder a covenant. binding the applicant to retain the trees causing the '' shade on the affected lots. F.= Protection from Future Shade. Structures and non-exempt vegetation must comply • '• with the Solar Balance Point Ordinance in Section 18.88.050 on all lots in a ;' r., development subject to'the Solar Access Ordinance for New Development, including a .; lots for which exemptions or adjustments to the Solar Access Ordinance for New Development have been granted. The applicant shall file a note on the plat or other documents in the office of = the county recorder binding the applicant and subsequent purchasers to comply with the future shade protection standards in Section F. The City shall be made ,,,' a part of any covenant or restriction created to enforce any provision of this ,'' ordinance The covenant or restriction shall not be amended without written City approval. -; G. Application. An application for approval of a development subject to this } ordinance shall 'include 1. Raps and text sufficient to show the development complies with the solar t., design standard of Section 18.88.050 C, except for lots for which an exemption or adjustment from Section 18.88.050 C is requested, including •s a 06 1 all of the following items: a. The north-south lot dimension and front lot line orientation of each proposed lot. b. Protected solar building lines and relevant building site Fa' restrictions, if applicable. , u, W c. For the purpose of identifying trees exempt from Section a map , showing existing trees at least 30 feet tall and over 6 inches !1= diameter at a point 4 feet above grade, including their height, • = diameter and species, and stating that they are to be retained and are exempt. '. CDC REVISION SOLAR - JANUARY, 1991 PAGE 13 f J t v:Lro,y . 4 . x �.. A' t r. y a r n i•p i �', i na n{. d. Cooies of all. private restricti.,'ans relating to solar, access.': 2. . .. If an exemption, or adjustment to Section 18.88.050C is requested,. maps and text suft'iciont to show that given ,iota or areas. in :the' development , comply with the standards for such an axemption or:"adjustmeaiit "in Sections 18.88.050 D or E shall Also be required.. H. Process. Compliance with Sectiorn 18.88..050 shall be,`determined by. the approval �•:i authority in conjunction with an `application for a subdivison, or land partition. A i.. 13.88:050 Solar Balance Point A. Purpose. The purposes of this section are to promote the use of solar energy, to minimize shading of structures and accessory structures, and, where applicable, to minimize shading of structures by trees. Decisions relates to this section are intended to be ministerial. B. Applicabil ty. This section applies to an application for a building permit for all structures in R-1, R-2, R-3.5, R-4.5, and R-7 zones and all single family detached and duplex structures in all other residential zones, except to the �> extent the approval authority finds the applicant has shown that one or more of °"... the conditions listed in sections 18.88.050 B or F 'exists, and exemptions or 7 , adjustments provided for them are warrant©d. In addition, non-exempt vegetation planted on lots subject to the provi,siors of section 18.88.040.F of the Solar Access Ordinance for New Development shall comply with the shade point height rt standards as provided in sections 18.88.050 D and E. , x C. Solar Site Plan Required. An applicant for a buui3;ding permit for a structure subject to this section shall submit a site plan that shows: '4.„,: •1.'71'1,...," i, 1. °' 1. The maximum shade point height allowed under section 18.88.050 D, 2. If the maximum shade point height is adjusted pursuant to section 18.88.050 D.1b, the average elevation of the rear property line; and 3• The location of the shade point, its height relative to the average elevation of the front lot line or the elevation at the midpoint of the { front lot line, and its orientation relative. to true south; and, if f' applicable, 4. The solar balance point for the structure as provided in section 18._88 r,050 H. D. maximum Shade Point Height Standard. The height of the shade point shall comply t1•` with either subsection 1 or 2 below. 1. Basic Requirement, a. The height of the shade point shall be less than or equal to the height specified in Table -A or computed using the following formula. The height of the shade point shall be measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If w. . w: necessary interpolate between the 5 foot dimensions listed in C9 Table A. H = (2 xSRL) + 150 5 ,u, where: H the maximum allowed height of the shade point (see Fig'2res CDC REVISION - SOLAR - JANUARY, 1991 PAGE 14 „ _ t i .1• ,1 d 1 1, Y' 4 and 5); x SRL = shade reduction line (the distance between the shade point t ' 'ee-te and the northern lot line, see Figure 6); and N = the north_south lot dimension, provided that a north-south '1 'e lot dimension more than 90 feet shall use a value of 90 feet for this section. b. Provided, the maximum allowed height of the shade point may be increased one foot above the amount calculated using the formula or Table A for each foot that the average grade at the rear property line exceeds the average grade at the front property line. .t ========================= = =-= ======================tit=====e+sasuia7. •`,'.� TABLE.A - 'MAXIMUM PERMITTED SHAD'., POINT HEIGHT In Feat Distance to North-south lot dimension (in feet) Shade 100- 95 90 85 80 75 70 65 60 55 50 45 40 „a% Reduction Line from northern lot line in feet + d 70 40 40 40 41 42 43 44 65' 38 38 38 39 40 41 42 43 60 36 36 36 37 38 39 40 41 42 ee 55 34 34 34 35 36 37 38 39 40 41 50 32 32 32 33 34 35 36 37 38 39 40 45 30 30 30 31 32 33 34 35 36 37 38 39 j Vie'{ 40 28 28 28 29 30 31 32 33 34 35 36 37 38 e.:: 35 26 26 26 27 28 29 30 31 32 33 34 35 36 - 30 24 24 24 25 26 27 28 29 30 31 32 33 34 to 25 22 22 22 23 24 25 26 27 28 29 30 31 32 `' 4 e „ " 20 20 20 20 21 22 23 24 25 26 27 28 29 30 z 15 18 18 18 19 20 21 22 23 24 25 26 27 28 10 16 16 16 17 18 19 20 21 22 23 24 25 26 ris 5 14 14 14 15 16 17 18 19 20 21 22 23 24 = =====__ _=_= `r 2. Performance Option, The proposed structure, or applicable non-exempt vegetation, will shade not more than 20 percent of the south-facing; r glazing of existing habitable structure(s), or, where applicable, the proposed structure or non-exempt vegetation comply with section 18.88.040.C.2 or C+3 of the Solar Access Ordinance for New Development. a. If section 18.88.040.C.2, Protected Solar Building Line, is used, non-exempt trees and the shade point structures shall be set back from the protected solar building line 2.5 feet for every 1 foot of height of the structure or of the mature height of non-exempt vegetation over 2 feet. E. Exemption from the Maximum Shade Point Height Standard. The approval authority shall exempt a proposed structure or non-exempt vegetation from sections 18.88.050 C and D if the applicant shows that one or more of the conditions in e this section exist, based on plot plans or plats, corner elevations or other topographical data, shadow patterns, suncharts or photographs, or other substantial evidence submitted by the applicant. '. • j ''' 1. Exempt Lot. When created, the lot was subject to the Solar Access w Ordinance for New Development and was not subject to the provisions of • section 18.88.040 F of that ordinance. e/,;' 2. Pre-existing shade. The structure or applicable non-exempt vegetation e will shade an area that is shaded by one of more of the following: CDC REVISION SOLAR -- JANUARY, 1991 PAGE 15 4f}�' 1 .Mt 7 t T c 5 5 y .y .:1 :+ < �� vi .e + •i r y a f S - a An existing or approved building or structure; :.r b. A topographical feature; or c. Non-exempt vegetation will, remain after development of the site It is assumed. that this vegetation will remain after development if it: ;•; (i) Is situated in a building setback required by this title; e (ii) Is part of a developed area or -landscaping required by this title, a public park or landscape strip, or legally reserved open space;, or (iii) Is in a developable remainder of a parcel that is separated by an undevelopable area or feature; or ;;: 7 (iv) Is on the applicant's property and not affected by the development; or (v) A duly executed covenant is used to preserve trees causing ;. ..` such shade 3. Slope. The site has an average slope that exceeds 20 percent in a -_ direction greater than 45 degrees east or west of true south based on a 7<' topographic survey by a licensed professional land surveyor or UISGS or 1 e other officially recognized topographic information. . ^.:< 4. Insignificant benefit. The proposed structure or non-exempt vegetation r..;:; { shades one or more of the followings a a. An undevelopable area; b. The wall of an unheated space, such as a typical garage; ;:e c. An area without solar features; or d. An undeveloped lot, other than a lot that was subject to the Solar Access Ordinance for. New Development, where: may: (i) There are at least four single family detached or attached homes or duplexes within 250 feet of the lot within the same subdivision or a phase of the subdivision; and } " { (ii) A majority of the homes identified in subsection d.(5.) above have no solar features 5. Public Improvement. The proposed structure is a publicly owned improvement. ".. spy F. Adjustments' to the Maximum Shade Point Height Standard. The approval authority shall increase the maximum,permitted height of the shade point determined using section 18.88.050 D to the extent it finds the applicant has shown one or more L' ,�1,• of the following conditions exist, based on plot plans or plats, corner ti elevations or other topographical data, shadow patterns, suncharts or photographs, or other substantial evidence submitted by the applicant. ,,•` 1. Physical conditions. Physical conditions preclude development of the 4: site in a manner that complies with section 18.88.050 D, due to such ;, - things as lot size less than 3,000 square feet, unstable or wet soils, or a drainage way, public or private easement, or right-of-way. CDC REVISION SOLAR JANUARY, 1991 PAGE 16 • • { t i ..':5�t.-. ij : ,y i� Y ti t Fi 1 ' Y+1 jt •i ;? rrt ,'v'",![ ° .34 .� Ih �` :a� t n� -'s sN j ? } 'w{ 1; ': y. 3 Y S $' 2 ' Conflict between the Maximum Shade Point Height and Al/owed Shade on the Solar Vesture Standards. A proposed structure may be sited to meet, the solar balance point standard described in section 18.88.050 8 or be sited as near to the solar balance point as allowed by section 18.88.050 H, if: ,-: a. Siting the proposed structure to meet- the maximum shade point er height standard using section 18.88.05.0 D would cause its solar feature'' to potee ially be shaded as determined using section _ 18 88.080 G. and b The application includes a form provided for that purpose by the City that ,�• ( ) Releases the applicant from complying with section rr 18.88.050 n and agrees that the proposed structure may ` shade an area otherwise protected by section 18.88.050 D; Arf' e'e (ii) Releases the City from liability for damages resulting 1 q from the adjustment; and (iii) es signed by the owner(s) of the properties that would be shaded by the proposed structure more than allowed by the M' ,-•4 provisions of section 18.88.050 D. c. Before the City issues a permit for a proposed structure for which an adjustment has been granted pursuant:to section 18.88.050 F.2, the applicant shall file the form provided for in.subsection 2.b + above in the office of the County Recorder with the deeds to the affected properties. 1;; G. Analysis of Allowed Shade on Solar Feature 1. An applicant may, but is not required to, perform the calculations in or • comply with the standards of section 18.88.050 G. ?, 2. Applicants are encouraged to design and site a proposed habitable j`;, structure so that the lowest height of any solar feature(s) will not be shaded by buildings or non-exempt trees on lot(s) to the south. The applicant should complete the following calculation procedure to determine if solar feature(s) of the proposed structure will be shaded. To start, the applicant should choose which of the following sources of shade originating from adjacent lot(s) to the south to use to calculate ,s r the maximum shade height at the north property line: a Existing structure(s) or non-exempt trees; or b. The maximum shade that can be cast from future buildings or non- exempt k; trees, based on Table C. If the lot(s) to the south can be further divided, then the north-south dimension is assumed to be the minimum lot width required for a new lot in that, zone. 3. The height of the lowest point of any solar feature of the proposed ' structure is calculated with respect to either the average elevation or ,j the elevation at the midpoint of the front lot line of the lot to the south. i uj 4. The applicant can determine the height of the shadow that may be cast mi upon the applicant's solar feature by the source of shade selected in subsection 2 by using the following formula or Table B. SFSH = SH (SGT,/2.5)'_ CDC REVISION - SOLAR - JANUARY, 1991 PAGE I7 ., ..G, .. s��".�..,.' `a y • z .. ¢ b r y a iF Where: SFSH = the allowed shadow height on the solar feature (see e.; { Figure 8) sI = the height of the shade at the northern lot line of :., lot(s) to the south as determined in section el'i ;'`: :2,''' ''.:. 18.68.050 G.2 see, = the solar gain line (the distance from the solar .-`'. ;t feature to the northern lot line of adjacent lot(s) to the south, see Figure 7) r. 1 =v:a_ -=.. = = =_......-...= =============a.-:.::========= ...e, ' TABLE B - MAXIMUM PERMXTT"ED HEIGHT OF SHADOW AT SOLAR FEATURE feet e.6'e Distance from Allowed Shade Height at Northern Lot Lane F' Solar Gain Line of Adjacent Lot(s) to the South (feet) -;', to lot line (feet) , 22 21 20 19 18 17 16 15 14 13 12 }:. 50 2 1 ,, • . 45 4 3 2 1 ., ... yN. 40 6 5 4 3 2 1 - ' 35 8 7 6 5 4 3 2 1 ''•' 30 10 9 8 7 6 5 4 3 2 1 • ,:'; , 25 12 11 10 9 8 7 6 5 4 3 2 -:.> ,' 20 14 13 12 11 10 9 8 7 6 5 4 .. 15 16 15 14 13 12 11 10 9 8 7 6 ; ,' eet, 10 18 17 16 15 14 13 12 11 10 9 8 r ' 5 20 19 18 17 16 15 14 13 12 11 10 e,,,; _ =====================. .. ' Table C may used to determine (SH) in the above formula . • ?•. TABLE C - North-south lot dimension of adjacent 100 95 90 85 80 75 70 65 60 55 50 45 40 to lot(s) to t zt south Allowed shade 4, 42 ' 't height at the , � north property 12 12 12 13 14 15 16 17 18 19 20 21 22 line of adjacent . lot(s) to south '" === • ) - 5. If the allowed shade height on the solar feature calculated in subsection 4 is higher than the lowest height of the solar feature calculated in , 4 ,.� subsection 3, the applicant shall be encouraged to consider changes to t ` _ `' the house design or location which would make it practical to locate the ', _sr •-,4 solar feature so that it will not be shaded in the future. '4 C6 H. Solar Balance Point. If a structure does not comply with Maximum shade point k•:' . height standard in section 18.88.050 D and the allowed shade on a solar feature <{ q standard in section 18.88.050 G, then the solar balance point of the lot shall e CO ai be calculated (see Figure 8) . The solar balance point is the point or. the lot s '�" where a structure would be the same from complying with both of these standards. a,;. O0 ` I. Yard Setback Adjustment. The City shall grant an adjustment to the setback iz 0 ,' requirement(s) as indicated below if necessary to build a proposed structure so W it complies with either the shade point height standard in section 18.88.050 D, ;, -,1 the allowed shade on a solar feature standard in section 18.88.050 G, or the solar balance point standard in section 18.88.050 H as provided herein (see { Figure 8) . This adjustment is not intended to encourage reductions in available f solar access or unnecessary modification of setback requirements, and shall apply ers only if necessary for a structure to comply with the applicable provisions of ., w,` this chapter. , ::--:` " ,k' - CDC REVISION SOLAR JANUARY 1991 PAGE 18 . r.t ��—. ... ' '—'—';*':%-"-'''i. r s.;. , ,�4:: - t , r'r �� r� ta , of _',. t 1 y � s,x a � r / , {'' i A S S 1' � 4 TMaR• 1 P-7, R-12, R-25, and R-40 Zones: a. A front yard setback may be reduced to not less than 10 feet, b. A rear yard setback may be reduced to not less than 10 feet. c. A side yard setback may be reduced to not less than 3 feet, d. Corner and through lot setbacks may be reduced to not less than 15 feet. s^. e. Setback to the front of a garage may be reduced to not less than '4h , 18 feet. •,. 2 R-3 5 and R-4.5 Zones: a. A front yard setback may be reduced to not less than 15 feet. b• A rear yard setback may be reduced to not less than 10 feet. c. A side yard setback may be reduced to not less than 3 feet. d. Corner and through lot setbacks may be reduced to not less than , Y,>_ 15 feet. e. Setback to the front of a garage may be reduced to not less than 18 feet. 3. R-1 and R-2 Zones: a. A front yard setback may be reduced to not less than 25 feet. t` b. A rear yard setback may be reduced to not less than 20 feet, « o. A side yard setback may be reduced to not less than 5 feet. d. Corner and through lot setbacks may be reduced to not less than 15 feet. �. a Setback to the front of a garage may be reduced to not less than 18 feet. t J. Review Process. Compliance with Section 18.88.050 shall be determined by the 7,f �k Director in conjunction with an application for a building permit. r.� 18.88.060 Solar Access Permit A. Purpose.� The purpose of this section is to protect solar access to solar ,, features on lots designated or used for a single family detached dwelling or duplex under certain circumstances. It authorizes owners of such lots to apply for a permit that, if granted, prohibits solar features from being shaded by '' certain future vegetation on and off the permittee's site. 4 ma B. Applicability. An owner or contract purchaser of property may apply for and/or be subject to a solar access permit for a solar feature if that property is in a R-1, R-2, R-3.5, R-4.5, or R..7 zone, or is or will be developed with a single family or duplex dwelling in all other residential zones. The City's decision whether or not to grant a solar access permit is intended to be ministerial. C. Approval standards for a solar access permit. The Director shall approve an ..; application for a solar access permit if the applicant shows: CDC REVISION SOLAR - JANUARY, 1991 PAGE 19 1 .. 1 } r`. x d 4 4• 1;; The application is complete: 2� The information it contains is accurate, and '1 3 ' Iron-exempt vegetation on the applicant's property does not shade the { solar feature. ' { Duties created by solar access permit. A "party to> whom the City grants a solar access permit shall: j ' iz ; a, Record the permit', legal descriptions of the properties a ffected by the rermit r.the ion solar 060 access E1.E.3 (i uch modificationplan as a required in sec - ' required by the Director) in the office of the county recorder with Chef deeds ,to the properties affected by it, index®the feaa { names of the owners of the affected properties; and pay n r for,such filing; �, y e Install the ' solar feature d in a timely manner as. provided in i section 18.88.060 H, c. Maintain non-exempt vegetation on the applicant's property so it ,,,=:..1. : does not shade the solar feature. ::' a solar access permit shall be i An swot of property burdened by reeponsible and pay all costs for keeping non-exempt vegetation from i ' However, vegetation identified exceeding he solar access tneighrt limit. 88,06© E.3 vegetation {^ as exempt on the site plan required in'section 180. an owner shows was in the ground on the date an applicationare exem ..for..:a solar :".":"....::::,i.',.. access permit is filed, and solar friend y vegetation pt from the solar access permit. ' application for a solar access permit shall contain the ',• E. Application contents. An app s following information: ' ' 1� A legal description of the applicant's lot and a legal description, ,4 , ; owners' names, .and owners' addresses for lots all or a portion of which �: are within 150 feet of.the applicant's lot and 54 degrees east anal west ''i of true south measured from the east and west corners of the applicant's , ''.'-:-.:=;4`::. south lot line. The records of the county sere of office lieation* The r}-. . used to determine who ownsproperty for purposes of an aPP z, failure of a. property owner to receive notice shall n:)t invalidate the action if a good faith attempt was made to notify all persons who may be , affected. '�:-"%L.:'''''- applicant's property showing: 2, A scaled plan of the app ' �, a. Vegetation in the ground as of the date of the application if, when mature, that vegetation_c�uld shade the solar feature. . t; b. The approximate height above grade of the solar `.feature, its , location, and its orientation relative to true south. T, ''' 5° 5j 3. A scaled plan of the properties on the list required in subsection 1 1 i.; above showing: 1 a. Their approximate dimensions: and '' b. The approximate location of all existing vegetation licaeacs property that could shade the solar features) on the app property. CDC REVISION - SOL R a J NUJARY, 1991 PAGE 20 ,' L � ^ J 1 h '• t�' { mr 4. , For each affected lot, the requested solar access height limit,' The solar access height limit is a series of contour lines establishing:the e.le :f' maximum permitted height for non-exempt. vegetation on lots affected by a solar Access Permit (see Figure 11) . The contour lines begin at the bottom edge of a solar feature for which a permit is requested and rise e,ef;.' in five foot increments at an angle to the south not less than 21.3 degrees from the horizon and extend not more than 54 degrees east and west of true south. Notwithstanding the Preceding, the solar access height limit at the northern lot line of any lot burdened by a solar access permit shall allow non-exempt vegetation on that lot whose height causes no more shade on the benefitted property than could be caused by a structure that complies with the Solar Balance Point Ordinance (Section 18.88.050) for existing lots. '." 5. The required fee. 6. If available, a statement signed by the owner(s) of some or all of the property(ies) to which the permit will apply if granted verifying that the vegetation shown on the plan submitted pursuant to section 18.88.060 �..,' E.3 above accurately represents vegetation in the ground on the date of the application. The City shall provide a form for that purpose. The signed statements provided for herein are permitted but not required for i = a complete application. F. Application review process 1. Unless waived by the. Director, prior to filing an application for a solar access permit, an applicant or applicant s re resentative shall have a pre-application meeting with the Director to discuss the proposal and the requirements for an application. . If a meeting is held, the Director �• r shall convey a written summary of the meeting to the applicant by mail 4 . within 10 calendar days of the meeting. 2. After the pre-application meeting is held or waived, the applicant may '°? 'i file an application containing the information required in section 18.88.060 E 3. Within 10 calendar days after an application is filed, the Director shall determine whether the application is complete and if it is not complete, 'r`.r. notify the applicant in writing, and specify what is required to make it complete. J 4. Within 14 calendar days after the Director decides an application fora : ` solar access permit is complete, the Director shall issue a written s • decision tentatively approving or denying the request, together with x^ . *' reasons therefore, based on the standards of section 18,88.060 C. • a. If the decision is to deny the permit, the Director shall mail a copy of the decision to the applicant. This shall be a final ` : decision. b If the decision is to approve the permit, and the owners of all ,' affected properties did verify the accuracy of the pleat plan. as permitted under section 18.88.060 E.6, the Director shall mail a Ei .' copy of the decision to the applicant and .affected parties by certified mail, return receipt requested. This shall be a final ,,; decision. c. If the decision is to approve the permit, and the owners of all affected properties did not verify the accuracy of the plot plan '! as permitted under section 16.88.060 E.6, the Director shall send a copy of the decision to the applicant and to the owners of CDC REVISION - SOLAR JANUARY,' 1991 PAGE 21 • affected properties who did not sign the verification statement pursuant to section 18.88.060 E.6 by certified mail, return , receipt requested. This shall be a tentative decision subject the provisions in subsections (i) through (iv) below. If the Director determines that the owners of a given property affected by the permit are not the occupants of that property, then the Director also shall send a copy of the notice to the occupants of such property, (i) The notice was sent to the applicant shall include a sign that says a solar access permit for the property has been . :r tentatively approved, and that informs readers where to - : obtain more information about it. The applicaüt shall be instructed to conspicuously post the sign so it is visible from right-of-way adjoining the property, and to sign and -'...�, return a form provided by the Director certifying that the 44 sign was posted as provided herein not more than 14 days after the tentative decision was mailed. 4. (ii) The notice shall include the plot °plane required in 4 r; -< sections 18.88.060, E;2 and 3,. the proposed solar access height limits, and duties created by the permit. (iii) The notice shall request recipients to verify that the plot plan shows all non-exempt vegetation ` on the a, ,, recipient's property, and to send the Director comments in writing within 14 calendar days after the tentative , decision is mailed if the recipient believes the applicant's plot plan is inaccurate. J;- (iv) within 28 days after notice of a tentative decision is mailed to affected parties, the Director shall consider < r. responses received from affected -'parties and/or an ., .: ' inspection of the site, modify y the plot plan and the f permit to be consistent with the accurate information, and t issue a final decision. The Director shall send a copy of 3 the permit and solar access height limits to the owners of d each property affected by the permit by certified mail, s , return receipt requested. { 5. If the application is approved, the applicant shall record the permit, associated solar access height limits, legal descriptions for the .," i affected properties, and the site plan required in section 18.88.060E.3 (with such modifications as required by the Director) in the officer of " the county recorder with the deeds to the properties affected by it i ;ti before the permit is effective. , , G. Permit enforcement Process- 1. aC Enforcement request.. A solar access permittee may :request the City to enforce the solar access permit by providing the following information r to the Director: a. A copy of the solar access permit and the plot plans submitted with the permit; and fa b. The legal description of the lot(s) on which alleged non-exempt ti vegetation is situated, the address of the owner(s) of that property, and a scaled site plan of the lot(s) showing the non- exempt vegetation;, and 1 ? c. Evidence the vegetation violates the solar access permit, such as CDC REVISION SOLAR - JANUARY, 1991 PAGE 22 `; L. • 1 . +fit 6: e' ,f Y i, a sunchart photograph, shadow pattern, and/or photographs. 2. Enforcement process. - If the Director determines the request for ` ' enforcement is complete, he or she shall initiate an enforcement action ' ' ' as a Class 1 civil infraction pursuant"to Chapter 1.16 of the Tigard Municipal Code. The Director shall not enforce the permit against , vegetation the owner of which shows was in the ground on the date the •'. permit application was filed with the City. . : :- ' ,T • H. Expiration and extension of a solar access permit.. 1. Expiration. Every permit issued by the Director under the provisions of eetee this ordinance shall expire if the construction of the solar feature .e.., , protected by such permit is not commenced within 180 days from the date ;; .j of such permit, or if the construction of the solar feature protected by 4,.?:: .: such permit is suspended or abandoned at any time after the work is ,i, commenced for a period of 180 days. Before such works' can be recommenced, a ; a new permit shall be first obtained to do so, and the fee therefor shell r be one half the amount required for new such work, provided no changes 'e have been made or will be made in the original plans and specifications • e. , : .. :. ,< for such work; and provided further that such suspension or abandonment .. has not exceeded one year If the permittee does not show construction of the solar feature will be started within 180 days of the date of the { permit or the extension, or if the solar feature is removed, the Director . -.• shall terminate the permit by recording a notice of expiration in the Office of the County Recorder with the deeds to the affected properties. =i 2. Extension. Any permittee holding an unexpired permit may apply for an :!" extension of the time within which he or she may commence work under that eel permit when he or she is unable to`commence work within the time required by this section for •� <�'•� y good and satisfactory reasons. The Director may ,••et extend the time for action by the permittee for a period not exceeding �' 180 days upon written request by the permittee showing that circumstances, . beyond the control of the permittee have prevented action from being '•` taken. No permit shall be extended more than once. j:. '- OTHER RELATED CODE AMENDMENTS ; 18.32:090 Approval Authority Responsibilities •: A. 13. Tree removal permits; [and] 1ta 14. Director's interpretations [.];• and 15. Solar Access Requirements pursuant to Chapter 18.88. a. C. 7. An appeal of a sign permit decision or administrative exception made by = the Director pursuant to Subsections 18.114.030 D and E or section � ' 18.114.148, respectively[ .]; and e _ , j 8 Solar A s cces Requi . rements pursuant to Chapter 18.88. 4 D. 9 e lands annexed to the City, [and] :% -, .. 10. Recommendations to the City Council on annexations[.]; and t 11 Solar Access "�2equiremsnts pursuant to Chaetet_klzgelz.. `'1 t, ' 18. 44.060 Additional Requirements { ' t' CDC REVISION SOLAR JANUARY, 1991 PAGE 23 1 . L a: ... x r i t .r" 3. e. � ., t i • es r ;,. .,4a �7 tidl '- > A 2. overlay, Districts, Chapters' '18.80 Planned Development, 18. 82. Histssrie Overlay District, [and] 13.84 Sensitive Lands, and 18.88 Solar Acce ss. a t�guirementa, ^' 18 46 OG0 Additional Reguiremen s A. ` 2.. Overlay Districts', ,andpt18�.848Sen planned an&i8 88 Solar Access ess 6.. Overlay District, ] Requirements; d } 18.48.060 Additional Re uirements A, 2 Overlay Districts, ChaPt18s.848sens tlivneeia dsV,el idsis 8 8Soiarilto . 1.:': Overlay District, [ ] . Reguraments; {: 1850 060 Additional Requirements .-:_*: .. -; A. 2, Overlay Districts, ,Chapters 18.80 Planned Development, 18°82 Historic .. Overlay District, [and] 1$/84 Sensitive Lands, and 18.88 Solar access li",,..... Requirements; 18.52.060' Additional Requirements * r ' A, 2. Overlay Districts,. Chapters 18.80 Planned Development, l�i,.32 Historic Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar a9-----css j Requirements; { ‘:':;'.1 154.060 Additional Requirements A. 2. overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic w Overlay District, 18.84 Sensitive Lands, [and] Action .�ceas[;]. 'and 18.88 Solar' Access Requireme It 18„56.060 Additional Requirements A, 2. Overlay Districts, Chapters 18.80 Planned 'Development, 18.82 Historic # Overlay,District, 18.84 Sensitive Lands, [and] Action Are,as[;]a and 18.88 ::::;'1,-,......'1.11;:, Solar Access `Reguirements, i 18.58.060 Additional Requirements �' Overlay Districts, Chapters 18.80 planned Development, 18.82 Historic A. 2 and Action Areas[;]d and 18.88 . .,. -Overlay District, 18..,84 Sensitive Lando, _Solar Access _Reauirements; 2 ;.q �'• 18.130.150 Standard Dimensional Reauirementa for Conditional Use Z es C. 15. Duplexes; a. Lot Size: 10,000 square feet; [and] E6D b, solar Access`Requirementss Chapter 18.88a and b c The remaining dimensional requirements of the '' {;. [ ] underlying zoning district shall apply• C7 • J SOLA12 CC/KL y5'.. . ',< PAGE` 24 ”' CDC REVISION — SOLAR — JANUARY, 1991 r. .., .[ .. ..., .., _J'd` .. .. i.'„ � _ i.� .i_ a> r _ -;�:s � 1. is r �• .`st ... ..- ti „r ah : Chantgrt 18.88 :1J.,'::'...1.. . e,, IJ a " SOLAR ACCESS RROQD1REMENT8 ti 1` sections.: ?, 18'.88.010 Purpose ' a 18.88.020 Applicability of Provisions :L 18.88.030 Definitions a ;- '. 18.88.040 Solar Access for New Development ' ' 18.88.050 Solar Balance Point ',, • d ,+ Sa , ' ;, 18.88.010 Pu ass 1'l h.f:' ',; i the purpose of this chapter is to implement comprehensive plan policies to promote the t' "r use of renewable energy sources by establishing criteria to allow improved access to '41!!,:......':".,'.'"';:-?..� sunlight for single family and duplex residences- ^1j?.f �' 18.88.020 Apolicebilitiv of Provisions ' ' , r r 51: }„ + ti The provisions of this chapter shall apply to the creation of lots which are intended for single family or duplex residences and the construction of single family or duplex ' 5 residences. �•` aA• 1 .%1 18.88.030 Definitions w 5 The definitions to be used in this `chapter are in addition to Chapter 18.26, '� Definitions. In the case of similar or identical terminology, the definitions in this section shall govern for Chapter 18.88, Solar Access Requirements. .}fff _ A. Crown Cover: The area within the drip line or perimeter of the foliage"of a . 1 IF.4 t :;x ,~ . 8. Development: Any partition, subdivision or planned development that is created , ,..,,,,,,7, ,,,',::,., under the City land division or zoning regulations. .. icy {{ ?1�," °, C. Exempt tree or vegetation: The full height and breath of vegetation that the r Director has identified as "solar friendly" that are listed and kept on file in p ; the office of the Community Development Department; and any vegetation listed on r a plat map, a document recorded with the' plat, or a solar access permit is exempt. A #; D. Front lot line: For purposes of* the solar access regulations, a lot line- '' ' El 'i abutting a street. For corner lots the front lot line is that with the narrowest t frontage. When the lot line abutting a street is curved, the front lot line is ' ' the chord or straight line connecting the ends of the curve. For a flag lot, the ` front line is the shortest lot line adjoining the pole portion of the' lot, 1. excluding the unbuildable portion of the pole (see Figure 1) 1 Y ii • B. Won-exempt tree or vegetation: Vegetation that is not exempt. r COO REVISION SOLAR - JANUARY, 1991 PAGE 1 J s .,. 1 s ° t.y at , a. A front yard setback may'be reduced tb net leas than 15 feet. ,�;; b. A rear yard setback may be reduced to not, less than 10.feat. • y y. c. A side yard setback may be reduced to not less than 3 feet. St. d. Corner and through lot setbacks may be reduced to not less than 15 feet. e. Setback to the front of a garage may be reduced to not less than 18 feet. 3. R-1 and R-2 Zones: r L : • a. A front yard setback may be reduced to not less than 25 feet. ' ,• b. A roar yard setback may be reduced to not less than 20 feet. c. A side yard setback may be reduced to not less than 5 feet. d. Corner and through lot setbacks may be reduced to not less than 15 feet. e. Setback to the front of a garage may be reduced to not less than xl, 18 feet. J. Review Process. Compliance with Section 18.88.050 shall be determined by the <, .tl Director in conjunction with an application for a building permit. OTHER RELATED CODE AMENDMENTS ". 18.32.090 Approval Authority,Responsibilitien A. 13. Tree removal permits; [and] 14. Director's interpretations [.] and O ; 15. Solar Access Rec3irements pursuant to Chapter 18.88. administrative exception made b � C. 7. An appeal of a sign permit decision or aadministr by sthe Director pursuant to Subsections 18.114.030 D and E or section 5 18.114.148, respectively[.]; and f � appeal �� _ by the Director 8, An a al of a Solar Access Requirements decision ; pursuant to Chapter 18.88. D. 9. lands annexed to the City; [and] 10. Recommendations to the City Council on annexations[.]; and CDC REVISION - SOLAR - JANUARY, 1991 PAGE 21 1 -' •1 y.. i ! by i:° 9 'vi � •"ti a � � '; ' . ,V i s xw � 11 Solar Access R. . irementa •sur_su t to Chaster 18.88. 18. 4.060 Additional Requirements p A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic Overla,r District, rand] 18.84 Sensitive Lands, and 18.88 Solar Access 1; Rev aments; 1 , '4ti ;,,, 18,46.060 Additional Ri aents t. ,. A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar Access F Requirements g 18.48.060 Additional Requirements A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar Access Requirements; • " 18.50.060 Additional Re: irements A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic 4i Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar Access Requirements 18.52.060 Additional. R irementB A. 2. Overlay Districts, Chapters 18,80 Planned Development, 18,82 Historic '.; Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Solar Access Requirements; 18.54.060 Additional Reaguirements • A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic 7, Overlay District, 18.84 sensitive Lands, [and] Action Areas[,], and 18,88 } ;t' Solar Access Requ r iements, 18.56.060 Additional Requirements A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic 2 Overlay District, 18.84 Sensitive Lands, [and] Action Areas[:]. and 18,88 Solar Access Requirements, !i 18.58.060 Additional Re: irements A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic Overlay District, 18.84 Sensitive Lands, [and] Action Areaa[s], and 18.88 Solar Access Requirements; CDC REVISION - SOLAR - JANUARY, 1991 PAGE 22 y , y t 5 4! •'..).t .. t.r . �!t i.`;1n• L • .� i� i t S.1 fi'. • • '4 ♦4 . wi• ,: 4 , • -..,:::..: :rri''':,:::.1..,:.‘ t'i. , ,... , ., :',.::::,i..:;•-r ' .,.. ::;:-.:,--..,:i:'::..,:',,.._,,,.i-,',.,:?,:':,.'":',,,,,,,,,rrr-'-,:,-,::-,f•r.:,,: ., „ , . --,, ,..' ,,,.., , ,- -, ''-, • . ,,_ , , '.• •. .. ,,..-.!., - ',.;.-".;'-'‘,..,...',•:''''-'--;'";:-:,.:=1.. ,,-,,,..'--,L,.,..:-•''-'/,,.'',:',.., .,...!,,,,,,....,,.......,,, ,,,, .,-,„ , -:::,,,,r,...,;:i,-,!:•:,i,.,-;:`„?,,, :,, ,r ''- ' ,, ;;.-.;.,,•- , ''- ` '--:,,,',7:„1-!.:,1-,:'..,:..-r.:, -;,:r:.','..,,,-.,....,:r.':.;;;:',',,-,:',...r.',:::•:';-',':'-';,.,.,-,,,r,'-,::.-;,',;,--...,:'''..:,:.-''.:,'.--,...... • -'.' •,-4-',..',,,,,,,:•,,,..,„„..,-,:i"..,::.•,•.."."'",,,'...,':,.,.'..:t,,,.,,„.,.,, ,'..'-„, • ..-.'.,;,,•,'...,..".--/,'..,,- ; .,.''.•.,-......':-' '-'...;-.'•:-.,:.,.,,,,,•:".t.,,..,...,,•::-:-..,',:.` '',.;.:',....,..•-.1-'.-_, ...,,', ..•`!"::,-..,,,,,,••,,Y,•,.''."`„ ,,,, ., ,,..,-,,,'1.....'] .',".''',','....-,:':',.;'.,..,-,..:::,.-•,,,:-.-1-,-''",', .'';', ..,...:, ,...,i,, '-..'-, -.::.f•,..•-,...-;..'4,'",::'--,,,:::,',..r"'.1'.--,!'';'',.''''-.'4'7...-..:,:,,,'' :;,'. , ....'....,!:-' ..' :.';-.. 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"""-''' ' . ...,.;-',:'....;.7''','; ',..'".",":....: , .... ..,..,,_,,i,::......;..:•....•,.."4';•::':iirci:;=:','.';'''''''''''''' ••.''''..,.:;4'.':''•:',;';'..'.....'..r .,-.:,..'.-:::.t,".1."3•2:.•:::'•.:'47-•' '''.'t. ' 3 .S Vic, 7, ' Chapter 18 88 t ' SOLAR ACCESS REQUIRFMENTS ., Sections: ', :,,, 18.88.010 Purpose 18.88.020 Applicability of Provisions '' 18.88.030 Definitions 18.88.040 Solar Access for New Development 18.88.050 Solar Balance Point a .. j-:1,', 18.88.060 Solar Access Permit -.1.1.--: 18.88.010 a Purpose Ilia. 44--nrep e: OF TN'S Id/41? ( 70 //Ni7L.G/Y 6 /7 'At I) 6c7'A73L/5//I/4 U'2,T/) ' ' - r � "�'T� yYtcrtc Y/,�= (i5�R' C.�k!J/ Li GA/G2�,V �fl(IZCCS 4/7o ALLotJ iAIPR0�9 4 &5 3 /18.88.020 Applicability of Provisions i0 10,04(/au% (o2. f.. r E w' ,: „ 1 18.88.00 Definitions PsecG ®a • rs12- �a" 61- 3 tY ` A. ,\Crown Cover: The area within the drip line or perimeter of the s:. :, . `foliage of a tree. ,10: ✓ ,S, Bn1)'oG B. Development: Any shah-p� partition, subdivision or planned /:' 3. y r; ,�so development that is created under the (city/co ty°s) land {' 1 �I(� division or zoning regulations. ' - ,' r i '� �4, C. Exempt tree or vegetation: The full/height and breath of , vegetation that the :.,:.ci as identified as °'solar s. i � friendly" and listed in �r . ` e , and any vegetation listed on - .la" id a document recorded with the p lat or a solar access pe. 't as exem. s ' � 15 D. Front lot line: - urposes of the solar access regulations, a .' lot line abutting a street. r corner lots the front lot line is >•''' that with the narrowest frontage. When the lot line abutting a . " " street is curved, the front lot line is the chord or straig ht line :, connecting the ends of the curve. For a flag lot, the front line E„ ; is the shortest lot line adjoining the pole portion of the lot, E ` excluding the unbuildable portion of the pole (see Figure. 1) . E. Non-exempt tree or vegetation: V-getati '• that is not exempt. fills ° 4/I Northern lot line: The lot line t 9 the smallest angle from a line drawn east-west and intersectin - therm ost point of the w lot, excluding the pole portion of a flag lot. the north line / adjoins an unAevelopable area other than a requ red yard area, the northern lotts'"hiall be at the north edge of such undevelopable area. If two lot lines have an identical angle relative to a line drawn east-west, or if the northern lot line is less than 35 feet, then f4 ? the northern line shall be a line 35 feet in, length within the lot ° '` s parallel with and at a maximum distance from the front lot line . f..!2;1 is Try •i 0 y,.t7 12p+' a^ k. F' r ?` .c..::.1.:, a. ° 'Y` e c.:4s ,. :.'' ,,..' ,. " �, t • . :1`. „' ,. . . .. 3 . 1 ,.r`a ,,. ■ • (see Figure 2) , G. North-south dimensions The length of a line beginning at the mid- point of the northern lot line and extending in a southerly direction perpendicular to the northern lot line until it reaches { a property boundary (see Figure 3) . H. Protected solar building line: A line on a plat or map recorded j ; • with the plat that identifies the location on a lot where a point { two feet above may not be shaded by structures or non-exempt trees (see Figure 10) ., 1. Shade: A shadow cast by the shade point of a structure or jkl vegetation when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south. J. Shade points The.part of a structure or non-exempt tree that casts : the longest shadow onto the adjacent northern lot(s) when the sun ex is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 , degrees east and west of true south; except a shadow caused by a narrow object such as a mast or whip antenna, a dish antenna with a diameter of 3 feet or less, a chimney, utility pole, or wire. The height of the shade point shall be measured from the shade * _ `' point to either the average elevation at the front lot line or the { l .. elevation at the midpoint of the front lot line. If the shade , point is located at the north end of a ridgeline of a structure oriented within 45 degrees of a true north-south line, the shade e point height computed according to the preceding sentence may be ' reduced by 3 feet.. If a structure has a roof oriented within 45 • degrees of a true east-west line with a pitch that is flatter than s f 5 feet (vertical) in 12 feet (horizontal) the shade point will be af',„eeeze,1 the eave of the roof. if such a roof has a pitch that is 5 feet in 12 feet or steeper, the shade point will be the peak of the roof (see Figures 4 and 5) . `"' (mot fed5 ---- _18.88.040 Solar Access for New Development A. Purpose. The purposes of this section are to ensure that land is 1'F$0'' divided so that structures can be oriented to maximize solar access and to minimize shade on adjoining properties from ',c and trees. re E. Applicability. The solar design standard in sec-Con hAla pply to applications for a development to create lots R-°1, R-2, R ke.„,.t°�n 3.5, R-4.5, and R-7 zones and for single family detache s S�a�e� f ' �. in any zone, except to the extent the approval authority finds that P anti tiro ti the applicant has shown one or more of the conditions listed in ' ,,Qq �4e-' sections D and E exist, and exemptions or adjustments provided for Or therein are warranted. C. Design Standard. At least 80 percent of the lots in a development Y'. subject to this ordinance shall comply with one or more of the y options in this section; provided, a development may, but is not J, required to use the options in subsections C.2 or C.3 to comply Tee 1W ., r .. .�:�. 1 . S� ..$, -tee.,v!" r ,i !+' -;x .'` ��,� x r {, _ __��v``... .� t, y ! ‘,.:IN/.:;-‘" p ` with section C. l 1. Basic Requirement (see Figure . 9) . A. lot complies with section C if it: ‘: , a. Has north-south dimension of 90 feet or more; and ,; Y . b. Has a front lot line that is oriented within 30 degrees :` '' of a true east-west axis. t i 2. Protected Solar Building Line Option (see Figure 10) . In the Aw, alternative, a lot complies with section C if a solar ` building line is used to protect solar access as follows: ` a. A protected solar building line is designated on the ,, ; plat or in documents recorded with. the plat; and .1 b. The protected solar building line is oriented within 30 .'{ ,. degrees of a true east-west axis; and c. There is at least 70 feet between the protected solar e. building line and the middle of the north-south i.. k`" dimension of the lot to the south, measured along a 1< : line perpendicular to the protected solar building , 7 _` ' line, and , d. There is at least 45 feet between the protected solar -$. building line and the northern edge of r- •uildab].e ^4 , , area of the lot, or habitable et. .. ures are si . : .ed `a 7 tit', `tea so that at least 80 percent of sir south-facing wa ,, . 19 c,) will not be shaded by str ures or non-exempt �5 vegetation. 3. Performance Option. In the alternative, a lot complies with section C if ." a Habitable structures built on that lot will have their {, long axis oriented within 30 degrees of a true east- 1_ west axis, and at least 80 percent of their ground floor south wall will be protected from shade by structures and non-exempt trees using appropriate deed `' : OG restrictions; or ? i; p b. Habitable structures built on that lot will orient at 32 percent of their glazing and at least 500 square ,► feet of their roof area to face within 30 degrees east enam�, or west of true south, and that glazing and roof area Lys are protected from shade by structures and non-exempt , • o-1 trees using appropriate deed restrictions. D. Exemptions from Design Standard. A development is exempt from t section C if` the approval` authority finds the applicant has shown a' that one or more of the following conditions apply to the site. A ,r, development is partially exempt from section C to the extent the e . y•, i k t { . ' ;., ry C,, " .a," . �'.J^•4 i 4_ , 1S4 1,. i � " 41,4%,4.,'". .r r 3: 1"1 t , a'4 !� '0a9t 4' ': • 7 a X; approva5 authority. finds. the applicant has shown that one or`,Vlore . . of the following conditions apply to a corresponding ;poxtion of the -site., If a partial exemption is ,granted for a g iven development, the remainder of the development. shall .comply with section C '<• 4 1. Slopes. The site, or a portion .of "the. site for which the exemption is sought, .r is sloped 20.. percent or more in a directicai greater than 45 degrees east or west of true south,. based on a topographic survey by a licensed professional T.and surveyor or USGS or other officially recognized topographic information. 2.. Off-site shade. The site, or a portion. of the site for which A�,; 4a the exemption is sought, is within the shadow pea'tern of off- V site features, such as but not limited structures, topography,h or non-exempt vegetation, which will emain after development occurs. on the site from which the shade is originating. a. Shade from an existing or approved off-site dwelling in a single family residential zone and from topographic features is assumed to remain after development of the site b. Shade from an off-site structure in a zone other than a single family residential zone is assumed to be the shadow pattern of the- existing or approved development thereon or the shadow pattern that would result from the largest structure, allowed at the closest setback on ., adjoining land, whether or not that structure now Shade from off-site vegetation is assumed to rem--. . after development of the site if: the trees that cause it are situated in a required setback; or they are part , ' r< ✓, of a developed a _:. or legally reserved ;, - open space; • they are in or separated from the tgt developable re nder of a par ' by an undevelop- tx_, •.; area or feature; - e part ` of la • t. -ping . r �. .nt to local law. regal -� . .. ._: .. .: d. Shade from other off-site sources is assumed to be *"y shade that exists or that will be cast by development { for which applicable local permits have been approved on the date a complete application for the development is filed. s 3,, on-site shade. The site, or a portion of the site for which the exemption is requested, is: r a. Within the shadow pattern of on-site features such as, but not limited to structures and topography which will remain after the development occurs; or � ♦ 2 r 'Gp"7 1 � i N r yy' ^�w"••.�`4 `' .x ! . ..+', t� °' ., R,..,'.: _ .r . _ ✓. , n Jrt''• b. contains non-exempt trees at least. 30 feet tall._.and : more than, 6 inches in diameter measured 4 feet above the ground.' which have a crown cover over at least 80 ', , percent of the site, or the, relevant; portion. TI e ' applicant " can show such crown cover exists using a ' scaled survey or an aerial photograph. f granted, the ,: exemption` shall be approved subject to the condition x that 'the applicant preserve at least 50 percent of the. crown cover that causes the shade that warrants the • ` i' exemption. The applicant shall file a note on the plat or other documents in the Office of the eounty recorder binding the applicant to comply with this requirement. {,.• ,':' The:. .City shall be made a party to any covenant or f.,:),..-',, ' restriction created to enforce any provision of this /..1„,g,;.3:,; ordinance: The covenant or restriction shall not be `. 0 amended without written City approval. �., 6`' 4'. C. It s ion of phased subd +' -, 'on. The . site is part of a ,:; o Lcf, w phased subdivision none of whic tas subject to the Solar ., ' ,• ' ,,' 4 10'_ p Access Ordinance for New Developme ' ,, and the site and the ;` r t'e 4- remainder of the unpiatted portion of the phase? subdivision ` c in no more than 20 percent of ! e lots in all phases of .' the u ion. , ' } , E. Adjustments to Design Standard. The approval authority shall r reduce the percentage of lots that must comply with section C to f ` the minimum extent necessary if it finds the applicant. has shown it y '., would cause or is subject to one or more of the following ', conditions /v 1.. Adverse impacts on density and cost or amenities. • ' �; a. If the design standard in section C.1 is applied, . ^ '' '; either the resulting density is less than that '''' >'' proposed, or on-site development costs (e.g. grading, water, storm drainage and sanitary systems, and.road) , ' and solar related off-site development costs are at ,; least '5 percent more per lot than if the standard is not applied. The following conditions, among others, .-1 ';''''' could constrain the design of a development in such a way that compliance with section C.1 would reduce ; I. density or increase per lot costs in this manner. The 1 applicant shall show which if any of these or other *,; similar site characteristics apply in an application `',' '' for a development. +`' (1) The portion of the site for which the adjustment ": is sought has a natural grade that is sloped 10 percent or more and is oriented greeter than 45 degrees east or west of true .south based on a " topographic survey of the site by the 7 professional land surveyor or USC3S or other officially recognized topographic information. ..;. 1 .:..'. -: .::.. .:1',_t.• mow'.:.:.....t +,:t.';.,i. '..:a .N, wP: 4.. 9 ..i a..r !' ''''''*;'''4.' (ii) There is a significant natural feature on the • ', site, identified as such in the comprehensive ;. plan or development ordinance, that. prevents _,,4, ,; given streets or lots from being oriented for .. solar access, and it will exist after the site is developed. ' a (iii) Existing road patterns must be continued through : '- . the site or must terminate on-site to comply i1 ' with applicable road standards or public road is plans in a way that prevents given streets or ,. : lots in the development from being oriented for ' ''; solar access. 1', ; (iv) An existing public easement or right-of-way =1 prevents given streets or lots in the 4 1/4- 1/t)IS\ development from being oriented for solar ;- access. • a In the design standard in section C.1 applies to a ;; given lot or lots, significant development amenities �* t ' that would otherwise benefit the lot(s) will be lost or i impaired. Evidence that a significant diminution in the market value of the lot(s) would result from having • r; the lot(s) comply with section C.1 `is relevant to • ,A, whether a significant development amenity is lost or • �.4 A impaired. ia Refer to amenities that qualify or to relevant comprehensive plan provisions or inventories. 2. Impacts of existing shade. The shadow pattern from non • .,,-..4'..1‘,,.. exempt trees cover over at least 80 percent of the lot and at least 50 percent of the shadow `pattern will remain after development of the lot. The applicant can show the shadow �. ,, pattern using a scaled survey of non-exempt trees on the site • ..', or using an aerial photograph. ,• ti 18.88.050 Solar Balance Point s a A. Purpose. The purposes of this section are to promote the use of n W . solar energy to minimize shading of structures and accessory 0 structures, and, where applicable, to minimize shading of structures by trees. Decisions related to this ordinance are intended to be ministerial. B. Applicability. This section applies to an application for a ; building permit for all structures in R-1, R-2, R-3.5, R-4.5, and , '4' R-7 zones and all single family detached structures in any zone, :, except to the extent the approval authority finds the a. • . 'cant has shown that one or more of the conditions listed i s=. tions ` :i, F exists, and exemptions or adjustments provide. ' ?a; e v a• '` warranted. In addition, non-exempt vegetation p - ,:ed on l(< s S ' ' ", subject to the provisions of section 18.88.040.F of - -- -olar. ‘.•,..%, (N-4 ''-. ' .„ ' ,-, , , ,,, ' ,-• ." • ' , . ''' - =t. , '' \)• - = ' - =s " Access Ordiriance for New Development- shall' ll comply with the hade 'point „= * ' height standards as Provided in sections D- and E of this ordinance. H , .. ..• ' Site Plan Required. An applicant for a u that C. , Solar 1 . to this ordinance shall submit it site plan tna'c a structure subject 0 is • , ., ,•-• -...- ” . shows: - 1 The maximum shade point heigitt allowed under sect on Di 1 2. If the maximum shade point height is adjusted pursuant to - t` nDlb the average elevation of the rear Property , line, 3 The loca.tAon of the shade point, its height relative to the - . elevation average elevation of the front lot line or l e eve at the midpoint of the front lot line, and its orientation ''' relative to true south; and, if applicable. =. 4 The solar balance point for the structure as provided in ..,: section H. Maximum D. Shade Point Height Standard. The height of the shade point shall comply with either subsection 1 or 2 below. ., 1. Basic Requirement. a. The height of the shade point shall be less than or ,. equal to the height specified in Table A or computed '''' • using the following formula. The height of the shade , point shall be measured from the shade tint to either the average elevation at the front line . or the elevation at the midpoint of the front lot line. If necessary interpolate between the 5 foot dimensions Table listed in Tae A. '..,, H . (2 3iM11. 1.- 150 11 '1 '.1 * d point Where: H ..- the maximum allowed height of the shade. P p '.• 0- • (v"ee Figures 4 and 5) ; , sRL = shade reduction , line (the distance between the (1)1• -. . shade point an. l the northern lot line, see Figure 6) ; an:_o, N = the north-s ,,,v,.. lot dimension, provided that a -• — ' north-south iot dimension more than 90 feet -, shall use a v.lue of 90 feet for this section, 1 njill '''4. b. provided, the maximum allowed height of the shade point may be increased one foot above, the amount calculated . the formula or Table A for each using e h ach foot that the average grade at the rear property line exceeds the average grade at the front property line. %-.1-- '1,' . _'• ,,---`. ;=. TABLE A MAXIMUM PERMIT E! S D POINT HEIGHT In Feet x, -• • Distance to North-south lot dimension (in feet) ,,, 1 Shade 100,1 95 85 80 75 70 65 60 55 50., 45 40` r;` 9s 90 C Reduction Line from northern '4.". lot line in feet • n -: 70 40 40 40 41 42 43 44 38 38 38 39 40 41 42 43 60 36 36 36 • 37 38 39 40 41 42 ' "*, 55 34 34 '` 34 35 36 37 38 39 40 41 *. 50 32 32 32 33 34 35 36 37 38 39 40 �/' 45 30 30 30 31 32 33 34 35 36 37 38 39 40 28 28 28. 29 30 31 32 33 34 35 36 37 38 -;1; 35 26 26 26 27 28 29 30 31 32 33 34 35 36 F '`t ' 30 24 24 24 25 26 27 28 29 30 31 32 33` 34 ':, 4 25 22 22 22 23 24 25 26 27 28 29 30 31 32. . 20 20 20 20 21 22 23 24 25 26 27 28 29 30 ' 15 18 18 18 19 20 21 22 23 24 25 26 27 28 10 16 16 16 17 18 19 20 21 22 23 24 25 26 '„ • 5 14 14 14 15 16 17 18 19 20 21 22 23 24 If A ;; 2. Performance Option. The proposed structure, or app licable - non-exempt vegetation, will ade not more than 20 percent of i ', t r the south-facing glazing of ex' ng habitable structure(s) , • ti _ or, where applicable, the prop ed structure or non-exempt tj vegetation comply with section 88.040.0.2 or C.3 of the µ` a ' S Solar Access Ordinance for lie evelopment. If section � 18.88.040.C.2, Protected Solar E ilding Line, is used, non-exempt trees and the shade 'point\structures shall be set back from the protected solar building line 2.5 feet for • '; every 1. foot of height of the structure or of the mature , }a ,4',. height of non-exempt vegetati sin over 2 feet. E. Exemption from the Maximum Shade Point Height Standard. The z. 1 yf4 ,,, _ �s a�g�aroval authority:shale. exempt a proposed structure or non-exempt aY .- pp , :: vegetation from sections C and D of this ordinance if the applicant shows that one or more of the conditions in this section exist, 1, based on plot plans or plats, corner elevations or other ' topographical data, shadow pate-rns, suncharts or photographs, 'or ' other substantial evidence s ii ed by the applicant. '! �; 1. Exempt Lot. When creal `• e lot was subject to the Solar Access Ordinance for tie, � ►- Jel.opment and was not subject to , the provisions of sectio ' of that ordinance. R,; 2. pre-existing, shade. The structure or applicable non-exempt, vegetation will shade an area that is shaded by one of more of the following: a. An existing or approved buildin structure, , • • °F • h; 3 _ ; b. igraphical feature; 0 ,.4. c A non-exempt tree that will remain aft- development of ,.` , P p the site. It is assumed a tree will . -main after ; ,� development if it: is situated in a buildi °.- setback t.. M� • required by local law; is part of `a. develops. -rea or A,ed landscapin required by to gal law, a public p k or 'j landscape strip, or legally a erved open space; in or separated from the develop le remainder of a pa•cel °s • an undevelopable area o feature; or is on he S• , icant°s property and ot affected by 'he deve °,: .tient. A duly:executed c venant also can be u=ed to p reser ees causing such shade. '` {a, 3. Slope. The site has an average s • • - . - -•s 20 percent ry i . in a direction greater than 45 degrees east or west of true ti . south based on a top..raphic survey any a licensed professional land surv- 'rr or USGS or other officially 4 � recognized topographic i °formation. 4. Insignificant benefit. The proposed structure or non-exempt , ,,.1. . vegetation shades one or more of the following: ;`. ". a. An undevelopable area; Ty b. The w.;, .;f an unheated space, such as a typical a ` garage' ,, l! ,.r., c. Less tha 0 square feet of south-facing glazing; or J.• de An undeveloped lot, or er than •'. lot that was subject to the Solar Access Drdinan ei r New Development, r << ¢ :, where: (i) There are at -st four sing - family detached :! or attached ho�� - !within 25►. feet of the lot within the same s xvisi. , or a phase of the ,,f3 subdivision; and (i A majority of the } .„ • s; . ..., subsection a tpi 4.a. above - - e an average of less . 20 �` A s are feet of south-facing glazing. , 5. Public Impro ement. The' prop® : _ry a publicly '''l. owned improvement. di F. Adjustments to the Maximum Shade Point Height Standard. The l' ajj approval ,authorit shall increase the maximum permitted height of the shade point determined using section D to the extent it finds • the applicant has shown one or more of the following conditions exist, based on plot plans or plats, corner elevations or other / 4 : topographical data, shadow patterns, ,suncharts or photographs, or other substantial evidence submitted by the applicant. • • V s.. a .y. t• 1. Physical conditions. Physical conditions preclude development of the site in a manner that complies With section D, due to such things as lot size less than 3,000 square feet, unstable or wet soils, or a drainage way, public or private easement e ;or right-of-way. 2. Conflict between the Maximum Shade Point Height and Allowed Shade on the Solar Feature Standards. A proposed structure may be sited to meet the solar balance Y point standard desc,, '. +ed in section H or be sited as near to the solar ••' •n•e p. ' ' ' as allowed by section H, if: : a. When the proposed ' structure" is sited to meet the iig!mum s t ade point height standard determined using section I, its solar feature 4.11 potentially be shaded a r. ,.... ..- mined using section ; and ",: it b. The application includes - form provided for that ' 1, "17. 2-- purpose by the City that. (i) Releases the applicant from complying with section D and agrees that the proposed structure may shade an area otherwise protected by : x<' section D; j ..` (ii) Releases the City from liability for damages resulting from the adjustment; and (iii) Is signed by the owners) of the properties that " !,y would be shaded by the proposed structure more than allowed by the provisions of section D. c. Before the City issues a permit for a proposed ,' structure for which an adjustment has been granted f`' i 3 pursuant to section F.2, the applicant shall file the wit" form provided for in subsection 2.b above in the Office lor i of the County Recorder with the deeds to the affected s- devel 91 @ to properties.vb tl p-�� G. Analysis of Allowed Shade on Solar Feature 461/'...f4141,1 401410��4% 4 �. --An appl scant may, but is not required to, perform the • / calculations in or comply with the standards section G. Applicants are encouraged to design and site a proposed " 10 ¢✓ I (� habitable structure so that the lowest height of any solar @ev ,o features) will not be shaded by buildings or non-exempt tu"t' trees on lot(s) to the south. The applicant should complete W the following calculation procedure to determine of solar feature(s) of the proposed structure will be shaded. To start, the applicant should choose which of the following ';. sources of shade originating from adjacent lot(s) to the south to use to calculate the maximum shade height at the north property line: t- t•. 1:4:,f r'F a a. Existing structure(s). or non-exempt trees; or b. The maximum shade that can he cast from future buildings or non-exempt trees, based on Table C. If " the lot(s); to the south can be further divided, then 0-1 % the north-south dimension is assumed to be the minimum ;` ,.•. ,> lot width required for a new lot in that zone. 3. The height of the lowest point, of any solar feature of the .. i: proposed structure is calculated with respect to either the f ,,, average elevation or the elevation at the midpoint of the `� front lot line of the,lot to the south. 4. The applicant can determine the height of the shadow that may 1 r` be cast upon the applicant's solar feature by the source of ` shade selected in subsection 2 by using the following formula or Table B. SFSH - Ski (SGL/2.5) Where: SFSH = the allowed shadow height on the solar ES feature (see Figure 8) a`, SH = the height of the shade at the northern _. lot line of lot(s) to the south as determined in section G.2 SGL = the solar gain line (the distance frov, the solar feature to the northern lot line of adjacent lot(s) to the south, see Figure 7) TABLE B - MAXIMUM PERMITTED HEIGHT OF SHADOW AT SOLAR FEATURE (xeet� Distance from Allowed Shade Height at Northern Lot Line Solar Gain Line of Adjacent Lot(s) to the South (feet) to lot line (feet) ' 22 21 20 19 18 17 16 15 14 13 12 50 2 1 45 4 3 2 1 40 6 5 4 3 2 1 35 8 7 6 5 4 3 2 1 30 10 9 8 7 6 5 4 3 2 1' w 25 12 11 10 9 8 7 ,6 5 4 3 2 20 14 13 12 11 10 9 8 7 6 5 4 t4, 15 16 15 14 13 12 11 10 9 8 7 6 10 18 17 16 15 14 13 12 11 10 9 8 W 5 20 19 18 17 16 15` 14 13 12 11 10 ?': Table C may be used to determine (SH) in the above formula t TABLE C North-south lot dimension of adjacent 100 95 90 85 80 75 70 65 60 55 50 45 40 lot(s) to ��� fir.oy • Alto t , ,i; ; .11' 4 lr 1. �" , w.� ( r t sn eN.: l4 T is ' • k + ` Y 4 i A),;.t.,:t .' ' Allowed shade height. at `the` north property 12 12 12 13 14 15 16 . P... p Y l7 18 ' 1�. • 2£? ; 2�: . 22 . line of.; adjacent a. lot(s) to south` r' Py 5'. If the allowed shade 'height. on the solar feature calculated °o / in subsection 4 is higher than the lowest height ;of the solar. feature calculated in subsection 3, the applicant shall ibe' r encouraged to consider changes to the house design or ' • ;�`' ` location which would make it practical to locate the solar feature so that it will not be shaded in the future. 4.-1':".•:::::.:1'''''''• H Solar Balance. Point„ If a structure does not comply with maximum . ' 4" shade point height standard in `am o.' x a-n % ., • —d shade on a soda„ r •, .- •ar• in section G, then the solar balance • ! :; :, • a lot shall be calculated (see Figure 8) . The solar .balance f ":.S .° U�� point is the point on the lot where a structure° would be. the same ;1 x � ' from complying with both of these standards. ` ` I. Yar• 's went• The City shall grant an adjustment to the r { ;, setback requirement(s) as indicated:below if necessary to build a Jw proposed : structure so; it complies with either the shade point -.' '. height standard in section ,1D, the allowed shade on a solar feature 1 by ' ° ,. standard in section G, or the solar balance point standard in section H as provided herein (see Figure 8) ., This adjustment is Y �', not intended to encourage reductions in available solar access. or c, ii unnecessary modification of. setback requirements, and shall' apply Y ssary for a structure to comply with the .applicable ponl if nece rovisions of this chapter. ' :. : 1. R 7, R-12, R-25, and R-40 Zones: : y Jr, .. a. A front yard setback nay be reduced to not less than 10 t feet. t •' •4 r S 4 Y ' <: 1;;. A rear yard setback may be reduced to not less than 10 feet. '` c. A side yard setback may be reduced to not less than 3 feet. '''''''''''' i d. Corner and through lot setbacks may be reduced to not less than' 15 feet. r Y e. Setback to the front of a garage,may be reduced to not :: less than 18 feet, 2. R-3.5 and R-4.5 Zones: 4y a. A`front yard. setback may be reduced to`not less than 15 =.� f :eet. • s` 4i Lt l j t' f , x r' b. A rear yard setback may be reduced to not less than 10 ',,:� feet. . "*; c. A side yard setback may be reduced to not less than 3 r : feet. '' d. Corner and through lot setbacks may be reduced to not •, less than 15 feet. .^ e. Setback to the front of a garage may be reduced to not 74 less than 18 feet. ''''' 'I'S,'':.i'l:'' '''',. 3. R-1 and R-•2 Zones: , a. A front yard setback may be reduced to not less than 25 feet. \ b. A rear yard setback may be reduced to not less than 20 :1 '--,.'\.'''•t'-, ' feet. r{: c. A side yard setback may be reduced to not less than 5 x > feet. / d. Corner and through lot setbacks may be reduced to not -"I''',%'-',.':: less than 15 feet. ,',... .!,.."r"..,].', e. Setback ,to the front of a garage may be reduced to not less than 18 feet. s ,k' ,1' ir J Review Process. (Cross-reference to existing processes for reviewing:, zoning code complianc . ..; :-,..",..=4,':''1,. 1, 18.88.060 Solar Access-�:ermit AI A. Purp;:,,e. e pu 7..se of this s ion is protect solar access to :, sole, fe tares " lots desig4ate sed for a single family ,� ,;,1 detac -d dwell' g under some//circumstances. It authorizes owners �,' of such • to apply for pp y Permit. that, if granted, •rohi.'ts k ^:j solar features from being shaded by certain future v etation ', and off the permittee°s site. t ,I- B. Applicability. An owner or contract purchaser of prop ty may � r; G apply for and/or be subject to a solar access perm' fo a solar feature if that property is in a R-1, R-2, R-3.5, �•-4. , or R-7 zone, or is or will 1 eveloped with a single fain y dwelling. ar: -° The City's decision whethe r not to grant a solar at. ess permit is intended to be ministerial. > w i S't;.1`s'AGTEuk 7 °1 C. Approval standards for a solar access permit. The Director shall approve an application for a solar access permit if the applicant ;' shows: 't: , :,; 1. The application is complete; x 7 11 11 A , �y l . ° r 3 ,0 Y,'; '2. :The. informatiCn it contains is accurate; and , -.".,! �i ' y,Non-exempt vegetation "on the applieant's property domes not ^ i shade ;the solar feature D. ,''` Duties created by solar ".access`.permit. ` 1^.- A.party to whom the City grantsa:solar access permit shall. a. Record the permit,, 'legs"l descriptions of, the • •ernes ` affected by the permit, the sol r acce hei„ t imit ," I and the site plan required in ' ection E.3 f ith -uch , t-\taliy modifications-as required by thc� ect . ..' in a of>ice . of the county recorder with the dee t+e proper%ies ; --'2,--, :- -, - affected by it, "indexed by the. names w >..,. - o the affected properties, _.and pay. the fees'` for ,"such , filing; i',4';:',"_,:::::;-:,:':::4':, :, � a �. Install. the �, solar f store 'n ' a timely manner as �, provided in 'section ; and 'J� �' o� c. Maintain non-exempt getation on the site so it does r � , : �, � not shade the solar feature. 2 An'owner".`of property burdened by a solar access permit shall � ` be responsible and pay ail. .costs for keeping non-exempt vegetation from exceeding. the access height limit. t' K However, vegetation identified as exempt on the site plan required in seen n E.3, vegetation an owner shows was in the ., \ ground on the date an application for a solar access permit is filed, and solar friendly vegetation are exempt from the ,. \ solar access permit, . %1. Eo Application contents. An application for a solar access perm]. ::: ` shall contain the following information: 1. A legal description of the applicant's lot and a legal '''',:`,..•:-.,.‘,S.'.';;-: Y ,= description, owners' names, and owners' addresses for lots •i,- ;°, all or a portion of which are within 150 feet of the applicant's lot and 54 degrees east and west of true south 7; a measured from the east and west corners of the •applicant's .F south lot line. The records of the County Assessor's 'Office shall be used to determine who owns property for purposes of an application. The failure of a property owner to receive notice shall not invalidate the . action if a good faith p notify may affected. ,_: attempt was made to netif all persons who ma be affects 2. A scaled plan of the applicant's property showing: a. Vegetation in the ground as of the date of the , application if,. when mature, that vegetation could ` shade the solar feature. ti F b. The approximate height above grade of the solar L ;s: j i, r.^ ` ' feature, its location, and its orientation relative to ,,,,e, true south. `i 3. A scaled plan of the properties on the list required in subsection 1 above showing: '` a Their approximate dimensions; and b. The approximate location of all existing vegetation on { each property that could shade the solar feature(s) on • :° • :: the applicant'a property. `• 3 ,tiI 4. For each affected lot, the requested solar access height limit. The solar access height limit is a series of contour _`. lines establishing the maximum permitted height for non-exempt vegetation on lots affected by a Solar Access le' ''• .°I.:4: Permit (see Figure 11) . The contour lines begin at the ° . bottom edge of a solar feature for which a permit is , requested and rise in five foot increments at an angle to the ,:et, ''s,.•. south not less than 21.3 degrees from the horizon and extend ,;; not more than 54 degrees east and west of true south. *,= Notwithstanding • eceeding, the solar access height limit , Y , at the northern lot ti.ne of any lot burdened by 'a solar access permit sh,,11 a r o non-exempt vegetation on that lot whose height caul e. n•r- me e shade on the benefitted property :', ` -; stru ture that complies, `• than could. be caus:�.,• b plies with: the .* Solar Balance Point `'rdi :n.ce9fo ex'sting lots. Sk 5. The required fee. ,4" s '; 1?-.: 6 If available, a statement signed by the owner(s) of some or 3 all of the property(ies). to which the permit will apply if ' 1 . " granted verifying that the vegetation shown on the plan x submitted pursuant to section E.3 above accurately represents s vegetation in the ground on the date of the application. The City shall provide a form for that purpose. The signed s statements provided for herein are permitted but not required 4rt `:r: . for a complete application, •: *.: ft, F. Application review process. 1.' 1. Unless waived by the Director, prior to filing an application : for a solar access permit, an applicant or applicant's .l• representative shall a the re uired fee and meet with the ' Q(ts' Director to discuss the propose and the requirements for an application. f a meeting is held, the Director shall convey' ', a written s ary of the meeting to the applicant by mail within 10 c lende•'r days of the meeting. y "= 2. After the pre-application meeting is held or waived, the _, applicant may file an application containing the ±nf ration required in section E above. 4 ` r; 3. Within 10 calendar days after an application is filed, the v . 3 :+rk'• �e‘ - , �d i. ... a. ?" .. S h 'tt. i tt"4 s y 4 y '"....4.4'.' •*► _ shall determine whether the Y5�rector } \ ' :application ete d `'if, at is not complete, ratify apps` can°t;'in``writing, Arad' p� cif. what is.required to make it + r ompletes - .1 _ , 4. Within 14 calendar days =a ter the Director• decades an application for a' solar access permit::. complete the ,� 7' Director,shah; issue a written.decision to ntatively' approving i<? � � or .cenying•. the ragtaes�, together caith reasons therefore e. E based` on `the standards s' of section C� 3 a,.. If the tentative decision is to deny the permit, the _ Director shall mail. ,a- copy of .the decision to the ; fYT applicant. •, ermit, end ,:• b; of the tentative decision •is to •approve the. the owners of. alb. affected properties:.did verify the 2 accuracy of the plot plait as permitted under: section E.6, the Director shall mail a copy of the .decis on to the applicant and affected parties ,by certified mail,. return receipt requested. } � A c'. if the tentative derision '3s t®� approve the permit, and ', ,�► the owners of all; affected, properties did :not .'verify ` ,��?�'.. the accuracy. of the plat plan as` perm .tted 'under ; ' sec'. E.6, the Director shall send a copy of the =71''''''-'''''''., tentative decision to the applicant and to the owners of affected properties who did not s��gn the 5 verification statement pursuant to section' L.6 . by '? certified mail, return receipt requested. f` the t y ,. Director determines that the .owners of a givern property ,I affected by the permit are not the occupants of that 'd H. property, then the Director also shall send a copy of ,..1,..1,';',:,::::-.:::":::,...,, the notice to the occupants of such property. _ 4(iD The notice ?gas sent . to the applicant shall {' �,�.,` include a siggn .that says a solar access 'permit ' for the property has been tentatively approved,` �� '� and that infor`an readers where to obtain more inforanation about it. The applicant shall he �. : in""si acted to conspicuously post the- sign so it j is visible from right-of�-way adjoining, .the to property, and to sign and return a forma provided `` by the Director certifying that .the' s gn 'was ' posted as•provided'herein' root more than 1;4, days '' after the tentative decision way mailed. nmy : • „�,� (ii) The notice shall include the plot plans required ,' in sections E.2 an 3 above, the proposed solar access he�ght `l mits, and ,duties created by the permit. (ii?) The notice shall request recipents to `verify i that the • plot plan shows, • all non-exempt 5 k `` �Y • "rS vegetation on the recipient's property. and to -r send the Director comments in writing within 14 ,,, calendar days after the tentative decision is rl mailed if the recipient believes the applicant's i plot plan is inaccurate. r r d. Within days after notice of a tentative ofd decision is mailed to affected parties, the { Director shall consider responses received from affected parties and/or an inspection of the site, modify the plot plan and the permit to be consistent with the accurate information, and issue a final decision. The Director shall send t ' a copy of the permit and solar access height limits to the owners of each property affected by the permit by certified mail, return receipt requested. 5. If the ap• cation - .proved, the applicant shall record the Pe hit, associated .ler access height limits, legal descrip ions for the affec =d properties, and the site plan require. n section E.3 (with ,-uch modifications as required ',NY by the t 'rector) in the Office of the County Recorder with the deeds ._ the properties aff cted by it before the permit ..., is effective. s °` G. Permit enforcement process. 1. Enforcement request. A solar access permittee may request the City to enforce the solar access permit by providing the following information to the Director: a. A copy of the solar access permit and the plot plans sk 2e submitted with the permit; and b. The legal description of the lot(s) on which alleged non-exempt vegetation is situated, the address of the owner(s) 'of that property, and a scaled site plan of the lot(s) showing the non-exempt vegetation; and } c. Evidence the vegetation violates the solar access Permit, such as a sunchart photograph,' shadow pattern, f., te2 and/or photographs. E 2. 1 Enforcemen ocess. If the Director determines the request for enforceme is complete, he or she shall initiate an 1.2 N enforcement action pursuant to w �� rovidedl they Dir tor shall not enforce the permit against el � ' egetation the ow .'=r of which shows was, in the ground on the da' - e permit .. .plication was filed with the City. H. Expiration and extension of a solar access permit. e, 1. Expiration. Every permit issued by the Director under the ..:- .,.; r-.,,-',.-;-'-•::,-.:'--.--•.;- .- .:.''-.-,''- ---.- : ..-.'c' '.‘' ',1' -:;-,--.A.-:--......‘.'.,.:.... "i-',..r. --;-;:--,;-''--'?-----• ... , .--''. "-.;'•-..--- --.-' .•':‘— 't- '. . 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' '.'''..---.- '''','''-',-.-'"''''.''....-7'"-, '---: ''‘'.--. -. eitaed:171:#11.P.- of th, ,-...,soar,-- --feature„.'--tiiter,:'att;er .: h!.'w- „,,,--...,...- :- 11),,r,conettOPtiolt1 13....„76r, ,....ail, ni1444.41. '4.7 ..4.-,!'..,:r:1Y',,,,,,,,,",-;,t(i) e,-,suoti,,,,--Idor,j ; cz3... .n4:?.. l•p6rhlit:-1!, '04,3 e.916.,e,..//.1:up‘rii.,14...,-trif.: 10.:.,.-1181.Y,-,73e.-.; first,''i:11#*$;•t14 ,1::a:!c2i,ii:I.fi!'',-i,'. -.-..': is commenced ".''''''.”: --,-.:neid;-,perm;17.t;-.'8118.4 .... ''b- one --„half:-tili?---- ,,.. iieen'", 1 / -..-b -.,-- .J;;--',',--, . ..-: - - ----...--.----; :.--.--',.--.;----#: ■-:- ' tt,-.a.! :reeommenoed,,: a 6ti.ch= wp ..,7!1:, a3:4l,.., ,, 1.a„,,:ii.,s,c5, .a..,6nhdtipp4007:i7f4.:;atiii...iii ,.,., , ,........, - - :'- the.--,fee' :therefor... - jt provided 'n, . , , '-bri- or required for":,-u81.4....-,..1,4-„the-.okig4!...na. . P ---,...,t ..sneh.suEr4pene ,.-t-.•::-;.'...:.:----:.';',-:.' *.,--1 .,---:---,-2:-..-.--'.....,.-.--..'-'-,:.-'-'''.-;,.--',... ..",..:-,"',`.. ii:4,- :::,cir-w,i...'71 1,b..e-amriadd.,,iiiro"i;ficied-:;F:14r-t,, hF:f...!.'..aaIuir,-,.......1._h-e, .4.iple4ktit‘ b,i,et.t.,.s,eto.,,,..-rcl.o.:t7iie,ds: -7•-•':-..1;'''''''''' ' ''''''''''''''' '-'' -'''''-''''''L''''' : i..''' :''' for enP11-1149X1Sf' - - -t exceeded one year.-., -- „- - abafirdenment. has:TIP., .- __ 0-k , the; eolat...--,z7.._,permit ,or t..4.6-, extension, Iitiiit'show'69ntr7 °11 the L date' of ',:t11.`8'.Pti17,111/ the ..--birector:,.;..Sii,t...3t ifithiri. 180 d?iy.. .,9 ...._. - notice exP4;'aC'c(;)-the "---- '.....-, - -.!..',...'.----.,..,: ,-.-.t.... ... .::-.;:-..,,....--,,' ,.. i.,.„-,,,,,-,",,,-,,,,,-,,,-: ,-, •,- ' '.:.6t:.r.,:.if the , 1 r reeture .--:--ie'_- Feln-9. vPoYti- -,-ef, 89 asi-mit by..recording ;.'t--..,'.7.•_-...._, ,.4-1..e. deeds. ..-,,. ..."'" ../•;;.'-',. ..--.. : ':',..-'1'''''-- -- ,,, .,-:-.--..' terminate tIlPfp.the COunty Recorder T.7--71:,,,,,,,7. , . . th4:. .office - properties. permit 'inay, affected ,-9- holding an unexpired -,P8 „ he itiay, - Any permi.ttee.. .hot me, which he.Punable r. ,to ; 'Extensio,n- t when he or she .is ''' .f:'.:5';''.,:.'.*.',': . . •''• . '.V. . ' ' '::''' apply for an extension that .perm_?.._ when bir this section *ien- for aF`- enee work uilder. . hoef.-,tthier,atet'.eiree.1.:oir-t---h...ain'p.eto3ro 'may extend the commence ce work within the good and eatl.osnfabcytotrhlrele3aerm°nis* The: 117x. c ' d not -excePtdhinatg-' .-', ...,...•:::. the 13erialttee showing,. ',':,:'....,,;...;-:'?:.'",-,.:J., ' "-r •.. . : -' . time for action written ittee have of the -Pei”-- hail be 180 days upon ' itteh request' by l 99ntF:s No s cirotimetahoesti6hneyond the from ;being, taken. perxt81renedntededne arc! than once°,'- ?.E..,:;`,',..-,.:,•.'4-. . ,---1,-..,,Y.:.,'"f, - . -,,,,..z ir- , • ' , , . " , - ,. , ' :::: ,''.;,;:,"..: , , . '.. , ' . . . , • , . - .',.' - :-. .:,:.- .-..-i '' , ' . ' _ ' ,• : ', . . . . . ...:,:;;....1........■-...:,.. ' i . , ' .- ' :, . .. , ...,_L r..,, '4:,y." ,.,.;:1,:,reil.i.:,.:.1,;......,,.i r:',. ..r..:,:r.,1:....,:':,..::,,.:,,,::ir,,,;1;:::::;.:''r:‘....:.:4'...;*".''''' '''b ''''''r.i' .4 ..;1,.-.1'.'r: t:',.:, '. , ...,i':'-'''.':',''-!•.:.--!--.1'r1•••';•;'.-."-:-.';'-,'..,f.,:,,,,-,.:,;-,.-...,.:`-:'-_....i..:.:.;..if,.-..,r:r-.-:_-.::..• p•i;;4, ,. .:; '-74;.''- If''.-i-.)--,:;:'....•11,''.'',......:';';::.7i .;.*, .'.;.r 4. 1 , 7 r. CITd OF TIGAED,, OREGf N t ORDINANCE NO. 90- g .AN ORDINANt d B 1DING Claw SECTIONS OF TTITLL 18 OF THE TXGAD MUNICIP `°' CODE, ADO TIWG' RULES FOR EXTERIOR TieERI0tI. ENVELOPE PERFORMANCE STANDARDS,' FOR .°' 112INULPACTIRIED 11011ES SITED ON INDIVIDUAL BUILDING LOTS. z i; , Tigard Municipal Code Title 18.94, °'Manufactured/Nob 1e Home • Eega:lationsW provides for regul6tiliera of malatlfeactured homes sited on individual building lots. WHEREAS, Tigard Municipal Code Title 18.94 is in certain reel2ecto, incomplete with regards to exterior thermal envelope 9erformarios standards for manufactured homes eited on individual building lcitn:e. r : the City Council desires to provide regulations forr the exterior ebenmal navelaPa Parfamanna navel of raallufactuned bleastn sited on individual building lots. T&#E CITY OF TIGARD ORDAINS AS FOLLOWS: Title 18, Section 18.94.040 A. is emended to add as follows: (6) The manufactured home shall have an exterior thermal envelope i substeintn4'A coapl .nnce with performance standards equivalent; to t 4 perforeencet standards required of single-fwly dwellings constructed • under the state building code esa defined in ORS 455.010, as determined by the Building Division. SECTION a This ordinance shall be effective 30 days after its passage by the - ' Council, approval by the Mayor, and posting by the City Recorder. PASSED: By „°1111./?1 YYl.ou 5 vote of all Council members present after being read by number and title only, this ., .day of re-I2 o z . 1990. �. - . 4 : -fches foie Wheatley, City order 4' a APPROVED: This f) day of , 1990. '.` - ,rim. A (erald , Edwards, Mayor Approved as to foran' 1 t 0 ./lq C ty Attorney Date ORDINANCE No. 90- op(' 1. Page 1 i p r ?. ,i ',..•,a s.Y.,r '), {a fi- .7.. ....:.: ... ..�' ?. ...::'r K ..:,Xt . .Y. ...� .. <.' .a J'A" ..+r�, .. .. w. ,ii. '.. .: .. w� .. r !.y ).S�" . .. ..x4 �{ s6 ',..1,';::".".., o-��+��1 a Y a S t > 3rr`s."M y `r -n: Is.,i,�j't^i rxeSx�� +v n'*tupVt^.^'t ax m 'I.': _ rE� r,'" a }. ).r.ry i'"a' ,: ( ! (.. r'..- '�. "7^ L z l't'r,�t`4. y,'f'T;ta `.e44 y. k^.y i h�d 'W .' }y tar Y,1•H W 4': n# ,.f'.. k' "a ,l -. �,k� h+ 'r'c5 }: �i 'tp ,.E r-, toyt a ni. ) reio1ibfl r t k i z( ' n # .,-,,,,..1,..,,.,--,„;,,.:S � rvf r ,r `� t �r arve ''''5';'",'''.I +.. ,pr r e e »ar k r- £ a s e '�' rn r fs5. ', 1, 4 t,rounded t5Ac.4,1850.Fab iishc as a dally Fes:4,1061 Sasna�dv Or i!Fan cc sblist ,, ; '.4?''�' ' Dec.1 1681;PaabIIshed daily and Sundat (�y thn renonzan)'ubl'st•i'g r «" "" " .,,,eu 5`v BrGdd �a-T ®fdta014lrOt 6oah4,' ,,,'' b e ip 4� . 4 w:h z , f i.: s � .f n �4 '`ti� � x � �( J � ' u,�N 3}e1.,,�, i „:".42,f.,!'.7,1:,)-..,,:'n ' F€2ED A.STICKEL,P,res dcnt aid F-' blJshae ° a ` : `r NAIL L.. t. A I LLtAPD,E iaor ,PATRRIC C F 1PICl(EL.Caneral M a�,intage N' `"i..:141 t4 to t . at'. ..` rrr-'s'. a�, PETE THOitDSON�Managtna Editors ; 2 IA ,.r BOUNOU r Advar'Ling Di �rp, i� ROBERT AA LANCDAUEr. `Editorial Patie 4diter,t PATP'uCi4 L tM RLTO' ,C'i culdtinfl 0#[ a w #�,{ t DONALD,J.STEP.LIl JSt,f#ssistant tb the+Ptrbl shEr • a .: *;? f iC 5 ...«6 `' "trt t t r7r' �� tS ` `f! i ,+f e x`k ' M®'IDAY,OG'T®BE1;t 8 199Q •r S f, t � � F r Y �Y �� £ � ".1,:-:..-_,-,,,,f.:....t.::, ,....,.,.,Ly.T'',..8”,...:;:,..... ...!:,:::,-,.. ;:...';':;,,:'4=.:-A'-',„:;1.5, ` �C 41 'aRj ✓ '• a ti tt,,,...,..,,,,.,!:.-:,,,...„..,.... t''''' r'''' e ,,,..,. , ut z� fuei, ` ►• �`tx z v r Mars• ''''' Ll an twos year§;dgo,,tour`. regional eilort is that developers con, c• aun es and 18 canes in mete' of tan rtovo frog � n op m one �'uicat;dxctr:on�tn� Portland embarked an a projoct to x another thro�ug`haut`taTaaargei e ro !.k C"...:•:''',,X pro'note sour energv by;providing{' p�litan:area<witk outtthe co fusxci ,=; a common.set of razl s for;bu lders to "and.. iscernagetnentE off'd a'i>1gAl ltt' follow throughout the region g different se of rules each time th `- 3 CaYnang agreed e-it on•all criteria cross a poLticai line-, � L an8, has..taken"longer than expected,yet, Eugene, Springfield and�,L in:; ; 'y 17 off'the jurisdictions have adopted a 11urty have non axdinent.cs o�•set of three common,ordinanccc to ,da Bend aim Bescnut+es cunt*, The . 4� 'ncorporafe`use of;colar energy into .goal of';the Portland Vancouve ; ,N 4�t t� :,} haine const riction Tigard Could• .,Met'opo',..' ea: olar' cress�•make it 18 Mondai . .Project`is to provide--snrreilnr It for'3n` ;, ti ` h' Tgard's approval .•.ould leave itiyitl2�ju1'asdicttoris�"`T � �_` • �L " Qregon City, Canby,yliilsonvibe an.d The o•d�na�iees cover re" s d l Hap y Valley to make it,unanimous visions`to lie'sure they�can ymake < throughout the two state region that n ou n use of cola powex ilhit �'_• encompasses Multnpmriah, Wasning in vacant and.odd smze lots to'wags``. ' ton and Clackamas counties•in fire that use the sun,t and'4.43—,e,rri t proc • gon and Clark County in Washing ess that protects existing pro e y }r� ton. ;` rights while also-P,rothoting,sola 4 Nothing is unusual about having avallebilaty`' e n n " solar ordinances. Since 1985 Port The �Iorfhvtest Poyuer l iannY g a t ; land has had a program that tormed.•` Council,has called}for` solar-access. ., »x {y { {rw 4 t ^' S the basis for the metropolitan effort codes as a,�vay14oncl41eve#r ergy9 ....--I Solar codes for t ve been encouraged;as t?V;ashingion is='looking atr ibe ova �- a way to save energy at least since �politan endeavo"k ag a.�'l ossible* e▪I , S d M h dPti#t y',. the`oil crisis save the gY The new tur .for a.s atev.w,de olfcy k rvatu tl� .�a moil in the''M dole East should have da the same one ;i can evalualt reawakened the American':;public to metropo tan a pe ezi u• tt the value o€using non petroleum , ; °But first rthe remaininAg tie sources es a sun • t '' a µ cep..,•,,l ,- Cam.as c r' ' y(�s ,: > p But,what s tunll nal abai}i � .e �.fpypyssible� , �t , ( R 1 f Sr....s. r.?aa-M«.',.,t...�&, :�:.w.,v..�kw. ..:t':/a.',44 Ja? 1�:3a,!.Ih±1, ^Y r5',..w. �.C"'..�Y �.�4Le:�'y� .vd=.vo.4.r;z r 1 " §,. a= W t � ' '� .r ., i ) x. _z ., x .. ..tip.. ♦ ... ti;V .n` ;7,a.. \, t. . r.:. .e-E .. .. ..'•t t '�� w4r .. ° ' OCUN07� AGENDA ITEM a M,,As CITY O '1'IGARD v' OREGON" H ' ' COUNCIL AGENDA ITEM `SIINNARY 10/08/90 AGENDA OF: .+- • �r . DATE SUBMITTED; 9/5/9{ ''.'4.'''':-....'•' ISSUE/AGENDA rTITLE Model'=�b�ol rZ PREVIOUS ACTION:: Planning Comssior_ Access:.Ordinance` . /p' 'recommendation for aproval r huh PREPARED'SY �:. .,.- . DEPT HEAD O � . CITY' .I DMIN O ®IJ(j REQUESTED. BY u :11 - ' POLICY ISSN ShouS.d the :Cit Council initiate. a public hearing to consider the ado Lion of a, .,'!;.-",:.;--:°..."-..".f , solar' ;access ordinance to be incarcerated as part of the Community, Development ''' : Code? ., - INFORMATION SUMMARY } ` , On August 27th, the City council revie��ed the above i�taue in conjunction writh ` other potential Community Development ode revisions that pertain to Periodic { "; Review. The Council' decided to continue its deliberation regarding the formal consideration o a solar access ordinance' at a public hearing. The Council 3 delayed its decision to allow the submittal og' additional information ``, regarding voluntary solar access programs. l':::::;....-,,..; ti Supplemental information has been subnitte by Mike McKeever which provides the t rationale in support .of a mandatory program. Mr. I$cKeever'e memo summarizes the contents of the information packet. Also attached is a latter from David Yaden, Director of the Oregon Department of Energy relating to this subject'. ,....,:,:..,;,...,....,,i;:i..:...,4...:.-,-....,,,,:.,..14,,,,,!.::,,,, AI.TERI�YATIFJLS .CONSIDERED 1. Direct staff to prepare an ordinance for formal consideration "and ' possible adoption of all or a portion of the Model Solar Access :: Ordinance ` 2. Elect to not conduct public hearings on this issue. 1 z4. �'" �, F/SCAL IMPACT `„ SUGGESTED ACTION Direct staff to prepare an ordinance for formal consideration and to schedule a ,' public hearing. .. 9-17-90.CC/k1 :r4i { Stir p k: . _ $..• d .,. ,.1 n a :1.�,,+, ^] ,l - - •t. o j... 4. __'� .}.i !,'� a�:4 j.. . + - e t + 9s Jrk+:• '.' McKeever/Morris,Inc .'.. 722 S.W.Second Avenue' Suite 400 Portland,Oregon 97204 ,' '4 fax 503 228-7365 ^/r 503228-7352 September 10, 1990 :;--,;`'..4,:',.. Memo to Tigard City Council 't ' From Mike McKeever,project consultant,Portland-Vancouver Metro Area Solar Access Project Subject Information regarding effectiveness of voluntary solar access protection programs During the Council's discussion of proposed solar access ordinances on August 27 a suggestion was made that Tigard should implement a voluntary solar access protection program rather than the development regulations recommended by the project's Steering Committee. ;' The policy issue of using voluntary standards versus regulations to protect solar access received a great deal of attention by the project's Steering Committee. The effectiveness and costs of voluntary and regulatory programs in several other local governments were studied. �` After much discussion and debate and Steering Committee unanimously concluded that the ti, program should not be voluntary. tt r •; The rationale for the model ordinances is incorporated-in,a"Findings and Conclusions" document(enclosed)which was developed by the Steering Committee. At several places in a. , " this document the Committee explains the rationale for rejecting the voluntary approach. As ` you will see,the primary reasons are that the voluntary approach is more costly for local governments to administer and much less effective at delivering the desired energy savings, ' :' I have excerpted those portions of the'Findings and Conclusions" which directly relate to the' voluntary program issue on the following page. l have also enclosed a one page summary of the evaluation of the City of Salem's voluntary program prepared by Larry Epstein,F.C.,the ,.: project's land use attorney. To my knowledge the City of Salem has the most extensive j ti voluntary solar access program in the country today. '' At the beginning of the project the policy position of the Home Builders Association of Metropolitan Portland was that solar access programs should be voluntary. By the end of the , v ' project they reversed that long-held policy position and endorsed the model ordinances. The. letter from Charles Hales to your Planning Commission sets forth the rationale for FBA's . support for the ordinances. Finally,it may be of interest to you that three of the 22 local governments participating in the ,,` project were implementing voluntary solar access programs when the project began. All three of these governments,Lake Oswego,Multnomah County and Clark County,have now t� adopted the model ordinances. Clark County adopted the ordinances this Wednesday, September 5. L, Thank you very much for your consideration of this information. I will be in attendance at ; }: your September 24 meeting and would be happy to answer any questions you may have. +r .A ' Planning ng';, ' Desrgx t b Public Involvement olvement a,t 4 Project Management a , . . . - - ' ".'"•,-,7 7,.; ,"..... --4-,,:,:f:7-..:, '.4, it.,- : • ,, • ' ' ,-,- '' ,' ' ,,-:', ".'‘s,"'`f;ei,lvc; '■;', ',,. 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'-' . ' ''' '' ' r '' '-",;', ', ' ' ■ ' „ ''',, ' ',.-:--'.'.-.-,::::''"..'--r"''''*.''s .-- ' ,'''. , ' '' -.,'-:', :';'::`- EXCERPTS FROM C( NCLCUSIO S -:-,t VOLUNTARY SOLAR ACCESS cEP •,-''''.'''..'• ,'''. -:,-1k-:' ,',, )'s.,•,"-- -• '''' .4'4' ' '4- '' ''. ". , r .. '4., . -'''''; ''',,''' . ',' , '''''' '-•- in the absence 0 ,■'i(A)Tr2tditional PrnPertY - idles stic Pro - 1 tect colartnergY . '..7.1. ': . ' ' --__,.•_ „,I -,,....! , ,ment or a i)ublic law dlat rtgli. Area do iibt eitpress-Y Pr° ' fsoiar '''':-- - 11,r4va'agreement Portland-Vancoirver lYlen'91"-,!anthr,se laws to erlcoura. ge tlle,lisP9 '...-..'.,-,• . '.., '° , ,'." , ..1..'- ,,laws'In"1-. easements and incentives In .`'+ f solar energy access.'! access. PnYate easements- aigraigearif protection° "" -; „ ,. . .'---: . . ', - - • ''.=•''' ii-..---,„,..'-',,.... .=,. •., •' ' ", - - - ' ' -..' ' energy have not resiiiic in . • - -...,..,.gram is -- -. •,,. - . ‘. ''",- -, •', ell&bi . '- - •r ' incentive-based solar access.FLY is .„/,‘,41 p..-seat-ch showed a voluntary _ .,,,,, ,..,,,,diati,,a mandatory . .- •,.. ,: . .. ,. ,. . ,, , -V ktNjk•PJ° 4`tY., ■and more difficult US,evaluate cosillr to implement.--- • -- ..' 1.....access program does•:':.,':'''-..e,7: ' - '-- , ' • !al= - ' or incerative-haseG sold'. -----....., ,,..,,t,-ctiale ;;'4, '-'-,-•*-.' ., . ', ,. ''' '' .. ‘.' research showed a vollintatY— research does not provide a.7.-`---. ''';''',;-•,:*i.;4:,,`,„ . ' , i,v(B)(5). The-------traycip mu ref re th results. The ° the h shows the force of law is t have demonstrable'-' The rese,tirc s .• , • . for a voluntary or incentive-based protection over ti ' .' , , ,, ,•,. -, . '-?, , datcr..,i)rogram provides not have cetfainty about .. : • ,.• •';''-.. , . .. ,iy(c,(4).A mail --ir . ess do n . , . , es 1 °Pelt'1°vnl '' tive-based. cirrnitnr• • 1 "tuatex113roPerti • • - or incentive-based." , - `•'• '':-,--.'' , - •Y .1 . .f solar prop-am is voluntary , ' ' '' '.• ' 1-'-or',duttes i a so d incentive-based ,,- ...,:,---.,',:-.% ,• ' ' rig 1114 ■('' voluntary an ordinances are mandatory,because vo"e7d- -ilit'the Washington State ' t -',•.,..-,--: -: •: ' Vgi'4)(5). Thei.°r-- -.1 one in Salem and the ones reported protection. For instance, programs,such as the,,,°-- at result In significant solar aeeets,ssr:rivinni6,than 4000 Energy Office report,do not the Salem program had distnt."T including 129 home . . -,117.:•::...,,,i-,*':,.." ..•;:s.: ' bmeafterl'ilureS ms°anathd a., .2111°.fd°ePehe,i251tc.1,2°hneb'iuild meetings attended a.tte.nded bY95P' Pateem could not show-that, Nevertheless. cre solar access or solar ' .. ‘...' bUilders,and review informing. the public resulted in I.11 A Jurisdictions • ,' of their good work Informing. f the incentives in the PIogalale'd positive -•. , ., ,. : '''''' any - and no one applied for central Oregon,show Pc's!' .• protection, A blarid and cen , -,. •:. . with mandatory programs,such as- .-. ... - access p 'I:, : , • , ..- ' ,,..:, v t 4,:, . .: •• . ,.,,- .,,,•'"-....;`.:C, 1 7...':-""I-. '' . . .. i 13 Larry Epstein, PC Attorney At Law Larry Epstein,member 1020 SW Taylor Sweet, Suite 370 Oregon State Bar and Portland,Oregon 97205-2543 American Institute of Certified Planners (503) 2:3-4855 NEiv4 OF.t�Nd3i To Steering Committee Subject Evaluation of Salem Voluntary Solar Access Program ,µ r Date: November 19,1987 Salem has completed a review of its voluntary solar access program. A summary of that program and its evaluation are presented below. The Salem program is entirely voluntary. It consists of several program elements,including the following. • It promotes long-term protection of solar access on new and existing lots by certifying a given lot has and will have unobstructed solar access between 10 am and 2 pm on December 21,based on vegetation,easements,and covenants and restrictions. The city provided a guide for the certification program and for private solar access • agreements. It promotes solar access issues in subdivision design by providing information and a brochure about such issues. It promotes siting or orienting structures so they will benefit from solar access by reviewing building permit a , applications and identifying where a structure should be situated on a lot to prevent it from being shaded in the ° • future Also it authorized administrative adjustments to dimensional standards for solar access. It promotes use of solar friendly trees and landscaping techniques by publishign a hat of those trees,a guidr.eriok for solar conscious landscaping,and a city tree pruning permit under which private parties can trim city trees : that block solar access. The results of the program after about 18 months of implementation are sunirnarized below: The city held several public meetings at which a total of 950 people attended,including 2 meetings at which 11'703 129 homebuilders attended. - r ,/..1 The city distributed many of its brochures including 1090 solar friendly tree brociitues, 475 guidebooks about landscaping for solar access,648 copies of an overview brochure about the solar access • ;, program,553 brochures about solar setbacks,716 brochures about the solar certification program,and 680 brochures about the solar access pruning program. It also made 2 videotapes about the program,copies of T "; ' which were distributed to area libraries The city reviewed 252 building permit applications. About 10%of the permits reviewed did not have solar i •` access to the south wall or to the roof of the dwelling. • No one applied for to certify a lot as solar access protected. No one modified building permit applications to provide solar access. p�NNo one applied for a dimensional adjustment to provide solar access. There were no records available regarding the success of the solar friendly tree program,although 3 area nurseries were very suppertive. No one applied for a tree pruning permit under the program. ! +1' s# r '., BEFORE THE[Planning Com nissionlGoverning Bodyl .,t,;,`' OF[Name of Jurisdiction] :.1,::::: , st. } , _: In the matter of recommended ) FINDINGS AND CONCLUSIONS ' Solar Access Protection Ordinances ) IN SUPPORT OF ADOPTION ) January 20, 1988 Draft i I. There is a public need for and a public health,safety and general welfare interest in having Iocal governments adopt solar access protection regulations. A. Traditional property law does not protect solar energy access in the absence of a private 1:, agreement or a public law that requires such protection. Existing local land use laws in the Portland-Vancouver Metropolitan Area do not expressly protect solar energy access. Private' ' easements and incentives in those laws to encourage the use of solar energy have not resulted' _+'` Y in significant protection of solar energy access. f ',z ; B. Because local do not require protection of solar energy access,many cost '� effective energy savings measures and future options have been lost forever; They will 1 continue to be lost in the future unless new land use laws are adopted. The potential impact s of this loss amounts to millions of dollars during the life of new development in the region t �, :y and to a waste of non-renewable resource r, ; .,'1" ;1 . C. Federal laws and plans promote conservation of energy by such means as solar access protection. 1. The Northwest Electric Power Planning and Conservation Act of 1980 directed . the Northwest Power Council and Bonneville Power Administration to give priority to conservation and renewable resources in their resource planning and acquisition. ., ' 2. The Northwest Power Plan recommends"acquisition of cost-effective lost opportunity resources which,if not secured now or in the near term,could be lost forever to the re on. The <� of primary example is incorporating energy efficient features . - ,.; into new buildings when they are constructed,since many of these measures cannot be .: installed later and the buildings will consume energy long after the surplus is over." ,a . ,: The Northwest Power Plan supports adoption of solar access ordinances by local governments region-wide,because it develops the capability to deliver energy } F conservation in the future. The Northwest Power Planning Council's Model Conservation standards include w x minimum solar access requirements for sun-tempered and passive solar homes. D. State statutes recognize there is a public interest in protecting solar energy access and authorize local governments to enact solar access protection regulations. oa [In Washington: E 1. RCW 64.04.140 declares that"the potential economic and environmental benefits of solar energy use are considered to be in the public interest;therefore local governments are authorized to encourage and protect access to direct sunlight for solar i , t, energy systems." ya t 1: ` y, Page 1 ---January 20 draft , .-: Findings &Conclusions for Solar Access Ordinances '',1:::::::-,..:, , . t, Y rx ♦ , ... . ,'.1,•i : y H ; 2 4 *' 2. RCW 35.63 and 35A.63'direct Wash ngton cities, enact�land use regulations as Part of a:comprehensive plan which "shall'be designed, ong other.things, :to encourage and protect direct access to sunlight for solar energy systems." RCW 36:70, contains similar authority for Washington counties. City and,county comprehensive $ ` : plans may include a"solar energy element to encourage'and protect access to direct * ? sunlight for a solar energy system. State statutes(Jenne solar energy sYstetrits broadly to include any feature that relies on direct sunlight for energy for such purposes as heating and cooling of buildings.] r 5 [In Oregon 1. -ORS 469.010 declares that"continued growth in demand for non-renewable energy forms poses a serious and immediate,as well as future,problem. It is essential that future generations not.be left a legacy of vanished or depleted resources,resulting in massive environmental,social,and financial impact. It is the goal of Oregon to promote the efficient use of energy resources and to develop permanently sustainable energy resources." 2. ORS 227.190 and 215:044 authorize city and county government bodies, } ' respectively,to adopt and implement ordinances"protecting and assuring access to - incident solar radiation"provided they do not conflict with acknowledged con�Iprehernsive plans and land use regtalationF, State statutes provide that a solar access ordinance"shall provide and protect to the extent feasible solar access to the south face of buildings during solar heating hours,taking into account latitude,topography, inieroclinnate,,existing development,existing vegetation and planned uses and densities. "°T'he g�.vcrnmg body shall consider for inclusion in any solar access ordinance,but not be limited to,standards •for:(a)the orientation of new streets,lots and parcels;(b)the placement,height,•bi and orientation of new buildings,(c)the type and placement of new trees on public street rights of way and other,public property;and(d)planned uses { = and densities to conserve energy,facilitate tie use of solar energy,or both. ' 3. Oregon Statewide Planning Goal...13 is to conserve energy. It promotes land use economic Principles." directs that comprehensive of�forms of energy,'°^-��upon.sound . controls that"maximize the conserErauon plans"should arnsider the potential of renewable energy sources,including solar energy,and use implementation techniques which affect such factors as lot size,sit.may ng,building height, bulk,surface area,and availability of light."] f E. e[ of jurisdiction)fComprelaerssivelCom lnunityDevvelopme J Plan contains a the following policies that promote energy conservation and solar energy: (Insert policies as appropriate from Sununavy of Land Use Ordinances and h subsequent plan amendments.] .S. Page 2-- January 20 draft Findings &Conclusions for Solar Access Ordinances 4 h y t r k } ;.i' • . u a.-; .".,.: ., . -:. .: ,' a ,.Y• 6 "''':'4'....Zt'..,:-.4.•;:•- 4 • . ,4 .• • • • ••:. ..•..:• • • • • — : "" :. ,• :•: .• .•:'• • .. • . • ' • . ::.: . ... . . . . . . ,.4:..2,:,..,;:, a ' ^�' I I. Federal,state and local governments,with help from interested•membeers of the•public and ••F I the development industry,created and tanked out•a project to address the need.for solar energy.•€ access Protection in the Portland-Vancouver.metropolitan area. Tie project provides a foundation based on which local.-governments can assume authority provided by statute to encourage,protect•and.provide solaraccess.. The project.is summarized in the following findings, _,•A. In 1985,twenty-one governments in the Portland-Vancouver Metropolitan Area, ;'r including(name of jut-asdicrroraJ,passed resolutions to join together to•aslC the Bonneville r Power Administration(BPA)for funds to develop solar access protection laws shat would be ,•> considered for•adoption by each:government in the project. 'IBA agreed to fund the 2-year project. It was administered by the•Washington Energy Office and Oregon Department of Energy A twenty-second government;the City of Portland,joined the project•late in 1987. s The 21 original project participants are listed below: •.• 4,: �,: Beaverton M' i lviaukie Canby Multnomah County ,• ,'_...i:7..:!? Clackamas County Oregon City .. j Clark County, S t. Helens• i Cornelius Scappoose• .5. Fairview Tigard• _ , Forest•Grove Troutdale ;• •Gresham • k �` E' Vancouver ..• Happy Valley Washington County ,,• j1 4 Lake Oswego West Linn Wilsonville ,- B.• A structure for the participants in the project was created. It is summarized below and 1• . •described more in Addendum A. - .1. : •Each participating government appointed 2 or.3:`liaisons'°to the•project,generally ,•r .>.> one each from the government body,planning commission,and planning staff. The• liaisons.participated on project.committees,attended project•seminars,regularly '• •received information.about the project,and relayed information and concerns between ,•• the project staff and their government. The liuicons for(name of jurisdictaonl were llist•nurses and relevant titles!. - f • 2. The liaisons in turn appointed a 12-member Steering Committee of local government icialls. The Steering Committee appointed technical com ttettecs, managed the project,undertook public involvement and public attitude studies, °4 ,4 synthesized the work of the technical committees,and made policy choicess involved in• the project,such as adopting design principles and recommending the solar access . protection.ordinances. (if appropriate: City/cony liaison,!name!',served on the ' Steering•Comrttee.) �t. 3i• 1.•t• E 3. The Steering Committee appointed liaisons,industry representatives,and other y r,' people with related skills and experience to two technical committees. The committee<. members represented a balanced ci:ass section of interests and operated by consensus. r• The Research Committee was responsible primarily for research about the factors t'bat ITS,:.': affect solar access and about the benefits of solar access pn?tection. the Ordinance. . Committee was responsible for researching existing land use laws,drafting model solar•access protection ordinances,and estimating the costs of implementing those • ,� ordinances. fif appropriate: Caylcoenaty liaison,(name served on the Research `.•1 --'fi ''' - Committee City/county liaison,(merle),served on the ordinance Committee I ` Page 3-January 20 draft } Findings•&Conclusions for Solar Access Ordinances i . it ..>,._ .! ia:. t._. 6•J.' • C. Public involvement activities were undertaken. These included an attitude survey and a review of studies about public and builder attitudes toward solar energy. Project staff prepared a quarterly publication describing project activities and meeting.schedules. It was sent by mail to about 1000 residents,firms,and agencies in the area. Al:o governing bodies and planning commissions throughout the area received briefings about the project 1. periodically; their meetings were open to the public. Press releases were distributed prior to " each meeting of the Steering Committee and before other project events. All meetings of the committees were open to the public. Several briefings and work sessions were held with groups and individuals from the development industry. Broadcast media coverage and a community cable television videotape also informed the public about the project. F , D. Drafts of the solar access ordinances were evaluated by the Ordinance Committee: Also they were tested by eleven jurisdictions and industry officials by applying them to"real world"land use requests in those jurisdictions. As a result,the ordinances were changed to ~' be more clear,to ease administration,and to comply more with the project design principles. E. The following reports and studies were=-produced and considered during the project, and form the basis for the technical recommendations tn. the solar access protection ordinances. They are incorporated herein by referencee,several are summarized in attachments for conveniences . , 1. Research Committee,An Analysis of 402 Sites to Determine the Major Factors Influencing Solar Access in the Portland.Vancouver Metropolitan Area,June, 1987, summarized in Addendum B. 2 Research Committee,Potential Benefits of Solar Access;September,1987, summarized in Addendum C. 3 Pihas,Schmidt,IVesterdahl,Solar Energy,Solar Access,and Energy • Conservation:Research Compilation,May, 1987,summarized in Addendum D. , 4. Ames Associates,Solar.Friendly Tree Report,June 1987,summarized in Addendum E. 5. Ordinance Committee,New Development Standard Cost Report,January, 1988, summarized in Addendum F. h,x 6. Ordinance Committee,Potential Costs of the Solar Balance Point Standard, January,1988, summarized in Addendum G. 7. Columbia Information Systems,Public Attitude Survey,March, 1987. 8. Fleitell,Paula,Survey of E periences in Communities with Solar Access Ordinances,August,1987. , 9. Boe and Tumidaj,Comparative Solar Setback Analysis of 80 Metro Area Site Plans,April, 1987. 10. Portland Bureau of Planning,Solar Access Ordinance Evaluation:Support Document, August, 1987. {' 11. Columbia Information Systems,A Survey of the o Building Community on the Solar Access Ordinances,rx.d.y Building q {r Page 4 January 20 draft , Findings Sc Conclusions for Solar Access Ordinances .as. .,r �• • t•a, .1 may' Ya p, is 12. Benkendorf Associates,Plat Re-design Case Studies.Waterhouse,Dawn Crest, and Bridgeport,February-June, 1987: •= 13. Benkendorf Associates,Solar Re-Design Cost Comparison---Waterhouse and 'r Dawn Crest, May, 1987. • 14. Mark Johnson,EPA,Residential Standards Demonstration Program Solar Access Report.(Draft),December, 1987. 15. Salem Dept.of Community Development,Solar Access Program Final s Performance Report,October, 1987. -:• a, 16. Bureau of Governmental Research&Service,An Evaluation of the City of . Portland's Solar Access Ordinances, 1986. '-- 17.• Larry Epstein,PC,Summary of Land Use Ordinances for Jurisdictions in the j� v, Metro Solar Access Project, 1987. > 4 18. Conservation Management Services,Impact of the Solar Balance Point Standard, January, 1988. ,• F. The most important products.of the project are the four solar access protection P ' '' ordinances. ,U • 1. One ordinance--the Solar Access Standard for New Development—applies to land divisions and planned unit developments in single family zoning districts and to s. single family detached dwelling developments in any zone. It promotes proper lot { ' orientation for solar access as well as generally preventing structures and some new • •^ ' trees from significantly shading neighbors; f': ;- The basic requirement for new developments is that 80 percent of lots front on streets 5 oriented within 30 degrees of a true east-west line and have a north-south dimension of 90 feet or greaten: This will maximize the number of lots with good solar access characteristics and minimize the potential problems of protecting solar access to homes ` "' on north-south streets. Two alternative requirements and provisions for exemptions and adjustments also are included. 2 A second ordinance—the Solar Balance Point Standard for Existing pots- ' applies to new structures and additions in single family zoning districts and to single I". family detached dwellings in all zones. It prevents new structures from significantly shading neighbors and balances solar rights and development rights of affected property owners. It also applies to certain trees planted on lots that are created after the t= i effective date of the ordinance, The Solar Balance Point Ordinance protects full south wall solar access on lots that f have good solar characteristics,and allows more shade on lots with poor solar access , characteristics. • 3. A third ordinance—the Solar Access Permit Ordinance—enables the jurisdiction • to issue a permit on a case by case basis at the request of a property owner in an existing neighborhood to prevent neighbors from planting new trees that would significantly shade a solar energy feature on the applicant's property. Page 5 --January 20 draft • }" ' Findings &Conclusions for Solar Access Ordinances a ,t 4. " A fourth ordinance contains definitions used throughout the other three o • ordinances, • 5, The ordinances protect homes in new and existing developments from shade „I,t caused by "solar unfriendly”trees planted after a certain date. A list of"Solar Friendly Trees"has been developed to assist in landscaping lots to protect solar access without signil•; ntly restricting the public's range of landscape options. ;_ 6, The Solar Access Ordinance for New Development and the Solar Access Balance Point Ordinance are mandatory in the sense that development subject to either of the two ordinances must comply with them or comply with standards for exemptions and is adjustments. The ordinances do not rye J quire the use of solar energy features; they • ,. • merely protect solar access so that the option to use solar energy in the future is preserved. :oval- III. Early in the project,the Steering Committee adopted eight"design principles". The participating governments and Home Builders Association of Metropolitan Portland agreed that the solar access protection program they would draft should comply with these principles:`The program also has to comply with applicable state statutes and with the local comprehensive plan, tt -t The eight design principles commit project participants to draft a solar access program that will A. Be efficient to administer and comply with,and easy to enforce; * l t B. Have a clear rationale supported by credible project research; _= C. Provide certainty to property owners regarding the extent and•limitations of their sun and shade rights; D. Provide exible enough standards to deal with a variety of development situations, t; including providing exceptions for difficult circumstances; E. Provide an easy means to inform the public about its provisions and effects; F. Provide effective solar'access,protection for properties; } G. Provide equitable treatment to all property owners;and H. Be coordinated and balanced with other local ordinances,standards and policie& a a. IV. The proposed ordinances are consistent with and help implement federal law and comply with applicable state statutes and comprehensive plan policies,based on the following. A.. The proposed ordinances are consistent with the Northwest Electric Power Planning& Conservation Act of 1980 and with the Northwest Power Plan, because they promote use of m energy efficient features and design principles in new residential development and will help new residential development comply with the Northwest Power Planning Council's Model ao Conservation Standards. B. The proposed ordinances are consistent with state enabling legislation,because they protect solar access to south-facing windows during winter to the extent feasible,considering existing and potential physical features and land uses. Page 6..--January 20 draft Findings & Conclusions for Solar Access Ordinances • (In Oregon: C. The proposed ordinances are consistent with the statewide planning goals Iisted below. Remaining statewide planning goals are not relevant. a Goal 1 (Public Involvement),because of the public involvement conducted as part of the project and the public hearings conducted by the planning cornriiissian and governing body: b. Goal 2,(Land Use Planning),because they result from a consensus-oriented ` planning process in which issues and needs were identified,existing conditions were inventoried,alternatives were considered,and recommendations were made based on broad public review of options: -` c. Goal 5(Open Spaces,Scenic and Historic Areas and Natural Resources)and ` Goal 13(Energy Conservation),because they conserve nonrenewable energy resources• fi , and promote use of renewable energy resources;and ` 'a d. Goal 10(Housing),because the ordinances do not reduce permitted densities or reduce availability of housing for any segment of the public and they do not significantly increase the cost of housing. On the contrary,solar access can reduce ' operating costs for heating and cooling of residential structures,thereby reducing w. housing costs., } ' s [In•Washington• C. The[responsible SEPA official]has reviewed the environmental checklist prepared for t ' the proposed ordinances. and has issued a Detemmnarion of Plonsignificat ce regarding rt.] D. The proposed ordinances are consistent with the following policies of the 2. comprehensive playa; `. [Insert findings that tla ordinances are consistent with each goal,,policy and strategy listed in finding 1,and summarize why the ordinances comply with'each.� V. The proposed ordinances also are consistent with the"design principles"adopted by the Steering Committee,based on the following findings. . A. The ordinances are efficient to administer and comply with and easy to enforce, r because: 1. The ordinances reflect the experience of other jurisdictions with solar access protection laws,and include features that avoid problems and complexities in those cases. 2. The ordinances have been tested by the development industry and by eleven local w governments in the project. The lessons learned from this preliminary testing have reduced uncertainty and increased the easebf administration. 3. The project staff will train staff and the public and development community before the ordinances are implemented,reducing the time and effort it takes to implement and ti..: comply with the ordinances. i � r i: Page 7--January 20 draft Findings &Conclusions for Solar Access Ordinances • • 4 The costs of implementing the ordinances have been estimated. Compared to costs of other land use regulations,the proposed ordinances should not increase the cost of complying with those regulations.`The ordinances allow,if compliance does increase development costs in a given case by a minimum amount,adjustments can be granted: 5. The ordinances include clear and objective approval standards,reducing the need for administrative discretion and extensive public review procedures. All terms are • •e defined and many are illustrated by drawings,reducing the potential for confusion and misunderstanding. Exceptions and adjustments are provided for,reducing the need for. variances to the proposed ordinances.The ordinances minimize new procedures;rather they are to be integrated into existing land use procedures,reducing the potential for delay or increased administrative cost. • • 6. Research showed a voluntary or incentive-based solar access program is more costly to implement and more difficult to evaluate than a mandatory one B. t he'proposed ordinances have a clear rationale supported by credible project research. • is, 1: The research shows there is a need for solar access protection regulatio Existi . ng development codes of participating governments do not protect solar access. Therefore,many solar access opportunities in the Metro Area have b lost. If existing development trends toward smaller lots and taller houses continue without regard for solar access,many more opportunities will be lost in the future. ^ . • 2. The research shows it is practicable to develop land so that less solar access is lost. se so- a. While only 40%of existing lots have optimum solar orientation and access, 1. research shows new developments in the region generally can be designed so that at least 80%of new lots can have optimum solar cementation and access without • ''�' significantly increasing development costs. b. Increased solar access can result in substantial energy savings over the life ', d of a typical residential structure. BPA research shows homes with good solar access use 10%less energy for heating than other homes. Project research shows t f ,, • solar access protection will cause average savings of about$1159 in.heating costs f' over the life of a home and can provide as much as$4000 in savings. The gross energy savings to owners of new houses in the region from implementing the : ordinances is estimated to be$150 million over the next 20 years. Savings could Pa • increase to$325 million if more people use solar energy design principles and features in new construction. c. The solar access ordinances cost the consumer about$20 per lot in a new I development or$55 per new structure in an inflll development. They cost the m government$4 to$7 per lot. 3. Project research shows solar energy access protection has values that are difficult to quantify,but benefit from adoption of the proposed ordinances. For instance the • proposed ordinances will protect solar access not only for immediate use for passive solar space heating but also for the present and future use of solar water heating and the future use of photovoltaic cells. � T• r Page 8 --January 20 draft A' Endings &Conclusions for Solar Access Ordinances 7. ' ; _k a 7 t,. r , Also solar access protection provides certainty that makes solar energy a more reliable source of alternative energy. It establishes a qualified property right to solar access. r 4. ` : That can motivate people to use solar energy. In fact research shows that people use solar energy several times more in a jurisdiction that has solar access regulations, compared to a jurisdiction that does not. Lastly solar energy is environmentally non- polluting. Use of solar technology promotes a wide range of positive environmental values, r 4 Research about existing solar access conditions in the Portland-Vancouver Metropolitan Area shows: a. The major factor influencing solar access orientation of homes and windows is street orientation. Compared to homes on north-south streets,homes on east- . west streets: (1) Had less shading; . (2) Had more south window area for solar heating benefits, f. (3) Had more south Goof,yard and wall area to accommodate solar additions, ' (4) Are shaded more from on-site sources under a homeowner's own control;and Its., _ • (5) Are less affected by slope,the placement and design of neighboring homes,and north-south lot dimension. b. Solar access to homes on north-south streets is significantly affected by such factors as north-south lot dimension,setback,height,and ridgeline t` orientation of neighboring homes. c, The historical trend has been toward smaller lots and two-story homes. If this trend nd continues,solar access increasingly will be affected by neighboring homes,particularly on north-south streets. d. There is ant)discernible trend toward development on steer slopes- e. There are some minor differences in solar access between counties. a. However,they were not of a nature as to require different policy treatment ire between counties. 5. The research showed a voluntary or incentive-based solar access program does not have demonstrable results. Therefore the research does not provide a rationale for a voluntary or incentive-basest program. The research shows the force of law is needed 51, (.9 to provide effective solar access protection over time 6. Public attitudes surveys and other research indicates strong and consistent public support for solar access. The public attitudes surveys completed for the project showed `xA t ti a. The'majority of people favored solar energy and/or solar access in their answers to all of the survey questions,and on many questions,the rate of support for solar access exceeded 70 percent. e Page 9--January 20 draft Findings &Conclusions for Solar Access Ordinances r aw i f. • b. The vast majority of people will accept local solar access regulations,and x_rt . .- they lace a positive economic and non-economic value on lots and homes with good access to direct sunlight. C. The proposed ordinances provide certainty to property owners regarding the extent and limits of their rights to cast shade and to receive direct sunlight. 1. The standards are clear and objective,and depend on such tangible measures as street orientation,lot dimensions,house height and setback. 2. Property owners can reasonably predict the amount of shade that will be allowed . to fall on their property. 3 Property owners and the private sector development community can reasonably predict the development guarantees the ordinances provide. { 4o A mandatory provides the same . �'Proms P guarantees to owners of all similarly •_,, i situated properties. Property owners do not have certainty about their solar rights or duties if a solar program is voluntary or incentive-based. , ' D. The proposed ordinances are flexible enough to deal with a variety of development situations. ° 1. The more difficult the situation,the more lenient the standard,the easier the situation,the more solar access to be protected. 2. The ordinances provide exceptions for difficult circumstances,including steep slopes,pre-existing road and lotting patterns,pre-emoting vegetation,and _' circumstances where a negligible solar benefit would be protected by meeting the { standards, ti 3. Normal avenues of appeal or variance are still available to persons seeking relief from the ordinances. • E. The solar access protection ordinances and associated training provide an easy means to inform the public about its provisions and effects. - 1. Extensive public information programs were conducted with interested groups o.x � during the project. 2. A training and education program for local government staff and the buiitclirng industry will be available during a 9O-day period between ordinance adoption and implementation. '- a 3. Information about the solar access standards for new development can be provided to developers during the pre-application conference for new subdivisions and PUDs. 4. Notice to future purchasers of property subject to the solar ordinances will be provided by filing appropriate records with the.title of each lot affected by the New Development and Solar Access Permit Ordinances. . Page 10---3anuary 20 draft " " Findings & Conclusions for Solar Access Ordinances .. ` . t.,.-."+Li..[S •..' :x:..,.. ...is t ..: :,' 1{. 5. Public information materials will be developed by the project consultants and made available to local governments for distribution.: tt 6. Notice of and information about the solar access standards will be provided with every building peimiX application. F. The proposed ordinances will be provided with effective solar access protection to properties. r 1. The ordinances protect solar access to the extent feasible in keeping the Research. Committee's analysis of the major factors affecting;solar access. 2. . The ordinances protect solar access between 1030 a.m.and 130 p.m.on lanuaiy 21. This is the level of solar access required for homes to qualify under the solar options of the Model Conservation Standards. }_ t 3. It is estimated that the number of lots meeting minimum solar access criteria can be increased from 40 percent to 80 percent in new developments by implementing the Solar Access Ordinance for New Development. . The proposed ordinances will provide substantial economic and non-economic benefits over time • !. 5. The ordinances are mandatory,because voluntary and incentive-based progY such as the one in Salem and the ones reported in the Washington State Energy Office report,do not result in significant solar mess protection. For instance,after 18 months of operation,the Salem program had distributed more than 4000 brochures and guidebook,held meetings attended by 950 people including 129 home builders,and f {• ` reviewed 252 building permits, Nevertheless Salem could not show that any of their good week informing the public resulted in more solar access or solar access ,, protection,and no one applied for the incentives in the program. Jurisdictions with mandatory programs,such as in Ashland and central Oregon,showed positive results. G. The proposed ordinances provide equitable treatment to all property owners. 1. The standards benefit both the subject property and neighboring properties and require consideration of effects of solar access on both properties.; t 2. Lots are categorized by clear,well-defined criteria. Lots of sirnitar characteristics a must meet the same standards,and are guaranteed the same levels of solar access. A mandatory solar access program is recommended because it treats similarly situated. ,• 1 properties the same;a voluntary or incentive-based prr exam does not. 3. Existing development densities are protected. ort p 4. Owners of all lots to which the ordinances apply are guaranteed the right to build a structure that produces as much shade as a 30-foot tall building in the middle of every lot. 5. Existing and solar-friendly trees are exempt from the standards. 6. Exemptions are allowed when benefits can be shown to be insignificant,as when 'S there is pre-existing shade from other sources or the area being protected is an unheated e • -, urea of the home,such as a garage. s `# Page it ---January 20 draft Findings &Conclusions for Solar Access Ordinances•--:' r'.i .s i•L{ :' t a..t;�a ,; } z..* f ar �' • :4 5 R{1 • J. >a U .�.; i t,q' t / f T ' •:/. F x'' r T ?� Theo finances protect solar access an ne ,and existing development:semng '` Since the"ordinance ntial benefits of-solar access available ui both setungs,to do otherwise would provide ntial h itable benefits- t E H '['Fie proposed ordinances are,coordinated and balanced_With other local ordinances,. y standards an policies. 1,. The standards help implement compre aeusave plan policies to conserve energy Also they'do not reduce permitted density,require"use of envirrinaraentallysensitive or significant land,`or violate other plan , t 2 The standards modify existing standards s and land use tools for the additional . • purpose.of'protecting solar access in,a manner.that is consistent with existing ng;land use �`' laws. 3. E c ptior s are provided to allow for•cases where.couf Picts arise.bet een solar access aid.other comprehensive plan ordinances tar policies s. Stec: c lists include density,affordable housing,tree preservation,.in tnicture needs,'consistency with ' surrounding street layouts,".natural features arid.topography. f. he ordinances are consistent with implementation techniques specifically allowed. in(W a 1ungton.statut&Oregon�statutes and d%CCD Goal 13]. Also,the ordinances rely predominantly on exxisting review procedures. , 5. The ordinances twill provide a consistent set off solar ace end builders aids tiisoug lout ,'; » *elie region,resulting in more coordinated development t practices aitd aaiare co�asistenit ': development develop patterns and facilitating ease of implementation for builders who we—rk iii more than one jurisdiction in the gion. h .•�. f }' 4- � j Page 12-January 20 draft Findings,&Conclusions for Solar Access Ordinances x r L ; lid � 7 F ,r h R, w 4 k 3� a .tt a F '. t , Department ®f Energy _ *�Y t* R y ��[ F Y P ni�ico�oscHnscor 625'MA ION`=T. NE SALEM,OREGON 97 10 PHONE 378-4040 :TOLE_FREE 1 800-221-9035' NOq FAX 373-7806, Sejptember 22, , 299'© Tigard "City Council P.O., `Box .2339'1 . Tigard, OR 9722.3 : � • `: Dear Councilors: Thank you' for the opportunity' to testify "on lrhe` proposed solar access ordinance* . one issue raised was whether the program should be voluntary or mandatory. Z wanted to share any;thoughts on this issue: • '�1. T�1e have found`that voluntary programs typically�!dobl't work when the li -c person who invests in an energy-saving. feature is not. rthe same `person • x" : who benefits through lower energy bills. Rental w titre izat:ion s, an eiample. The landlord has little incentive to ingest in weatherization t if the tenant pays the bills. As a result, rental weatherizat oh has lagged in Oregon. t r Solar access land use decisions €ace this: same problem. . It as ;the homeowner who reaps the on-going benefits. ut, the developer has no �' incentive to design for solar.. As a result, absent regulation,. ]and Aso R design does not accomodate solar. z q• � � 3 { Some may say. if the market 'wants solar access, developers will provide '< '' it. That mas be =true However, it will be too late- if homeowners later A decide they want to install solar features. Once` a developer decides not to design for solar, we can't go back and fix it later' ,�f we wanted �` r too• '' "` 't Solar access■ Salem and Washington State have had little success in A spurring solar access. Solar ordinances can increase the `share of homes` with good access to about 80 percent. 1 r 001111112 SEP131990 �x The Oregon Department of Energy is an Equal Opportunity Employer . ,'.a 1t,. 1 .? A ,:'. -t Y. .. . , i a t x•$ • ti ,,, is k � P ;a V ly c 3 y+ ''+t c ` a 9 af-`N • h Ifk {'P,q�y p',/q •� t,, sA C t` r x . TxgardiCity Counca'l l September• 12,x4. 199A, Page '� t ` '':••••';•1••••::.'-**:::..' , • .*,-*' ,,I° agree, that 'new government ;regulations should• be, enacted only after careful consi eraition. However,; I believe that the Metro:solar' Access Project' more .than .meets:. this test. ' `Extensive.,'research was done whrle the ordina.Hess wer=e desk fined. . The•.standards were pre-tested ; n twelve commmnities, •ins ,74 . g 'Tig r€�. the model.! o�rd Hance .has revamped .after ....,44.,,..,,.,,,,.,,,...::::..„.,.....".....,..:..,!.,,.7, ,.. : ,4,,, ,,,, an evaluation cf the test, standar:ds. Throughout, the development i` industry 'and local•;governments ac �vely .participated and,.'suppor edfi the . ' 4 project and ordinances. believe ghat enact +lent .of an ordinance will.,.: create ,substantial; benefits. for yy our citizens -at low cot. I.urge. you r to adopt th , ordinance at your 'Sepember 24,'meting , - l'; T ,` .i Sincerely :t k,. ai 3d e,--"Dvd ,, Director DVXsjs _' solar..wp5 z ;{ .l 1 11.• ti !'....;'''''''''6 ':C IS .1 w: .s .. -a"� .•-:t ., •5� t ^ ., ii-,o . }. .• �:i.. t. ti •n .. 1.ti..} 7L.- ... r. ;t 3, J r 4 1,q S' . �- `,1 ., . 1ri Z� yl• b. ORDINANCE NO. 90-28 - AN ORDINANCE. AMENDING CERTAIN SECTIONS OF TITLE 18 OF THE TIGAR1? MUNICIPAL CODE, ° ADOPTING RULES FOR EXTERIOR THERMAL ENVELOPE PERFORMANCE STANDAflDS, FOR MANUFACTURED HONES ON INDIVIDUAL BUILDING LOTS. c. Motion by Council or Eadon, seconded by Councilor Hasten, to approve Ordinance No. 90-28. 3'', The motion was approved by a unanimous vote of Council . present. ' ,-," 11.2 Amend Definition of Wetland and Amend Sensitive Land Approval Criteria Regarding Wetlands in Chapter 18.26 and fir , 18.84 of the Tigard Municipal Code ;. ao Community Development. Director reviewed the staff ei44; report as presented in the Council packets He also referred to errata language, submitted to the Council, which should be incorporated with the 3 r `•z 7' proposed ordinance. b. Council discussion followed concerning the buffering requirement of 25 feet. This is the minimum amount of buffer land and would apply to those small parcels of wetland not under the jurisdiction of the Oregon Department of State Lands or the federal government. c. ORDINANCE NO. 90-29 - MT ORDINANCE ADOPT];NG ' ,, FINDINGS AND CONCLUSIONS TO APPROVE ZONE`ORDINANCE A a1 NDMENTS OF THE SENSITIVE LANDS AND DEFINITICIN`S, CHAPTERS OF THE COMMUNITY DEVELOPMENT CODE FOR PERIODIC REVIEW d, Motion by Councilor Kasten, seconded by Councilor Schwartz to approve Ordinance No. 90-29 along with s ' the proposed errata documentation as submitted. The motion was approved by a unanimous vote of Council present. i Im f 11 .3 Model Solar Access Ordinance a. Senior Planner Liden reviewed the information ' ` submitted in the Council meeting packet. 1 } b. The following persons testified in favor of ' W adoption of a solar ordinance: f- Richard Durham, City Councilor for Lake Oswego, noted that the proposed model so]'.ar CITY COUNCIL MEETING MINUTES - OCTOBER 8, 1990 - PAGE 11 G " 9. ordinance was a unique project, 22 jurisdictions were cooperating in this effort. He advised the U,S. Department.of Energy was ', interested in this region's efforts and had ' asked for information on the project. - Forrest Soth - City Councilor for Beaverton ,.^' outlined his involvement with the solar access effort in the region- He• advised the 'Home Builder's Association supported the model '; ordinance. He reported that efforts for ` a volunteer-only solar access program have been ,, unsuccessful 4_' n . is Beverly Fronde, ALPO 3, testified she supported the solar access program. c. Motion was made by Councilor Schwartz, seconded by Councilor Kasten, directing staff to prepare an {' ordinance for formal consideration and to schedule a public hearing. { The motion passed by a unanimous vote of Council present. d. Mayor Edwards and Councilor Eadon noted ' their r, desire to have solar access efforts be voluntary rather than mandated. The Mayor added he was aware 1 - this was a worthwhile endeavor and Councilor Eadon , noted she would be willing to review her position. Council asked staff to make a special effort to involve NPOs. Community Development Director noted Planning Commission would review and make a recommendation to the City Council. 11 4 Community Development Code and Comprehensive Plan Revisions for Group Residential Care and the "Economy" Chapter 7 f'• Mayor Edwards noted the public hearing would be continued to October 22, 1990 for consideration of proposed ordinances for Group Residential Care and Review of an Update on the "Economy" Chapter. 0 12. NON AGENDA Councilor Eadon announced a "Play in the Park" celebration to inaugurate installation of new park equipment in Cook Park. The event will take place at Cook Park on Saturday, CITY COUNCIL MEETING MINUTES - OCTOBER 8, 1990 - PAGE 12 a• � 1 t 7{Sj 1 tI Xi r ti 4 ^ •r�, r COITNCTL AGENDA E.d `L O. • OE€�'G6PY CI1_TY 'oF TZGABD, COUNCIL AGENDA ITEM SUMMARY AGENDA,OF:' Se ,ter' iii'. 199(! DATE SUBMITTED s 9 5 M 9® ISSUE/ME NDA TXTLE: Model Solar PREVIOUS ACTION:_p ina Crsmmthoi®n A.c.{oeas 'ordinance' recommendation for a. .roval _ 1/1111 PREPARED Ey s My +�5 DEPT HEAD ®j�11 CITY ADMIN o 112�IPJ REQUESTED BY',' BBrr// EoLICYISSUE' { 71 should: the city Council initiate a public hearing to consider the adoion o€ a ; solar- access, ordinance to be incorporated as part of the Cotomunity Development Code? INFORMATION SUMMARY On August. 27th, the City Council reviewed the above iaoae in conjunction with other potential Coam Unity Development Code revisions. that ';pert: .n" trs, Periodic Review. The Council decides": to continue its deliberation regarding the formal • f � . : consideration ef, .a solar access ordinance at a pu�aliF hearing. The Council e ;, delayed its decision to allow the submittal of .additional information 4 regarding voluntary solar access programs. supplemental information has been submitted by Mike McEeever•which provides the rationale in support of a mandatory program r M . Mc1 eever's memo summarizes the contents of the information packet. Also attached is a letter from David �,{• ' Yaden, Director of the Oregon Department of Energy relating to this subject. y N ALTERNATIVEv1.+ WLiS�Dd'±a'�5! Direct. staff to prepare an ordinance for . '. formal consideration and 1 possible adoption ' of all or a portion of the Mode/ •Solar Access { Ordinance. , Z. Elect to not conduct public hearings on this issue. �,. FISCAL IMPACT :44 no iss ,.t SUGGESTED ACTION WDirect staff to prepare an ordinance for formal consideration and to schedule a public hearing. 9-17-9q.CC/kl ry ;IA,. '' l'" 's -- ^ ' :il ' :' ' —..„...'' zi., ' •• .• ., McKeever/Morris,Inc. 722 S.W.Second Avenue � ; ::• Suite 400 Portland,Oregon 97204 .,n . fax 503 228-7365 .: 503 2...8-7352 a'tpe, r September 10, 1990 t ,' Reno to:Tigard City Council From Mike McKeever,project consultant,Portland-Vancouver Metro Area Solar Access • F Project ,' :. Subject Information regarding effectiveness of voluntary solar access protection programs ' During the Council's discussion of proposed solar access ordinances on August 27 a +' suggestion was made that Tigard •should implement a voluntary solar access protection program tp e,a rather than the development regulations recommended by the project's Steering Committee. • The policy issue of using voluntary standards versus regulations to protect solar access ,t received a great deal of attention by the project's Steering Committee. The effectiveness and , 4'-tl `4 . costs of voluntary and regulatory programs in several other local governments were studied. '1 r .'',- After much discussion and debate and Steering Committee unanimously concluded that the "•4 program should not be voluntary. } The rationale for the model ordinances is incorporated in a"Findings and Conclusions" ' 3 document(enclosed)which was developed by the Steering Committee. At several places in this document the Committee explains the rationale for rejecting the voluntary approach. As you will see,the primary reasons are that the voluntary approach is more costly for local governments to administer and much less effective at delivering the desired energy savings. ' 'is I have excerpted those portions of the"Findings and Conclusions" which directly relate to the voluntary program issue on the following page. I have also enclosed a one page summary of =Y t the evaluation of the City of Salem's voluntary program prepared by Lamy Epstein,P.C.,the X project's land use attorney. To my knowledge the City of Salem has the most extensive 1 voluntary solar access program in the country today. ��_ ;? .' ` At the beginning of the project the policy position of the Home Builders Association of a Metropolitan Portland was that solar access programs should be voluntary. By,the end of the + o project they reversed that long-held policy position and endorsed the model ordinances, The letter from Charles Hales to your Planning Commission sets forth the rationale for HBA's •`, to f support for the ordinances. y Finally,it may be of interest to you that three of the 22 local governments participating in the project were implementing voluntary solar access programs when the project began. All three 0 of these governments,Lake Oswego,Multnomah County and Clark County,have now 1: I ' adopted the model ordinances. Clark County adopted the ordinances this Wednesday, September 5. Thank you very much for your consideration of this information. I will be in attendance at your September 24 meeting and would be happy to answer any questions you may have. • j ' '' ` Planning a Design s,; Public Involvement J.(t Project Management " k` S , v• ,; • 'g''.�,;`,7 '.%7 ,.i� 14. e,'.', , ■ ,. ': '° ? I %✓; � '.11:1,. ..1q. +q,; ,4:4: Sss '. ;. o- X ,;1 4 X F 1L C- C F' µ 4n EXCERPTS; FROM .g�i'INDINGS. AND 'COL' Cl»USIONS" RELATED TO : ..!� :. VOLUNTARY.SOLAR ACCESS PROTECTION PROGRAMS „ff(,�). itional p erty law does net protect-solar energy access in the•se of'e.off a private agreement or a public law that"requires.such,protection._:Existing focal.land use•.laves in the P'outland-Vat couver Metropolitan 1 do spot gressly protect solar energy . access. private essseenlents'and incentives`pn those laws to.encoge Ole.-use of;solax 2 energy.have`not resulted in significant protection of'solar energy access 'V(A)(6) 'Research showed a voluntary©r incentive-based solar access grogram is mare costly to implement and more di .cult to evaluate than a mandatory one, "V(B)(5).'Tie'research:showed a voluntary or incentive-based solar accesspr gram 4 does not ha',e.demonstrable results. Therefore there@ vh does not provide a rationale for:a voluntary or.incentive-based program. The research shows'the force of law is ' needed'tp provide effective solar acmes protection river,time:' "V(C)(4);:A mandatory g provides the same guarantees to owners of all similarly situated properties. Property owners do not.have.certainty about their solar rights or dudes if a solar pro.? is voluntary or incentive-based." `; "V (3). The ordinances a andator f,because volunt and inceni ve-based �,, proga ins,such as die.one in Salem and the ones reported in the Washingt , State Energ.e ce report,do not result in significant solar access protection. for instance, after 1S months of operation,the.Salem program had distr but :nore'tlaan 4000 ,, brochures and guidebook,held meetings attended by 950 people'includ g 129 horns builders, reviewed.252 building permits. Nevertheless Salesn.could not show that t any of their good wort informing the public resulted in more solar.access or scalar. } access protection,and no one applied for the incentives in the progeaan.' Jurisdictions with mandatory programs,such as shland'and central Oregon,showed positive '" results. Y t , ' � d '1,fi:4 : .v1 �i ,t �� .�•} ., ... _ ' .z... .i :x i1.4 i,.,., i. +. I ",i f ,. .• yy ix.v t. Larry stein PC - Attorney At Law Larry Epstein, marnber 1020 SW Taylor Street,Suite 370 Oregon State Bar and Portland,Oregon 472054543 American Institute of Certified Planners (503) 223-4855 MORANDUM To: Steering Committee Subject Evaluation of Salem Voluntary Solar Access Program Date: November 19t 1987 Salem has completed a review of its voluntary solar access program. A summary of that program and its evaluation are presented below. The Salem program is entirely voluntary. It consists of several program elements,including the following. r= It promotes long-term pro tection of solar access on new and existing lots by certifying a given Ion has and will have mrobsttucted solar access between 10 am and 2 pm on December21,based on vegetation,easements,and covenants and restrictions. The city provided a access �p guide for the certification and for private solar awes., . : agreements. It promotes solar access issues in subdivision design by providing information and a brochure about such issues. It promotes siting or orienting structures so they will benefit from solar access by reviewing building permit } , applications and identifying where a structure should be situated on alot to prevent it from being shaded in the future. Also it authorized administrative adjustments to dimensional standards for solar access. It promotes use of solar friendly trees and landscaping techniques by publishign a list of those trees,a guidebook for solar conscious landscaping,and a city tree pruning permit under which private parties can trim city trees that bfbck solar access. The results of the program after about 18 months of implementation are summarized below: The city held several public meetings at which a total of 950 people attended,including 2 meetings at which 129 homebuilders attended. The city distributed many of its brochures including 1090 solar friendly tree brochures, 475 guidebooks about landscaping for solar access,648 copies of an overview brochure about the solar mess program,553 brochures about solar setbacks,716 brochures about the solar certification program,and 680 brochures about the solar access pruning program. It also made 2 videotapes about the program,copies of •:f which were distributed to area libraries. The city reviewed 252 building permit applications. About 10%of the permits reviewed did not have solar access to the south wall or to the roof of the dwelling. No one applied for to certify a lot as solar access protected. No one modified building permit applications to provide solar access. No one applied for a dimensional adjustment to provide solar access. There were no records available regarding the success of the solar friendly tree prgram,although 3 area nurseries were very supportive. No one applied for a tree pruning permit under the program. _ _ .,�y r�.1t. r., i f 4 . : i"r rl... � .!� �':t a. �1' ..G . ':' f j,•. BEFORE TH; [Planning Commission/Governing Body] OF[Name of Ju isd ction]` k In the matter of recommended ) FINDINGS AND CONCLUSIONS Solar Access Protection Ordinances ) IN SUPPORT OF ADOPTION ) January 20, 1988 Draft I. There is a public need for and a public health,safety and general welfare interest in having local governments adopt solar access protection regulations. ti A. Traditional property law does not protect solar energy access in the absence of a private • agreement or a public law that requires such protection. Existing local land use laws in the Portland-Vancouver Metropolitan.Area do not expressly protect solar energy access. Private easements and incentives in those laws to encourage the use of solar energy have not resulted in significant protection of solar energy access. B. Because local laws do not require protection of solar energy access,many cost. �, , • ; effective energy savings measures arid future options have been lost forever. They will '3 continue to be lost in the future unless new land use laws are adopted. The potential impact i' of this loss amounts to millions of dollars during the life of new development in the region and to a waste of non-renewable resources. ue; ' C. Federal laws and plans promote conservation of energy by such means as solar access 4 protection. 1. The Northwest Electric Power Planning and Conservation Act of 1980 directed • the Northwest Power Council and Bonneville Power Administration to give priority to conservation and renewable resources in their resource planning and acquisition. 2. The Northwest Power Plan recommends"acquisition of cost-effective lost -4,.4.n'ett opportunity resources which,•if not secured now or in the near term,could be lost forever to the region. The primary example is incorporating energy efficient features into new buildings when they are constructed,since many of these measures cannot be '' r= installed later and the buildings will consume energy long after the surplus is over." ' _ The Northwest Power Plan supports adoption of solar access ordinances by local ,4 '-1.45 governments region-wide,because it develops the capability to deliver energy conservation in the future. r4 The Northwest Power Planning Council's Model Conservation standards include minimum solar access requirements for sun-tempered and passive solar homes. xa< D. State statutes recognize there is a public interest in protecting solar energy access and authorize local governments to enact solar access protection regulations. [In Washington: 1. RCW 64.04.140 declares that"the potential economic and environmental benefits 4 of solar energy use are considered to be in the public interest; therefore local governments are authorized to encourage and protect access to direct sunlight for solar a. energy systems." • " `` Page 1 --January 20 draft { Findings&Conclusions for Solar Access Ordinances r t4 2 RCS 35 63 and 35A 43 direct Washington cities to enact land u'se regulations as" h�I part of a comprehensive plait which:"shall be designed,among corer tl h gs,..:to ': . < .: encourage and protect direct access to.sunlight for solar energy systems V 36,70; 3t� ' .: 'contains.similar r�aut ordir for c access. to counties. City"•and county+c access t°liensive plans may:include a"solar energy element to encourage andp test access to,direct sunhght fora solar energy system:" State statutes define"solar energy`system"broadly to include any,feature that relies on direct;sunlight for ectergy for such punpc ses as. heating and cooling of buildings:] t [In Oregon; .; . 1 X S 409.010 declares that"con red growth in d wand for non-renewable; ` ` : en forms poses a serious an mediate,as well as future,problem. It is essential tlsat future generations nat,be left a Iegacy of vanished or depleted re ntly o s,result ng in`massive en ironmental,social,and financial`uarpscty It'is tl�e goal of O egon to promote the efficient use of energy resources and to deyelo�p.permanently sustainable energy resources." tx 2- ORS 227.190 and 215.044 authoaize city and county government bodies, i+ speetively,to adopt and implement o dinan�"protecting and assuring ass to -' ` ; incident solar radiation"provided they do slot conflict B nth acknowledge comprehensive plans and land use'regulations State statutes. vide that'a,solar access ordinance"shill provide and protect to the extent feasible solar access to the south tacce 3 of roan buildings.during solar heating hours,taking into account latitude,,topography, " °; `, croc ate,existing development,existing vegetation and glans uses and densities.•1 "The governing body shall consider for inclusion in any solar access ordreels? but not • 4 ' ., be lnmted to,standards for:(a)the orientation of new streets,lots and parcels? { placement,height: bulk and orient on of new buildinngs,(c)the type placement of new trees on public street rights of way aind•other public:pm and F d)planned uses ,`. and den s ties to conserve energy,facilitate the use of solar energy,or b�tlt ' .4.-1 ''• �, 3. Oregon Statewide Plana g Goal.1 as to conserve energy..: It promotes land.use controls that-" a mine the conservation of all foes of energy. ased upo n.mound , s economic prnciples." It directs that comprehensive plans"should consider the f '_ potential of renewable energy soruar ;including solar energy,and ma use Y t . e implementation techniques which affect such factors as lot sloe,siting,:building height, .,�., bulk,surface area,and availability of light."] and i E. The[name.9i. urlsdic�*io�aJ�Can�prehensive/Cos�s�n!uait evels�penerrr]Plan contains the following polies that promote energy conservation and solar energy: � [Insert policies as avprapriatefranc"Saute off`Land Use®rdinarac " re subsequent plan amendments J Page 2---January 20 draft ,+. ioor S ola Access s Ol:;y`5. .. • j Findings &Conclusions AA 3 S .` , , i --i .. ,,. 4 $ H. Federal,state and local governments,with help from interested members of the public and • .b, the development industry,created and carried out a project to address the need for solar energy access protection in the Portland-Vancouver metropolitan area. The project provides a foundation based on which local governments can assume authority provided by statute to encourage,protect • and provide solar acces& The project is summarized in the following findings. • A. In 1985, twenty-one governments in the Portland-Vancouver Metropolitan Area, including[name of ju r sdiction],passed resolutions to join together to ask the Bonneville Power Administration(BPA)for funds to develop solar access protection laws that would be • runsidered for adoption by each government in the project. BPA agreed to fund the 2-year project. It was administered by the Washington Energy Office and Egon Department of • Energy. A twenty-second government,the City of Portland,joined the project late in 1987. r t 'he 21 original project participants are listed below. Beaverton Milwaukie Canby Multnomah County Clackamas County Oregon City Clark County St.Helens Cornelius Scappoose ,k Fairview • Tigard• Forest Grove Troutdale Gresham Vancouver •Happy Valley Washington County }4, Lake Oswego West Linn Wilsonville • B. A structure for the participants in the project was created. It is summarized below and `s . described more in Addendum A. Y 1 Each participating government appointed 2 or 3"liaisons"to the project,generally • one each from the government body,planning commission,and planning stafif. The liaisons participated on project committees,attended project seminars,regularly received information about the project,and relayed information and concerns between • the project staff and their government. The liaisons for[name of jurisdictti on]were(list names and relevant titles]. 2. The liaisons in turn appointed a 12-member Steering Committee of local government officials The Steering Committee appointed technical committees, managed the project,undertook public involvement and public attitude studies, synthesized the work of the technical committees,and made policy choices involved in a. the project,such as adopting design principles and recommending the solar access protection ordinances. (If appropriate: City/counntyy liaison,(name],served on the Steering Committee.] 3. The Steering Committee appointed liaisons,industry representatives,and other people with related slolls and experience to two technical committees. The committee members represented a balanced cross section of interests and operated by consensus. The Research Committee was responsible primarily for research about the factors that affect solar access and about the benefits of solar access protection. The Ordinance. 1f Committee was responsible for researching existing land use laws,drafting model solar access protection ordinances,and estimating the costs of implementing those ordinances. (If appropriate: City/county liaison,(name],served on the Research z el ,i Committee- City/county liaison,(name],served on the Ordinance Committee I Page 3 —January 20 draft Findings &Conclusions for Solar Access Ordinances •, rl v. ! 1 . ., .?v: " .y+ •'f-�T:. a . ,. : 'k••• r a;.: '-':','''''''2e- ' C. Public involvement activities were undertaken. These included an attitude survey and a review of studies about public and builder attitudes toward solar energy. Project staff ; ' prepared a quarterly publication describing project activities and meeting schedules. It was. sent •. ,. . ent by mail to about 1000 residents,firms,and agencies in the area. Also governing bodies and planning commissions throughout the area received briefings about the project periodically; their meetings were open to the public. Press releases were distributed prior to each meeting of the Steering Committee and before other project events. All meetings of the '!', committees were open to the public. Several briefings and work sessions were held with ' groups and individuals from the development indust y Broadcast media coverage and a community cable television videotape also informed the public about the project. D. Drafts of the solar access ordinances were evaluated by the Ordinance Committee Also they were tested by eleven jurisdictions and industry officials by applying them to"real. ' .� world"land use requests in those jurisdictions. As a result,the ordinances were changed to • ' be more clear,to ease adininistration,and to comply more with the project design principles, �.` E The following reports and studies were produced and considered.during the project, and form the basis for the technical recommendations in the solar access protection .; ordinances. 'The} are incorporated herein by reference;several are summarized in � attachments for convenience. 1: Research Committee,An Analysis of 402 Sites to Determine the Major Factor `� Influencing Solar Access in the Portland-Vancouver Metropolitan Area,June, 1987, i f summarized in Addendum B. 2. Research Committee,Potential Benefits of Solar Access, September, 1987, l,. summarized in Addendum C. "` .-,' . 3. Pihas,Schmidt,Westerdahl,Solar Energy,Solar Access,and Energy '� Conservation:Research Compilation,May, 1987,summarized in Addendum 1)o , z T P . 4. Ames Associates,Solar Friendly Tree Report,June 1987,summarized in .r Addendum B. k' S. Ordinance Committee,New Developmeent Standard Cost Re ort,Janu ' • aiy,`1980, . summarized in Addendum 6. Ordinance Committee,Potential Costs of the Solar Balance Point Standard, '• ''-ii,' ''- t; January,1988,summarized in Addendum O. x r. a. 7. Columbia Information Systems,Public Attitude Survey,March, 1987. a Go 8. Fleitell,Paula,Survey of Experiences in Communities with Solar Access . ,.3. L Ordinances,August, 1987. ' M 9. Boe and Tinrnidaj,Comparative Solar Setback Analysis of 80 Metro Area Site t3 ` �a Plans,April, 1987. ..a 10. Portland Bureau of Planning,Solar Access Ordinance Evaluation:Support F Document,August, 1987. 11. Columbia Information Systems,A Survey of the Building Cotnntunigy on the • 4 Solar Access Ordinances,n:d. yrr Page 4---January 20 draft •a Findings &Conclusions for Solar Access Ordinances • 4 , K'' ' J-• k 4 ' -k i..x'`- �. L • A••x�C :\•D { ,r �hsay F 41 i . f'•: . <,_ , 12. Benkendorf Associates,Plat Re-design Case Studies:Waterhouse,Dawn Crest, ' Bridgeport,and February-Tune, 1987.. 13. Benkendorf Associates,Solar Re Design Cost Comparison—Waterhouse and Dawn Crest,May, 1987. 14. Mara Johnson,BPA,Residential Stanaards Demonstration Program Solar Access Report(Draft),December, 1987. i ' j 15. Salem Dept.of Community Development,Solar Access Program Final Performance Report,October, 1987. 16. Bureau of Governmental Research&Service,An Evaluation of the City of Portland's Solar Access Ordinances, 1986. 17. Larry Epstein,PC,Sun maiy of Kind Use Ordinances for Jurisdictions in the 'ti Metro Solar Access Project, 1987, 18. Conservation Management Services,Impact of the Solar Balance Point Standar �: January, 1988. F. The most important products of the project are the four solar access pzotection s q r ordinances. 1. One ordinance—the Solar Access Standard for New Development---applies to land divisions and planned unit developments in single family waning districts and to single family detached'dwelling developments in any zone. It promotes proper lot orientation for solar access as well as generally preventing structures and some new trees from significantly shading neighbors The basic requirement for new developments� � � is that 80 percent of lots front on streets o • riented within 30 degrees of a true east-west line and have a north-south dimension of 90 feet or.greater. This will maximize' the number of lots with good solar access characteristics and minimize the potential problems of protecting solar access to homes on north-south streets. Two alternative requirements and provisions for exemptions and adjustments also are included. t1 , 2. A second ordinance---the Solar Balance Poina.Standard for Existing Lots- 1" applies to new structures and additions in singly family zoning districts and to single , family detached dwellings in all zones. It y gs prevents new structures from significantly shading neighbors and balances solar rights and development rights of affected • property owners. It also applies to certain trees planted on lots that are created after the '-' effective date of the ordinance. , The Solar Balance Point Ordinance protects full south wall solar access on lots that ca have good solar characteristics,and allows more shade on lots with poor solar access characteristics. t9 —IT 3. A third ord aancea-the Solar Access Permit Ordinance—enables the jurisdiction to issue a permit on a case by ease basis at the request of a property owner in an ' existing neighborhood to prevent neighbors from planting new trees that would significantly shade a solar energy femme on the applicant's property. 3 4 Page 5--January 20 draft "' ' Findings &Conclusions for Solar Access ordinances f 4. A fourth ordinance contains definitions used throughout the other three ..' ordinances. L, 5. The ordinances protect homes in new and existing developments from shade ,:. r' caused by"solar unfriendly"trees planted after a certain date. A list of"Solar Friendly '' ':4;. Trees"has been developed to assist in landscaping lots to protect solar access without significantly restricting the public's range of landscape options. 6. The Solar Access Ordinance for New Development and the Solar Access Balance ` Point Ordinance arc mandatory in the sense that development subject to either of the two ordinances must comply with them or comply with standards for exemptions and adjustments. The ordinances do not � require the use of solar energy features;they t ' merely protect solar access so that the option to use solar energy in the future is preserved. III. Early in the project,the Steering Committee adopted eight"design principles". The participating governments and Home Builders Association of 1VIetropolitann Portland agreed that the . s solar access pmtection program would draft should comply with these p risaiples:�e n program also has to comply with applicable state statutes and with the local comprehensive plan. _ The eight design principles commit project participants to draft a solar access program that will .. + 'r A. Be effnjierit to administer and comply with and easy to enforce; ' B. Have a clear rationale supported by credible project research; C. Provide certainty to property owners regarding the extent and liiinitatnoits of their sun `' and shade right ' $ D. Provide exible enough standards to deal with a variety of development situations, i_ y , a including providing exceptions for difficult circumstances; E. Provide an easy means to inform thuublic about its provisions and effects; .4;1. ` F Provide effective solar accessrprotection for pproperties; G. Provide equitable treatment to all property own and d H. Be coordinated and balanced with other local ordinances,standards and policies. • IV. The proposed ordinances are consistent with and help implement federal law and comply with applicable state statutes and comprehensive plan policies,based on the following. A.. The pro posed ordinances are consistent with the Northwest Electric.Power Planning& Conservation Act of 1980 and with the Northwest Power Plan,because they promote use of ei energy efficient features and design principles in new residential development and will help to new residential development comply with the Northwest Power Planning Council's Model e Conservation Standards. B. The proposed ordinances are consistent with state enabling legislation,because they - •• r- protect solar access to south-facing windows during winter to the extent feasible,considering existing and potential physical features and land uses. a 4 Page 6---January 20 draft { -+."i Findings &Conclusions for Solar Access ordmaa ees r<: r • ��?, [In Oregon: i` FS 1'. C The proposed ordinances are consistent with the statewide planning goals listed below. ', Remaining statewide planning goals are not relevant. .,aQ a. Goal 1 (Public Involvement),because of the public involvement conducted as part of the project and the public hearings conducted by the planning commission and <` governing bolt': b. Goal 2,(Land Use Planning),because they result from a consensus-oriented planning process in which issues and needs were identified,existing conditions were , '_, ''' inventoried,alternatives were considered,and recommendations were zr ade based on broad public review of options: `: c. Goal 5(Open Spaces,Scenic and Historic Areas and Natural P,esources)and Goal 13(Energy Conservation),because they conserve nonrenewable energy resources 'r T and promote use of renewable energy resources;and ' ` d'. Goal 10(Housing),because the ordinances do not reduce )' g permitted densities car' reduce availability of housing for any segment of the public and they do not �' ' significantly increase the cost of housing. On the contrary,solar access can reduce ' operating costs for heating and cooling of residential structures,thereby reducing , ..:. 4 housing costs.] : - fir; i.' '. (in Washdngcn• { C. The[responsible SEPA official]has reviewed the environmental checklisstprep I for the proposed ordinances and has issued a Determination of Nonsi '. prep .. �' ' gntTicance regarding ' D. The proposed ordinances are consistent with the following policies of the ' ; comprehensive plan: s,'p .. [Insert findings that the ordinances are consistent with each goal,,policy and strategy , ' listed in finding.I,ands rite why the ordinances comply with each.J ., „: V. The proposed ordinances also are consistent with the"design principles"adopted by the �,z Steering Committee,based on the following findings. � A. The ordinances are efficient to administer and comply with and easy to enforce. '; because: f co 1. The ordinances reflect the experience of other jurisdictions with solar access 8, protection laws,and include features that avoid problems and complexities in those cases. t. 0 2. The ordinances have been tested by the development industry and by eleven local .. __ELU governments in the project. The lessons learned from this preliminary testing have reduced uncertainty and increased the ease bf administration. . Yom �. f ' 3. The project staff will train staff and the public and development community before the ordinances are implemented,reducing the time and effort it takes to implement and '; .. comply with the ordinances. . 7 . 4 Page 7--January 2a draft •' Findings.8e Conclusions for Solar Access Ordinanccs fM1 n 4. The costs of implementing the ordinances have been estimated. Compared to costs of other land use regulations,the proposed ordinances should not increase the cost of complying with those regulations, The ordinances allow,if compliance does � ` increase development costs in a given case by a minimum amount,adjustments can be granted. a. 5. The ordinances include clear and objective approval standards,reducing the need Lt or, ' for administrative discretion and extensive public review procedures. All terms are defined and many are illustrated by drawings,reducing the potential for confusion and misunderstanding. Exceptions and adjustments are provided for,reducing the need for .. variances to the proposed ordinances.The ordinances minimize new procedures;rather they are to be integrated into existing land use procedures,reducing the potential for delay or increased administrative cost. - 6. Research showed a voluntary or incentive-based solar access program is more costly to implement and more difficult to evaluate than a mandatory one B. 'The'proposed ordinances have a clear rationale supported by credible project research. 1. The research shows there is a need for solar access protection regulations. Existing development codes of participating governments do not protect solar access. k Therefore,many solar access opportunities in the Metro Area have been lost. If r 61',' existing development trends toward smaller lots and taller houses continue without 1 F regard for solar access,many more opportunities will be lost in the future. 2, The research shows it is practicable to develop land so that less solar access is ' lost. a. While only 40%of existing lots have optimum solar onentation and access, `' research shows new developments in the region generally can be designed so that .; at least 80%of new lots can have,optimum solar orientation and access without a significantly increasing development costs. }.ts b. Increased solar access can result in substantial energy savings over the life of a typical residential structure. BPA research shows homes with good solar access use 10%less energy for heating than other homes. Project research shows a a',, ; { solar access protection will cause average savings of about$1150 in heating costs ;, ' over the life of a home and can provide as much as$4000 in savings. The gloss energy savings to owners of new houses in the region from implementing the a. ordinances is estimated to be$150 million over the next 20 years. Savings could i crease to$325 million if more people use solar energy design principles and features in new construction. eat . L ;. c. The solar access ordinances cost the consumer about$20 per lot in a new ' development or$55 per new structure in an infill development. They cost the fa government$4 to$7 per lot. 3. Project research shows solar energy access protection has values that are difficult to quantify,but benefit from adoption of the proposed ordinances. For instance the proposed ordinances will protect solar access mot only for immediate use for passive solar space heating but also for the present and future use of solar water heating and the future use of photovoltaic cells. Page R --January 20 draft Findings &Conclusions for Solar Access Ordinances '+ •� 5 ,V, .°r '4 h...A.ro"y. _i sa 4 ♦ii. a "# d q. ;';•r y a.:. 4 '�. `.,4 y 4 4 s4 y i ': Also solar access protection provides certainty that makes solar energy a more reliable • w ' } `1 source of alternative energy. It establishes a qualified property right to solar access. , That can motivate people to use solar energy. In fact research shows that people use y solar energy several times more in a jurisdiction that has solar access regulations, compared to a jurisdiction that does not Lastly solar energy is environmentally non- polluting. Use of solar technology promotes a wide range of positive environmental X z values. ` ' 4 Research about existing solar access conditions M.the Portland-Vancouver 41 Metropolitan Area shows: a. The major factor influencing solar access orientation of homes and windows is street orientation. Compared to homes on north-south streets,homes on east- west streets: `'l'It:-:--.,. ‘..7.: , (1) Had less shading; (2) Had more south window area for solar heating benefits; t (3) Had more south roof,yard and wall area to accommodate solar ' additions; ` i (4) Are shaded more from on-site sources under a homeowner's own control;and (5) Are less erected by slope,the placement and design of neighboring f q homes,and north-south lot dimension. b. Solar access to homes on north-south streets is significantly affected by t such factors as north-south lot dimension,setback,height,and xidgeline {, orientation of neighboring homes. c. The historical trend has been toward smaller lots and two-story homes. If *; °J 4}T, thiatreaid continues,solar access increasingly will be affected by neighboring 1 homes,particularly on north-south streets. . y7 K i�° ` d. The is no discernible trend toward develaprnent on steeper slopes. i'' :+.'.'. ` e. There are some minor differences in solar access between coun�6c?N7. '.• L However,they were not of a nature as to require different policy treamtent between counties. :, S. The research showed a voluntary or incentive-based solar access program does not have demonstrable results. Therefore the research does not provide a rationale for a voluntary or incentive-based program. The research shows the force of law is needed to provide effective solar access protection over time '' w 6. Public attitudes surveys and other research indicates strong and consistent public ' • , -8 support for solar access. The public attitudes surveys completed for the project showed • . a. 'Ile'1,najority of people favored solar energy and/or solar access in their answers to all of the survey questions,and on many questions,the rate of support .. ., t for solar access exceeded 70 percent. .. 1 Page 9--January 20 loaf¢ Findings &Conclusions for Solar Access Ordinances • b. The vast majority of people will accept local solar access regulations,and {l y they place a positive economic and non-economic value on lots and homes with good access to direct sunlight. ✓ C. The proposed ordinances provide certainty to property owners regarding the extent and limits of their rights to cast shade and to receive direct sunlight. 1. The standards are clear and objective,and depend on such tangible measures as street orientation,lot dimensions,house height and setback. 2. Property owners can reasonably predict the amount of shade that will be allowed to fall on their property. 3.. Property owners and the private sector development community can reasonably predict the development guarantees the ordinances provide. 4 A mandatory program provides the same guarantees to owners of all similarly situated properties. Property owners do not have certainty about their solar rights or duties if a solar program is voluntary or incentive-based. D. The proposed ordinances are flexible enough to deal with a variety of development situations, 1. The more difficult the situation,the more lenient the standard;the easier the situation,the more solar access to be protected. 2. The ordinances provide exceptions for difficult circw nstances,including steep' slopes,pre-e9tinig mad and lotting patters,pm-existing vegetation,and circumstances where a negligible solar benefit would be protected by meeting the 't }a standards. 3.. Normal avenues of appeal or variance are still available to persons seeking relief from the ordinances. E. The solar access protection ordinances and associated training, P ordinances ` � g provide an easy means m t inform the public about its provisions and effects. 1. Extensive public information programs were conducted with interested groups during the projecct. • 2. A training and education program for local government staff and the building a, 1. industry will be available during a 9O-day period between ordinance adoption and implementation. Eti 3. Information about the solar access standards for new development can be ;. provided to developers during the pre-application conference for new subdivisions and PUDs. 4. Notice to future purchasers of property subject to the solar ordinances will be provided by filing appropriate records with the.title of each lot affected by New Development and Solar Access Permit Ordinances. + , Page I0---January 20 draft Findings & Conclusions for Solar Access Ordinances a py ... ,a.r... `` :at{ '. .. '.F"• ,�° '� A x { r -t i t f } , ' ter. • . 5, Public information materials will be developed by the project consultants and -./ made available to local governments for distribution. 6. Notice of and information about the solar access standards will be provided with every building permit application. F. The proposed ordinances will be provided with effective solar access protection to properties. 1. The ordinances protect solar access to the extent feasible in keeping the Research • Committee's analysis of the major factors affecting solar access. ' 2. The ordinances protect solar access between 10:30 a.m.and`1:30 p.m.on January '21. This is the level of solar access required for homes to qualify under the solar • °' options of die Model Conservation Standards 3. It is estimated that the number of lots meeting minimum solar access criteria can • be increased from 40 percent to 80 percent in new developments'. .. p p by implementing the Solar Access Ordinance for New Development. 4. The proposed ordinances will provide substantial economic and non-economic benefits over time. a • 5. The ordinances are mandatory,because voluntary and incentive-based programs, z ` such as the one in Salem and the ones reported in the Washington State Energy Office•• w report,do not result in significant solar access protection. For instance,after 18 ,. months of operation,the Salem program had distributed mom than 4000 brochures and guidebook,held meetings attended by 950 people including 129 home builders,and x , , • reviewed 252 building permits. Nevertheless Salem could not show that any of their good work informing the public resulted in mom solar access or solar access • • protection,and no one applied for the incentives in the program, Jurisdictions with mandatory programs,such as in Ashland and central Oregon,showed positive results. • G The proposed ordinances provide equitable treatment to all property owners. 1, The standards benefit both the subject property and neighboring properties and � g l�l } require consideration of effects of solar access on both properties. 2. Lots are categorized by clear,well-defined criteria. Lots of similar characteristics must meet the same standards,and are guaranteed the same levels of solar access. A mandatory solar access program � . r3► p gram is recommended because it treats similarly situated.: properties the same;a voluntary or incentive-based program does not. 3. Existing development densities are protected. ~ as 4. Owners of all lots to which the ordinances apply are guaranteed the right to build a structure that produces as much shade as a 30-foot tall building in the middle of every • el lot. 5. Existing and solar-friendly trees are exempt from the standards. 6. Exemptions are allowed when benefits can be shown to be insignificant,as when ` there is pre-existing shade from other sources or the area being protected is an unheated ` , •k ,: area of the home,such as a garage. Page 11 ---January 20 draft Findings & Conclusions for Solar Access Ordinances } 5 , R.. f i . yam. .,, a � f fry 4 � .! i fi� } Sal i ' . t 7. The ordinances protect s access in•nee `and existing development settings ' N �#, Since;the potential benefits of•-,-.- solar access'are avarlable`m both settings,to do otherwise ould'provrde inequi able benefits:` { , 1:3[. The proposed ordinances are,coordinated and balanced with other local ordinances, :..• ' "standards and policies `` 4 • T 4,; L.„ 'The standards help implement comprehensive plan policies to conserve energy r?• ` Also they do ot'reduce permitted density,require use of e.vironmentall±sensitive sir .`x'. significant'land,or violate other plan policies r A 2,. 'The standards modify existing standards and land::use tools for the additional' purpose'of,protecting solar access n a manner that is consistent with ea�rst1n land use ,� laws r 3 e �Cxceptions arc provided to allow for cases where,conflicts wise between polar �' xf access and other comprehensive plan ordinances or policies:-,Such,conflicts.include density,affordable housing,tree preservation,ia�fiastruct:, .•needs,consistency'with .•surrounding'street layouts,natural features and topography. �'• 4 The ordinances are consistent with implementation techniques specifically allowed in[Washington status /Oregon statutes and LE DC coal 13]. Also,the ordinances ably �" ,t' {; predominantly-on existingrevrewprocedures. 5. The ordinances will provide a consistent set'of solar access standards throughout y v, he region,resulting in more coordinated development practices and more consistent ., development patterns and facilitating ease of imple°rneritation for.b illders who work in more than one,urisdretion ci the region r :;. fi4 er. a , - a4..• r draft a-rs. Oy:r din.a..7 nces «,,. t R t[ � ''''''''.1t;;;.13...';!.''';;;";:';;:::::;;.11:7 1::.;;;: ' '; 4 Z�.t .. a. - 7 i ..2--January 2Q dfor Solar'Accs 1 i V .. - 4�Page 1 $ Conclusios h t \ i Findings `§ :i Yr .x . ;' .i. . r " L _• ! K' t r `�t .y ■i fl_ • -t• - Department 0f Energy ti � or 025 MARi��i'ST NE SALEM.,OREGON 97310 ;PHONE 378.404Q TOLL FLEE 9 i�1�0-2 1-8035 Y :r " FAX 373=78Q6; September 12, •.'1990 ry: • c , -d i ` Tigard Clty Council �t P.O. ' Box 23397 ,r . � w`_ Tigard, OR 97.823. t: Dear Councilors: `: 'thank you for the opportunity to testify- on the .proposed solar access. '` "+` ordinance One .issue raised was whether the program should be voluntary *y or mandatory, I wanted to share my thourhts. on this issue. = Vie' have :found that Voluntary programs; typica3ly don't work when the , ' person whys invests in an energy-saving feature is nod the same person .z who benefits through 'lower:energy bills. Rental weatherizataon is an ,� example. The landlord has little incentive to invest in weatheriaation . ,r T if the tenant pays the bills. As a result, rental weatheriZation has " : lagged an Oregon. A � h� Solar' access land use decisions face this .wane.problem. It ,is the homeowner who reaps the .on-going benefits. But the developer has no incentive to design for solar.. As a result, absent regulation,` land use A, design does not accomodate solar. �a° h ± v; ,.. • Some may say if the market wants solar access, developers will provide t it. . That may be. true. However, it will be too late if homeowners later ' � : decide they want to install "solar features. Onc.e; a developer decides f{X not to design for solar, we can't go back and fig:`it later if we wanted ,,-.=,, t;; too. �ti a;, Solar access is voluntary today, Hy chanceebo�at 40 percent of our "° • homes have good solar access and orientation, Voluntary and irncentive programs in Sal :an and Washington State have had little success in spurring solar access. Solar ordinances can increase the share of homes ,, with good access to about 8Q percent. . J PMEIMO. SEP 1 3 1990 The Oregon department of Energy is an�Equai Opportunity.Employer t' y� t ■xa s:t �4i� ?: . <i .4;°'il` +,. rte i Y+, r t_ �j 1. + 4 4,,.t- r + f•L-• R -l aY > ,} Tigard City .Council eptember' 12, 1990 Page ;2. .;?i r -°. ac,�gree.that new g avernmaent regulations` should 'be Enacted only :after careful consideration. - ' however I believe. that •the (etra ;Solar :Access _ Project' ,rare'than °meets this test. Extensive research was �done whale the: ordinanees were designed. The..standards w ere ,pre-tested . .n twelve r - communities, nceudir-g, Tigard.,, The `mode. ordinance, was revamped after an evaiva:ion of the test standards,. Throughout, .the development- , industry :and local governments. actively ;Tart :cipated` and supported the project and ordinances 1 believe that enactment.; of-,an, drdxnax ce w ll create :substantial benefits for -your citizens at low cost. I urge you to adopt the a rdinances at !odor:'September 2% meeting. ."1-‘:5 Sincerely, +a 'b ` ., David V. >Ya• , " Director ' DVYojs , � , solar.wp5 y 7 ', :f + . 3. y . i y+ '...1;':'''''.'-';{o . • y i , } 1 4 t.J f4 '. 3 t. + 4 3 i` S ; �{ t� {Yt Y 2 \ Y 1 } F ,a.F tV 4- . 7j'-t' S w�..._ t �. .....: ' t 4.;, it ;`�` + 4 A y 1 i �t� =w ��l.-� ,�> r -F.Sr ¢�a L •Z • ,YiT 4 V ` ,.Y• si#Fsx,, \�Y."- r i�s.''ysk,'Q yi'i,>^S.:s..,,4w° °'` ',....4f" ". 6.-,,, CITY OF TIGARD +'ZJy�;� .`>.4ti•yFr>t'`r'),,�•`.,y�Y•X"'.`'+�� r£;SX�.•�:^S Y.) $% V�''..4'.V..,. OREGON � ,�:`yx`t�� '?h r•�.\+ca 9`f r�+r�' wp+��i�,.,•�4 'cirfi>:?s3:fis�,FOt. Yxy:: ,: n > S c xr. g� AGENDA ,:4 Y G v' a,, ° > .., y�y.>..•' ..•$;,A': `,.*yam�o3gi #, Ybs i/ y' • .? ,,US�i E'S,` E N .t •, ; .. :r. x !,)r,�: b. , r �yr� f'tJBLfi:1U�3'TF,a.,.,. �Anyore wlshfrag tY3 speaFr:on�d7 agenda!tern t :.... • y,; .., err= 31F r ,.�i r> r»h ..; 40 ?:'>.'l,''c s-, `:s . TI fi ( IC C1+r � .:.� should sign on the appropriate si n-u sheet(sj. tf no sheet is + 12 5 S H�t B { >� r !F. w,-, �� * .. • �: � � ', .�� ,.....•.Y.�...,���k..,::��,�,�'��•"'��� .; " k .r .. '; recognized by Mayor the beginning of ' � � �. �.�� available,ask to tre.reco nixed ire�a or at � '��}.;� � C?$�1��"r�zf�, ���; � . a . <� �;�, that agenda item. Iflsftor's Agenda items are asked to be two °f L-1 :,"„,e E;Et% ' Y, '> #1,, • minutes or less. Longer matters can be set for a future Agenda . 7 , „ e� It r'.F;< ~,F 1: contacting either the Mayor or the City Administrator. : } E� ik? nN.�,;�'sink,,� ..i�y'f>vyfgf2Fr : ;, ear; �f/C9�lt$C � ..-...-,.;.,.; ,:.,.... :, . ,, ..4,...,....:,..!"-:.:-, ., , .., r i,.,...,...,..„.„ . '''''..1-- as 5:30 0 STUDY SESSION (5:30 p.m.) Discussion with Dick Townsend of League of Oregon Cities . { 7:30 1. BUSINESS MEETING (7:30 p.m.) `-> 1.1 Call to Order-City Council&Local Contract Review Board . ' '": 1.2 Roll Call , r , F 1.3 Pledge of Allegiance '.1:-,-,4.....,- 1.4 Call to Council and Staff for Non-Agenda items , 7:35 2. VISITOR'S AGENDA Two Minutes or Less, Please) rn ` ° 7:45 3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one. , motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: r• ,( 3.1 Approve City Council Minutes: July 16, 1990 '`" 3.2 Approve Reappointments to Boards and Committees- Resolution No. 90-x.•• r 3.3 Local Contract Review Board: a Authorize City Administrator to Enter into an Agreement with METRO for a Tigard Area �'' a ' Database - Resolution No. 90- ,; b. Authorize City Administrator to Sign a Contract for Right-of-Way Sercee for Greenburg w Road Project c. Authorize Intergovernmental Agreement with Washington 'County Consolidated Communications Agency- Resolution No. 90 1'4 3.4 Call for a Public Hearing on October 8, 1990, to Consider Vacation of a Portion of S.W. w 74th Avenue - Resolution No. 90- va COUNCIL AGENDA-AUGUST 27,1990-PAGE 1 . 4 • i 1i• S 4 YY Y' , - ,- •-, „,� j , .,.-11...;..1 3, ; ..f , t ii 4� F i •.,24.,F-=:.:,,-...2,..1...:,..,:::, i ir'. L:N � • 7:50 4. PUBLIC HEARING: A HEARING TO RECEIVE PUBLIC INPUT AND THE PLANNING 4;; COMMISSION'S FiECOMIVIENI)ATIO;I REGARDING COMPREHENSIVE PLAN AND 'r COMMUNITY DEVELOPMENT CODE REVISIONS ., . `: 'Ehe City Council has reviewed its Comprehensive Plan and Community Development Code against periodic review factors as required in OAR 660.19. Proposed amendments`were identified to bring Tigard's Comprehensive Plan and Development Code into compliance with ' state statutes and present circumstances. Amendments proposed at this time pertain to wetlands, residential care facilities, manufactured and mobile homes and mobile home park !el, notification. In addition, a discussion of solar access and a review of the model ordinance is necessary to full fulfill a periodic review requirement. • Public Hearing Opened • Declarations or Challenges s. • Summation by Community Development Staff • NPO and/or CPO Testimony • Public Testimony • Recommendation by Community Development Staff • Council Questions or Comments 1 d ® Public Hearing Closed Consideration by Council: Ordinance No 90_ 9:155. PUBLIC.HEARING -ZONE ORDINANCE. AMENDMENT; ZOA 90-0002-ORDINANCE NO Consideration of a proposed ordinance which would amend the Community Development Code to allow larger above-ground fuel storage tanks in industrial zones and residential zones for k.ee home-heating oil or propane_ Public Hearing Opened h' • Declarations or Challenges • Summation by Community Development Staff • NPO and/or CPO Testimony e Public Testimony • Recommendation by Community Development Staff • Council Questions or Comments • • Public Hearing Closed ,: o Consideration by Council: Ordinance No 90 • 9:45 6. CONSIDERATION OF INITIATION OF MAP AMENDMENTS TO THE TIGARD COMPREHENSIVE TRANSPORTATION PLAN -Resolution Nos 90-_ a 90- 90- and h . 90- (Hwy 99W/Tigard Street Loop Tigard Burnham Connection, Refined Alignment of Collector Streets Between Gaarde/t2lst &Walnut/135th; Ash Avenue) k Community Development Staff Report 10,1157. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192,660(1)(d),(e),&(h)to discuss labor relations,real property transactions, , current and pending litigation issues. 1.11 10:308. ADJOURNMENT cca827 .•ti COUNCIL AGEPtDA-AUGUST 27, 1990-PAGE 2•,M.,.d,,: A.�, ...j ,Fi...J,. . i q t7`.'. �, .� . •.tg. } $�:. � � r 'st •,-,-`., . s .«. f v MEMORANDUM. TO Mayor Edwards and Members of.t the Pity Council FROM- ' Ed Murphy, Commun.'.tg Development Director Vie- RE: Solar Access Code Amendment DATE:' August 14, 1990 EYsose of the Hearing A hearing to consider a model solar access ordinance is required by Periodic review. ' The purpose of this segment of the agenda/ is to review; the model K.x Solar Access Ordinance and determine whether. all or a portion of the ordinance should be considered for adoption as part of.the Community.Development Cods. If the Couecil olects to consider adoption, the staff will prepare the appropriate ordinance for review at a future hearing. Packet Contents The attached packet includes the followings 1. "Suntines", First Quarter, 1908 which contains an excellent summary of the three major components of the model Solar Access Ordinance for 1) , • new residential subdivisions (New Development), 2) single family ?. construction on existing lots (Solar Balance Point Standard), and 3) a ;: protection of solar access from future tree shade (Solar Access . s permit). ;.` 2. "Sunlines", First Quarter, 1990 .which features several articles regarding the current status of the Portland-Vancouver Metropolitan Area Solar Access Project as well as a few recommended amendments to fine tune the original model ordinance. 3. Solar Subdivision Re-design Case Studies which evaluate nine subdivision plats and illustrate how the solar access ordinance can be met with. little difficulty and a negligible im p act upon development costs. 4. The Solar Access Ordinance CO a. Solar Access Ordinance for New Development 1` b. Solar'Balance Point Ordinance ' c. Solar Access Permit Ordinance d. Solar Access Ordinance Definitions and Illustrations 5. A letter presented to the Planning Commission from Charles Hales of the �• ^�. Home Builders Association of Metropolitan Portland. rt +ti 6. A letter from Linda Davis, Director of the Department Of Planning and Building, regarding the City of Seagertori'a experience with itplementatioi of the Solar Access Ordinance. Recommendation On July 24, 1990, the Planning Commission received a presentation regarding the model ordinance and the associated design principles. A public hearing was held on August 7, 1990 and the Commission voted unanimously to recommend adoption of the ordinance. The staff recommends adoption, of the model ordinance as Chapter 18.86 of the Community;Development Code. If approved by the Council, the staff will prepare an ordinance with minor revisions so that it corresponds with the format of the Community Development Code. The positive recommendation by the Commission and the staff is supported by two major considerations: 1. Consistency with the Tigard Comprehensive Plan The Plan contains two policies that support�• ,,�'? P - the use of energy conservation techniques, including 'solar energy. Policy '9.1.,1 THE CITY SHALL' ' ENCOURAGE A REDUCTION IN ENERGY CONSUMPTION BY INCREASED OPPORTUNITIES FOR ENERGY CONSERVATION AND` THE PRODUCTION OF ENERGY FROM ALTERNATIVE SOURCES. Policy 9.1.3 '` CITY SHALL ENCOURAGE LAND USE DEVELOPMENT WHICH ".: EHPHASISES SOUND. ENERGY CONSERVATION, DESIGN AND CONSTRUCTION. The Implementation Strategies 1, 4, 5, and 6 which support these } policies elaborate upon possible methods for implementation. .y 1. The City shall encourage public'' and private programa that offer_ weatherination and energy conservation programs, e.g. tax credits, z •:' low-interest loans, etc.. 4 The City shall, in the Tigard Community Development Code, allow for more flexibility in structure siting to provide for maximum solar exposure. ; 5. The City shall review the feasibility of implementing a solar (0) access ordinance and wind generation provisions. 6. The City shall cooperate with both public and private agencies that 5a make use of site development and architectural techniques using W natural elements for heating and cooling in all developments � J Polices 2.1.1 and 6.2.1 are also relevant in the evaluation of the proposed solar access ordinance. Policy 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT, ` {t' PROGRAM AND SHALL ASSURE THAT CITIZENS WILL BE PROVIDED 1 r r<' i .1. 1 { ♦ iw• :Yp 1 : "1 of /... A 5at;k f d° AN OPPORTUNITY TO BE INVOLVED IF ALL PHASES OP'' THE PLANNING PROCESS. The model solar access ordinance was presented to the Neighborhood Planning Organizations (NPO) two years ago soon After the Project • commenced. A presentation spas made to a joint meeting of all the NPOs on July "1S, 1990 which included the rationale behind the ordinance, the s , regulatory provisions, and . the public hearing echeduee before the . Planning Commission and the City Council. Although the general response has been,positive, formal comments have not been 'received from the ,NPOs. • Policy 6.2,1 THE CITY SHALL DEVELOP CLEAR AND eeemeeK DEVELOPMENT REGULATIONS AND STANDARDS TO FACILITATE TUE STREAMLINING OF DEVELOPMENT PROPOSALS, AND WILL ELIMINATE UNNECESSARY PROVISIONS WHICH COULD INCREASE HOUSING COSTS WITHOUT' CORRESPONDING BENEFIT. The solar access ordinance package represents new Community Development code provisions that have been thoroughly critiqued by local government ' s officials, development industry representatives, and the public. The k' . model ordinance has been endorsed by the Home Builders Association of Metropolitan Portland, the League of Oregon Cities, the Oregon chapters ' of the American Institute of Architects and the American Society of Landscape Architects, the Solar Energy Association of Oregon, and the Oregon Pemodelerrs Association. In addition, the ordinance has been in effect for as long as two years in 'several Portland area communities j.... and it has been found to operate `efficiently for the administering • governments and developers as verified by the letters from the Home i Builders and the City of Beaverton. r` Studies related to the implementation of the ordinance have shown that a • minimal amount of time is necessary for administration and that additional costs for design and public improvements have been {, negligible. As illustrated by the nine subdivision examples ..in the packet, a departure from customary subdivision designa:.is •not necessary to provide solar access to residences. Proper solar orientation of conventional homes without solar devices has been proven to result in a {° significant cost savings for the life of the structure and that those ^<� savings increase with the use of solar equipment or design. • .f p` 2. Consistency with State and Regional Energy Policy The Oregon Department of Energy and the Northwest Power Planning Council have identified the importance of creating low-cost and environmentally sound sources of energy. The proposed ordinance is consistent with this "4" 21 strategy by siting conventional homes to take advantage of proper solar orientation and the subsequent reduction in energy demand for heating and cooling. In addition, proper siting of residences allows present and future options for the efficient use of solar devices such as additional south-facing glass or hot water heaters. 8-27-90.CC/kl • eeeeeee eeeeewe .Y: '# tT B Home Builders Association of etro olita Portland "• B 503/684-1880 503/245-0530 W 15555 S.W. Bangy Rd., Suite 301 • Lake Oswego, OR 97035 T r Fax # 503/684-0588 August 7, 1990 ' Tigard Planning Commission P.O. Box 23397 Tigard, OR 97223 ; Dear Commissioners: I regret that due to a scheduling conflict I will be unable ` to attend your public hearing Tuesday evening on the model °; solar access ordinances. I am writing to conanent on the fi Home Builders Association, of Metroplitan Portland's (HBAMP) experience with these ordinances. The HBAMP participated thoroughly in the development of the model ordinances, including the research effort, which provided the foundation for the standards on which the +...' ordinances are based. We believe this level of , t '�; participation from the development industry is critical to the development of Norkable land use ordinances. Further, we support the approach of developing regionally-uniform development standards wherever feasible as a means of y reducing the costs of development to the private sector and le improving administrative efficiencies for local governments. As you know, we are strong supporters of uniform road j standards for Washington County local governments for precisely this reason. While never anxious to increase the amount of regulation , F imposed on new housing, we endorsed the model solar ordinances because we were satisfied they would work in the field. After nearly two years of implementation in several jurisdictions, and some relatively minor finetuning amendments, the evidence indicates that the ordinances work as expected. The project has conducted an evaluation study, L'r which indicates that the ordinances require, on average, t very little administrative processing time. With due fli respect to the project's evaluation study, however, I place more credibility in my own evaluation system. My system is based on the number of phone calls I get from angry builders. My phone rings when local government actions create problems for builders; these ordinances do not generate phone calls. Should Tigard make the policy decision to implement a solar access protection program we would encourage you to use these ordinances. s + _ ,;w' {:.. ,4 *11. ?i 'ti`s. !:i?' ‘ Y ri 4 N`-;11',". y t y `• 4-. l . 1 , F to ._ , rt Qx�e fina /�'note., The State of f 'Oregon.;, .in the process o€ :4..11 .\ updating,fits residential' energy •conversation coder A propos d� code developed Eby the Energy Conservation Boed (ECBo. .ed cc.) es for .energy savings credits' 'for "sum temperedt0 '-'-''-'::1-1:,:',''..-; .. \\‘'..\':. houses. The"proposed code has been drafted so that these er ergy savings credits°'would be relatively easy for .a .house~ ; ti) achieve on a solar .lot as .defined in the model.; . is - ordinance's new development standard. ` The ECB's research :> .., vindicates that these sun: temperec houses would realize ups: front cost savings of between $4 0 and. $750 per :house, clue to -,4 reduced insulation requirements. We support integrating the . ` State's land use ordinances 'and building codes'. in' this ' ` manner. Should the final code. proposal, w rich .the State 1-, - .adopts. include' ECB's sun tempered paths the high percentages ';, of solar lots called for in the solar new 'development .; ;r ordinance could help to minimize cost impacts 'to builders of N 'f higher insulation requirements. ' hank you for the opportunity to comment. Charles Hales ,, iDirector of Governmental Affairs '3 tea I + }, Y it 10., 1 r' , i,, 4 5 Sti4 y , ,. . .r i • a Aug• 1990 of Beoverton a.` g. , ECEIVED Ed Murphy, Director Community Development Department AUG 0 9 199® City of Tigard im P.O. Box 23397 MM'9UNiTy0Ev ' Tigard, OR 97223 ELGIVEAT (, RE. : Metro Solar Access Ordinances Dear Ed: x As a member of the Steering Committee of the. Portland-Vancouver Metro Solar Access- Project, I am pleased to'hear that Tigard is now considering adoption of • the ordinances. You asked me for information concerning administration of these ordinances which I am happy to. provide. 1. New Development -' During the past two years that these ordinances have been in effect "in'Beaverton, we have processed .about 30 subdivisions. . There was an f , Y initial learning curve, but we have become more proficient in reviewing them,. • cutting down our processing time A report prepared by Benkendorf Assoc- in June 1939 reported that, for the jurisdictions ,which.had adopted the ordinances, it•took an average of 3.3 minutes/lot to review a subdivision.under the new development standard, We have bettered this average to about 1 miw.to or less per lot with the use of a'"solar protractor", or about one hour per r t average subdivision. At times, we•will have to spend more time on the solar issue if a developer is asking for exemptions from the standards. In no case has the solar review resulted in .a delay, :by staff.nor have we had to hire additional staff to handle the workload.. . 2. Solar Balance Point (Infill) -``Lhe exact number of lots we have reviewed is not available, but probably approaches 1,000 or more This review is done by our single family plans examiners and. takes less than one minute per lot. 12. Initially, a few lots required major modifications to plans to meet the , , .( requirements. Over time, however; designers and builders have become familiar with the requirement` and very few.plans require more than very minor,: >0•' modifications to a roof line or pitch or minor setback to achieve the standard. Given that a single family plan review takes 2 - 4 hours overall, „., fa the solar balance point review is insignificant. t7 3. Solar Access Permit To date, only one permit has been processed in the -p City under this ordinance, and it was successful. I believe it is only one of two processed in the region so`far, so it is difficult to determine its impact. All in all, we have found the ordinances fairly easy to administer, getting easier over time as both staff and the development community get used to the standards and process.. Since a lot of the builders in Tigard are tie same as those in Beaverton, and they have become familiar with the ordinance, your job should be much easier. 4755 SW Griffith Drive, P O. Box 4755, Beaverton, OR 97076, Genera! Information: (503) 526-2222 An Equal Opportunity Employer • +i , .S Y`. .. ''.. .v�r+ '' i. .r.. �aT t .h < , - .! ., . :' .. ..si° . —r ,"Y ,, j. .. +. 'p i a • :'S. yY i iJ. � � � 1. �` r , t • F; • ]w I hope this information .s use�gul If we can'provLde aiything'add �iona�,�,, > ' + please let 'me':know.: sincerely, • )Linda L. "navis� AICP Director, Dept of Planning &;Bui .ding Forrest Soth, Council President h:a Char, Metro ,Solar Elccess Steering Committee t. t,r .4; ,I t 'cif ifi n .j� �►, , 1+ ; h f'.• �; , .. i•. - +..,., v 9 '' ,., Y:... 3. - .. ... . . •..+. ., a .. ,. .+ -..._. a 4"q.;r. ... •• .. >,. .. . }d_ 1404 Planning Commission lir AGENDA ITEM 5.1 FROM:. Keith Liden, Senior Planner eF! RE: Solar Access Code Amendment , DATE: July 31, 1990 F axnase Qf the' Real ins The purpose of this segment of the agenda is to review the proposed Solar ; Access Ordinance and determine what recommendation should be ,forwarded to the City Council for its consideration on August 27, 1990. Packet Contents `' The attached packet includes the following: 1. "8unlines", First Quarter, 1988 which contains an excellent sugary of the three major components of the model Solar Access Ordinance. 2. "sunlines", First Quarter, 1990 which features several articles regarding the current status of the Portland-Vancouver Metropolitan Area Solar Access Project as well as a number of recommended amendments to , the original model ordinance. 3 Solar Subdivision Re-design Case Studies which evaluate nine subdivision r ' plats and illustrate how the solar access ordinance can be met with little difficulty and a negligible impact upon development costs. 4. The Solar Access Ordinance a. Solar Access Ordinance for New Development b, Solar Balance Point Ordinance ,r.}... c. Solar Access Permit Ordinance 06 „ d. Solar Access Ordinance Definitions and Illustrations Staff Recommendation ti The staff recommends adoption of the model ordinance to be incorporated as 01 Chapter 18.88 of the Community Development Code. This recommendation is supported by two major considerations: iLi 1. Consistency with the Tigard Comprehensive Plan A The Plan contains two policies that support the use of energy conservation techniques, including solar energy. { tF t:�•: + n, x'. �^ t'. � '. tt .a •Z° ', •... , kn..- . �'. . .- `.i � _, .. .1. 1't?•r,+. , 2 re Policy 9.1.1 THE CITY : SHALL ENCOURAGE A REDUCTION IN ENERGY CONS ION BY INCREASED e OPPORTUNITIES FOR ENERGY CONSERVATION AND THE PRODUCTION OF ENERGY FRON ALT ATIVE StOURCES.' Policy ,9.1.2 THE CITY SHALL ENCOURAGE LAND USE DEVELOPEWENT WHICH EMPHASIZES SOUND ENERGY CONSERVATION, DESIGN ADD CONSTRUCTION. The Implementation Strategies 1, 4, s, and 6 which support these policies elaborate upon possible methods for implementation. 1. The City shall. encourage public and private programs that offer weatherisation and energy conservation programs, e.g. tax credits, 4r+ low-interest loans, etc.. ••. 4. The City shall, in the Tigard unity Development Code, allow for more flexibility in structure siting to provide for maximum solar exposure. 5. The City shall review the feasibility of implementing a solar' access ordinance and wind generation Provisions.. 6. The City shall cooperate with both public and private agencies that make use of site development and architectural ;technques using natural elements for heating and cooling in all developments. 1 s =x Polices 2.1.1 and 6.2.1 are also relevant in the evaluation of the proposed solar access ordinance. Policy 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOL VEME NT PROGRAM AND SHALL ASSURE THAT CITIZENS WILL HE PROVIDED +`. AN OPPORTUNITY TO BE INVOLVED IN ALL PHASES Or THE PLANNING PROCESS. • The proposed solar access ordinance was presented to the Neighborhood .Planning Organisations (NPO) two years ago soon after the project F commenced. A presentation was made to a joint meeting of all the NPOs K 1 =f on July 18, 1990 which included the rationale behind the ordinance, the regulatory provisions, and the public hearing schedule before the '' Planning Commission and the City Council. Although the general response ®- has been positive, formal comments have not been received from the NPOa. GC • ce Policy 6.2.1 TEE CITY SHALL DEVELOP � AND CONCISE D PMENT { REGULATIONS AND STANDARDS TO FACILITATE THE STREAMLINING OF DEVELOPMENT PROPOSALS, AND WILL ELIMINATE UNNECESSARY PROVISIONS WHICH COULD INCREASE HOUSING COSTS WITHOUT 9 CORRESPONDING BENEFIT. J The solar access ordinance package represents new Community Development ' Code provisions that have thoroughly critiqued by 'local government officials, development industry representatives, and the public. The model ordinance has been endorsed by the Home Builders Association of Metropolitan Portland, the League of Oregon Cities, the Oregon chapters , t id lti x-:..• r ... ei,,t. w 4:r x.. `' 1 .. �;. a ,' t .• .\ ,t e x1.: Y.f NL .4tf. M +:l•. '-: •.• ''- - •. 7:'• • - . ,.:"-. -, •,-"°7277:71•77,,,"'c''•'-:.,,,, . ,.,,.. --f•''' '. .' ''' •r' '-?:': '- -'de",g *''' '' '' '''''' ,-• '' ' -:, ,..'"7", -• , ,:''' „,„,,,. .,!,. ,.,,, ' '''.--'''' ';,, :•,;'',..,1'' ' :, -' ,„-'' ', ''''''''' -7'' . . .P'''', ',- . ,- ..- ''' ',-..".:,•,:.. tc . i'. i''''.'i...,.., '- .2 r' ' - -, , ", . -4 ,.., -,;,,,,. .•' ; .,. ..., ` ,'.....st. .2.,.. , .''''',, '•,',:',.'-,.....-' ,-, .--._ .,.' '• ''='...' ---,,i. ... -. .,:. _,.'...,...-:'-' ', '- - ,%--',..,' ' --,',. -, . ' ' f Architect *an the American Society of ' ' •-- - and, the ".... ' , - 1,---'4" •..".-.." '''N'' ' " , '",:.;•"'' .'''' '''7-,`""-' t t- e. '.-A,Morieart-.--iestltute o ,,• • ---.. ,,Skiecciati.en,-of.',OregCno he en . ., , r.. .,, ......„. :7••:;" '''''it'''' ' ', ' "' " ''':',.. It'd": ! ape Architects, ,the,,-6e,•1_8 'E-111,3,.., 3rd„ ditioni,„„.the -prIlnaacS ha4' 13...!°1,,, It -'n Se '' dleirs' Association. ' -!°.•.•-• , is,..8everei-•;yertland .erea' :,,,..4...'''''..";','., .','"' ""••••",'' ,''''''.>.' OregCh;•11Pra° c!,-'- ,, ,,long:",as two years and it has been found to operate,I..'t"':;';::,;:••••,,::-.1-",,.,•,-:1." '''.-"':;'',,-. .,-' ' '.''''.'•"'. ''.''-','• .';•`.communities '--- ",.:,,,-,'-','•r' '.::: , efficiently.',. -.. "•' •..... ' ` •-,•" or the f t h••e akot4s„ t."r' nevec otsand developers. ' :',. ..,,'", :. •",.,•":-` ,--'=,-;,'.;•.,''''". . - ' .-•, - •-' " "",. • • .-. ., ' ' . ,: have ditictirri,that a -. . , ' . ' . . ':',. ''''''.' .• . ' .. :-"'" " ',"' - -' i of the erdinacqe = ,and- that d to the implementation on diainistratiow. , . •-•' .. ...•-•-::* •,,.,-''-...#:•.-•,;', ,'..",,' : ' :.• -' '':"•.., Studies relate- ---o • • ,,: • necessary •.•for ' administration, have been ,- ., . 1-•••'..," ""''''',,'''?"'' • ' ' - '''' - - 'tint ' of time is , public..,, improvements • coats for = des, cbdivision (131PAIP-As iUuatrated by the nine uhdiviition- designs la , f. ', • ' ' . :.-.. negl 9 .departure troM-CusteearY !_- - ' Proper !solar-*orientation o ...y.t..4,-.::-.- '..:: - ' ',-.,-,-,' •-•, .„ packet, a dePa ' to realdeuces°' ..-- 4--1. .,,,„.- proven to result in -'.7„,'-';•f,-, . ,,, •,. . -, ,, ,, ,,,,,,,,,,,, , it, provide solar' access., . . solar devices has been L''''" .. -and that those savings increase conventional liaises without • of the structure'as --,.....:•;,::::,.' ' ' •,'. ... • . ,' „ couv-- . ,coat sevino-s, for the life . ____, t or design. ,....aignitioant cos with 'the use of solar etriiiAul2n , , - ',' , • . , : , ..,, -1.;...-- ,. ' : Consistency with State and ,Regional . . , . ail '-',,,'''...i,:i.:,,,."--• '' f'''' '' '''' h Northwest Power Planning . n ::''',,'":".4-';;;'''..•:.'1:',..? •, .' ' . ' -• ' ''' - '• ',The Oregon"Departme'l,ti_c_2!f‘rtEneenrcgelit. of creating law-coat andiestnvertirt?oraen4#htahliiYe have identified the importance . ordinance La cons , sound sources of energy. The proposed, , r solar . ',..1'.. t take advantage Of proper - '-1/ 8 i conventional homes o .., demand for heating. , •,..,,.., ' . strategy by sit ng C reduction in energy . • sent .. .„,.,. ,-,..-:'' ....1.;:•i:'''''.;:. ' ' '' * s ' and the subsequent red _ f residences allows, pre erdienctoaotliionng. „ In addition, proper si:tinuo. • lax; devices such a' , ,,...... and options for the efficient use of solar ' ,:•..., teeters. 7 . ' ' , • . 'i.,'". ...,,,.....7....,..",.t-," • , ' . , . and future _ _.__ glass or hot water i ,.,. additional south-facing g& .,..7,", :•.'.., ' '' - ' ' ' ' ' '' ' ' ::'- ':.:‘,2,-?..,,, .;, ' • . ' - ,.-',. '1,1..:,,,i,:.-,:-;.•,:`•' , ,, , . ... , . .... . . , ,... 7.4 . . . - . . ...;;;;'..,,f•......:';','2: , ,, , , ,, , .. - ,• ' ''',. ., ,.,,,- ',.- ' ' ., '',,,, 4. :,-,..,....,-,„.••„,,-, .‘,4,.;''',-4•,-..•.,,-.,... -,Y.': ' ' re-designating the area to Residential. He favored recommending to City. ' " Council that high consideration be-given to.adopting the text from the. Metzger-Progress Community Plan. .d? * Commissioner Barber moved and Commissioner Boone seconded to recommend to City Council to: (1) reverse the decision that amended the Comprehensive Plan and text which initiated the Presidents Parkway proposal , and (2) initiate planning effort to develop an area plan using ,': the Metzger-Progress Plan as the, basis to evaluate future land use and ,> development opportunities in the area. Motion carried by a unanimous vote of Council present. Meeting recessed - 9:42 p.m. Meeting reconvened 9:55 p.m. 5.4 PERIODIC REVIEW } Solar Access Ordinance Senior Planner Liden discussed the proposed Solar Access Ordinance. He ' ° explained the purpose is to devise a uniform ordinance which can be used metro wide. He described the policies in the local Comprehensive Plan '4 and Northwest Power Planning Act which pertain to solar access. He outlined the specific zoning areas which would be affected by the ,; ordinance. He explained the five parts of the ordinance which were New Development Solar Balance Point Ordinance (affects building permits for ,, houses on existing lots). ,,{ Solar Access Permit (applies to vegetation) Solar Access Definitions Solar Access Illustrations x { r o Mike McKeever, Project Manager for the Portland-Vancouver Metropolitan , Area Solar Access Project, is with McKeever Morris, Inc., 812 SW 4e'‘ Washington Street, Suite 1110, Portland, 97205, He stated that good solar features can provide a hone with energy savings of 15% to 20% in the winter,. He named the many governmental bodies and groups who have Viz •; endorsed the Solar Access ordinances. He used a model neighborhood to demonstrate the spacing and sun angle for various sites and house sizes, noting that east-west facing houses have better solar orientation. He said that the purpose of the new development ordinance is to promote -% f, Vt good solar orientation for 80% of the lots. Y. :; There was further discussion about integrating good solar access into ' design and landscaping using solar friendly trees and east-west orientation. Handouts were provided to further illustrate the various aspects of solar access. , Wetlands Senior Planner Liden summarized the proposed changes to sensitive areas <X PLANNING COMMISSION MINUTES - JULY 24, 1990 PAGE 6 z, .;! s: d;, 1 cy 'S 'nr �^h a_ l :y>• a,' r1. '•...,. r` R k i' #f 'w k , ' t S lT codes; He .said 'staff �recommendations were �as follows i. change definition ni dion so ;i coincides with the rederai and.State a definitions`,; and - provide :comprehensive inventory of wetlands for the City iie showed the index map. of wetlands 'devised.:by a consultant.and described,:the 'various information,sources'.used. He explained the , benefits of this inventory to developers and 'planners. He noted that so a of :the. wetlands are under the control of the Corps of Engineers and �' briefly described how this designation comes about. t <' Ue a ised that notification of this proposal has.been sent to property , owners who are located n the wetl ands�o and to the ,Corps' of Engineers, " ' A Division of State Lands the. Audubon Societyr and otlhers.' He said`the , s wording will be re-worked depending on' c ent received from`.onterested . 4 9 j parts es. dj* � ' There was discussion of the'wording to be changed in the 'aide; and the need for ,clarification of the City's ,ale. There; was discussion ' concerning the August 7. meeting. -'::-.'::'i-''''-,-; 6.0 OTHER BUSINESS Senior planner handed out information pertaining to a ;seminar by the Oregon planning Institute at the .University of Oregon September 5 - B. ' t ; The seminar is entitled "Linking Growth Management and Urban Livability." , I.:" AChlOURNMEi T .. 10:45 Pik ''''''''''''''':". Ellen P l=ox, Secrete y 7' A 7°- , „ ATTEST: 1/ o: Miltbn pyre, c- Presi gent i of/pcm7249O S. Vii: ;, a ! PLANNING COMMISSION MINUTES - JULY 24, 1990 ' PAGE 7 fl ' A'i i ''-*rr �� "'f 5 -1_,,z4.1 K 'xt t,d.,2..,,.::: ,.,-.*:*, ',‘.-�; il'l .. .at . , i: .. F ...1 TIGARD PLANNING COMP4ISSION REGULAR MEETING - AUGUST 7, 1990 l, vice President Fyre called the meeting Border at HALL p.m.13l25 SW Hail. meeting was held at the Tigard ; J Soul evard, 'i gard, Oregon. y. Commissioners .Barber,. ,s 2. ROLL CALL: Present: B F Boone, Fessler, Leverett, Moen (arrived at 9:30 P.M.) and Saporta. Absent: Commissioners Castile, and Peterson. Staff Planning Secretary+ Senior Planner Keith Liden, ti Ellen P. Fox. 3, APPROVAL OF MINUTES Commissioner Barber moved, and Commissioner Fess1er seconded to approve the minutes as submitted. Motion carried by majority of Coninissioners present. Commissione r Saporta abstained• x '' 4. PLANNING CO4ISSION COPZiUNICATION o There was none. 5 PUBLIC HEARINGS 5.1 PERIODIC REVIEW a: �? s Senior Planner Keith Li den explained that the Periodic Review process is required y ired by the State in order to review Tigard's Comprehensive Plan and im l emeriti rig ordinances and to make changes to bring them up to date. p Solar Access Ordinance: o Senior P1acuner gave a background of the proposed Solar Access Ordinance. He said the purpose for-reviewing. .this proposed ordinance ` .. { R ex was to determine what recommendation should be forwarded to the City it for its consideration on August 27, 1990. He briefly described � Count , J• the four parts of the proposed ordinances tIt - Solar Access Ordinance for New Subdivisions � 11*'' - Solar Balance Poi nt Ordi nance U Solar Access Permit Ordinance - Solar Access Ordinance Definitions and Illustrations He gave examples of some of the exemptions for existing homes and new construction. He discussed the use of "solar friendly trees; and he explained that the permit•and enforcement would be the City's responsibil ty. : PLANNING COMMISSION MINUTES AUGUST 7, 1990 fK '{ t y * r S i �e 1 . ti .t ,ter r r {. ..i.d.,.. is l'..t' He advised thatioaaff was recouuending adoption aboethe model ordinance to be i ncorpora d as Chapter 18.88 of the Community Development Code.. el , ,.; He said this recorrmnendation was supported by two major .considerations: (1) consistency with the Tigard Comprehensive Plan, and (2) consistency : with State and Regional Energy Policy. He elaborated on r each.,poi nt. j r He noted that State and Regional Policy calls for development of ` low-cost, efficient sources of energy that are also environmentally jty " . � � y sound. Clear and concise development regulations have been thoroughly , > reviewed by industry representatives and government representatives and }: the public. ",' There was discussion of how implementation would affect staff, o'" administrative time and cost to City. Senior Planner reviewed the actual cases which were used to evaluate the processing tame, and he said each case did not take much time to process. '. PUBLIC TESTIMONY o Forest Soth,--=‘:� 4890 SW Menlo#Earle Drive, Beaverton, said he is the Chairperson for the Portland/Vancouver Metropolitan Area Solar Access Project. He thanked the City of Tigard for the service rendered, and for the service of Senior Planner Liden for serving on the ordinance'`committee. He -'' :' spoke about the need for energy conservation, and he said the adoption �a of the ordinances would enable citizens now and in the future to take = advantage of solar energy features. He referred to the ordinances as an investment in the future. He said 22 jurisdictions worked on the set of ordinances over a two-year period. He mentioned that the Northwest Power Plan recognizes solar access as one method of conservation which reduces the need for, and extends the time in which eew electric generating facilities will be required. He urged the City of Tigard to ' ., adopt the new ordinances. He said thee,experience in Beaverton has been 1 favorable and has not been time consunning to work with. '=k Mr. Soth read a letter from Charles Hales, the Director of Governmental j { Affairs for the Home Builders Association of Metropolitan Portland (Exhibit I). In his letter, Mr. Hales praised the model Solar Access Ordinances. In his letter he said the Home Builders appreciate t` uniformity among various jurisdictions. He advised that after two years of implementation and minor, fine-tuning amendments, the field testing has shown that the ordinances work as expected. He endorsed the Solar G t.. " Access Ordinances on behalf of the Home Builders Association of ea. ` Metropolitan Portland. y { o There was discussion about the State's proposed reduced insulation t,3 : to requirements in some areas. PUBLIC HEARING CLOSED o Commissioners all expressed satisfaction with the Solar Access Ordinance. * Commissioner Barber moved, and Commissioner Saporta seconded to recommend to City Council to adopt the Solar Access Ordinance. : Motion passed by unanimous vote of Commissioners present. tt ., PLANNING COMMISSION MINUTES AUGUST 7, 1990 PAGE 2 o- ij_ : ''� 4 �,t y � k;. * Commissioner Fyre moved and Commissioner Fess ler seconded to request staff to prepare the Final Order for January 21st. motion carried by majority vote of'Commissioners present. 5.5 SOLAR ACCESS ORDINANCE 70A 90-0003 A proposal to create a new chapter ' (18.88) of the Community Development Code to require solar orientation 614 for construction of single family or duplex residences, and solar permit o, ,,�g for the protection of solar devices from tree shading. AFFECTED ZONES: 00‘6" All All residential zoning districts. t. Senior Planner Liden provided a brief overview of the ordinance and explained.that the ordinance was basically a translation of the model 4 "./ ordinance which the Commissioner had reviewed previously. He said the 1 "t date for City Council 's review of the ordinance will be February 12,,., 1993.` He outlined the topics of;the various sections. He advised he would 'be proposing modifications to the time line requirements to bring :'them into line with current time lines now used. o Commissioner Fyre inquired which other municipalities have adopted Solar Ordi nances. Senior Planner advised that 17 other municipalities 'in the ,: metropolitan area have adopted similar ordinances including Lake Oswego and Beaverton. Senior Planner reviewed for Commissioner Moore. the .: .4 background of development and described the proposal funded by the Department of Energy to study and develop an ordinance for the area. He •> pointed out some of the benefits of developing the model for the entire area as opposed to different ordinances from one city to the next. ,, o Mary Clinton, 9865 SW View Court, from NPO #6 spoke about some of the draw backs for existing residences in certain instances. She objected ", to the restrictions which could be placed on residents by new construction moving into the neighborhood. o Senior Planner explained plantings already in existence would be protected from the ordinance. He advised that the Solar Ordinance only deals with new plantings and discussed exempt trees which do not create shade in the winter. He explained the process for notifying affected property owners. CLOSE PUBLIC HEARING o Commissioner Fessler said she was not in favor of the Ordinance for several reasons. She discussed the complexities and problems with interpretation; and she found the setback requirements confusing, and was not convinced of the economic benefits. She suggested the Ordinance °.; would be burdensome for the nurseries and landscapers, and that too many 4' solar friendly trees might upset the mono-ecosystem. ' o Senior Planner addressed her concerns and commented on the positive administrative experiences thus far reported by those municipalities who have been using the. Ordinance, j x PLANNING COMMISSION MINUTES - JANUARY 8, 1991 PAGE 9 r ._�d -,..A.-),,,,,,,, t '',',"'."'„,°;;;;:‘,1'","-,f d e, ti c : t v r � �' t :� r � i r z'. 4 n lh 43 a ? t f t \ Y p `,„:1'"":1 ,...," ', * Cap mn ss�ones Moore moved"aid' Commissioner r Barber seconded`tO forw1 rd' a , , r ndatvion,ore City'Council to approve.the Ordi na0ce Motion passed'; ,. by a m&jori ty',off:Commissioners present:, wit h` cowl '-,..'ners Fessl er: and �? Cas1tile voting ;fno w Y r 6. OTHER BUSINESS Sang ors iPlanner i den.read 'a 1 etter of resignation from 'Coruni ssi on°r Peterson, who.was resigning because the Co fission would be meeting on :- i ' S ` . 4 londays during` .thy coming g.year: o,` Senior Planner ,handed .out schedules of.'-the 1991 Pl annI ng C°11!11-.ssian Meeti sags `dates. F ADJOURN E'J 1�n P. ;Fox,, Secretary- , x r t f ATTEST: t r . ]lice President 14ilt Fyre 0 3ti . Ski 991 t 4 PACE. 1t N JANUARY 0 .., 5 i ;ION MI ',..,,,..A,',.'?;,-..-'; " .COMIISS :1,4 -• PLANNING „t „ L ,:4 ....h, .Y 4 . ., ..t Y .,l , a ,A 4 f t f 4� ii , fi 'r November 14, 1990 7:00 started' 7 p.m. '4I-:..; Attending: Gott, Sena, Duffield. . Visitor: John Acker, Staff '''''''' * •' adelanes and protection :� .. 1� presentation of solar access �� ordinances; to be useful on a regional .basis, a solar code. a , would bed. helpful to bath builders and hone owners to maintain-' a y consistency in how future sousing dava ioaas are p Lanned. r We think this is useful, and far sighted code ideal, and it in approve of its .intent. Variance 90-0035 Building an accesSOry 864 square foot storage building ;,fie have no problem with tirse .oversize 'building, as long as 'it s ' earance i s favorable to 'tae built an a good manner, and its app of the`budding �4 neigiborhood. Yay Drat © chairman get a copy , a, exterior plan? � : Discussion as to whether the Senior Center is being used to'':-.:..1.•:::::.;. 3. a1 3 e, any goad effective purpose or not. Csn its use be :xpanded?a, 4. Comp Plan Amendment CPA 90-0010 f comprehenvive plan amendment to return to the earlier Ash '.1 where Ash is run straight to Burnham Avenue extension plan, Street- Also, a loop is proposed to get into downtown Tigard This would be still an incomplete proposal because nothing is f .+ shown to divert the traffic onward once it gets off the If loop adopted, the left i proposed loop onto Tigard Street. ; F' turn at Greenburg & Main should be eliminated. ther Business 1 ...y;:' 5. O Is tH 99 complete or not? We will contact Randy wooley to see if the State intends to clean up the meridian going to n. King City. Trees have been removed, and it is wondered ' whether the State is going to make an effort to beautify the m {, strip to a level to at least match what used to exist at`these , places. 6. Park Grant Discussion: a approve if practical. ,: I Meeting adjourned at 9:00 p.m. I Respectfully submitted, : -''''''''':;-'4 Secretary NPO 11 (639-3065) j f ,4' Dan Gott, Y ,Fyi.Y *4 k _ d r . R gY'a :n at t t�" = x January 3, 1991 , x City 'o Tigard } • Re: Solar Access :Ordinance • We mould like the Tigard Planning commission to be. no'":n . that took action ,in the form solar a matron il'ig ° on b axnanimous vote to er_dorse the_ ccees .went ee. .. f This action was taken bur meeting on r; as presented. a� sent. January 2,. 1991 at which there was a quorum p typed for 'Herman Porter, P`�esident. nn . r rl t YY rn RECEIVEID 3 ���� COMMU I �EVELoPME p EIVE® v, • -, ' ! 1991 4 1- MI 'DEVELOPMENT r �-4 T.. 1J. 1 3t �. -r i *, } 1._ 1, TO . Cathy .Wheatly, -Recorder . '',,,-t''.2,:.•,-....:.,•'.-:. PROT4-: Irving L. Larson r ' SUBJECT: MINUTES 'OF , #4 Meeting Date:. NOVEMBER '14, 4990 * * * i * * * it- * . *' ' ' * * 4 * ; *' STARTING TIME: . PLACE:, TIGARD CIVIC CENTER 7.10Po1�I. I411.1BERS PRESENT: Dick George, Chairman .. i Irving Larson•, ` Gordon Martin STAFF: Ronald D. Goodpaster, Chief of Police :1 4 Liar' Newton9 John Acker ' i y, GUESTS: Mike McKeever, Consultant,, Solar Access Ordinances ' meeting (including other NPO s)was called to order by Keith r ` ` Mike .McKeever` discussed solar access :standards. ' r ' -' A quorum for N130 #4 was not present, however due ',notice odt the ,. °i" the meeting had been given. Chief Goodmaster agreed to limit the nutiber of hours of riding . . x "dire bikes" on private property 'West of S.W. 72nd Avenue. a_, John Ackrr stated that the TIGARD TRIANGLE MASTER PLAN (FROIOSAL) by The T3enkendorf Associates will be on the PNPO # 4 agendas for at least six months. ?{ . The next regular meeting of the NPO # 4 will be Wednesdays . December 12, 1990, 7:30 P.M. TIGARD CIVIC CENTER. .= There being no further business the meeting adjourned at •9:30 P.M. TOTAL VOLUNTEER HOURS: 15 ,: '''''.:.:::';'::--j'''''':::''..':''''.1.: , .1',.'::.', S 0. Irvin . Larson, Secretary�'" Tt ► Attest: Dick George, Chairman t ( -...,,,., , � cc Liz Newton • '. V20 19S :N 0 -,:/;-„:"'••.:-',.',':y f t L _ .,',''':: ;'-7;-1,.."3:.!..7 _„ -- - ',1'•-::,. ,,,,.'-',.,' '-,.--'-'-',,,, ":1';'..''';:;.: '=. ,- 7-.----,'.'-'• .- i;,i, ts.,"7„-`-4,1,,,.-7 -!:''.':-',.-,;,---`.::, ', :',:;::::;',.". ' .-- , .:, - --- :--: ' '''''-'''';; '' ''Yr•I'-''''f,,-,, -„-, .J.,- '--., 'r,,•:-..,,,,,l''-,-': "._,.-'-'t, '-*-,-e--,-' ," • . ..-,., ;.',,- s,'-. „,--, -,-: -,,,,,,-:, ,,,,,,,,..- ' ‘4=-`-,---,'-` , --":`-:-.. ---'' -.,', .. ,, , '..•,-,..i', „,,,,-,..-,-.,-'!,,:-..--,=-J,''.,-,'-., ,.-,,,,-,•,,r.P.:,-I,,s,:,' ,'- ,_, „.70-,,-L- ' '' .'.,-''' ,. ;--!,?,;•,,-,7",-,::.Ft;'.'- ;7:'1 4,°..'.-:4'''.'1-'-,'.. '' '-'-','”,-' .': .'. .,. _cr,- i''...'.',',"'' ', :, „ .- •-,-. •:'''..3,,.,'.-.'-'-';''-,•:='-''';...-, '-.2-,=.'','' -,.--,- --`- `:% - _, ,,.,. .,„*...--=! -.--/-" *-',...- / .,,,...;-4:::::: . a 'i' '- ,,, :.„,,-*-.-..--2;--,_-_,-.-,. `,-*,*-.'.:', .,-,. .,",'-„5,--,r'...,:-,... '--,' ', ,,'.. -, - .:f., .: ;:-.-,t.,-.,.. ,,- z--...*-''' '''' ,- - .. , .- -;''' ''-: .----:,-_---- '.- '. .... , _ ._ _ ...„. ,,, , ,. .. . . . .., ., -. ,,..., ,. - ,.... -;".._. -.,‘= „- --. , '. .`'. -.,,,,,,',.''..-"*. ''. ..,:.".-1,-"--:.',"-:','"--,- * .,".,, ' . . ,,,... - ::::_-_,r-o '--..,.. : -:-.„ --..-- ' . ''': i,-- -. - - .'*..- , tiErril,TO.-..--.:'.-1','-'-',,,,-.-.;','-'-',.`,,*:''' ...-*.--. .-...i.:-'-,, . . ' '...- ',-1. ' ------:-.',, ",-",.',''.'„'-'''-'.''',---i.:-, „,. . -• - :,,-'''I-.'.:.,'','.'4:.■....!•..-..*".-f.-,.''.:.-';''.f.''!'.!,.`.-:'.i;.'''.-''"-..C....'.'.-,.:.•*:',...''',,:.'''.---''',-'-'..:'..--'.."*--''-.-:--v'..'.'.-."-'`--.'-''--:'',--..'...'-'-','" '-"-,--'.-----'',s--''.,.-.':`.,-,,"';'".,'.'-":'---,";2.,.,','--:-"'"-',,.`—*'.-.-.--'. 3'-r---'E,. M'' Bt-.'t---'‘-- 1- 4 CIVIC CENTER !''::*.'-.*-.-,---7 J.t c: t f";:--,;-„''"t'--_"-C-' O,,' N After a-jelnt presentation on the Solar . ,,'-,"-,7 -T(e.,'-...------.,.-.s- -.--P--= rc-- 1--.--.-4 .-.-7'i6- 7--e.--'-'-. ; convened ts regular meeting in Civic Center - ,-- d::..'",-h.,', o'';0-)--'.1--'--:p , pretentW Hopkins, Efieke. - Doty and Neibers Hawley 311d 'iacEinnO excused. Guests thisreW were were Debbie Mangold., property ewrer, in tWO #5 and Dick dr. a'forme1 property owner. Minutes monthly meetings were:-•----'-'.-7-i:v-4--.-..-'.-'-,:---".-,',4,,,--,*-'',,.':.-:--''-''-',-':'.;;1,--'':-—i"--:.,:--''-.,'-,.'--,.”•--.,,',".,',',,'.-,-,-','=,..'.,--:''-'''-.'.'-.-.--:-''''---:---,'-,-4'*::-:::-:l'.7:;.!-•.'.•.'•.c'.;'_'---''-- ---,-:---: :.:-. .'. -- "-c ittIPU , n sign, Rev .. ,.13-6, 2 on the: removal approved n 0023. Site Design for 4-i:IR-,*.‘"9_,,.. ..ii.ii-'iring..' _,-,H'changed -.4.-.:‘,.....,.':: -L...• - .--tr.-,8DR-. Sr-- I. request A reca; f,' ,- ---. , has. O...----- - ...:.- business: amendment been rendered oilcans- use e enlY- bus- .,am-,- had 148e° Applicant laria- - s 0 New - ThThis was decision n e tanks- -- and ..- .er who -,. .- Teisly ,-dec l storage property affected _ , , ." . "- .......'... previously ....._d .fue _e to residential_ cent Pr - 'if.- --- - ' ' -• . '' '' i'*.--- /- ,. -.underground t nk usag, , .. or 'tun n of a id is an - -n Tier.' a- principal*- concern-. tanks ....-... -.,::,.., , ., signatie ms mange, from Mr. -a j ri -; Her of the -,..-- ,,,;,.........,,,..: de zen: - -property fro decision.-.proximity.0 t -,..,•,,-;-.0...-,- , -- Discussion:her proPe previous .. the -proma- d the gas purchased he- the Pr- on '-- e and basel:I. ' -'' . residence *1 ,,j.i,,*7,--::. • rty own tanks were ' for her r •property. d to _-,...f.,:-.".. :,...-; ... prope .,_g the t- . (well) -- - her -prOP--- _ _d _change . _s., regarding ter supply d close to . nothing had conditions d her wa e- vented felt that. . ' and - h decision , to, - which are sent .- . .decii..si,on , d_edce,p-artmsnt :.,,..,,,...,...„.-,'..,,:,.....:: fumes yr here pre previous .. °4 f:"`'... -.'• " Np0 members the P'''. support the previousplanning The altering . -- we suPP e oity--P 4 en. warrant a the city. contact the the decision. , . to osed by t I(DS to - change able ...:,..... ,.-..„.....," imp. the par _ would were advise ' hat factors „en we had. ' we and ask w , agenda 3. - item the only t ...e- Since at 8:20 P'111-- .;,.....:1.,..,..,:f2':....i adjourn a -,..-....,--...,-...''' '...-',... - submitted. • - - - - - - f-..-:.' sharo- Takahash i.1. secretary ...-'-‘,. Cr) ,:- ' ' ' -,-.. '. , ' - - . - '-' ' - ,'.,• ..::': .:1 ra l'::,; 0 '',I, ..':. 1.:.11 ' - '_ . - - -- , . ' . ,': . '-.'-., ' - • - '-- - ,• '",_ ;.::. . . . , . . . . 4''.‘:'''''''''''': ' ' . 2-• ' --- : ' .. .- i'-.„ _:.a.,r',._,,_,,..2•,.. . -.. . .:„., '::...,....:;,,*.'.0.:,;_-; • ' .''.-. - :, - ,-, ,,-:, - •'',_ ,-,* .-='. .• . .,,.---.-.- '-:, •,',...•':: ..'":,,-...:`,'. III::-.,,.'',!.':'1'.•'''''.... ' ' 2 ' '' . '. ..-.- : -,,,-.. • ..-'.-<../...:..1=,• ::',:':, ,,, - -.;:,'.,.;',4.:'....'4; '' ' ' n'':.....4.• ';';'-',,,. ,- •-.7.';'i;: ..:1-:',.2t1-::::,12.,` ,.,,„:,.. ,,,_. ,,,,,:,":',:11'.',',., - s.----"'"•• ' y,; + Ali. NPO #S >• k - NPO #5 met on January 16, 1991 in Fa.t Reilly's office at City Tall. The meeting convened with the following present Hopkins, Bieker. Hawley and Takahashi. ,a- Minutes of the previous meeting were approved as circulated. = "- S ‘: ',„''',- .* Unfinished business: Keith Leiden visited with our NPO to comment regarding the ordinance review for solar access. There were no <'; real objections to the ordinance but a question of clarification it Y, '' _ was asked by Chair Hopkins regarding protection of a system which i t,1 : an owner chose to let go "inactive-" .i + New business: 1. Lot, line adjustment 91-001--Pacific Realty Ass'n q , ;' No objection was voiced on this adjustment in the Light Industrial zone. 16600 -16640 SW 72nd Avenue. .'.:.:,„ f-1 No objections noted but not enough information given. .:4,-.' •`� 2. Site Development Review 90-0024--Severson y This is for construction of an auto repair building and a construction office and warehouse building, respectively. '' Although this is a permitted use, we have concerns regarding > , � noise, outside storage, paint odors and disposal, and DEO . regulations being enforced. ,. t.. '`. 3. Noise occupation permit 90--0029--Gain West Trading Post ,. 15210 SW Gent1ewood Court ; y This is a clothing and jewelry manufacturing site. NO >` �° objected noted as long as neighborhood restrictions regarding ' traffic and signage are observed. 4. Dorsey Bus company was given approval for a mobile office. ' i 1 5. Gage-Wilmarth building approved in CP zone at 13615 SW 72nd ��. . Some of the members had a concern about the parking at this .; time 6. Final decision on Schmidt property: tanks decommissioned. D- 7. Lot line adjustment on 15630 SW 79th to allow for more >_: flexibility in development. No objection noted. '� Announcements: Chief Goodpaster would like to speak to any NPO`s o ID which have concerns regarding the state of the city, law enforce + . &I mentwise. Liz Newton invited all to a light rail presentation of Wednesday, from 7:30-9:00 p.m., at City Hall. i. We adjourned at 6:50 p.m. ` :- pectfull submitted, itECEIVED PliIN�� ® f.:,...- ,-...-.% i e ✓ 1I Y ty S. r ;_ ;. Sharon Takahashi, Secretary dr 2 1991 F. F ate... • ... :.xY• tic NPO #6 �-: ' MINUTES FROM NOVEMBER 14, 1990 1. Members in attendance were Carver, Crow, Davenport•, ' Dillin, Hasson, Pasteris, and Watson. .. F Not , '.excused: Clinton and Wilson. .• , 1t ., 2. Minutes of the September 19th meeting were approved as written. Minutes of the October 17th meeting were corrected and then approved. The , r „ corrections were as follows: ; Excused: Da l l in <3 j Not excused: Clinton and Wilson '' 3. Otak/Schekia subdivision - David Bantz of Otak presented a preliminary K , overview of the subdivision (at this point called "Riverwood Estates") .f47 "1.. 'C to the NPO members and 17 visitors from Picks Landing and Dover Landing. f ) 'Briefly, City of Tigard approved the annexation and the zone change to i .'.,r :. R-7 (the Boundary Commission was to give final approval on November 15th) . The subdivision has 23.5 acres and will be divided into 89 lots •� with an average square footage of 8,500. NDO will review the actual . plans at their December 12th`meeting. had been submitted at the last hearing and is currently being Plan ct 4 Keith gave us a status report on the Castile subdivision. A re g `reviewed by Staff on three points: 1) Affect on traffic circulation, 2) Evaluate ,"' storm drainage, and 3) Lot size conforming to code (7,500 sq. ft. ) i . 5. VAR 90-38 Misc 90-18 Administrative Variance - Beacon Homes Inc. NPO reviewed the variance request for a 4-foot side yard setback as opposed to the required 5-foot setback and found no objections. PPS • 6. OTHER BUSINESS: 1. The final notice on TRIAD will be going before the Council for co approval on November 26th. 0 2. NPO:6 recommends approval of the Solar Access Ordinance. The � motion b passed unanimously. • 3. NPO 6 changed their December meeting date to the r 12th. , '•, 6. The meeting was adjourned at 9:30 . s ' • v i ,., ,,--.,,,,,,,,,:•.,..,:-.:4- 2,,.,i,--.,,,',.•::":,,,:f,•;:,,,,,'..,.,:•,,, 0"-.,,,i,,,,:::':',f.-:...;;')....,•:,-;','-.,•:..:'i - , , .- '',-,,.''','",''': :.'.':'•.,.,-.,:—•",:-..'il:-. 6-':!-.--''-'''.,','"'...-[';,.,:;,,,,, ,..' 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',.;.-, ., .' :...... '-. Meeting! C t 'a, cop , •i..!. , - ..,• their. ,.plan. . -,,, Cal Liz said there suggested ': ' ' •••, '., :. going with.:,•-..,'''.----' , , . ,....-. _ .tbird;FO of , • : ' '. l of where'-': ' iniati9Y4-'11!, •- '...';'',.' ' ' ,, ..,-.' ..'. :'-: ' '.'_, -- ..',:.-:,..- ' :' , ' •. : .- .,.. ",' ,.'..of IWO rules. ',-::•,....".:!..:[,:-.',;.':,:,.:','7'.:..- .'''.., '-;..;'..., biedneOlt5),.;-,, will be an-. 4)r11'!: ..':!- ,;;."-, ,„ , ''..'-- ' ".... ' . ,'• '.: ••• :: ,,,, . 2.; ..c.,•e- :..- ,..'.'', , :: ;' ..'.. '' '.;•,..:,-•. •:;:,. -....-,,,7"-...:!.j.1 ... ,'•'-', ....-', ,: - -ttary.. : •-•• ' ' ,, • approved. ,,. •: -:.:', Jan..,„::. „,....alrli'd app Seconded by. Blanchard., e.': ef. ' '.."--• ,' , . :',:•':' i':';'•-::::',:;.'....;;;';.•• . . '•'''''''':'''' ''..iii;titites-.Y° . , -.. ”. .. ... '4 , .. idinaaPP'..: :adopted same!1st.... .0!. .., ,,, .`..- ., , ,.. • ,,,,:,,. ,' '•';-..-,, •;.:-.:-,:'...',..'::::::.„,"::::[,',':' '', - ',, '',. ,',...., ... ,,.. , :, , -, .,. ' . ,,,... okainance,ort,.th4.e.0 1-end' Itaa '-• 6. ;'Aga- - -• -': ' ' • '--4.7r,if-.‘',-.::'...:'.: .•••''..'.,.;.•-,'.,;:'•';:;::: • - ' iolar Acclrii' e' d tO'supP' 'of Por '- erdina1119e ' '' iied 'to .C.'s ' '.'' ,'-• .. '., ' ',1:1'.:',.: liciicien inot t?onod 'Oityvot, of '.ti(iie ':. . - ..,.. .,. a to:,be Taa.,. ._‘t.,ininote,, .., .., .'‘'''.:i.ii'k'•;•:;:' '. —1'4.. '' ' Gross mentioned All in 'Ira . , '.• ' ' ._ ilr; :NP0'..nea,:. iie, didT19 ..• ,:- ': : , . ,. :,. ordinance. : • st .in ' our t-Faa'4-' , . • ,-. _ . --. ''..-':', ., development l:mentioned people knoW. ,•.-.:,••,,,•:....-,,,.11. , for dev s - ca ,,,,ieop. ' , ,,- , , , , , •, . ',.:,• .:::!'....::',..:::',.-•.':::'.'- : '- ''': . '' ..,:lane. . -s.,,,,rmnon '''' to let,m, ,,,,,,.. ,47 in Any plans anything a.6%.41"'L- • ' • 1"tri. haveNw'" F. before " ols. spot in, Cityscape tter •-. 7 of other , having a.Discussion 13' ' . . • , ' ,' ' '-,-',- suggested e____s. Disc , • . ,, . , ; ' , ', . :, . i: ,' ..%. ..-',„,,.• .i'.'7-..i:'.:'::::',.'..:::::,,..;:' • , FicclinollYng developments.. , , , , .' , ,' •.. . .H. . ‘- `. '' : ..,..' . - :. g : ..... ' :...';.: of .11113q°11141. i•-•,,';',4•".,:,;::',::71. . .:.,•.;,..,::-:::."-,J,4•:..',:..._i.,-..".i...,-,...::.;:.,'.1:,',,,.,•,':''...,.i.„:,.:.,7'-;1A:„.,7.:,.'.;..,,....'--,...-„'‘-_,',-,41...'..i,:..,.',.,,.,-.-..%;-',.,f,'”:„,..,':,„.... . : C-,X*ty s. cape.. Meeting aA 4 ou rr. e u at 9.,1•0 p.m. Respectfully , .. • : : : ' . 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November 14,1990[ } MEMBERS PRESENT: Blomgren, Burness, Curtis,:Epler,Haglund,Hartzel,Hein,Iford,drive, Nolan,'and Stevens:' VISI'gORS: Nancy Tracy 7310 SW Pine... Hazel and Donald Lyon 10440 SW 87th...Paul Brossia 8585 Pfeifle(1511 Park Ave Portland)...Gene Davis 10875 SW 89th. L Meeting Called to order by Marilyn at 7:30 pm. ;$ roved. 2. Minutes of September 19, meeting were app 1990 meeting were approved with an amendment to item 5(Sensitive 3. Minutes of the October l?, rinds Review-Davis).The amendment adds the sentence:"City,State,man Corps of Engineers requirements should be met." 4. After some discussion about the Solar Access Ordinance(presentation given prior to the meeting)the following motion was passed:NPO #8 ree°121menda passage of the Solar Access Ordinance by the City of Tigard, 5. Keith L den gave an account of the procedures for approving proposals.He noted that,for '• variances,notification to affected neighbors is given after the decision,but they may appeal within ten days. It was recommended that neighbors be notified prior to the NPO meeting,so their may express their views.'£hrs should be an agenda item for the next meeting. I. 6 Marilyn circulated the following decision notices: ' a) Davis Proposal (October minutes): Denied., b) Lincoln Center(October minutes):Minor land partition;Approved; Building height:Not . yet decided. ',` c) Pole building(October minutes): Approved. d) Home Occupations Approved: .1: Lighting services for events; 11115 SW 78th. Design and manufacture dance wear:9640 SW 74th. Office and paper work for Alums Fab products;6918 SW Pine. 7. REVIEW recommendration on SDR()-0022;Var 90-0033;Lincoln Eight. " Keith answered ques'ions regarding Lincoln Center They want to reduce the size of the } compact parking stalls from 8.5 by 15 to 8 by 15.There is a traffic study underiiaj Concern was expressed about the safety of the large trees near the traffic.circle. 8. Gene Davis gave a presentation to the NPO regarding cattle grazing.He wants to enlarge the area that his cattle can be allowed to graze in the wetlands area.He indicated that the land is not in the 100 year flood plain.There was a heated exchange among those present regarding ` the present areas where his cattle graze,the hauling of fall in the area,and whether or not he is in compliance with current statutes. of 8. Meeting adjourned at 9:15 pm. ,.- Submitted by Jim Heir' TO LIZ(STAFF): * Place an agenda item on next meeting re:Martin's proposal for solution to traffic flow f; . problems in Tigard. * Place an agenda item on the next meeting re:policy procedures changes. r.. .. - ,.....,,,,,,,,...-Z..'::,.•.• ,'- •::- 'i• :: ' '•''■•.' ' '`','''.":'''''''‘.,'''''. ..-" ,;;:f. 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' . :•-:i;.'..,-..!'-','.-"'i and 1,11 ., ,.,.iietions. •••',','--•!.:.•-, ' '...•-ils,---iiia-azycer,;.,--;-;,, '' ,- - .. , ..,.' ilii-ro'br"SQ. 4.!-. .', -•'., -..:'....'-'.-:''.,' •,...,,,. '.'-Access. " Proi0P w.,threeen-r,- * ..* :."...;.•,,,:i:::',-, ,„ ',.: .-. '-'..imiicmg4ar, ' :- ,• „Irtiliti' '•;'" VD.—'., -.:. ,.:-1,.'2:: ' '''Metro Solar „-TNLm,- ES.:',',... !,--'4 concern 1,19 ci." F'..44.1.4!,, -',;' In this- -E-I " ; '','--'.""".'. -' '-''.=.:".....'..., ';,of ihe'lVie* '"'issue of Ptititntria iltititedt 141„di'ladallY'r 1,,r4•14.. '' 4. ' ' - -- SUIVIAIN,. ! -L' ''' ' ', 7 the ittot r,s,k 9 reading this1.'5,),s,,„- h, , -.-„,..,Th—erit,j),.___,Ifa'Agoilid.P°1*P3:1, ',",,,,:',31;',..:„.`, ..''Xims• ..wfu."4: , ,' . ' aged by `.'„,,;it note.uY,.„,„eil and ill!`4.1,','-iiiii'tlaY4.179„.. -„ito DUlt.'..-- Our local tor.reaThx3.-` , ' ,,' - are encouraged as you . CO .,,. ' ii:piotecy.:''' ' htii,tpos4 .-.Y .' • Supports •-'‘.. •.••.'''-.,. -"' ' - --.:`,. •--.,.,•.:...::-']...;T: ' '..J .16Ts . .''' ,We -.• ili to date, Power Planning ,--24 ' • aleadeT4, and Hdlte-F0311. : .-,1. ..... 2:. ;'.''''',... . •-4.:,' ' ' . .',-..,... r.-;‘..'....' ,--*: .. cuY, . 2 '' ` • • -; ''..ttdoPtie.„„iriti,,. west r°7 ilisegVIP"-energy-have ttito°1-`?_-3 resources .......'_'.,"••••:, - ... . ' f ..,. . ''..;:-.•- •':,..,:•,, , ,,...„ .I.crit,Vg6ithimrp.iinninift hst.the 11--- - -ed to C—, —.a that we c urliMliw...„. „ . ......:'..,..”. adoption o ,....-: ..-..-`',.; -•.7,.. express hp,prou .,,tk,ti oi.4? . ' ....., ..•,-".,---.'" .: ••,,','%.f' ,- ..-• '- eritual ; .. .-• ' .,- '..,..,.. ..,.!..-...:...2:::..f:.. - . • '1711'otcrtss''' .. belPill„iiv,we can be ,,onsuFtlr.......,S...- .. .. , . - ,. ,srdto the.,v ,, , r'-',---,- ,,-. -. 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Bj ''''' '''''''''''': .'f':lr.Y :f;I'lli7114: 4';di71:'IYIVCr '!i;;;;;'Pi;Iiiigii:.:i'jiri ':SNti,ig.il:nO10igf.b$41.1„Tp)qiViiiled....:Hf4C:inhi1it0,ii.14.5r;...! :pF,!.'cVgy$ j,,,..::. 1-;i.::.-..:',..4-..1‘7, '1.11.:.6.'''.:ii.::.'...!':.:.ior.7.....::::...0..co'..!.:!iii::.'::itt,;;....M....6.3.iii.iiiiiiiiiiiiiiinthii:',icioii.inviye.s.11613.1nsntaneribiti::;;A:§i...:4.:",th..;;:%.:.:::,,i?ei:;:!Erstv9.....1,:!'iis:.::.,,fis....,::.,..:§:„.,:ii..i.g.::.iin.i.,..!....iii::...6,..a..e,....ie......,icipos. ..:,•6./..,...be.:,i-9:sil...-,:ppcp11.--. .........v„.:...:::...:.4iiie.tii, .1,;:eii....,iii..i....,....... ":".:‘`'...,:. ''''''''''''''' PLANNING CON11NUES . Tbe Steering Committee is comprised. Technlcol A.ssistance SerVieeS . tr'. ';;;;',..!,,,,,:;,..i.. (coNinmairons pas,1) , . .. . of 11 efeeged officials,planning Available to Local Gevern- pointed by the pluticipill.ing govern- •.,. 1.:'•••;•.'•:',-';;•ii beginning m have an effect thmugh- ments. Forrest Soth,113iverton City The project offers technical assistance . ."•,'•‘::!'t•-4...' out the region. Councilor.chairs the CAmmitriee. - servic,es at 110 COSt to 10Cal.gOVern" ..?.' i.l',',,A.:,..-.7::',1;i Richard Leonard,Multnoniah CountY meats and the private development • ,: Planning Com fniSSiOnere IS. ViCe" ; industry through the summer of 199°- ,.,.., ...,„ Chair and Linda Davis.Beaverton ...... '''''': ts t°be designed Li)maxililiz: .Planning Director.is Seca-eta:7- Other IVIcKeever/Monis,Inc., Portland land These services are available through .7'...;:*; :','"'',..:;;:'7:•:.;',..'-‘'..;:::•,'•.:'.•:;.. solar access to houses.and Prevaues I members of the Corrimittee incluaks usa cousuMing firm,through contracts " .1,..s. standards fog.siting hanses auP .Milian'Holstein,Lake'Oswego CitY with the Oregon Department of ,,.., landscaping to minimize shade on ' Councilor:,John Andersen.Gresham Energy arid die Washington State :„ adjoining proPetlies' Community Development Director, Energy Office. For governments „ ICaren Scott,Vancouver Plannrng which have not yet adopted the . ,!•',.• The Package et.ordinances was Director,Gkn Gross,Clark CountY ordinances these services' include ii, developed after the most comPrehm- Planning Director,Linda ICrnegel. training for staff and briefings for •;.• '...' -fi sive solar land use research program Portland Energy Director,G,r.,rald Planning Commissions,City Councils ,••• in the country and extensive work :', — Taylor Cornelius City Manager.Leo and County Commissions. For .. ,,,,, uj with members of the home building • '..', -.1 indiwry who would be affected by the Waldemar,Clackamas County governments implementing the Planning Commissioner,and IVIarga- ordinance:1 and members of the , new standards. Representatives from . ret Schumacher,Smppoose Planning P: local governments and private private development industry these . ,,,,,: Commissioner. Dick 1:ourham.Lake services include troubleshooting on .. 4 industry served on two 15 to 20 Oswego City Councilor and former projects which are having difficulties ;::, , chair of the Steering Conunittee. ....m lying with the solar standards. :•,,, currently serves as special advisor to -4,: the Committee. .. • k set..yy 's - en,-- �• Sunene8,First Quaner 1770 3 se ' ORDINANCE FINE- standard to more specily �' a indicate that an exception to the <} 4 t TUNING COMPLETED "Tt is arty gn..at tpl'easure to en- ,��:• stance-d shalt be granted if the... ;' developer cannot create 80 percent %douse'the tt o nmettdaaons'of ti1" The Steering Committee reviewed the solar lots through use of the ?.tlte MetriD Area Solar)Access -5 results of the ordinance evaluation "basic",and simplest,solar !ProJect:}This unique,e0opera• t ,4. :".,. (see story on page 1) and information standard. This change makes'it ,live rroject should stand s a t provided to it by-the pr jest consult- clear that the developer has he 4c;m'arlc to goveriunent eve ' s,y ant, staff from the implementing opden whether or not to use '11 rh ""' s ' k . local governnents,and the private performance options which am rx<>< y> ,�, Yxhl> ,�y> ,• 2 f= budding industry. Following this included in the ' >t Neat Galdsckuretd z,�3 ,< > . review the Steering Committee ;.4::.:51;-..:.- -:•.:Y Goernor,State of Oregon r -1':'2:''.'''::* • adopted a series of fine-tuning •Sineplific ation of a of the > bsuarq 24,, 1988` ' <>3 ,g. procedures : ., j �....> ..:.s.... 2:: " ':. amendments to the ordinances. The for�cunzet9ting shade ... ,.,.?" ..�'. Committee recommends that the from existing trees when a dential subdivisions and PUDs by ;} thirteen local governments~which are developer chooses to use this requiring that 80%of all lots have :,' implementing the model ordinances condition as a reason to apply for proper solar orientation. A Solar ee •solo' the fine<'tunin amendments an exception to the solar design Tic g p ! Balance Point Standard minirni sometime during the next year.The standar& building-to-building shade and ,, nine lax governments expected to limits a new building from casting ., act on the ordinances later this winter • •Replace a uirment for a i ,, � � shade greater than 12'to 2jJ'at the •' are spring are encouraged to take topographic survey by a licensed norther lot line depending on the t advantage of the experience of the surveyor in certain exceptions north-south lot dimension. The , other governments and adopt the . • cases with a more lenient require- tired ordinance,called a Solar Ac ` t x amended'version of the ordinances. meat for reliable hie {, � • cess permit;provides existing. :.: The ordinance amendments are information. single-family residences protec-•. i ..,:,.,?.':"2‘..1:'''..:., summarized below. Lion against shade from future i. ` : Solar Balance Point Ordnance mat Access Permit Ordinance non-solar friendly trees on a- ':',.;:-.:,:..:y..,...,: adjoining properties within 150'. ":; s •No amendments are recom The primary features and Matta. 'Additional exemption in comes mended. dons of each ordinance are .' ,K r where there is a vacant adjacent lot elow. 1::::'''' ' to the applicant's north and the Solar Access Deffnilio discussed lf prevailing development pattern in ; This article summarizes the ester- ,.4 the neighborhood is to Place •Minor amendments to the ` nificant areas of glass on the south definitions f "front lot l'ene"and tgi�a�llpf�e�aeures of the p separate d solar j i 0. access ordinances.`. A separate m- a walls of houses. "solar feature"were made to formation packet contains the ordi- , better handle irregular let shapes �� themselves, the Steering ,;.K •Extension of the standard to and provide more flexible design. Committee's resolution recom- X apply to all lots in new sub- divisions,not just the 80 percent mending adoption by local goveri- i ;.1.. of the lots meeting the solar New SUMMARY OF mints,and Findings in support of 1° " Development Standard 'This the ordinances. ,' •�n provides consistency in the RECOMMENDED . .... ..... page 6.•'r standard's application in infall and SOLAR ACCESS :"Asstitirtg access to:the stmt is. new development areas. ORDINANCES ,part of providing avaibable and _ ` The Steering Committee of the Port- .".affordable'ene foithef hurl. 1 : •Replace a requirement for $ tLI : land-Vancouver Metro Area Solar The use of solar- energy can a topographic survey by a'licensed surveyor in certain exceptions •Access eject has recommended for protect- our environment-and tt cases with a more lenient adoption by local governments three our economy-by reducing'the £' meat for reliable topographic solar access protection ordinances., need for additional 'and more "The provisions provide comprehen- expensive energy resource. k -. information. sive protection for both new and :, existing residences in the metro area. Booth Gardner,Governor . 5 New Development Standard A New Development Standard State of Washiington ' I' Clarifying the solar design maximizes solar access in new resi- April 22, 1988 ,... ss. „.•'.^...7.7--,..-4,,'.'. ` ', ma . '`•. S :::,::::;:.7f.. A .,,,P; ...1,..1..7.-.:- +«. j. 3' -.°' " l , " ts".e: .e'y}a ,. S y'; • 2:-.:1-.j'''.' . . < a:i i ' ''''%'..:: ::;::::a%•:'-'...'''';: .. '?' c a . '.;:.4..•:-.'„•-•...• ,, , • ;...".,-.' ';'.,•-:i•',. :4• - • ,- . •,,,..,....- ,, ...„. .•••: •. -, 4 suntines,First Quarter.1990 • need for modications or an exemption evaluated. The longest time recorded "..i..4.7..„-:.",... . ,., ,,, .,.• ,. .. : for a subdivision review vras 3-hours :„...:••;,: *'.''' '''''. EVALUATION COMPLETED 2113m tie standard* • bra 17-lot subdilns* ion. The case frwd• inuedfr°mPase 1) The average Plan.Review Cost.for the required a longer period of time •....:'''•1:."':,' b the projeces Research Committee Solar Balance Point Standard is because the original subrnual '-‘..•••'.,',..,%,''' .*:' ,7••,,t:: 10 be approximately 10 minutes for 85 approxima" Lay S3.50• The Pro.iected. . • contained seveial. &rats_ hand an ;'.......-', ,:...':..-..,` percent oldie aPPlications receive& c,o,st per building pern.iit application in adjustment_req_aes.t which .0 •••.1.::; -4,:-.`; The average staff time for all of the the Orditiallee Committee s research subsequently denied. Th. sh rtest ':::'•••:`•••[-., :..:• 158 Solar Balance Point applications report was$6,00„ : review period.w.as 1minute fora 2- :,.,••-•.',.; ,....e:..' evaluated was 9-minutes 40-seconds. lot minor partition. Overall,the .1., • ,...•,,,,i.! :.':i."•''=::,"-.7.•:';'', Of the 158 eases,sac' took between 15 New Development Standard - a:inerauteges.review time per lot was •••' -..--• ..-', and 20 minutes to complete;and two ...,..," p,..'.,..,, took 90 minutes each to review. The I Eighteen subdivisions or partitions . . . c.,...., •,:•'''.":.: ' evaluation illustrates that less than which created a total of 527 residen- The Ordinance. Committee's •'''''.'''•''.' t of the permit applicatioos tjal jeLs warn evaluate& Oldie 517 rep?rt estimated the avehrall he staff 12. ''';''.-,..'::":-.f*•.`2:!.':. . evaluated could be classified as"high lots created,3n were 10,13 meting 'review tune per lot wo The • . •-.-.--.--. ,.'''."••,,,'.:,'...,:.'•*14 impact n.as defined in the the ordinances basic solar require.. . minutes,or$4.00 per lot. ,..... .`1: Ordinance committees research ments, An additional 25 lots met the evaluation sample illustrates that local n. Only four percent could be . New Developmentt Standard through ' government costsiwere orrlY aPPrmu' ','T.,„7:•: .;., 'I''••.•''''• " cbssified as"medium impact cases", dm use of one of the solar perform- . mately$1.00 per ot. •.".•'',-•:t'';.',--..i ..,'•,.- '.-",::,•..it,.•••"...•'.:. which is significantly lower than the ance options provided in the ordi- expected ton-percent rate of oe- fiance. Overall 68 percent of the lots Conclusions '.:;*....,,...: . curance met a solar standard- • 2: •, Based en the information derived ' .-. :`,••:1`-s:',1"'':?. The data gathered from the evaluation The evaluation illustrates that the from the evaluation process,both thi: • ,..,f.. •:,;''''•:•1:';-';''' ill that the Solar New Development Ordinance • - Solar Balance Point Standard and e • e„,-,..i:„-.....„-.:- - ..".--.' '''' pBroalc.ssice*Pm' t Ordinance is relatively • provides adequate flexibility for New Development Standard appear to easy 2..---. ...;:.,-'-..:'•:. to apply in most cases. Only 5 %MURIA site characteristics or - ' : be functionirl efliciendy. They are '''7.•"'•:?.'"';''''' .of the 158 evaluated,or 7. . amenities. It aL9a Blush-aims that the providing a high percentage o homes . . ........, .....t,..,,•,,F.::- :,,,:i...-; percent,did not meet the standard. minimum 80-percent gandald for lots• and hoNitsites with aCCeSS 10 the sun. -,.!• ' ment Manila- flbility to accommodate for those ,.• ., . Only 11 CMS,or 3 percent,required unaffectod by development . . . . „. 'f",;...*T.f:',...•,:-.'=„":',...;i7.[,•':,•;.',. - .a modification to the original building dons can consisten' tly.be met. . . • IdLvealthopemtrIsti:ituations which The ¶- plan submitted to meet the standard. o ',';',:..-.7::''.•:i''' ;;; f.I..,::' .Therefore,fore,90 t of au evaluated. The time necessary to=View these ordinance.%and admitustratt—o."I of the ...•.::.:.' '''.''. cases met the standard without the- development applications was also ordinances appears to he econoimcal. :!..."-:• 1., ,.;•.;•,.: ......... ..i..-. .... ........,....„........ ,,,...„..).... .......i,. ... .....ioii„..:,....„,...,...,......1..?....„.,,....,.i..,,..iii:,,,,„•,,,..:,,„:.,......,..:-..:::.::::.::::::::::::::.',,::.f:;::::::::::MR.-::,1:: :I::: ,...,'`,.i.:;!•,••.7,','•., '•..1... %.r•,.....:E.:.• ,...::-..:.•:,-..!..,,,i-:::,:::.::•::::::',::::;:::•.':',....: -',..:g.::::::::::::-:,::::::::::i.:11,:3::: :;.,•:'.-...-.:.:-.....i,:ii:1';:i.:::::)::::.1:?-1.--::'i".‘e:gin:.i:ii'ii.:.•4:::::::?::-:"i'.'01:-:.':::-.;:*-- 'T•;•::i.'::::::E:-....k,.'i-:-.....,:::. ....?: ::.,-...',....',.::::::::..;:!is.'',..,i;,:::..i.:::::::::::?•...R.::::§:::::::',e..:::::: . ., .4: ;A:iE'-'',;;!;1:(.,1:.;.•,::.::::,, f,.. bikitakeet$$.115.14'f:ijiiiii.iki.., 1: -'4::'''''''4'.3:..I ''.:'.Akadiatigititi•EdioN:mt.::,....I.: :i.e.F.: 1.. :::.,:iii.:::-...:::;,.. ....:::::E.:::i::i:::::;::::,::....:::;:.,Aii:::::;:.:::,..Fi-J: ::,:::::::::i..-..1;f1,:::34:iggif-5:-.,..,..), ....; ,,...., '•••• •• '•••"''''''''"'"":"'"":*-- •-•,;,.'''::-.••. . . CESOiiTieciiiiber 12;4989 di4teeintiaCity council by unantin„,,,,,....z. 4' el° ', T■tid011itk.ADO.P,T$SOLAR,sr:gtp.i.i■JAIN.I....-„,.;...7 . -,. . :::,..,::::„:.,....,-- . •are. .„. .:.. ..........-.,..,...... '.. ' '' . ' kiige of SolaraCteit rotection•ordinancesi::,7Hiepadmances patterned. after the ..: •:.,:, tx %. ''....v6t.6.646°P14.c°n?1*.eille":6151c—' ochific' ad' ' tili 16Calainditions*.Deptity'Mayov::::::x-: .,..c.,4• ;wil--fi.n.&_q—'developed. -fciethe"ittotro area projeeter.Vitlt ln.—Ons.19:-.,::::::,,,,;..,.. this... ,. . ... , ... -'i...:::,.•::::::-..." :: l"' '. -.-.-4.-,-.7.=='...-; --- •''''•?•:-. ..-'•" ' iiiiit.it asoit likatififote that rs an example of.T?.r...: , 4‘' llYcle'*;tie:*°44111is f°1. r.:.4)111 ...f'Fl.r...'!!1!; •.'111TiPe . Y1:iiiiiiiii."-'',.3iiiiiiiiiatitiOritacomaiiiiMetli.O.:..., ,-, t '••'' --.....:thinii'lli'dilid•Sh&fd;iine:::::*Ss,i.n.s •nni.:CF-eller..!! !:9ft„;.....,:e1r.,„, ,.„ ..:.„.....„:::::,,,..,..,,„....,.,................ ,...,„_......,.......,,..,_,„... ,,.. • ''• ilietta'..iir Wishingtontriiniplenient-comprehensive.s.alar access protection:.(..?!...!r...,1:9,11, _ ','..:,•: al -1,', t.-:.„,;,...44,4... .iwii 'ig'tiv.iii:Ilerii'iiife:d'A..0...Aar......'4'pro-'...toctl——oil kir tither new.development 0.t.e-X4.1.4.1jg-deiit,16Pnielit hreas.....:11?.T::..?r„.. :. .• 4'. ,.. _ „... w•-...----------,;---,.- ''r---7. ---.-7.- 7.-•-.'s •••• •.,.i'..?:*•'§?... f."•:•i,ii' .i'::.",:.i.i';::,:::.i.:" :• :1':Ii;;:::::i!'ii, ::i.P:::::''':.:.i'•'.":*•:::•'.'"'- ' '..:- ...'''.7:-::?;;;;;;:::: ' i';', boiti;-,....:'.:•.:':'::::::.:*:::',':'i'V,''.. ' ,,,:•:.':::',*j::::'......f:.:.:,;::'::::'.:','.: -::::::,::.,:::':;:::::::::i::::::;;%:::::::::::::::::::::;:::;::::::?!::::::::::: ::,:.::.:: :.k:..::::::::..:,...:':::!:',.::.:.i:'..:i','...::,•:::.,'..... ..';','•:-.:':':::::,-...'i:::::::::.:i3:6::::::: . :I --- 1±11 :;:. .,..:...*:, '..!--1,....11:::7:::::,,•:.:A:::::',::. -::;:--il.:;:::":.1:.:..,:',:.:::.,...:..: .....:::::::•I:l.:: ::::„,:g:lagegii4;:::::::::41::::::;;;O:::::::::::,:ii.: :::::•:,;:i.;:i:'::;:::::1:-:::::::':S.:;:::•;i:::::::, ',.', '.:c.-. -,,' .1:::::i.:::::::i:::4;: • '‘f 'N .. :,. -: •Eti6E.i.qi isiiE"..ivitriii5.:Sbii:.:kici'6 RD-**4-Ne......02lliiClq!uene iS,. ..),rl,l,r,der,..!..1.18 r.m. pl_errienu°8_11.11.41r..„.........". ,',. •''model Solar access ordinances in place of its eiiii.,...,1i,..•*':*j.:•.1-ii•: e.-e'aland•usesmcl•Ina.1-Y'4'glICan Havene'f;E.4. , *:-.4::•::-,.., • 1;...1 i'S, • Codes'D. -ter for the ctregeti srarc Home kluilde.i.sAssociation.' '...''• (Ps.}IBA);said,die.....it.atiOrFaniaationAjen.."05°I,. .14e4a..A.,.,„",• i. tion with ?riCai bailderssassociation, is enen'utn-iin''..g the::9tY to Make the change because se off 0..S.nliBterestss.ong..7:.:.:;',..:,-. ; 7!::::::;:11:;1:'•=151.:::,; standing co itment to uniform Statewide codes. Havener indicated that he W.7s.!?oPer,t.11tha all. interests.ill T. !..:„. , _.. .... City.including environmentalists and local Utilitiea;•;dieUld'be'stipportive of the change.- He praised the Metro model•- .`, ''...':Tf.':.'•-•:',4*t,t,`,... . ordinances!lir being based on State-of-the-an technie.a.).:-.trf.....y:).a7.-".•:**—tii.a•n:d.y.tal, wo.111:i:oaili.ld!"..!ratie. ., ,.,.7.,..,„ :. .•:'4..:-Y.,t----. -,..-:;.-'if'z,:?••*.': , , .•.,,,..,:ii,.`ri,-.11.1-..: ,..€"..t4.':''''.•1'.'■ . ' . ; -,.',-,',,,, !!-.;::.'....?...:;..'...':.'i:-.:,.. .-4'1";i:':'/;:''.+'.....',:,...=:.'',...'..' 1:11.'''''7';',.Z.;-;ii''''.■'..:i.i-.4.%;•:;: ,,i':::,.'1.:j''..:;'::V...,..,.....,..,. . •' ; -• ' ''''*.''' ''' ...''' - '' '"`"''''',-” '':...''''''`..'72'''''''''''2:''' ''1'''':.''''''-'...;'':::4:-.Z.-‘'''.1.:.;','..''''''-''':: :`;:''''',:;:.'fi'..S,.'._...:,';''.,4!j.:.:`,:',. ".1.! i.4.:. ,,,,7,,..%.,.._:,;,.. •,,,,-:. ',;'.'''''7,i...&-. -•t..::' ,"::.,‘::.'''''. :'''::,. d ,:4 F ' f •o- .. .. + f , o . ' ,• ' z t .. }; SOLAR ACCESS PLAT sut�rencs�First Quarter, 5 - �, IN ACTION _,. it 1 r` •4".d r =' tt P 1 s' '" t' ,by Gregg Everhart,Lidscape Designer ' ° •' , D " , t �vi Evans and Associates.Inc. .!/ `� +• � ,,- '�Portland.Oregon �•�C , k „�,�,u'-".rt•^ �' ) ,.„.,...,',41,.,'..,74,v.:,.;.,..,.,,, , r ,. t'�W"a •:-..17;,--....„r IT' 1 o �,i-,..7;.-,, Y ,t,y i, 7-'7 fir. a r!,.'� %f�3 P �". 1 -,-.4,,......4„,-„,,A,'.� t Y i a,.P r ' 4 .Y },n A a ,,,•r" +"� - f i M- y ,z7 � A , r v NS� t t 0 ' '''''l �h s ff e«CJ Y7' i,• pc 9:A . yrJ °: -.ry j. ;nµ � 9t .1 � %Pr t 1 re � r T j � ✓r 7r^ v r = � ' • EXEMPT AREA ...4 261t--4' � rsa t� / r ,, r, t' • a J ,-6 i Y r i i'c � f - ' :•.� : / ;._f s'y' •. /' 1.4.1/../....:, Iti t,r , �s *c7� CYf �yr� r�^� � :...,..;;.e.,,,,5011112_, y� l � . Y *f,3 tp ,, Ni a .wr ,lJo1 � k t y t + t ';'^,:',':'>:•.-.1:0''''.•,.%,4'''''');.1.,',I , a F�i,� , A•Gr.S11';:r.4l'w.W 1 J Y 0 . ' r q+; .1, t 1 1 . «•TR d tt t•..4,:r,-, w 9•✓ k, a i F. '�y l c •,� 1Y a /� S 4 'i $ ! ✓ t 1 b 'a^. tr a. ,r t L I ry 1 } �Y e,.1, ' t t,f t.t '' r N •` 'I.,',....','' . '3 i A .•-r - la _• 1. I ■ y `,...P',,s1.C t y. 1+,;•Zat.t qY✓` �r- „ tx 43. tY 7+ { u •[ , ./.: ;t i I t it c �...i:;:S ,...�6q;s : 2F ! Pp.° e 4 4 '` F -'f ,r r 'LFE 1 •-' "i' 17"'''Ij r,'.rp ✓- s e. am,;' - r I : ` : .= s`� FOREST HEIGHTS - PHASE 3 °'T riI 2 fit^ , cITY of PORYI.ANI?.PaJLTNOtMAN COL94TY.OREGON r _.4',t J1 s n ' ,_•'k r�i ; es' • .4 , A e t,..• - ,. s ' 4 T e recent platting of Forest Heights- `'� '€'� I , ,;• 4.� d' • i }1 4 Phase HI provides this issue of o ; $- • ',r ,, a ,'' SUNLdN1 S with a good application of ' '„Fr -� $ �e ' ' "` 8 l7P t4}'>..,t c.,;- 11 t K 4 •, "f k s✓A-s`LZ {` a 4• n'.° ', the Metro Solar Access New Develop- s` .s a .'� ` fi lr f fr•k t✓•, i.- ✓ 4 `- _ t �: meat standard in the City of Portland. ,.+ :;, r t tv"�' _.. The plat prepared by David Evans and '' ' Associate,Inc,(DEA),utilizesallofthe innovative time saving tool for map- severe slope. .. `' three available options for creating so- ping solar access on steep sites. ;` 5 lax lots while taking into account sev- The sample illustration below provides eral areas of exemption due to non- Using GIS (geographic information a graphic depiction of the"Slope and - solar vegetation and severe (>20%) systems) technology, DEA created a AS . i- $ ( ) sy ) gy, pest" overlay for a portion of the 1 n if j' slope. DEA has worked with solar "Slope and Aspect" digital tetram tentative plan.Next to the overlay is the "r • access on several sites,but the issues model which, incorporating over final plat of the same area showing the ; { and opportunities provided by Forest 5,000 survey points, calculated the methods used to classify lots for solar y`'` Heights in ted the t'irra to create an areas qualifying for exemption due to compliance. .• g P�' P 9 Y g P P t' ®" .r , ,�. Solar Key �ti -..,. i:�la Ley I Li ti, �� Non•Exempt 'tt •y ' r° �O �j4 Y• Pa ..ldgrri�0-•:O'::O' U•e, ` ,..aee5 • Eligible for ;: - ' I 1,/' + %i' [Y! '9z9:C CEO.E'f.•:.0•• 7!•W t)) �q ill,- d "y°.` 41. •. /i Adjustment :::;::::::::S.:!:4,::.:.:.:*, .:0:1:::41; t f. // a 3.."..-:--. xe,. « , a, MIy .ly MI Si:: Exempt for Slope ,�4.*!:::;:::?� , 04. I° �� . w� t•/R. Y, I / d 7/} �//..,., le 2r.: 9•a a a° e Q 5 •7",......m r iz iL-v '!I x?. 1.** 1 7/ /� h✓;i,/f F /, :s ti ""7 A �' P n R � , e X. 1 3. me ,- , /J , o ,/ ✓ j t L...�6 = :O lC A EX. l F , •cl� :1::::::Z.;1:/ •/ / �IyP• L•�.n, �� K L.31.2 1 ^ �.li•)O:J., 1" . . 1,00 ey 1 7 1 t :v��iiii//!I• '•Kr''vi' °' A,.�1 "�:se•s.•d '---1 rQo 1 4k� j "��� �`//10:10*:::,1•�.1% i'l • 3.. x I L.y1•. .I'' /• •p./ ce. taro o_u4. _4.•oau. cm°. fi ,,, ;it .030, ..1 • i✓ / / -•// • ( �..a do 'r o,a i ol'. _ a,c �I e.t .01� eft ', '' Forest Heights III GIS"Slope&Aspect"Overlay(portion) Forest Heights III:Final Plat(portion) • , z J i + z r J t 't ,+ d !!. .}L � i .. 1. t ! 6 Suntines.FirstQtcr uar .:1390 Figure 2 ,i NSF ®IVELOPMENT STANDARD FOR SITING RECOMMENDED D BUILDINGS AND TREES '� (coarrmuedfr«eiposz3=). sun Angie nsing�,, i . ,at2atag9 SOLAR aCCESS.STANDAR�3 . ratio lra;an d FOR NEW DEVELOPMENT Std:'HWAI.t:N The purpose of the new develspanent o 4 . daid is to(leggin le%ne that pro '� hoaneS will be°dented fo mail n iz h e ' and ennnnuze shade on' •••! solar, �'2g' eee i' ad oiniag properties. 'F standard __ agplia;s to applacati fair a subdavi ,®,._m—..900 ���_:..._e�o,..._.efi®0'�°ffi" nor planned unit dove l opment in all.single family residential zones a 12'of shade line ed. single family developments in other at property line A zones. ' Portland. shade. p� p���j g�q y lot t3�SigD�Standard ! . St4ing o�Strct r aartr�Trees . Adl tits 10 n Standard : °,1�1e Ordirearece>te�uir�that eighty � (80)percent of die lots in a proposed r .0u shall die (80) ercentt annnt ax3eaeply with The Solar runt Stud rovides aaa from peso t of s;that must comply with , ` of three so13x design opts°°: p and shade the solar design standard bclaae+the i r; .. baella�eteg atYed tree sieatle as develop- �n.. anent occurs each flat in a new 80%standard'to the unnunum extent „ - 1. me l)asialR quirereent»E fig deve curs(see figure 2?- if she applicant has shown ° tire llr or C ass mom of flee following edi- 2. A Solar Building Line °°:or Eltor hoses from the Design. trans ez� 3- A l?erforrnana E3plaon. Standard .f...:-11. . '. 1. Meeting the standard would Ties plat on page 5'is an ezaanple of a An onuses-0-re devellop t.or pion of result either ue reduced density or �aebdi tanda vsleicle ineve'tlee solar da;- the onusesp mend,slaall'be exempted significant i cost in- , ,, sign steadied.'The d�rela3paneztit waS designed by David Evans 8 Awe- from the solar•design standard`for cre'as (that is,5%or more),or sla Cr significant p1Y.e�ecsting 4 ales and was agprnved ire the City of sip. 2. Sigieifi eat development 2tneaai- Ft Figure 1 ties would be lost or anap aired which { 1 could significantly reduce market '' r : SOLAR LOT OPTION 1:BASIC REQUIREMENTS vala:e of the pertyif the solar 7. � design priaiple applied:or +< ea. 3. Existing shade precludes solar iF .::: (n.:11. : IN uses. u SOLAR BALANCE PANT ;;..:," STANDARD FOR€X ST NG; �* LOTS OF ; .: minim..et 90 RECOR�'' nodh-lQuth lot dmensioer required Flom lot eon.is:Mien 'Me.pucpose of the staandard is to, 30 d.Oroes o minimize building-to-budding shade _r�, sn stsi west awls and pmeno:e solar access and eetaliza= ! Lion in residences. The standard tics to a u,hcations for'new houses e r" ;t t i•-,„:,',' ya 5 y. �� } Lq , `r r ' Ala i r u a .. r ` a +� _ - Smnli Mist Qeaastra.1390 ? and raaiiodelang prO,le�tS o>c e�is3an$ �negarelhess or the leca�ht e3�tlie shadota�r lots o. rya in singe sani6y the northern lc�t lam. E Y a de atia1 zones nand angle ffernily 'i< fl.A�2 � PEf 86iii� usesu*other F3`t atpIli 9rOPA-fife,M rimers , (E.E$H E ,`1. r Shade Point Height Standard 61a Show a Poant Height` '� The p ®f access penult: ,• ' `• if'aaay of ilae following cciadigicns standard Ys tO a flfli aZe shade access,. 'flee•ssaiRdard cxtabh nes a maxii ham exist&m adnun�st m cxe aiptio a fatty tre€s in •oxasw g areas. Al o1ar a r shams poan,bcagh fib a cb lot. The €oin the standard shall be graiatrd. Ind applies on a lot byloh shade staff X' • g ca ,, basas. A pt�ogerty t$9ar islet pp1Y the north- 0 62 mension oftx l I. 'fie sh fio-the Ong fags , fit Flag s .;pesarnt to ncerv_c the'• .,• 'llic ia;ga ante n of lillaty eo within " g shade faorn trees, ln' �s offers, lEkgible proper- ': at'a mnumum a a 30 foot 'ia'iletin t. ,'+or tars ineylu fo s rnoa Bangle farnny: ,•hour are dyes dp.ddBa cif tl lob being. the ad at;eon0 Willa rxnster befe e affected by•the standards. 3'he 2. tic lot leas�a Via, ore=` the adoption o€a so aracc program , rraii a shade , muean.1 that an facing slopc.o g than 20 .cr and single,family i s other i y some fell soiitla;wafl soles 1 gzo itoea will be provi ,ire 3, a Ihliicail¢lot t ondatio ns exist Ex t Vege other cases partial scut A wall tied,I as ,drainnagewiays,• that a • taon;All be Tided,and an still other e e R as+ehi Bias adept's'aed r than 260 r oases only Dili roof still will ernes of trees that °acce ;` be' Figures 2 and 3 provide 4 The from the building fsa tdty"Vii .they dta iiet..lock much ,� �: ,cxamp of l 'ttto standard war stri'ise s wanly aM airabi'fldable awn,or. ; , `-Bates sunhghit). A solar a +tin a letwrath 100 feed! 90 feet off putt dates aaotapply to solar f aendly < north-south lot ath.'respectively 5: The sli C fanny the b ding . try Therefore a solar feaendiy tree ` ' 'w.' strikes an ae�ea such:asa can exceed t e ma olar m height• •P •-�OphOrt. age;,a south wall with ndnimal • p€rs�aiitt l for i s subject'to a solar: glazing,ora`vracant Ilot whew ads et. A solar access permit The applied may meet the standard meiglhlioring stmctumes brave&6liiaitnaa�n a net apply to existing tiffs a.�a-tlae , by shoes that at least 80%of the t,glass. acid on the iratea' itis issued. ,-•south acing"glazing of the house c a a Pcsi.& . the north is protected ffioitf stride, =• k F4gure 3 ' { SOLAR BALANCE`POINT STANDARD MA2tHA DM SHADE PO ti�Y HEIGHT ALLOWED SHADE'OH SOLAR Fd AT inE ' Protesting your no them smith t0 Y r ho Ise 4 nei hbes .sues to Pea se stag or+ I •south tnielo+vs � , at �i >/ �- /s 30?HEIGHT e � j' NlS2Y6ENiEfT ie:il Roduc®Q S•ida So�k►arDis� � , t SETBACK ADJUSTMENTS 9F NEEDED ' dO MEDJDS AR STANDAF DS'' , s t f4 e. r L d k4 s"' ■ - ,t ! x t 1 3.� 8 Sunhnes,First Quariei 1990' PR PROJECT T RECEIVES PROFES Qai13' The9f t, ' a tc d 1y lse of d ' e�R OC1 8>n •r '- °' E E � eh;W ;Ssatc E spo Of tc. 1�se! gc 11 1� 1 � 1 C3;REC�C�I APA t� lcad:sesponstt ni}►ras a c T:! m ydveFkfct r a ••.:, xra:Y'acsna.ehthc3O3�s > amt*pgFe&i8 these agonises tt 'lrolivn,Stsautstsea '• in M ,i989,the I'oril id�aiacs�iiv r M etro limn Area •� � � -o oat ?oIiz"tCsaf�etasnk Osegon��9epattstxasi oS Fiteegp 503 Solar f � ptro�Ct:vitas giivtsi' e Pral'essiot�l�ch.Aeve- r , meat Awaaxd by.the Oregon Chapter of t e American 7C ,• �, Planning f soc:tbe .'The P'sofessaonal Achievement 3.f«e n a .Washe>ogtos Sate"ice 4 •tic -*.be- 7 Aw nl $0#1 ' pina�rr�g pry-ts of o nnSu i merit, • comnge innevanve',and effective ,ales for:solving rite ce isr�h.tta titre a h,*been • i cECce c !lhottat,,w is d to i atta the McXecverIM'eari no ray visit �aoblearti��t local,regioteal, stas�e P,e�eL�naid:prsbl� � t� `. tasty Epaaesa'�t:;to p .sezv�a isv t�e•�kcal tom° w plans�r:ptQiec nff special significance- ,eY }�CCpte fort fitraa ate t sfed b�ovr eaxat&.7Fse k In pr itng Bite tags!;the APA that"d lie prce 's otct c s,Inc 't ta4 Doe McIGxaer..Prs} �Es nsgra, :,{ ' merit is'i gi i¢i tits;endoslenteats of the govern out,Paal Matria.50 503 27351 ;, , o$ gon anslParbiieigB�t;the Violas'Eii'ey' 'ori 1 ;,►. .c.So3`�za-4355 i of gon,the Oregon B ague of Conseavration Voters,the 4 Hoaeb adders of Metropolitan n Portrc hit the atre fr ,�a8: { Portland chaps r of the American Institute of Architects, P Rec®r 'ictg nti � U �°lie�a) tLOai3Of, ', d� and tlie.(3xe Iten�les;a As,c�aa Vii., ; Yaiplementat'ci orcleaiaices fry every local government a the salad access nits graiieed;rioB sent to S�� 7 that has considered d them alp attests to the high quality of affecce€9 pit sties,and are oppnrtutt�ty ts>challenge the _•_pro�eCt": accuracy the in for the p®n mi tdiiiCd in a apg ligation those.aff "` Receiving. award on belt'tlf off ehe pa+jest w Diet l?r ovided. if ed Pred,the peaTnit is aecoaded nn the chain off Durham,then the chair of the Steering the. John title of affected pna `es,giving future owner's of those Iao es;notice of its exrsteaice. Kaufmann,Oregon l�partsiaentof Eti .said mike _ McKeever'then of Cot sci�'atioa Management Services- ssintines ps trJisfud by h r tsee�srmtmnt,Inc.Pre►fetrManager _.. he O ego"AFA has nominated the project fort is year's• po,the PordanalVancau�c,ble icesarsn Area Sola,Acce P,rq ., national APA awards., eeL ,,, e.Spite 121 Iwc z of eeaersa feared¢a812 S.W:Wash' engiore St...Saite:1210 ,Po►tlan4 Oregan 5t 205 lj yoze ha i r questloiaa earsa geailusss,the tskph w e,,,,,,,,40•1150 3 228-7352. . 3 , J The'Po,Jrand VanCOYVtr1�6fI4fctdanA new. Cee tons e ' fursdrd byllte BoivZe 2le Pawer A gray a d the,dnd ritlittmasSt. . by the Oregaal Depertanent of Energy.end the r4'arhutgtgtt Stye Energy Offices under the a:aspaees of she @fartkweal Pcwca Art.' , s Portland-Vancouver Metropolitan Area Solar Access Project ,. $12 S W Washington St.,Suite 1110 e� Portland,Oregon 97205 99� • J:. 4 iY•';."Y{„ i 5 „t„i .M1...,y..-.s�'.�' , °� ..'n+'r+w.•x+-.I F+,`e+*1 y„e 5 v.v.` .,!..•.,.'-.."C� "°„_J'16w �'Y'°. '��°'a ;i�` ;.4S . r;Y �I ' i( ' 9 ,-t 'E ,.Z Yj r 1 x _ t:.z 1 k ''� f is r s + + p ®� v' r n ti r ' .:.=.,7:::4'1:::'..":....,: -..'::!•a y , r P. - M l Y t `` t t� r.4. , � � ✓,- .,.49 / ,v ..� r" x � y 4 3 i. a fiM ?t *, t Y i .•s�w {F 7 1. -,:t_. ]i ,.,.,«w st« r --�� t h 1. ,, y,is,� X39.8 7-'`,....',,-,:,;7.,.'” C 1"g 7 1• ', -.' ,, : o'.:J 653r� fi ?. «. . f i l 1 4 • `� ` r kL Zf� ; ' ..� i A i .} I Mm°' , � �_.k-� r " A: A6 k � p4 4 m 5 �r P- � ._ ¢► q ti"yw4 �S w� �Y 9 ��M ��• p/ p�»Vy K` ��` �•�.`�—V. ., ._-- ' '.i.'''',' k r.;..:4:74'1 ?'''..',..:‘ ..,a Y r i• �j3 f( ! t y f♦ ,,,,..:!‘,7..;:',."::::...;'” p�. , A-2/...4:::;.: 3. ®/ +r0�'-F� aft f•.-i-• ® � M .���/.� �ip��Va���n a�. _ (4F. , .„c•-,---L-1 .� r 'X I tiw � i� �,� o i 1 :f^r sr p d N S u 1 V r I+�r w-.i �: ,:,+.•.,,n.. -.. 4+ ,..,, .,.. T ;7. f 4 ry r i DEFINITIONS f 4 Crown Coves The area within the drip line or perimeter of the foliage of a tree. 1 < } iv Development: Any short plat,partition,subdivision or planned unit development that is created under the(city's/county's)land division or zoning regulations. ;; t", x rnlnt free or veg n ion The full height and breadth of vegetation that the[responsible official J •has identified as"solar friendly"and listed in(appropriate reference],and any vegetation listed on a plat map,a document recorded with the plat,or a solar access permitgs exempt. , r 9 j4 `y dpi Front lot dine:. For purposes of the solar access regulations, a lot line abutting a street. For , corner lots the front Iot line is that with the narrowest frontage. When the lot line abutting a street ,r' is curved,the front lot line is the chord or straight line connecting the ends of the curve. For a flag tt::,t,el� ' lot,the front lot.line is the shortest lot line -... _ - - .. .. : - -' .. : •..:., - . :.-:_•t adjoining. :' `." J the pole portion of the lot,excluding the unbuildable portion of the lot pole(see Figure 1). ,` (�• n-exenwt tree or v Qta.i®rt Vegetation that is not exempt. ` l' If Northern lot line: The lot line that is the smallest angle from a line drawn east-west and intersecting the northernmost point of the lot,excluding the pole portion of a flag lot. If the north --.,..e. ,:F-'',, C) line adjoins an undevelopable area other than a j p required yard area,the northern lot line shall be at , the north edge of such undevelopable area. If two lot lines have an identical angle relative to a line t :.;. t drawn east-west,or if the northern lot line is less than 35 feet,then the northern lot line shall be a ' 'f line 4135 feet in length within the lot parallel with and at a maximum distance from the front lot a , line(see Figure 2). -z- i, -, /, N rth-south dimension: The length of a line beginning at the mid-point of the northern lot line �_tten'tn,„t and extending in a southerly direction perpendicular to the northern lot line until it reaches a property boundary(see Figure 3). 1{, :lzrotected solar littalrl Sine: A line on a plat or map recorded with the plat that identifies the . '# -' , '., location on a lot where a point two feet above may not be shaded by structures or non-exempt trees (see Figure 10). t.Shade: A shadow cast by the shade point of a structure or vegetation when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south. ;,, emse J I. S de ha point: The part of a structure or non-exempt tree that casts the longest shadow onto the adjacent northern lot(s)when the sun is at an altitude of 21.3 degrees and an azimuth ranging from t, t 22.7 degrees east and west of true south;except a shadow caused by a narrow®t5ject such as a .r ` mast or whip antenna,a dish antenna with a diameter of 3 feet or less,a chimney,utility pole,or ,s;' wire. The height of the shade point shall be measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If the shade point • 4.; `: is located at the north end of a ridgeline of a structure oriented within 45 degrees of a true north south line,the shade point height computed according to the preceding sentence may be reduced by :: 3 feet. If a structure has a roof oriented within 45 degrees of a true east-west line with a pitch that e is flatter than 5 feet(vertical)in 12 feet(horizontal)the shade point will be the eave of the roof. If x such a roof has a pitch that is 5 feet in 12 feet or steeper, the shade point will be the peak of the r `,:' roof(see Figures 4 and 5). !. Page 1 -Solar Access Ordinance Definitions Steering Cornnt'ee Final Draft Revisions(11/1/89) ; + t. V:�a 5 t,ar M1„ 4 r.. } a ir.' a ,'g t y. - t Z '..:':'..i::::::::::':.:..: ' '. ' , ' 'S9aaac.`e r uctia:i'tnj A hose drawn parallel,to the northern lot line thatnntcrsects the shade K 3Y:¢s, i ,' , point(see Figure E). ., :� a , M , ;fix 1 ha�igv� (erat• A graphic representation of an area that would be shaded by the shade pouit or a structure or vegetation ►hen the sun is at an altitude of 21:3 degrees and an a uth ranging between 22.2 degrees east and west of true south(see`Figure 12): ,:.: i::.:::::::'.,',,:, e Solar access eglg @ire A series of contour*Bates establashing the maximum permitted height for non-exempt vegetation on.tots affected by :Access Permit(see Fi 11 . a Solar: • t=, Na S li acaga nertnaf:Ad document issued by the(citylcountyj that describes`the maximum height -: '•.' = , that non-exempt vegetation is allowed ro grow om tots to whicha solar access permit applies. ..- ';'' 0,. cnl r ,�l• re: A device or coraabination of devices or elements that does or wilt use d rect - 1::::. sunlight as a source of energy for such purposes"as heating or cooling of a structure,heating or p•.nzsping of water,and generating electricity. Examples of`a solar feature include a window or ' { °` windows that contain�s�a t least 20 square feet of glazing oriented within 45 degrees east and west 3 of true south,a solar greenhouse,or a solar hot water heater. A solar feature may be used fore ' .• w purposes in addition to collecting solar energy,including but not limited`to.serving as a structural ' member or part of a roof,wall,or .window:.A south-facing-wall without winndows and without ;= -�- other features that use solar energy is not a solar feature for`purposes of this ordinance. i x `'t, a ,: °Q� me in gins: A line parallel to at. he northern property lines)of the lots)south.of anti �. adjoining a given lot,including lots.separated only by a street,that intersects the polar feature on that lot(see Figure /). . '�oanth_or outia sing: True south,or 20 degrees east of magnetic south. i S' ' . i : One car more photographs.that plot the position of the sun between 14:30 a and_1:34 *` pm on January 21,prepared pursuant to guidelines issued by the[responsible o cialJ. The #' ;> sunchart shall show the southern skyl ne through a transparent grid on which is imposed solar altitude for a 45-degree and 34 minute northern latitude in 10-degree increments and solar azimuth n` • ` from true south in 15-degree increments. t :::: '�>, jjndevel� ble as°ea: An area that cannot be used practicably for a habitable structure,because 4 ` of natural! atural conditions,such as slopes exceeding 20% in a direction greater than 45 degrees.east or ° ' .,„, west of true south,`severe topographic relief,water bodies,or conditions that isolate one portion of . `�.^. a property`fro.m another portion s dthat access is not practicable to the unbuildable portion;o.r man- s e< made conditions,such as existing development vrhYch isolates.a portion of the site and prevents its further development; setbacks or development restrictions that prohibit development of a given "... o, area of a lot by law or private agreement or existence or absence of easements sir access rights that prevent development of a given area. 1 at §:.. L a,r Page 2-Solar Access Ordinance Definitions a as Steering Commcc Final Draft Revisioias(11/1/89) }. . x., ... _.. , .. . ,...""...1F,.. j , rj = 1a . .'a,..4 _ .. ..f , ' i `� .�:. t a t y . � t. .1 7..?", , 1 1. S Y4 r . ,,,I,,' 1 l } 4.= i'''''.NT FRONT LOT LINE LOT UNE {1° iii .: l it . � , NORr,vm.F tit i LO?UNE j a. ,,,•,,, ..'. - 4y•' r.; a t . !. q i 4' `\ LOT Ufr� / .�i / ` jy , at '4r•r 1�. A ' . r 4a NORTh9ERN LOT UNE ;.::•:',.:,,..,!...-t:‘,1,i a r: h. .rte <45 degrees --- '-;' 17e * t I :. INE N TINE ' , . : ; ::, j f :it t. i { K_ ,r 1 4ii . y r. i ,. `i.•.-. �1.....\ �t1r 4a .•4 .. '.1.�i�_. •1. •. .. r..i+ r i S.' - . .. , .. ! '''. ,. - Figure S • 1 rt'•1' + io SHADE POINT HEIGHT 4 J ri 7';".1 Measure to average grade at the front lot line. p Y�R ' 1. } • • SHADE POINT HE1�HT Y,, 54 Front lot line • •�1 t Figure. 6 SHADE i EDUGTIGN LINE Shade Reduction tine I measured to Shade Point 2 -k`Y o., from Northern Lot Line.. V/ CO, • o • � - � h Figure 7' 1 Y � S SOLAR GAIN, LINE .:;:.,'I'':'..:'-. ,-.1:.,";,,s.:.:-.;:, ■ ` 1-..,,,,,,,.: Soar in Line . 1 0' -4,. -77 North Lot Line of 4 a Neighbor �atat�ti r\ d� r y j.. J+ _3 Figure B g � + fir. SOLAR BALANCE POINT STAN i[)ARD i a MAXIMUM SHADE Po1NT �DElGtiT RI.LAMED'Sl1ADE•otd SOE.Rt$FEATURE Pro9Woting your notihsrn yon'hO neighbOr's sun to receive sun on ,; a south windows a L, N' ''. • B� 3O WEIGHT / 7®' : 's Y • LL " Standard Side Seffiits i 1 s a' { �g. � veep �--- — yri'q z ; 'F.e Reduced Side Setirasks '' SETBACK ADJUSTMENTS IF NEEDED TO MEET SOLAR STANDARDS 1 „7, k~ ,ry d G 4 S t# }i • .x 1r,•�a� .,i�� ii a t t M.. rt i i. ;' ' s5. n } ; a Ag urt 7 1' .„-,:::-...,..._.::•"..i..,:;;,1 , .'i, ' SOLAl LOT,OPTION 1: Eot,,,SIC REQUIREMENTS N Y t r f, 1.. r s, , iG r' Minimum of 3®'norti•Eouth tot i i tn ,'+ dimension required Front lot tine is wihi' 30 degrees of w e an easl•west axis i:':.)-3.‘",:''.,:.-, Mtn J•y 1 4 t . ' ' , f Figure 10 ',; 4 SOLAR LOT OPTION 2: PROTECTED- SOLAR BUILDING`LINE j� Protected Solar BuitdinD s= Une Within 3q degrees '17:1'1'''''' E ' .of east westax °J :I' At(oast 70'btween solar •bu�du�g fine end middle i .1 lot to the south. This will gf . Y ensure ability to build two •J l sbry liouso. :. e r� . t w i l r f 1 = t Y 41 r ! ,� _ t •'''.• •••T''.•'..'"*.'-'''',,t 4.. ,• i :� `� '{,�` ''�.� {.12. Y '�•. 17 ..i i;'• ; — - ' ' ( 540 SOLAR ACCESS .tt t Of NEW DEVELOPMENT ' I ,' t r (I III; a�" !over;er ,'�' ' 9''r 4,. e1// • -rats Segalea ' Al '`',, P r,os' ' The purposes of .,'w ;° a.' _ -• a are to /s ' ensure that land is divided so that structures can be oriented to maximize solar access and to minimize shade on adjoining properties from structures and trees. ::_ 'rs ii., e.g., le•t.50 ir.4f.;p Ado R-1 ,: S eH A licabi it . The sol design standard in Section shall apply to applications - �► liP Y PP � ° . rye % et r a evelopment to create tits in( ' s and for single family J" ✓ . detached dwellings m any zone,except to the extent the approvax authority finds that the applicant = has shown one or more of the conditions listed in Sections sand.sexist,and exemptions or : . 6 . adjustments provided for therein are warranted. 'v ' 1... D i.n t. • ` At least 80 percent of the lots in a development subject to this .; ore'nance shall comply with one or more of the options in this section:provided.a deveoopmnr . ., '.,. . k:" ., ma - $ n• :et! . i. • • -, a••a 'n . -, '•t s 'r:. . • amply with section, y/ o •Boo '. e Le ti t ie A Basic Requirement(see Figure 9).A lot complies with Section/if it , L ',ts. &el• Has a north-south dimension of 90 feet or more;and , 't'• •/. Has a front lot line that is oriented within 30 degrees of a true east-west axis. y` `T' . . Protected Solar Building Line Option (see Figure 10). In the alternative, a lot complies with Section/if a solar building line is used to protect solar access as follows: tit, ! A protected solar building lip is designated on the plat or ii documents recorded with the plat;and f JP,, . The protected solar building line is oriented within 30 degrees of �` a true east-west axis; and tit t. 1,6. There is at least 70 feet between the protected solar building line and the middle of the ,>` north-south dimension of the lot to the south,measured along a line perpendicular to the ' protected solar building line;and ,Fge)J 4 There is at least 45 feet between the protected solar building line and the northe edge of 4. ': (:-.) 17'',1. the buildable area of the lot,or habitable structures are situated so that at least 8 per cent of — their south-facing wall will not be shaded by structures or non-exempt vegetation. Cl Performance Option. In the alternative, a lot complies with Section if A t Habitable structures built on that lot will have their long axis oriented within 30 degrees El of a true east-west axis,and at least 80%of their ground floor south wall will be protected r from shade by structures and non-exempt trees using_appropriatetideed restrictions,;or 4. 19 Z Habitable structures built on that lot will orient at least`32%of their glazing and at ' . .least 500 square feet of their roof area 152 facet within 30 degrees east or.weat of south,and that glazing and roof area are 6 protected from shade by structures and non- exempt trees using appropriate deed restrictions,. tt, i, Page 1-Solar Access Ordinance for New Development . + , s'.. Steering Comm'ee Final Draft Revisions (11/1189) d `f vll "i F a, -'(1 a t ) Jy i Exemptions from ijesian Standard. A development isexempt from Section, 4, if the approval authority fords the applicant has shown that one or more of thg following +' ,- : conditions apply to the site A development is partially exempt from Section/. the extent the (approval aut hority; finds the applicant has shown that one or more of the following conditions x r apply to a.corresponding portion of the site If apartial exemption is granted for a given r „ development,the remainder of the devr._3pment shall.coniply with Section 7 t . Slopes.The site,or a portion of the site for which the exemption is sought,is sloped 20 per n greater than 45 de ees east or west of true south,based on a er cent or more in a direction ., gI' topographic survey by a n fensed professional land`sine eyor Or arQtl officials :• 1g. Off-site shade. The site,or a portion of the site for which the exemption is sought, is , within the shadow pattern of off-site features,such as but not limited to structures, .k'. topography,or non-exempt vegetation,.Ohich will remain after development occurs on the site from which the shade is originating. A./ Shade from an existing or approved off-site dwelling in a single family residential zone $' ' )• and from topographic features i.s assumed to remain after development of the site y i Shade from an off-site structure in a zone other than a single family residential zone is e j r ° assumed to be the shadow pattern of the existing or approved development thereon or the shadow pattern that would result from the largest structure allowed at the closest setback on adjoining land,whether or not that structure now exists. a.1. Shade from off site vegetation is assumed to remain after development of the site if the trees that cause it are situated in a required setback;or they are part of a developed area, , '4 t + " public park,or legally reserved open space;or they are in or separated from the developable ' remainder of a parcel by an undevelopable area or feature;or they are.part of landscaping required pursuant to local law. Shade from other off-site sources is assumed to be shade that exists or that will be cast by development for which applicable local permits have been approved on the date a } complete application for the development is filed. 4 On-site shade, The site, or a portion of the site for which the exemption is requested, isa el Within the shadow pattern of on-site features such as,but not limited to structures and topography which will remain after the development occurs;or • . d Contains non-exempt trees at least 30 feet tall and more than 6 inches in diameter measured 4 feet above the ground which have a crown cover over at least 80%of the site, or the relevant portion. The applicant can show such crown cover exists using a scaled survey or an aerial photograph. If granted,the exemption shall be approved subject to the condition that the applicant preserve at least 50%of the,:, crown cover that causes the ° al shade that warrants the exemption. The applicant shall file a note on the plat or other 0 documents in the Office of the County Recorder binding the applicant to comply with this requirement. The(city shall be made a party to any covenant or restriction created to enforce any provision of this ordinance. The covenant or restriction shall not be amended without writtenecity approval. Page 2-Solar Access Ordinance for New Development Steering Comm'ee Final Draft Revisions(11/1/89) /. ... v a. 14. JiY. 43:,y5 i .5:.' �t t 9 1 .�3. Catnple�►ion of:phased subdivision. The site is.Hart of a phased subdivision none of,: :,'. i which was subject to the Solar Access Ordinance for New Development.and the site and the ,` remainder of the untIlatted mortion of the phased subdivision con in no more than 2D,J2ercelg of the lots in all phases of the subdivision. t ,‘.-'1,. . ^-51. Adpustments to Design Stands F 1. The approval authority shall reduce the !-,t,'., percentage of lots that must comply with Section.: to the minimum extent necessary if it finds the..y' e .e...--.:: applicant has shown it would cause or is subject to one or more of the following s • c n .lions. F '` I.A. fl dverse ire is opt density and cost or tnenities. . '' ;,P`Q•,if If the design standard in'Section is applied,either the,resulting density is less than that proposed,or on-site site development costs(e.g.grading,water,storm drainage and sanitary systems,and road)and solar related off-site site development costs are at least 5% more per lot than if the standard is not applied. The following conditions,among others, could constrain the design of a development in such a way that compliance with Section . 4 o I. n, ;` would reduce density or increase per lot costs in this manner. The applicant shall show r i;which if any of these or other similar site characteristics apply in,an application for a ' ." development. s ," (i) The portion of the site for which the adjustment is sought has a natural grade that is a '' ra sloped 10 per cent or more and is oriented greater than 45 degrees east or west of true " south based on a topographic survey of the site by a professional land surveyor �, •r •. . •ffi. _ I s: •a .• • e• gphi formation. { z ; ;+ ei t) ,$. There is a significant natural feature on the site,identified as such in the l:., comprehensive plan or development ordinance,that prevents given streets or lots from P, ' being oriented for solar access,and it will exist after the site is developed. (tt t)t Existing road patterns must be continued through the site or must terminate on-site }; ` to comply with applicable road standards or public road plans in a way that prevents •` given streets or lots in the development from being oriented for solar access. `i l)lit An existing public easement or right-of-way prevents given streets or lots in the ;' ''',e n development from being oriented for solar access. e ,F ; .,Z, ' ♦ If the design standard in Section applies to a given lot ,' or lots,significant development amenities that would otherwise benefit the lot(s) will be lost or impaired. Evidence that a significant dimunition in the market value of the lot(s) ,f ®- * would result from having the lot(s)comply with`Section'a is relevant to whether a significant development amenity is lost or impaired. I.I, . {' [Refer to amenities that qualify or to relevant comprehensive plan provisions or ,, '„ inventories.] P { r 2 Th . Impacts of existing shade. e shadow pattern frorxl anon-etempt trees-a44 ' cover over at least 80%of the lot and at least 50%of the oneitampsiciv shadow pattern will remain after development of the lot. The applicant can show th R. shadow pattern using a scaled survey of non-exempt trees on the site or using an aerial photograph. 4 ` e" Page 3-Solar Access Ordinance for New Development ; s , '4'. s.'' Steering Comm'ee Final Draft Revisions(1111/89) „,,1::11:::,1;:::::,7..'” ' . . , i _ -., . :t i y ,•..t.j . j 3 1, � i'�1, :'''''''''''":Z z y, 4---'t" 3. ':K n i :... S 6.•t Shade from non-exempt trees is assumed to remain if the trees are situated in a required ;` setback;o::they are part of an existing or proposed park,open space,or recreational fr; amenity;or they are separated from the developable remainder of their parcel by an r' .:yr'" , undevelopable area or feature;or they are part of landscaping required pursuant to local 'x law; 'they do not need to be removed for a driveway or other development. ,r, 4;-, 4 fL- 4,z Also,to the extent the shade is caused by on-site trees or off-site trees on land owned by the applicant,it is assumed to remain if the applicant files in the office of the County a< Recorder a covenant binding the applicant to retain the trees causing the shade on thr affected lots. �; �', Protection from Future Shade. Structures and non-exempt vegetation must f - comply with the Solar Balance Point Ordinance [ ®Al' G e®a) 9�. Y- „ e€ i- _ '_ ali lots jn a developmentysubject t he Solar ® � `; Acce lasi ••n - ft a vel,.m-n. in 1••' -. r .h' h x '.n .r ..' nt h • - kmminno or N- : D- -Is fin-i h. en - yarn Y , `� �� The applicant shall ftl note on the plat or other documents in the office of the County Recorder ; t; ,_binding the applicant d subsequent purchasers to comply with the future shade protection iv standards in Section . The pixy >,I,,,,,, shall be made a party of any covenant or restriction created to enforce any provision of this ordinance. The covenant or restriction shall not be amended without written fci ,J...,,,..,;,;;„1. approval. 00 4 -�" Application. An application for approval of a development subject to this n. ordinance shall include: „. f.A. Maps an xt sufficient to show the development complies with the solar design standard `- of Section ,except for lots for which an exemption or adjustment from Section Xis requested, A y: including at least: e.• z ,--".;..n... a, ,t The north-south lot dimension and front lot line orientation of each proposed lot. 1'i tA•2'. Protected solar building lines and relevant building site restrictions,if applicable. 1...e.For the purpose of identifying trees exempt from Section$,a map showing existing trees at least 30 feet tali and over 6 inches diameter at a point 4 feet above grade,indicating ; their height,diameter.and species,and stating that they are to be retained and are exempt. , . ' .49 Copies of all private restrictions relating to solar access. aC t,EC. If an exemption or adjustment to Section X is requested, maps and text sufficient to show en that given lots or areas in the development comply with the standards for such an exemption or adjustment in Section Of or if,respectively. , 5 4 a® H. S Process. •` Note: Local Gov' , •-f J uld provide a cross-reference to their appropri, 'ode sections that , ¢ '` , ,-: describe the procedure to be use, n 4,0 Hance with t A s ordinance for new V '. development. Also identify whether an applicant r. ,'k- .;-.-e., rieved property owner can appeal j a decision regarding the ordinance ,,.- s.what appeal process who is the approval authority for the appeal. 1,�# ;., Page 4 Solar Access Ordinance for New Development As.". Steering Comm'ee Final Draft Revisions(11/1/89) a � �{ 4'. � .1,- .r%. ..'3: . . AT' ..,r {a wr ,q• d f.a, -'•':.*;[. i -e t + v `e- 4 I • SOLAR BALANCE POINT 4 -n 1 ti iut I ub.: 1 1 • pop: �vet 1989 nb ' �6l.e.rseg"6 • Purpose. ,3'he purposes of tins oiiiiinasittto are to promote the use of solar energy, to minimize shading of structures by structures and accessory structures,and,where applicable,to " - -. lrininaize,shading of structures by trees. Decisions related to this ordinance are intended to be "ministerial. fa A-tr..®R.s,ar R .� 4 °% au�v AIplicabalit!. This o •i lies to an application for building permit for all . . structures in - f ,: :-.. and all single family detached structures i - in any zone, except`to the extent the app v uthority finds the applicant has shown that one or more of he conditions listed exists e' red in section ,and exemptions or adjustments provided for Cher .are ' warranted. In addition,non-exempt vegetation planted on lots subject to the provisions ofi Section I •6114 • • if of the Solar Access Ordinance for New Development shall comply with the shade point height standards as provided in sections sand 9'of this ordinance. 4:0, • L. -6. Solar Si t Plan Required. An applicant for a building permit for a structure fi • subject to this ordinance shall submit a site plan that shows;, 'l the maximum shade point height allowed under section 4; If m. im_m h.• ..in i t i ..•' :s. . - 4 A 2 h- av c ,` elevation of tbJ rear�rgpel line 1=' r -:,n .f h- h a '►.i 'r i, t(-i:�i . ;en of h• frs ti. hirie or the elevation at the mi. a•i of •!s•.t • •1 • i_ �t� ! • • Jr-1• • to t Uth' and,if applicable, 4, €h solar balance point for the structure as provided m section Maximum Shade Herbs Standard. The height of the shade point shall u -; comply with either subsection ift or 'below. t ' 2.. 01. Basic Requirement. The height of the shade point shall be less than or equal to the height specified in Table ,` or computed using the following formula; The height of the shade point shall be • measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If necessary interpolate between the 5 foot dimensions listed in'fable A. H=(2xSR2L,1 -N+ 150 uj Where:H = the maximum allowed height of the shade point(see Figures 4 and 5); SILK, = shade reduction line(the distance between the shade point and the northern lot line,see Figure 6);and N. the north-south lot dimension,provided that a north-south lot dimension *` more than 90 feet shall use a value of 90 feet for this section. Page 1 Solar Balance Point Ordinance Steering Comm'ee Final Draft Revisions (11/1/89) ._ �, ,.. .. ..- . . � ,. .'t .��,�. . . �. ,.�• ,. _ , V�: . . .. ,f;.,. fig. ."�. ,, t. . •J 4 F+ . +C 4 ,-, f k r t V yx A T { �! t 4 -. r G'. r rl t,. ,w .` Ft61.440:;,'9' i .:..r:YA M ''''n'' :Y v ti A '-.V.-1•! r 4 , r SOLAR LOT OP11ON 1! BASIC REt UiRE tENYSt . r �{ y1 - r°-x' #, �a• fd a« •ir, 4F V'3'"• x; ,#c* xr..,r a�` ..-+y R �''""I ,.`,,,,,,,''t,.":-''.„:' s { z ' "=r9'.,:: . Sa "4' 4 ' Minimum o4' "s•, north-south lot' f * dimension require{ 4�. Front lot line is within an eenroe 7.t axis v x+> lei 1 e�e _ , a v. r t: ' SOLAR LOT OF) 2. 'ROTES` E® �L AR LI LDII�I i.INE` m . ,. M ''''r:':4;1:':'''''' ee Prot it• Solar Building llna •`ithin'30 degrees +'* ,. i 2 of e -'twost axi •" i At least 70'between solar ® t building tine and middle :� 1 .f lotto the south. This"will Bbl o ensure ability y to build twa °, story house,. :.,.....,.-A,-,:,,,.,4;!. : si. .. . _ , ' , _ '' , r L: ' . ,.' . . " . :..': •:`,,.4_:•:;:* l���fir .. .. ti '•1..*:.:' 1• .. a� . ., ._. _ .. 4 i.. ,: 1 4 3 Provided,the maximum allowed height of the shade point may be increased one foot °..;� .' r " above the amount calculated usin g the fotmula or Table A for each foot that the average f; s. ', grade at the rear property line exceeds the average at the front, •line 1:--: TALE A- MAXIMIJi 'EI MI D IADFE PO NT IC3HT (In Feet Distance to North-south lot dimension(in feet) ' Shade 100+ 95 90 85 80 75 70 65 60 55 50 45 40 Reduction Line . from northern ;` : lot line(in`feetl Z. t 70 40 40 40 41 42 43 44 1 65 38 38 38 39 40 41 42 43 a ,, - 60 36 36 36 37 38 39 40 41 42 r 55 34 34 34 35 36 37 38 39 40 41 ,:,. ` 50 32 32 32 33 34 35 36 37 38 39 40 ; 45 30 30 30 31 32 33 34 35 36 37, 38 39 40, " b ' ,` 40 28 28 28 29 30 31 32 33 34 35 36 37 38` < :} : 35 26 26 26 27 28 29 30 31 32 33 34 35 36 ;. 30 24 24 24 25 26 27 28 29 30 31 32 33 34' 25 22 22 22 23 24 25 26 - 27 28 29 30 21 . 32€ ',;' a 20 20 20 20 21 22 23 24 25 26 27 28 29 30 L 15 18 18 18 19 20 21 22 23 24 25 26 27 28 a, ' 10 16 16 16 17 18 19 20 21 22 23 24 25 26 .,? '',',-'..::1-.:"..',,; 5 14 14 14 15 16 17 18 19 20 21 22 23 ' 24; Performance Option. The proposed structure, or applicable non-exempt vegetation, wilt' :. ,h }; shade not more than 20 per cent of the south-facing glazing of existing habitable structure(s),or,' -.'` 'L , where applicable,the proposed structure or non-exempt vegetation comply with section , .,41®�..t, ',, of the Solar Access Ordinance for New if evelopenaent. If section t Protected Solar Building q £,.es. ..,' ,r Line,is used,non-exempt trees and the shade point of structures s be set back from the : .,,;. protected solar building line 2.5 feet for every 1 foot of height of ttructure or of the mature { height of non-exempt vegetation over 2 feet. �41 fro ,�� .'2. ��' . Sys g. , . Exemption from the Maximum Shade Point }Ieght Standard. The , approval authority shall exempt a proposed structure or non-exempt vegetation frets sections i ° u la, and of this ordinance if the applicant shows that one or more of the conditions in this4secdon ' ist,based on plot plans or plats,corner elevations or other topographic ,data,shadow patterns, suncharts or photographs,or other substantial evidence submitted by the applicant. ./ .„ m Exempt Lot. When created,the lot was subject to the Solar Access Ordinance for New •"' a Development and was not subject to the provisions or section/of that ordinance. ",ie. Pre-existing shade. The structure or applicable non-exempt vegetation will shade an area that is shaded by one or more of the following: .... _ 0.,/. An existing or approved building or structure; „ ;K r ' ,b.,2'. A topographic feature; or R . ,.,:: et ri ' w. Page 2-Sular Balance Point ordnance *,: : Steering !Comm'cc Sinai Draft Revisions (11/1/89) 1.� :.,.;5: ''1:'W b`...•:A' *;.1., :i '' . '',e' x i . 3 i} '' " `'A,' '.''‘....-4,.:` '� 1 ' L ;.*.■ ri A) , -, i . tai". A non-exempt tree that will re n after development of the site. It is assumed a tree- 1' ' will remain after development if i . is situated m a building.setback required by local law;' . . 'I. .,� is part of a developed area or landscaping required by local law,a public park or landscape ' < < '4t; strip,or legally reserved open space;g`is in or separated from the developable remainder of a parcel by an undevelopable area or feature; or is on the applicant's property and,not ' affected by the development. A duly executed covenant also can be used to preserve trees r ;' 6' '. causing such shade. 3 Sloped The site has an average slope that exceeds 20 percent in a direction greater than 45 degrees east or west of true south based on a topographic survey by a licensed professional ; land surveyor or USGS or other ofncially reeo mined topographic information. r' n . Insignificant benefit The proposed structure or non-exempt vegetation shades one or ''; more of the following; • f,' 9,i': An undevelopable area; ti,t, "' .z. The wall of an unheated space,such as a typical garage;ei ` 2:-...--;;;L'.''„' e,�. Less than 20 square feet of south-facing g;or ','. '•. (i) . An undevelo•ed lot other than a lot that was ,ub'ect to the Solar Access Ordinance for ;;; New Develooment where: 4 !) /. There are at.least four sin lea family detached or attached homes within 250 feet of '{ ::: the lot within the same subdivision or a hase of The subdivision. and (jO A majorityof the homes identified in subsection 40.. above have an ay.t age of less than 20 square feet of south-facing glazing. ' 5 e Public Improvement. The°proposed structure is a publicly owned improvement. • 4 ,' • Adjustments to the Maximum Shade Point Ilei�hr tattc@arcl. The iapproval authority, shall increase the,maximum permitted height of the shade point determined using section to the extent it finds the applicant has shown one or more of the following r x conditions ons exis based on plot plans or plats,corner elevations or other topographical data, shadow patterns, suncharts or photographs,or other substantial evidence submitted by the • -9 applicant. '` 1, X. Physical conditions. (Physical conditions preclude development of the site in a manner that complies with section V,due to such things as a lot size less than 3000 square feet, , = ... unstable or wet soils,or a drainage way,public or private easement,or right of way. .� t $. Conflict between the Maximum Shade Point Height and Allowed Shade on the Solar Feature Standards. A proposed structure may be sited to meet the solar ' balance point standard described in section Kor be sited as near to the solar balance point as allowed by section ,if•. !d When the proposed structure is sited to meet the maximum shade point height standard A' determined using section 4',its solar feature will potentially be shaded as determined using-, ; ,, section; and dli?, ;. Page 3-Solar Balance Point Ordinance -,,...Y{4 Steering Comm'ee Final Draft Revisions(11/1/89) t s j fi d a '` - t r ? ti ' : K h ,�. ti t ":A ' t a,• :t s`` -, % '' The application includes a form provided for that purpose by the ci that: i (t) 11-Releases the applicant from complying with section'and agrees that the proposed x ' structure may shade an area otherwise protected by section, ,, - --'-':'''`;';'!' -- 1.14)y. Releases the:city . •.1.- '.from liability for damages resulting from the adjustment; r: •, and s '� <z. (i( e)a Is signed by the owners)of the properties that would be shaded by the proposed `: ,• structure more than allowed by the pmvisions of section/eV. ;.;"-;:s="'. `. &.7: Before the icily issues a permit for a p pfsed structure for which an ..' adjustment has been granted pursuant to section , the applicant shall file the form : provided for in subsection Adabove in the office of the county recorder with the deeds to `, the affected properties. 2.e 42. ." f n:..: r._ 1 Iv .I _ t t.i __. I- e• - ,, perform the c . .... �.. ,.. ... fired t. t, An . ,, scant t is no -• calculations in or comply with the standards of section.? y t.X. Applicants are encouraged to design and site a proposed habitable structure so that , z the lowest height of any solar feature(s)will not be shaded by buildings or non-exempt trees on ` -, lot(s)to the south. The applicant should complete the following calculation procedure to ," ' determine if solar feature(s)of the proposed structure will be shaded. To start,the applicant 't: r..i.e''''.:-;-`4 .5, should choose which of the following sources of shade originating from adjacent lot(s)to the s. '. south to use to calculate the luxe-hum shade height at the north property line: t .; , A.Y. Existing structure(s)or non-exempt trees;or • . The maximum shade that can be cast from future buildings or non-exempt trees,based ifs,, 2.4 x r on Table C. If the lot(s) to the south can be further divided,then the north-south dimension ?r:: ; is •1 assumed to be the minimum lot width required for a new lot in that zone. , . .. The height of the lowest point of any solar feature of the proposed structure is . � � ,. g P Y P P .,,e,:',-:i 'a calculated with respect to either the average elevation or the elevation at the midpoint of the -. front lot line of the lot to the south. ss ' �. 1,yd. The applicant can w• determine theheight of the shadow that my be cast upon the "` applicant's solar feature by the source of shade selected in subsectionA by using the following r co formula or Table B. t• r i SFSH= SI-I, (SGL/2.5) d .• , ao Where: SFSH = the allowed shadow height on the solar feature(see Figure 8) SH= the height of the shade at the northern lot line of lot(s)to the south as , determined in Section AT &• 2,• SGL= the solar gain line(the distance from the•solar feature to the northern ., r . •, .1 lot hue of adjacent lot(s)to the south,see Figure 7) < .� t y 1'.' Page 4=Solar Balance Point Ordinance 3 ' Steering Comm'ee Final Draft Revisions (1111189) k♦ • C,yy f. •J'' ,c yx ., K• •,,,,, ri ‘ J' V yJ 4 1 „i -, .f, _i,,,.J x w;i^ I.-I,'a L �,' 9 e 4 J^ , '.-, :j R •'; 1 r T K ' h s t S n `•A. It...'.'-,:, 3 A i dy .C# 4 li.: t .,, ., 4 TABLE B-MAXIMUM PERMLUED I IGHT OF SHADOW A'.SOLAR FEATURE (ft) , Distance from Allowed Shade Height at Northern Lot Line . : Solar Gain Line of Adjacent Lot(s)to the South(feet) ;; ., to lot line(feet) ' ,, 22 21 20 19 18 17 16 15 14 13 12- ;. 50 2 1 s, . 4 4 ;, 45 4 3 2 1 40 6 5 4 3 2 1 35 8 7 6 5 4 3 2 1 r 30 10 9 - 8 7.k 6 5 4 3 2 1 :., 25 12 11 10 9 , 8 7 6 5 4 3 2 .4 . . 20 14 13 12 11 10 9 8 7 6 5 4 w. ,.;, , 15 16 15 14 13 12 11 10 9 8 7 6 c 10 18 17 16 15 14 13 12 11 10 9 8 .F ` 5 20 19 18 17 16 15 14 13 12 11 10 } 4 Table C may be used to determine(S11)in the above formula, TABLE C I -4 '`� North-south lot to dimension of adjacent 100 95 90 85 80 75 70 65 60 55 50 45 40 lot(s)to the south Allowed shade a,.. , height at the north 12 12 12 13 14 15 16 17 18 19 20 21 22 ry`' property line of ,. adjacent lot(s)to south ,., �t'R`: . .? 1f the allowed shade height on the solar feature calculat in subsection jh is higher than the lowest height of the solar feature calculated in subsection ,the applicant shall be encouraged to consider changes to the house design or location which would make it practical to locate the j solar feature so that it will not bee�glshaded in the future. `' ,, ♦ a� i' . ,. ` '" -. , Solar Balance Po nt. If a structure does not comply with maximum shade ti ;'•.,".4 point height standard in section ' and the allowed shade on a solar feature standard in Section€2. y then the solar balance point of the lot shall be calculated(see Figure 8). The solar balance point is r the point on the lot where a structure would be the same from complying with both of these) standards. 5,9 -thPa- Jo, tvio+aktez, Se w n, ' 5 w.4 Yard Setback Ad.iustrnent. The(city ','), < -.shall grant an justment to the l' x to setback requirement(s) a e necessary build a proposed x structure so it complies with either the hade point height standard in section ,the allowed shade . ,," on a solar feature standard in section il, 1.the solar balance point standard in section/Feprovided ,: herein(see Figure 8). This adjustment is not intended to encourage reductions in available solar (3 , access or unnecessary modification of setback requirements,and shall apply only if necessary for a ' in structure to comply with the applicable provisions of this chapter.ter. S ' t' Aai 4. _:.P.. , R;(t, '2.S � to Ca I. if. ( Zone • ,, 1. A front yard setback may be reduced to not less than 1/0/10 feet. i {�_ 2. A rear yard setback may be reduced to not less than(10f .,� 3. A side yard setback may be reduced to not less than f 3i feet. t^ ,;; Page 5 Solar Balance Point Ordinance ., _ Steerin Comm'ee Final Draft Revisions(11/1/89) 4t 4, e.41.0. dst •, - • ;pig le.GL,®6aa• .. ply -y { }Y 4; '`` . . , i . ;Y' T C. ;,•■st. Th ; ti ( ; i j t L f '1.1`.. -1:' ,. - t 1 ` 1." A nt yard setback may be reduced to not"less.dean ' _eeet< ; /C) �. A `yard setback•may be reduced to riot less t 1 t' oet. 3 A side yard seta ack,may r;duced`to nbt.less dare(3j feet, ...C; 'I Q4Q3 'R.•° s '+ +�� �ia� . .Zone(s . 6#4• M .`' • ;�ai , . A front yard setback may be reduced to not less than f- t. . e, 2v A ter.yard,setback may. uced't4a not less than f., oeet: ol��� 3. `A tLIU yard,setback try be'educedto not'less than f ee" ei o�r , . �i., ® e.��.�. lea a s ca. °gin �o ,, `e °e,t F. °'• sect`on to. Re�►sew rocs. (Crass-reference to exesiuzg processes for-r- ,, ,zg zoning , c® co tg •;ia S iS• O .. ii 9 )f . ,i< $id - ;,,,'",'-'i44, t. 4;.-,.,,-4.:t--'--;; t { Page 6 So1ar Bal&nre Point Ordinance x}:`'" Suring Conun'ee Final Draft Revisions(11/1/89) ti r i fit' �,}•,,,',.,',:t'',''',+':', ,t. a '' �.,�•,t9 r+�`±.i.,''';' ,-,s','',ti ,,,,,.:„..,,.„.-,•:•;•.,..•,,,-,,,':,..,.,•-..;:,:,w? 4 -4 t' .1.. }'...'4.,:';''' ',, 1- • LID (,6Qa SOLAR ACCESS PERMIT eiti3fikWeNGE .+i0 t .:,.ti •alb ?. Purpose, The purpose of this is to protect solar access to solar features {t 'x, on lots designated or used for a single family detached dwelling under some circumstances, It authorizes owners of such lots to apply for a permit that,if granted,prohibits solar features from being shaded by certain future vegetation on and off the permittee's site ' r�nrsi icat...away.. An owner or contract purchaser of property may apply for ; property is in a E. R•t -'S.'� -IA Oh and/or be 3ubeca to a solar access t for a solar feature if that • • e ,or is or t4 developed with a single family ' ®� �2 zoos , ' dwelling. Theca 's decision whe er or nE - .� o grant a solar access permit is intended to be ministerial. • . A i i royal standards for a solar access errnit. The 1g4 0. z :: shall approve an.ippiicanotr for a solar access permit if the applicant shows: 1, r. The application is complete: 2; . The information it contains is accurate;and 5, c. Non-exempt vegetation on the applicant's property does not shade the solar feature. i t . Duties created by solar access 'ermit. • r r /. / A party to whom the fcirytaraa i• grants a solar access permit shall: t: $..rl. Record the permit, legal descriptions of the , . ,. .'es affected the permit, ` s the solar access height limit,and the site playa req . • in section with such modifications as required by the I - ,,: in the office of the county recorder with the deeds to the properties affected by it,indexed by the names of the owners of the affected properties,and pay the fees for such filing; 4p I Install the solar feature in a timely manner as provided in Section`:and s r • �..�! Maintain non-exempt vegetation on the site so it does not shade the solar feature. Ff. An owner of property burdened by a solar access permit shall be responsible and i 7 pay all costs for keeping non-exempt vegetation from exceeding the solar access CL, hei t limit. However,vegetation identified as exempt on the site plan required in et ! 6•''3. section ,vegetation an owner shows was in the ground on the date an application for a solar access permit is filed,and solar friendly vegetation are exempt from the solar access permit. ca S . ..eloalication contents. An application for a solar access permit shall wcontain the following infamiation: it A legal description of the applicant's lot and a legal description,owners'names, b and owners'addresses for lots all or a portion of which are within 150 feet of the applicant's lot and 54 degrees east and west of into south measured from the east and ` 9 $ west corners of the applicant's south lot line. The records of the t ate giogrgoa4 shall be used to determine who owns property for purposes of an application. The �, �3 } failure of a property owner to receive notice shall not invalidate the action if a good faith t attempt was made to notify all persons who may be affected. Page 1 --Solar Access Permit Ordinance • 3i .j i;' 7 :_( 3 ..1 .n. ,� , ..t . . . e .. Y { ;'C't j t •'. .4n f y}. • ..5 .1`, -; ... . ;-•• t ., e� _4 x -. a y r r; •�`• r•; ct 6 + r i < r, 4 % : 7Vr s n 'k-r d svd. .'t *ri" er«,t. t .r, + t, R7J Zones) 1� 1 44 f { } A ty 1 A fxont yard "-`aback ay be redu A to no less th (101 feet.' � °' ' Tear'yarr se k-xna •- educ- to not 1-+s;titan 1D�L A y d selbrek may .uc o not an' J feet:.- 3 '; 4a jR f1 Zonc . N r q f<x?.Y ` ;, , "=5, *� pn€ 1 �. i a;me►ard s •ack• ,.11:,e be redo r-• . lit; less,than/ � `' "�A,, yea .. etb ma 'reducecl to ss th n(51 t,;; d Y tt � . - 2 side ardl setback clay ,- reduced to uo than(51 feet: 4 s5r. R, l O •; „ e ► w r`ocess ' ,,., a fer'ence to existing processes for reviewing zoning r lictriceN ' •,' ' „ .1 . ty �^ k A- w fi .. � y x 'Y }5 y _ + a% . n r r ,...-;;•:,-..',;; {y r.Z fA� 1 t y; 0. ,,>;, 4444 RAM '.41'.; V ,t ,?t •1: '.i S 1 -. S T= Page 6-Solar Balance'Point Ordinance /rt Steering Comm'ee Final Draft Revisions(11/1/89} �w 4 1� .., •°?. :�.. -, a.. •} ,....• f1'�,..7 ..�s � r =. ,.+ �+.. a1!. _ yj :t. � ... `•'a yv% A scaled plan of the applicant's property showing: �.. Vegetation x. � �etation im the ground as of the elate of the application if,when mature,that n. � O �.,..,. vegetation could shade the solar feature. ,2'. The approximate height above grade of the solar feature,its location,and its orientation relative to true south. P 1 ci. A scaled plan of the properties on the list required in subsection above showing: { }i: fe#= Their approximate dimensions;and .c 4 3'. The approximate location of all existing vegetation on each property that could • i shade the solar feature(s)on the applicant's property. e.er:.*:.. 4 ...::.: :. , J! For each affected lot,the requested solar access height limit. The solar access height limit is a series of contour lines establishing the maximum permitted height for : non-exempt vegetation on lots affected by a Solar Access Permit(see Figure 11). The contour lines begin at the bottom edge of a solar feature for which a permit is requested ',.• and rise in five foot increments at an angle to the south not less that 21.3 degrees from 4 the horizon and extend not more than 54 degrees east and west of true south. ' Notwithstanding the preceeding,the solar access height limit at the northern lot line of any lot burdened by a solar access permit shall allow non-exempt vegetation on that lot : whose height causes no/snore shade on the benefited property than could be caused by e, a structure that complies with the Solar Balance Point Ordinance for existing lots. A or. If available,a statement sign ' the owner(s)of some or all of the propeny(ies) to c s ' which the permit will apply if a ei'ted verifying that the vegetation shown on the plan submitted pursuant to section . above accurately represents vegetation in the ground on the date of the application. The/city shall provide a form for that purpose. The signed statements provided for herein are permitted but not required for a complete z application. vim.. Application review process.Pas t, . Unless waived by the( � ��®� ' prior to filing an application for a solar access permit,an applicant or applicant's representative shall pay the required is tr CC }, . . and meet with the , off. ' to discuss the proposal and the requirements for an application. o° '�0 l€--a meeting is held,the -., e. shall convey a written strnamary of the ' �''' meeting to the applicant by mail within a cal dar days of the meeting. ID ►. 10,46.10.12. L.p. After the pm-application meeting is held or waived,the applicant may file an .-1 application containing the information required in section,f,above. 1. e. Within 5 calendar days after an application is filed,the ' ' tshall determine whether the application is complete and if it is not r complete notify the applicant in writing,and specify what is required to make it complete. •,, Page 2--Solar Access Pernik Ordinance °Pia/lie-Tow 2: le Within 14 calendar days after the r -. ( '• ]decides an application for olar access permit is complete.the,(r aa1/orakisepheetelesiatateao shall t ee issue a written decision tentatively approving or denyin the request,together with reasons therefore, based on the standards of sections L. . 121 ritl•L9®� .t If the tentative decision is to deny the permit,the fowponsiblorogleiell shall mail :4 , a copy of the decision to the applicant. X If the tentative decision is to approve the permit,and the owners of all affected a f: properties did verify the accuracy of the plot plan as permitted under section 5ttr, , shall mail a copy of the decision to the applicant and affected partiws)by certified mail,return receipt requested. j ,2' If the tentative decision is to approve the permit,and the owners of all affected properties :cia. v fy the accuracy of the plot plan as permitted under section d. &. 5 F,th -.` . ..�.> `:_ shall send a copy of the tentative decision to the ' it and to the owners of affected properties who did not sign the verification • ° statement pursuant o secnon541 by certified mail,return receipt requested. If the 4421faaaartatiz‘lregumesibits4rmisil determines that the owners of a given property affected by the permit are not the occupants of that property,then the( t also shall send a copy of the notice to the occupants of such property. alPf Reirc, . 0) The notice sent to the applicant shall include a sign that says a solar access , permit for the property has been tentatively approved,and that informs readers { where to obtain more information about it. The applicant shall be instructed to conspicuously post the sign so it is visible from right-of-way adjoining the property,and to sign and return a form provided by the(ate 0 t fit.'411. certifying that the sign was posted as provided herein not more than 14 days {i after the tentative decision was mailed. �s C.T.. �+ tee (iO jv The notice shall include the plot plans required in sections Mr and a above, the proposed solar access height limits,and duties created by the permit. " ' e 6 F. The notice shall request recipients to verify that the plot plan shows all non- exempt vegetation on the recipient's property,and to send the freaspolasilakIIPttladIeft, qtraeiell comments in writing within 14 calendar days after the tentative s decision is mailed if the recipient believes the applicant's plot plan is inaccurate. i d= 4! {Within 28 days aft notice of a tentative decision is mailed to affected parties, ,.- t f the • ^., shall consider responses received from affected parties and/or an inspection of the site,modify the plot plan and the permit to be consistent *' a. with the accurate information,and issue a final decision, 'The lA LT®l shalll send a copy of the permit and solar access height limits to the owners of each property affected by the permit by certified mail,return receipt requested. 4 �w If the application is approved,.the applicant shall record the permit,associated solar m access height limits,legal descriptions for the affected properties,and the site plan required in section with such modifications as required by the(r`es ' it crop. in the office of the co ty recorder with the deeds to the properdes affected by it before the permit is effective. 6.43. Page 3 -- Solar Access Permit Ordinance • - - . Permit enforcement process. t, Enforcement request. A solar access permittee may request the fciry to enforce the solar access permit by providing the following information to the eleige,oretee. (fie ' x': It 1. A copy of the solar access permit and the plot plans submitted with the permit: <` and ie. j. The legal description of the lot(s)on which alleged non-exempt vegetation is situated,the address of the owners)of that property,and a scaled site plan of the ,;, ' lot(s)showing the non-exempt vegetation;and L•l` Evidence the vegetation violates the solar;access permit,such as a sunchart 1, z ' photograph,shadow pattern. and/or®photographs. :i 4 t Enforcement process. If the (r j j determines the request for 4414,10 .8 are enforcement is complete. he or she shall inmate an enforcement action pursuant to , peeeesei. Provided the(r-, ' .; .;- -.,-,•.- shall not enforce the permit against i> vegetation the owner of which shows was in ': e ground on the date the permit '• '., application was filed with the teityittetettetf. eteiRateope ; ;,• ■..• o Ex ilatioti and extension of a solar access rermit. t t �if$fSr�°ia `eJv i ` .� I.X. Expiration. Every permit issued by the( j under the a t , "' provisions of this ordinance shall expire if the constriction of the solar feature protected he . - by such permit is not commences within 180 days from the date of such p it,or if • e„ 'r the construction of the solar feature protected by such permit is suspended or ` '' .e- abandoned at any time after the work is commenced for a period of 180 days. Before - :i such work can be recommenced,a new permit shall be first obtained to do so,and the }` fee therefor shall be one half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and t-c: '' specifications for such work,and provided further that such suspension or abandonment has not exceeded one year. If the permitted does not show construction • `� ^e et .... of the solar feature will be stared within 180 days of the date of the permit or the ' , extension,or if the solar feature is removed,the(r- • : •-j shall terminate the permit by recording a notice of expiration in the offic f the county recorder with • > the deeds to the affected properties. o01e343' ., 0. f $. Extension. Any permittee holding an unexpired permit may apply for an ,,; extension of the time within which he or she may commence work under that permit ' when he or she is unable to commence work within the time required by this section for good and satisfactory reasons. The(o-:,..I, _ may extend the time for 5 action by the permittee for a period not ex. -•. g 180 days upon written request by the ` perx niitee showing that circumstances beyond":+ a control of the permittee have Y: prevented action from being taken. No •e t shall be extended mote than once. ni `+ r '• Page 4---Solar Access Permic Ordinance " i k� ti .-'''',`%''''''5 !. a*..r3- ... .. y :. .. SOLAR ACCESS ORDINANCE FOR NE y DEVELOPMENT Sttclnireg Cron mittel lE enai t t..,Rea�icia r } Adopted November 2, 139 Set Purpose. The puzposes of the solar access cadinance for new development are to ensure that land is divided so that sttectwes can be oriented to maximize solar access and to minimize shade on adjoining properties from streams and trees. ?' Seetiolt Applacnbil® The solar design s in Section 3 shall apply to applications for a development to create lots in[list urban angle family zones] zones and for single family detached dwellings in any zone,except to the extent the approval authority finds that the applicant has shown one or more of the conditions listed in Se ctnons 4 and 5 exist,and exemption or adjustments provided for them are warrante3 Section 30 Deli n Standaard. At least 80 percent of the lots in a development subject to this of mice shall comply with one or more of the options in this rust: idcd a d T a naayJ t is loot tens> se;the;aplittssi Sll ons 3B r C 1222 �nitla for 3_ A. Basal Requirement(see Figure 9).A lot complies with Section 3 if at: :Y 1. Has a north-south dimension of 90 feet or more; 2. Has a front lot line that is oriented within 30 degrees of a true east-west axis. B. Protected Solar Building Line Option (see Figure 10). In the alternative, a lot ' complies with Section 3 if a solar blai din line is to , � � ' protect solar access as follows: 1. A protected solar building line- " e is designated on the plat or> documentsxecorded with the plat;and , e, 2. The protected solar building line is oriented within 30 degrees of t a true east-west axis; 3. There is at least 70 feet between the the middle of the ;4 protected solar�' S�tg line and th north-south dimension of the lot to the south,measured along a line perpendicular to the } : protected solar building lane;and 4.Them is at Feast 45 feet between the protected solar biding line and the�noarthcm edge of ' ' the buildable area of the lot,or habitable are situated so that at least 80 per cent of '� .1:kt�t? a their south-facing wall will not be shaded by structures or no vegetation, • Y,{ C. Performance Option. In the alternative,a lot complies with Section 3 if: 1. Habitable structures built on that lot will have their long axis oriented within 30 degrees i E of a true east-west axis,and at least 80%of their ground floor south wall will be protected from shade by structures and non-exempt trees g air= s s dced sestptsttion or 2. Habitable structures built on that lot will have orient at least 32' of their glazing and lost 500 square feet of their roof area to within 30 degrees east or west of true south,annd di ayina and roof a is from shade by structures and non- exempt trees using autjrovriatedeed restrictions. Page 1-Solar Access Ordinance for New Development ;. Steering Comm'ee Final Draft Revisions(11/2/89) } Section 4.. Exemptions from ?esignn standard. A development is exempt tom Section 3 r if the fapproval authority/ finds the applicant has shown that one or more of the following conditions apply to the site. A develtopment is partially exempt from Section 3 to the extent the • s (approval arsthorityl finds the applicant has shown that one or more of the following conditions • j apply to a corresponding portion of the site. If a partial exemption is granted for a given tt z;.; , development,the remainder of the development shall comply with Section 3. A. Slopes.The site,or a portion of the site for which the exemption is sought,is sloped 20 ' per cent or more in a direction greater than 45 degrees east or west of true soutln,based on a topographic survey by a licensed professional land surveyor e. S'or cth offic ally x ' recd gintz pghi " �t2nf4rmattstn B. ®site shade. The site,or a portion'of the site for which the exemption is sought,is within the shadow pattern of off--site features,p such as but not limited to structures, topography,or non-exempt vegetation,which will remain after development occurs on the she from which the shade is originating. t at 1. Shade horn an existing approved off-site dwelling in a single family residential zone x 4+• and team topographic features is assumed to remain after development of the site. 2. Shade from an off site structure in a zone other than a single family residential zone is • assumed to be the shadow pattern of the g or approved d lopment.ther or the y f ; I t E', shadow pattern that would result from the largest gnome allowed at the closest setback on adjoining land,whether or not that structure now exists. 3. Shade from off-site vegetation is assumed to remain after development of the site if the • trees that cause stare situated in a nequired setbaclo or they are part of a developed area, • t public park,or legally reserved open or they are in or sepazated from the developable remainder of a parcel by an tm evelopable area or feature;or they are part of landscaping required pursuant to local lave. I 4. Shade from other off-site sources is assumed to be shade that exists or that will be cast by development for which applicable local perrnits have been approved on the date a • • a. complete application for the development is filed. 4t ' C On:site shade. The site,or a portion of the site for which the exemption is requested, is: A. < _• ' 1. Within the shadow pattern of on-sue featunas such as,but not limited to structuaes and • 't, topography which will remain after the development a 2. Contains non-exempt trees at least 30 feet tall and more than 6 inches in diameter • measmed 4 fees above the gaoltnd which have a crown cover over at least Sif%of the site, or the relevant portion. The applicant can show such crown cover exists using a scaled ; ,' c survey or an aerial photograph. If granted,the exemption shall be approved subject to the • d condition that the applicant paeserve at least 50%of the itFeRegv that cause the et shade that warrants the exemption. The applicant shall file a note on the plat or other ,t • m duets in the Office of the County Recorder binding the applicant to comply with this w requirement The(city/co€tnty)shall be made a party to any covenant or restriction cleated •to enforce any provision of this ordinance. The covenant or restriction shall not be amended without written(city/cow)approval. Page 2-Solar Access Ordinance for New Deeelopmau Steering Comm ee Final Draft Revisions(11/1/89) k.. 4 q {? eS< • D. .Com le on f nliased'subdivisi ra� The Site is art of a phased subdivision none of • { " which mas subject tothe Sol Solar Access Ordinance.for New Development,and the site and the remairdex of the unpaved non tion-of the phased subdivisioid contain no more than 2Q,pje pan t 4 of the lots-in all phases of the subdivision. Section 5.' Ad'hstments to Desi Standard. The(approval author) shall reduce the percentage of lots that must comply with Section 3 to the minimum extent necessary if it finds the applicant has shown itottos,gethansennusinligntio one or more of the following sitetshatsistecistios apply conditions. k:= A. Adverse impacts op density and cost pr :menhir If the design standard in Simon 3A is applied,either the resulting density is less than that proposed,or on-site site development costs(e.g.grading,water,storm drainage and sanitary systems,and road)and solar related off-site site development costs are at least 5% more per lot than if the standard is not applied. The following conditions,amend others, could constrain the design of a development in.such a way that compliance with Section 3A , t would reduce density or increase per lot costs in this mannei The applicant shall show 3'.'; ' which if any of these or other similar site characteristics apply in an application for a y development. a. The portion of the site for which the adjustment is sought has a natural grade that is sloped 10 per cent or more and is oriented greater than 45 degrees east or west of true l et south based on a topographic survey of the site by a professional land surveyor ,,. 1ISGS o{r otheroffieaal yam a ttop>�hic informatie�n. • b There is a significant natural feature on the site,identified as such in the • a;. comprehensive plan or development ordinance,that prevents given streets or lots from, t r ' being oriented for solar access,and it will exist after the site is developed. c. Existing road patterns must be continued through the site or must terminate on-site to comply with applicable road standards or public goad plans in a way that prevents rn given streets or lots in the development from being oriented for solar access. d. An existing public easement or right-of-way prevents given streets or lots in the '.' development from being oriented for molar access. 2, 4gLosolopemat—aniegitioor If the design standard in Section 3A applies to a given lot {`. f or lots,significant development amenities that would otherwise benefit the lot(s)will be lost or impaired. Evidence that a si i 1nt dimunition in the market value of the lot(s) would result from having the lot(s)comply with Section 3A is relevant to whether a significant development amenity is lost or impaired. fRefer to amenities that qua!j y or to relevant comprehensive plan provisions or inventories.) B. Impacts of existing shade. The shadow pattern from Neon-exempt as m ®f the lot a cover over at least 80% and at least 50%of the -eF shadow pattern will remain after development of the lot. The applicant can show the shadow pattern using a scaled survey of non-exempt trees on the site or using an aerial photograph. Page 3-Solar Access Ordinance for New Development Steering Comm'ee Final Draft Revisions(11/1189) 4% x t 1. Shade from non-exempt trees is assumed to remain if:the trees are situated in a required setback;or they are part of an existing or proposed park,open space,or recreational 't amenity;or they are separated from the developable remainder of their parcel by an lndevelopable area or feature;or they are part of landscaping required pursuant to local • law;and they do not need to be removed for a driveway or other development. 2. Also,to the extent the shade is caused by on-site trees or off-site trees on land owned ! by the applicant,it is assumed to remain lithe applicant files in the office of the County in a covenant binding the applicant to retain the trees causing the shade on>t e • a 4. affected lots. Section 6. Protection from Future Shade. Structures and non-exempt vegetation must comply with the Solar Balance Point C ancetec4 anti (provide cross-reference) if s a .ail1i-6@tll•, • 61 * kat r14. .21 tit 4 Y.., t I • t± I : • ! f ,�.I 1 Il L1••t 1 7 J F4,l x iii.. ltrliil !7 �'K 1•I►fd !: t, er • ► ► • ;tom► ! Its ► the Solar gnals Drdinan0 for Bistro et have been The applicant shall file a note on the plat or other documents in the office of the County Recorder ''4 binding the applicant and subsequent purchasers to comply with the future shade protection standards in Section 6. The(city/county)shall be made a party of any covenant or restriction • created to enforce any provision of this ordinance. The covenant or restriction shall not be amended without written(city/county)approval x5i Section 1 Aop.lecation. An application for approval of a development subject to this ordinance shall include: A. Maps and text sufficient to show the development complies with the solar design standard of Section 3,except for lots for which an exemption or adjustment from Section 3 is requested, including at least 1. The north-south lot dimension and front lot line orientation of each proposed lot. *t 2. Protected solar building lines and relevant building site restrictions,if applicable. jf 3.For the purpose of identifying trees exempt from Section 6,a map showing existing trees at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade,indicating "- their height,diameter and species,and stating that they are to be retained and are exempt. tt •;. 4. Copies of all private restrictions relating to solar access. B. If an exemption or adjustment to Section 3 is requested,maps and text sufficient to show ve that given lots or areas in the development comply with the standards for such an exemption or adjustment in Section 4 or 5,respectively. Section 8. Process. r; J [Note: local Governments should provide a cross-reference to their appropriate code sections that ILS describe the procedure to be used to review compliance with the solar access ordinance for new development. Also identify whether an applicant andnd/or other aggrieved property owner can appeal a decision regarding the ordinance,and,if so,what appeal process applies and who is the approval authority for the appeal.] s " Page 4-Solar Access Ordinance for New Development Kf Steering Coman'ce Final Draft Revisions(1101089) SOLAI~t.,.BAI AI•t la POINT ORDINANCE A p Adopted November 2, l!989 Section°].. Purpose: The purposes'of this ordinance are to promote the use of solar!nergy, to a air shatitn 0f structures by s�aotu�and a ssory st uctures,and,where tended to ble,to . -' " rnt.mmraiec shading of structures by tom: Decisions related to this ordinance are intended to be. ministerial. Seetictla 2. talieabilit . .'phis ordinance applies to an application for a building pee for all structures in[list urban single family zones)and all,single¢off yly detached structures in any zone, , except to the extent the approval authority finds'the applicant has shown teat one more of the �, conditions listed in sections 5 or 6 exists,and':exemptions"or adjustments provided.for there are warranted. ;In addition,non-exempt vegetation planted on lots auojac to the provisions of Simon 6 of the Solar A Ordinance for New Development shall comply with the shade ant height standards as provided in sections 4 and 5 of this ordinance '% section , Solar Site Pain. Itenatirecl. An applicant for a"building peat for a structure . fi subject to this ordinance shall:submit a site plan that shows;, d ' ` AA Tthe .shade point height allowed under section 4; 3 •k ti w . •y.•I !� 'A, , t ..1.. I 1..161;• • •1.S ail 4.n: b . ; gin 9 3 *_l?1f lissta ne:mod s {. A '' it ' t>h r • I`.. 1 a•` ��.J: I'1._:I .I,It r • to i 1 .111-* „ i }1 t It!I •• 1 }.k' ] IJ,i'I ',o 11.. .1._r' •C.I } 1 -.I.. ' .1R�R,r •I .i.. ,k• �� .! i ' and,if applicable, S ,°Tth solar balance point for the structure as p ovide-din section: ; 2 : ' Section 4 Mmtitntatet Slade Point Yieigtlt Standard. The height of the shade point shall ,' comply Math either subsection A or B below. ;'� A. Basic Requirement. ' 1. The hca�lat®f a sla�de point shat be less than or equal to the height spec if ed in Table r A or computed using the following formula. The height of the shade point shall be • ®° ll 'L!l.•. Tl•11� , '.ha X1!1+ l• 1 J a\ ��# l .i, • `1 ,tio n II' , • �' '` tiL. ti : am l ter,ti. a. .. nrtid�;•in �f tit� will l•' li r If nay►inflate ieeia the 5 foot CO dimensions lasted in`Table A.' '{;4..Azi 4.: 4, 5 . Where:Ii the ruin allowed height of the shade point(see Figule3 4 and 5); ..o :SRI. = shy reduction line(the distance between the shade point and the { northern lot line,see Figure 6);and N the north-south lot dimension,provided d that a north-south lot dimension irtoFe there 9ii feet shall use a value of 90 feet for this scion. w Page 1-SoIar Balance Point Ordaaarce ,. Steering Commc Filial Draft Revisions(11/1/89) r ' 2 Provided,the mcimurn allowed height of the shade point may increased one foot above the amount calculated using the formula or Table A for each foot that the average grade at the Sear property line exceeds the wie age grade at the front property line T@�BL AA _AXIMt1 t PP12 1T I3�HA1EE O1:NT 11EK a fln Eeetl ' Distance to North-south lot dimension(in feet) . Shade 100+ 95 ` 90 85 80 75 70 65 60 ' .55 50 45 40 eduction Line from northern i. lin n 70 40 40 40 41 42 43 44 65 38 38 38 39 40 41 42 43 60, 36 36 36 37 38 39 40 41 42 55 34 34 34 35 36 37 38 39 40 41 50. 32 32- 32 33 34 35` 36 37 38 39 40 11 93 ;.,:a 45 30 30 30 ` 31 32 33 34 35 36 37 38 39 40 . 40 28 28 28 29 30 31 32 33 34 35 36 37 38 35 26 26 26 27 28 29 30 31 32 33 34 35 36 30 24 24 `24 25 26; 27` 28 29 30 31 32 33 34 25 22 22 22 23 24 25 26 27 28 29 30 21 32 20 20 20 20 21 ' 22 23 24 , 25_ 26 27 28 29 30 15 18 18 18 19 20 21 22 23 24 25 26 27 28 :,. 10 16 16 16 17 18 19 20 21 22 23 24 25 26 5 14 14 14 15 16 17 18 19 20 ' 21 22 23 Y 24 B. Performance Option. The proposed structure,or applicable non-exempt vegetation,.will shade not more than 20 per cent of the south-facing glaring of existing habitable structure(s),or, • where applicable,the proposed stractuie or non-exempt vegetation comply with section 3B or 3C } of the Solar Access Ordinance for New l l t. If section 3B,Protected Solar Building Line,is used,non-exempt trees and the shade point of structures shall be set back from the protected solar building line 2.5 feet for every 1 foot of height of the stave or of the mature . height of non-exempt vegetation over 2 feet. Section 5. Exert•tion from the 11+1axinium Shade Point IR'ec_ht Standard. The (approval racy) shall exempt a r or n tvegetation from sections 3 and 4 of this ordinance if the applicant shows that one o'er malt of the conditions in this section ` exist,based on plot plans or plan,corner elevations or other topographical data,shadow patterns, salncharts or photographs,or other substantial evidence submitted by the applicant. A. Exempt Lot. When orated the lot was •ubject to the Solar Access Ordinance for New 0. Development and was not subject to the provisions of section 6 of that ordinance. a. ca 4 B. Pre-existing s The structure or applicable non-exempt vegetation will shade an area that is shaded by one or 111ore of the following: 1. An e7tistirig or approved building or strritettir 2. A topographic'feature;oar r { Page 2-Solar Balance Point Ordinance " ',; Steering Camriee Final Draft Revisions(11/1/89) i ; s 3. Anon-exempt tree that will remain after development of the site..It is assumed a i will remain after development if in is situated in a building setback required by local law; j is part of a developed area or landscaping local law,a public park or landscape 4.'a= strip,or legally reserved open space; is in or separated from the developable remainder of a parcel by an undevelopable area or feature; or is on the applicant's property and not ' affected by the development. A duly executed covenant also can be used to preserve trees ,, causing such shade, • C. Slopes The site has an average slope that exceeds 20 percent in a direction greater than 45 degrees east or west of true south based on a topographic survey by a licensed professional land surveyor or USGS or otheroficialI recognized`eemmarhic information. D. Insignificant benefit The proposed structure or non-exempt vegetation shades one or more of the following: 1. An undevelopable area; ; 2. The wall of an unheated space,such as a typical garage;es 3. less than 20 square feet of south-facing glazing;z se- , '; 4. An undevel a .. lot •ther than a 1. that was •'ect • th •lar Access :•;•'nsnce for 1 eaA+peeyetopane val_e- . Tieere are at least four single famil tac eel or attached hones within 25 feet of the lot within the same Subdivision or a'phase of the subdivision:and y b �►ma'brity of the homes ideretitied in subsection 42a.above have an average of less 3' a thn 26uae feet sout gg�h-fa �azl n E. Public Im rovemenL The k � F proposed structure is a publicly owned improvement. Section 6. Adjustments to the Maximum Shade Point Height Stattdar_l. The a (approv i atithorityf shall increase the mnximum pitted height of the shade point dle tied , using section 4 to the extent at the applicant has shown one or more of the following conditions exist,based on plot plans or plats„corner elevations or other topographical data, shadow patterns, =charts or photugraphs,or Other subset l evidence submitted by the appl'acant: A. Physiced con al conditions.. >'h)sic conditions preclude devv1opinent of the site in a that complies with section 4,due to such things as a'lot size less than 3000 square feet, unstable or wet soils,or a drainage way,public or private easement,or right of way. 3 B. Conflict between the 1lfa irrsseras Shade Paint Height and Allowed Shade on CO ' the Solar Feature Standards. A proposed structure may be sited to meet the solar balance point standard described in section 8 or be sited as hear to the solar balance point as M allowed by section 8,i is m 1. When the proposed structure is sited to meet the maximum shade point height standard ;: determined using section 4,its solar feature will potentially,be shaded as determined using section 7;and } ' Page 3-Solar Balance Point Ordinance Steering Comm'ce Fuial Craft Revisions(11/1/89) fi 'C'1+,` . �.r ..ji.d.. ... . . �. • •v :, r s . ' ‹ ' rr: 2: The application includes a form provided for.that purpose by the(city/cauntyl that: a.Releases the applicant front complying with section 4 and agrees that the p=roposed structure may shade an area otherwise protected by section 4. b. Releases the(city/cotsnntyl from liability for damages resulting from the adjustanent; and c. Is signed by.the owner(s)of the properties that would be shaded by the proposed structure more than allowed by the provisions of section 4- 3 Before the[city/counsyl issues a permit for a proposed structutefor which an granted pursuant to section ), the applicant shall file the form adjustment has been g=ar+ p provided for i ar in subsection 13.2 above in the office of the county recorder with the deeds to the affected properties. Seetton 7. At E ;.1.' r A. li t € isestmonn €^ lot :. . .. - n a licanY Egea�,•bLt xS n t teq afotaxl the ralculadon$in or p. r1 WI th tan..ard f .-«' n 13. Applicants enco raged to design site a proposed habitable structure so that the lowest height f any soles features)will not be shaded by buildings or non-exempt trees on , loss)to the south; The applicant should complete the following calculation pxoth aiYe•to. ' determine if solar feattlre(s)of the proposed structure B ill be shaded. R`To start,the applicant should.choose which of the following sources of shade ongina�g from adjacent lot(s)to the ,; liar; • height north property .. ' � south to use to calculate the maximum shade lhei tat the n 1.. heisting sttantture(s)or non-exempt trees; The roams shade that can be cast from future buildings or non-exempt trees, based on Table lsIf the lot(s)to the south can be feet'divided,then the north-south,dimension assumed to be the minimum lot width required for a new lot an that tie, { C. The height of the lowest point of any solar feature of the proposed structure 2§.. d.f. calculated with respect to either the average elevation or the elevation at the midPoint of the • y , front lot liana*of the lot to the south. {t' 4 D. The applicant m4 determine the height of tine shadow that may be cast upon the I._ applicant's sew feature•by the source of selc d ia1 subsection B by using the following formula or Table B. is a v. re SFSH=SH'- (SGU2-5) coo Where: } SFSH= the allowed shadow height on the solar feature(set Figure 8) SH= the height of the shade at the nottllean lot litre of lot(s)to the south as ta— determined in Section 713 e9 SGIr the filar gain line(the distri ncae ft the solar feature to the northern lot line of adjacent lot(s)to the south,see Figure 7) { Page 4-Solar Balance Point Ordinance Steering Corn ee Pinar Draft Revisions(11/1089) • r � yV a +i... wa .t-+?'.. .Y .�i,�•. }.S1. ;' y lY ..,: a 4• i TA13L • - u__ _..1M '"' �t:1.11C 1 ,:W • ,�: . D• r :.: • !l 1L f s Distance from Allowed Shade Height at Northern Lot Line Solar Gain Line of Adjacent Lots)to the South(feet) to lot line(feet) A. 2 21 21 P► 4 1 12 50 2 1 • 45 4 3 2 1 40 6 5 4 3 2 1 '�k ; 35 8 7 6 5 4 3 2 1 30 10 9 8 7 6 5 4 3 2 1 25 12 11 10 9 8 7 6 5 4 3 2 20 14 13 12 11 10 9 8 7 6 5 " 4 -•'•,":. 15 16 15 14 13 12 11 10 9 8 7 6 10 18 17 16 15 14 13 12 11 10 9 8 , 5 20 19 18. . 17 16 15 14 13 12 11 10 . , I Table C may be used to determine(SH)in the above formula. - . TABLE C ' North-south lot • dimension of adjacent 100 95 90 85 80 75 70 65 60 55 50 45 40 lot(s)to the south Allowed shade ' height at the north 12 12 = 12 13 14 15 16 17 18 19 20 21 22 property line of adjacent lot(s)to south : E. If the allowed shade height on the solar feat calculated in,subsection D is highe r than the ' , lowest height of the solar feature calculated in suubsection t the applicant shall be encouraged to consider changes to the house design or location which would make it practical to locate the . solar feature so that it will not be shaded in the future. Section 8. Solar Balance Point, If a structure does not comply with maximum shade point height standard m section 4 and the allowed shade on a solar feature strandaxd in Section 7. then the solar balance point of the lot shall be calculated(see Figure 8). The solar balance point is the point on the lot where a structure would be the same from complying with both of these standards. '. aa. Section setback Adjustment. The jciryleountyj shall grant an adjustment to the • side,front and/or rear yard setback requirement(s)by up to 509'0 if necessaly to build a proposed co structure so it complies with either the shade point height standard in section 4,the allowed shade on a solar feature standard in section 7,or the solar balance point stand in section 8 as provided herein(see Figure 8). This adjustment is not intended to encourage reductions in available solar m access or unnecessary modification of setback requirements,and shall,apply only if necessary for a R9 , structure to comply with the applicable provisions of this chapter. (The following list illustrates J yard adjustments permitted under this section:) A. (R5)Zone(s): 1. A front yard setback may be reduced to not less than/101 feet. '. " , 2. A rear yard setback may be reduced to not less than 1101 feet. 3. A side yard setback may be reduced to not less than(3]feet. Page 5-Solar Balance Point Ordinance Steering Comm ee Final Draft Revisions(11/1/89) a « . v t w t +o ! t �t..•h e �K. . .S.• ) .:4 n w.t{. �.4 .�>4..y � { 3'� l t M � 1r: } =-- • - •,: • • " " , • ... 5 ; • 2.•• :.; t P9. T'.:11R7/". setback may reduced•'-' ai , , be reduced to not 1. • 1151 fPFt''. - be-,;04, .-‘- tot. (5./..ftet! , fling Section 10..• • yard setback reduced. • ' m„—eed Eesfor-•-- A yard : Pr,oces ,• .• • • -• - , • • • •• . yard (Cross-reference ti?.4;715.. s • ' • •- , • roees5-''. . : ',Review . . , • , ' 2 . • , . , . •-• (11/1/89) Balance - t . Page 6_Salar Final Drat! s`vaering Casrall`` „ , 7 o SOLAR ACCESS ORDINANCE DEFINITIONS te� _prim f°otn�mittee Far�al Draft I2evasions is Adopted November 2, 1989 y,. Crown Co err-. The area within the drip;line or perimeter of the foliage of a tree. Develop n Any short plat,partition,subdivision or planned unit development that is created 7,'.; under the(city's/county's)land division or zoning regulations. C'7cernln tree or vegetation; The full height and breadth of vegetation that the f respmmsible 'r official has identified as"solar friendly"and listed in[appropriate reference);and any vegetation listed on a plat map,a document recorded with the plat,or a solar access permit as exempt. Eros left line- For purposes of the solar access regulations,a:lot line abutting a street. For 2` corner lots the front lot line is that with the narrowest frontage. When the lot line abutting a street is curved,the front lot line is the chord or straight line connecting the ends of the curve. For a flag , lot,the front lot line is the shortest lot line e i .. .: _ -. . _ -- .eat adjoining the pole portion of the loteexcluding the pole unbuildable portion of the to We(see Figure 1)- �ton-exeanglt (erne or vpgetatiott: Vegetation that is not exempt. �Torthprn lot line: The lot line that is the smallest angle from a line drawn east-west and intersecting the northernmost point of the lot,excluding the pole portion of a flag lot. If the north t` line adjoins an undevelopable alrea other than a required yard area,the northern Iot line shall be at the north edge of such'undevelopable area. If two lot lines have an identical angle relative to a line drawn cast west,�or if the northern lot line is less than 35 feet,then the northern lot line shall be a line 4 35 feet i length within the lot parallel with and at a maxinmum distance from the front lot line(see Figure 2). North-south dim nsu n: The length of a line beginning at the mid-point of the northern lot line and extending in a southerly direction perpendicular to the northern lot line until it reaches a property boundary(see Figure 3). Frotected s©lar building lin : A line on a plat or map recorded with the plat that identifies the location on a lot where a point two feet above may not be shaded-by structures or non-exempt trees (see Figure 10). Shade: A shadow cast by the shade point of a structure or vegetation when the sun ism an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south. t ,shade boint: The part of a structure or non-exempt tree that casts the longest shadow onto the adjacent northern lot(s)when the sun is at an altitude of 21.3 degrees and an azimuth ranging from to 22.7 degrees east and west of true south;except a shadow caused by a narrow object such as a mast or whip antenna,a dish antenna with a diameter of 3 feet or less,a chimney,utility pole,or wire. The height of the shade point shall be measured from the shade point to either the average + elevation at the front lot line or the elevation at the midpoint of the front lot line. If the shade point .r' is located at the north end of a ridgeline of a structure oriented within 45 degrees of a tnie north- south line,the shade point height computed according to the preceding sentence may be reduced by 3 feet If a structure has a roof oriented within 45 degrees of a true east-west line with a pitch that is flatter than S feet(vertical)in 12 feet(horizontal)the shade point will be the cave of the roof If such a roof has a pitch that is 5 feet in 12 feet or steeper,the shade point will be the peak of the roof(see Figures 4 and 5). E Page 1 -Solar Access Ordinance Definitions , , Steering Comm cc Final Draft Revisions(I I/1/89) "` .-. y"' .'.111.. .Y : �' �a Saris .tk vs �' r 1. +�:.; _ -. . ,,,,,,,.;•',.:,!:-.:--.:,••••••:',.........•;,,',,:„.:'•.i; • .•,.,-,,..,•,••'.` ;,,,'-',%'''' '''- ,:in'• . .,'"..::;.''!*7 :.".1'',;.-,•',";,;;t','-.......i..L. ,, ,'•.;:,,;;4;:,;::;.`'::1' '''`7'','''• ,, . ,,..,.0„,,.. „.,17;,`.,..',-.:,-,-,,',..' '''''' ':1, „?..,''''„'',...' :''''',,, .' ,," :',1:: •,,,,r. , .i..:.5‘,'.'.•.1,;. .,...;,,,.'1,-1.--•" .' .'..,,„.,..,.,2!,.. ',:-:-' '`',..: .... •.. .,:'•,.,-„,,,o,i.'..,,,:.,,,.,,,"..,,,,,,,,':1,..... .. -- - ' . ,•''',.,.. ' '•••-1,, - ''' . `...'_ , '' ..i.;' `-.''4,'.'1:14',;,- '.. .,.' ; ,`;''''''•111'.?.-:'.. :,:,','•';,',.."`•.:;:-.'-' d. e•'',--''':.-'',";;;II".•';'•':,''..:-.' ',','.''''' ' '-'''- • f.%..';' '''• . ,.•,,..-..: •.iL, ', '' '• '',..-',..:.•'..,. ‘ •'''''''iliii.1(19... ,- 4 '',.r.:. .,.'--,' -,:',.-`,..-,...,,.' ':: -'•':. -'....th4f,,..'PC0. ,, ;:.:,' , ''''-' :-" '.,;fi,'''''' ..e ' ' ,' nara110, r ' ..,t.' eti,:blt the shade azimuth---,...glrIg-rv- ,: ..7-'". .,=':'!''' ' : : ',,, '.' '''''',',":'1-,''':',. ;:kiiii6-4-41,74.. ''':, ,-,-,.., -•,,,' ,, il.,*'siioli,., i•a!'„,.-r, -. ',!..:- .:.::,:i,..' ' ,,, '''-': ''r'! e ''''' ' 14 .21:77 degrees f.' and !,, ..... .'", .:- ,: ,Figure.' ",t5). „...iitticiri.'9.1 afl.. .,4,,i6),;if:' 1.,:. ,„1y„,',..,,,:.,.-- itia,:hoj07i! ,.:. -.:.:..,,,,,-.,...,i,,,,,,.,-,,,..-.,,,,,,,,;;;:. ..--,--:-.;,...:.,,-..,.,-..- noint(see' -,-.„-•:•.- ---.-".-•'•;',,,,,..,• .„1-'ir•iiterePice77 .,is at an•nl,,,t'''‘c....-"z•-)FigOrP7.-• :'-r"'",:-;:'''`r,-;':;;* .'•` rn itat4)•-Mn-, -:;::::::..-•.:■.-4,'" -''',"'-'....'::-''''''''' 'x" -'ti.Par' • 'ihtS11" souul"%?`''.'"' iticlina.74'-- ,111, -..'` ' :''''''•:'' ' ' ''''''IS. 11 when -•-:- -'i of OnP . rr'r'"-•;,--: -.6littling . • -A' l'ig01.0-• r--''' - ''' -:•"':'':: "'"r height ..'-','-.....--.`-..f:- . ':-,: ‘-. ''''',•- .. , atetatP .: .ano.wPs, ,-,....••• r•_,..,.. , ,•es-n „.„ • ,,„,,.:.-,- t(se0,,,..,......- -1,- .heig... -,,,, •-•,• r... r:-,•-•,. •-- ,. - .--.. ....,'7:-...7' .7,••••' .t .-',:„7,-, -''.•r"-- , •traor - Or 7- hire-- es east - ', •'•"' --. . tticu-Inle 'tee' ssP,.'111.,'''...':' -maximum 1: - a i ,-.- --:-::221 OP,: : ,,,•••••r;•-,--.''.7- : .,series••, of tea .solarit--77-77",,,2 ' -', •.,-, 11:r.,S,a.the'•: :,.. ,••applies --7--r• - -. - •• -.7,,,-*...-,-rt., ,-,-i. .• • ,,,-_,,, ,- tA,...„•• . ,,,,,.. _ r_tvveen-r,..• ...,,,. .,,... • .• ,, 4;-4,. A, ,•lyy a „,_ -•,-,.,. A.- •.... ••••,.,,,,,uutd.esc.F.:'.•-, •--.. .' t?pP.:.4-,--;,,..,:-.:,''-'r'14'..', ,'7,: , '.(',.:'''■,.. ..' *.C.r..S. '''■ ...';'4....` ':'•• '.. ..,'!•,/ , liTillite ' lots,affected,, - ,r., -,-., •' ..".. .•„- itiasy I- ',..1..• •tat occq*s :,,.'.. .• ,,,..1,-'•'.•..-•-„,-•.,,-, . --,,,,, -,'••,••.:•.•..,• •,'.-.-, ,,•:- ..;.-..„-.i,.:-...--;i4,-.,:'.. -•..'',•,.,:::.,1':4-. ''''''':':•••' - '•h. 6. -etatiolt•Pl .the10101'.77 which A'S° , ,...-*ilitectl',;-,', :-. ..,'.,...,.!...-...:,..,..,-;.., ft..,1-.„"m_Lie,10,4 ......ttiiisocdhyL,on-lots,'to rr,V/.,_.:,. -•'• ,,,',.,•""-ii-:,--A---.6-r::#41:4",itetiting:OF•-',•°-',.7,, 1=i. '",,,,-..,,"`,;•-r-•,"•-. --r: :;----•';• 2.,.:::: •:1,*-e'°•-:' •:."' :.:-,-:•-•!•-:`...•*.'",' - feFn?7•,-,'A,:-..., • '::r ,•„,.•'.7= ts.A obsP,FA,..,;-ovie40.1=rc),i.-v-------- 7.' _...- e„IlHen.,5 4f;: vvinOciv!9.4.••,t: • -:•••:,:•:_ .•••,-,•-•':''' ,,:.--.'",-:::::::, •:-t,,'•'2,-7,...-,:2..,-,..• ...,..".•r, •- 7;"-,•• "" s 045',..- ,,, •,- - ' , ..c.,,s or-!..1-- ... '' 1,Ing,,P•.--r.- ilicb,14P#,.cast- an4 7,1,C' .-,....-. t vegetation., ' t,,l'. ---ri,, ,f..0Pvl -.11(:attag-9•17:-isi'rtv't3ireAsTdel-Ipme ' :••7'sedfor,' : °-.. - ': .,• r r.,..--:4'-•-.,••,:- that non-ell!---r:: or.eointn-ftr',. riatIppse';-a•. - its of?..•sceetriMitlini: ---' -:'•:•thikb,P'1.sti."--'11ciu4a11.,,-; . = -, ,,,-,.,.:•'.:,_-' :'''._ ...:,,tes;device :for sa7 -1'; -*,, E)52,,Examples glazing iitibefFA!1!•:', .--•'serving as.a----titour: •.....' -"_,'• ;,.. '' ".:•'•-• ,:•,...'7;1: -4-:;•:::::-:..,...-7-:''.,,,;•-•••.,. .-:"' ' •,,, •. ' I generating e • 1],afeeto,:',•;?:,.4 heater. 'Ai limal;64:!..9..„„- atiirs',Pd .7*.c....7.,0;a14i,Indr,g.itleast,29...1;.Olarbpt.,, i;7eliiie,131.;11,,iiithEtptitiiiiraipnFe....,„ -,-,,.:-4 : : - • .:. ., ':ir,:..:.,....:. 13, , .. ...4. l',..! _,,teintiam4_____,S-L•.. ouse,,ori.a3'renergy.'14!fttii.,-,,facing,purposes of t,....2,,,-.. ,„..;i .ii„gil air.:ixnaL iith;'ilc-ila4'litl-674.....„ilectlagrso-- 6*.'s041:feaPir6'fPPu7:7iill a iot( )-5°4111 :',tealtPace.911 '-r:''. . -,'• r". ''':-; ' - `:•.-,'; of trite Pohl addition - •rso4ag9°, is not a. ,iiTt4S)on:,+7"'--, the solar *.,..,.....:::'..'....... , - : - purposes papt off solar energy - ' '.... -_•.-property . ..tbnit,rntAXsects, ; ..r,-- .- _ , ,, . , -.; .• ,., ".• ,. -... :,,,-,.-•-.4' ...:.,.-. - - -, '' -- •"r!lena le loses-, - ' parallel to the n tad 011Yr street, •.•,-.:',......t.,..-:''....--,, ,,. •„. ' -. other-'L' a- - ' "separated - - ' : - • r ' ••• nth- • r, r' ' ''''''' '"'': ;,0 ' '''..- . 4- ' ' ■''''' ' '. ' ''',':"r'':),'..;...er..::'. . '.•. ', '$01,60Pl'Ughrn yen lot,111c A.tzrees- , -eat of. -.•• ,„r: ., -. r• 316 .0 4,tir, The adican..!.-11,1g,— Figure- 7). ,i, or 20-,-O--:. -•:: ,tite,sun•P.et!.3,1e cifficifi,/,1,2•sainr ,., ::•' - '• ,'" - r•. :-.-:', •,-.,:.,.;,..?;.,-.-,•.„, . , - ,-,that lot(se0 ,• . . True south, . io..,q,t-tit)it1 ot. s iras:pons fy, ..is t11:1 rr ', . r,. 'r '',:,',,,,r'•;',.. ,..,r, •:',.''',.*;.■rt'. ' 'r , rr. fw, au Tifiel Mil g.% rr ,r • .,flityt tilt z:---ed by,t1w,. t)tt which., . and solar :---'7••••••%::,'-•;::::•,?,,, -• , ' - ' - ' •.. ..A_ },'ntottraphs tbat't:' ° et issued . tlgricl•iilektuaP.nt5.7- 60-‘4"-QE ts/x161PR.------ tp gli.ollgh a.... 1 10-degree 91!!3,(1 'prei)aredpursuant 16. northern latitude,-:".• . tr• 1‘i structure,because :,,:.„-:' :', :'.'• .''..,- .-:,..,, :'-'....-..`'''...'-:-;::-• -'' ' pm on Januarysflo,vir and 30 minute n.- r ', . - ' : • : for• 'a habitable 45 degrees,„„tt: r-in Of• - ' ' •'' ';.• --:.,.....:' :4: ::..-_,,,,-$:',,,•,.:•[:. - : ,r . P olinkt.sivia 45-degree an increments. ni_acticably. greater:itiap, •one P-.7:.man- made -•.A.,-..:t.'-',:.-::.; • ' San :•. for a 4.-..--15_degree r . be used•. --practicably :ar' a.r--i that isolate tr-, otr,t• inn;or- - ts,''- . ..` •`: . :-,'. ;,,, ".1.21-.•:,:-..',&--7, altitude south in . that cannot 2096, m a _r condano badahleli and prevents i.- -,-. ' .':.- ' ..- • ...,, ..'....:'''.I.......';';',:..: from true so ----e„,ann,„„,„,trung• - bodies.4:11r. .' the till • •site an - cra' •••.,-;4::,.::::,',, ,i,-t. — ' h 0 avorni 1.4..-An are,1,pes exceeding ., cable to ,on of*0 Sa- riot of-a•gi...y. -ilia ', . . .., ", ...-• 'i Aloy)ay:.. .. ...such as slopes ' is not pr?A',..... ....,a portion development essligl4s- ..- . ' , ''. ' ,' -', `-.` : ' •); !....',-:•:..,..i.- '''',4,.. . Tititlev- conditions, ere topot —r,at access which isolates prohibit easements or access - - - -- •A•,• •••,•, - ..••". ,- A -,-, ::. ,:,..••••,•-•-•'•:-.'-,' natural vu south,sty-- -on so in t w restrictions that v—nf eaS,1"%." of n-uf true son another portion--' g development resin absence 7 ' '''. ' , • ' '- ' - ' ' . , ' ''''' '',':1.::''"......*:*•:-.'‘.. . ' west property from an,,h as existing development' ee or - , . • ' - - t - - , - .,::,'r'•• -- ':.• ' ': •:' ., ,-;.. ...,..,•-•..,•-•?,.....••••.-: a Pror" iiditions.--- setbacks or agreement; or , , ' - - •: ., , •• :' - ..„- . • ,_ ; , .,',.• •-•• : -r' - , •-',•,:•'...-•,-::....-;,-,-.., further development b law or Pti given area. . -• • -,. . '.., , ••-• ,- ,r - ' ., '-i - . -,' -, • ,,,,-.•.,,': "''.--'2,-.•4;::. of a lot by ent of a gi ` ' L ' r • -n ' - • ' ' : : • ' ' -, ' -• '•• ' area of development ,, ''.•• ', prev , . '• . ' r' '''', ',' ', ' , .. r , : ,;'.''C.':,r:;::'' ,''.,:','':..r.: .'1..f.sk' (1) :.; .1 , ' ' ' .. .:,.r'% '' ' '''....L. -. '-' ., .. •-L.,;,,.:-, ,,,",.:,:...: -'': '-:. : .. ., : r ,....ti, El . ' ..,. ... . , .,.,:. ;.: ' . . ' , , '...!:- ,-.. `...: :.:.-.`. ,,.'„,,-'..,-.. •2 . 7.;-:.., - .-,- ,......,,,,.. ns, , . . .. ., . . '.. ,:.-: , -,'...,, '-:‘',.......'..-......-„,.,,,-.-' ::,,,,,'-,,;i,,-._k::..;:',"-;:',,:t,',,!•;,'..::,...,,,,,;.;.,..,,,,,:.... 0,1- oc Dir-*(1111/89) , Access - Draft Revisions ' ' . ' . -. - ..,'''. - .••••''''''''',`...•. •-' `.-,;.,'.',*•-:'.-,'.=,.•;,:[-i'''...;,71,.‘`:..- .`"4' ;,,,"14:•:.,1....':,:::':',::: . Page 2-S°121. cc Final „ :;,.:0 ;'«.:;: 5.1'4 .' '''' ''.'-',•r...1-:'■4. Steering Comm ' , , . '• ,',, , . •'• ..'„.•'••••4:. ,: i'''"4%...L.'''''il':''''''' .. -.7::'::::',.,"::.,'•:::;.'4';', ........: ..-.-='•Lfi. ',';'.;'.ii.‘-'.- ''..."-.'`'''''..%..".;•1';'‘.r. ' ' . . .. : '''.s. .-.,.., ;.:-,..' '4' .:,..•.-'-f....:i.,c'".■:';'.1. ” ., ' „.,-,..,.., ,:.,./.'-...:.'.'-,'':' ' \,,k,,If..?,‘..'4,-,;:*,.;.,:,f.".;.1::ir• : ..,..,„.....,..,.„,„:,....,..., .:,..."...;3',, "*.' ,,..,,,,, .4,.:,,:, ..■::::::.,:'+,' '''' l,`,4:,.:;,'',':, :•::.!'-'-j.'- ,..-7 .: ; • ..,:, '''. & .,,,1.1 -41'41-' .... ,,, .•• f ure : x t, ' a ;' 'rF t 'r y o`t s, 'J YIY •,�' , . w'4.,.;''',,-,a ' i G y C 1 Z n *I 4.h y} T ti's ';''''''S*,', ,t p S Fig JJJ f. r. A FRt9I�TLOTLINE _ a Y t • J .. , • r , • t , : a 55 } yl F• I IVO AAAL FYii3NT .,n_nnn LOT `, [: e � ' •c EDFFODN .fp x z,. Figure 2 >� NOR'I•I tERN LOT LBNE , i t , : .1t1�x r � LOT:(,(:)1-LINE , ifi A; .7 ° �• ;.'' .R' '1.: ,f j, �� 4 K{f .4,-. a , t .. 1r.,` i..y 4 __ y xh ,�. 'i: Figure I?�ORT 1-SOUTii DIMENSION OE T IE LOT.• • Z NORTH-SOUTI-I DIME!4SION 1 r:-.,4 4 Figure 4 �t HEIGHT OF THE SHADE POINT OF THE STRUCTURE ,+ It the atdge�ne tams EAST.WEST If the tidgerne'tuns EAST•WEST and the pitch fs or!latter than 5 in 12: and the pitch is 5 in 12 or steeper:• 5 SHADE POINT..EAVE SHADE PCtt∎Sd a RIDGE '� .Qaa than ..., - ' 5 to 12 Roof Pitch 5 in.12 Float Pitch Or moro 1:::.{ SHADEPOI�TP /: SHADE VE RIDGE a a ORTft SOUTH Rf c ��' SHADE''` It the ridgelne runs NORTH-SOUTH - POINT measure from the northernmost point of the ridge.but reduce the },; height:trteasurement by three(3)• feet. V ,v _ NORTH —�", Figure S 'z„:.'-.:.-'.:-. . t . . ,, . -, , , , . . ,, ' . , .., , .., ,.... , ,,,,,.., SHADE POINT HEIGHT Measure to average .grade at the front loll lane. { I `4 SHADE POINT HEIGHT rt Y. . Front lot line .!...41:-.,,,, P,, , . � ; gt e 6 o •. SHADE REDUCTION LINE 3 . ' ; : Shade Reduction Line measured to Shade Po:rnt II. from Northern Lot Line r i l':`, ...,. . ,., , N e . OD r r j: 6d c t °L �i ,� :..o.';'''''''''' 1 �r',H iit iy ' } a....orim . Figure 7 r 0.. 4 �a t ''.,. - ' t h {. Sotar taair1 Line N 1 a° ,,�_..:. North Lot'Line.'g$ 1 }.c�tIr South Nei hbgr Y ' l 4i ,‘,..',..,..:;.‘....7,:',...r..„..,..,....,,,::...-,:-....': , . ', . ' ,. . ,......,,....,'..-......e.-' .,. ,. ..,. . .. ....,., . .... . , , ,. ,, :. ,i. 1r ;.:t1-.17,;::-.:.::2.27.;:l..;.:_. .: ' . . . , .' . .- ''' ' �3' 3 SOLAR BALANCE POINT STANDARD ALLOWED D SHADE ON SO&AA AiUHE . � ' dYlA3QNlUPA StIADE POINT_vill HEiis'Hif t. S Trion y ; 1 ,',:..;.:-V5'.),, fYrblin0 gaue oortlsem0'su�a sm to n�ighb�s d suer t e cam» 3 L --- _.70• --- 7O !.. Standard Side Scth C)S 5 Reduced Side' otbadts. i SETBACK ADJUSTMENTS IF NEEDED . TO MEET SOLAR STANDARDS a - 4 sir ;:�sr °' �-- '' 4:' , .6: J ,i.::',..:,,,,„,;.-L,, lF ,..:.--:,:t'''''' ..yaa:,5`,,;-::','I''',.....1.4.'1'.'---:!.'''',-..'!;-:-'4': 'C } '. �I • .r t c r 1 i > I b r Figure 9 S' EQUI� EME 4._ AS!C RSr a I ®N 1: B 6f' , c: s. '''.,-..:1°':„.t + 1 1<. f .d iwtinitnttn•of 91J� dearth-south tot r mension wired I, Front tot t;Re is aeithiti' 30 dogrees of a y an east west a'as =(i 'ta i'i 4.',':1';';'''';'4:;.,:..-'''.'':. 4, � w s A a .... .. .. .. Figure 1m tz .( ; : SOLAR LOT OF flON 2: PROTECTED SOLAR St.11LD NG LINE '' " �i t S i , IY ..:? Frotect�Solsr 0uD6Ap E to wklrffl 30 degrea� eas�rnsst ssis • OC a r At feast 7tr batvraum solar o burin fine and mi tdto' r,wa tot b tits south. 7tris 1 ensues aiitty to build two , (;0 story bouso. {d J }, ''''.+ '4 '4 '4 v c�d aA $',.' � •,i � '� `� r e .. t �x •,��: 1 ! :'k r1k r y. c Figure 1 a L 11.,..'. s��AR ACG�� r 4 — -.ri', f 935 Scotts Avettti' -o'`. Parce' A' 'Parcet Bs. 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S.�.V M Xt C x lY. n,i ,x t Y's Y<� fir,;/,!;.1',I4:h�h s approve; he�,ord nce Mat' t 22 Cla ' off► `h' ' .� kLirt dlk "! , j. in Ys v rt' y ,-- P „ >t, , W,...."y w: 1t ¢- 4 s .- Q.441411: .1x0 t,. :.zr r,b,,.7 !..0.''r•,- 2 .,.'.. s�z � .,, �_,:t , • �fi l r 1,' '�'u SY 5•;•,. ,4 i;`:i , tr,,, h E �5 ��s, wAS',;, j s,i�f �h r ' •-- r ..r' .� b.`b..,xa„a .,t" L .eita:�'6'ii, �n'w;�r,`t `` ',7 i,�j ^;4 slry'w, a, ��, a�+, n�`',p t.".".�' a r' + ' ,..tai,., • '�. � ,4w z'•.. ,!. .. ..., r. f,. .. �.. � 1, �.�;,7.L, t,�«r,r .. . ., k .. .. k.•. " �. r 4; ..... i •e+;rt"+° . .. .. 1r': ...f q�'. � �r:'s,;1� SOLAR ACCESS PERMIT ORDINANCE . Marelt 3. 1988 Steering Comte Em kaf� Section 1. Purpose. The purpose of this ordinance is to protect solar access to solar features ' •° on lots desisted or eased for a single fancily detached dwelling under some circumstances. Ir j., authorizes owners of such lots to apply for a permit that,if granted.prohibits solar features from = being shaded by certain future vegetation on and off the pe truce s site. 4 Section 2. Ap�lisabihty. An owner or contract purchaser of property may apply for and/or be subject to a solar access permit for a solar feature if that property is in a[list urban single family residential zonesJ,or is or will be developed with a single family " dwelling. The iciry'slcounry's] decision whether or not to grant a solar access permit is intended to be ministerial. ;,' Section 3. Approval standards for a solar access perattit. The[responsibly official!shall approve an application for a solar access pmt if the applicant shows: . ' A. The application is complete; B The information it contains is aceucarc°,and •. C. Non-exempt vegetation on the applicant's property does not shade the solar feature. Y ' ' Section 4. Dirties created by solar a permit. A. A party.to whom the fear►/cowl grants a solar access pernsit shall: 4 a 1. Record the permit. legal descriptions of the properties affected by the permit, the solar access height limit,and the site plan required in section 5.0 with such mcdifieadons as required by the(responsible 057cialJ in the office of the county nty with the deeds to the properties affected by it,indexed by the names of the • owners of the affected properties,and pay the fees for such filing 2. Install the solar feature in a timely rnanner as provided in Section 8,and 3. Maintain non-exerript vegetation on the site so it does not shade the solar feature. B. An owner of property burdened by a solar access permit shall be responsible and pay all costs for keeping non-exec vegetation from exceeding the solar access ,1,t"es ,} height limit. However,vegetation identified as eattMpt on the site plan required in ? section 5.C,vegetation an owner shows was in the ground on the date an a, application for a solar access permit is filed,and solar faiendly vegetation are sxearpt from the solar access cOd �. Section S. A��tr�tion contents,. An application for a solar access wit shall contain the following information: Ite pa g9 A. A legal description of the applicant's lot and a legal description,owners'names, and owners'addresses for lots all or a portion of which are within I50 feet of the applicant's lot and 54 degrees east and wit of true south measured from the east and west cornets of the applicant's south lot line. The records-of the(responsible agency) shall be used to determine who owns property for purposes of an application. The failure of a property owner to receive notice shall not invalidate the action if a good faith attempt was made to notify all persons who may be affected. `> Page 1 --Solar Access Permit Ordinance rf ," B. A scaled plan of the applicant's property showing: �r V I. Vegetation in the ground as of the date of the application if,when mature,that vegetation could shade the solar feature, 'i 2. The approximate height above grade of the solar feature,its location,and its orientation relative to true south. G A scaled plan of the properties on the list required in subsection A above showing: •'• 1. Their approximate dimensions;and , 2. The approximate location of all existing vegetation on each property that could shade the solar feature(s)on the applicant's property, D. For each affected lot,the requested solar access height Airmail* The solar access •'• height limit is a series of contour lines establicbittg the permitted height for 2 non-exempt vegetation on lots affected by a Solar Access Permit(see Fagvae 11). The s contour lines begin at the bottom edge of a solar fear for which a permit is requested ` and rise in five foot increments at an angle to dr:smith not less that 21.3 degrees from Y the horizon and extend not more than 54 degrees east and west of tine south. • Notwithstanding the preceeding,'the solar access height limit at the northern lot line of • any lox burde by a solar access permit sit, ll allow nn t vegetation on that lot '> whose height causes not more shade on the bettefittecl property than could be caused by ` a structure that complies with the Solar Balance Point Ordinance for existing lots. .; E. A fee as required by(appropriate referencej« F. If available,a statement signed by the owncr(s)of some or all of the p<ropcies)to which the p will apply if granted verifying that the vegetation shown on the plan submitted putstiant to section 5.0 above accurately represents vegetation in the gad on the date of the application. The idtylcoittrayj shall provide a form for that The signed statemrears provided for herein are pernitted but not required for a complete r { • application. Section Se Application review proc . A. Unless waived by the(responsible efficient,psi to film" g an application for a solar , ti access permit,an applicant or applicant's representative shall pay the fee required in •'yr .. section[appropriate reference to fee s 1 and meet with.the frespoissible official] or his or her designate to discuss the proposal and the is for an application. { ° n If a meeting is held,the[responsible official!l!shall convey a written summary of the 1 meeting to the appile:nit by tr ail tvitltita 5 calendar slays of the infesting. tr- 1 B. After the pr -application meeting is held or waived,the applicant may file an rsk application containing the information required in section 5 above. C Within 7 calendar days after an application is the responsible ojjra 1 or his or her des grate shall determine wlcether the application is complete and if at is rot • complete notify the applicant in writing,and specify what is required to make it complete. Page 2--Sold Access P*unit Ordinance a,; � ny i:'r y .. tai, ... 1`i. •. ..#✓. � .. .... °� f�. ,. �' �. Y�.. S. k?: i� .. • .. �, �'1' • D. within 14 calendar days after the(responsible official!decides an appiication for a solar access permit is complete.the(responsible official or his or her designate shall issue a written decision tentatively approving or denying the request,together'with reasons therefore,based on the standasris of section 3. 1 Y.. 1 'If the tentative decision is to deny the permit,the(responsible official!shall mail a copy of the decision to the applicant. 2. If the tentative decision is to approve the permit.and the owners of all affected properties did verify the accuracy of the plot plan as p sled under soon , ' r ': the[responsible official! shall mail a copy of the decision to the applicant and affected parties by certified mail,rstuxn receipt requested. :• 3 If the tentative decision is to approve the permit,and the owners of all affected properties did not verify the accuracy of the plot plan as perTmed under section j 51',the[responsible official] shall send a copy of the tentative decision to the a` ,' applicant and to the owners of affected propernes who did not sign the verification { stateoient p to section 52 by certified d rail,return receipt requested.-If the w s�, [responsible official]detinmaines that the owners of a given property affected by the perniat are not the o pa of that ,then the[responsible o ialJ also . ,';` shall send a copy of the notice to the occupants of such property. •r a. The nom sent to the applicant shall include a sign that says a solar access • . , permit for the property has been tentatively approved,and that informs readers where to obtain pore information about it. The applicant shall be instructed to , conspicuously post the sign.so it is yisible from right-of-way adjoining the:` properly,and to sign and return a fortis provided by the[responsible official! certifying that the sign was posted as provided herein not mee-e than 14 days after the tentative decision was mailed. b.The notice shall include the plot plans required in sections 52 and C above, - '. the proposed solar access height omits,and duties by the Wit.' • A e;. The notice shall request recipients to verify that the plot plan shows all non- einempt vegetation on the recipient's property,and to send the[responsible { officiall comments in writing within 14 calendar days after the tentative - decision is mailed if the recipient believes the applicants'plot plan is inaccurate. { v� 4. •Within 28 days. notice of a tentative dt�sion is mailed to afl'e parties, the[responsible official] shall consider responses lio affected parties and/or an inspection of tine sates,modify the plot plan and the peront to be consistent with the accurate information,and issue a final deeisiott. The[responsible official! shall send a copy of the permit and solar ass het t limits to the owners of each { a ' property affected by the pmts by certified d mail,remits receipt requested. E. If the application is approved,the applicant shall record the permit,associated solar °," access height limits,legal descriptions for the affected properties,and the site plan required in sccuon 5.0 with such modifications as recleirerl by the fresponti/ble effi loll m in the office of the county recoider with the des to the properties affected by it before ;: the permit is elite cove. ;.. .e Wage 3 --Solar Access Penult'Ordinance ;.' a . ice' y , :1 fi i 4 } iJ � 'F { { YS Y F iJ )Y.• L• _ . eoctton.:7. .Permit ereforcernent oroeess. 5ttit.v A. Enforcement request A solar access pesamttee May request:the(c IcounlyJ to enforce.the solar access permit by pr dnig the following information to the responsible ofcaul J: 1."A copy of the solar access permit and the plot plans 511 brained with the pest; and 2. '1�e legal descaipa®n of a lot(sa on which alleged nonnexempt vegetation is situated,the address of the owner(s)of that property,and a scaled site plan of the " lots)showing the non-exempt vegetation;and 3 Evidence the vegetation violates the solar access permit,such as a sarnchart r ' photograph,shadow pattern.and/or photographs- " ' B. Enforcement_process. If the f responsible offal, the n for %' : enforcement s'c complete.he or she shall initiate an action' t to A, (ins trite p Terence to the jur°isibctiwn's wig zoning dnforc• proc ssJ. Provided the(responsible o iciatl!shall nor the ' vegetation the owner of which shows was in the groped on the date the peat' application was filed with the(cisyico j. t i, �ectaon`8. xoirat®on and extension of a solar access A. XPa ii• Evcr V puntst issued the jre ®iasiblc®,�Fdali tinder the f provisions of this ordinance shall expo if the of the solar feature protected , R by such peatrrse is nor commenced within 180 d�from the date off such p or of the construction n of:the solar feature pmt by such p€ tit as or abandoned at any tie after the work is . fora ° of 180 days. Before such work can be.:' ced,a new ° shall be to so, the fee also four shall be one bail!the amount for for such w lc, provided no changes have been made or will be in the on plans ash specifications for such rJ and further that such •on or r P abandonment has not one year. I' the _of sho`�d cnon is ! + # of the solar feature will be width 1II0 days of the of the " o�the - ' extension,orif Ilse solar feat�e is the(responsible t cia1J shall terminalle the p it ter g a notice of expiration lathe office of the county rtourrler with ' rise deeds in the affected properties. B, Exiensaon. Any p tutee hold g an apply an et, extension of the ti�ae within which be or she may wort:tarn that •t when he or she is unable to continence work within the dime by this . for good and mesons,. The(responsible o l! mayr the time for action by the pe ttee fora period not ° 180 days by the E pet ittee showing that d the o�oa3t tot tlae have. r, ELI prc cnted h being Wit. No peace shall be more than once°. 4 ; Page 4---Solar Access Permit O dinmace •A °.� ( ._ 4 I, E tr Y :k........',','-' �r ' - 7. x, BEFORE'THE S'T'EERING"COMM1TTEE OF T , r'� -ate{' /9 �/)�ETR T Ip�{ TE+ l�®RTT.,AND.i�Co V�R B�iL:a i'�P�ML�� SOLAR,ACCESS PROJECT In the matter of proposed ;, ) RESOLUTION RECOMMENDJ.1'41G Solar Access Protection Ordinances for the ) ADOPTION '' Polair Access Metropolitan Area )_, . January. 20, 1988 draft Y ; 4` WHEREAS°it is state and federal policy t promote energy conservation sofa fhb use of renewable e resource,acid�ashingtor.and Oregon statutes authorize local.governments to • encourage,protect°a�ndprovide solar acess WHEREAS the.comprehensive plans,in the.,Portland=Vancouver Metropolitan Area include policies to conserve energy including,in moony cases,protection of solar energy access rights, £' r WHEREAS traditional property law principles do not protect solar energy access in the absence of a private agreement.or public Taw that requires such protection Existing land use laws in the Portland-Vancouver Metropolitan.Area do not protect solar energy access. Private easements , i and incentives in those laws to encourage the use of solar energy have not resulted'in significant protection of solar energy access.. 7"...:',f7;;/'''';.',,,!!:t'..7,; WHEREAS without protection o solos access,many opportunities to use solar energy ,, " have been lost forever and will continue to be lost in the future. 1 .YC Y WHEREAS 2 local governments`and Interested agencies,films,organizations,and ` f....---..:.;•;:t*,--‘....;::::.- individuals in the Portland-Vancouver Me opolitan Area have joined together with the goal of. {'-''' - : '' --'developing uniform land use ordinances to protect solar access throughout the area, WHEREAS a:detailed program of technical research and public involvement was conducted. The ordinances were drafted toy consensus with broad and representative input from ' ; local.governments and the private development community. The benefits of implementing the ,..: ; ; ordinances were determined to exceed.the costs,`and the ordinances were determined tai comply with state and local laws and the eight design principles set forth early in the process. ' i`t:: NOW,THEREFORE,BE IT I'RESOLVED :.'ff:,:l''..i.;'1.1:;..,;;.t.fil.:',- 'T'he Steering mmittee recommends that the governments taking part in file project adapt the four model solar access protection ordinances,based on this resolution and the accompanying model findings-and conclusions. DATED this d2 day of��, cr,r.�: 1988. z STEERING CO T E CCEE ME1ROPOLTTAN SOLAR ACCESS PROJECT /tee. L t� ': C- iN /^c4•r4'ti'• By. Richard L.Durham,Chair' yr,, yX M :)� ei . -;:.,.....7...;.,.;.t l4 i ,-.,-,,,,:-...,..',.'...------ '.'-z,'"--';',:'-- l f r4 a 4"t 4 h. { , YA ♦ a,4a: { r t, tx i 4 5 M �``4 .. , vJ �+ S I ..cg } 4 S! .y a i 3.!:: t DA ITEOMMISSON.7.� ry AGNNING .C I9SC. ` a °PI NUARY 19 a t t a}F r ,, '{tt HI c. < J M1 L `7.'O: Plannin Commission it r 'R©M: , `Keith ,midene Senior P]annex v y ` CBE: Proposed solarc .access` ord nance x As some of the Commission, members may recall, .t•he City 4 agreed to participate in a metro-wide; effort to proe. ordinances for the protection of solar •accesa for single family residential development. This spring the City �. .. will •conduct public hearings to decide whether ors. root. i z to adopt rules for solar access •protection. the •draft N ordinances cover new subdivision , inf ll development. on existing lots. and a permit ;proc dare for 'poeummo g, 'dolor 4 . energy systems. ,` Please review the attached newsletter' which summarizes { ? the three. components of the 'proposed `ord nonce. We will have time cn the lgth to discuss this issue further. li � tT.` t r st... ',..:::;,, ',... • , . . . ,,, , ., , L:.3'; i Vi.lr{,i� , r •C:.i:. K . f. .i9. .ri: w•.'..-',,.....-::':. Ly., ' to ,',.1.;: , ..�' t t } t r <! F F ✓}s•T �r i +.� ♦}^E 9 � > l t ri Kr y. !t +cart}h t> r$ .fry ? l n s s y tr+.d S 4t r t -r T ',F :::... r -3 :, ,,s. .�;jc�:?.F.:s ^c%::}.• b11 t}i'.. �•r.•wFS. F,•Au•+ i:`kn. :?:,• trx:YSF r: t J:..i7 r ythv�.• iC}9�?}::} . r�3_�i��'f i 'fN�i h.::r.. .T:.��;{ � }..�•.,., ,+, t�/4 'vT e �fi: k°fr.' { a C. tr ..``r f. ciT i t , :k r»x <:•: i{ ■ ',l ' .t Os t�• � 'v�� � y._ i.- 3 t . �: g i• ��' } t. r T - : f JL tr. •i. .•. d, ..44.;:w ( t r Pik. . ;.s ...'''...,•,.... •:. ', .. a t Wit r r r rr ? ♦ } } h 1�aY ,Ker19 ♦ If} .`.i,' � •'i t , • f • . • r . g.r. : r }. r . i i . hones will be oriented to maximize meeting will begin at 4:00 p.m.at ' I TTE E solar access and minimize shade on BPA headquarters,1500 NE Irving, E E S E S RAF°� adjduung properties-'lire standard Raoran a4a East would a 1 to lacaions for a PPy "P ``'' SOLAR :.ACCESS subdivision or planned unit develop- : :t '' meat in all urban single family r governments are scheduling . R E E — residential zones and single family Public hearings. coaasader the ,=< . developments in other zones. Streairig Comanat 's aecomaaaexrda- ' ®ATI O S pa e2- doaa�heg;nning r".r�,,� S. The public hearings process is Three draft solar access protection PRE-TEST UNDERWAY: • rexpec Ito last through A�day.19sg- :0;1,,..': i ordinacaces have been erred by the STE E RI N t� } i':' pmjecc's€?rdiaranceCommitteefor COM1MIITEE SE' S THIS ISSUE OF ,2;: r ''",:•;..',.`,.,i-:.>; „ publsc review and comment. The •- visions provide comprehensive pro- JANUARY MEETING S41IVk14 S , ;.,ti tection for both new and cx sting!Iasi- FOR FINAL ACTION �" r, ,' w den=in the metro area. A New Thaa i of Sanlines descr�°bes the ,'. Development Standard maxi- ON ORDINANCES mites solar access in new residential thr'solar a ordinates which { �t. have Nees d by Rye Portland subdivisions and PUD°s by r+eq icing A pre-test of the draft solar a '. that 80%of all lots have grapes solar V'saaeonvace Metropolitan Area Solar Onitnanees- begni in Ime November Pro"ect's Ordinance commit- •, orientafion. A Sofas�atance 1 with twelve of the cig trg knot ,tee Summaai of two• '` Point Standard minimizes build- , �lb-dCtiimedES. The IiY�O-tit,�Vri iS ing-to-building shade and Limits a pi�U H ."Ch products are a s° , ',, new building from casting shade • - to 1d�entiEy ay,rttotfiii P .F by the ' vans to the ordinances which are greater than 12'to 20'high at the - • project's Research Committee, { nyv will end ita earl Jan .� northern lot line depending on y °�°• .•�the economic bec�ais of , i north-south lot dimension. The start- PattleiPating governments include: providing solar access protection in die M lard also provides a calculation that W qty, tea atsri attn. The'seonad°ptt<- i " encourages siting the proposed 'Trgrad,Lake Oswego, ; paned by time ordinance Csaaauitt�in : : stnictur�e with its south windows in County,West Linn,Wilsonville, -•r draft form, emotes of irrb- the sun. The third ordinance.called a Gresham,Troutdale,She, plereeating the solar access Solar Access Permit,provides Vancouver and, Clad Coronary. " �.e ,s exi�tiirg single-family residences it has developed, Now is the time r I -,.`'Y' protection against shade h+irm°artrre+e .' . pmvide comet to the project on the . The Sing Committee" has non-solar friendly trees on adjoining Proposed r ecomme ndations. If You x .: echo uled its iegtuar rn urg coat 0. 1,�,operties within 15(1. The details would lace c op'ies of the or and illustrations of each ordinance are ''ane�y?,S to final ac tin oa ch reports complete the fir on : to % discussed below. developed by the prejact°s°dim/cc bast page of than newsletter and a) snail id to the address on the forria. SOLAR ACCESS Commiuee The Steering Com*nit c: t STANDARD FOR NEW toe will adopt final changes to the1 1 � ordinances and dude wh�rez w ® vim'' Cc iid' % : C3 DEVELOPMENT . ' } Fkm -, .,: n ti lam . '. > F<,• I spa s r- max. , • •'6., recommend amplemesidng the o4di- Ceoas �7f�y} � x w The purpose of the new development Pa=cts as development regions ieeiad .nra�iSt . 44'. toot d . ? J f y Y,' '+/ --4.., standard is to design lots so that • or through a voluntary .The ..., ;�-.x,oF ; �,,,,n..:1..,,•: ..., 22 GOVERNMENTS PARTICIPATE IN SOLAR ACCESS PROJECT i ' iVtaw*une,Beaverton.Carnes,Fated Grave,'Rana,Gresham.Faluvievr.T=ens ate,Vancouver.au County Cadman County.' ►. t H Valley.Lake Os Wash:n/ Weal Si.H aPPY =Y. w0. BY. . .Wi soavell�. r=+a.Se and Aiaflirresattala Co. a S .�, i +,- _ +.+r y� n .._: o .. '_ e : r 1° q t• i:. R �t • •i... '. ir.�:rte .,.� 3j' ... . j' "d..4 i,d'. . ...�. qs a, �+':. ,r... d, .. ,+ ._?'-'. r .'.e i.... � .+'•Kx .. � ,. '.t s.y. .t ... 2 Sunhnes,First Quarter, 1988 { '._1• Y i ... ,F��� g M� S`OeAn9 frllt Hree < Y S u r ti a i w s 3y DickiDurhamChtrw to Steering Committee4u Clty uuncf0 Lake Osvvago e '; ::•:.:::?:;!.:,:si { • ,•;�_., a Beginning 1n Ftsntary1988.planning commissioners and elected officaaDs from the twenty two'local governments ' , '. ` ,; participating in tine 1Potiland Vancouver Metropolitan Area Solar Ai ccss ojectwall deliberate on whethei ornat I' 4• ,their committees slitiitld adopt7the model salarat ardinanees developed by;the P.M.1.0a Before the local demo- , , J r r .cr*t .W9crs l gtits,`Ibelteve,at valo9able to:.retleci lsit . arrisnunl^X.,*!n and®rsdatns ing.anel cons�ns•us 1iaivo• --.....—.—] • the trr eIiiiii prate�vhtch we havemade fogther •:>i<t;:?.91 r.!..1<;:::., }: "k7;'•''.': i > Eeeort#81 a limarks of this pub9ta-prWatnV0.0nnrstulp tsh iii tiring.,: ?..past ye�r�.i, 5P,MS!nt1.41,F rom govRcn }T Y Y. Y t t Irh0 largh�ltfb t4110�4.1g0S:4tld C*6n 9A1 W" 41 itgit',"ill 0tti�441013'`r h:ile#...#0.1.0 W ng't c�.�140 tD •.;:: + : ':. �:•:. +%xaik:•b^:•.r:<; r;,"r.�::!.•rY?%..•r.•.:.,•,..;,.,,. ..: 6..r m � .:r:�,<iT C t r: ::;.::<+.r::«:.•:'.y. •f.>.:� ..: � :... ... .... :t �4 3, W. ri•.... ..:.. :r.+T:J'�r �.:u: , if iT' � e a' <. r .s: } .. •:develo :aso3aa<arx�s:la<a�ets�= .:.. that::. ev�al���cz� 4,�T•lio,httio�'buylldtng estdtisiaystiva?�c�dl:<�?at�h th��ocs1Y! . _.... ;<.. ;;.:......,.::.::.y,�.:.....:::.::.:..rr;•,y...::.<:.:�`..'..•,,:•:.:..,:. .:.:<:.«<..;<,}f+:.•.•:.eta.;/,i,.•:r:•,+<: +:,aY;;u a ..:dI::J`-•:....<. s .g&Vernl 4.4. rCrO :< deh rat aFid da ::out;!fiYSi34Y.a rs it ±Ctiinmiotcau9u�:t�ndersiattd eei . .. ...:r ..J....� ..:.....r .......:<:.r•:...':::: :,Y:::,;ir.fr...i<:i�.v...r fif' ,r3.:.r. n,}..:•:iv:'i•:?:�Y..Y:Yi�4?$.}:.•r•y�•..'.� _ .. .: .iY.. ..:-.....}}`: :h{TYY••k}s:h:<.i.h.4J>.;fLi.::1. r:•iY':t:•.�.:•...' ,r. e.:to:r�:ir::;il::.•?1:..$..p�,�:,v.�W..•r:L•.•`.':.i.�h£....}:v -..1?•:Y:. . consensiss have b+xom�e�i,e lrallmarl of this ublr,� ruvate � g; tai is ect hasmncbl aosoa�lrsli;tlas! .............: .:n,;.,....v..b,:,.3.,,..}:.w.j .T+.f,r.r. f•:; <::::.; }:r:::::•..:.::!.fru •.,.:Gi.�y:..y.�•.,•;;.�.,ti:;:::�'��:f::i"•.: i.;....,:....v..,. spr,ng but**„:*.gfa�ur*,...,on.lta,'t:t btutc>a .miko+:gni+sbti 2;3f tlannang. otnrn>ss'ton and electedir di : .,,. ..:•.y rc;�a%:•i:'F••i:•:.:?h}iYYTii ' ��J } -::t YYTi.:tY�.'}i'N4�k`}'"} :i,i. F :C ,` < ,'`¢ >ofthseaIs.titoa},.rap4`i :'.theeett .::Ltanatcawdiae a1C�l."• .tgadgate 3tt : ter supthe�vo ofusp;,�eCt.i •. �. ,.:,; :Y+ - 1•"'::::m.fri tv.fi.+/ '�..... ::, .Y:roY'trs:n}:;vf::Y.',:.R,*...4,kY:.&, .T.. { 0*.. Y.t::;:k'}?:.:... ...f:::.::.„ : -4 a R.. ':, t-n ,i • f , • _.,.,-,•-,-•-• Figure 2 Sunlines.FlisL Quartcr.1988 3 SOLAR LOT OPTION 2: PROTECTED SOLAR BUILDING I iNE single family uses in outer zones.' The standard requires that both a "shade reduction line"and a'"solar '. ''. Protected Solar Building gain line"be calculated with each ,` Line within 30 degrees t permit application(see figure 3 on of east-west axi page 4). The shade reduction line N standard protc cts sun to the northern ,. • 3: property owner. The solar gain lane helps the applicant determine • ', t whether his south windows will be • i At least 70'between solar located in the sun• 'The gaol is to ` r building line and middle place the new house where both of k of lot to the south. This will these standards can be met. : .0 a ensure ability to build two . t story ouse. Shade Reduction Line I ry ,' , t The standard establishes a maximum T. shade standard for each lot. T6ae ,. shade standard,which is measured at • Jt the north lot line,varies depending 4 on the north-south dimension of the ' art; lot. The standard guarantees the ability to construct-at a • -s e minimum-,a 30 foot house in , NEW DEVELOPMENT such trade-offs include:.slt pes the middle of the lot being i le J tcs the north,east or west affected by the standard. The • .+ Y y :-. 2. Off-site shade,from betwera 10%and 20%;sag- variable shade standard means that in ,,. -,',,:% exisdd or allowed ,eat nificant natural features: some ear full south wall solar s;' off site features which precludes pre-existing road or lotting . access protection-will bnprovided,in solar rises;or patterns;and public ease- other cases partial south wall '° meats or rights-of- ay;or protection will be provided,and in . 3. On-sate shade. The still other oases only south roof 4. j applicant documents existing • 2. Significant development protection will be provided. ' trees and to preserve amenities would be lost or am- The effects of the variable solar - paired which could significantly height on tie different lot ' { ''',2....•''.: most of the trees..after develogi- meat oars• reduce the market value of the conditions are explained below , ' property if the solar design` i Adjustments to Design principle were applied;or Shade Reduction line Case Standard 11: Full South Wail Protection ` r 3. Existing shade precludes ■ The jurisdiction shall reduce the . solar r uses. A house on a lot which has at least CI"— a percent of lets that must comply with 1�feet of n th-sow&dimension .; 6 the solar design standard below the (e.g.50'by 1001 or 70'by 100°lots '_ 80%standard to the minimum extant .. SOLAR BALANCE POINT. Ong cast-west streets)must be • ' necessary if the applicant has shown STANDARD FOR EXISTING designed and sited sv that it does not r one or more of the following LOTS , ' ma more titan 12 feet of shade at the conditions exisC north property line in the winter. The purpose of thi:standard is to The�suet angle in the 1. Meeting the standard would minimize building-to-building shade standard is 10.30 a.m.to 1:30 p.m. �? result either in reduced and•to promote solar access and its on January 21,which results in a density or significant utilization in residences. The setback from the northern lot line of infrastructure cost in- standard would apply to applications 2S feet for every 1 foot of building �, w creases. Development for new houses and remodeling height over the allowed shade height ;': kit ,„ at the northern lot line. In most • 1 constraints which have been projects on existing lots'in arabaaa x ,,, ', identified as i s.• 1,1 c reatin: sin:e faaail residential zones and comamaed o e41.. ,..r. , A tie @a: t , f K i t :, ..{ y +... •e4 J, " jrf° • sky. X ti'tQ 5 ! ' ^-, 11 p 4.: P d, 4 ,Sunlines,First Quarter,1988 , Figure 3 4_ ;" A SOLAR BALANCE POii+iT APPROACH TO INFILt- DEVELOPMENT: ' it LOOKING AT BOTH SIDES OF THE COIN 11 a �.1 SHADE REOUC11ON POINT SOLAR GAIN POINT ,. <" Protecting your northern Locating your house neighbor's sun to receive sun on ,z ': s south windows fib s e I.1- •70' -r---70'° -�. s. 15 Ct shade allowed 16'of shade allowed '.' :. . at property tine at poperay line �10' 1 ®�t o'-� N SETBACK ADJUSTMENTS IF NEC- standard Side Setbacks . •: ESSARY TO MEET SOLAR STANDARDS i ,`- i ps si z M•�.a !r Reduced Side Setbacks } = BALANCE POINT o 1 flOtT lot hunting on north-south house to the is protected fire (carirrued frorn page 3.) street)must be sited so that it does shade,regardless of the height of the ' 110t cu +e than 20'of shade at the shadow at the northern lot line. $]iis e ;:ol cases buildings which meet this solar ,*.;-1,, _ standard will protect full south wail oonhec�n lot line. This will typically will provide design flexibility to the It protect the south roof of a two scary building community. ' solar access to a typical house on the r - ° lotto the narrh see figure house(see figure 6 on gaga 5?. ( gure4 on this i selapti�ons frotrl the Shade ' ,, page). Tlie stawdaid for dasse lots is Performance Option Redctction.lLibe Standard , identical to the one for new develop-M meat lots. The applicant may meet the standard If any of the following conditions r' . by slimming that at lust 80%of the exist an elfemptcon from the standard + .• Shade Reduction Line Case 2: i Partial South Wall/South Roof south facing glazing area off the shall be giantaa. . continued ors•.se S- ' t,. Protection Is', , Figure 4 - "$' A house on a lot with at least 70'of NEW DEVELOPMENT STANDARD FOR SITING ' - ..:)7,:.„ north-south dimension(e.g.70'x BUILDINGS AND TREES' 100'lot fronting a north-south street) sun angle fisitag p, taunt be designed and sited so drat it apt 2.5 to 1 ei, i , , does not Cast m�than le of shade. ratio from -, at the northern lot line.-In most 4 ., spun.'Ito fr wAll. ., cases this standard will protect either N ', south wall solar atoms to the second •`t story of a two story house or the roof " OQ ' '� of a single story house on the lotto .� .c� t the month(see figure 5 on page 5). •-�-, -, ° 25' Shade Reduction Line 3: -44----- 100' fir''-°--100'°-0- v 4' r` South Roof Protection <, 1 2'of shade allowed 4;, =,, ,.- A house on a lot with at least 50'of at property line north-south dimension(e.g.5t)' - j 4 • }.•,F•4.it� ;• . �, 1...,„- • S x }�.. , F r i 15t 3 . rs � , = ai. --._. �,� a 4 ,, � { Stitthttes,Frgt+:Lpuat et.1988 5 ' Figure S ' .. • sYtade sor..t e s tn id tegu es that s SOLAR RALAN CEO POI 111. STANDARD FO LOTS ,tileapPir sh the L , -'+ f - WiTH 70' NORTH-SOUTH "DIMENSION oe its south vi-ia d ws th at „ , + . • , c®u�Idbe-cast its Qighbs+r ee the sure angle rising 'seuth.,,Ilowever,any action by the • a 2.S io a^ „ ,.......at SECOND S f ORY applicant"to modify a house design to ' s ti wi t ows' a;r�.. pro°vicie greater levels of sun would + be vole If the lit ant find, , ntasy �A '�. • , his home will he pushed south into shade fno:n;the.adjoining`pt+ y, ,y .:. a he can request that the =ice l' ',• ' between the two calculations be split.: .'..:::.:;', b ®' 'Ibis is called the Solar Balm=Point, }” -7- -- -- 4.-°---70.-—`'•---> for the lot. The ne bor to the nerd' ` must ageiee with this request. S a a , ® 30•of hetgtst guaranteed p , 'I# a, to entddhe of let r ��� ACCESS�S� ; = aa^of satcde® ►em PERMIT FOR TREE SHADE + ` at property line ," , Te plc Of tits solar access• i'.•-1,' _ '' BALANCE POINT d. 'The shade Base the bui<di-g .. (SactdacsrtF�fiaaepa$e$.' strikes s only an tanebuidable area,or permit is to sitar access minimize shade I. The snarls from the building falls from fatale tares. A solar access ,'' ,' Within pta e>Sisting shade from tress. 5. The shade from the building t applies ore a lot-6y.I bcm • j ` othe'r:butldisags or topagap I:o strikes au unheated area such as a w acres win"tattast a I fns n h ', t has a north,west east garage,ora south wall will ms enaral section it Offers. Eli twelve ago �' C 2. The et ort , i g. gi P , b L '• ' °�,€� of g[�ater than 2O%•os ties iatcltade one an a single f,�mYly `'` • :, Solar Gain Line r ial zone single family S. Difficult lot conditions exist such lets in c zotxes which ezasicd } as public easements,drainagcways, In addition to analyzing the shade a nofascilaraccess e or new structure on its northern , +� Figure Solar c ccess'g�ttotblt * SOLAR BALANCE POINT STANDARD FOR LOTS WITH 50' NOHTII-SOUTli DIMENSION , Asolar p itisa ent t, °:used by the local Plattmimg agency ' , sun angle rising + .'_ at�2��SOUTH//t}}��r��ade , 'p u t to B�F�ipL'9/��i�i/ayt��C�fi��gVie�4 P/p� R 1 from SOU H The document descr• ,G -,...s,.,•<�, z,... fly rt wdrnum height that rages eon r grt onlots y south off 1;. within 150 feet.of the l benefitted" by the pe milt:It pnobibhs the ownras of Pmt to winch it applies ate 3'. •. allowing non-solar friendly trees ' : ' platted after'the date a tacit is F. �o tro grow above that maximum height limit. The maximums height so*-- - ® e go' limit is a tine extending up at are . angle of 2,5 tol south from the area` 30'of height guaranteed be protected. It can be represented �; ° to middle of fat by a setaes Of contour lines extending q east to west across a lot to which the 20'of shade mttoweet permit applies for easy j a s imistisira- 4 at property Sine : A:. lion c,ntinuedaispage Q '� ... - e t ? A � .1 , i T ti.,• �.,<T. t . +`Z r�.'4 L S . 'f'. , za +'.+d`` .1 Y '4 , . '' , rt_ ;. � t , . - .2 • . a 6 Sunlines,First Quarts.r,1988 mated that solar access save ' RESEAR hI ..s • $150 million in heating costs ler , ;: PERMIT CO I TTE E uew homes built in the next 20 e i , (cortinuedfront pzga3) ESTIMATES E — years s Phe poject area(excled- , i ; The planning agency shall'grant a IC BENEFITS ing the city ofPonland). trail pcnn app• OF S LA R A new homes were passive solar . i ' solar access t if the application designed to use to the fullest the accurately describes existing strue-- ESS ,_' W xy Mures and trees on the applicant's solar access provided,the potential is$325 million. These ,' property and adjwniag pole. �: and of trees on the applicant's The project's Research Gotnmittee estimates do not include cooling, ptppeitr do not shade the area to be the final draft in October of solar water heating,or pho- its repast on the lmoyted benefits of tovoltaics: •. , protected by the permit providing solar access protection. The repor,`Potential Benefits of Averaee feeg 1 home it is ,aa Exempt Vegetation Solar Access",identified four main estimated that solar access will {, benefits of solar access. Solar access save an average of$1,160($300) Research has identified more than i may: in heating ems over the life of 250 varieties of tits that are"solar friendly" i.e.they do not block each new home. Ilan homes :),..!`• • save energy and lovier heating were solar designed,the average much WUaer suanLght) A solar bills; l savings per home eaotald be access Permit does not apply to solar • preserve fal=se options to use ($630). Savings for any • 'x friendly trees. Therefore a solar solar, given home can be as much as ' friendly tree can exceed the maxi- • eaacourage the use of solar $4150($1075). .- estimates r mum height permitted for trees energy;and do not include cooling,sobs subject to a solar access permit. A • establish a minimum solar • water heating,or photavolt rs. a , solar access permit does not light_ '`'i° apply to existing trees in the .': '� ground oar the date a permit is Iaactextaeaaatal savings, The g p 1.Solar access saves vastest savings are in preventing - , issued. jowers heating sills. The wdrstcaseshading,maturing committee estimated a range of , streets east west s_�attarr that .: Enforcement of a solar heat savings from solar s atlt•south,and ' F access permit access,solar orientation and sawn-temper cr solar design. • b t} solar design. Savings were Once the solar access permit is adjusted for inflation and listed. • . .2. ae e- granted,notices are sent to affected in 1987 dollars.The savings oottons.to use solar. Solar y,,� properties,areal an opperaamity to were calculated over 30 years access is a t� challenge the accuracy of the • - with a 2 percent energy puce rte. The option to use solar infornaatien contained in the applies- increase per year and discounted may be lost for good if it is not pion provided. If granted,the permit at 3 percent yearly. Savings provided when a home is built. ; is recorded in the chain of title of over seven years,the average These options include the use of affected properties,giving flame length of home ownership,are in solar for space heating, t ,••' owners of those properties notice of parentheses. heating,and so produce elegy- its cx•sterce. Ifs tree is allowed to it,a, grow above the maximum height The savings estimates am for ,< te itted by die permit,the owner of passive solar heat gains only. Solar technologies me recent, o to property benefited by the permit They do not include savings sparred by the energy crises of , ._ array petition the local planning from lower cooling bills on east- the 1970's. They aate.exp led to 5 agency to enforce the permit. The streets.solar water heating, mature and improve in corning local agency considers the facts and, or photovoltaics. Some auem- Pears. Passive solar design and ' i 0 if it finds a violation exists,notifies bets felt that savings should be many solar wat�erbeatters are .' the owner of the property on which increased 10 percent to account cost-effective today. Phatovolta- • the offending trees are situated and for intangible benefits of solar ics should become cast-effective provides an opportunity for a hearing energy to the aavironmentand in the 1990's. With other energy to contest the issue. If a violation is society. pain expected to increase,solar e proven,enforcement follows as with is expected to be a long n F: other land use law violations. Area-widesavings, It is esti- growth industry. r}s, l.. continual on page 7 i, s^4T t l 1;,...:1-..-,..' • '4 ; �, - i .� ',,,•:-',..4.,.`.s.-,•',;,, a d i of �" ` t ,•Y 4, i"4, ti a4 s ,4 .':':-.P� I 4, :e. ;'"."<t i t.".!.1 , t•L y7 4- n s RESEARCH COMMITTEE sng the cost-et ecUveness 0 the suniines.First Quarter„1988 7 ' n (continued from page 6) Proposed Ordinances. ' 3, Solar access encouragh� cases(1%)may occur during the first F» ' ' t° use of s2lar energy.vs A review of Cost Reducing Features year of implementation. state of Oregon solar tax credits 4 - shows that'.homes on east-west In keeping with the metre project's The cost¢sport for the New®sued- streets were four times more design goals,the Ordinance Commit- opment Standard identified the '''-''''''''':-:;'11-*''''. likely than homes on north south tee expressly designed the two following cost categories:•t» sheets[o use passive solar. 'They standards to effectively provide and also were three times more likely Protect solar access at the least cost • Immediate Approval Cases will to use solar water heaters. Three Passible- Therefore.both standards require little or no additiorad costs•;: `'� tinter more tax credits were contain many cost-reducing features and are estimated to constitute 85% , ° granted in communities with which distmginsh them them from solar oldie future subdivisons submitted. solar access standards than in an access standards curralti&enforced those without by ether communities- • Exemption Cases are sub- divisions(estimated at 4%)that are t. .. 4. Solar access creates a mini- MelhodoloBy expected to be exempted outright el t mum slat rieht Solar access due to very steep slopes and existing . A .. ,'' protection creates a new property Cost estimates were based on heavy shade conditions- . i S'' right. It provides certainty to evaluations of existing solar amass at '• '''.'-'-t people wanting to u^:solar ordinances,the Metro project's own • Partial Mjustanent cases are subdivisions that are expected to ' energy,and protects investments research and interviews with. P .,• ; in solar. It balances the current members of the building/develop- involve partial adjussmens to the '' `' right to cast shade. meat community. standard due to various site con- strains(ltd%of the cases). ::::::7:1::-I'-',"?: r' Typical cost cases were developed for both building and subdivision • Re-Design Cases incltrdc t . COMMITTEE E pemit applications. For the Solar subdivision designs which totally { ESTIMATES Balance Point Standard the following •"fair the solar design standard, ' id categories of costs were identified: necessitating redesign n 1-• i POTENTIAL • . and processing time. The Committee g COSTS F a •Mnairattun hnpaet Cases consist estimated that 1%of the subdivision .,' t-;''4'' SOLAR ESS of staightforwaed building permit a iplicattts may be of this rte. STANDARDS applications and exemptions which A,} would entail Battle off no additional Findings a: The Ordinance Comnniuuee has costs to the applicant Aproximatcly 1 Teased the drafts of two repors on 85%of the applications would fall = -Using the above information,a bas the potential costs of the Solar within this dory- case was developed which estimated •i Balance Point Standard(u[ill the average first year implementation • situations)and the New Develop- • Moderate Impact Cases possess costs for both builders/developers. `'� meat Standard(subdivisions and lot and/or building design constraints and local governments. The major -`1. '`` planned unit developments). Both which would regain¢some additional conclusions of the studies were a reports examine the full array of design time and,perhaps,moderate • • D. potential costs to both the local n oasts in order to comply L Solar Ralanoe Point Standard - r, lZ r government and development with the standart:. About 1596 of the ti-) -. community front implementing the building permit applications ana • • Local Government Staff Costs: ordinances,including those for• expected to be such cases. Fist year implementation costs are >. public hearings,education and estimated at an average of S6 per go training,builder/developer project • l[ligh Impact Cases would entail building permit application with design time permit processing, additional design and construction declining costs thereafter. tt tu construction costs,and market costs resulting from difficult site impacts. The cost reports are conditions and an applicant's • Builder Costs: First year - Awe companions to the"Potential unfamiliarity with the solar access implementation costs are estimated Benefits"to Solar Access study standard. Although the Solar at an average of$55 per building recently prepared by the project's Balance Point Standard is designed permit application with declining Research Committee. Combined,the to eliminate such cases,the Ordi- costs thereafter- * studies provide a basis for determin- Hance Committee assumed that some continued as page a- ..'Y..' 7 .`1 ' r ,8 Scenlitnes,•Fitst Qt .198S PEOPLE 10 CAl1 IFYOu HAVE€UES71.ONS s"r 1 � _ i [� PuItRSOFea�ges��8�arttc�ateat�dl�i�e�e$+m °� §• ' 0110 11 '-`'.. ~OOMMl9TEl: - - Esetgyandt SK/nstetazg S E ,y(Xfoe..ftffsO.goa t`: (caxlvueed front pmt° } >DePi.E0tratoS stso Esad ' ":447• �i f ` ,, 'p��,a�e4fi�Ye.{�tffij'—... fseastilstataati1.- ;`1oncutn:athint , `�•t 2. 1'Iew I' '. ''1' ''"'' t Standara s Asa %fot see age t e€c to• numbeaa• rt ea4 Gov ent Staff a typical 40 got stebdt Doha,Kattfin va,Orq eo D of it ti E.0 '' vision;:first year it mIe reentation:costl are'sea ted'at an sa3 3-,'7:r,3 Y� .eves t E+acmv t t'ioe, ; ' . average of$ Fir lot with declining.costs thereafter' 2LB6- _ � � 18 =5713 t o Builder Costs: Farr a typical 40 lot ssld'iv is!on.first year . c '1.:;`-- tt6�+ v a.Tnwts44::14.'Lodiitat img.enaaetattoti•ssosLS estttetetixl at nra average of SZO per lot° vihxh lsss becst Maid � tiitli\ter�:Y cca4,R � r with do bnmg costs tltereaft�r ad wry .:P C.so aen, ta, c 2110 d " pp3efoiehe�fimsserelisud: i. The�letrm pre test that is cluTvgntly underv+rap w ll be`used to ►. a'et t ea��ae�,.� tS+ .: f nalizC tint se e.St nit s. eadt Local P ; ` %�+!$,4�ilae�'tettatattr.IkoJ�siPa�t�B��'�^ ' Ct ct men�.� ,p�,f.e Tiigxd„F,iavit: r;Tro ic.daces tm\d V - if you would like more inf®fenati®iLx f ; � a j: see for a1i x t.t ► ,�±,�,g, aOaatio�fatC�aitc Rescatch Co "sttee's a laettehes y a d t°eemay 4855 Onbna314x�S Cost analysis re its /J��.���p / ry��� _,a,�. p� f .4 r;' {I�L'G IYb�,�6.�..�/n�ELiiSJiPi� r��'J�°-'-'--- i: ' of Ilya d60A Mmfkg4f triatsC►ao k s 0 d vcs oo.6sf�i q �86�/ d€ef to would to have agresets aeh t`p dr' - y - AYFe,brulay V uVIPM o s 4.P• ' • a ti•al 1 K t , y `airs rcr ber7503427 &.•- 548/0,4,140,-,p4,. ,.. ,tase aao to the address belsv: 3kaPFrtftand.Vattcas � er �atddbp,e�$0eeaSs fe a Vr&t i inforr ction,please -:' If y ou htte gttesigr nr rei el f;e tscbadot i St , of eat Me Mc G - ., Svx503)227-0441) dow'er AveWab ea ridad&�Ik' ag i • .F nding$.r( ep •.'' i Postiaad•Vanc ouver Metropolitan :\ is riicts qGp j a. ` 9 �1�0[ o::•:e s YIV .t _ ____,____, F'i 522 S Ffth Avenue.Scite 1406 3D Portland,Oregon 97204 :....,. : ti , . . • . . , , . . ,. , , . . . .. , , , . . , , ., . .... ,a~^13 , . . ,.... , .. ' , . .„ • , . . . . , 4 'y ..t• (.....''-'::z.." ? i Y t w 1) 1 4 ...r gf,. °.. .4 ,:� * ?. :.'.1:::.::,+.> ,:t{, t.. ..at .; i is L:`H.�, I..:. • 4. s: y i� sf 0 P s ;. c y� r-r. ,. - 0 :1v . a a u 2 .. r. S OL SUB I `I _ I CASE S S * ' • 1 i. �•. ,r ." :: ' : a:--,.--2.„ � r. _•r = P• .:'-. d by Conaarva' n Managamont Sarvfcas, d�islon of Tho Bankgndarf Associate$Corp. ,,.,.n 1 c^?-4913® f��13 r i i F' � i r.r• $ .r Yx 4 r s --:.,-:"..........':;•'-';'. i � ' r " !s t Tt, r_ t ! .. ..G. .. .... .. .. O AL PI. SOLAR PLAN AFTER _ BEFORE T, d ., e15_ pr- .,,,.. .„...,,,,,. c.,. ... ) . 1 jI!! y4` ,II jJ!!f, 64 r„ J- i�mi.000, p ` t II x. ie 3 s N. i b 33 ��'1 tt\. 4 .. \$y ♦ ti z C9 q, it wa.....,., tli ‘ 4017,' "I' I., ,t4ss *ikrt**1.., ,,: t fin- \�� ��. /,, R �,L Y"� T049*� ^I(J! '*�1 ! ter! ^u.1 'i• ao E.'1,,$r•¢ a�� 9 �. rL � - I tii' .! h!fJ r(•�r �Sl ,s � S� W' �/ iYQw V.w.� 4 . : Al _- ,4 I 0. '-‘ ' r V 410,telti4111-j'!$4 wi:1,,,,•..•;,:jigtf:ii 1 1 7 i 1 1 ' • ' I'l() !.s. ,'..- °,e`. ��' 8 r 44Lk fi - d a B u.5 ea rw: (e.°' .L J L .1.....110.,..“....� " ' M$1'"IaM T .h:'b'.' .r.. ar. .. OT/S o i Plan 321` 0 a 21% 5760 52 55% 50 45% iS.500, 1,00® ao.soa 2 :: Solar Plan 112 - •82: 0 Q0 80% 5750 55 42% 57 51% •t2,500 1,000 51.4?-0 :, wwrt 2 O - BA I'f N CREST < 'SOARPARCELS + sGaRwBSrNNAMLunMAN<CrOs//*YO.EGBN ..r::NON-S ! t 5®1 PARCELS LOST-TO VEGETATION I 175..1-PARCELS LOST TO SLOPE C s/TY ao+wrr.Ifs 9rratr a 08414" mat"" — } . 9.� _ _ _ ... S A1.1.118183, -.",:-.4.:::7:";-:1",' �',, eIZ91 1 to r f r:; y " ' r , i,` � A e ! t •fi , s { , 'Y' ., , y <.r _ ^1 y a h .. i '! i; P.. . . .,1. " `' r' _ IIIALY I'LA . • �raa. BEFORE 11 app '.. L ' A ( � sixs £ff ax i 3 �f I. / s1 .4,16 r .•,,l<' a a : it � y.w 2 a-�a "" *., Z y1 2�?q 1 t �- 1A 2 4 2� �"• a. v✓ t . ,. ` 1 I $T 1x i:Z --- AL't---Dii. '..,0,,,°' •ALDR11•71-1,\.• 3 3 1 .Py'- . . $',`'SP's'"X' J 2. �'°'('' a N.row h▪ § i 1 3A 3 ® , ? 1• a ..•-......• ;,..... f.,...r•-•• ...q.f.m., .,•...s,,,,,,,.$,, ,• „• g.A. ,,,,„„!,,f•of.gt,,,,,1 ,., I‘14t NO .04a,k.,4,,,Wq..,1g,W,ko.v.,,,,..p ,, ;,,,. • r k , .4 11‘‘'. :'''.:.''''''.. SOLAR. PLAN L .r ..... R. mFT IV-Y i�f1 •t• A /• .//"✓;11IINi1IUINAP % 1 • ;i�.t, B i, -' ' � & -. k 4r h,,eta ( I�tc'4,..*.1' z ��. a•>r dzS '��.� ••tt/ _, x,,..'ui'� , 9 t} f nv e Pa 1 1.,'...'..,r a ' • / �,••jjam- °�a '4:4•17§..4:'''")..• . P. � 1YP237LLTyPL ��a'a � y��°i'r!; "x a.sy �,l� )p ���,ln c`a,'��Yfi&^�`� ,�y�` ,y r j2S' � zx'�i�ya`� 47: 4 }���p, 5r�`ife �•,.,aW4:',.1•:e 3 1 ,ti. . •. to 11�a i t�'R�\•�V.t?.,,,t:. , k'j-`I�"'Y'14.4" Y, ,%el:°� y.a.3 ! ' 1 0 aiF>$ R ,.F70,,•C`3` X.•L f'•.'%.. .1.. h. 4 ., 4'y. k`}�'i .fit kA ., . .`i ."s�( 'f,y<. , , }�! � ,{ a!•,f .. �.yy' `S�` �. 5 T.xd 1°,.aa7,6yay�.s 4� .� 1 -�:�1' Y>M f:1Y'e�3w,�.�w + 3 ` `,M,,5� •..`.k..r4 t1'. u, ,• j�,,� L'Ybs'n,2:o5i�t 2`,o„, '++.u.• a3:v5' . °.,���.rs ,o.. �rl• .w •w .n '. a'': --,.—".-"'„® ° lr =° - " KEY ANALYSIS SWASia. SONNO. UM 41011 0010.0.11_11 e ,. p+!ME BASK SOLAR PARCELS . .: ` i„J OPTION+2 SOLAR PARCELS OP AL PLAN 30: . `� QA 10.470 7.706. 13,30 84 36 4400 J 1 �3�:Q+'110R1#3 SOLAR PARCELS SOLAR PLOW 30 :� 4.0 10.700 "00." 16'300 66 42 4100 , ir'. C-,i NON SOLARPARCIIS ,e,. al' .... wr. u. w • .worw r ...L....01= Lw..'o+ .w'a.w.ems.' .0. l FARCE.:.LOST 117 VEGETATION SOLAR ..�°.. +u. ..w....e ww:..a ................... w.. w.a+, ..00..® •.. • L_: PARCELS LOST TO SLOPE ORIGINAL RAN •�'� O_ � ,.39 42 10 400 LOOX E 2'CONTOUR taTERVA•: ozs o IS tot loan sa11w Pout �. o 0 yi. F IDAHO SOLAR ACCESS PROGRAM 1 .,- SHEET Sia.at Wain C.ern dwe.wouaa.s6 s.+ae T lrL0.71t COMPARATIVE ANALYSIS OF SOLAR R ES�Gt1 u*. , PLAT NO,2 CALO WELL 5 < f fi t - ' i 1 7i is / 1 1 r° y ;' }S `if"1 ' •S1 tia y i . 5+ '':'*..1".' . • ". 4t t .1 '' ' ., 4 .. ORIGINAL PLAN SOLAR PLAN _ a .� a AFTEFe - BEFORE ,, a r : .}•�s f ld � 'F ..,f r l,� -,i L�y jt' ir1 ter. ,7`c:fir fiy e 1'r +•-'r•F w ."Ja` ,'�'.- t,' 4 fiS S FTC .y tw .#t •v,P., 'r�', _ 16�rf �q,�u,,i� � Asa: ��t �,t` ›.,,•r, .lStS''9kF 1 y✓s'�ri•t»' Q ' i'yy Jl r„ •w S�z �Y"; '1 c 3 . a./ v53 '.w.: 1 12 '' Y u� < `max . it-t-(1..,,, ,,,,,:e....:.:,-...4=,-, •o'k',, �: - .l'it' NY t r • r s a NW WSSIOH j y�? �`�"in,, Y t t� ,r p c%"* + 1y 1 3} u N<.. S . t kJa'..kj Q 010 . O. h E'iWp. MtY and» fb�t,j tt; .., ,v, .1.0 v. ,...0 r...,,, ■W,,,,,, a�(ifa gaunt o2'+yn t/.r 01 • / 0 ea 1, 51a li .1 x::d. .n "tu..w..«uw .R.. .. .27t.. e.. .. 4 - Original:Plan 81 .• ^8 27 111=1 4'400 66 n.15 19% 9.600 6.400 12.000 t. Solar'Pihn 81 ctimrizzi 2 Eal 60 � 4,400 6:j En 18 22% 9.600 8/000 EE= r. . SCIARPARCElB - - - .I'st•.G•y` E2 1. QVf+s ! 1 _ `r'•) _ Y�j.K C'�SL•CriON 32.L H.R iW.W.Id Doe 07 MO TFfc SCOTT NQ 98 5? P PAPCEI&LOST TO YEOEYAT'0N WA514 W GTON CGTY.CRECCN y 'r PARCELS 1.08?TO SLOPE , ''':.'4'....,,.''.,-,...:-.:,,. tx r . .1.-i-',:-",';- _., _" � _... ,.•. I .. + � `. 3 r o .^`-X,■t s }� � :6 iiJo! Itl9103 , Y. LEGIBILITY STRIP NIMITINI131110 sreog .a., . = = . sa Purr' sIV.1VNY IIVAISIMIIMMOOS EMI sactsagAIRA a IUUSvwa! Kowa Aa=pito tam 111, w aca1maa avwMANTIOin ORIGINAL. PLAN 1 SOLAR.PLAN ,ti i 1,1 ,„,,.. ,BEFORE . r�1 A l 5,£ 3.'A N Rt G° " ywts ' p Y x` .� ✓; f• 3 rV�r ;�. mr�w1 o i k. r t d' . sx f !T r t• v .. .EIS ' ,iX ~`Q��., ...tiiefh . 1 �� ..� �y `P �� ,,,,,,,A,,,,,,-,1;;;,;. y {wv ✓ �R,. ,,.r,2j . '` 1 . ;� k j`,,hf'y a y�wv &,('e,tyv " t��< r� 1-- „,,;"�f� �-FAN!, }iy�d3"� X ' f �,,n_,,. (� tt0 i� {, t �g ',�+ Ufa' ''�. �3 - �.9 4� ',�`"` -4 ,,• 0¢ i'i:.-,14 lit' �9NAL IS E SHlaf ua . ....sq... Land use ..n,N,.« Y... nx., pnt' ` .ew.. wmn fr allip".."."=11- 8 Ori&nai'Plan 32 '80%'"' Ortginsl Plan : 4,400 58 ' 81% 15 18% 8.600 0.400 12.000 LG {4, Saiar Plan •. 61 Solar Plan .4.400` 83 78% 19 22% 9.500 0.000 13.200 / - lta • (• KEY °°' ®.., ` @OL4A`U T5 ,. •A�tew let*wo lb*010 4r*.ltenitle*ntty ao a t*eted by re0*t*tlat and eeulQ be aeemsled w0N-atxaR L01a: at devAo*er'*option. t Ito w �ORTN� - e ; l�.s. g: . &sae ""'.., . n t _r � xi• � � t `r 'l� .f t t ` i ai �t � . i v ,,e,� F :. env t:t4, 2 TN Teratei TC9Y91 NYW @Y10A NntIIM 01u0 .o MIPS 7YAV1 IUfOJNWOD mww,:'ss� ws. 9110799113A89AO O7J07.tV9101: room C1: win, HIM'AIM: NO11111307AAOO710711Y 0J171 Tat) gcmi 11: is , 1mi7nu10mo 91D1UY10911tDtt'D ^a. r o°'.S ..sera .. purl 8Jd111Y109.® onsalfanmemarillp etv . dVW A1WtDI 7 AU11aor+e: a'NJ371118 9EF0}i AFTER xen .-- -, e-k s r v �+ . FDloroj �v" * � . y a ....,...-,,t, sue' a: ' __. „ :•' • d �Biqa! 0 d7 �.r �^vy..,�* W.∎ w 1 _. '0''r' 'osL S ..M , ..IA ,�d�+.•►`""•w`% , _M p6.'a.�7! • u'l •; » v..�V`�'4 C` •, t. T••_-�� . xow�' �q_ f„r ,,w•, V •b Gist' ..•-..ts g g,, . .ry;',. cy 1,:cgo,t..t'" " .‘"". ' .. 0 ••*"itr.l.'1,,,s7,40..FOa t66�Sle 2 •a_•. • t''ail• \ FOa N0.$ 36�'x � •• 333+++. .. =r•- ?OW WIDITA ST .... C i»-- ✓ ,•': `°' � . 3W W C18TA ST. % • _ ;-.. •-_.• ' _.......,.1 I _a I.....t..../.....L...1/ , -....i SITE LOCATION MLP .1 111... ./� _.l_ ! s '< 9 8!, NATCNFZ ST. ,f t at& SW "•-t j i •! `atldpeocr! Nat i Is. e 1.%� e I 1 1 �" Stld8 acs1 No.t e i • ,'� Q-- tt ' l r • t • I e .:.4...4..1_1r ..' 1---:---1-11--•�1 L° t_-4--W° °=r_-t1_-J ""a.-_ _ "� L'1 L' - I 1 I. s t e I l 1 j 1 1 1 S t -I. - 1 Cr U. 1 1 i . ' i i '1 • • . l _ 1 / s 1 . .:./ J .yJ _�...J L.r�t � �. I � � 1 1 6 _s d �• 0.w_ 0.O A S_T. _ �• WJ— 4_.°S-- --"i sn ..�� r - e . . - SUedOSF�IAS➢T.w - K I ; . - I . s 1 7$ r.......:-...: --1 ;--r-----r— -_--- P e l-'� >V a .!__L_1.t. t_ -'- -1. - . 1 .,I J.-L,.- i-;--.- -s- ' e t t ' ' _-L ' 1 `_ 0 c% ' t , s $.• f I S ..r o" iii '' - 1 • - s i. 8rldpsperl Ebm.Schad I' Promo ed Feai lSi ND C,e■ •-``° ! N-"--.-I I.._.. - y- .gi t .•; \ t &16...1 vonn School t1Proposed Fos Ha N3.,' Q Anat SIS .Ma15• •..... "••••• NCd• r C.lsT•p1�ry.{•.� MtYU4M K1ftu W«IMIM ...ne. . raw.e q 1p Mull. .�wp ....„ 8 .. Np M ws•i sl• hop.I.'p.— N'" Mw.b Ni4 •n 1 wW l t .: Original Plan as sp T0.% 21 ' 54% 1730 10.200 7.000 ss.sss Q I �° $Olaf Plan 3p 35 50% � 00% 1,90 56A Y7 10.200 Y6p0 10.10 *_ KEY Cy< SOLAR t+ARCC48 . -.PARCELS PARCELS D.ta ,-' r' w w .. 11.'•/i w 5..ti..1�'•..,... , of c-s PARCELS COST TO VEGETATION a a'c>e r..p.0...1 a sr snt...4'.'"1...". _.e•at w nu. ..teu•.re Cowin f.awr �ee� ;. 0 ��PARCELS 40ST TO 8LOPE 0.+.s.....v..r......4. - to r-. _ r ' n � ' . i 'T t {`` i ' r"n f A , dIWS A11119193-1 r•Y .4 . ..!': .. 'N} ♦ y. t1 •Y�• . -•- ¢ . .. . r . ,-" . tom,, •,; 9 ORIGINAL PLAN 1 By t a J � 4 r ^> "II Parfe Ot A,-0 \?...., s .1„ •` � tea W\ 4* 3 . s ` .,, i (� t >" � `' 3• owaeew..wo r 5 9 q 1;F*, saw-4 r: ',« 4:;:y. Fir Pointe 01 \, a- m' ''''''''..,.‹.--,'",f4t iter.,. F we BOLA PLAN ° °e � { . .i \� .� . , . a� 1 'f,':-,:4.!`-'1'.....:-. y .K. � ,o y II o 2 'I. 88 t i l 4 2 � •wevao +, 4 yj5! PM Y yam' ' Y • ti ' • KEY ANALYSIS ww W., BASK SOLAR PARSECS Lead waao — • ow.ae w�w .'"7."' ws ww..as ';',1„4 \. W o.sew. cesrw -+ , �`:i OPTION 02 SOLAR PARCELS OR1C2 AL PtA?4; 3.3 14.203 - 4210 13.775 29 12 t i.J CPflxt+3 SOLAR PARCE1.3 SOLAR PLASM , 11 34 3.3 10.203 0.003 14.03.0 25 II 14200 �: n `3 NON-SOLAR PARCELS .. .... . . f-'°7 • sw •.awoao swum ft wecw . asses-we ewer ew.ww: useaswso awa.wew1=6 smm-w" +: r� '1.aJ PARCELS LOST TO VEGESAS N Solar a.mww e. wow e to t' ow mass wow. a.uw.w.u..w • .«oo.:e... .nw aa�s.ss wnpsae •w..ww.... ,. now ,, E-?--.1 PASZNE.S LAST TO SLOPE O JAI PLAN t 1 30% 0 0 .0 1 61% t. 2'CONTOUR INTERVAL SOLAR PLAN 'a0 72% :. a o • 26 •: rats a. ®;, 33 ,100% S �. 1. i r^ �: SiM.M161ww.CaerM+wN wow HEewloaw•lilwp.QMeMe ~ • The Benkendorf Associates D' -- '' '' . ' 3 CGNL0APAT1VE ANALYSIS OF SOLAR RE-DESIGN 57Z Su Fvoi a...+e: 3.1.=........ .. w a .. P9.Ar tVO.3;90153 iir+Smd O+e1m 172°4 . •,,.., �22G•006R ' H L. _ ,'f, ', f _ x..' n'.,; --.'"-`'..s.;';'' ■''''l 1", 14.41_''.". S .. .r �s, ,'r^-.+ •*:`•y , J ,1/". e''. .y •+.` ., . , t ' -i VICINITY MAP. ,.�—� • r _..' •.. - '..I.r.... f./.1.11. .7_,. - N_'._,,, - - AIEACOW:LARK VISTA SUBDIVISION • .ay..a,.... v..use.11 � s+T�I ORIGINAL PLAN al :_' SOLAR PLAN ( ®EEOfiE' I nan-�1 AFTER f ;! r .. . wr A Ya. : * . 1.TA • ;v�., ' 4p,31 s r R � 3 r ,; ii w. dER3EY AVE.• 2 . P`3 f4 �!p i .*....F„ # 3 '3 ' 3 - 3' ei 3 ., 2.F•. , .. :.C. • 1 ,. -o; 3 s-2 ii- �. >,:. * 2 W. MISSY ' -AVE 2 '_t_ 2 3 f1a r- f f� . n -ix 2 2-it• •-•I� 3 1�.,2 2 j • [f.42,`:14.- l O:, T _�'•a '.2 .1 1- _� p 3.'�,�' 3 r: 3 : � „is1➢. -:-111,:� ''11 ? J 1 ' . "•. I 3 .P 2 e ` I 1 W. wtl$ON AYi -i� ���t�'' AV2. 2 1 ,::,,,. a g to . : .../ ' .x ""3� : ii'. i , . ,gam3^ j Q may, IW IOWEIRNA ►` ' `� _.y., �.\ " '9 W. LOIaEfANA. 0. `' J,. 1 y . ✓'.tea n 4 ; y-L �- tt }, . 0 a,r ; s p „'�� '4'. .:'� / ''..• 3 � • 3 ' : , �b1.',.;!.17..r.s r$• 2 t ,v3 x t .. •:7 .,.,,,,*\ C!a• 3 3 '• f•�A r.17 cad �! -. 1 ..• 3 ��• A er ' 3 ,k►,,.., ∎"i i '. sL '2.,. ' ' a WA, ' a K.. 3 = ,..., ai `• :. s. s'it'' f,,°lE�.N c .i>. a �Ct 2 . ` I w. MAINE * . w I wAw3 ' s I{3 x ` 0..4. aw 9 ' 2. ,. l ' i , . � 1 ? >f .�a'' ,y % 9 ys>: � ,•i: ' 4, lif r� x '.ta a:c r o i a � S.‘‘'''. ° . ' ,' S s:”.r to• d g a# i, • . . 1 KEYw ..' .ix OASIS SOLAR PARCELS L..^i OPTION.#5 SOLAR PARCELS r , C.11 o?TiO/.o9 �kRCEG6 ANALYSIS w 1bw : Mw ':•" 'It". A4 4 •ff.11f 'M•f�N "II"' T.'..'1« .P•'•f .W ' - • S . ', .,. "" •MO CO C.• S - •• •pI ! 1.1 ' • Mt el. ORKHA ii 43 Ila a4 0.aooeJ. T.000I. 91 as � 514 G ft D. ao YO �o 7.1%'t.J PARCELS LOST TO VEGETATION is lea IaG6 .:x �C�-.PARCELS LOST TO 21.021E aaA14" ea as _at waoo.aT.o0G.r � � �ua o o 1ta II �� ,". o ~ SHEET ,,,e (`� IDAHO COMPARATIVE ANALYSIS . The Benkendorf Associates �F � _ ��rd, SOLAR ACCESS PROGRAM SO AR RE—DESIGN b.�, szx svrn1 t W121G• Stab of Idaho.Department of Water Rpaoareso'Energy DN!slon PLAT NO.t: NAMPA y . 44 f x -.4',`:"T'-''' 1 .e Y ...:-;(4''-. a. e " y ,-e s vas . . 1 � l \ T ( Y r — j by f •.•• .T•A ? �M J t !.' ,::•,`", } •♦:. ' S-4. Y dP•LS A1M ■Psis i } _ ' z . -. f I rr, t , yr rr r• - ~. ' :a it :S.;..:•'1,..:!..-:,;--,:,..- ..rJ . #? 1 i. a_ r t ..•-,:,,:.',F.',,,,,,,;,; _ } �•(. ' r :.:`� e: .irk.. �'.:r .s J::'1 .t,- '+''•'♦ _ ., tl tip` �"�.`16'y�°YWf '�4 �•}t a 1!1:::1',"':11:1•':::,-.,-,:!.:F r+ !ryy J" i<,}" v+r 4 if. fi l ft } .s ; S ' Sl ` .. iF ,ii of ' > .1 .< 't ..:; r �. i �`' r. P �'' ( � iii;:N• � 1` i i •t /n. .' ..� ,¢ �,.,is �'+'• ` . .Yr•:. v..tt.. ..t.. :.f:..::::.::..:.v:.J.v.�'Ri:d '}*:ii .i. :v. .:.. C .i......::, .:.:v; ...::.<.........<.::n.::.:v;. ........y::'.:nfi 4..•... ...G..:.. ..•..::..... .:...:.n.:.. .. }.......v... :.: :.rRiii$i:::{.-5r.. ...)t ...+. .. '.. �.6. •.t x..�.:r. � f.::J..+f. ........... .............s..Y..:....::::. .::....vi. :./.:/n.......p..:.....:..:r:..:n.....n..l.. n.:.•If.::.•.:::::•:.v',:C':..,..u 1 • :::. .:. nyr ..>.n +v:ri.,S::b..:f. ..,:.::::.:::::::. ...+•,.v::::+::/i::. :i:::::!:^:F•;..++„.. •.::w:J•:x:ww: .::•:v•v r.\...r.: vr.. [ .F.#ii r•:Y d 2!i%f> ry r.'•:J':Y:�:t er' �:4+ .. �.. .:::nom .v. .:�.i.. .: ':�4 �, .v a n•n4::� n..:..: {{. :.. .: .vii:'.'•Y'•. .-1. .:r:i. :::w l S L-0?:4:::::::. .x+...';` � :.?::..:,:i A�yA,�L7,,fl} .' Cam.:::..y:u:::...,.r.:...::. :;., �.. ,. £: ..t .. A.:{ .r. t •a. ..irtCilS.�•�GP4.. � r { r.+: � r.' f•. 4 � 1.?. : •Jr: ..:.:/.A..::n�:••:�:........v.;n. ..n�....u..3. .... .e;..5.:.:.:......::i.r:�x.�. .•:t•:a'•�. x. ... ... :........:..........:... ...:., a:... .. v.rn.r..n.... :..:.;+ .. •i:y:i•:?ii ..{. ... ...a... .-.. :.... ...... : .. ...:./.qr(..�.:...:•:+v•:::! {....:...:.. :...v.J. ..........:...... J.v::......... .:::Sri:iti�iyY.i:ty...../. .. :ttiS.�.: �. ..PRCdt7EG s.>. T i:Ii�: }4^:^' r}{x :.. : •-:..:.: ..�....•::::ni.......•yv:: .:.:nip:::• .5. ..•.i. v : .:•:. ..:.....:.�}'•:'i:¢•. .:d:iiiir'FiY`:•:•i::•'l.:•vf+..:{:;.: ..J..v.y•.: ::: . ... :. a � t i X 4; a r4 Prepared for: += r i ` ` x' Portland®Vancouver Metropolitan Area Solar Access Project { Y } :, y J t . r f r" t f/9 Prepared by ' Conservation Management Services a division of The Benkendort Associates Corporation 522 SW Fifth, Suite 1406 (503)227-0400 1 D ., ; ' � .. ,. . .. ; .. �' is } , , y y j a y • a This set of materials has been compiled to assist planners and the building community te implement the New :''Development Design Standard. Many of the materials relate,to exemptions or special cases which are addressed in the ordinances. 1 r Page NEW DEVELOPMENT DESIGN STANDARD CHECK SHEET 1 2 COMPARATIVE ANALYSIS FOR PLAT RE-DESIGN 2 3. SAMPLE SOLAR SUBDIVISION DATA FORM:ORIGINAL PLAN 3 :* 4 SAMPLE SOLAR SUBDIVISION DATA FORM: SOLAR PLAN 4 5. BLANK SOLAR SUBDIVISION DATA FORM 5 •6. PROTECTED SOLAR BUILDING LINE OPTION ` 6 � r rs 7 NEW DEVELOPMENT DESIGN STANDARD, PERFORMANCE 7 { OPTION 1 — 80% OF SOUTH WALL AREA PROTECTED $. NEW DEVELOPMENT DESIGN STANDARD, PERFORMANCE 8 ti , OPTION 2—32% OF GLAZING AND 500 SF OF ROOF AREA PROTECTED 9 ADJUSTMENT FOR DENSITY GUARANTEE AND STREET 9 ALIGNMENT 10. SAMPLE ILLUSTRATION FOR SEVERE SLOPE EXEMPTION 10 11. SAMPLE ILLUSTRATION FOR PARTIAL EXEMPTION 11 tl. STANDARD 12 12. SOLAR ACCESS NEW DEVELOPMENT { 1..,. TECHNICAL NOTES IL 13. MEASURING GUIDE FOR SOLAR LOT DETERMINATION 18 say 14. EIGHT SOLAR SUBDIVISION "BEFORE AND"AFTER CASE 21 STUDIES • • This material was prepared with the support of the Bonneville Power bdminisiration,under the direction z` of the Oregon Department of Energy. However,any opinions,findings,conciuslons:or recommencfa- '` tions expressed herein are those of the authors and do not necessarily reflect the viewsof BPAorODOEC. 3 •1 k 3 3 t 4� ` PORTLAND VANCOUVER MET R0't''OLrrAN AREA SOLAR ACCESS PROJECT : l'::....-: NEW DEVELOPMENT DESIGN STANDARD CHECK SHEt T f•� e ` A•. i F. Date Reviewer's Initials: f.; Subdivision Name: ` T®TAL Q TIAL EXEMPTION i Does the site, or a portion of the site,'qualify for an °xempti. for any of the'follow�ing { -' ' . reasons? (If a partial exemption applies, note the number of lots exempted in the appropriate category) East,'west or north slop steeper than 20°/0 ' Off-site shade sources (structures, vegetation, topography) h; >,3 On-site shade sources (vegetation) 4 .y! ".• Total number of lots exempted 4 $®t_aR LOT TALLY °' A. Total number of lots exempt for cause (see above) .®E. Total remaining lots ' .s.C. 80% of "B" (number of lots required to meet ?0% standard) K%. D. Total number of solar lots in plat as proposed . , .i.,,,,, ' :s OT� -LOT AI�JUSl'ililEl4Ta If "D" (total number of solar lots) is less than "G"'(80% of all lots affected by the solar , --"''';2:-"--..,''..:'Y 9 ) y qualify following 1 ants? _ ' design standard, do an of the non-solar lots uali for the followin ad'ustm (Note the number lots for each appropriate adjustment) � t ''''1'.‘''''''''''.. Reduced density or increased infrastructure cost caused by: "' "` ®. East, west or north slope greater than 10% Significant natural feature Existing road or lotting pattern a ,y Public easement or right-of-way j�' Other• a Reduction in important development amenities Pre-existing shade (vegetation) ,,!, Y 14 rY Paepared by Conservation Management Services°a division of The CenkenclorfAssociates Corporation a� (503)227-040SJ ♦ ,�> i'._" �,} z•�.'3. '} u: '. . 44x.as r i,•,k. 1. . '-'•''. ,' ., ". a.7�: . ., '�" � . Y,. ', z• 7 1! r+ , .. # r N } ! 1 4 ,.z..,,,,..:;:1,..,..4....,,,'4 n 4 ''4.•-::.1.'....." A V'} LEGISIUTY sTRBP �, , t t ! , w Z c• - - . : ut r . - u •.... • : fn y 4 r ORIGINAL PLAN a SOLAR PLAN E� g : . BEFORE m AFTER r � 113 , r B!OCK /. �`' BLOCK / "E-'sc i z'' y�' 2` -22E r t ,, �_ , -,t'C-13 ,4 8 , ( • .37�2,\304011:1-1121,..4Z1 i � BLOCK.ii _ a- 2 JW F �. ` J B 7,-,.'%W.::.,-27,C.25 i •`_ ! BLOCK J Y � _ r fb 3 W 4+"' Y._i j _',W'— / 4 Y C ..� ,...)P tY. f,i.... ti: . -7. -'' ` ; �_s° .-:r, --3 Z '0...0:-! 7/ 3 may, O a j O_ - :qa '' � 3 NW✓/MI g� :r�,-� _ LL i NW:- /,403SioN `` :f ' 6nL.� 1� �2d1 r 7 . to•BLOCK r- �` / ) 0 24l ` 2 BLOCK a� ¢ g . �6 4 S 6LOCK BLOCK / / 91- 2 -.3 O ; z a ® 2 w . ,, : '. B .` 4 . 2 '� 4 F r Y Z¢ w a°, 7 .:.. ' :... BLOCK Z. <., . . � BLOC° a'�`a T .. w v N 3 .. gegl�, pRy ANALYSIS a 2 ! � I ». Land Use ...««,». . .. ....0.. I _ -: .� Solar " 's Ci �, rf KEY -- ;Dal: NOT&:A few Iola on the Idle am tagnIticenlly _ 'i�.q _ affected be veaatatlon and could be exempted s. t NORTH_______ r ...�' p uw3o o ,o0 1ao n �' NON-SOLAR LOTS al the developer's option. ' ' SITE 1.00ATI N Scaie' n... .Y.. .. .. .."- ;its. , •'A: _ ._ .. .. ... .. ., .. l 2. ..° r ` y �` -: { r fir. . Y r'` .li±tv }` '- t 4i.i;• . ,Y '$ f ..t!'w - L �c rt.. • CO _., « PORTLAND VANCOUVER METROPOLITAN AREA SOLAR ACCESS PROJECT + , Sample Solar Subdivision Data Form Orl9Inal Plan « BASIC REOUIREMAENT LOTS 1— gOLAFt iLDG LINE LOTS m «��» EXEMPT LOTS B OC. `i LOT it g.t'�11�,11�WC,.1.f�@IENTATION i ! - _ °S _ •I. .& : ■ s _u..1 f 1 1 so 90 degrees 'i X MU70' 90 degrees 1111111 X IIIIIINIMIMIIIIIIIIIIIIIN e I, 75 90 degrees i ta' ' MN 80' 83 degrees `� l: ,M11 mil 90' 71 degrees �r� 8` --t e jimaligia 110' 46 degrees ? m ' . won 70' 46 degrees I 1 .. 90' 90 degrees f • IBM 9 600'+ ""° 30 degrees I • Q ` r: I .0 ; `. PIM 10 500'+ •.. a decrees .'. ." «.«.1 «11:...,.»...».» .«. . .56 degree....: .,.•,••» .... '; 1 12. 90' 47 degrees 1 13 X80' 90 doarees» 1 14 -�90 90de9rees : X»,,».«« «... » »» .-M..•-» .-«..-«..«.«,•»- �° ." 1 15 500+ ••• 30 degrees _ a 16 500,+ ."" .0 degrees .I �.._. o y I 90' 43 degrees f X •p B 90' 79 degrees I X 19 80' 70 degrees X 43=0,6.111''' 20 80' 90 degrees 1 o= 70' 90 degrees i ' a ; 70' 70 degrees e 500'+ •"• 90 degrees `i 2 ` 24 :500'+ ""•" 23 degrees i m 25 500`+ 23 degrees i smro 500+ •• 68 degrees ,i 1 27 70 86 degrees ».. .«»» »»...»» .....» . • » 29 70 90 de�ree3 « .»». `te.» ..»» p i 1 29 80 90 degrees « ,. ,. 33....,..,__ ... io .'a: • 2 1 130 A degrees .I .,. ...«,. --.1. ....«.» o.. ».«..«.. C1 . 3 1 145' 20 degrees ;I e . : ,. =NM 160' 30 degrees I i V 160' 42 degrees i u ;. r 310' 52 degrees : i 1 155' 30 degrees ! :.1 140' 0 degrees I i n. .:-.- INIENROMINNIMNa 15 degrees I E 30 degrees 90 degrees I1.11111111111111 : �• '11=11101113111 100' 30 degrees -i 11111111.111111111.1 • ', 190' 18 degrees I e , . =MN 155' 24 degrees ,I I 75' 75 degrees : „,,,, -;r . .»«».. • ,r S: 4, '' i •{ d121iS A1,1°11E41O 31 : ' yk.,.ir . 'i7s " f a {,v- y ,� +., .r,�f r• 8 ..� {. Y` .-e • i BASIC REQUIREMENT LOTS i, SOLAR BLDG LINE LOTS EXEMPT LOTS• • •♦ • N/S DIMEN8lQ� ORIENTATIONe DISTANCE • . •i 1' .1' [•)t • •,. 4_2. !...2.1.........._ EXIST SHA9Ef »e'?E+l®A1 FtPQUIE3E� �" 1 125 O degrees i 2,, 75 9O degrees i _ 58 degrees '1 80' 58 degrees i e70' 85 degrees 1 1 `,r alinallgalla 75' 76 degrees : 1111111.111111111111 Mil 75 64 gees i 11MNM 75 57 degrees i 1 gisig 100' 20 degrees a 10 , 90' 30 degrees 100' .. 3o degrees 1 =I 101111111111111111111111111111111111111111 1 A 100' 79 degrees I 1111111111MONMIll NMI 13 100' 28 degrees 1 • 5 14. 110' : 28 degrees : o i $ 15 _ .•,90' 30 degrees : »« . 5 16 1.10 20 degrees . , 5 " 17 80' - 90 degrees 5 16 70' 90 degrees i ; I.' S 19 70' 90 degrees c I' MINII 20 80' 85 degrees 4 g .:If.,t 70' 35 degrees _ "" 22 150' 30 degrees • � amilagias 150' 12 degrees I ii ii 5 gEopm - 150' 10 degrees NMI 25 90' 51 degrees 1' 5 26 64 degrees .,:•" .. Wall 75 76 degrees 28 200' 30 d •ees i t r :260' 0 degrees i 5 30 90' 38 degrees i 5 31 80 Ot depress 5 32 70 X59 degrees i » «=E•«. �......,» ..•« »««�»_«W...».. •, 5 5 34 150' 2 degrees I N Y 70' 90 degrees i i U 1 j. ., illinill 36 90' 68 degrees i =-.-.-».---. I=wErits , 90' 39 degrees 685' 7 degrees i � �� e i :animinim r, "- SUMMARY: i '' nsaMMININ TOTAL#OF LOTS 811 LOTS MEETING BASIC REQUIREMENT 32 40% ----: A SOLAR LOTS 321 LOTS MEETING SOLAR SUP-DING LIN s 0 0% _. r MN%SOLAR LOTS 40%i LOTS USING 20%EXEMPTION 16 20% i ._ LOTS EXEMPTED FOR CAUSE 0 0% SUBDIVISION DOES NOT COMPLY NOTES' . Justification attached for all lots except those exempted under 20%exemption standard. "Even lots whit are"exempted must meat setback requirement if they would shade a lot which Is not exemptod • �••Open specs located 4o the north «.»...«.»»»« «»«.» ....«..»«»«... �«„ti» «««»» ' i 74:".•K rw. , ,+" F 30. 1 Y° t. 1, 7 1, ` ` "' .:.----.. dIYliS t/Wtll O1Y1d ua1 'ax • - -."-:-."..-''.'''''-`,'-'=... .= 'T-'7.--;,,,J••• r y r t J f L' .,. D. M1 ,,4, Ss ? PORTLAND-VANCOUVER METROPOLITAN AREA SOLAR ACCESS PROJECT ...,««....• r,,.. : Sam le SolarSubdivisIon Data Farm: Solar Plan ( ; BASIC REQUIREMENT LOTS - SOLAR BLDG LINE LOTS EXEMPT LOTS¢ BLOC. : 0 : 11:0--1161),',I4l•Ui ORIENTATION? DISTANC.- •- NT• •■ '20%SUMP •, +3_4i1kSIlt3•illi . I S .E.A.LFT SHAPE! 3Rfi7:i :11:I-4!U11.1,113r11 c."4; 1 1 100' 3 degrees i a ,Y 1 num 100' 0 degrees I alliEimHIII.MkllIll 1 MIIIMINIES 100' 0 degrees I � _ 140' 3degrees s aniimein 165' 15 degrees I 1._�..,..,. 90' 30 degrees : 2 simmil IN 90 degrees «r-• X •----°r•-•-- 24 degrees E t° MINIIIICO 115' 18 degrees ; a NM 10 150' 27 degrees i 1 11 190' 24 degrees ; «.»X. 1 12 110' 90 decrees j « , « ..«« » _. « 1 13 500.4. 30 degrees ««» « �» ««... .........................r... ..«.... .... .. ... «.«». .....«««... 1 14 500'4 7 degrees «»«»«»«_„„ » .»«.....» � » • a v 1 15 500'+ "' 27 degrees = • $ isminagom 120' 27 degrees e' . 1111311111116111 500'+ 43 d:!fees i galgintig 500'+ 30 degrees i' aims 19 500•+ 19 degrees 1 ---; m I.I 20 500'+ 9 do.roes $c` z 500•+ ' 0 degrees E..., ., 500'+ 0 degrees i r 500'+ .•. 0 degrees g 11.0111.11M : • Mil 150' 0 degrees m sEm 150' 0 degrees `a? 3 Nis 140' 1e degrees 3 2 155 26 degrees Z ..,... 3,...«« ,.•.3•,•••. «. 150;......••«••• ,««30.degrees•.••,? BASIC REQUIREMENT LOTS SOLAR BLDG LINE LOTS EXEMPT LOTS° BLOCK 8 • r NIS DIMENSION Qf3iENTATIoN ijLSYANC.. • , : •i 20% EXEMPVIO∎ • , • Anil EXIST SHADE . . : ► ° 5 9 110' 3 degrees 5 10 120' 3 degrees I ��� ®' gmegianigiamin 16 degrees ; �- 100', 68 degrees ; . 13 95 30 degrees ; i x r. 239' 0 degrees i ', 140' 26 degrees = mon 16 130 4 degrees . i r 140' 0 degrees �1 m r 18 110' 30 degrees : 1 ' OM 19 23 degrees a #�N MOM 20 105'` 90 degrees I Q 5 21 130 30,degrees 5 M 22 35' »13 degrees »» » ». » � $ r 5 X23 110 30 degrees ' • 5 W24 129': .»45 daQrees o» »»»»» _ .»» 4 5 .110'. .» 45dagroes ».» ;..»».. ».«« »..»..: X� 25 • lice 43 degrees 1 1111111111111 11111111111111111 120' 30 degrees 111111111111111=23 degrees I a gmEgforzal 80' 90 degrees i 11.111111.111111111111EIM 4- li� N 30 80' 79 degrees 111111111111111111111111131111111111111111111111111111 IIIIMNIIISIII 150' 30 degrees 1 Mal r;� 32 150' 30 degrees u 33 8 degrees i ' o.. 105' 70 degrees ,, immistan 120' 28 degrees I IIIIIIIIIIIIIIIMIIIIIIIINIIIIIIIIIIOIIIIIIIMIII 0 S 36 100' - 18 degrees ° =::.EIMIIIIIIIIIM ex 5 37 120 30 degrees 5 33 160' 30 degrees a ' 18 degrees 40 5 MM 160 e 5 40 155'" 5 degrees a 5 41 955' 0 degrees ' �� ° y EMI 150' 0 degrees • ing 43 150' 0 degrees e U 11111111111111111111111111111111111111111111111111111111111111181111111111111111111111111111111111111111111111111111111111111111111111111111= 1111111111111111111111111111111111111111 : % ',.--'• SUMMARY: 111111111111111111 I 1 4 1111111ME MSS TOTAL#OF LOTS 81t LOTS MEETING BASIC REQUIREMENT 111111111311111 80% #SOLAR LOTS IIIIMMINEXIIIIIIMMIL • ri v •� :1 •"ir r 0 0% %SOLAR LOTS 80%I LOTS USING 20%EXEMPTION 16 20% i r..»_» LOTS EXEMPTED FOR CAUSE 0 0% SUBDIVISION COMPLIES WITH STANDARD „ NOTES: c i •Justification attached;for all tots except those exempted under 20%exemption standard. 'il Even lots which are exempted must meet setback requirement it they would shade a lot which Is not exempted , ,.e Open space to the north Y rl S • �. dIN1S A11 Si .` { o 11 :; N ... t l 'h f t - C 4 r .. l Y�_$ ..r .i• i4. .•v r., aa” .. .n.. � s _ M rv•... � � k. ''r ~ �<, r v �.., -..� 6+. ., ' i' . • • , . .•.-- -;:---;"-: '''•';'..- - t•-I..'.` ..-' ',"` '-:"''''.--. '•-'6'-',': '• .!.".:1---;-.: ,-. -''.. :''..-..".. ' -r-.. ..... ...... - . f .. - .,, . - , .. . . .. in r°.,... , .. - ..,.'''.... : PORTLAND-VANCOUVER METROPOLITAN AREA SOLAR ACCESS PROJECT i I SubdIvIsIon Data Fora: 11:—_,.. ,- .-.. • BASIC REQUIREMENT LOTS I SOLAR BLDG LINE LOTS I EXEMPT LOTS M : OC.. . 0 , :.S ' ME'. •A st.patimmr,. ...._—.1-77- 1 s Plivilli*:4-4,,A1:11. igz11114;dicibim--31110...xtt411litiANyjggiglim. -Al :1 , ; .. i s " _ ii = iiiriall1111111111111 illi/MIII I Mill : iiim n . ■ .. ,,, • g ......:, •' IIMINIINIIIIIIIIII .. -Iimairivamme. 1111.= . ,,,... . - 11111121111111111111101 i miamiumilamiim , i 111111.1111111 , ' 111111$1111.111111111111111.1111 1 = .E, .. ........ MIS i 111111111111.111 i 1 . .8 ....„. . . .-,,,.... a . • I g •J- allgillarallEIS • e MI11111111111 '•- ',.."-c• . - 1111111lBMIIIIIIIIIIIIIINIIII 1 1111111111111111111 111111011111111111111.11111111. a 11111111111111111111111111111111111111 . 11111M111 a 8 0111111111111111111111111 -.1 ..: .,.. 11111111111111111= 1 11111111111111 11111111111111 In • • . • ••••. --..t. i •P R '''' . siamilliallillijinallilliMM .1* iiM — — V , • 1 'MOM i . , _ . i II= IiINIIMINE i .... ... ..., ........; .... ................ WI ',..'-; • 1111111111111all I : E "...:• • . .-......—....-...,.....—. -•••••••• • --•-•-•.....j•—•----------------J .: • . . . , I , — — .....—.......-.....----.-.......,... 9 _. , . • . .•, , ............................ . . .........................___ -. . • E ,i...•; iimitasisianimiiiii i asimmirri '- ' $1111111111111111111111111111111111111 I : NM --- 1 , •j ampamis , =ma 1"11111111111 1--: =1 .,.. .'•■ .' all1011111111 /111=111111111111111111111.11 /11111111111111111111 ! Q. ' -,, ovialltiromm i 111111mill Mil ' cL MN I 111111111111111 11111111111111111111 i 11111111111=1 1111111111111111111111111111111111111 :- IIINIIIIIIIIIIIIMIIIINIIIIIIIMIII i 111111111111111111 11111111111111111111111111111111111111 I .-. ....;' 1111111111(11111111 : -- . . : - " :, ,,'.''•.*, . ,.. :-;.., .; ' . ;...•'';.. ,,' ••••.`'...1'. :• •.•- '. ;:•;": .4". '''''''', f'-` ..'...,•:-..,.,..,,, --;.' .-.,‘,' .-- '-'-, :,:P'.''.* . ---:.-v."";-:`-' slItliS JLU1113193-1 ..-7 ..' - ."" '''''T '*.. ' '.:- .:7.--",'7.''.*4: .'` -4-•- i'. BASIC REQUIREMENT LOTS SOLAR BLDG LINE LOTS i EXEMPT LOTS• ! ii: : °.•• » I °it p ' •�MI _ s _ all 4 i s I ,!. f MillalliMMIWA iimmaimanammin• t - -, ,....,... ....., 1 11111111111111111111INI 1 • t �1 u,, , i 03 IPIIII1 - ww» ». .»ww » w »,.. » „ w . ..»» w w». t wuwwuwww..•.w.• • ••••....n.........wu.n u»..u.a......yw... ww,,,,,,,,,,,,,•.•,,,wu.... (� E;• t' r »uun....wuw ' MialitiaNii- I lallaileM g b —1 43..» 4 : I I MI= 1— gilliM ! ... ,, 1111.1111111111111 111111n= 111111111111111111111111111111111111111111111 .. so d ,_ j . .»,...,..w.n.». w». •.«..w.».» •Y » .q.» . •. » 0. w . mon= i = L s . ... i p; L ; b StlMMARY: E a TOTAL U OF LOTS - 2 LOTS MEETING BASIC REQUIREMENT.. ...,,,..,„0„„,„r : - s 4 -.-. MilININNIN t1 SOLAR LOTS. : LOTS MEETING SOLAR BUILDING LINE- SOLAR LOTS.. a LOTS USING 20%EXEMPTION v 3 LOTS EXEMPTED FOR CAUSES p ' NOTES: ; E •Justification attached for all lots except those exempted under 20%exemption'standard. 2 .»»w»w n ». . . n. ..,.».» . ..»....wwn ».». ...».» w w. ..». ..».,»».»»» ..».,, _y . Even lots which are exempted must meet setback requirement if they would shade a lot which,is not exempted .w • t +* f i`� 1 3 4 9 aye. � '■p Ry/p��p/��ap■ qp .` ( {Y ."! _ '. ` i q ,... h df�.YiS IWb919Ff1YV� O !Ci 9 c o p w: t ,. f . t x „,'1' a it,' C � i '''''''',t + x fir . n 4 3 i ROT C M'�k S ` i� P ION r� ? BtILDING .L: I TE SOLAR ii A .r� f r Y Protected olar Building t Protec Line within 30. degrees r _ of east:est axis 'r p. '� * At least 70''between solar building line and middle T of lot to the south, This *ill ° ensure ability to build two s ,r story house. • � j” kH o i s s ®ss� x�. r' 4i ' K i ' i Prepared by Conserwt,on R9enagemont Semite"a vl$ion of The tze.__,�obbfAssorat@s Corporation i (509)22f'-0400, 1 r t t: t j 1' 4 *'2 ,,, NEW DEVELOPMENT DESIGN ST1,®AR® �, PERFORMANCE OPTION 1 �..t a 8 0%, O ■SOUTH • WALL AREA ROT•ECT ED e. 1yy, 1r f ♦J Proposed Structure r Scale: 1, = 30' a Actual Shade to be Cast by Proposed Structure ` 2 n r 7 t i. 1 2' 4 t.; East-West est Axis il. t a. '., 1 Actual Shade on South'Wall of Northern Neighbor- Oriented within 30 degrees ,'J: to be Cast by Proposed Structure of the East-West axis ':` Total south wall area is 480 square feet. Total protected area of ground floor south wall is 384 square feet, or 80 percent of the south wall ,area. • " 90'4a a Scale„ - Prepared by Ccnsservatron Management Serv!cas,a division of The Benkendorf Associates Corporadlore 7 03)12?-0 , NEW DEVELOPMENT DESIGN STANDARD :, PERFORMANCE OPTION .2 32% OF GLAZING AND 500 SF OF ROOF AREA PROTECTED t a I' t w' s" Proposed Structure '.*, ::-. '. .sii— N ' 0 $ , ' _i___ O = Scale: 1' = 30' °0 Actual Shade to be Cast t', `, by Proposed Structure OC ' 15' , , .eira--6'---111. ® .__ —6' ,a, �ti . + 11111 a ' 20' v 3. 10' .. �, 40' —.—�, East-West Axis I- Actual Shade on South Wall of Northern Neighbor Oriented within 30 degrees 4'.l` to be Cast by Proposed Structure of the East-West axis Scale: 10' x 69 Total glazing area is 180 square feet. Minimum area of south-facing glazing to a= ' be protected is 57.6 square feet; that is, 32% of all glazing. Actual south-facing glazing protected is 60 square feet. Y Minimum area of protected south-facing roof area required is 500 square feet. Actual south-facing roof area protected is 600 square feet. r, Prepared by Conservation Management Services,a thrsion of The Benkendorf Associates Corporation 8 Y 15°3)22744W zt ' ' -1 f I'i _ a 41-.,, k k-',,. :..1:•.} . • .� Ci x .., „ ' t. ,, ik m " ' !, sx `t. NEW DEVELOPMENT' STANDARD ::::::.-;::.,::—':,.......-,.*;':..."'::,' ' ' '''' ADJUSTMENT FOR 'DENS.ITY GUARANTEE AND STREET ALI9NMENl° r .>x ' • . UNDEVELOPED SITE fL <- Pre-Existing Local Street I-- -°-2 6 0' O SITE AREA = 65,000 SF MINIMUM LOT SIZE = 5,000 SF 'e 250' 4 <- Pre-Existing Local' Stteat ''''::•:;:::.:',....'1';';''''''.:.; ADJUSTMENT TO ALLOW MAXIMUM DENSITY PERMITTED BY ZONING DISTRICT AND PRE-EXISTING STREET PATTERN Ef. i 50' o 1 NUMBER OF LOTS = 10 ROW____ 1; NUMBER OF LOTS FOR WHICH . AN ADJUSTMENT IS GRANTED 10 NUMBER OF SOLAR LOTS=0 :i..:..:;. ', t • N as �` }. Prepared by Conservation Management Services,a 7.040 n at 71:a eenken d Assocatea L'orporadan 9 (503)227-0400 A • 1 ,ii r -;-.--x'',.-;, i J: < re i, i j‘ L'•:..1.-:"-.. .. New Development Standard . Sample illustrations for Severe Slope Exemption as f r 0' 2' 4' 6' 6'10' 12' 14' 151 18' 20' ' 113 ' 22' 24' / 26' 4 r 2T -.., ,.,;,-.:,,.:,,,./.. ,/.,\, Aio .,T.. ` , ... ''''-':'."...'•"'. ' x 135° y .;; , A site is eligible for severe slope exemption when the average °' grade across the area to be exempted exceeds 20% in any direc { x ti a, tion but south. In the example above, the average slope across the site is computed by dividing the total vertical change in eleva- tion by the total horizontal distance from corner to corner, perpen, �, dicular to the direction of the contours. t; x 27'-118'=.223 or 22.8% , The orientation of the slope must be in more than 45 degrees east or west of true south. The above example faces in a 135 degree ' direction to the west of true south. E 1.'-'1''''': r Prepared by Conservation Management Senreces,a crivision of The/ankendorfAssodatas Corporation 10 (503)227-04000 ' i is IS;. � ''''' .... '. ,. 4; 5. 11, ',' '-.S..:- ',s. ? „f , 1 4'. . ... .t 4 .1 ..c ....3 .. , :. r New Development Standard Sample Illustration for Partial Exemption : Due to On-site or Off-site shade :s ff •w , t r :1k }, ; , 5 6 7 g Y { t . Al Y 1 ' sli � ;' ��' i {{ ��� .AYH /� 'r -. 3 1 �} < (A) 9 10 11 12 t l ♦ ' I N d - ♦��}�{lam{f , { Y i:{ i r{:}i{ {; .4.,.....r.,::,‘, �yiw.' :}✓ A 4':.: �h<�i:;:Si>i��.�,`1::: {,+:::•:l.-•{:Yr,'vSn,':•}J:•:•}:.T}.Y:� TT .: } :i•::::::•::••K•}... ::%:fns: Y f 4 M f .: J 'Jt. ...:.:i.,,, .G':f G •T {} TvTKt{{ +:f,. fifijf / % H+//o{; :,fr,6:::{::6}GY',, 9}r ";,�,Y.}yk:{, :, 4 ;,':.,...,,,A.-6-"..e.„.,;;;-.74 v� li% c{ f 4 fti: :b.<,:;::`'��'�5^{ :• ,. 7. M1::*: s::::M :i�,R,ii:;:4.;iF:is}{. a, • r : f a .... r:i¢i%':: :i:}�}}y;::TTrriii y. iii:.' r} 1, {y,i{f: ;:tif ,y { 4` j:• , (B) x; i T , :. .;..i......:,.....,,,„ „II r ,%:-.::,...,;,1,.. A E A site is eligible for a partial exemption for on-site or off site shade when the existing shade causing feature such as !on-solar 0 friendly trees (A) is to remain existing or non-existing allowed use v 4 Ill 4s. —' such as a future building (B) causes 80% of the effected lot or / lots to be shaded. In the example above, lots 1,2,3,4,10, & 11 s could be exempted by a developer and 80% of remaining lots must be solar oriented. The example illustrates 6 of the remaining 6 lots as solar, or 100°1x. Prepared by Conservation Management Services,e th s on of The BenkendodAssociates Corporation u :. (503)227-0400 .7, : , 3 cf'i. : .. t �1� f:.(4.i . ..1•4/°�' }:1 #, r' '''''‘,..::11.-C-:;,..:.--1". :a. d 4J., .. -{3 ': SOLAR ACCESS NEW DEVELOPMENT STANDARD TECHNICAL NOTES ¶ ' This document provides background information on technical details and policy intent of the ' .. a Solar Access New Development Standard. It also contrasts the model Metro ordinance with other ., similar ordinances in place throughout the region. The document is intended to help local tee e' government planners to understand and use the ordinance. ', K K• J: s istee4s is ....* • ;-• 5k..4 :.- _ r e,. ' The new development ordinance is designed to ensure that lots in new subdivisions and planned j A , unit developments are designed to maximize the solar characteristics of houses that will be built : '' ' ,,,-. on those !ots. The solar characteristics include high levels of wintertime sun striking the south t walls and roofs of the houses and a house orientation which maximizes south window area and -;; south sloping roof area Project research has shown a very strong relationship between an east west street orientation and these solar characteristics of conventional housing. 4 The solar design standard applies to any use in a single family zone and any single family use in `-` " , any other zone. Several governments participating in the project indicated that single family es-•. , developments are common in multi-family zones; thus the inclusion-of any single family use i n any zone, 3, , Multi-family and commercial uses were not studied as part of the Metro project, and were not s- ' included in the regulations. Local governments may want to consider addressing uses in these zones in the future if adequate resources are available to study the energy savings benefits of ` °- solar access to these building types and the costs of implementing solar access regulations in te...,..:sete these zones. Some jurisdictions throughout the Northwest regulate low-rise multi-family , ete. - development (zones in which maximum building height is 35' or less) and low-rise or °,: neighborhood commercial zones. <` The Metro project considered regulating multi-family and commercial development when single family development was adjacent and to the north of those uses. This option was rejected for two st ,, ' reasons. First, the project was committed to protecting development densities, and did not have it '''li the resources to adequately study whether or not the regulation could be implemented in this r manner without reducing multi-family or commercial densities. Second, many zoning codes require increased setbacks and/or use a variable height standard (i.e. the closer to the lower i ;• density use the less height is allowed) in abutting zones to protect less intense uses from higher '` density development. These zoning techniques have the effect of providing some solar access a protection, even though that is not their primary intent. et ,TION 3:DESIGN STANDARD Three Metro area subdivision re-design case studies were conducted by the project. Several It additional similar studies in Washington and Idaho were analyzed by the project. In each case an ?-'-• w existing development was re-designed to study the impact of maximizing solar lots on '� "' infrastructure cost and important development amenities. Additionally, several new development solar ordinances from throughout the country were examined. The project ' concluded that in most situations it was possible to design a development which achieved a performance level of 80% solar lots. Some jursidictions require 100% of the lots to be solar ease-; oriented (Deschutes County, Send, Redmond, Ashland) unless certain conditions warrant an net r x' J ` Prepared by Conservation Management Services,a advision of The Benkendorf Assoa;ates Corporation 12 `. : (503)2270400 `` t: a '•4 k -, ' !� ••r • k }• exception or adjustment. The City of Portland requires 90% of the lots to be solar oriented. : Many governments use the 80% standard (Grants Pass, Eugene, and Springfield, Oregon,Pasco, Washington, and.Nampa, Idaho). L + One of the reasons the project chose the 80% standard was ease of administration. By choosing .: a standard at the lower end of what is feasible fewer developments will need to apply for > exemptions from the standard. Also, it was believed that over time most developers would perceive a market advantage to lots which met the standard and they would strive to exceed the • ;' standard even without a requirement to do so. The project designed one simple prescriptive standard for developers to use to create a solar lot. The project also provided two somewhat more complicated performance based standards. The performance standards are intended to preserve flexibility and promote creativity. A. Basic jaaagrament The simplest way to create a solar lot is to design a lot with at least 90 feet of north-south lot dimension and an orientation within 30 degrees of south. A 90 foot lot depth assures that a house 30' high in the north-south middle of the lot will cast a shadow only, 25' into the lot to the north. The 30 degree front lot line orientation requirement assures that the lot will be on a street with a basic east-west orientation. The 30 degree standard is a technical standard chosen to ensure that the south wall of the house receives at least 90% of the -' solar radiation it would receive if it was oriented due south. Any house oriented more than 30 degrees from south should not be marketed as a "solar" house. Project research has shown that a designer/builder developing a lot with these characteristics can continue to design and build conventional houses as they always have and that nearly all of those houses will have superior h. solar characteristics (i.e. unshaded, high levels of south glass, substantial south sloping roof area). The developer who wishes to create the least impact on the design/building community from complying with the solar standard will want to make maximum use of the basic requirement lot option. • eaa }34 R. Protected&olar,indingjLine: The use of a solar building line is an alternative technique to • „, f;< create the same solar effects as the "basic requirement" lot. The solar building line approach Y models shadows to a specific place on a lot, chosen by the developer. That place represents the ,' southernmost place the south wall of a house can be located and still receive shade protection. { i, s `}ti The solar building line is similar to building pads or envelopes which are sometimes noted on the plats for planned unit developments. There are three technical requirements for the solar building line. First, it must be oriented c• ea within 30 degrees of south (for the same reasons described above). Second, there must be a minimum of 70 feet between the solar building line and the middle of the lot to the north. This is to ensure the ability of the southerly neighbor to construct at least a 30' house in the middle of their lot. Third, there must be at least 45 feet between the solar building line and the 0 northernmost buildable boundary of the lot on which the building line is located. This is to up ensure that the purchaser of that lot can feasibly design and locate a conventional house on that I lot with its south windows in the sun. This is important because the solar building line does not require that the south wall be located on (or to the north of) the line. It merely guarantees that there is a place on the lot where sunshine is protected. If the lot purchaser chooses to place the house further south, and potentially in the shade, that is their option. Prepared by C©nsenistion Management Services,a division of The Benkendorf Associates Corporation 13 (503)227-0400 =.. • °.. ice', '; se O. Performance O tb ion ' The performance options are intended to allow a developer the flexibility to create similar .". solar benefits by directly controlling building placement and orientation. Both options say nothing about lot dimensions or orientation. The first option requires the house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor south wall -.. - protected from shade. The second requires at least 32A of the glass and 500 square feet of the .. ` roof area to face south and be protected from shade. If the developer so chooses, these performance options can be implemented in a way that only allows single story construction on a ;rs , lot This is the only provision in the ordinance which allows single story lots to be created. . u These performance options should only be used in cases where the developer is working closely ' . a. with designers/builders who will be developing the lots. In some cases these provisions will e. ' require customized applications of the solar concepts. The performance options may create j future problems if applied to typical development situations in which multiple builders .! e'.... construct houses in a development and homebuyers use stock plans. :.,: T` T . E MP • .-.. . ; • u e . , ,. . , Three development conditions are identified as so disadvantageous for solar purposes that they "s " . warrant giving a development an outright exemption from the standard.. These include steep el slopes tgreater than 20% in any direction but south) and significant pre-existing shade, either ' from off-site or on-site sources. Detailed descriptions are provided in the ordinance ,s : ,43).7-2,,,: determine how to account for different off-site shade sources, Including future development on vacant parcels (assume the worst case - that the tallest structure allowed is built as close to the r= parcel as allowed), to shade from trees (this can only be counted if the trees are not in the .: f' developable portion of the site). On-site shade from trees may only be used as an exemption if • ,i, '' at least 80% of the site is covered with large (30' tall or greater and 6" diameter), non-solar . friendly trees. Further, the developer must guarantee that a minimum of 50% of these trees �t' will remain after development. This last provision does not include the actions of individual '' property owners after the lots are purchased. _. t One important feature of these three exemptions is that they may be applied either to an entire , parcel or just a portion of the parcel. However, if they are applied only to a portion of the , •} parcel all lots in the remainder of the parcel must meet the 80% solar design requirement. e. SECTION 5ADJUSTMENTS TO DESIGN STA ICIAR® I' There are three general categories of adjustments to the design standard. An adjustment differs ' from an exemption. The adjustments allow reductions below the 80% solar lot design . requirement, but do not allow an outright exemption from the requirement. The adjustments :{ 0 are based on potential conflicts between solar access and other important features of a_ e development. The adjustments are designed to ensure that meeting solar access goals does not , i .' conflict with these other important development features. re i k Density and Cost; This adjustment is based on the policy commitment that meeting solar e design principles must not either cause a reduction in density (i.e. larger lots) or a substantial , increase in the infrastructure costs of development. The density guarantee is absolute; solar 1, 7 t Prepared by Conservation Management Services,a division of The Senkendorf Associates Corporation 14 ,:::.;.!..:**2* ,t (503)227-0400 a y E 4; 4 C .--i......- l s { s-. i i t • access shall not cause the loss of a single lot. The cost adjustment is considered only if meeting ._ solar access requirements would increase infrastructure costs by at least 5% over what they ti t'e t would be if the requirements did not have to be met. The 5% cost increase standard was set to assure that the short-term (7 year) energy savings ' ;: to a conventional house which the ordinance would create would be greater than potential infrastructure cost increases to a typical 40 lot development. It is expected that the cost , , increase adjustment will be used rarely. Eight subdivision re-design case studies were i conducted. The highest cost increase was$9 per lot from solar design. In some cases infrastructure costs decreased due to decreases in lineal footage of roadway and utility runs. • The applicant is responsible for providing documentation to justify all adjustments. The , ordinance includes four examples of development conditions that could create the need for an ` sksses-- adjustment. These examples include slopes 10% or greater in any direction but south, a significant natural feature on the site, existing road patterns, or an existing public easement or right-of-way. The mere presence of these conditions does not warrant an adjustment. The conditions, or other constraints not listed in the ordinance, must be shown to cause a reduction in density or greater than 5% increase in infrastructure costs. k 'X. ' An example of how an existing road pattern could cause a reduction in density if 80% of the lots s were required to be solar oriented follows. The property to be developed is a small parcel of j� ground 160' east to west and 1000' north to south. The zoning allows 5000 squire foot lots. Existing streets stop at the northeast and southeast corners of the property. The only way this e3, , `property will be able to be developed to achieve the maximum allowed density is by constructing ,, a 60° north to south running right of way connecting the existing streets which border the ':' ;j property. This will allow for ten 5000 square foot lots, 50 feet in the north-south dimension, } with a front lot line facing east rather than south. In other words, lots which are exactly the opposite of what is needed for solar access. However, the ordinance would allow this ' development to be approved because there is no feasible way to achieve proper solar access and .4 el. orientation to lots on this parcel without reducing the number of lots. The applicant should simply describe these facts in the application for the adjustment in order to qualify for the rr;: adjustment. t The project considered including an exemption or adjustment for small parcels or minor .; , partitions. This provision was not included because in many cases development conditions for ett P'. ` small parcels are perfect for solar access and orientation. There was no reason to provide an outright exemption for small parcels. However, the density guarantee adjustment is likely to be I Pa used frequently for small parcels with difficult conditions for solar. t. D velop e mn4 n lee• Each local government can choose to make the administration of • n 6 this adjustment either very specific, or quite general. The intent of this adjustment is to allow es s a local government to decide that there are other development amenities whose Importance i; mu0 should supercede solar access. One possible example would be a view corridor to the east or t west of a development which would dictate a north-south street pattern. ,f: In order to qualify for the adjustment the applicant must document that a "significant" t develoment amenity is being lost directly as a result of meeting the solar design standard. Probably the best indicator of significance would be a market study placing a value on the �.i h'a ro t amenity. For instance,in a development in which some lots have views and some do not, i.t4 ee, ote } { = Prepared by Conservation Management Ssrvices,a oiVision of The Benkendorf Associates Corporation 15 . . (503)227-0400 r`a t .♦ t evidence could be provided documenting how much value the view adds to the sales price of the ;, The simplest way for a local government to implement this adjustment is to list the specific a ; amenities it wishes to protect. These amenities might be iisted in the city's adopted oo comprehensive plan. If no specific amenities are listed the government will have to decide on a case-by-case basis if a significant amenity would be lost. t Existing Shade: This adjustment is similar to the area-wide exemption for existing tree shade, but it can be applied on a lot-by-lot basis. Any lot with crown cover from non-exempt ,. ,°,?: trees over at least 80% of the tot can be exempted, and the 80% solar lot design requirement reduced accordingly. At least 50% of this crown cover must be retained after development of ti the lot. For example, assume a 10 lot development. Eight of the lots (80%) are required to aa meet the solar design standard. However, I of the lots is heavily treed. Therefore, it is exempt and only 7 (70%) of the lots are required to meet the solar standard. mow,iii 'L: Applicants will have to choose whether to use the tree shade adjustment or the tree shade • exemption. The ordinance allows the applicant to make that choice. In some cases the area-wide 9 exemption will be more advantageous, in other cases the lot-by-lot adjustment will be more F advantageous. It should be noted that the text of the new development ordinance itself only specifically refers to exempting lots, not exempting trees. Tree shade may be used as a reason to exempt a parcel, area of a parcel, or certain lots, from the solar design standard. However, developers may also tfk.,5 to wish to exempt certain existing trees from having to meet the shade control provisions of the {• solar balance point ordinance, even if those trees are not located on an exempt lot. (The solar a a balance point ordinance limits the amount of shade that can be cast by buildings on all lots and a{ ` = shade from trees on new development lots.) If a developer wishes to exempt an existing tree from the solar balance point ordinance all that is required is that they must designate that tree r � , on the plat, or documents recorded with the plat, t ,a For example, assume one 100' tall fir tree exists on a lot. it does not cover 80% of the lot and M2 so can not be used as a reason to exempt the lot. However, the developer may wish to preserve .µ this fir tree from shade standards. The developer can do this simply by listing the tree as exempt. The developer may exempt any tree, no matter what size, so long as it is listed as exempt on a recorded document. If the developer does not list the tree as exempt it will be required not to shade a solar lot beyond the amount allowed by the solar balance point standard. Section 6: Protection from Future Shade Yx This section simply provides a cross-reference to the solar balance point ordinance, which provides future shade protection for lots affected by the new development design standard. The solar balance point ordinance affects shade from both trees and buildings for new development w lots. These provisions must also be stated in the private deed restrictions. The primary benefit of this is to ensure notice to future property owners, although it also makes the provisions enforceable through private action. This should not be necessary for structures, but could be useful for vegetation in future years, depending on how aggressively the local government 45 chooses to be involvd in this area. aasa 4„ �1 x, Prepared by Conservation.Management Services,a clvislon o3 The Benkendorf Assocfates Corporation 16 (503)227-0400 5 4 t a > d 1 i t �S d a " a kr '''''. 'f'.;.. E r 5e t 0l7 e� �1i�s6tlor� The.project will supply .local governr ents with a'data form for applicants to complete providing '' most of the,information which must be submitted to show compliance with the solar design ".:)::t.:',. standard: Copies of.private deed restrictions explaining the long-term shade protection i required for:each:lotand exempt trees must also be filed: This section refers to exempt trees T ' only as those which are "at least 30 feet tall and over 6'inches diameter at a point 4 feet above grade" However, as noted above, the solar access ordinance definitions section defines."exempt tree" to yinclude "any vegetation listed on a plat map, or document recorded with the plat as ..:;11-:.,:i,-,ii;;-...:' , exempt": This section also.includes the requirement.that the applicant supply data to justify an exemption at adjustment. section t�rocess s • E::/,- Each local-government should-cross-reference the solar standard to an existing administrative process. The solar standard is not intended to add another step to the development application a E` review process, but to be evaluated as part of an existing process. 4 / �.i --,".11,1.: .i L .. { . .4',1'i 1 . f Frepa d by�onsen than A�Panaa moot SeMaes,a©Gvlslon of Yha&nke dorl A�aodates Co omtio�e' 1+,::.., ' 1503);227.0400, ` , i T{ a ; 's,-Y {4 i I :+., { `�� f ♦ y a 7 .' �• ' rte', d r± „q ...--,:i,,,,,,./.,,,,:;_..4., i� `•90 MINIMUM NORTH-SOUTH LOT DEPTH @ 1`1=100'-0" 90' 0" y WEST is - ,, AXIS TRUE EAST-WEST EAST ,y r• 4 /......fir iy{"i: 30 DEGREE MAXIMUM ALLOWANCE EAST—TO-WEST FRONT LOT LINE { ORIENTATION a,i S •`. i i' s V F LOT ORIENTATION IS BASED ON FRONT LOT LINE ALIGN... WITH REGARD TO A TRUE EAST-WEST AXIS. 1 LOT DEPTH IS ESTABLISHED BY IDENTIFYING THE NORTH .. ERN MOST LINE WHERE NEIGHBOR DEVELOPMENT MAY F { �i r. OCCUR AND DRAWING A LINE TO THE SOUTH IN A-PER , �t . �.. PENDICULAR DIRECTION UNTIL THE LINE EXITS TH. ' ' y. ' , PROPERTY TO THE SOUTH. ` ' Prepared by Conservation Management Sens,a iu1eian of The BenkendorfAssoclatea Cospormtlon , l$ , , .- k (503)227-0dQD i ,}y�s{s �;, "*...,. fr, � �3 •.,... yS r�J..."' ,.. ;.�`'y. t �t.. .}*a i.{.. �,.~ :r{, .{ ,. PORTLAND-VANCOUVER METROPOLITAN SOLAR AC CESS PROJECT SOLAR SUBDIVISION RE-DESIGN CASE STUDIES Krt Eight subdivision plats have been re-designed to demonstrate th® feasibility of solar design principles. "Before" (non-solar design) and as "after" (solar design) plats are attached for the eight subdivisions. Three are located in the Portland-Vancouver metro area, three in Idaho and two • in Washington State. Combined, the eight case studies illustrate how to apply solar design principles successfully to overcome a wide range of { constraints including steep slopes, preservation of views, curvilinear streets, irregularly shaped parcels, small parcels, fixed access points and : street orientation. J ` Some of the following case studies were conducted before the Metro ordinance was finalized; therefore, the solar design standards used In i these cases are somewhat different. However, the differences are minor { and do not affect the usefulness of the case studies. Users should concentrate on the two principal components of the. Metro lot design standard: a miriimum of 100' of north-south dimension and a front lot line oriented no more than 30 degrees from an east-west axis. All of the following case studies are very useful at illustrating how to create lots which meet these two basic requirements, The following table summarizes the results of the re-designs and briefly t ` " describes the constraint that was overcome: Technical memos that fully describe the design approach, site constraints and detailed site characteristics for each case study are available from .Conservation n- Management Services (503/227-0400). :, ILI F r Prepared to r conservafon It negemene Services,a division of Ttte 13enkenocrf Assodotc CorporaDon (so3)227-0400 ® '.t` ! r. a .;�} ' ter• ;. •: a '{ i it!'• p z,� - * PORTLAND-VANCOUVER METRO SOLAR ACCESS.PROJECT , . SUMMARY OF SUBDIVISION RE-DESIGNS / a , V� #SOLAR LOTS DEVEtQPI TO_TAL.LLOTS ORIGINAL PLAN SOLAR PLAN CONSTRAINTS Oregon: • : Waterhouse 81 32 (40°!oj 65 (80%) Large Houses, numerous Cul de Sacs •:.•:''':*::'';'-'::4.::;:.1. ' Dawn Crest 112 32 (29%) 92 (82%) 5 -23%Slopes, views 29 (74%) 31 (80%) Small plat, 4- 20%'N. Slopes t 4,. Bridgeport 39 ., t Idaho: Boise 36 11 (30%) 26 (72%) Small, irregular plat,' existing planning overlays y Nampa 149 54 (36%) 122 (82%) Canal Caldwell 100 39 (39%) 83'(83°!°j Irregular size plat Washington: ::::":-1,:„...1.:,:::7..:::.;1.'''.:', Tacoma 241 116 (48%) 195 (80%) Small lot size Lacey 94 25 (27%) 75(80%) Heavy tree cover, drainage 7 TOTALS: 852 338 (40%) 689 (81%) `. i 1 g ' i ' ' ' ;i ; t Yr. ;;r Ft r . J ,' ,,,l',::' Prepared by Conservation Management Services,a a514sion of The Benkend'crl Assec/ates Corporation L :3“:,#:,),..-,' O ,,4'.',1,,,S { (5 3)227.040t�• , ' ,' " t. '' ', t� t v ,(y.1 '�' ',4 �ri +Gt a . max.. S . S DIVISION E® ES CASE STUDIES Prepared by Conservation Management Services,a civision of The Benkendorf Associates Corporation (503)2274)400 r. 7 + i r ai _• r �� Be® 31 INL1 U V IOS NYIJTIN101U0 .1111OS 00:01 *0069 .1,0001 Pars /NW UY10S NYIJ'IVNIOIUO S SA•rvnro FI11IQhl� 1VAV31NINnnwoos 3J0'i93113A39 AU031.71J1VA101 Ma NOLLV1:103A AG 011.3ALV.nal ri 5101Uv1OSNON E. 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'...1 .::' r'..... ,:4:4144.4.: 1 MINI e 1!•-:r Nc 1 "Aal'• A' :' * '�- fl �/ ,S 1 1 + 1 .1 \ t 1 • ' � �'` %::..'•,\\1 ...t.:1. am ,, o •S i.. =rj-�j1-� \. 1, 1.°.'`•-_I /—1 ; --I `♦.��r� \ N . y I l.,y \ f .t 1 i , i\111 ;,),O) i I: iigqespp 1:. y�-- _ --/j i - 1, -1 \ -' \1.. ?:.. :i7 x•.tD ♦ f. f i1. ,�: 6L7 1 1; P • .-r- [�. 1 -��.1�"'�•�t\ Vii.\t' 1 1 1 ' 1 '111`\•\.` 1 611'';!%III !ii \ a a• yr--1 1 1 s.- 1 \� t 777777 1 I.-.. 1 1 ., t. el.,ll _ i L----1 ' ' 1 t ;♦ 1 • l'OI1I AND-Vr\NCOUtU \IL'TkOI'OLUANARLA 21 SO!,AI r'CCL�S P12CJL•C7' __ Benkendorf•Associates 1. suswFllh ��� ''..;,......-4-','-'l ' COI IPARATIVE ANALYSIS FOR PLAT RE-DESIGN Rv11s„I onuohs ram !.. 1 ' - - - ' ' ' - - '.- i,dE,:---,;.,-: .i.-~,. A :ORI INAL PLAN SOLAR. PLAIN " ©EFORE AFTER _ ,, 8 .(c,5.? 1 P r ,., r e . e e , °!,.:...#±t t- ILI :.••••• :.....4.,k'''(..;;;....4..i;2 1 \ b / ' 'i!g• NIS • .ii;.'.::•:. 113.?2ik 2 -': i;'i:.: IZACf. ' .< t,6j. .(''' ' ': . ' v...:4.,....f:,11-',...,. - ..tik,,,,,.„1.,.....,,,,,,,,,,, ..,:.;,..„„ c,.. ., ..---4- Awk... :--,-' . • , , -- ... . --, . ,,. , 1.,-.-1: t..11'?4,......k ,,.qc'''' sti`P .).,' .– ....‘.......)" '. .>... , , . . . ti!,14.:::i...i,,—..'.,:i . g..........*,:,.. ,,,, - ;,c.. ..„,,,. . - . - . < , ..,,,;,. � j raj o• •� � �' I t . a ® S Y / ! F 102- ,.'1S a �• \ . a r 4f .; g�: 1 r r 1/l : "I !' , F o 1.a. efri 1, 1 a G a. w 1J ,y a 'SE: r,e/ SE ' >� 0< < ill 1 } . ,r ; ''''''-'•..:::-.--:' 3 j PLAN ORIGINAL F / /... ' .s? BEFORE Fier Pointe#1 ,t,• J --•.N �3 . .9 • c � ' �e ' S l'-'ti,'‘.:::',,,:*.,'-,'. j, y r c 3aaT 1 ,; } `yo ��. ..,\. t 9� Z. .` 1 . 3 �� • 14 3 .'•/....°. '' -F Soule, `2 �� r Ta �,. .' Pier Pointe e1 O SOLAR ` a f Oar''e a�. E ` v 3 s AFTER � 3` -.•''''.''';',',,..!'-,.*.t., . r,......, .a.:,.,..,........... c. .......... .• ..............e, a •.)e ( y s ,, 3, 40 2 \ r ..?...!..•4'-',. .!..,, Soutel l9 ` paw, 6f l KEY ANALYSIS r-t Land . » .... .�.... tom•. $ BASIC SOLAR PARCELS na. n w.a w/ wnn we. ``o: w....4.-17. , • L �2_, OPTION#2 SOLAR PARCELS ORIGINAL PLAN 11 36 3.3 10.285 6.270, 13,775 n23/ 13 1900 „ i_. OPTION#3 SOLAR PARCELS SOLAR PLAN 11 36 3.3 10,285 0.000 14,000 25 11 1200 L_.-1 NON-SOLAR PARCELS 1 Ili 1-41:—.II .KU • n.n" '*.'+°...1;°.. .. Yn.... m an., nn... utW.... ?hac*Y• ? .� PARCELS LOST TO VEGETATION Solar l,;`," n„d p � anaaew .`.�iw. �/ °"�•e .n.,.. '71"'"'"° .":” '�'.. ea n.y N.►ne.n ...+»�.n »YYtwnb nl.. r0..1 PARCELS LOST TO SLOPE ORIGINAL PLAN 11 30% 0 0 11 30% 1 12 24 6T!1, t. E-• 2'CONTOUR INTERVAL SOLAR PLAN 26 72% 0 0 20 72% 2 6 38 1001G cam' v,E en.ea sm....wo... 1 stiEET IDAHO SOLAR ACCESS PROGRAM ^ '. .1 Stn.M w•ro•0.•.r.ma/N.r K seer Rowe..•Enwpe t).nm. ' COMPARATIVE ANALYSIS OF SOLAR RE-DESIGN The Benkandort Ass©caates NO 5 522 Shit Fifth slime ' Seats M kvrave ■ dI .. PLAT NO 3: ®OISE Portlard.Orygon?;,•04• , {., '' , I . ,, a w ORIGINAL PLAIT ° BEFORE ! : ,.. ... J a �- MAPLE ST, t i 1 �`� �...+ .. �."' " . ! s' 2 «- I 2 r. 2-,4;1:;,.,E.:12 a_J..._� 1:,t\ 1 2 a 2 2 r' - 11. ~ _L I/ 3\ z \ 2 1 z -mod..,.. 3 A �E•- . t : �\' 1 \ 1 1 1 r I .. \ i r._k .. r2 ifs..- 2 ',1 2L_...1- ::A .} \�2 2.. �1 2\` 11(;\• �\ 2 c. 2( ' 141 i , _ 1r_ -d _� ♦ i��1 � I Mr.• 2-1_„_ •...r.'i"r- --2- ,i 2 �I,� ~.• ,, \ 3 ,,a\\'. �I 2 )I' 12 0 !T~ wAexur DR. Ni--- 2 .. WALNUT-P:1• 3 3 ,�"\1 I y�urur St I x t ' -/7.,••i . .. -`-�./. , T[ W ,4 \..•-�^ •f4 - 7'4-+'=;— -- ` j F-•I 3 3 ,_1 ttl ) t ..r..\ �f., i 2 2 N I 1 !• } S �:. - 1 r ..-,y "� •:-��" T SOLAR PLAN ■ • • AFTER -- ._,........_...........,, .%..;,:,....„,,:,,: ,:.„:.:,,,,, ,......„.,e ! r r 3 i r, 3 , e: J ¢ ; � \ axe I ... .: : ' ,i, E 1 \ 1 ," \ \ , is„..t .. P 3 1\ \\\\\ \ ” ir. .a - w. - : ,/ : ",0 ;Iq3 h - 1 1 i '� ...,/� _-3- /� �. g. \ \ \\�� , fWALNUTPt. \ .1 `. t L-.-. : .. . I X1 ..,1Irr'j- ;z41.4 at B"� KEY ANALYSIS a 2.• BASIC SOLAR PARCELS LANG '�^• wtl w :•' a rr« `N° t 0 xh .j s 12�OPTION 02 SOLAR PARCELS ORIGINAL PLAN 30 100 40 10.830 7.700 15.300 84 36 4.400 2.• Lr�OPTION o3 SOLAR PARCELS SOLAR PLAN 30 101 4.0 10.700 8,070 15,330 SR 42 4,100 Y a- '. —1 ,: t�J NON SOLAR PARCELS r' ..nM 4`R.Mb .l..... «MO K•m A .. ` «P.. ...q« i t�s PARCELS LOST TO VEGETATION SOLAR » I , , ,�» «�«... �. �..... M. 5 �r.,,�PARCELS LOST TO SLOPE ORIGINAL PLAN 0�. 0 39 39% 42 « 19.. tl 100 106li L.-112'CON1CU1 PITERVAL SOLAR PLAN 83 82% 0 C 83 82% 0 • 18 101 100% t ,< : SHEET IDAHO SOLAR ACCESS PROGRAM [--7—..'-----GE-7.----- -..g.'01i) -..''' ' — '' ' :: 2 Stets o!hlc+a Ceo'n�eYn�'N�ld aa�aoee¢E,mpp;a;em The Benyendorf AS$OCI.ates 4: COMPARA IVE ANALYSIS OF SOLAR HE-DESIGN 572 5W Rjth Rune :rim 28 FOtl503*.Otn 97204.. . .mIm '} PLAT NO.2:CALDWELL L50'I 226. "� • t.. N e+•rte —�- 3__ Wa'L.,'�.. ....1y - - �f tj I - r i �, -fir--^ .4 I- I 4 � � t. ,� t t:, -J , e• t N„ r 4 1 . J'.' VICINITY IJAP .r...re lllll,vi n•. $ I' 'i - �YEACOW LARK VISA A SUOOIYISION s•• ) '— \ .......Nw•......NANO.. ORIGINAL PLAN • L 9RE t,' e ` 3 SOLAR PLAN BEFORE d _ -Mr�7 A...._ .. AFTER W IOWA t AYE W. IOWA •AVE. - ¢'` 3-�. 3r! �ll�t.`j^..,p; -� 3. r"^ r g -R - 3 ri II-- ,t0l II."' .ip.:Z:i.neZ1rrw:'t --4-. I .1.11. - 'r 1;eal�i -i -Ils`!< h- . t 3�.'1 2 w. J£aSEY AVE. 2 1 1 z r-1 tT �C �I,I} 1.1.4.:,.:...%"b....7 3 ° ° 3 ;'. 2 • 3 : 3 3 iii 5 ' -1.12 --14-- I., j _▪1_- 2-a-- W. JERSEY AYE- , ._ 3 2 g 3 2 2 = 1 �� 'r I .0 3 ° 2 _2 2 3/\3 11 2 —•%- '` f• , ; t._ I: • 3 6 2. �- .:*:...11 -''. 3 2 's- p ..::,:: 3 Y a✓ h1 3 w 2 _, 3 3 3 " 3 ..0 c —t!! x y ' l ,•." c f 3 2 1 1 .3 1.4' y s�s• 2 . 8 y •I_ _ 3/ • S -3 s, v - . W SON AVE AVE. 2 i i • w0.tloN PL 2_ y 1__ , {I, N o*µ* 1 z - ° 2 1 6'4 C' L 1$ '�'°"°`�y." 3 `` 'r A, tr 3'r 3 /`, o. I: -,r-ti I x<<..,s .ny t 11 Tj, r , ,. ', tk .F Nax- • , \` O 4 1• �1 -< I ' fit" �, '�^ St. A¢ ✓' • qk` } i • i t Z •o ff.,; c r 3 ` j z t °�It 3 w. LOUBSIAxA 3 � iS` 1✓. =as °�ri �. l . on „:1`.‹' �,` *. � ;i rM a i .4...,\,..;.:4-..• e� 2 \ 2 r 'i x z x dr 3 .'. la •- .3y "N fg ' 4:' 5,,,° 3 ,,3 s`.3 or' 'E' I ;L r '� • � u �,. ✓ 3• }• � yE' a.. .c<�.�i ,9.r ,3 yf, 'i`" �,vs Y: � 2 Vt. "Me .44 "IVE ri HAUTE '...'0.1' ORnrE - ',t 2- ,.n yy; as<. x-FRS i�.;3Y ��'.1?f�`µ� isY•ks. k' 'd�11'9 )<'�+ is�,/ 3 � � - �; � ��' %,4�. y I , i �..� 13. �--"'i z 4.61P-1'7,•dEkk '*..c<% n's !d xS ,w'Y`. .^Fi yl�� 3 1 r"`v >x s. ;.t � y s -t f 1 4 s s' �3 1• s�.i�f£ ?f�'�.�?�'3.,� ,.�, T.a;�£.��g py"� #s`��",�:<v:, �- _� rs-,z�s �R .'�'3 ,�.23f.▪.,';� s� -�s. � r:�1 � b•."1>� s {` ,S `��:; :';,,,, .:?.3. x1c„` tY.e1 r�..�*,,.:',.(;-3.;..5 _2 2 `\ .1 - < ...z•-...- �.r,;. '-: -1 �I - "•�_' ---2- •-- 2 -`•\ 1' • 1 ' t KEY L.7.70, CAa1C GUAR PARCEL! 41<J OPTION 2 SOAR FARCE.” ';i * . aiYSlS = . .-••« •.M .,........47.-.:.... ..,. , . • . f a oPiroN oa 501.A.4 FARCES.' ', . L._.NON£ LAR PA.RC*t5 • 001054AL.PLAN 43 t.0 3.4 0.300.1. 7.00C.1, 21,1000.°. t If 33 $,100 54 76% 0 0 34 30% . .30 39 110 740' .-.7.. -a_.J I.ANOSLA Losr To 11E0F:A71051 • GOLAN PLAN 43 140 34 0,2001I 400091 10.750.1. 1II 34 0,400 122-'42% 0 0 022 02% I. re 140 ■0651 ;ELJ PARCEL"LOSIE TO"LOPS stfc£r IDAHO CON::--ARATIVE ANALYSIS QQ Tire Berakendorf Associates OF � SOLAR ACCESS PROGRAM SOLAR RE-DESIGN 1 572 542 Mt"Amu* - xo+ f3.lu..s.ch.ln'JT200 4.....4nit.. MOM 226.00(.5 Stele of Idaho•Department of Water Resources•Energy Division PLAT tfa.t: NAMPA I •�'.— r...• • ya 1 � ' T,,.:`.aa eG•:,n,_ .. l.,:tf.R.G.)).iG.._ ., ..,. �. 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":� xu: .5, . ,uw c,t � „ . .J. . ., ,.-,n,..,, .-w.,. x..ti r , (k. t 4a,'0:, FIN. ,et i r ' , kzPygt' • .r, ..- .- •. ,,. n „- .* ;:'.t .B,«.. � gyp dw.. w y„�,} .i ., i ptr l 1 : .,-n • A +a'';;!,41.14;',1A"7:- • k " f , " v ' r t 1, 4,,, + ca ,, 3 ,4,-."11, a1'`1 r %. y al A Jnt 3Y � ',IL-1-w- ' Y r w :;, ' .,,+., „,c. ,j r,.J:.,-.,a.: ,It. ,,r° ,x,,r4,.,...,; .. ..- :4'•".4".'"m''`.4.4444'.'"'""4`.... n,' . .,- . _..:`.L"1� ,: •M.^.,ld.+�♦ .....+. .r.. w.w.ra•wtlk7 ..w+ �i. .A-4It� ^�y�(k r �G .a„aati...wx: �(� ' • **X 'l �;rc ,. ,14.1e$.> f —.�t..,:d--- Wr41kr r.rf,'g-;� a 44..a f).*1'.,4:- w( k j .�. k " .. ., _..: .. .. .,.. .. ., . .,...r u ,'s...-..»:, w.a..wu, ,...,pw..,yr..r.,!t.*,.wnw.+.n.,..r.a'.-.v H P m„-,a p-•rvYr 15.—_+. �J r. a 1 : 1` .3y,r. 4*4�{�"i `� 4�x" . p{�,,"'a 0r1 t 17!ic.: I'Y t r+s"i, .F h � ,.# � ALP .:.,.# -ar..,... p- .>4!-A.,r .e.w .t Pt ;IA E'fiarkLa���4+ 1c t y �y1 a t ( --„ ; tt .� 4 X r �'� '°. ;_ BEFORE TT E PLANNING COMMISSION OF [NAME AND STATE OF,III.RISDICITION] In the matter of proposed ) RESOLUTION RECOMMENDING Solar Access Protection Ordinances ) ADOPTION ' WHEREAS it is_state and federal policy to promote energy conservation and the use of .. . ._ renewable resource,and[WashingtorlOregon] statutes authorize local governments to encourage, protect and provide solar acess; WHEREAS the comprehensive plan in[name of jurisdiction]promotes energy conservation[and protection of solar energy access rights,use of solar energy,etc.,as appropriate .xz., based on particular plan]; {'. WHEREAS traditional property law principles do not protect solar energy access in the absence of a private agreement or public law that requires such protection: Existing land use laws {< i in[name of jurisdiction]do not protect solar energy access. Private easements and incentives in those laws to encourage the use of solar energy have not resulted in significant protection of solar energy access. WHEREAS without protection of solar access,many opporturdties to use solar energy have been lost forever and will continue to be lost in the future. WHEREAS.22 local governments and interested agencies,firms,organizations,and individuals in the Portland-Vancouver Metropolitan Area have joined together with the goal of 4 . t developing uniform land use ordinances to protect solar access throughout the area. ' WHEREAS a detailed program of technical research and public involvement was conducted. The ordinances were drafted by consensus with broad and representative input from } local governments and the private development community. The benefits of implementing the '; ordinances were determined to exceed the costs,and the ordinances were determined to comply with state and local laws and the eight design principles set forth early in the process. WHEREAS representatives of[name of jurdsdacitdon]participated in that process,and the Planning Commission has been briefed regularly about the project The Planning Commission t also has reviewed and considered the proposed solar ordinances and supporting data hi a public hearing for which timely public notice was given as required by law. The Commission is in accord with the findings,conclusions,and recommendations of the project. cry NOW,THEREFORE,BE IT RESOLVED: a t • The Planning Commission recommends that the[Board of County Commisstonners/City Council]of[name of jurisdiction]adopt the four solar access protection ordinances,based on this resolution and the accompanying findings and conclusions. J DATED this day of s 1988.. FOR THE PLANNING COMMISSION By: •. v •.i';:'7 .,,4 4,,..0= .%t. .j ., a` .4 ...`i, �.'`�� ,,a =$ .. u • SnLAR SUBEIIVISION RE-DESI GN CASE STUDILLJ P%dared by Censervahen Management Services,a division of The Be nkenslorl Associates Corporation (503)2274400 r. A 6s i Y ,f _ Y" w ...., x.0 � e�qp,R�py�{■ `i J fi !F r S ; b f7`v= ; G !y dmis,u Yie193 I ! •v {r , Z ;t:';• t ` .{ 4Mi� x,y .i, k ryrT ..:7,\''',:',.'....1'4.-,,!-1-' H t x 4 H�. i > i `ft t`. 4 ',';P.,,-,.,:!:,: ''''''.''' v ef,4 ` e• SAS t� ? V tx . 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OO ,6 r F gip iiii, .•:'..':- Y'�:' JP'',' to If i•1%r.f _ri. -°^.. 0 •1 T ice- y r 4 F. r ORIGINAL PLAN w . -'r'_...'—..— „ MAPLE ST. y ... :.•w i d} sir .,,, A > < }:>4 2 3 \.a/' / // `� ,r a ,1U2H H 2 A � 12 2 2 2% . e4�5 tc1,:"' ?� / 2 r. . 1, 1 2 !/$� 2 l t• ... �•..- Y r ^'a'a j� 2" (,•o- -,.∎,`•—� \. �2 ``7 )2 2 t {,•: a` - •—•. T DR.. 1, Z ,�;{r..INALNLITT..j `j.' , i 3 / tk., `•fY n......4 srb #;.•. .. 1.4;45V �. el- 4. •. rc F''4,00x y : ''''•'rq'rc'?:_`J` / 2: 0,,k(..0..:.: 44A .. I 19 'J'\ `v :v $ ,,, ?.•i M.- f S.Y.f Y M!:v§:-.1:,,,,4,:;,: �Yt:.Y � , 11.. s 5l ,,a +k{C` e .fin 4,%:,,t /.. .,$ 2:^� .,.•, - ' ... •. . x t r• `r' fi: a° l 2 O a. f. \a . 1„ ,.i7g, .7'.:".41-ttli tt $. .1� �S {: fi... {�x�.' �•�;' / ;x c�`� r•��.3;:�. \ ��•�>1f� +� ,t';:xr xsr�?:r �.: °� ..s 4N. M, .� ..a - • M 'IM I... N� •Lr'M N.I. — d • w !�� wry rr rr. r_ .e��•�se• .. I f-I I 1 t . SOLAR PLAN ,::i. 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Y B s� < r• l a j./3 �• .4: 0:`..?..,:: .......4-- :.=P . 3 L,1♦{ ,,s : •l''u a)x *4.:r`?: ,' .; 7; mN f$,,:t•, :^,y 'R` ••.< •• ..:.,$. ,sro 'V^•n3 a �Sv .\ CI e\• WAi,PIUT PL. I. . �,�.yA��3{t.3s�s%:,i.\.�',w.:t$i: ,� {3 tfi .c.-4:,;,:c."- .2 . ttt "$,•{ t; swi$ > y..•1 .:6•'i "J 3.��' 3 \ .1 1rr^`W:-4 #�} ti2 .A..,,.. ....,,,,,,,,,.,,,,- , + + Lt's ' ?Y -3 1 > ,' ."' ti' Q: {3 . v LO ..N .NI NN ., d.• ne L.• ..0 Nq. MY I --aka-- �� ; r".. .'... ...... . .7 �.' • 6r. ' KEY ANALYSIS 4 4 co � .. ... uY► .. ar ..... war .a w mate... .� •r as ..r a. w �. "° �"°1. I 7 BASIC SOLAR PARCELS . � ww • e; 0.810 P.700 18,300 4e44o r- _ OPTION 02 SOLAR PARCELS ORIGINAL PLAN 1113111=1C1 �_ C1j OPTION«3 SOLAR PARCELS SOLAR PLAN INN] OA 20.700 81300 18.100 aum t" t' to ':. C`° NON.SOLArt PARCas � - _ •{ ri �� aw .�N.� as w a.... WO MAO MM.. M¢.sm we.anu nunmrae..• .wa , soma.' O�F21j PARCELS LOST TO VEGETATION +,2OLAR w' Zoos ..an+r aNn•w .w� • ..Won �•n ele.R4 u...m.w ■au.emewn ..l L...1 PARCELS LOST TO SLOPE MENIAL PLAN 39 :C3 39 11:111111311 19 100 100% O..:J 2'CONTOUR INTERVAL SOLAR PUN E3 0 0 0 ,o, ,00%'• „, + s19EEr IDAHO SOLAR ACCESS PROGRAM . *' .. /Nato of Rlsfa Ca mount r Wear Ress,lrse Um”A s, The Benkendorf Associates rat+ : +f , .�.... �T NO.2:CALOWELL (5031226,3068 .sra% COMPARATIVE ANALYSIS OF SOLAR SSE-f7ESSGN 522 5`N rttn A enc Rx!lord•Orarpn 3744 �® •k xf s 5nt ..yi,` n� ;i vT t'r'u Y �c ♦ t ,�.+ , . �, + 4 ''r"• { Z 4 r' t r t,�l. �t�. i .h. ,, x.4 \• l:.i .. ,b k' 3 , i "i a,'_ . . ,, ti '' --. ORIGINAL PLAN SOLAR L 8 BEFORE `---� �`" `.' a '6 . £ et , '# 4 w:'8. y-rtr§-'� .1.-......s..4:,,,-.-.4.. x',' A.4 g x ...5X ''i-"4 -�': = a C ya : :j 0 °+ y ., 7 . re M _ k,-1-;,,,,.:40,--,*- ‘ r,,,,,,,,,k. ,f.i.,,,'*4.17'.t, AAT,14.';`,V4.ti,,ieti.'4/0.4 cE . ... ` ---- g -,. -1,-.,-71-I1 't,'44,..kg*-= vt,.. f..t.,-;,zitttitsk tf-v=„evigno - U) D. v:. ..,.1 , 3 NW > 3.4 r:.r G.. 0,9,,..' < 4 a f. yan 4 '°- '° Ry `t *`� , `4 ' ^� �-.x^ ..ice ZQom'' LL ' 1 i,p,:%`;';40:-t<ra :� J Z <pL . N.NtY.. . K •. • a . ` L "cry_ . MrK ` •=1. "'"S ^ .3"" .!:': ....K.....' .Fir ..8..8... .=:• »... .17.. N., r .,..a0r O E+ QrI lnal Plan 81 -33 '.. 40% 3 27 33% 4,400 66 15 9.500 6.400 12,000 So.ar Plan 81 67 33% 2 60 74% 4;400 63 18 9.500 6.000 13,200 iZtl . KEY 9..1 V' SOLAR PARCELS '3TE TEE1!'V tr.> . N4r1-SOLAR PARCELS w K OF SECItON 32.t ill.R.1W.uvrr. 01Q AASO BEING N 1H E SPAR16 CAC NQ 59. N.. ' PPA3ICELS LOST TO YECIETAT*91 AND THE SCOTT DLC NR 58 *- } 7 PARCELS LOST TO SLOPE WASHPdiTON OOtAVTY,OREAW N• i ti., '''...;I:.''........-_ M h 4 j _ Y _ �t •._ ...iY� ... 3' mss' Y Y .. ~L-.h < 1! 'n'• k r vt � [o e @ j• :r w4 •, ,n o.' ` agym P ,.v s �} l �" t:•�, _„r1tp rte`'. J�,. ) �, �., fv`'rir,,:; ,5,, ;$"a 4 x'�4"s,td `�'' v c x, 's i"4L sl.`J,'. , a�i.'S,;:�: .t'�'y5 .l .tt: v-<+ 's.'ty � 'C3wY • ". � .� ipi '''';'''''' 'A '.I t'''-';' ''''''''''''''':-.'-z.:''.?,',..:1:.::=:":','-=',.,;::•:.....,,.,:_:,....,.,,,, "7 hS' $tom'?'}L L 1•tI-A. ) • S y Ji T. � Y c Y . •A amva li AI \ ,y k �Y i p s i f , t, .. , . N /..t. 9+to *,..s .. .. -,".:.:',.....:„ 9. k>♦ ', ter: 4‘ j(1.,„.;, ,A y� S ,1 . . g 1 1116,„• 2.,.-„-•..,!.,.....,..,,.. '•••,?--•-.ArAlff :: 1.,..4...'.',',',,,':N.',?,,.t:1',..*: y■'1o%.,,,',;',,-',,4"4:::s..S^ - i ' 4g: \10,1 1 • . . ;..'"'s: ''''''' ...,•,e'Ali'.., •.. % . ,,N;•:.;a: ;r.,,,,,,,,,,;,,,,.„ .,' f t :\f off, ''r .;::.,i, . , i auto 1.71'W .--'''''.))...sk 1.,, i . . . . '.:.- '' - r ® ORIGINAL PLAN � Y„ tiEfORE - c gf J' ;A • / 1 . / ' i tk k a / f v 7' �. as �`S' • r F /o r '' '- .. Ile �r a b .c® "e h v. . ..;„:„.....:6.6.1:„...:.:_,: wif,„..... • ,.,. .a,,.,L,.,:„...,..:,..,w.„, _ 101 . oi , . • .+...,:,„, .ri : ,. _ ‘ ..„4„,..,: sx. •,... •:::... .._ . _ - \� ^kP' / ems— /,t��`• 5 � 1W �� -{f, ,R ,rC� \ v t!f• lipt‘ 4 'fix W +. A ANALYSIS � to»sneer ,a .a.u. ,.» :.t+a s •.r., -.ue ...... .19‘,0.. 8 ,. 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I.. .: Oa PI 011111 Clirlio.'04 17i.'2".A..,..m.,...'.- 4.m k4f:-..'::. a. ***,,41"- f4p, itti . :,,, w qi 5gi Mi.L raTifit .1i7:v470.. 4144.. ow"' l'e YAT 44-4,: 4: linbli 1 "01 a I a • r j >a 629 m MX" >r TACOMA SOLAR ACCESS PRO m _ � a:C , 1ps centaimPaa§ _....�. . ,commars8pooktoSa6.adsutrrxeaas OATS a j ,r �t ::3 1 ''-i ,t d 5 a +-t s."' ,f v� '...t-Y-'4,,',':,,,..'"",,'as , 31„,, 14,1 r y, 2r,., �a •+ y •� . �. i ..1';'-‘.':,r ,- ',,111.-',''',.:.'•:„:...!'t-•.. :'.; .1•' - y■ c > ORIGINAL PLAN t SOLAR PLAN .BEFORE p AFTER , . ,.t.,...,.. sov . `.'` " -- ,♦1 �" ti lk i i -.f ♦ �.k-. a A•••-•• t• -:. A- , ' : � -�'�• t f.'.4'.."4"...,.......1"1' ^uSMY"' : ; .> �:6 __.-� ) s , . ^iw:i t s 4‘e....... :1-,,i;;:*,tV i�eC ... .. 4 •s - ':•.•,•♦ {{r.•" '.6 1.,tFar nF a'` - fy ` - V C t•.• ...yip . Fod!$1�NO.2 E 1 ' ,+i:'t''.0 .. '.1 1. .Fox tET'INO:2 .; I A�4f; ': _J'ft t -• E 2yL 1 I iF ! n { : XF #'! .. 1 i -.. a Y4Q>v .f.A ioJ.40 1 1 ! 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V3:3351.MAP Kw rueu : I W%AAR VISTA SUBSIV93HIN - • 15.1)1.4• f ' " f BEFORE 1 - II ASTER i• ,.,.. _ _ _ u L _._ __ _ . _ _ .._ u •- w. twA� -AYE s���� . - r, 11 . :y s'"T„'a} i ° 1 . fa.$ 4‘,..,‘ „s s .pp „3y art 1,',41,;k- 1"�'a .a:�,,, 9 r 3 l i 3 )..1, i`f"` 4712 l 015; 2 1 i<,<st I 13 t r 2 ,^q+}i' 1, 3 _2 —fY�C�-y �aSEr AVB 2 S Y cab + x� .M. ` �alp—. W. ■ 1• s s> r: g i- ° 3¢; ut , j t3��r i- ' ,.Pr, i R f iJ 1• X01 2 11 — �.' 3 x 2 ar >Eneev vE ' 3 g 2 2 2 ,- -- , .. —II-2 �-pb 2 2-i1; 3 3_1`12 2 1 . •f 1 of Vi:-,i1).;'0.?‘. 1 4 '1 'P' -1, 2,: )-*- -.1--- 3 �1 2 2 �. ' ' pz`' 3. 1 ': 2 2 p+ i� �i-— —� .(-:=1'..-t+,,••;'=;.'13.:' 3 1 5 3 '3 V 1_ f I r- � �.,�,�1 3 $ �^ ` tsw gt 3,� r'.$& � ..,Yf�s �jqx� ,:r �a _• 3 r. 3 t' 2 ' I i w W.5CN avE �:d rte, ,s;s AVE. �. 2 1, i ,^C v,dSON PI 2 ' 1 o , �'g .� / .. s?1 tItt — ' S'41,3 s ' Y, [�� a, tW �i;• .1. :144 -' ‘1) W. LOUISIANA T. qY v yy pi 3 - Pti'. 3 `; 1 r �5•: . e.... �L p,,, / 3 f h w LINABiAMA 1 r•`r��7z°� ; l'! _ .erg" ,:. }kl t".f„C ' ; f, - 2-,.,, ;t.0,:4-: ? .. of y !v '1� �^ 3, .4:...24. ! F`. ,,` -:-..:.j,'....ti` ,1 j. Sc".y Y• 2 ., .. .F' o?>t...- ,.a...s '3 1.• 1,•,'` *-,y Lt;;ar y "M+• 3 I,s 3,,i`. 1• i 3 r%�`• a�C-aj`,r.-,..„-,;.' . w MASTS \ s v s .sZ ; x3 'Si`.; . awn MME,/ �.\.4. w r.� j pi �'�• � .fir . , '" = a,,.�. ,, 4%. ` Vic �.^t'1 *. x. r, 7. c . > 4>, V<n.., ;,. , • :'? „ `. '4 Z ., s.: _ i.,�t} `$. 3 1 ..2 as 3z� `1... x c E.s § . u .... 7,,,7",; ii,,,,, 5 ':aY. t„?.�t' ” ft t,t5i:.< •d_ 2- •sl _ .'1.I 2.. • :' C:"�:1®AS{F SOLI?FAFILELS' ,. L2::04110'w'412 SOLAR PARCELS' •'• C?%opn,w,Jas0LA11PAReas ANALYSIS ;°. .:„" .w. ..... :«.Y: ... .e.. ....a.. ...1.. ...,.. . ...,... ....... ;, L.',1i0N SOLAR PAAi,EI5 - . , OIO00U.PLAN -.43 149 3.4 9.2001.. 1.00041;.21.7008.1. III 35 6.400 34 35% 0 0 55 36% 30 26 4 50 T4% '$. %'. Lts PARCELS LOST TO VEGETATION , ,.+• -•1 SOLAR PLOW 149 3.4. 11.20042: 1.0001.1. 10.2601.5. 1I1. 36 6.400. 122 02% 0 0 -122 62% 1i 16 149. 100% Y C°_1 PARCELS LOST TO 516.11E - SHEET IDAHO COMPARATIVE ANALYSIS f:1N' h` The het ndor ss�c€aces SOLAR ACCESS PROGRAM SOLAR R EFDESIGN I3)V 7t5Ob8 State 0113530•Department of Water Resolxces•Energy Division PLAT N0.1: NAMPA r. ,•a0 T ,."ll :....,4 N ,T•. f r , ♦,, .v. gg, 99e !,�,,ee9 Qty.. S f y d } + €- } r 1 •:,' r ,;;;;It, th ,may, '• v (I x=d d i1S A.LJ 6'13E$91 '� Y 4'.`-` i 9 f♦, A;t 4 x T y 4v �jt 3 i M 4 ..,. ..,Y.. . . n v .,�..:..:... v.f: T:Y•.}}:{vt.':r: ::::•2: .:}n}n}:.r; . :Y. { ••�.r f f J l f ) K• i } f f J ! J J { f 4,J+ ,: s f { L 14 r , J } }f r J n :: ; T,.n% ri: 0 x . JwY : t•;:f+a• iv l} n r (nig:..:. a,!{i}:-.lkx :;:i:,':`,,,.:',!,1,,, ..,. ,.1..,i• r n{$,l,+. }.n•:tv:.: :L } ...n .v »v »wi Y N %: YJ : " Y;t{ .CY J n } Y vnYf4,,4v:,wn 4.F • -- '. v . 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' ry f � ''f ? �3 - t: :fr:r:•S:n.: S:tt :r• .:Jf<:ii:. it::v r . ,:':;} :: }•• .i f•r S ::2 v} Y . ;•• pp R ,�•:; :.-: ::}::t::•=2: s }!•{•FYi)Ys;}}:.r.;'••::•:}}..N:''i''r{2v,v{'„F$.a ..„ , :,,,,,":"..,..,:'•"•.:4:"4.,••• : -:. . •:"."•••••••:,i , .,.... ... .:....r.....r..........:. .:.:. •,,::::...:.:.:::.:::.:.n:::..:f..:r::::•::::.•...r.r.�....4..:.::i••..:;.:}:•L:vY{.•.:T•:v:% ti.:;?'?t::•tnnr{•$$i. .• : q. •�,. ;alarm •:•. r { r Prepared for: . .', Portland-Vancouver opolit n Area, ?{ r fi Solar Access Project T :�`� •fit 4 y 4l �r u i '; L 4 Prepared by: ..R Conservation Management Services r a diuislorn of The Benkendorf Associates Corporation 522 SW Fifth :,!;.:;;,..i-‘:,.'..,•......-',,, Suite 9406' (503) 227-0400 a{ : t t F f H ,:::::;:..„i.::'4!-,;:.:,,4-,,,,,-..._ • .y sj { •ii`i } 4 :i { , 4�t.; 4 l a .y d t t” 4 t xh{ 4 �,.' de` 'M This set of materials has been on carapiled to assist planners and the building community to impiement tile Solar Access Permit. Many of the materials relate taexemptionsor pecial cases .s which are addressed in the ordinances. The first sheet,titled"instnaction Sheet",will be all that } y •'• is needed in the large majority of cases to determine compliance with the stand. Page • ii 1. SOLAR ACCESS PERMIT FACT SHEET 1 ., 2. SOLAR ACCESS PERMIT APPLICATION CHECKLIST 3 a• 3. INFORMATION FORM FOR APPLICANTS PROPERTY 4 lr h 4. INFORMATION FORM FOR AFFECTED PROPERTIES 5 5. DETERMINING PARCELS TO BE AFFECTED 6 6. SITE PLAN EXAMPLE 7 7. SOLAR ACCESS HEIGHT LIMITATIONS MAP EXAMPLE 8 8. SAMPLE NOTICE TO AFFECTED PROPERTY OWNERS 9 9. SOLAR ACCESS PERMIT EXAMPLE { Permit Document 10 4. Exhibit A- Eenefitted Property Owner 11 Exhibit B Affected Property Owners 12 10. LIST OF SOLAR FRIENDLY TREES 13 It yy This material was prepared with the support of the Bonneville Power Administration,under the direction ' of the Oregon Depaifinent of Energy. However,any opinions,findings,conclusions,or racrmmenda- tionsex P r®ssssherainare tho�®ofth®authors and du not nacess,urily reflec ®siew of®PAor000 . t r :' �r •r. ..3, - fi•�' �. 'k 'el..'A ,. 4.4 �l +• i.o. ENJOY L �� , a • . : 4);.4 .' *. ;:.fr• '.- �r ': !ry II ., N',"' A 0 e-. . 4 ,. .•:1. - Read this SOLAR ACCESS PERMIT FACE SHEET'.... , ; ` To find out how to establish long-term rights to solar access to your 2. residential property ` ►at is a dar .ccQSS Pax it A Solar Access Permit is a recorded,legal document that gives a e.' property owner long-term rights to the sun by limiting the amount of shade that certain trees on $ neighboring properties are allowed to cast. • ' 4F_x; What is the Pingnagsg,fnaesigiaLACCIILECEMItl A Solar Access Permit protects the value of sunlight to a solar feature on your property. Many people will take advantage of the sunlight for solar energy uses such as solar hot water systems,south facing windows,or solar greenhouses or solariums. A tj Solar Access Permit gives the residents of 1 1 the means to protect the current and future 1" .!. economic value of sunlight to their properties, '` Who can Rect'iy a plat Ac its Permit?_ Any owner of residential property in the following 4 ;. ° City/County zones-[ 1. The City/County of Planning Department can help you { determine the zone for your property e,. r t How much Si ,, ... .,. a - .. ' 41 ,_ y : A •Solar Access Permit •provides k sun rights between the hours of 10:30 a.m.and 1:30 p.m.on January 21. By using this date properties will ,;. ` also receive sunlight for the remainder of the year Trees on neighboring lots which are affected by the t r; Solar Access Permit are limited to casting a certain amount of shade at their northern lot Pane between ., ., these hours. For example,lots with at least 90'or greater of north-south depth must cast no more than 12 feet of shade. Lots with less than 70'of north-south depth must cast no more than 16 feet of shade at f' their northern lot line. e. 5 . , 4 ..; ` I. : i . ,:- ' ,:,r. . 4. . .,-�, i '. Trees „ Which of ley ' planted in the future which are not"solar friendly"must meet the shade standard of the Solar Access ,' Permit. It is the responsibility of the tree owner to keep these trees trimmed so they don't violate the r, - shade standard. Pre-existing trees are exempt and can grow to their full height. Also,all future"solar w friendly"trees are exempt. Solar friendly trees are certain types of deciduous trees which cast very - little shade in the winter. The City /County of I keeps a list of solar friendly trees which �.- P F (F .�i e. grow in this climate zone. e. e. Your neighbors will be responsible for the costs of trimming non-solar friendly trees planted in the future , ' - , to keep them from violating the shade standard. You will be responsible for keeping trees on your i ' property from shading your solar feature. J,� a ; ' ;. ,d Propavd by Cars e:vad Management Services,a divi on aI 110 Ibrikendonl Assaddea CaPoltdon' s .:F ( )227- : ..31. t;: . > .1. 'C''',,1 i ..2-'..4) !■i.• , -+'. . ■: .i4.' .. ,';, a-; n Yy',3, v ., � : . .. '-/ L t ' '; 21 Degree Sure Angle r+1 t, South Wall and Roof Receiving ^•„ g, Solar Access Protection , y I,/ (r; {b Allowed heights �(r of affected trees • n 12 24' k� . 36' 48' . ,, ' fi,_ . - .>:_ �, .. � r t• kw ;, 30' SO' 90' ` Property Line Distance from Northern Lot Line ..,"•:`-.' ,, .,.. 4 } a f' .. _ • + _.. . :1 • , • 1. + u:� i k 0 The Solar Access Permit only affects trees; however, ' `, another part of the City/County of[ 1 code--the solar balance point standard-provides . f protection from building shade. Property owners don't have to apply for building shade protection,it is �• `{ automatically protected before the City/County grants a building,permit. The same amount of sunlight ' r x 1r,,ii^, protection-January 21 between 10:30 a.m.and 1:30 p.m.- is provided for shade from buildings as for trees. _, . wi• 11. S. 1 i':!'iti t + n ,r'r :`. •, .� : + •; - . �� ,' .�� "; The best way is for you ;l; ,, 1.. to discuss the issue with your neighbors before applying to the City/County for a Solar Access Permit. i. V) However,after you apply for the Permit the City will notify your neighbors of the application, Each ; . neighbor will receive information which identifies existing trees and explains the effects of the Permit on their future landscaping. If the Solar Access Permit is granted, the rights and responsibilities ',.;,,,1 created by the Permit will be recorded in the chain of title of! ch affected property.responsibilities way the F,.?, effects of the Permit will continue through future years as the properties are bought and sold. As a part 4,i. of the process the City/County will also explain to each of your neighbors how they can apply for a ,, Solar Access Permit for their own property. < *. •1 .( I. '1 ::. 1 l 1 _ ,9Il • 8'1111 out the attached Solar Access.Permit Application Form and mail it,along with the .application fee,to the City/County. The k� '4 application fee is used solely to cover the Qty's/County's costs of gathering information and processing `: your application. : r (gam 2274400 Z .. ., .,....:.1.-c. ::'.=;.-; k( r ''.1:;. , ' ;. ,4f , .., °{ t .r. ,its, {..•': /R }�� ` t. t 7 f l t. ' SOLAR ACCESS PERMIT APPLICATION CHECKLIST An application for a solar access permit' should contain tl�e following ' :.'..,,-".: . •informati 'r c �• 1 a t r �} i :.1.: Q�'9LW►1A® AC�i�..9� PE /Y� /�®pps�@�■p��p9 , . }. NO B 9Ba���E�N N V�IIa• E��• &6 i ��c ANLE. ��O by p 6 Y "' , ,,,, ';1:'::':'''':-: ''''::'''''' ' Applicants should compiete this form for their property. Y 1. LEGAL DESCRIPTION: 2, OWNER OF RECORD/CONTRACT PURCHASER (circle one): t„R • '.. 3. APPLICANT'S ADDRESS: .,„, „ f,. 4. ZONING DESIGNATION OF APPLICANT'S LOT: ` ' 5. STATUS OF SOLAR FEATURE: installed will be installed within 180 days r ' '' of date solar access permit is granted 4 ✓ it 6. PARCEL LETTER ON SITE PLAN AND SOLAR HEIGHT LIMITATIONS MAP: 7. !.!ST OF EXISTING TREES THAT COULD SHADE THE SOLAR FEATURE WHEN MATURE, t; a' APPROXIMATE TREE NUMBER t1N TTE PLAI+1 AT MATURITY SPECIES{IF i:NOWN� EXFMP ? r 3r§ , ' Q4 k; d , w :1, • • tip. •S'. , ' • • • W Z, � i � k k.• .4',:,..:'::t,,,''• ' Prepaaed by Consen�aor�Management 3ervices,a di r1Jon of The eenkendorf Associates Corporadcar ' '?4,- t, (503)227.0400 r. ; -\t S a a=4'''',,..':,-:.4- J . ... i`. .. a ,:,-....,/.1 it f ` ...•YS: 4,,,"%t' 1 ' t't s .Y .!'.. ,1 ''.... +. ` . t t a v �„ �5 a• 4r q 's jN i-' ®®ii//qq== j�jst��11 yyssOO pppp77((qq!!yy.ttp1 r ®��R T\4/�Y����YRiV.Y • '_ ...y.y,. w , . NFORMA 10.N F RM FOR GAFFE T �? PROPE T6�, Applicant should complete this form for every property all or a portion' of which is within 150 feet, measured 54 degrees east and west of true south from the east and west comers of the ¢' J : • southern property line,'of the applicant's property. • J .F 1. LEGAL DESCRIPTION: 2. • OWNER OF RECORD 3. OWNER'S ADDRESS: s! 4. ZONING DESIGNATION: 5. NORTH-SOUTH LOT DIMENSION:` 6. MAXIMUM ALLOWED SHADE HEIGHT AT NORTHERN LOT LINE(USE TABLE BELOW): NORTH-SOUTH • LOT DIMENSION 100+ 95 90 85 80 75 70 65 60 55 50 45 40 MAXIMUM SHADE ' b. r HEIGHT AT N. LOT UNE' 12 12 12 13 14 15 16 17 18 19 20 21. 22 t' 7. PARCEL LETTER ON SITE PLAN AND SOLAR HEIGHT LIMITATIONS MAP: K 8. LIST OF EXISTING(EXEMPT TREES)THAT COULD,WHEN MATURE,SHADE SOLAR FEATURE TREEON APPROXIMATE IT P(n_ AN HEIGHT EGIE (IF.KNOWN) Y. 9 (OPTIONAL)SIGNATURE OF PROPERTY OWNER VERIFYING ACCURACY OF EXISTING TREES IDENTIFIED ON SITE PLAN Prepared by Conservation Manngernent Services,a diwsian of Tho Senk endar(Assoaates Corpar�+San e0 (503),227.040© °' R t -. . . . . . . . . , . . . - - ' - ' . ' . ' ' — - '''''' [ t X 9 h" F f1 i �o SOL AR ACCESS PE . y rt r DETE1 MIINING PARCELS To BE AF' 'ECTEO' y' Applicant for solar access permit is owner of Parcel. I , ' A ;- Pa cels B, C and D will be affected by the terms of .,the permit Lots within 150. feet and, 54 degrees of "thy applicant 's lot; as measured from the corners K .;, of the south lot linen are affected. The '150'• measure j''',.:.,":1:.„'...-::,;::":-:,....•''.:4.".'';' streets and easements . the entire lot ;; ment includes is affected ( i:e . not just that ,portion within 150' � ' and- 54 degrees) �', Parcel 74 4• � S o l.a.r. • m Feature .. i a. North ti3; 150' 5.4 Degrees .j,. Scotts Ave. t 150' 150' ,l':"...---:'-'1":....1,...;'..,',: .:7:::-:•..:°-' , ' ' . ii - :-Parcel Parcel C Parcml ,- r ,s j'. �.. . ', SCALE 1" = 100' Jr ,x. n { a s 'a is .. ,. . .! r•,, s - r r Prepared by Conservation Management Services..a�v95iedi of +Benkend®rf Assodates Coi relen r z . (503)227-0400` •' f A y , SP .14 i S ly t ! i y R F a SOLAR ACCP:SS PERNI'i' SITE PLAN information illustrated below about the solar el 4 e'ist:!ng trees, and north-south lot dimensions should , . be provided on •tale site clan. The circled numbers identify existing trees. SOLAR FEATURE: • South glass Oriented due south • Base of the glass > is 3' above grade Parcel. A • cp Solar Feature .: 1Ft:. 0 North • • =AY.. ' •` Scotts Ave • Parcel B :'Parcel C Parcel 0 SCALE 1" 100' North-south lot dimension E : for parcels B, C. and fD is 160' . s: Note: include street in the measurement when it is to the north of the affected lot . sv t • 1: Prepared by Conservation Management Services,a division of ilia Bankendorf Assaciatas Corporation : - 7 (503)227-0400 . { A S t Y t..4 t r l'. .• .:. a - � �. � :. 1.. r. ....' ?:� ♦.. ..t� . '�i. . : a'S, v ..5-i f v .. .. • tZ,.. rt...+.,. ... t E � .. .. ... , t , 1. � i i •t •••=".-;-',,-'. 1. + 1 t 1 - <.9 " SOLAR . ACCESS ' ;k'ER1�iT' ..-: SOIL 'ACCESS HEIGHT 7LIVTITATIONS �IA1' ,i The cashed, lines (-°--) on the map below show the allowed, height r . above grade to which non-exempt trees are' allowed to grow at. , f different places on the affected parcels. The solar plane rises ; " at a::ratio of 1 foot for every 2.5 ;feet -of horiz(l.ontal distance, beginning at 12' of height at the south tot line of Parcel 'A� yl Parcel A a .. 0 Solar 4 ,• b T - Feature NO t" s ____��.Scans 13v� ` 4...':.`,,,`.,,,•,,•; :.;,141.:.-...:, Parcel 8' Parcel C ,.....-72°----"Parcel D �, SCALE 1" = 100' ; 1 ; CROSS-SECTION VIEW is , k,. a. Allowed Height Above Grade for Non-Exempt Trees 72' s 52' y 32' 22° a 12' E M1.ti ' i Horizontal Distance from Southern 'Lot ., North 'Line of Solar Access Permit Applicant, A r Scale: 1" ® 50r „:,,,':','',,i„,''';',."'” �i , .''''''''''''''.... -*1.....;'1:' , ° Pmpwed by Conservation Management Servis�es,a division of The 88°11°11- orf`;'!$'5,64'a, tes Corporation ,..,,!,..,„.4,.,,,_.,,,,,,,,,,,,,,,,,,,,,,,la4 u 1 L (`^ �y�j.7�p�(^A 3 f oMn ✓V�i)66/'ifY1P�/ � t . s•' ,fX' ! Y 7 �{ Yd a t ! .1,-,:'.•,'. ',,.. 31i ''',•`'..4'- fx.'r 1 v a 41 4..0 - a .=. 3 0.t ` M .r,,,..• ?.c, r. . 4.. _ ... S., SAMPLE NOTICE TO AFFECTED PROPERTY OWNERS as THAT AN APPLICATION FOR A SOLAR ACCESS PERMIT, c 7 =, HAS BEEN APPROVED TENTATIVELY BY THE PLANNING DIRECTOR [DATE OF NOTICE) PLEASE READ THIS NOTICE CAREFULLY. A PROPOSED LAND USE ACTION COULD RESTRICT THE HEIGHT OF CERTAIN TYPES OF TREES ON YOUR PROPERTY IN THE FUTURE. ' Dear[Owner]: $� : ' [Applicant], the owner of[street address of applicant's property],has applied to the City/County of { -` for a solar access permit. As Director of the City/County Planning Department I have made i.;: a preliminary determination that the application meets the City's/County's standards and should be granted. The purpose of this letter is to give you an opportunity to review the effects that the solar access permit would have on your property and to correct any inaccuracies regarding the information , which has been submitted regarding your lot. The purpose of a solar access permit is to help residents to reduce their energy costs through the use of solar energy. If granted,a solar access permit would limit the height of certain types of trees } which you might plant on your property in the future. This will ensure sunlight can 'strike[applicant's name] property in future years . ' All existing trees on your property are exempt from any provisions of the solar access permit. They can grow to their full height and breadth without concern for their effect on the neighbor.The applicant tett `. 'et was required to draw a site plan showing existing trees on your property and other lots affected by the { 4 permit. There are such trees identified on your lot. These trees are listed on the attached site plan,Parcel . v Trees planted after are NOT EXEMPT from the provisions of the solar access permit,unless they are"solar friendly"trees. Non-exempt trees must be located and maintained so that they do not ' cast more than feet of shade at your northern lot line on January 21 between the hours of 1030 AM.and 1:30 P.M. A solar friendly tree lets a substantial amount of wintertime light through it { because it loses its leaves early in the fall,regains them late in the spring,and has a relatively sparse }' bare branch structure. A list of the more than 250 types of trees which have been found to be solar ` friendly in this climate zone can be obtained from the City/County Planning Department. e. r: On the back of the enclosed site plan of your property is a map and an illustration which show how tall trees which are NOT EXEMPT would be allowed to grow on your property without violating the solar access permit. Please examine carefully both the site plan and the information on the back. This ..e. ' • information will help you to determine the effects the solar access permit would have on your property. - Please verify that the attached site plan shows all existing trees on your property that could cast more shade than allowed by the permit whenmature. tat e`.I If the site plan is inaccurate,or,if you would like more information about this request for a solar access permit,please notify the City/County in writing no later than 14 days from the date of this letter. " The City/County will then contact you to clear up any differences. If the solar access permit is granted tri it will remain in effect if ownership of your property should change. It will be your responsibility to keep any trees which are not exempt from exceeding the height provisions of the permit. ' The Planning Department can provide you with information on solar friendly trees and how to landscape your property in the future in a way which will meet the provisions of the solar access permit. We also would be happy to assist you in applying for a solar access permit to protect future tq sunlight to your property. •� , Sincerely, s s s J': Planning Director I a. Pm pared by Conservation Management Services,a division of The Bonkandod Associates Cc,00raUon s (503)227-0400 6i�• . "t Y`S • j.. S. SOLAR ACCESS PERMIT NO, F 1 . Senefitted property and effective date of permit. On , 1%e_, the (jurisdiction name) granted a solar access permit to (applicant's name), owner or authorized agent for the owner of Parcel A, the legal description for which is included as Exhibit A. All permit exhibits are incorporated herein by reference and attached hereto. 2. Affected property. The parcels affected by this permit are Parcels B through (n), legal descriptions,ownership, and addresses for which are included as Exhibit B. 3, Exempt 'trees. All existing trees are EXEMPT from any provisions of this solar access '. - permit. They may be allowed to grow to their full height and breadth These trees are identified in Exhibit C. But the failure to show an existing tree on Exhibit C does not make that tree non- exempt if its existence on (date) can be proved by substantial evidence. 4 Non-exempt trees. All non-solar friendly trees planted after (date of application) are 1 . NOT EXEMPT from the provisions of the solar access permit. A list of solar friendly trees is ' e,„ maintained by (jurisdiction) and is incorporated herein by reference. 5. Height limit requirements for non-exempt trees. All trees which are not exempt from the provisions of the solar access permit may not exceed the height limitations illustrated and described in Exhibit D, a solar height limitations map. The height limits for Parcels B through (N) begin at a specified height at the northern lot line of each lot and rise.`toward the • w; south parallel to the northern lot line 1 foot for every 2.5 feet of horizontal distance. 6 Remedies. If non-exempt vegetation exceeds the solar access height limits described on Exhibit D, the owner of Parcel A may petition the (jurisdiction name) to remedy the violation as provided in (provide reference to City/County code). The owner of Parcel A must provide documentation of the violation to the (jurisdiction) and documentation that no non;solar` friendly vegetation on Parcel A is shading the area that is protected. If the violation is proven, the owner of the property on which the offending object is situated shall remedy the violation within the time provided by ordinance. If the violation is not remedied in time, the (applicants name) or his or her successor may petition the court for relief and costs of enforcement ;•u. 7. Termination. The permit may be terminated by the owner of Parcel A by filing a M { written request with the Planning Director of (jurisdiction name); or by the Planning Director r o, if the solar feature is abandoned or not installed in a timely manner. t. CITY/COUNTY OF > By: Date: W STATE OF OREGON/WASHINGTON 1 �. SA County of ) SUBSCRIBED AND SWORN to before me this day of „19_,..„,, By• _ V ` Notary Public for OregonfliVashingtort My'commission expires r N s Prepared by Conservation Management Services,a division of The BonkendorfAssociates Co ar n 1 o{ (503)227.0408 • 4 : - J..y.. J. r ,,:3_ t C4r,- s•r> �E ).rJ {.. ..h'J,• y > i i'a -, sy,^ } :.,,4 r y ;. �1 A { y .mot tt 4Y rar r G •k:` { '''Si" h ,t ",:. ,-{...;,,-4".. xi €,- t 4 -.,,,<.,,,,,:,:',.--. .r: a BEN,-- --1 0' i�PROPEPTY F R SOLAR ACCESS PERMIT t CIO. . 1 ',; tie property'benefitted b� this solar access guarantee t 5, block 1, Solar Acres Subdivison,' section 10,,township IN, range 2 east, WM, Washington bounty, Oregon 970761 3 i It is also known as 12039 NE Scotts Avenue, Beaverton, Oregon. The property Is owned by Mr, , ' Iand;Mrs. Earl Early, 12039 NE Scotts Avenue, Seaverta:� Oregon. It is.referred to Parcel A in exhibits C and D, 3 , .4 i-,44',.::',,,„,4 i' 5 3 a ,.. . i . Jet•{ Y'1{ .� �'- t F fit, a 4 t 1,- i t; a.. t't ` Pre cared by Gonsorv�don Management Services.a diatsfon of a f3enkondorfAssos�stes Coapor Lion i ,"11 ` (503)227-OBE r ? t l'.',. f )'r a y 1 t i L f :t a + >..y - a 3 'x' a r. '� <3 ti t r.'i y ~ t a' d , V-:. l- J4 1 y _t , EX,I"IIBIT 'B' PROPERTIES AFFEC"!ED SY SOLAR ACCESS PERMIT hl0'' i b sy: k 'The following properties are affected by soar access per nit no -'- i - '' `f %: Parc l B- _ dot'1, block 1, Solar Acres Subdivison, section.10, township 111, range 2 oast,: w�IM,;County, Oregon.' It is also known as 2035,NE Rooky Road, Beaverton p Oregon, 97076. � ' The property Is owned'by Mr. and Mrs. Alvin Alien, 12035.NE Rocky 6 oad, Be verton,'Oregon, h 97076 Parcel Ca Lot 2, block 1,'Solar acres Subdivison, section 10,,township 1N, range 2 east'. WM, Washington County, Oregon .lt,is also known as 12037.NE Rocky Ftoao Beaverton,,Oregon w 97016 "f he property is owned by Mr, aid.I rs. fob Bent y, - 21337 NE Rocky Road, Beaverton, S a Oregon* Partial . D. Lot'3, block 1, polar Acres Subdivision, section 10, township 1N, range 1 east, W(V1,'Washington County, Oregon. It is also known as.12039 NE Rocky Road, Beaverton,Oregon,' " 07076. The property is'owned by Mr. and Mrs. Cliff Carlson, 12039 EVE Rocky Road,' $ Beaverton, Oregon, 97076.: r 4 % :l li -. f. 1 �w h 'Y 4 1 - S, � {.'s.;''';'.::::',� - t ,:;,..-r..- ll �J� y,.{Y Y a 4f Y 9 ' 4 x 4; •$4e 51 1 I. T t 1 i t Y { F°repemd by C onserva6an.Management Seances,a o5vfs�on of The nfcsne'crf Assecaatos Corporation', i' i, ,�-, �2 (503)22r�® . , , .1.' � �' +L a s; rr cA t? �E �'r T5 f� �t�,.? ,:1 d i 1 rid * u ,'.� .-;..1,-"'-4 Y ' ,� : .. 4.i• 5 .,. c .. _h t... •:i .. .,sr r. -•s ,i 4- • i �.4x,+ „Y:-,. �. .. ? ,. ..„„ . . c?,,E- ' - ' . A. c. 'Rubrum` Red Coliseum Maple. - 10.3 .' , y A. capillipes Red Snake Bark Maple = 11 ( wer A. circinatum Vine Maple 9."9 ' iti( e A. davidii David's Maple 11.5 it A. ginnala 'flame' - Flame Maple 10 • ,; y�\\� ..0 A. griseum Paperbark Maple 11.5 �t,.lee A. japonicum Fulimoon Maple 9.5 ee SOLAR FRIENDLY TREE REPORT A. nigrum 'greencolumn' Greencolumn Maple 11 A. pelmatum ' Japanese Maple 10.4 . r The following list is the result of an intensive process to determine those A. platanoides Norway Maple 12 deciduous trees, all of which grow in the Willamette.Valley, that are suitable A. p. 'elmire' Almira Norway Maple 12 for planting as solar friendly-trees.- The ranking classification was based on A. p. 'cavalier' Cavalier Norway Maple 12 evaluating each tree on this list for crown density, time of leaf drop, time A. p. 'cleveland' Cleveland II Norway Maple Ii of leaf out, size and growth rate. A committee of tree experts from Portland, A. p. 'crimson sentry' Crimson Sentry Maple 12 �.e Salem, Eugene, and Corvallis ranked each tree with a numerical factor for each A. p. 'columnare' Columnar Norway Maple 11.8 . of the five criteria. Averages for each criterion were then added to produce A. p. ''crimson king' Crimson King Norway Maple' 11.3 i. the final numerical rank for each tree. The criteria for these rankings are A. p. 'deborah' Deborah Maple • 12 ; included in the.appendices. A. p. 'emerald queen' Emerald Queen Norway Maple 13 ';, A. p. 'globe' Globe Norway Maple 11.3 r.. hSolar Friendly_Trees,. These are the trees that had a ranking of less - A. p. 'jade glen' Jade Glen Maple 12 '" than 13. These are considered to be solar friendly trees based on the A. p. 'olmsted' Olmsted Norway Maple 11.8 .'� ,; criteria established by the committee. A few trees, however, which had a A. p. 'royal red' Royal Red Norway Maple 11.8 ,:`• ' . ranking of 13 or over were discussed by the committee and designated as solar A. p. 'schuedleri' Schwedler Norway Maple 11.6 friendly after reviewing the photographs of bare branch patterns. Solar A. p. 'silver variegated' Silver Variegated Maple 12, ; friendly trees. 251. A. pseudoplatanus Sycamore Maple 12.3 • A. p. atropurpureum 'apaeth ' Wineleaf Sycamore Maple 12' II -- Solar Unfriendly Trees. These arc the trees that had a ranking of 13 or A. p. 'pyramidele' Pyramidal Sycamore Maple 10.3 isolar unfriendlyttrees. AAsfew trees, however, witherankingssofelesstthan 13 t A. r. 'autumn flame', AutumntFlameeMaple 11 5 were classified by the committee upon careful review as solar unfriendly trees - A. r. !bowhall' Newhall Red Maple 12.1 ' due to soma specific characteristic, such as seed-pods that remain on all A. r. 'gerling' Gerling Red Maple. 12.9 winter. Solar Unfriendly Trees- 116. A. r. 'karpick' Karpick Red Maple 12 . A. r. 'morgan' Morgan Red Maple 11.7 III -Trees Not Ranked. These trees were not ranked by the committee. They A. r. 'october glory° October Glory Red Maple 12.5 will be included in the final report,as trees which grow in the Willamette A. r. 'scanion' Scanlon Red Maple e •12.4. . Talley but which have not been identified as either solar friendly or solar A. r. 'scarlet sentinel' Scarlet Sentinel Maple e 10 "_ _ unfriendly. Either these trees are rare, or no one on the committee was A. r. 'schlesinger' Schlesinger Red Maple 11.9 € ' familiar enough with the tree to give it a ranking. Trees not ranked - 37. . A. rufinerve Redvein Maple 12.5 A. saccharue 'bonfire maple' Bonfire Maple 12 The climatic zone within which all these trees grow is defined as Zone 6 '• A. s. 'columnare' Columnar'Sugar Maple 12.7" t• "• 'which extends from Clark County, Washington, down the Willamette Valley to - A. s. 'commemor'ation' Commemoration Maple , 12 Roseburg, Oregon. For a map of this zone sea Appendix D. A. a. 'green mountain' Green Mountain Sugar Maple 10.4 a A. a. 'legacy' Legacy Maple 12 Botanical Name Common Name ' Rank A. truncatum Truncate Maple 10.8 . ' Aesculue carnea ,- Red Norsechestnut •- 12.5 - ; I - SOLAR FRIENDLY TREES .` A. hippocastanum 'baumannii' Baumann's'Horsechestnut 31.6 - • Acer buergianum Trident Maple 11 Ailanthus altissima Tree-of-Heaven 12.3 r '::A. campestre 'Queen Elizabeth' Queen Elizabeth Maple 11' `` A. cappadocicum Coliseum Maple 10.3 Albizia julibrissin Silk Tree Mimosa 10 . ee e. • Prepared by Conservation Management Services,a division of The Benkendorf Associates Corporation (503)227-0400 I� LEGIBILITY STRIP • t ff . I Amelanchier canadensis Serviceberry i 10 Diospyros virginiana Common Persimmon ••- 9.2 r A. leevis 'Allegheny Serviceberry 10 Elaeagnus en$uatifolia Russian Olive 12.1 •, Aralia elate Japanese Aralia 10 A. spinosa Devil's Walking Club 7.2 Ficus carice Common Fig 8.3 Betula jacquemontii Jacquemontii Birch 13 Franklinia alatamaha Frankliniana 10 • B. papyrifera Paper Birch 12.1 B. pendula 'alba' European White Birch 12.1 Frexinua americana White Ash 9 B. p. 'Dalecarlica' Cutleaf Weeping Birch 11.4 F. a. 'autumn applause' Autumn Applause Ash 9 B. p. 'fastigiata' Pyramidal White Birch 12.3 F. a. 'autumn purple' Autumn Purple Ash 9 B. p. 'Youngii' Young's Weeping Birch 10.1 F. a. 'rosehill' Rosehill Ash 10 F. angustifolia 'dr. pirone° Dr. Pirone Narrowleaf Ash 11.8 •--A Carpinus betulus 'globesun' Globe European Hornbeam 12 F. excelsior European Ash 11.3 C. b. 'quercifolia' Oakleaf European Hornbeam 10 F. e. Rancho European Ash 12 • C. caroliniana American Hornbeam 11.5 F. h,.1.,trt.hd 10.7 C. tschonoskii Yeddo Hornbeam 11 } latttt,it Oregon Ash 11.3 . F. ornus Flowering Ash 12.1 :'. Carya illinoensis Pecan 10 F. o. 'rayvood' Raywood Ash 12.9 C. ovate Shagbark Hickory 10 F. o. aureafolia GoidenDesert Ash 13.5 F. pennsylvanica lanceolata Green Ash 11.3 . " ' Castanet setiva European Chestnut 12.7 F. p. 'marshall' Marshall Ash 11 F. P. 'summit' Summit Ash 9 Catalpa bignoides Southern Catalpa 10.7 F. p. 'patmore' Patmore Ash 9 C. bungei Manchurian Catalpa 7 F. p. 'emerald' Emerald-Aah 10 C. apeciosa Northern Catalpa 10.2 • F. quadrangulata Blue Ash 10.5 a. . Celtic occidentalis Common Hackberry 11.6 Gingko biloba Maidenhair Tree 8.4 Cercidiphyllum japonicum Xatsura-Tree 10.3 ' Gleditsia<triacanthos" Common Honeylocust 9.1 C. t. inermis 'trueshade' Trueshade Honeylocust a •Garcia canadenais Eastern Redbud 11 G. t. 'green arbor' Green Arbor Honeylocust . 8 C. occidentalis Western Redbud 11 G. t. 'halka' Halka Honeylocust 8 G. t. 'imperial' Imperial Common Honeylocust 7.3. ;tom: Cladrastie lutea American Yellowwood 11.1 " G. t. 'moraine' Moraine Common Honeylocust 9.7` G. t. 'shademaster" Shademaster Common Honeylocust9.2 Cornea controversy Giant Dogwood 10.8- G. t. 'skyline' Skyline Common Honeylocust 9.5 C. florida Flowering Dogwood 10.6 ; G. t. 'summergold' Summergold Honeylocust 8' >. C. kousa Japanese'Dogwood 11 G. t. 'sunburst' Sunburst Common Honeylocust 7.2 ' C. nuttallii Pacific Dogwood 11.3 Gymnocladua dioica 1Lenty-k7 Coffee Tree 8.6 Corylus maxima Filbert 11.8 C. colurna Turkish Hazel 12.8 , Halesia caroling Carolina Silverbell 8 H. monticola Mountain Silverbell 10.8 Cotinus coggygria . Smoke Tree 8.8 Hovenia dulcis Japanese Raisin Tree 11 Cratsegua crud-galli'inermis' Thornless Cockapur Hawthorn 12 C. puncteta 'ohio pioneer' Ohio Pioneer Dotted Hawthorn 12.7 Idesia polycarpa Idesia 9.7 C. x. mordensia 'tuba' Toba Hawthorn 11 - Juglans cinerea Butternut 7 Davidia inrolucrata Dovetree 11.7 _ J. hindsii Hinds Blackwalnut 7 J. nigra Blackwalnut 10.9 - Prepared by Conservation Management Services,a division of The Benkendorf Associates Corporation (503)227-0400 '. ' 'Q , a . a ; }LEGIBILITY STRIP Y .• l t s x 1 •r • • J. regia English Walnut 9.7 Nyssa sylvatica Black Tupelo 11.4 Koelreuteria paniculata Panicled Coldenrain Tree 11.2 Oxydendrum erboreum Sourwood 9 .` K. p. 'september goldenrain' September Goldenrein Tree 11 Paulownie tomentosa Royal Paulownia 11.5 j Laburnum alpinum Scotch Laburnum 9 ;" a. L. anagyroides Goldenchain_Laburnum 11.6 Phellodendron amurense Amur Corktree 10.7 Tageratroemia indite Common Crapemyrtle 10.3 Populus tremuloides Quaking Aspen II Lazier decidua European Larch 11.7 Prunus avium Hazzard Cherry 12.2 L. laricine Eastern Larch (Tamarack) 7 P. a. 'plena' Double Hazzard Cherry 9 L. leptolopis Japanese Larch 9 P. a. 'scanlon' Scanlon Cherry 10.3 Jr L. occidentalis Western Larch 10 P. blireiana Blireiana Plum 11.2 P. cerasifera Myrobalan Plum 12 Liquidambar formosera Chinese Sweetgum 12 P. c, atropurpurea Purple Plum 12 L. orientalis Oriental Sweetgum 12.5 P. c. 'newport' hawport Plum 12 L. styraciflua variegate Golden American Sweetgum 12.7 P.c. 'thundercloud' Thundercloud Plum 12.6 P. c. Krauter 'vesuvius' Kreuter Vesuvius Plum 10.7' .: Maeckia amurensis Amur Maacki 11 P. maacki Amur Chokecherry 11 , P. mums Japanese Apricot 12 ai Magn P. Peach varieties 11 . P olia acuminate Cucumbertree Magnolia 13.2 P. 'okame' Okame Cherry 10 M. tampbelli Campbell Magnolia 12.5 M. macrophylla Bigleaf Magnolia 10 P. padus 'alberti' Albert Birdtherry I2' I H. salieifolia' Anise Magnolia 10 P. p. 'Digflower' Bigflover European Birdcherryl2 1 ;x H. aergentians Sargent Magnolia 11. P. p. 'berg' Rancho European Birdclerry 12 H. soulangeana : Saucer Magnolia 10.1 5 P. sargentli Sargent Cherry 11.5 H. stellate Star Magnolia 10.8 P. s, 'columneria' Columnar Sargent Cherry 10.3 , '' M. veitchii Veitch Magnolia 9.8 P. a. 'rancho' Rancho Sargent Cherry 11.1 H. wilsoni - Wilson Magnolia 8 P. aerrula Birch Bark Cherry ll P. aerrulata: Oriental Cherry 10.5 -Males ernoldiana Arnold Crabapple 11.5 P. s. asanogawa Amanogawa Cherry .11 ' H. baccata Flowering Crabapple 12 P. s. kwanxan Rvsnzan Oriental Cherry 11.2 M. b. 'celumneria' Columnar Siberian Crabapple 11.5 P. s, 'Mt. Fuji'or'shirotae' Mt.dFuji Cherry 11 M. b. 'Jackie' Jackii Crabapple 12- P. subhirtella 'autamnalis' Autumn Flowering Cherry 10 M. 'david' David Crabapple 12 - P. a. 'roses' Whitcomb Flowering Cherry 10 M. '!last' Liaet Crabapple 12 P. a. 'pendule plena roses' Double Weeping Cherry 12 .. • H. 'nary potter' Mary Potter Crabapple 11 P. s. 'yedoensis° Yoshino Cherry 12 N. 'prairiefire' Prairiefire Crabapple 13 P. s. 'yedoensis akebono' Akebono Cherry 12 i H. 'zed baron' Red Baron Crabapple 12 Pterocarya stenoptera Chinese W+_n nut 11 J M. 'royal ruby' Royal Ruby Crabapple 10 ` P rocarya step Chinesean Win-nut 11 H. sargentii Sargent Crabapple 11 1 g I _ H. s. 'roses' Sargent Pinkbud Crabapple 9.8 H. a. 'rancho ruby' Rancho Ruby Sargent Crabapple 8 + Pterosytrax hispida Fragrant Epaulette Tres 11'.3 H. aelkirk Selkirk Crabapple 20 M. tachonoskii Rschonoskii Crabapple 12 Quercus coccinea Scarlet Oak 12.5 M. 'vanreseltine' Van Eseltine Crabapple A,5 Q. garryene Oregon i7QEite Oak I2.2 kelloggli- H. 'white cascade' White Cascade Crabapple 13 Q. ggii California Black Oak 9.5 H. zumi' 'calocarpa' Calocarpa 2umi Crabapple 10.5 _ Rhus glabra Smooth Sumac 7 ., - - - Metasequoiaaglyptoatroboidea: " Dawn Redwood 11.7 R- typhinia Staghorn Sumac 8,6 } ' '' ' Prepared by Conservation Management Services,a division of The Benkendod Associates Corporation : (503)227-0400 pqq ® i a _ LEGIBILITY STRIP y {' A "4 ` S p i � t } V T I } (� ? ' ' .ti f : y ° Robinian pseudoacacia'decaisne' Decaisne Black Locust 13 11 -- SOLAR UNFRIENDLY TREES. I R. hispida macrophylla Smooth Roseacacia Locust 13 - A; Sa14x discolor Pussy Willow 11 Acer compestre Hedge Maple 12.1 A. ginnala Amur Maple 12.2 Sambucus eaerulea Blue Elderberry 11.2 A. macrophyllum- Bigleaf Maple 14.6 A. negundo Box Elder 13 Sassafras albidum Common Sassafras 10 A. platanoides 'cleveland' Cleveland Norway Maple 13.5 A. p. 'emerald lustre' Emerald Lustre Maple 13 1 Sophora japonica Japanese Pagodetree 11.6 A. p. 'fassens black' Fassens Black Norway Maple 12.8 A. p. 'summershade' Summershade Norway Maple 13.2 Sorbus alnifolia Roman Mountain Ash 10 A. p. 'super form' Miller's SuBerform Norway S. aucuperia European Mountain Ash . Maple 13.5 S. a. fastigiate Dwarf Mountain Ash 11 A. p. 'royal crimson' Royal,Crimson Norway Maple 13.5 S. a. '�dlson' Wilson Mountain Ash 11 A. rubrum 'armstrong' Armstrong Red Maple 13.2 S. cashmeriana Kashmir Mountain-Ash 11.5 A. r. 'arastrong II' Armstrong II Red Maple 13.5 S. tiorshanica 'red cascade' Red Cascade Mountain Ash 10 A. r, 'red sunset' Red Sunset Maple 12.8 A. r. x saccharinum 'autumn Stevartia horeana Korean Stewartia 10.5 blaze' Autumn Blaze Maple 14 'a- S. pseudo-camellia Japanese Stewartia 12.2 A. r. 'tilford' Tilford Red Maple 13.3 S. monodeipha Tall Stewartia 9.5 A. saccharum Sugar Maple 23.9 A. s. 'Newton sentry' Newton Sentry Sugar Maple 13.5 - Styrax japonica Japanese Snowball 10.7 : A. seccharinum Sugar Maple 13.2 ' S. obassia Fragrant Snowball 9.6 Aesculus carnea brioti Red Flowering Horsechestnut 11.9 tt Syringe reticulate Japanese Tree Lilac 11.7 A. hippocastanum Common Horaechestnut 13.3 1 S. vulgeria Common Lilac 9 Alnus glutinous European Alder 12.5 Tamarix pentendra' Salt Cedar '' a.s A. rhombifolia White Alder 14 A. rubra Red Alder 13.3 Tilia cordata Littleleaf Linden 11.9 T. c. 'greenspire' Greenspire Littleleaf Linden 12.2 Betula nigra Red Birch 12.5 T. e. 'salem' Salem Littleleaf Linden 11 B nigra 'heritage' Heritage Birch 15 1 •,; T. c. rancho o Rancho Littleleaf Linden 11.7 T. c.'chancellor' Chancellor.Littleleaf Linden 12 Carpinus betulus European Hornbeam 12.9 T. c. 'June bride' June Bride Littleleaf Linden 11 C, betulus 'columnaris' Columnar European Hornbeam 13.1 T ' . c. 'olympic' Gleeleven Littleleaf Linden 12 C. b. fastigiata Pyramidal European Hornbeam 14 r: T. c. olympic Olympic Littleleaf Linden 12 T. euchlora Crimean Linden 11.8 .' Castanea mollissima Chinese Chestnut 13.4 T. e. 'redmond' Redmond Crimean Linden 11.9 T. europea European Linden;. 12 Cercis siliquastrum Judas Tree 15 T. mongolica Mongolian Linden 10.5 = Crateegus 'autumn glory' Autumn Glory Hawthorn 14 Blame e glaara Scotch Elm 11 C. lavallei Lavelle Hawthorn 14.1 U. g. 'eaml.ardowall' Camperdown Elm 12..9 C. mollis sel fl Downy Hawthorn (Sal fl) 14 U. pumile Siberian Elm 12.9 C. monogyna 'strista' Pyramidal Singleseed Hawthorn13.5 } C. oxycantha English Hawthorn 13.9 ' Zelkova serrata Japanese Zeikova 12.9 C. pheenopyrum Washington Hawthorn 12.7 S. a. halka Balks Zelkova 12 C. x mordenensis 'snowbird' Snowbird Hawthorn 13 Z. a. green vase' Green Vase Zelkova 12 C. viridis 'winter king' Winter. King Hawthorn 15 r Z. a. 'village green' Village Green Zelkova 13 . Praparad by Conservation Management Services,a division of The Benkendorf Associates Corporation '7":",1p)....."- (503)227-0400 LPGIBILITY STRIP . j U ti� • v � F . • 1, Fagus sylvatica European Beech 13.4 P. n. 'lombardy' Lombardy Black Poplar 14.7 F. a. 'ferniest' Fernleaf European Beech 13.5 P. trichocarpa California Poplar 13.8 , F. a. 'golden' Golden European Beech 13.5 F. a. 'dawyck' Daiyck European Beech 13.5 F. s. ''roundleaf' Roundleaf European Beech 13.5 Prunus cerasifera 'Mt. St.Helens'Mt. St. Helens Plum 16.5 F. a. 'tricolor' Tricolor European Beech 13.5 P. c. 'pissard' Pissard Myrobalan Plum 13 Y. virginiana 'canada red' Canada Red Chokecherry 14 Firmiana simplex Chinese Parasol Tree 13.5 P. padus European Birdcherry 13. i Frexinus oxycarpa 'flame' Flame Ash 13.2 Pyrus calleryana Callery Pear 14.8 Liquidambar atyraciflua American Sweetgum 14.3 P. c. 'chanticleer' Chanticleer Callery Pear. 12.8 L. a. 'festival` Festival Sweetgum 14 P. c. 'rancho' Rancho Callery Pear 12.9 P. c. 'redspire' Redspire Pear 16 Liriodendron tulipifera Tuliptree 13.6 P. c. 'aristocrat' Aristocrat Pear 15 4 P. communis Common Pear 13.8 Magnolia dawsoniana Dawson Magnolia 14 H. denudate Yulan Magnolia 13.5 Quercus albs White Oak 13.3 H. kobus Kobus Magnolia 13.7 Q. lobata Valley Oak 14 H. k. 'dr.msrrill' Dr. Merrill Kobus Magnolia 14 Q. sacrocarpa Bur (Scrub)Oak 13.7 H. aprengeri Sprengeri Magnoli 14 Q. palustris Pin Oak, 13.3 Q. phellos Willow Oak 14,8 " Value 'adams' Adams Crabapple 13 Q. robur English Oak 14.6 - r";' H. 'beverly' Beverly Crabapple 15 Q. rubre Northern Red Oak 13.7 H. 'bob white' Bob White Crabapple 14 Q. ahumardi Shumard Oak 14.4 M. 'centurion' Centurion Crabapple 15 H. 'donald wymen'' Donald Wyman Crabapple 16 Robinia pseudoacacis Black Locust 11.6 H. floribunda Floribunda Crabapple 14 R. P. ambigua Flowering Globe Locust 13 H. 'keobil' Koebil Crabapple 13 R. p. umbraculifera Globe Locust 13 H. 'ormistan roy' Ormiaton Roy Crabapple 14 R. p. 'inermis' Globe Locust 13 H. 'profusion' Profusion Crabapple 14 H. "red jewel' Red Jewel Crabapple 13 Salix alba 'weeping gold' Weeping Gold Weeping Willow 16 H. ;'robinson° Robinson Crabapple 17 S. babylonica Babylon Weeping Willow 16.2 M.-'''snowdrift' Snowdrift Crabapple 15 S. watsudana Hankow Willow ` 14.3 a -r H. 'white angel' White Angel Crabapple 13 - Sorbus aucuparia 'columbia Malin azedarach China Berry 13 queen' Columbia Queen Mountainash 13 H. a. umbraculiformis Umbrella Chinaberry 13 S. a. 'black hawk' Blackhawk Mountainash 13 S. a. 'cherokee' Cherokee Mountainash 13 Morns alba White Mulberry 13.2 S.. thuringiaca 'fastigiate' Oakleaf Mountainash 15 111. a. 'kingen' Fruitless Mulberry 13 ' Tilia americana American Linden 13.1 Parrotia P ersica ,Persiaa.Parrotie 14.3 T. tomentosa Silver Linden 13.5 . T. platyphyllos Bigleaf Linden 13.3 Pletanus acerifolia London Planetree 13.7 :"P. .occidenfalis - • . American Planstree 13.5 Ulnas americana American Elm 13.3 `_;, P.-'recemosa . ' California Planetree 14 U. carpinifolia Smoothleaf Elm 16 U. parvifolia Chinese Elm 13 u Populus alba White Poplar 13 P. P. `can densiaaeugenei Carolina 14.7 '°` prepared by Conservation Management Services a division of The Benkendorf Associate.Corporation '� (503)227114©D k J 1 • .. *„ l t; �-....,../....„ s " s u �..�{ t r f •,;.-... i µ '* t. � . ;, rt k • ' .i' ..r LIST III — TREES NOT RANKED Acer rubrum 'shade king' Shade King Red Maple Tilia cordate 'bicentennial' Bicentennial Littleleaf Linden .' A. r. 'excelsior' Excelsior Red Maple Ulmus hollandics Dutch Elm Amelanchier canadensia U. parvifolia 'drake' Chinese Elm columneris Upright Servicebesry U. p. 'true,green' - Chinese Elm t, A. c. oblongifolia Globe Serviceberry U. procera English Elm Aralia chinensis Chinese Aralia Zelkova afflicts Chinese Zelkova Pogue grandiflora American Beech Frexinus bungeana Bunge Ash ` F. excelsior 'lucerne' Lucerne European Ash - ,r '° Laburnum watererii Watererer Laburnum ' Liquidambar formosana Chinese Sweetgum Magnolia kobus borealis Borealis Magnolia M. tr€petals Umbrella Magnolia Maims floribunda Floribunda Crab M. 'hope' Hops Crab H. hupensie Tea Crab H. 'katherine' i- M. icronalus Midget Crab ''' Photinia villosa Oriental Photinia Platanua orientalie Oriental Planetree Pepsins deltoidies Eastern Popular '; ,> Prunus serrulata oh-nanden Menden Cherry Sources: , .” P. a. 'shiro-fugen' Shiro-fugan Cherry P. a. 'shogetsu° Moon Hanging Low By A Palm Tree Solar Friendly Tree List, City of Portland, (n.d) P. a. 'tai-haku' Great White Cherry Solar Characteristics for Tree Species, City of Corvallis, (n.d.) P. a. 'ukon' • Ukon Cherry - .` Solar Friendly Trees, City of Salem, (n.d.) P. padus 'purpurea' Purpleleaf Birdcherry Portland Solar Access Vegetation Research Peport.June, 1984. . i Sunset Western Garden Book,1985, . Solar Friendly Tree Committee, formed Dec. 11, 1986. Prrus ealleryana °princess' Princess Pear P. pryifolia Sand Pear Appendices: Quercus douglaaii Blue Oak A. Members serving on Solar Friendly Tree Committee. B. Participants in the Solar Friendly Tree. Project Seminar, Dec. 11, 1986. Sassafras albidum Common Sassafras C. Ranking classification chart. D. Climatic vegetation zone, Zone 6 map. . A.. Sorbue aria White Beam Mountain,Ash ea" Prepared by Conservation Management Services,a division of The Benkendorf.Associates Corporation ;,. (503)227-0400 t�':,i3✓ %?;�.}.,, Fr}/r/r Sj4fK rri rf ' rtr x f ri -. >rf /rrrilr r° r;rn.Ly y / � r ry 31 • - r/ r° � ar 1 L,. ff 1 t C r•a 1�1 / r s, r INT /r J- /V1iNCOU ER 1 r f1 / r/� l y. '� -4. i r 1."/F { .,/•/ 1// >/ / /Y ,t f.K t a. rr it $/ s rr r �, i"4f 1rr Ji ,./ r/ ror +."./ r ✓ >:/F/ > ♦ 'r y ''S�Y'4K 196s 7 r 1 /a /Y. iG,• r"1 >S f r ,1 r� f% /r • r it r• • r rry 1 •f} / •'r `, f r 11 1.! N�/ r f. %r ? +rr/r 1/ / -->4 f% ! !/rr/'i/- r 4/1J}.'�•• .pr7�q fC� 1 •r`+ 5^`76iI47G •.+ >`"r/ rr t r r is r r �/. r ! �/ r rt � r /r F / Y+r�r!e/ir Prepared for: sr ; Portiand-Vancouver Metropolitan Area } Solar Access Project r Prepared by: Conservation Management Services a division of The. e • kendort Associates Corporation { 522 SW Fifth, Suite 1406 5•y (503) 227-0400 r . t . ... r , .5 i �'! `i,�. .:..._..• .{ w�:.•� .. �. .. pia ....ix ��,. ,.• ..•,•4•'•J. .F . i t , This set of serials Ms. been compiled to assist planners and the building community to Implement the v Solar Balance Point Ordinance. Many of the materials relate to exemptions or special cases which are addressed in the ordinances. The first sheet,'ailed"Instarctiori Sheer,will be all that is needed in the r 5r, large majority of cases to determine compliance with the standard. -YJ Page , 1. INSTRUCTION SHEET 1 • 2. SOLAR BALANCE POINT STANDARD CHECK SHEET 2 l •' 3. SAMPLE LOTS 3 is 4. SLOPING LOTS: MAXIMUM SHADE POINT HEIGHT 4 CALCULATIONS 4. a. MEASURING SHADE POINT HEIGHT ON A SLOPE 5 6. MEASURING AT BASE OF THE SOLAR FEATURE 6 7. ALTERNATIVE METHOD FOR COMPLYING WITH 7 MAXIMUM SHADE POINT HEIGHT STANDARD 6.- EXEMPTION FOR INSIGNIFICANT BENEFIT • 8 9. PERFORMANCE OPTION 9 10. SOLAR BALANCE POINT 10 11. EXAMPLES OF SE"i'SACK ADJUSTMENTS: EXAMPLE 1 11 . t r , 12. EXAMPLES OF SETBACK ADJUSTMENTS: EXAMPLE 2 12 s f 13. DESIGN TOOL ESTABLISHING A SOLAR PLANE FOR A LOT 13 14. MODELING OF SAMPLE BUILDING PLANS USING DRAFT SHADE STANDARD FOR HOUSES ON 7000 SQUARE FOOT LOTS ON NORTH-SOUTH STREETS: CASE STUDY#1 14 `y CASE STUDY 02 15 CASE STUDY#3 16 Ff alf/ f a 15. SOLAR BALANCE POINT TECHNICAL NOTES 17 This material wa prepared with the support of the B®nns-diil®Pevrsr Administration;und®rthe direction of the Oregon Department of Energy. However,any opinions,findings,conclusions,or recommonda- A tons expressed herein arethose of the authors and do not necessarily rellseittite vlowsof 5pAoroDoE. krti { 4 '4 .f - G x_ �j f h l • e':. Patand-Yaneeu+or.u.o 10 n Area Salt Aeeo2s Prurlett i3 u At r eny�he.H71nDl el len Shen-Paint n((Qua Shissitfe 63"Nossme eRo ON120.:fijn 969 OheOO R,t92711en emL.er,y+?3itutchuz SOLAR VALANCE POINT STANDARD t tNhete b m a.m h r a au 4414 Yethr .P�*<e:p l e. INSTRUCTION SHEET:FLAT LOT The-Shade Reeectbe Unfit a are deters passe a to tor31eth ml One -s 11 Is ski tidghsne vier EPST.WEST 2 Me ttdga66 eons EAST-WEST the kestsects the shad®p12At..maw @e!lusts 19dle5on Fan orb mesluro Re Al awl 91 single lamas tones.ond ea$1n993/antes structures 9n Oran tones. must Orel the pods Is leas Man 3 ys It tad the gild Is s In 12 et eloeper durance to a Naas 8a rorFeMh/el taro. Yhsa t•0911e0tee t0 the IPvbe 1/2144600 Taal hue eel ' C0111 y edit to Sets Nixes Papa steellad..A Iwo-step peters Ito u1utatin0 Cm solar 'anthem tot Una N Pe Coe below. balance rob;Is e e. 41i1 SHADEPO(T-EAE iii MICE POINT.RIDGE STEP 1: FIND'fHE 01A1X11.1UM$HADE POINT t1E.GHT FOR YOUEi STRUCTUFIE Ra b99,,spoRa 3'- Ira paposo Cl t e 411002 Shads 9049 NOVA 1110 0410 NC eau yew lease eo a era p0015A Une bore NoiOwn lG lie aoranet*to yea 06105000 nsighbo1.: _ 60' + 111 Iltsli I29he NOrh-S9teh M10ehs(mt tar leo LO( lneu,..`..' S In 12 toot Pan 9B ' 1_itttd Mau Fkratsral.x..t4 ,. 6 M A2 Red Pith a aroaper. - The nacthaea tot Eno is the Fm with in sers4s9 snots horn a 609 sore PORK. SHARE POOR. N damn eas4-eresl end kaeneang the eolteinsn0st T el Om 671.. EAYE ROGE t 0Ttn0Seer se endeastepoble roea such es a stress.easy se tighlelm,re Is 40 the tetra el the b4 tea,,eo 0m 471 One Is the nattiest edge e1 the -I' w+davobpatl9 aka.The pats pardon el a 6tg IN Is 6'x#4212 0000 the SOUYN B� t:a1CUlI000. ti t e tidpesne nm1 HORTH.SOUTH SHADE BOX C. DISTANCE TO THE SHADE AEDUCTIQH LINE rnaesws hose the northernmost: POINT 1111 tact yr� point G the.Wye.but metres tla 1 ��-• . height rnaeswemem aT 40000 A) beL • o.,. 0L"cons-333 tae lobar Otto..by'> •9 me tae Doh Mind die Cl latest matches)the AMne e b yam • lot Leff. N ramnoTI NORTH. -an anuolae'e shads teduct60 ewe(Oct CI.alas the ec oer%(Op el 11014)ess7chst9 Tear tire nm01- s - 1071061 Coates detention(Due A). The eonneming point eV Oka the 10641000 Owed ha111 el Las Lhtde B WOn,,b mn.+amn Sy. .70154 et Fut 11nt00.1..WOOg the madman efome0 ehadlt poke height In Bps0 Dab...The samosa .,. - „„ b for•6lfaxe a1 SS f0 the Shed*ltdutaoe 614 and s RoraFlo-tdc hot r31nt�ltnrt 1770,alien.. :.. tesuh•es•maranwn shade peel lie as 13130 Jul.a the teener in Doe 0 b equal b es preeaet - !tresses b',stage"pads 84 Mo Irraq lot hero.. Man Ms thado pole Im104 el pees tenches(yea el).yam louse oomp0os wit no earihenet shade point height Monied. -_ •laara es Rl.0.'wdi.129i D6mOtti+!t! f"t CL........ • • ►,11117QY1`.YYL7illS�I"1f:119lYffFtlkli3Xhl; '1144;4!Fr r. Drew a Fen peryw dMille to the'6oetem 1G one startrd horn Me mW 4991:6 Datimce so Na it.s¢ma W dimension(w 41x13 s''”. 04 We VtdlMerrt too Erro mid pray 69 a lest say*mica u 4F h banes the-,9 Shade IWe 93 9e 1S 10 73 1N• 63 60 SS SD 43 40 popeny. The 811.010 el this ens Is to IeMSeth Bn6Csbn e9.Me b0.. W0due0001301 Witte the-46191-so•.ah 6enaM@n Ii Tow tot ht Me WI botow. hoe metl2m -VW"(e0eITIS IT 63 S4 7s) 31 39 43 49 43 43 60 36 36...39 37 31 39 43 41 42 SS 11- 34. 34 33 36 37 31. 39 40 41 ,...1.e: 30 32 32 32 33 34 31 36 37 31 79 40 41 42 N 43 90 31 30 31 32 33 34 if 34.` 3/ 19 31 40 eruct tot OM 40 22 22 21 29 36. 31 2 97 "74 3S 36 31 31 • .. . In 71 37 77 14 IS u IrONTIL�4RH Osa8 4: S 31. 24 2 `31 71 2i 37 3 26. 77. 2L i; 32 0 21 33 Wr1e 1144IeOhi 01 tae 50369 pool her yew ehireann hi tits ho bebw• 20 20 20 70 21 22 39 74 23 26 27. 21 79 30 IS Is) II II 19 70 41 22 73 24 33 22 21 29 It DOE D.SHADE POINT HEIGHT FOA YOUR STRUCTURE i3 16. 16 is is 11- 19 20' le 21 32 27 24 93 pi 3 14 14 1a 13 aS 11 M1 29 30 17 22 20 7t • 00X'A.NORTH. OUTN 5116101,1(44 FOR 90011 1.01 Foal r.B M OX 0: MAXIMUM ALLOWED SHADE-POWl HEIGHT I _ .r I sash t3--. y -` by Conservation Management r a dMsIO77 of The Benker's�rf Associates ra on (109)227-0400 r -' "r- . LEGIBILITY STRIP 1A '. , ' , r, k • 4 Y J •1: - •'i ti:f "` EMU:2: FIND THE ALLOWED SHADE ON YOUR SOLAR FEATURE R F— 105-+5.9 �'atn tlrte an rner a no ': TM FWPOSO 01 his oskteeaon tf 10000 Toy Oa Iele00a0511 put wd 5000 8°tea sei n house sa Tr,a'SWar Gain Gino'b aline paeaasl b the northern property tiheSs)et tho'en9JaGShl ¢ .. '. Mils)b atq loom o0 rout tat end ttuerteetvp your solar lusts. Draw the solar path � < `,_ BS aalar laeerre(e.g.south unnamed)val tni be Shaded by devebpmere a the south o!.pour and measwe.the&starch ham N.b the MINIM hanl property 6ns(st of the adptera �:. r. bags. 01(11 to your south. Wrea WI distance es Ems H below. r2 >, r"" B„(l1peeiir IliR Mr qgg to 1,99 Bane el vast Solar Fratatg Haight iluuld bo rceaswed hone the average grede el the 6ohl lol hire t ------- i 0 ,sat Me Iat MOM anent al yew lot Wdie the hash!al Ere base of your Solar GaY.tlnm , sew Malmo(e.g.6 meadow)Ii Dos E below.. Z •III N 4 North Loh lino of an ggg i t 4,.. :,a.—pow South Naigbbor e t"-- tuu aro BOX H: DISTANCE 70 5011th OA1H L1KE FROM SOUTH NEIGHBOR'S m Q,aam I • : T s7 - solar Hatwo. Feel - I..1 ‘t 1i 8 • • 1Haews FRO'.."--2.1 average grade et kohl tot hrw E- Calculate the He1oh1 WI 1pe AEoweA Shade on_YOU! nrntas Faahotg. Q S� of sauesese asighbos PrRpeny t.MO Read Om tads below by oomacang the rev+Bell-hand aids of table)mottling Me distance TY m` Iitl 10 low toter pain ens(@aa so.,at NI cases(lop d table)matching ties:miemwn shale g s9 ® A .71° �v-� RI UD Ili SOX E.HEIGHT AT BASE OF YOUR SOLAR FEATURE bogH at parr souib osgtdlofa""she em bl n (Boa G). TRS rw�er waero in token// Z S g �. e+ >n W @ ' :. soot tow In[artegK Bra herd d rlOada rrlmGr ari!60 eae.ad oa pWl aolmr lfatute. WnYa + ._ ,Q Ft (Eras ws(Bps El datermirs Soto tonmuse is*al bit'011 burg sbadcd by tow a U) o:2 a ® a s , developmeed m you+south. . o' + u - <, °• .. ,. (�, .•aP , Lel;�tmsnafon Z av P2 m i I 1 usN i. Sao Step 1 A of{P:h tnathradtbn Beast and mtaswe firs none toutl7 Onmensbrh Cl Est II your soar/salute may be uTaead carsWet moving pour Musa t0 the riWlh or changer a au °^a•� , ■ 1 n ',, Ore bd01»al pan solar INtwe. x.-Cu s 1 I ';. r, a teal Id(f)to low south. Wise OM befiQi•SOYq duracmiloh.of Om bits)In Boa F IJ. SO 4 1 J bait*. 111 a 'I t I = LIrDeal smIa IM3tii3nii t7siltti irrit Tel tl1a=allYllCia7 III3 U g c y w + p p. Box F.NORTH•SOUSH DIMENSION FOR SOUTHERN Q H j UI 3 HElGH00A'S eel -+- 'e feet. dAdlrclh)ahtlesSos4r(lekeh) "l - ..ice �� �'� -' Diumsetroat ..s..J 191.91 9 Ihn N4)nhl Of SBSds WAiC I vrOlg�pnw ed ai vbmr Linerobh i 1' r', EC jaunt NaIOhhor's tlart1ern Lot fins to�(u Fm) .r e f I id • ' Use me l nle bebn to detem3ne the M mm a 110210111 00 shid6 floss emtua ietxmree $0 2 : 1 B e :._ r - 'era yete sauna aaghbots id fait be obwrw1 to cast II thee manhem lot pre.Write 41 4 I I 1 - 117 .. ere sa8i�um shades Aeapiq W:&as G pebp j j. 8. 9 6 S !' 9 2 1 - -. r. '1,2,. i 70 l0 9 I 2 6 S 4 3 2 1 - - )oe&OTO*ID1S OFADJA• IS 17 II 10 -9 a _7 6 9 4 I 2 -' Cde1TLOT(S)TOSOUTIt 100 ES 90 65 60 75 70 65 60 55 60 70 14 17 19 11 10 9 I a 6 9 4 Z i ALLMVEDSVADEHEIGH1AT IS "is 13 Ii it 11 It 10 9 0 7 6 i YORIHNO1ITHPf (YtlIF 97 11 12. 19 14 IS 16 17 18 19 20 IO l0 "11 Ii 17 14 17 II 11 10 0 9 + • f O'i ACUACEHTIOT(SITOSCHTH S 20 19 10 !7 I6 i3 II 19 17. 11 10 - 1 `: •,- BOA Q MA1[N4U77 SHADE HEIGHT AT YOUR SOUTH 001 1: ALLOWED SHADE HEIGHT ON SOLAR FEATURE NEIGHBOR'S NORTHERN LOT i1HE Fed .; ••• Fes, r r 1yt Proparod by Conservation Management Services,a chvisian at Ti BenkenobriAssociates Co:psaaa ) (503)227-0400 . �, • Y Y ; PORTLAND-VANCOUVER Mi OPO'LITAN AREA SOAR ACCT PROJECT � f ' n f.. SOLAR BALANCE POINT STANDARD CHECK SHEET y, a ` Date; Building Permit#: Plan Checker initials: Type of Use MAX tl ItA®iM ffl n i Ht;i GAL,DlS AM2H (feet) North South lot dimension • °e : (feet) Height of shade point as proposed ,� i (feet) Distance from northern lot line to shade reduction Line (feet) Maximum height of shade point as allowed by maximum shade point r i. height . • (feat) Height at base of solar feature 3 (feet) Southern neighbor's North-South lot etatension (feet) Maximum shade allowed at southern neighbor's northern lot line aA (feet) Distance to solar gain line from southern neighbor's northern lot line (feet) Height of shade allowed to be cast on solar feature `• EXI teTiDh9S AW® )IOISIPIt±A't1OtVR 3 If house does not meet maximum shade point height do any of the following exemptions apply? • • 1. Pre-existing shade From structure From topographic feature �.__ Prom vegetation 2. East, West or North facing slopes steeper than 20Ql® 0. ag 3. Insignificant benefit i 4 z _,__ Undevelopable area 1.4 Unheated space South wall with less than 20 square feet of glass oa Fl= � Do either of the following provisions for modifications to the standard apply? 1. Physical conditions (e.g. less than 3000 square foot lot size, unstable soils) 2. Solar balance point neighbor waiver e byGan Y s, dbi64 {/6 7770 2 s .. (50.9)227-0400 r it 3 ♦r .x.',� :. 1 t ti fl SAMPLE LOTS: r Northern Last Line . am• 4—North-South Lot Dimension .: I a <- Right of Way -> .4 } I = r i; 10 Foot Line � . ., y' H . +forth . P by arse 4 m ,,3 (9)3):-€1.1e..-in, SOLAR BALANCE POINT STANDARD r` SLOPING LOTS: MAXIMUM SHADE POINT HEIGHT CALCULATIONS MLA: E IZ1I14ZIQN CHANGE AT FFtQr�'T l OT LIME Elev: 0' Elev. 5' N Front Lot Line • Shade Point Height in a 25' - 0° �, 25' 2.5' • 22.5' Elev: 0' Elev. 5' GAEE R: GRADE AT REAR PROPERTY LINE NIGHER THAN AT FRONT PROPERTY LINE Elev: 0' Elev. 0' N • Shade Point Height d Front Lot Line 22'. However, the ALLOWED c • MAXIMUM shade point " height should be increased 1' for every w 1' the average rear lot line grade exceeds the average front lot line grade. In this example, k add 10' to the allowed• maximum shade point height. Elev. 10' Elev. 10' c.: Prapsed by C Consannation Planagament Services,@ division of The Salloondoof Associates CoToretion 4 (M3)227 • kP YY I ..-.i .r -.. . ♦ t-'- al. i P 4 } R P1 , } R va :' LEGIBILITY STRIP x i v :'".7-:.- . , , . _ ,,..i. ':::''''' SOLAR BALANCE POINT STANDARD, - _ , . . _ : ,. _,,;.. ::.:.:i!'-':., MEASURING SHADE POINT HEIGHT ON A SLOPE - CASE 1 CASE 2 i 40' 50' i 1 e 3®° `40' ELEV. -a+20' R. .V ' `' ELEV:0°-° ' . . '''''' it 30° Height guarantee ,-'w +20° .Slope adjustment ' ELEV': -20' 1 �� 50' Shade:- point height allowed as measured from the front lot line 3 NOTE: Although the Solar Balance Point Standard guarantees a 30' high shade Point at the lot's midpoint, the slope adjustment allows a house with:a height l''''''''''''''.':':1::: :--' '''-'.' . -.:'' '' ' '' -- '' `'' of 40'..from the shade point to grade to` be located in the center.of the lot. CASE 1: 20° of maximum shade point height is added to the allowable height to account for the .20' grade change h,etween the front and rear property lines. '3''''''F'-::-:-;;.'...'ill--:::-'---'''''','..::--1'-,_.;,._ ',-:''''' .* -': ,'„,'-, CASE M2 By using the front lot line as the elevation reference, the allowed °shade. point--,height is. adjusted automatically, to account for the 20' change in- - grade between the front and rear lot lines. L 'te n. -=---,!.--,.,:::-...;,::f ✓ :,,,,,"....,--.7-,,,,..,-.,,,,,,.., j. SOLAR BALANCE POINT STANDARD..0 • �,, G `t t+ '• MEASURING AT BASE OF THE SOLAR FEATURE c ' N--► Measure TO , ,,. ti B'se of solar f ,4 feature t 12' t' { .' f . Measure FROM average grade at front .6, lot line of southern neighbor Property Lane „ 5 Neighboring Property Y�*-fy to the South w ;, f ey , :: h A.'... <-Solar y --� Feature ;a ''sS iii tx � ®m a�,Q. {f A 4 . till EI V 0' Biev. 4' N Average Elevation at Front Lot Line = E4 2'' °. Elevation at Base of Solar Feature = 14' ., 4 ; Height at Base of Solar Feature = 14' - 2' wit 12' a by ira�s P is&W�or►of 98e� A1s, fir► _ r (5019)227 , wM '.. , 4 y a , i fix eta 4,:1 `: t 1 i n(• �x t ,:-44:',.:"..• '.•,:',j;: '-',,,,........._! y x -ya ', !1 4 ;.:':':''-4''''' • ALTERNATIVE tiIISTIIOD FOR COMPLYING • MAXIMUM SHADE POINT HEIGHT STANDARD ''';::"..1.:':1"....,:' The table below checks for compliance with the standard by determining a minimum distance to the shade mductlon line (I.a. a setback measurement) z from the northern lot line) rather than a maximum shade point height. Roth methods yield identical.levels of s®Iar access protection. People should ust the ''......-:.:::=.::.'''''''''':- method which they find the easiest to work with. MINIMUM REQUIRED DISTANCE TO SHADE iREDUDTION LINE •' SHADE POINT HEIGHT j: RUS` LOT DIM 40 35 30 26 20 15 t 100 or more 70 58 45 33 20 8 95 70 58 4 45 33 20 8 90 70 58; 45 33 20 8 ,,-,11:.� 85 6a 55 4. 43 30 18 5 = --� 50 65 53 40 28 15 3 75 63 50 38 25 13 6 , 10 60 48, 35 23 ,, 10 0 ■ 6S 58 45 33 20 8 0 ; 60 55 43 30 18 5 0 65 53 40 28 15; 3 0 Y` 50 50 38 25 13 0 1 f, : gib: t ;x :, MiNiMUM DISTANCE TO SHADE rREDUCTION LINE'112.8 x H) -75+ (J/2) ti WHERE:H HEIGHT OF THE SHADE POINT N=THE N®RTihf-SOUTH LOT DIMENSION f I { , f Lr. �' by n ins,a i v 01TIae 8 4" 7 (500)227-04110 SOLAR BALANCE POINT STANDARD '. EXEMPTION FOR PROTECTING AN INSIGNIFICANT BENEFIT OF LESS THAN 20 SQUARE FEET OF GLASS • Proposed Structure rl • x':10' a '{� °° '°Shade Allowed Under Basic Provisions of Scale: 1' in 30' o Solar Balance Point Ordinance Actual Shade to be Cast r ry by Proposed Structure 1011111 11011.11111 111111 .11111.1111 • � r3 •ActualSh a de on South Wail of Northern Neighbor to be Cast by Proposed osed Structure Proposed structure meets exemption requirements because it shades only 9 square feet of glazing. Structure is allowed to shade up to 19 square feet of glazing. Scale. 1" 1O' ,', y(, SHADE FORMULA' Every 1 foot height creates a 2,5 foot shadow. ,- / oC,a dVidafl ) of 71.m+Bsolondorf Aittociariaa CofOsiotion r. SOLAR BALANCE POINT STANDARD PERFORRIIANCE OPTION FOR SHADING LESS THAN 207 OF SOUTH GLASS AREA •, .... ,. • Ill 1. '. Proposed Structure / °Shade Allowed Under Basic Provisions of _' Sca'e 1' ' 30' ♦ Solar Balance Point Ordinanc® Actual Shade to be Cast by Proposed Structure F i=, i z • 14, • • i e . "{ 6' �.11111111i ' ®• 13" � .o y Actual Shade on South Wall of Northern Neighbor `„ o to be Cast by Proposed Structure' k' Total south glass area is 81 square feet (the three windows are ' 9, 36 and 36 square feet). Total shaded south glass area is 9 square feet, or 11 percent of the south glass area Applicant is allowed to 1 shade no more than 20 percent of the south glass area. 1+ ; SHADE FORMULA: Every 1 foot tree=,'grit creates a 2.5 foot shad .' •., by Carr nt Sr a o1 Tho B AoaCe . m: i t � n 4 { ; AC AB EL Puna° rP CASE A: CO:JIPLUES WITH MAXIMUM HEIGHT STANDARD ALLOWED SHADE ON MAXIMUM SHADE POINT HEIGHT SOLAR FEA'RIRE Protecting the northern Locating the house neighbors sun to reive sun.On �-°-- N Mowed shade en o south Ytindovre northern lot line % ,' yt; • 1a'e % ° Solar ' Feature->t, Solar Features '70' 70 —35•—.n. Shade Reduction Line Solar Gain Line Maximum Shade Point Height Standard: Allowed Shade on Solar Feature Standard: Shade Point Height.30' Solar Gain.Line. 10`. Shade Reduction Line.35' Shade Height on Applicant's South Wall.12' Maximum Shade Point Height.30' Shade Height an Solar Feature a 2' Shade Height on Neighbor's Solar Feature.0' Change Required in Solar Gain Line.S° CASE B. COMPLIES WITH ALLOWED SHADE ON SOLAR FEATURE STANDARD ALLOWED SHADE ON Mowed sha49 on MAXIMUM SHADE SOLAR FEAIiRE northern lot line POINT HEIGHT exceeded by 2' 9. e Solar Feature-aE Solar Feature-> -g ' -15'— Shade Reduction Line Solar Gain'Line Maximum Shade Point Height Standard: Allowed Shads on Solar Feature Standard: c'> Shade Point Height.30' Solar Gain Line.15' ° Shade Reduction Lines 30' Shade Height on Applicant's South Wall.90' ry Maximum Shade Point Height.28' Shade Height on Solar Featute al 0' Y' Shade Height on Neighbor's Solar Feature.2° Change Requited in Solar Gain Line.0 Change Required in Shade Reduction Line•5' • CASE C: SOLAR BALANCE POINT g • ALLOWED SHADE ON Allowed shade on MAXIMUM SHADE SOLAR FEATURE z5 northern lot line POINT HEIGHT Ampik exceeded by 1' 0' ler Ii<J a � }.d • Solar Solar ' Feature- I �; kxs Feature-a :>� > • $� �r; y t } '70'. ®as70'- .... �.: +• 32.5'' -12.5' ` ? Solar Balance Paint: Shade Reduction Line Solar Gash Line Shade Reduction Line(Case A).35' Shade Height on AFpilcant'a Solar Feature.1' Shade Reduction Line(Case S).30' Shade Height on Neighbors Solar Festuro.1• ' Solar Balance Point . (30' 35)12 as 32.5 90 { �? by COJIMIVI611011 Management Services,a tivtaion of The Cc, 'rifisn • (5'03)227.04010 ,. _: .i :•. SOLAR BALANCE POINT STANDARD PLES. •F SETSAC.;. ADJ M. `),.. 1. , EXAMPLE 1 : ADJUSTMENT TO COMPLY WITFI THE MAXIMUM HEIGHT STANDARD case A: Prior to �ideg r Ad atryL L 32' Shade Point Existing House Proposed House I % Maximum Shade � =, r---1.---: ROW ,..9-, \\ Point Height lr N. ® ! 0 26' Existing i Proposed I .: i-iouse ! House 1 ".^ I ewe-1w-ii ' a Shade Reduction 10' 10'1 I R.C.W. , • ' Line s 35' .4 N .. .. . iv., 35' 20' Shade Reduction Sideyard his ,r Case Line setback Maximum Shade Point ffi 30' Actual Shade Point m 32' ' Shade Reduction Line 35' Change in Shade Reduction Line t 4 Required to Meet Standard .5' 4 < Case B: After Sidivard Ad ,anent v `3's_ z 5' Sideyard 32' Shade Point .: ; Adjustment for o ' Maximum Shade o_ { Solar Access a s Point Fright ® o w w i • k.o.w `° = a 4,:1 Existing Proposed i; ,1'....1 � °° • a 015' House em House • «n----_i 10' 15' o 1• R.®.1M. ,"'4 .a Shade Reduction .__ �' Line 40' Case El: Shade Reduction Sideyard ", Maximum Shade Point .i 32' Line Setback • -:4 Actual Shade Point . 32' s Y Shade Reduction Line =40° by Cars wsrarett a aledsrsn d The r M 11 a{. }� ( )227 . • . 5 l:s T l. 'Y. , i . : . • t .. : r 4 .. $ .�'>, c �' iu r .. .. s'..J 'l . P .i.`S.r `t J v , SOLAR BALANCE POINT STANDARD 1 EXAMPLES OF SETBACK ADJUSTMENTS 1' r p• ' R; EXAMPLE 2: ADJUSTMENT TO COMPLY WITH THE ALLOWED ,. SHADE ON SOLAR FEATURE STANDARD . ` ` . '~ case A: Pridr t® aide and !4 tm��# .. Maximum Shade �, f :, Proposed House Point Height Proposed C - o i ' House o % '% 1::• :-:''";,-.: PARK 'Solar i g e° > % ® o i,'. 0°s Feature- le a Si rt e®maximum 6 , s 1 0 ' !e 1 oar o ' Height of i rt be w____e® o ' Feature->' i , PARK j Solar Gain Line 10' L a Future i i . t .4®70' 10 10' 70' m Case A: ' North-South - Height at Base of Solar Feature . 10' Sideyard Solar Gain Line Lot Dimension 4` Shade Height on South Wall = 12 Setback ': r Shade Height on Solar Feature = 2' t 1a% Solar Gain. Line 10' ;,..'1.7',--:!-;;.. Change in Solar Gain Lino { Required to Meet Standard= 5' { Case B: After Sid card A►d u f • ::. Maximum Shade '. '.'" Proposed House Point Height < .r t Proposed ®4 r 6 d 1 Flow s ® r;.. %. % n. a t �'' ®� . 'e Fi ' 'Solar 1 ; 6 i ,,/ PARK °�Feature->' i i Solar r o tl Maximum s I Height ht of e I —1 ' ' Feature-a, i � o g i ... •- -_- o o L . i Future i PARK a CI Solar Gain Line . 15' i 1 15' 10°, House o }. I �`-, ' Case B: ec- 5' 15' North-South Height at Base of Solar Feature = 10' Sideyard Solar Gain Line Lot Dimension • -, Shade Height on South Wall= 10' Setba0k a; Shade Height on Solar Feature= 0' i/ • - '` Solar Gain Line = 15' .r , :„...;'',.'.s,',-. by Con �t s,a division of The Associates oli' 12 ,. (tom)22 4400 SOLAR BALANCE POINT STANDARD DESIGN TOOL: ESTASLISI-9ING A SOLAR PLANE FOR A LOT • This instruction sheet has been pled to help designers, architects and home builders determine the effects of the Solar Balance Point Ordinance on a lot. This sheet will enable someone to establish the solar plane over a lot and design a home, or select a plan, which will fit within that plane.. This sheet assumes the user is familiar with the fundamentals of the Solar Balance Point Ordinance, including determining northern lot line, and measuring north-south lot dimension and shade point height. t Rt ��s Meaaa�r� our Nor4h-S ulh Lit I�ir enaI�ee t � .r M Find the northern lot line, measure the north-south lot dimension, and write it in Box A below. BOX A NORTH-SOUTH DIMENSION FOR YOUR LOT '' Feet J by qt. Using the north-south dimension for your lot, read the table below and write i the maximum shade height at the northern lot line allowed to be cast by structures on your lot in Box B bulow. re NORT14°aOU H LOT DISSENSION 90+ 85 30 75 70 85 60 55 50 r 5 MAXIMUM SHADE . ;; AT f f1HE3�l gm • LOT LINE 12 13 14 15 16 17 18 19 20 gag • BOX B. MAXIMUM SI4ADE HEIGHT AT NORTHERN LOT UNE Feet } {F of TTom�,,,, n�t,,y� Roosted by C a�... o0 o von ( )�. 13. .. n .. '.' ♦ 'rte Ct '. rr 't a.. r .0 I.-I'.: i = -.: ,.n 41 • t ,,a;r L taro wltlit eta° fiittfJ PQ1rit la illri® The Ordinance refers to this as the distance to the shade reduction line"for a .' structure of a given height. Use the formula below to determine the distance to the shade reduction line for a 30' shade point. This will be approximately in the middle of the north-south dimension of the lot.This is because the Solar Balance Point Ordinance protects the ability to construct a 30' shade point in the middle of every lot. Write the distance In Box C b®lovv. Sill (30 BOX B) x 2.5 Where.SRL B distance to shade reduction line `'' Box B allowed height at northern got line BOX C. DISTANCE TO SHADE FIEDUC11ON LINE Feet Use the information in Boxes A, B and C to prepare a cross-section illustrating the solar plane. The example below has the following characteristics: North-South Lot Dimension: 70' Maximum Allowed Shade Height at Northern Lot dine; 16' , Distance to Shade Aedpction Line for Structure with 30' Shade Point: 35' ' r Note that the solar plane rises from the northern lot line at a 2.5 to 1 ratio (i.e. 2.5' feet of horizontal distance from the northern lot line for every 1° of vertical height increase). It is simple to calculate the allowed shade point height at any X • location on the lot. For example, if the shade reduction line was 25' from the northern lot line, the solar plane will rise 10' from whatever height it eras { at the northern lot line. For the example below the solar v;arse would rise to 26°, or (16' + 100). a I ..i 30' trJ Point } ` 16'Shade x. Allowed •F at Northern . Lot Line `t: i �, �•. 3S'to Shade Reduction Line North-South Lot Dimension— Note: A 3' allowance in shade point height is provided for north-south oriented ridgelines fog a 25'shade point wouid be treated as a 22'shade point.) 93a by Consamiloto lifcriasomoot Sofvfoos,a dmision of The flonfc 'eaditrif Atioatatio n (503)227-0400 ' , ;x. x,+,} ;'4 •,'rA F ..a{ y.'Lp ,k�, i, s '•� y y i `' .y gIABEMIEILitL.A • MODELING OF SAMPLE BUILDING PLANS { USING DRAFT SHADE STANDARD FOR HOUSES ON 7000 SQUARE FOOT LOTS ON NORTH-SOUTH STREETS Plan 2052 Builder/Designer: Barclay & Associates/Rapp Homes House Size: 2052 sq. ft. ' Stories: North-South Building Width: 38' r y North-South Dimension: 70' PpiSsn A: Cara, cn Nort Yy Shade Point Height: 27' - 3' 24' Shade Reduction Line: 29' (assumes 16' side setback) Maximum Shade Point Height: 27.6` Change in Shade Point Height Required to Meet Standard: none OR Change in Shade Reduction Line Required to Meet Standard: none 1 =. ®®lion F : Garage n South j lar edl D. Shade Point Height: 27' - 3' 24' Shade Reduction Line: 41' (assumes 16' side setback) fa Maximum Shade Point Hight: 32.4' w Change in Shade Point Height Required to Meet Standard: none -J OR -- ; ' Change in Shade Reduction Line Required to Meet Standard: none Pap by t Services.a d ision of The Bankeraterf Assedatess Cooperation 14 (503)2274400 ,q t.. i + i `\ a to r a , r • M. Dips S,,// 4•" .. ,�.-� iii°■ tn�ut� ' r u+A4is►��, ,1. ,tom _ i .' {. ,. .., ,''"... ' A ) '''..." M.ry6ii ,itt: r..........2 . . .... , J.,t M p rj `{ Y 4'F i..rK'7G y S 'F-11., . 1 G'S�=+y j r•, +6`qiY^ Ir .'3 "'+i'' r'qr--r+wit„y).t'}y 'i t�,�:.� t `.. • 4 Pli^5 t:t.'�s5 in,i ��'a.1 ter ms 1 f° ?tt: ftr,i, f l r,,, %1 S v r, p�.,�, 1st ■■ni 7■■�■■r. �_ I iii 1111 1 � ! Pd ��' „`� '', R., r- yy J FRO1JT ELEVATIO6,1 J J• °- 16' Side etbacic -{ OPTION A: Garage on the North z ' 4 Y a ,. , Shade Reduction Line-> r -Garage ° < Shade Reduction Line . 29 ° Shade Point -> t,. o' Maximum Shade Point Height 27,6' �.. 1 l Actual Shade Point = 24' N e No Change Required t', ,, Y, ids- •i 00'• 16' Side Setback -{ OPTION B: Garage on the South 5 Shade Reduction dine-> i Shade Reduction Line 41' t:; Maximum Shade Point Height ffi 32.4 70' Shade Point-> . ° Garage Actual Shade Point = 24° . ( 6 ' ,:' ° No Change Required ''is L 6.a fl at ws c p odi „R (53)22741400 . _ . . . . f J{ . + `A , A s � Ai , ', S 5 . i_".y ‘,=.---'-'-‘• 1 t. i1 +u ri. `" 4 +r J L. .z *1 . !.. .� ° s., iJ • { MODEUNG OF SAMPLE BUILDING PLANS USING DRAFT SHADE STANDARD FOR HOUSES ON 7000 SQUARE FOOT LOTS ON NORTH-SOUTH STREETS Plan #: Builder/Designer: Stanley Scrutton Designer/Shellburne } House Size: 2660 sq. ft. # Stones: 2 North-South Building Width: 56' North-South Dimension: 70' ; Qpfl 3 A: Garaga on No�tl9 ;. Shade Point Height: 27' - 3' = 24' -11. Shade Reduction Line: 27' (assumes 6° side setback) Maximum Shade Point Height: 27' a Change in Shade Point Height Required to Meet Standard: none OR Change in Shade Reduction Line Required to Meet Standard: none .i r F •.' fin` ?:. QatioD B:saraie cn Soyth (clan flies dl `t G. i Shade Point Height: 27' - 3' 24' Shade Reduction Line: 16' (assumes 6' side setback) r , r' Maximum Shade Point Height: 22.4' Change in Shade Point Height Required to Meet Standard: 1.6' OR - Change in Shade Reduction Line Required to Meet Standard: 4' • Proparod t ; by CanSaitisast,oI��/q�d)yy�����p of 15 y♦ t (^°C 2274(400 . S.• .' a? , •w .. ., ,... ,.i.. . ., . .. ` -. `s is '_ r_ .. •a <{:�.^�_ %�x .' . - .. ,y; O , t rale./ e.1 44342 J-'•!SS . •' a� t "40.441 t i 1 ,. ...........:17..,t7.. .-_.La.:1 =r{ n.1 s ,_r - •„tx%,:A.,. ' •.{nom.'` lttt' .; ,' •< t L -' i � , `• . ....T.:.!.."!:-....."1 ,--.••=:-.:.:. * Li Gt Y�t.3 ) IY yr t� r t.- * :JTT1 ` �'' k J� ! 1� - _ . 4 o4..g • vA t� *CL6 T : ' x 4. , I '(ACE . .� :' �. •i •,4 .s, . p..6i 1 N +• A. 6' Side Setback -{ ° imil OPTION A. Garage on the North 4° ° Shade Reduction Line-> 1 "c-Garage ,• '= ; 1 Shade Reduction Line . 27' { ��,, 1 Shade Point -> ; 7n' Maximum Shade Point Height 27' ° Actual Shade Point . 24' ®. .; No Change Required , at{ ` 6' Side Setback :- OPTION S: Garage on the South 1n 1 4-Shade Reduction Una : I • Shade Point->. Shade Reduction Line . 16' e. 70 Maximum Shade Point Height ffi 22, 1 B 1 y; ° Actual Shade Point ® 24' , ., 1 c-Garage ,: Change in Shade Reduction Line . 4' 1.,,-,.f..: bjf COONCOM14,11 Misagawnent p,N.6 dig Ilion of The Eterfterelotf Assockeisus Co st n Y .. i • • • `Y MODELING OF SAMPLE BUILDING PLANS • USING CRAFT SHADE STANDARD FOR HOUSES ON 7000 SQUARE FOOT LOTS ON NORTH-SOUTH STREETS Plan #: Builder/Designer: Argo Architects House Size. 2746 sq. #t. # Stories: 1 North-South Building Width: 61' North-South Lot Dimension: 70' Car go an Nalti • Shade Point Height: 16.5' Shade Reduction Line: 4.5' (assumes 4.5' side setback) Maximum Shade Point Height: 16 Change in Shade Point Height Required to Meet Standard: none Change in Shade Reduction Line Required to Meet Standard: none 1 • • ,tie; 11111 :" f • a i1 *uth a 7 • P r Lf ? Shade Point Height: 19 Shade Reduction Line: 9.5° (assumes 4.5' side setback) MI 4, Maximum Shade Point Height: 20 0 I. Change in Shade Point Height Required to Meet Standard: none -- OR -- Change in Shade Reduction Line Required to Meet Standard: none { I'wI6w.•�/)ydy���qq7�®�/�R�}/R/��I of/70V 61F3tlUICWII Corporation S 4 . (503)22 4400 5y 4r ' ,,. •=....i ?', G Y - i �+.1 e. �. ,z ^ I u '. i i # w.u'nw.e,vr i '-'- . 1: /7 - i-1;•., t+.e nti N — l .�' '�,5. II:.. 1 .;- i+i 1 ;I : L-'; ' I S�I��',LAM i ;niwi'! 23. / _ i ...� _ i, l . Itial ': 11 f ` i 1 1 r I I 1 1 f Ilt� lie 1�I�'I at I�.( I Isok. I 1 r i ?.1,i 111 AI ! f°11,11�11.1 1 t (� ( tic (>Ff f i �� ;it r�i I •a, ,..;' 1 I iii I, ,f t i •i` 1,;1 I .. � ° frZ-w ! I.R Leo' .t i `a IER' r Iii d ' 11111111 !'.1 i i . "t . • . I . u ®;Q.p vntiiiaii�.1st .w• �P•S 7M a It7'�w O�c mw.+e . ' '•\RA to&Ca'taxa e.4tmA/1PL zter.0. �. GN.7.9AU� /�I ry jy, Imp .. yet ,t; R .1 '1 r ; k ' •, 4 I4.5' Side Setback -{ <-Shade Reducttona Une OPTION A Garage on the North '_: a Shade Point-s+ J <' ' Shade Reduction Line . 4.5' i / -Garage WM . 7 o Maximum Shade Point Height . 18' +i ; .. Ail", ,,: ° Actual Shade Points 16.5° • t , J . N 1 No Change Required , ' 2 ®- -100' _--- - -- ix. f 4.5' Side Setback 4 <-Shade Reduction Lin• OPTION S: Garage on the South•r ma a Shis�ia Point -> 1 _ I Shade Reduction Line . 9.5° r 70' Maximum Shade Point Height . 20°. E` -Garage ' 11111111 Actual Shade Point = 19° i A • r ! N . No Change Required prepsfigebjf ,a ciedsdosn of BDre Beniendor f Assaatises Calparaztion 16a ' • 4• } ,, 1-at ....1 ., {. ,--,..-i-..4. ~ ,i _tF.. 1' +k... ,� F . ,.j .I � . 1 - •i J. .t '4, F ..4 t 'Y �� 1 � A June 28, 1988 • { ent'd " F This document provides background information on technical details and policy intent of the ' Solar Balance Point Ordinance. It also contrasts the model Metro ordinance with other similar ordinances in place throughout the region. The document is intended to help local government • t n planners to understand and use the ordinance. 5.22 n9• Ptrri22 The Solar Balance Point Standard is designed to protect the energy savings benefits of solar access to any house with even a modest"solar feature". Any house with at least 20 square feet of tone south facing g"ass falls into this category, emphasizing the intent of the ordinance to benefit • t conventional housing and not just houses with elaborate, or expensive, installed solar energy systems. The standard also is designed to create future benefits by protecting people's option to use solar technologies such as sunrooans and other passive designs, solar hot water systems, and photovoltaic arrays. By conferring a new property right to sunlight the standard is expected to actually encourage people to take maximum advantage of the sunshine. Many passive solar yo home designs are cost-effective in this climate zone today. Solar hot water systems and photovoltaic arrays which generate electricity are expected to be cost-effective for widespread eel } residential use well within the life span of a house. eo3ian 2: Aesolicabtl • y., The primary impact of the standard is on structures, which moist meet this zoning standard at the same time they comply with zoning setbacks and building height requirements. Unless specifically exempted, every structure requiring a building permit in single family zones must a ` tt meet the solar standard. All single family structures in other zones must also meet the standard. There are two primary components to the standard: the first protects the northern +r neighbors' solar access through a mandatory solar building height requirement (i.e, the • 1 building permit may not be issued unless the standard is met); the second encourages the eSste building permit applicant to site their own south windows or solar collector in the sun through 1 '. .:,a`' providing information and education (i.e. compliance with the standard is encouraged but not required). The portion of the standard designed to protect northern neighbors' sunlight also applies to ' future trees on lots in new subdivisions and planned unit developments. Non-solar friendly s .; trees planted after the lot is created, or which are not specifically exempted at the developers choice during the platting process, must be maintained to meet the shade standard. 311° ®ulldine rau° The mandatory portion of the standard requires a structure to cast no more shade than would a 30' wall built running east to west down the middle of the north- south dimension of the lot. In other words, every property owner is guaranteed the ability to construct at least a 30' tall structure in the middle of their lot. Structures must be shorter on tne .Y . s Iftdokon of Tho liontoriond Assonimos Commotion 17 ( )2274140 • e n. ...- r '�Y:� . } t..l _,.. ... ..w . 'dJ" ._ J PS $. �•i.. ... _ _ ._ 1 .. ". .:.',r. a '1:ICJ+,.. June 28, 1988 the northern half of the lot and may ba taller on the southern half of the lot. Research has shown • V that this standard will protect the ability to construct larger, multi-story structures on every lot. . ... , • l r,>, > To calculate the standard the na applicant must have three pieces of information that we typically already required to secure a e. building permit: 1) the north-south dimension of the sot; 2) building height (measured = specifically for solar purposes); and 3) the distance the portion of the structure casting the longest shadow is located from the northern lot line. Local government experience and field- •, tests have shown that with this information the calculation can be performed in the majority of -` cases in a few minutes. rj atahnia°al deatts4r�rta�nt� 4Jal f®r Sla ing Pra e: There are two important techniques for measuring building height (called "shade point height" in the ordinance) which • i 4 make it possible for the standard to work well on sloped properties. The first is that the shade e point height is measured to average grade at the front lot line. This reference point was chosen in part because elevation at the front lot line is the most reliable and easily obtainable site elevation information. Also, houses typically are designed in relation to front lot line elevation. ' t Using this reference point is particularly important for lots sloping down from the street. The second important shade point height measurement technique is for lots sloping upward from . �'' the •street. In these case the maximum allowed shade point height should be increased 1 foot for every foot the average rear lot line grade is higher than the average front lot line grade. This neee adjustment is essential to ensure the ability to construct multi-story housing on these lots. By + } using these two height measurement techniques on sloped lots it was possible to eliminate the , } need to calculate average ground slope for the lot. This is a common ingredient of other solar zoning standards in place throughout the region. In difficult cases the slope calculation can be both time consuming and unreliable. The elimination of the calculation is a major advancement in the Metro ordinance. :1 • •:r• - e I • ► The Metro ordinance protects a slightly different level of sunshine to every lot depending on its north-south lot depth. For {'. instance, lots with 90' or more of north-south lot dimension will be allowed to cast 12' of e ere, shade at the northern lot line. Lots with only 50' of north-south lot depth will be allowed to cast 20' of shade at the northern lot line. Every 5' reduction in north-south lot depth " increases the amount of shade allowed at the northern lot line by 1'. This sliding scale approach to shade protection makes the standard very sensitive to small changes in lot conditions and 4-, ; helps to ensure flexibility and equity. • a3, 1 •.._ , ^, . _ r tee. •• All of the shade calculations are based on the sun's angle at January 21 between the hours of 10:30 a.m. and 1:30 p.m. This technical standard was chosen because the Bonneville Power Administration and CO Northwest Power Planning Council require that passive solar houses built to regional energy code standards receive a minimum of 3 hours of legally protected solar access on January 21. This standard results in a solar ordinance designed around a 2.5' to 1' ratio:at this time and date a 1' object will cast a 2.5' shadow on fiat ground. • cee • Proctored ity Conoormagan Monagsmont&nylon,as.�I.)A 4017 of The n 18 (9)3)227 .. . 'k . '11+•: 1. i £ 1{ . J i } q• f _ • 4 � l -.. June 28, 1988 Dario®rtinane ®aignii ti Alley iUt : The basic approach to meeting the maximum shade point height standard is based on a maximum allowed height of shade, not a maximum allowed volucrip of shade. This shade height approach may be used regardless of ' a y whether the protected property to the north is developed or undeveloped, or where the actual house or south windows are located. It is important for the basic standard to function in this manner so that the applicant is not required to gather information about the neighbor's house in order to receive a building permit. eta The performance option allows the applicant to meet the intent of the standard by showing that the proposed structured will shade less than 20%of the south facing glazing of the house on the • northern lot. This obviously requires information about the neighbor's house; however, this option is only used at the applicant's choice. The performance option will be useful in at least a couple of circumstances. One is when the northerly neighbors house is located far away from the common property line. A second is when the proposed structure is designed such that its, high portions (i.e. the portions that would be in violation of the basic standard) do not cast shade Y where south windows are located: The Metro ordinance is designed to identify difficult case lots and exempt them from the system through clear and objective standards. Ail of the exemptions should be processed administratively, without need for public notice and hearings. Administrative processing is a fundamental component of this ordinance. Exemptions shall be granted when any one of a is number of certain conditions are present. i.its• fxerrrread Thsfaugh fdew naz lowarnaret Standard Any lot which was exempted for any reason from meeting the new development solar access lot orientation standard is exempt from the solar balance permit standard as well For instance, the new development standard st 3 :� allows the developer to exempt up to 20% of the lots from the solar standard at his or her ts option. Buildings sited on those lots do not need to meet the maximum shade point height St s, standard (note:the only exception is if the building would shade a lot to its north which was not exempt from the standard). Planners will need to consult the plat, or documents recorded with ,,e the plat, to determine whether the applicant's lot is exempt for this reason. tt e°: pre-axlat• The concept behind this exemption is that if the lot to the north is already shaded the applicant's structure should not be required to protect solar access. The first source of existing shade is a structure (either existing or appoved). This will be a frequently ea used exemption for remodeling projects. If the remodeling project is entirely within the shade ro of the original building - even if the remodeling project would exceed the allowed shade point. height by itself the project is exempt. Careful attention to this exemption will help to speed c ttt administration of the ordinance for remodeling projects. The second source of existing shade is a topographical feature such as a butte or hill to the south of the property. ;. A third source of existing shade is a non-exempt tree which will remain after development of the site. The ordinance sets forth specific standards for judging whether or not the tree will remain after development. The intent is to avoid the case in which the applicant seeks an exemption for a building because evergreen trees which will be removed to build the structure are already shading the lot to the north. It is important to note 'eat all three sources of pre- ` ; existing source only qualify as an exemption if the structure shades the same area already being Prepared by exaservation Attnageowne&Wass,a&O arm)Sankey:dad Associates_ stn 19 (503)2274400 t i t f .� r : 4 19 s,' • } ., June 28, 1988 • shaded. This is particularly critical for the tree shade exemption, because trees often do not ' - cast a solid shadow. The applicant must show that the proposed structure will not create any 44. more shade than currently exists. The best reliable documentation for the applicant to use is a • sunchart or sunchart photograph of the existing shade rather than a shadow pattern sketch. Slope;. Steep slopes (20 percent or greater) in any direction but south are exempt. The 20% 4. figure was chosen because many jurisdictions already restrict or condition development on 1=, slopes steeper than 20% and have slope inventories identifying these steeply sloped areas in the City. jnsignificant Benefit There are three site specific characteristics of the northern �- = neighbor's lot or house which would warrant an exemption. The first is if the shade would be ie falling only in an undevelopable area, which is defined quite specifically in the definitions section of the solar ordinances. The second is if an unheated space(e.g.garage,accessory structure) is being shaded. The last is if less than 20 square feet of glass (i.e. a bathroom sized r r;' window) is being shaded'. The ordinance does not specify that the glass must be to a heated space, but that is the ordinance's intent. The last case will have greatest applicability to lots on north- south streets, where the side wail faces south. Contemporary development practice Is to limit tei the amount of side wall glass. in some cases a house may be shading a windowless south wall. dtettieti Although there are some benefits to retaining sunlight even to insulated walls Metro ordinance requires an existing house to be making some substantial beneficial use of the sun before its sun • k rights are protected. i, �: J1.='I. is -t v. 1:1 II n .I i r.= 5 I' II .'" !'I`. ..,: Partial adjustments (as opposed to outright exemptions) are allowed in two circumstances. Phykcel gonafitlone: An adjustment is allowed to account for significant physical A f y F conditions that limit house placement. These include extremely small lot sizes (less than 3000 square feet), soil conditions, or legal constraints such as easements or rights of way. It is .y likely that these conditions would create a problem for solar access only if they requires placement of the house on the northern half of the property. The best decision rule for a ;tom 7. planner to use is this do any of these constraints make it impractical to piece a 30' tali house in tee the middle of the actual buildable area of the lot? If the answer is yes, then the application hi`i probably qualifies for this adjustment. The adjustment should only be given to the minimum E extent necessary to site the proposed structure. This provision is not intended to be an outright Y exemption. 173, Ap.plicant's Houses Later in the ordinance (Section 7) there is a provision which requires the applicant to calculate the ane.:unt of shade which will be allowed to strike their solar feature. 5 This adjustment provides for an adjustement in limited circumstances if there is a conflict e, between protecting the northern neighbor's sun and protecting the applicant's sun. J Theoretically, there is the chance that by moving a house to protect the northern neighbor's sun an applicant will slide their own south windows into the shade of development to their south. .` When this situation occurs, this adjustment is Intended to allow the applicant to split the difference between their northern neighbor's shade and their own shade. This is done by finding the "solar balance point" of the lot; thus the ordinance's name. However, the northerly neighbor ,+3 { i i Roomed by Consonvoion Alenegionont .n isoksion of The Bonitoodoff Associateo Ootpoostbn 20 .r .. (503)074400 . S r "� F , a ` i , June 28, 1988 must agree, with their signature on a recorded document, to sacrlfic some of their solar rights. This limitation is important because it is possible that the northerly neighbor specifically designed their south glazing not to be shaded by future development, and the applicant's x structure could eliminate some of that sun if located at the °`balance point" instead of complying with the "maximum shade point height standard". It is the intend of the ordinance that the ;l northerly neighbor not be required to sacrifice their sun rights against their will if the applicant has designed a house which cannot protect the northern neighbors full sun. • Y. Some have expressed concern that this provision is tantamount to zoning by neighbors instead of r f•# zoning by the local government. The specific provisions of this neighbor waiver do not justify ., this conclusion. First, the northerly neighbor can never impose a more strict standard on the applicant; their concurrence can only result in relaxing the standard. Second, the northerly neighbor's consent primarily only affects their property, through allowing greater shade. Third, the public's interest in energy savings is protected because the applicant must show that >. by siting the house on the balance point their own sunlight will be increased to the same extent t '4 the neighbors is decreased. Therefore, no net reduction in energy savings from solar access ` should result -a attt Although this provision is an important safety valve in the ordinance, it is not anticipated that it ,. be frequently used { S + r"'.:'. 1'J rya 1 ,t • ' .. •: ,1..'�_•. i. S . a• This section differs from any similar f _` ordinance being implemented throughout the region, or probably nation. This section requires that an applicant calculate the solar protection that will be provided to their house when development or re-development occurs on the lots) to their south. The calculation is done t through a measurement which will tell them how high the shadow will be allowed to be on their solar feature (i.e. south window). The ordinance requires that this calculation be done before T t :;�;: the zoning sign-off is approved. However, it is the applicant's choice what to do with this information, The intent of this section is to encourage applicant's to relocate either their south windows or t house if this calculation shows that their solar feature is likely to be shaded. Another advantage {1 .. of performing the calculation is that it will help the applicant to understand that this solar II i zoning standard confers rights as well as responsibilities to their property. ` D. Applicant ust Choose Shading Source: The applicant must make a choice whether to ';; model the shade which strikes, or will strike, their properly based on existing development or allowed development. Both from an administrative and a policy standpoint, it is better if the applicant chooses to model the shade from allowed development. Administratively it is easier ,,' =e because the applicant does not need to know the precise height of location of houses and trees " 3 which are not on their property. From a policy standpoint it is better if the applicant know the wfull extent of shade which will be legally allowed on their property, not just the shade currently >Y striking the property. For example, the applicant who sites their south glass out of the shade of an existing single story house could be surprised if the neighbor adds a second story addition to the house in the future, something the ordinance would almost certainly allow. `'�,.' ° utf tc� Get the Infer tyre td l�ev4or a the t t� � Similar information is f s , 'rti;' Prey by Coneettedon a&late of The Beinkoncleti s1 21 r i ,, (502) -8Q0 a : t . June 28, 1988 needed to execute this section of the ordinance as the maximum shade point height calculation. q { One important difference is that information about the southerly neighbors lot is required to -' .; perform the calculation. The information needed includes the following: 1) north-south lot w r ,, dimension of southerly neighbor's lot; 2) average elevation at grade of front lot line of southerly neighbor's lot; 3) height at base of applicant's solar feature; and 4) distance of applicant's solar feature from southerly neighbors northern lot line. In most cases it will be possible to perform these calculations with estimates of the neighbors • north-south lot dimension and average front lot line grade which are supplied by the applicant. ',: eta, itt, This level of accuracy is sufficient because it is only the applicant who will benefit or be s harmed by inaccurate information. if the calculation indicates that the location of the solar feature is such that it is very close to being shaded, and the applicant does not have a high degree of confidence in the information they have provided about the southerly lot, then the planner • should strongly recommend that the applicant secure more accurate information. However, processing the building permit application should not be delayed if the applicant chooses not to do this The purpose of this section of the ordinance is to provide education and encourage the { use of solar property rights - not to slow down the building permitting process. • A pre-test of the ordinance showed that it in most cases it possible to perform this calculation • in a few minutes using estimated information about the southern neighbor. This was true even though the pre-test did not provide the planners an opportunity to speak directly with the • applicant, which surely would have yielded more, and better, information about the southern lot. $lotion 9: 21 2alanoe 2 The solar balance point has been explained earlier. If the calculation under section 7 shows that ° x a 3}e the solar feature of the house will be shaded then the solar balance point must be calculated., '={ There will be cases in which It will possible to move the house north to the point where its south windows are in the sun without moving it so far north that it violates the maximum shade e point height standard. ion 9: Yard Setback eiteljaltantal tat. This is an important provision of the ordinance which will help to make the ordinance workable by avoiding lengthy, risky and expensive variance processes. Administrative adjustments (i.e. no notice or public hearings are required) of upt o 50% of the underlying setbacks (some jurisidctions have limited the front yard adjustment to 25%) shall be granted if necessary to ,i increase sun to either or both the northern neighbor or the applicant's house. ti "` E From a planning policy perpsective this adjustment makes sense. The solar zoning standard, in many respects, is simply a more sophisticated version of existing minimum setback and ea maximum height standards. One of the primary purposes of the existing setback standards is to e a provide light and air to properties and protect neighbors from the visual impacts of overly large structures on neighboring lots. If the solar standard is met, the neighbor will be protected from these other negative impacts, as well as having a new solar right provided to their property. There are five important limitations on the yard setback adjustments. First, the adjustment can r A 4 > .,?:M•.�,; (504 227 Y �. , ,la. id- =, m. .:"., • ., ` fit.. .., . .j. y . '� _ S: ,x ? ., f, i . ..�i June 28, 1888 only dam given it necess for solar purposes. Second the adjustment can only.be given up to the amount necessary`to meet the soar purpose (i.e. If only a 10% adjustment is noed�sd that is all y, that may be granted). MIrd, no more than the 50% adjustment may be granted. 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Plan - 'e'u 4.r. /,� Goa/ 0>S c JL.Z ) AL�c: NATI4a NW Power Planning Act - S state Energy Policy Periodic Review requirement Cost benefits/energy savings 2nd overhead Participating Gov't. ,fit E 3rd overhead Resign Princi ®g Similarity with other juristictions � QU��,A'f�(, C tea t) 4 /11 j►-�. { V 4th overhead Sun t:?. 3 main components Urban single family zones/single family uses in ethers (esp. multi-family) Proposed Ordinance Provisions trh 5th overhead New development standard u+ 6th overhead a Solar balance point /U S' . 7th overhead ? Solar access. permit SOLAR/k1 .. S. .• .. •.% ... , 1 � r .� ...' ) .. . 1. d.'3.t , ..I fit.': 1f.� ..-.4 ...