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Planning Commission Packet - 01/19/1988 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. TIGARD PLANNIHG COMMISSION TUESDAY, JANUARY 1 9r1988 - 7:30 PM TIGARD CIVIC CENTER - TOWN HALL 13125 SW Hall Blvd. Tigard, OR 97223 1. CALL TO ORDER 2. ROLL CALL 3. APPROVE MINUTES FROM PREVTOUS HEARING 4. PLANNIPTG COMMTSSION COMMUNIC.ATTOIJ o Seleet repxesentatiwe for �ransportation Committee 5. PUBLIC HEARINGS 5.1 ZONE CHAI�TGE ZC 87-23 PACIFTC REALTY ASSOCIATES NPO �� 5 Request for S ZOI1P. change from T-L (Light Industrial) to I--P (Industrial Park) for approximately 4.0 acres. LOCATTON: 15835 SW 72nd Ave. (WCTM 2S1 11DC lat 201, 500, and 6�00) . i i 5.2 ZONE ORDTNANCE AMENDMENT ZOA $7-07 CHAPTER 18.114 SIGNS Request by ttne City of Tigard to review proposed amendments to Section 18,i�.a (Signs) of the ConmiuYiity Dev�lapment Code. 6. OTHER BUSTNESS o Solar Access �! 7. ADJOURNHENT y dj/24b5D Y: jl c i''' �, ��� �,' � _ _,. _ , 4�.. ..:..- �i � :� � l+�:C,f�F2C� F>I..�1NN:�:IUG; CGMM�;S�;70111 IZi�(�UI.F�I'� Mi::l'::1�IIV(3 ...- :I�nudr°y 19, 19£�f3 �. . Prcasi.c��i�i1�, M�.ti�.�l�� cr�J.l.Eael i�:l•��:� mk��l:xric� i:ca ��r°c��.ar� �z�: /;3U �a,m. yC'Pi� ir���al:i,rx� w�y Nia�lcJ �t i�h�a 'T:i��ar•c� t�i.u�.c C�c�i��t�ar .._ "1"UWN I•1�1...1_ 12QOM •-- 13].25 :.,W M�11 F31v�„ i "C'i.Gy��r�c:l, Ur•�c,7c�ri, 'j 7.., f201..1... C;AL..I...: �I^2SC?I'11::: PN•E?59.C;lc�l•ii: Mc�ri�i; C;nrnm�.ssi.e,n��rs C�st:a.J.e�, B�ark>c�r�, I f"yr•e�, Owc�ris, anc9 F2oshanr•�ugh f�k�s�ni:; C;�.,mmxss�.c�i��ers L.Fav�?r��i�t, IU�wtc�n, ancl pEal��rson, 3 , AI�F�I�OVF�I_ (71= M:CNU'TC:3 C;c�mmissi��r�fa�• Ft��sk>c�r�a«eJhi nu�v�.?� rar�el C;omrnxa�i�.�ri�:�r• E3ar•h�Ear• ��c��ric��cl �:e� a�a�rovE� i:r�� minul�Eas �s s�.iN�mil:i;ead, Mat;i��r� c.arr•:i�acJ k�,y ir�ajuri.Ly uf Cc�miriissiur��r•s �r•�:�sei��1;, C:ommi.a:a.i.c�ri�r f�'yr•�� �G>.;i��i.nE?c� , A. Nl_AIUNING CGMMI�S;[ON taGMMUNICA'1":fON ) c� Discussi.c.�ri �^���ar�dinc� r•c�ar�serii��ti.ve fc�r 1"r�ns�ur•t�i:i,can C��mmit:t:��, ; p�ni�l Rc�sk��r�u�ac�h v��.lur�L��ar•�d i:a bn i:h� C;uirimissi�ar�' s r�wr��s�r�i:ai�iu�. � a, PUE3t.�:C tiL.F�RI:NGS � ri, ]. ZCIIVE: CHF�NC,E: 7_C; 87_..23 PAC;7:f�'I:C; h'C:AL:fY A,�i:;QG.T.ATf w; NF�p #'a ; Id�aqu�sL fur^ a ;ror�c� c:h��tr��e Sr•um .T.•--l_ (i..i�;�hi: .T.ru�usl:r�i.al) to T...I� (:Inc�usi�r°i,aJ. ; Par�k) fc.�r• aK��>r•caxi.m�i�e).y 4,Q ac:r�.�s. t_OC;f•ll"�:QN; 1�'a835 �W 77..ricl (WC`,"I"M 2S� ,' 1.21)C lot: 7.U1, 5Q0, �ric� 6000) . S�r�i.c�r•• F�lani7�r� t_i.caE?n r�ui.f�w�cl i�:l�ie �ar•u��c�s�l. ancl n»cl� s�:�ff's rec:amir�c�rid��iun fiur• ���a►^uv�l. AF��>L:�:C�F�N�I"'S PF2k:.Sk�IU"i"Ft"f'�:OIV �.� L.�ns Si:�;��d1�, Mc:Krrir:i.� E.riy:�ri��:�r•iriy, �6J0 SW Banc.rafL, P��ri:l.�nr.l, QR 9720� , i�x�a.la'�n�ci �Lhi�1: if' i:l•ic�ir r�t�ta�st is ar��r•uv��c� t:Hi�y w,i.,ll, b� �ur�ch�si.r�y i:h�� C;�armc�ri CEai•�{��:�r si.i:�:�, wh�icri 9.s ac�j�ceni: �:c� {�h�i.r� r�r•u�E�r�L-y, comk�i.ning i:F��� i:wu ir�i:o ur�� pr•�jeac� whiich wu�ald car►ak�;t� Gh�m �Lcti a��F>l.y I;hr 7..C) K��:�r•cen{� e.�al.cul.ai�.i.cyri fior• c.annnr�rci�l. use i�a i:ht �ntire d�tiv��ln�m��nt, o C)i.scuss�.nri fic�l.lc�w�cl r•E�<�ar�c�inc� i�l•ie �.raffic pdi�l�erns aricl �c.c�sses arid wh�i�hkr the (;ocie a1law�ac� fur^ cumk�i.riing s��a�r��ai:� luts irit:u c>ne c��uel���mE�rii�. �u��.:xr. �.r-.�i�xn�c� c:�.o:.;.r-.i� o Cair�mi:;�iai•i�r�a Fyr•e �r�cl Mc��ri f�:�l.i: i�:h���: cumk�i.r��.nr� k>n1�Pi si.1:�s w��uJ.cl k��� ari �r��r•urar�iai:e �a�E� r.onsa.c��r°ir►c� i:he way th� Ca�r^inen C�rii�r�t^ was c��v�lur�Nd. PJ.�rir�i.riy C�,mmi.ssauri Mir�ui:�s •.�. :l�rs�aar�y 19, 198E3 Page 1 __ __ __ -- .. ,,..,,._ — _ - -- - .M.,w„��:�,,.��.. n (�um►n9.ssx�.�r�cr� i=yrex ir��.�u�c� �i•►c� (,um�r►issiur�Nr• I���sk�ur•uuc�h s��t:ui��<i���i i:o a��t^�.,vE� 7_C; g7°�,?..3 as �ar•c��>��s�el, Ftlscti, fe�r� s1�:�ff i�.�a �r.��a�tr�ca i�hi� f�,ri�� or•r��r� aru� fur• pr��c�5ac��r�t M�r•an i�:o sigr� urfi Un �r,�� rxr,�� ur��c��r�. Mui�i.un car't"lEa<:I unani.iri�.�usl.y kry C;c.�mir�i.ysi,c�r��r�y K�r•es�ni�;. 5,?_ Zt7NE QI�1)INf�Nt;E (�M�NI�i`11�:N'1" �QF� 6'7.....01 CWAI�'1`i::i� ].8, ].1/► �;C(aN;a kc:�c�uE�si:: F>y i�N�E� Gi.j:y c�f Tic��r��i i�;c� rc?ui.cw �r��e��c.7s�c1 �m�.?ric��n�rii�s i�c� ��.a4i:ic�ri 18. 114 (aa.c�ns) uf- i:F�� Cumm�ariii�y I��v�alaram��nt Cuc��. n S�naur� Pl��nr�€�r• L.i.caEan �x�>J.ai.ri�cl i:hia� i�h�:� ��xi.st;iri� s3.c�ri ccacl� hi�d ha�.aE�r� {a�Li��t��r�t�c� afL�r�� �r�� (�i.ty af F�ur°tl�nd �r�rJ Muli:r�u�nah Cour�i;y`5 �:ic�n cur��s , i•�ca r•�.�vitrywec) cii.fific.ul.l�:i.es �:N��t� N�ad ar�i.s�n fir•�7m r.uur�f. rtaJ.9.r�r�s wh:�ch prohi.Nait:s r�cac�u].�i�:ing m�7s5��� un si:�;�ns, I�iscussiun fc��.lc�wer� r•er.�dr�cl�,nr� �.,fr ��i^ciriS.s� :;i,c�rts ancl hc�w �ca c��.?i�E�r~n�i,n� ��i;Ni�r i:h��r� k�y mess�c��, On i���m�c�r���ry aic�ris, a si:�r�c�arc� s.i.;r� ri�a�acis i�u �a�a c��i�alalisNiec� ii•��t��cl ofi ka�yinrJ si.:r.,c? c.�n t;N�F� �.�s�.� c�r• �:y��? ��fi k>u�in�.�as usi.nc:� i�N»:� t�m�or•ar~y s i�n. H� ac�c�c.ad i�hi�1; � c��g�y caf �r�e� pr•c�p��s�.ad �mear�clmwar�i�:� hi�d b�e�ri s�rti� tc� t:h�? �r��anxz•�i:iun wr,x�.r, was rnrm��� by i:h� si�;�n inc�usLr�y ta �t�dr^�s� i:Nuair ct�nccr•r7s, N�E= c.<�i•i1::i.nu�!c� r•f?V:I.E?W].Y1C� sic�r� si:anr��r•cl� k�y zc�n�. Tn � R-...3. tc� R_..7 rc�nE� 1:her�� �r�•E� r�c� max:i.i7�um h�a.�rii�s sp�cirS.HC� . (aunsEar�s�.is �i' Gumir►issiun was tri�i; a h�i.yl��i; li.i7�:i�. shic�uJ,cl k�4� ��ac.ar..i.fii.ecl, 5uc�c�esi:caca cNi�cka.i��c� wit:h a�:h�r jur�isc�i�.:i:icari� 1:�� c���:E�w�itiin� h�.�w t.r��y h�nc�la. Ic�ne R•--].2 1�hr•c�u�ri �2._.�+q. C�.�ris�n:>u� w�5 �:hc� s�mta, �<aciir�c� {�h�i: �t7E!re sh�.�uJ.c� k�E? � niaxin►um s9.zE? rQic�e ar•caa rur wa11s 5igns far� tn�alLi.._r�inily c�w4aZl�r�c�s. Di.ycus:�9.on fc:�].l.c.�wc�c� r��c�ar�c�i.rx� �izE�s cafi yi.�ns far• C_...G ar�c� (:,CiL7 rar�as. Mr. I..i.t;1�n suc��e?�1:��c� dil�.�wi.ric� pub.lic i:�ysi;ziri�.7ny �ti: 1:his �a��aii•�l-: �ince i:h�± i:��timc�i�y cohc�r��i���cl i:NiE� C;_..C; -r.�.�n�, F�U131_T� '1'LS'1°xMONY o Lar^t��y E3i.>s�i:i�, �:�wri�r c.�f �r•oK>�:�i^1�;y ai; t:hca cnr�riE�r ufi SW F�at:i.fac. fiiyhtw�y �nd Gr•����nk�iar•c� 12uad (Or•e?gon 13�ank 6� r.l�.nxc), �zx�alain�c� i�M��t l:h� cliriic war� cc,r���:r•uc.1:�c� in 1946 �nca thc� kaarik haui.l.c�i.ru.� iri ].y7�i, a�: whtir.M 1�:xm� t�hky wexr�e r•�c��air�±c� Lu yo thrc��ac�r� �n E�xi;�risiu� r��uie?w by i�hc I�eSign R�uxew Cl'lIl1CI1J.��E?k? ��s w�ll. ��� riaua.r�c� i�c� r�c� fi;hrc,uc�h a C;��nra9,i::i.uri�l. Use �r�r>��uval rc�r i:Fie c�riv�-..up winc�uw sk�rvic�. P�^pserii:l.y i:h�y 9�taue 3 xX�ns wh�ich w�r�� �1.7. ��a�r•c�vcac! dtar•�xru� fi;he d�.asic�ri �aruc�s�. "I"P��y wc�ul:c� lik�� 1:c� �ac�d an ��utumaLic i:��.l�►� macNiirie anci t�raun ar��ar�oachirig �:h� (�iLy rur a siu�n �a�:�r•mi.i�: w�r�k� ��,l.ca i�h�i� i:h��i.r E?X15�1►�rc� sicYn:� ar�� riurticunfnr•iriinc�, He r�E?f�lJl•?SLNC� LN��i: i:ai� t��mma��sa.un r���vS.caw l:k» prw�as�d �m�nc��n�ni�s i:u i:hiE� sic:�n cc,el��, ��].lawi.n<:� f�.�r• f1exS.k�i.].i�y fi�.�r s�.i�h i�N��.r�c�s a� rnrrr�r• 1oi:s, i;wu c.�r mui��H i:��nar�ts in a tu4at9.un, ur �ossi.k�l�� i�r•ac��._ufif- o�i:i.nns �uch as twca sn�al.l.c.ar• si.�ri� i.rt pJ.�;�:� or unca lar•c��r sic�n. Nca suc�u�esi���r� �asL�hal:ishinc� a�:�mta er�itcar�ia tha� w�>�a�.c� a�,l.uw an a�a�ala.c�r�L- i:u c��aaliry t:u aF���l.y for• ac�cli,i:i.c�r��l. s�.rar�ac��. aiE� vi.�luntc�c�r•ed tc.ti k�� an � cc.�mnia,i:i�E�c� 1�« h�l�a �s1��Malish suc:h cr•iL�r�•ia. F�l�r�na.r�� C:amn�a.ssx�,n Mi.nul:4a� -� �'anU�r�y 19, 1988 P�ge 2 . . . . . . . i� u Discussxun rulluw<�d rngar�c�xng �.aakxrig �i: wFtai: ui:her �urrsdxcta.ur►s du �r� s�� Niaw �N�r�y cl�.��J, wii�hi simxJ.�r• �itu�l:icans, A1sa, haw i:h��y nti�r�t ` I tase irionumnni: sic�ris r�aL-h�r� L-N�an i:he st��rir�a�^d �t x 4 sS.gn un a r��].e, Furth�r� d9.scussic.�n fu�.lnwec� rec��rdin<� whi�i; affcci� wE� �r� tr�ying i�u ' a�:hi�vp �r�d 1:h� ��a�sibility ur havirig a (,ii:i••r.�ris af�n q�sign Review C��mmi,l:��� r�:�ui.�w �r•�7��ctisal.s �ari.nr i�a i:l��c� Cammi.ssiuri hEaar�ar�� LNi�m, S�ar� was ask��c� i�n <�xscu�s Lhe a.c���a wii�h i;hie (�i�y Gounci,l aL th�air• war•ksrio� cm J'driu�t^y 7_5. l�i�c:ussi.nn fe�l.J.uwc�d r•E�c:����c��,nG� sa.-r.c� :�t:andare�s k��.�S.ric� 30 sc�u4ar^� f�.a�,�i� only ' ' fur t:h�e CF� anc� CN curi�s. (�uns�arisus was t:.�.N shnu�c� k�e i:h� musi: re�tr�ictiuc �rid CF� J.�ss res�Lrici�ivca, k���ri.ng �:t» sic�r�s lr�wcar, si.mi.lar� to muri�amerit s ic�r�s, i: Discu�si.car� f�,1.1��w�±cl rec��rc�i.ny l"�mpc�r��r•y si,r�r�s. l"h� di.ff�r•eni� Ly�a�s, huw dift"�r°��rii; si;•r.es dr� cur�r•er�i:ly a1luwHd fu�^ diffF�r�rii: u��s, wM�ai: �`' ty�aes ar��.� c�ll.ciw��d, l.cangi�h� ur ti,mc �lJ,�aw�c�, ancl enfurcc�inen�. l"hc.a c�i►^�ci:iun k��ing i�ha� we shutal<� b� more restr�ici:iv� th�n b�ror•�, ; 6, Ul F�IE:R E3USINE:S�+ '' r o Sular Fn�rgy Or^dir��ncc= Seni.��r• Pl�nn��r� L_i:t��n r•�:�ui�w�c� 1�Pi�.� pr'C1�C15E?d ur•r�ir��ncc� exK�l.ai.niric� tha� a.i: is divi.c��d i.ni:a i;hr�c�e p�r•�;s; �J.) New siru,�lc� famaly r��i.deni�i�1 subdi.visi�.�ns; (2) Iri fi11, ur �xisi�ing c��uel����mran�:s; and (3) P�rmX�: wya�:E�ni, i:h��t wc�ulc� �l.].aw f`c�r• pr•c�i:�c.Lic�n ac��i.rist; encr•uacH�m�+rii:. Di.sc:ussi.�,n fic.,J.xc�w�c�, IVr.� ae.t:i�,n is ner.�ss�ary �i: i:N�is t:ime. '. :I ,� 7, AU;f0U121UMG=N'1' 10: 15 I�M , 'I (�t�_......_ C'—��• .�_._. _._._. _._ Diar�e M. J�lde , Secr���Lary A.f..Tk ST: �/ �e��-�-! �'��... . ___..._.__.w.µ_,_.._.._.�...,._......._..�..�_.w._...__.._........�.._�..__..,.�.___.._...._._.. F�, i)unalci Muen, Nr�esi.ricnt Pii�/301].f� �';-:; ;;; �; Pl.aririinc� Cammi.ssi.ur� Mxnut�s �-• J'arivary 19, ].988 page 3 � ,;.,; t_ _ _ h ��: �CAQ��G ROLL CALL: '/�'�I/ �P DONALD MOEN 1/ ' VLASTA N. BARBER � JAMES CASTILE � MSLTON F. FYRE DEANE LEVERE'ZT GREGORY C. NEWTON BONNIE OWENS � i DAVE PETERSON ' I DANIEL ROSBOROUGH � j 1 � i� ��'� f' E s �� {: t 4' a � � r � 5 � a � � �. F �. �. Y. �' �, €; � �`, � � � � � � �; �. �; �; � _ � _ _ � �� �� � �� - 1 � �� � ����� �-���z,G P.O.BOX 370 PHO�E(503)68�-0360 ���g�� p BEAVERYOP�, OREGON 97075 ����� R��t��� ����e���a�a� � � � , � v �� �� a.. � � � Te�r9�ee@ �of6c� �� ,������� �� C> ����- Z.3 `'1-1 g �� � � ���uc��� �,c��d��� � �� � ��6 � e � � � � � G? � �� � � ci l-t.-z� �1�Q�� s4F�9��°J�� �°� P�3��9��s9�� -- - �' ___ _ -- ��A�� OF OREG�P�, CO�NT�' OF wAStseNGTOP�, j�s. 8 ��%tJ� vc 3�.,1 � . . .. . . . . �_ - � �_ � beiaar �ae�Y d�sfy �woe�, ��pc�sc? a�d s�y tha? 9 �e� 4he AdN�r4isua�g • �9PQCYOP, OP �89� �716106��E CE@PB1, of th� ���+��. —�, �--i� ��� ����,�w�t � �ea�s�d��,�� �� a � i ���}�� . � new�p�pe� of �ee��r�B ca�caad�tdaea �� ���ine� i� ��dS 5�3.O�J �aa Rflq �9�,at_�;�€��,�,�����s�C6vi������'��wwaa�, �3��� a ��a� 1�3.0�0; �ae�l6she� a� ��, �—�: in �h� ��:�!���,'���� �.�t���bFi�����.d�It��t�s�'�3�� �foP���id coaaa�ty ��d s���e: th�Y the ia��4�.��;�6����������g�fl�����€e���.'s���8�� � i�La C �\U C'�L� F��� �3�'.$�.��� �$��a`�`�:'��A�'��8'�z��.R9P,��''��&'y�L�'���$�f� F,� �P@wt9� GO��F O� W�SfiCF9 9� �9@P�RO Sl�ff��lt��, wa� ��bli�Pae� in t�ae �����r`c� t� � . ��. �'�e� � t#�a�. �`� � ���.s #F's� �I��� &��e� �i fl�Z�5 5.�. �€�fl �iv��,; ���gd, ent°ee���ue �f ��i� �se����per gor � �ucce��ive ae�d ���39���,��� � b��--��9&. �onse�a�ta�e 6�a tp�e fo@lo�@ng ���aa�s: _ . : , , ' ; ,; � ���� � " - J�,�! . �1 192,� , � �; ; �_ ..� � � < , �i���� � 8��°�, ���b ���;���b��' �� 5���� . - �E� �,����_ ���'� ��..�i� � ,_ � .� �€�t - ,_ :�� � ���t8��; ��. :; ��f��,������Y'�.i�`� , , � 9�. '���-�'�1�'�'� � �,, '�����a�.��*``. P.� J � - � ��>�������� °��� ,_ �, ��������; �aQ����i���aa�����. ��s��c.a's�c� � �warrr befcare �e�h9� . ,— '°�i �`i�,� ��I�����_m����9�I����.,�� .V� ��' �'��#a . ��,�,f������ '��������.�s� _ , �-t��:�� . . o, � ��'��'�a'�p ' �t�fl��,Q ;. .����1�:'� 'S>�J;�����:"' N�o �a��Eic N�r�e�c�ca� ���1 fl��lat�43,'�(�P��Q��. - RA����i��'so� ����r��:�. Z o. ��Yi�t�..�� '� �F�. ������ ' . � °� . :��? �8>��4�Z��iS _ ���a��by�e c;��y eF��t�s°�i�w� ��.�a�����: A��9��VI� ���t�aq�.p���5��,�`�@�{��.g���g ��. _�j r. . .� � �d� � '�6'18°Sbtl9°..iSdA3�d� '��, 8p-. .. . aA����� TIGARD PI,ANNINC COt•LNISSION SIGN UP SEIEG`!' tvOTIC�: ALL PERSONS DESIRTNG TO SPEAK t�N ANY I�`Ebl biUS'P SSGN T(iLIF; NA.t•1.E._ an3 note their addr.ess on this sheet. (please Print� youx' name) ITEhl/bESCRIPTIOC�: ZONE Cf1ANGE ZC 87-23 PACIFIC REALTY AS50CTATE5 NPO #5 Request for a zone change from T-L (Light Industrial) to I-P (Yndustrial Park) for approximately 4.0 acers. LOCATION: 15$35 n ve. ot , , an 6000 . PROPANENT (For) OPPONEy'.,' (against� Name, Address ar�d Affiliation. � N�me, Address and Af�iliation L�S o � � l��+�----r— Z� � ' NOTICE: ALL PERSONS DESIRIIIG TO S,PEAK ON ANY ITEM riusT SIGN THEIk NAhiF • ' and note tr,�ir address on this sheet. �pXease Print your name) i TTEM/bESC�IPTION: �pN , p DTNANC';,�, AMFNDMF;N7' 20A A7-n7 CHAPTFR 18.�114, SIGNS ReS�uest by the Citv of Tiaard to review ,proc�osed amendments to Section 18.114 (Siqns) of the Conununitv Development Code. PROPONENT (For) OPPONENT (ag�inst) �tame, Address and Affilia�ion � Name.o Address and Affiliation ,�•r-a-✓C �"� /��/. SS��`�' _ '��'��'1 ��l G'I/� l�l�/IJC� "�r • �,2��.�'a- !> , �7�?G�`' . ...._..,.._....... . _ i AGENDA ITEM 4. i i PL�zr�c cor�zsszoN MF.::MC)F2�1NC.111M JAN[JARY 5� 1987 ; , i t�I"I"Y qF ..i.':L(.,f�l?I), �121i�t�ON i h "I"U: K�:�ii;h Li.d�!n, �;E�r�ic�r• F>l.�rir��:�r� U�cemk�E�r• lh, 1987' 1=1�OM; Ji..l.l Mur�lEay, Coi��muni�:y SczrvicEas i�it^�acl:ur� 7, ` � i � tiUE3�E;C"I", Pl�ni•i9.i�ic7 (�c�n�m9,�:�>i.c�ri I�E��arE�s�i•�1�:�i�a.u� r.�ri i:N►�.� "I"rariY�ac�rt��:i.��rt C�.7mmai���.aca ° Many i:�ai��ir�s ur ap�auirii.m��rtt uri �t var�iFal•:,y uf u�ar baa��c�s �rid cu►nmitt�c�s �ar<? exK�ir�i.ric� I�e�.Eamha�.ar• 3]., 19A'1, We hiau�.� k��:�eri c.c�ni�:��:i�xnc� �hiuse pcaapl� 1�u 5E?E? if ;' t:hny wiSN� ��„i k��a r•��a��r�uir��:�ac� i�n Gciirnnii;i:�a��s ar i�u casi�;ak�la,sH� 1::h� fac� Lriat; we ; E. wi.J.J. hiav�:� a vac.�nc,y wi�iic.H� wa.l.l. nE��:�d i:n ha�:� fii].1.�.?d iri t:h7� riE�xi� mc�rit:N� ar �:w�,, ]:ri � t:h�i: �ruc�ss, :L'u� k�c�c.:um� �war�Fa uf �� sii:�aai;:iuri �ur�r�ounc�ir�� �6�i� I�l:ariniric� 4' Gc�IY1rr►i:,si,cari r•k�K>i^��s�i�ii:c��l:ivE� c:�n �r,E� -rw•driSF�c��°��l::�i:i.an C:��Inni�,t:1:�.ak�, C�c>nria :>�a�akt� w�.1:Ni f3unni.c� d cuu�alca nf- we�ks ar�o �r�r� my uric��7r•si��nd:ir�c� i.s 1:ht�i: ii: wcaulc� bEa F�unnic5's pr�EafE?r^�r�c:ka �Lc� r�c�1: k>�.� r�•�:��r>�e�i.i�i�Ex� �:�� t:hie�! 1"r�ansK��.tir�•,�i�ic�P� C�>inirtii:i;�.ac? k�ui: i;a finc� `;' �arioi:h�� 1�1ar�na,r�c� Cc>mm:i:�siun m�mFa��r wH�u waialc� h�� ir�i:cai^asi:�ci �nc� �halca �a seai^u� ; nri i:i'iE� "C'raris�cir�Lai:i.an C;t�mini.�i�E�t�, 1: ki•x�w �i:'s a lc�i� 1�c� �ask in 1�Hi�a1: 1�:MiEa ` t�ldrinir�c� Cainm:issiun iri�ac�l:s ur�c:�7 u�^ i:wi.c:c� � m�:ar�i:h �nci LNiN� '1'r��r�:�pur��atic�n 4,: Gciirnrii.i:'I'.:E?E� m�.��t� ��r�er�l.l.y aric�.� � mc�nt:h �xc�.ca�i; c;luring i�h» sunnn�.�r�•s wNiE�n 1:h»?y as ':. a rta.le c9u nut- inc�i:, H��w��v�r�, i:���r�c� S.s a 1u1: uf �r�e>ss�--uver� irifur�inai:i.�n H��tweacar� tPta� L•wca G.c>mirii.i�i:�.ac�s �i�ica i.i�, i.s ue�r~y I���:�1�fiGi1. 1::�a hi�v� � F�3.�rini.nr� G�.iimr�i,s:�S.e>ri m�irihac�r• �c1:ivEaly invulv�?c� iri t;l•�� aci�iuii�i.�s o�f i:Mie '1'r�ns�aori:ai:i.un Cammii�i:��. '1"h� Tr�c�zrisr>ur��i�.:�i:i.cai•i l,e>mmi.�i���E� <�k�r���r�l.ly n��.��1:5 i�r�� s�:!cc�n�l "I"Mi�ar•sc��y afi k�u�:+ry marii;ri. ;; �'m hu�:iriy 1:h►�L- i:his i5su�� can hc� r�r�c�iac�H�i: u�� for^ c�S.scussa.ur� �i: i:h�a nr�xi� i' F�7.�nr�inc� G��mmx:>si.c�ri m���.at�i.nc� �rxa �Ni�a� �n��i:h�w�r� f>].�arinxny Cc>mmi.ssic�n m���nk�e�r we.�u],cd k�c� irii:�r•�si:��ci �ric� wi.l.liru,� i:u sc�i^vc� an i:N�e '1`r��ris�aor�ai�iun t,ummiti:�ap, �L'm sur� � ' t:h�<a1: �ny c(uk�si�ic�ns �la���ai: `I°r•�ri��>��r�i��i�.i.c�n C��irim.i.�l:i:.k�E� cc�i•ii:carii: c�r� pr�eic.E�y� c:c��.ilca k>ca ariswcai�°�ad l3orir�ita. :C w��tald �rarar�?cial:ca kriuwirsc� wh�.� wutal.c� k�� �lal.� t:o ri.11 i:l�is a�>�;�oi.rii:inc.ar�t:, Tf yau h�vE� ai7y c;{uesi�i.c�i•�s, K�].E��a:��± cc.�r��ac1: mwa �r�rJ �Ni�tr�ks f'ur y�tiur� h�z.l�a, sk�/2?..A�17 �' ;� �° s I )- ` ;. i I 3: t F � !, �`. f f � . {. I ;'. E f L . . . . . . . . . . , � . . . .. ... . ... . . .. . ..... .... .. . . . . ., . .. ....... . I.� . . . .. . . ! 5 1 C ��y�""�� . . � � �� CITY OF T�GARD Washington County, Oregon NOTICE OF FINAL ORDER - $Y PLANNI�iG COHMISSIO�i 1. Concecning Case Number(s): ZC 87-23 2. Diame of Owner• PACIFIC REALTY �1S50C. � a , , 3. Name of Applicacat: S� � �� � i Aaidress 111 S6a 5th 5-2350 �ity Po�'tland State �Zip 97204 . � 4. Location of Property: Address 15ti35 SW 72nd Ave. Tax tiap and Lot �io(s). �M 2S1 12DC lots 400� 600� and 201 5. �ature of Application: To allow a zone change frcxn I-L Light Indu�trial) to I-P (Industrial park on a acre site. 6. Action: XX Ag�proval as requested � Appcoval with conditaons � - . Denial � 7. �lotice: Diotice was published in the mewspapec. posted at City Hall and mailed to: xx �e applicant & owners � xx pwners of record within tt�e required distance xx The affected �Teighborhood Planning Organization xx Affected governmental agencies . . Final Decision: 8 THE DECISIODi St1AI.L BE•P'IDiAL ON February 19� 198t3�UNLESS MT APPBAI'. IS FILED. Th� adopted findings of fact. decision. and statement of condition can be obtained fcom the Planning Department, Tisard City Hall, 13125 SW Hall. P.O. Box 23397� �igard, Or�gon 97223. . 9. Appeal: � � • � My party to the decision may appeal this� decision in a�cordance w3.th 18.32.290(A) and Section 18.32.370 which pcovides that a written �ppeal may be filed witt►in 10 days after notice is Siven and sent. The deadline .for filing of an appeal is February 19� 1988 10. Questions: If you t►ave any questions, plea�se call the City of Tisard Planning Depactment, 639-4171.. (0257P) _r.�:c;f•1F2C7 ra�..nnn�rz:ivc� t:,t7MM];.;C��:oiu f"�nif�l.. 01�1:7f::17 11fp, 8f3 ..-. 0]. IS(: A f�'x�NFlt.. 01�[)E::�t 1:IUC;I,..U1:):Z:IUG; F':1f111:);I:IUG;::; FlNf,) Cf71U(�i...lJ:;7:ta111;; Wf�I�:C;f•I �117K>�tnVk:;;; FtN RC>F>L.�C;Ft.1..:X:nN ' 1��012 f� "l..OIUI: (�1-1(�IUI':,i:: I�"120M :C..._I.. (I...:Ct:,l-I'1" xNI�U;.;"I"RIAI._) "I"0 :C.._F� (:LNI]IJL,`'1"H:CF�I._ f�ARK) RE:(�IJE;;;"I"k:C1 f3Y K>F1t;I:F:1:(:; f�C::Flt.:i"Y F1C�;;;C)C,:�:F�°I":�:OIV (ZC; f37.,...:1..3) �� ...� ..._....____....._.._____.........,.__.____.._.._._.......__._._.._....�__.._.....__......_........_,...,__...._......_...__........_.._.....__._.,......_._._..,.�..._........._.__.._..,__....._.._......._.._........,.._....__ I 1"h�Ea .I..Y.y�r�cl �J.�ni•i:�i•u;� (�CJI'IIITI:I.`.i5],C71'1 I"k1�/1.F!Wf?(:I '�:N��.a �ksc�u4� �K>�aJ.i.r..��:i.c�r� �ai, a Kx.ik�:l.r.c; h���^9.r�c� can J�i�i�aai^y :1.9, 1.98Q, ��rn�� t;amm;i5si.�7r� h>�se7c� ii:s c��cisi.�n u�aun i�h� fott:i�s, fixrx�i.r�c15, �rt� e,ar�c;7.tas;ic�n:� Yt�.�i�E!c:l k�k�J.cyw; F�. I�°Af,"t':.� :t . GFanE�r�a1 Trifc�r�m�tl:xari (aF�aE: Zu�1�? (�har����ti Z(a 8'7--23 RE:41lJk::;l"; "Cu �J.:I.aw �z ;rai�i� c:hi�r►r.��:� fir•om 1:_...1.. (l..a.qh�: ]:nclusl:r•i�l.) i�u .T.-...F> (Ii�uaus�:r•i�a.l I�tai�•k) �7n a �,a� �cr•c� s i.i�c�, t�QMF>HE'I°IL::IUSx:VF: f>I..,FtIU C)l�t;:I:C7NF1"I"T:QIU; L.:i.cJh�i: T:nr�ta;�9:r�i.�a]. IOiU:[IU(� i:)f.��.�:C(:,NF�'1":iQN; :L..._I._ (L_xgh1: :Lnc��as�r�i.�.l) A�F�L.:I:C;F�111�1": F>raci.i'xt: I�tataJ.l:y �1�5c�c, qWNE:;K: ;i�i7tk? 11.1 :.;W yi�h Rue, , ;�u:i l:e? 2:35� F�or°i:J.�:�i�x�, ()I� S)72.t74 l_nC;FI"I"]:C.�IU; 1.583a �+W �2nc� Flv�i7�.i�:�. Ww!si; ssi.c�� ufi ;W '�7..nc� �ut�ri�ak� c}�a�c�:�x�Lt� ini�e±r�sc�ci:rc�ri wi.�:M� Urarara�^ 13oui'1F'?5 1=�i^i^y 12aac� (W(,"i"M ?.51. :i.:ll)C 'I ]ca�l:ss EiC)0, fiq4, anc� 7..(7i.) , � ?_, f3ackc�r�uGinr�.._�Ci•�fc�i^m���;��n "I°ax ].c�i: 2(71. WiitS c.rE��a�:Eat� in C)ci�c�k��r �.J87 �afi:car• F�7.�anr►ir�c� t�i.va:�si.c>ri otK>K�i��ov�l. c�r �h� r�i^aw>n:�scar� r��r�i:7.i�i,ur� (MI...I� E37.._.Of3) , IVc� c�i:H��r �r>r>:I.ir..��i.c�ns h�u�� rac��n r�vx�wP�� I�y 1:1�� f�:l.�ni•i7.ru:� I�i.vi.si.�.�n w:i.i�hi r•E�sK>�c.i: i•:u �:r» st�k�jt�ci': r�r•ara<?r•i:ins, '1"h�� �r>ra:�z�.�rii;, I�ac.iri.c I��aa.li�y (�y5ac.aal�:cas, Nias ir��ci�� aezura����l oi�Mc�r� r•<!r�ia�:�1:s fc.�i�• PJ.<�nni.i•iy aH�r>i^cau<:�J.s ir� thiw� ar�c�� inr:l.uc�i.rig 1�wca c�{:N��r• i�•�ar:car�t ;ronr� cH�Garic�cas ri��e�m :�•--I._ i:a :I....I� ('1.(� 87...-lq, I(� 87..�-�.P;i) wh�ic:h wear�ea a�>g�r�au�ca, E3cath� c�f i�h�:>e z�.�i•i� r.l•��n<��.as i.nua].ut�ct l.aric� 7.ac�i;Ea<a sat.ii�h�.��si� cir t.r�cz s�al��j��c� �a�re.�.ly �r�r� acr�us� i�hi�a �W 72i•u� f�v��i�ta�a arui Ur>�>c�r� F�uc�ric�� f�e�r•r•y Rn�c:i i.nt�r•sc!c�l:x��n, 3 . 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TRACKAGE EAEEMENT 0~� � 366 �7� u — — — -- �,� �– — — . _-- — — � !�w H O U� � � �, . � � �8 � $ � � � � � � `_ a • l� � � '� �� � D ✓ « ao , � � c'� ..; + � � — N �'1'� �_ �1.. �� � � - �— D w ;Ij u Z t'1 . � m ' �? � � � ��� � . m� . �y 4 l4761 � o ����`9.��:4%•//���//�///I/A%/N/////////H///////HH/N///J///�!l'11////1/I/J7.7S'J11T1J7J �n 1/J)J7I!/�t�f+ll�Jil/!i/!/�!!!l.:7/iiIIA77�1/�vm7iNJl/:7ii�ii�i����n����O���2����� ///1/l�7J1711.9.C'[ S 01'20'16 E �•k ��� 72 nd C.R.No.126 AV E N U E w � �/ t'' (1) � ���`J�d 3 z � ' � �1��� �� D �1'd� .�_ ��y �o � �b�Nl � X � � � �� � ' y � � Y k I PROP05AL FOR A ZONE GHANGE PACIFIC REALTY ASSOCIATES TIGARD, OREGON December 1987 prepared by i MackenzielSaito & Associates, P.C. 0690 S.W. Bancroft Street Portland, Oregon 97201 1 1 . + ' � . ��i I. INTRODUCTION A. Site Location and Description of the Proposal ' The following mafierial is submitted on behalf of Pacific Realty Associates �or property described as Tax Lots 500, 600, and��l�+1 on Map 251-12•. ��f � The site is bounded by S.W. 72nd Avenue on the east, the railroad on the west, a developed commercial site on the south, and primarily developed industrial sites to the north. The site contains no natural water features and is entirely above the 100 year floodpla�n. Storm runoff runs through existing ditches, and ultimately into Fanno Creek to the west. There are no apparent significant soil ; constraints. � , The area surrounding the site may be characterized as a developing multi-use industrial area. Recent site developments are of good quality, visually attractive and serve traditional clientele. . This parcel is contiguous with the "Carman Center" project, which has not had ; a successful history of occupancy since its completion. The design of Carman Center lends itself to commercial-type tenants, yet with the �pplicable IP zoning, only 20% of the floor area is available for such uses. The proposed rezoning will f acilitate a solution to this problem, whereby Pacific Realty Associates, as owner of both parcels, will develop a project allowing the necessary flexibility in uses for Carman Center. The parcels will be ; considered as a single site for design and functional issues, with the currently vacant parcel to be rezoned and developed for multi-tenant "flex" space similar in character to other PacTrust projects in the area. All local governmental services are provided by the Cit�r of Tigard, including planning, zoning, building permits, police �nd other municipal services. Fire protection services are provided in conjunction with the Tualatin Fire Department. The Tigard Water District provides public water, while sewer is provided by the City of Tigard and the Unified Sewerage Agency. II. APPROVAL CRITERIA - Zone Change (Map Change) A. Com�-P-r--ehensive Plan Policies: The following discussion addresses applicable P Tan poT cies as � ent�i ied in the Tigard Comprehensive Plan. Policy 2.1.1 - Citizen Involvemer�t Citizen involvement is achieved through the overall planning process. The City of Tigard has a citizen involvement program which wi11 be applied to this request through review and camnent by the neighborhood association. -1- Policies 3.1 and 3.2 - Areas Subjeci �o Natural Hazards The site's elevation is above the 100 year floodplain, and there are no other known natural hazards on the property. Policy 3.5.1 - Open Space, Natural and Scenic Resources Upon development of the site, open space will be provided in the form of landscaping, parking areas and pedestrian walkways. Policies 4.1, 4.2 and 4.3 - Air, Water and Land Resource Quality The site is provided with public water and sewer services, thereby maintaining the quality of the area's water and land resources. The development facilitated by the proposed Zone Change will be subjeci zo DEQ Air �nd Noise Standards. Policy 5.1.1 -Economy of the Community The site will be developed under the IP zone. As noted above, this will allow the flexibility in land uses to also enhance the vitality of Carman Center, thereby improving the economic condition in the overall area. Policy 5.1.4 - Encroachment Into Residential Areas The prnposed zone change retains the existing Light Industrial Comprehensive Pla�n designation, and will not alter the nature of the surrounding area. Policies 7�1.2 and 7.6.1 - Public Facilities and Services A range of services are available for the future development �f this site. These services have been introduced within the preceding section. Policy 8.1.3 - Transportation . The rezoning of the site from I-L to I-P will have a minimal traffic impact I since the ITE Trip Gen�eration rates for "industrial parks" (#�130) and "light industrial" (�110) are 10.9 trips/acres and 10.1 trips/acre in the PM peak hour. S.W. Upper Boones Ferry Road is designated as a Major Collector. The increased volume, if any, as a result Af the proposed change, is so small that the rezoning of the site will not increase traffic volumes sufficiently to lower the level of service of the primary access route. With major transportation improvements recently completed in the area, no problems are expected as a result of the minimal increase in volume due to the rezoning. -2- : � y Policy 9.1.3 - En�rgy Gonservation The future deveEopment of tfie undeveloped portion of this site will address � energy conser�ation during design phases, including orientation, mass and constructio�'� materials. B. Locational Criteria in Chapter 12 of the Plan, Volume 2 The following responds to the Industrial Policies which are applicable to the proposed Zone Change. 12.3.1(b) SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE: "(1) Buffered from residential areas to assure that privacy and the r�sidential character of the area are preserved.0 The nearest residential ar�a is west of the site, across Fanno Creek. °(2) Located on an arterial or collector street and that industrial traffic shall not be channeled through residential areas." The site will access directly to S.W. 72nd Avenue, which ss designated as a major collector. "(3) The site shall be of a size and shape which will provide for short and long range needs of the use." The property under consideration is a rectangle with appropriate dimensions for the envisioned uses. The IP zone will allow greater flexibility in the future use of Carman Center as �vell as the site its�lf. "(4) The land intended for development shall have an average site topography of less than 6� grade, or that it can be demonstrated that through engineering techniques all limitatians tn development and the provisioroed serviees can be mitigated." The subj�ct site includes grades of less than 6X. "(5) It can be demonstrated that associated..lights, noise and other external 'i effects will not interfere with the activities and uses on surrounding properti,�s." � � The surrounding properties are/will be used similarly to the 1 envisioned use of the subject property. Therefore, the external effects from the future development will be cc>mpatible with nearby activities. i ; i � � 1 l '` -3- � � 1 � � ; � r C. Consistency �ith Other Provisions of the Comnunity Development Code Any Community Development Code provisions not addressed above, or in the following discussion regarding the purpose of the "I-P" zone, will apply directly to the review of site development plans. Since this request is for a zone change, the City will have a further opportunity for review of site develapment plans through the Design Review process. As indicated in Section 18.68.010(a) - PURPOSE OF THE "I-P'� ZONING DISTRICT IS TO PROVIDE AREAS: "(1) For combining light manufacturing, office and complementary related commercial uses, e.g., restaurant, barber shop, beauty salons and fitness centers." The anticipated development of this site, integrated with the existing Carman Center, will explicitly meet this cri�er�ia. "(2) Far combining uses which have no off-site impacts in terms of noise, odor, glare, lights, vibration, smoke, dust or other types of off- site impacts.°' No off-site imp�cts, as indicated above, will result from the proposed use facilitatec� by the zone change. "(3) For combining parking, landscaping and other design features and which physically and visually link structures and uses within one development; and" The rezoning to IP will allow the integration of th� new pruject with the existing dev�lopment. "(4) Which prohibit residentiaS uses." No residential uses are proposed. "(5) Which utilize a basic street and utility pattern which will permit flexibility in the size of industrial sites." � The site size is fixed by the existing street and ownership pattern. "(6) Which provide for a circulation system that provides direct access to arterials or col1ectors that will not channel traffic through residential areas." The proposa1 will pr�ovide for access to S.W. 72nd Avenue, which is designated a major collector. -4- �„ "(7) Which utilize an internal circulation system vahich connects to adjoining sites." Internal circulation will be provided with the existing site arrd new � development. "(8) Which provide a complete set of pre-imposed restrictions {e.g. deed restrictions, restriction covenants, etc. ) that are enforceablr,� upon all occupants of the industrial park including provisions for si�te improvement, building design, landscaping, sign control , off-street parking and site maintenance." 'I This aspect of the development of the site will be dete'rmined during Site Development Review. "(9) Which provide evidence of continuing management responsibility to enforce res�rictions established upon the original development plan." PacTrust has established its ability and commitment to quality projects through the success of many other develonments in the area. "(10) Which recognize the differing transportation requirements of emplayees and service vehicles with adequate provision for public transit access." Development of the site will recognize the need to serve a range of userso This aspect of redevelopment will be determin�ed during 5ite Dev�lopment Review. III. SUMMARY The above discussion has provided a yeneral site description and explanation of the proposal. 7he approval criteria have been addressed and traffic issues have been reviewed. It has been shown that the proposed zone chang� is appropriate in light of the review criteria, and in order to allow a logical site development. Further, tfie proposed zone change will enhar�ce the opportunity to increase the viability of the adjacent Carman Center, and improve cor�ditions in the area. The Applicant therefore requests ap{�roval of the proposed Zone Change. ; � � � -5- AGE:NL7A T"fk::M 5,2. 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F��r•ks fi�c� c�c:��eric�xrx,� c�s.a�aEandi.nc� i,ri B ur• mor•� i:t�r�arit:s un setNaack s�Lk���c:k ��� Min, A acr��s Wa].J. ].5% c�f wa].J. f acc.a N/Ft Awri i rig Pr�ujE!cl;inc� , Naini��ci wa,ll C)ir�e�cti.uri�l. Ur�� Fr�ek�si�aridinr� 4 sc� f-i� ��ar• N/A Wal�. r��;� F�rc�jc�cl:i.nc� h.l.cac:i�r�ur�i.c Massac�e Qrica ir� li�.au Fr���s�ar�dirig 7Q,.,90 sq ft �0...22 fF�Ea�: y C�rii:eir•a uf fr•�:!�s��nclinc� per� fdce d�p�nc�ir�� c�r� y,l!, or� �.�ne wa1�. d����nclirig un s�i�bac:k si.r�r� �ycar• K�rc�mi.sE� s�tback w ai��a f��u��ln�am��ni� 1 f'r�cac�s�ar�c�ir►g Fr��xesi��nda,rig Up i:n �ri �xi:r�a 2Q"�.?2 f�c�i:, , Rcui.ew 509� uf si.gn of dc�p�ric�S.ric� an area s�zL••b�ck �, �asc:xa `' i Wiit�.�. i:'. �,; �'� 4'. P:Larir�xric� Cuirnr�issxc�n 1/].9/8B (7.qF� 8'7--07) page 3 �!Ij r1 �i 1 � �����,.�; �s. t.�,a. �.�a��:.� NL:C�MF�NI:�N'1" S:Ct3iUS ... (,....(a �ant� (,t�1� Z�N�S (eur►i�inwpc�) ��YF>e c>f �ltamrakzr� c�fi t,xc�r�� M�zx, Si�ri M�x. :iic�ri :i��Yl.:�'.......... N�E�M�in�.�.i:c�c� ��'��:.�.? Ftr��a ,tic.ai�hiiw::._..... E:x♦i:�n:��,�ris in�Lo R,q.W, ; Ncai�: �llawcacl I..i.��ht;inc�; Iridir�uL, 17ii^�t.1:, :�ni>�r�i•ia;t F'l�shi.ri� l:.i,c�hrts: IUc�i: AJ.J.awE��� Mcyvinc� ur� R<�i��i:iric� I��r•i�s ; Nui: f�ll.uweci �fen��c.�r�r�y 5�.c�ns; F�1.3.cawr�<� I, F:l,�<,1;r�c�nxc: M�ss�c�� (;�ani��r; F�.11uwc�� �yr�1y w:Yi�:ri mii��ii��um m�ss4��� infi;�arva:l , 11� r::Wl.l :ii?C:l'11'1C�S I>a,�nniri� Cuirin►a.ssiun �/19/8� (ZQA 8'7�•07) Paye A �i°���.�: �.e. ��n, �sntd) f�f.-:I�Mf1Nf.;N'1" SIGN^a -- C....P IUNE l"y K��.a u fi Numha�±r uf �ic�r�a Max. :�ic�n M�ax. �ic�rr _...";.�.�n:�,..._,.. F>car�mi.1°.�:caci F'�c:c.a..,�rw�a Fi��.iqF�t._... :�iric�l� k�usir�F�ss ur� cir»:� �ar�mx�4a (�tr�i:Hr wii�h 1--7 ter�an�:5 l�.�ss tMian facFas 5r�c�p�axriy C;enter nr iriciu�i:rial �aat^ks 8 ur• iru�rE� i:�nan�� Min, 4 acr�c�s Sa.1:a C►�v�J.u�ir�Er�1� 12ea v i caw C�t��].i.E�5 1:u t�J.J. or aha�tiuc�) f7i�^�ci:y.c�riaJ. Si.c�ris Dir'r•�c;tit>n�a:l �xi�iansicaris ini:c> R,O,W, ; IV��L•• F�1lowraci Li.r�hting: Iridir•�.acl., [)ir��e.i:, .T.n��:rna]. F lasPiing i..ighits : Nut F�11aw�ad li ElE��.�;a'l'JP11(; ME?S:Ycl��f? C�rii:�:�r�; IUc�t Ftl.lc�w�cl Mnuinc� ur• Rutat;in<� I�ar•i�s : Nc�i� F�1�c�wec� Tem�ar•�r•y C�xc�ria; F�l.].owE�c� P1�nnS.ric� t�c�mmissiun 1/�.�/A8 (Zbf� 87--p7) Pac,�e 5 � ����si..�: �e. ��.a. �.�a(�a) F�1:;I�MF�IU�1V'1' SI(3NS .._ (;..,-N ;�UNE T'yK�e tifi Ntar�rh�er• ur Sic�rrs Max. '�:a:c�ri M�ax. S:ic�rr r;i.c�ri.,> .,.... F�ermxtl.�c� F��:� f�r�+a H��.,g,hii�.,,:�.. �a:i�igl� k�us�.ri�as uri t�Y1G? ('JI^k?qiJ,BE? (�i�r�t�ar w�.Lh� 1��-7 i�enartl>5, L.Eass LMian A �er•es Sr�����a�.Pic� CenLrar� 8 ur� mur•� tNnarrLs Mirt. �+ ar.r�s SYi;� �)�vExlupmc�r�i� R�v�.�w (appl.i.�s tu a�.:l c�f' ahauv�!) I):ir�c�ai:ior�al Sic�ri5 l':xfi:ensxc�ns ir�i�o 12,O,W, ; Nui: A11uw�ac� t.i.u�hi:ir�y; Tric�ir•�ci�:, L)�ir•c�wt:, In�:�:!�•n�J. Fl.asN�ir�g l_ighi�s: IUc�t Alluw�c� El�.ar.i:r�t�rii.t. Mk:��s�c�r� C��n��r�; IUca1:: F�1l.uwc!c� Muvirig cir� Ratatiri� War•ts; Nut Al�.caw�<� '1�eniw>ni���r•y Si.c�r�s; FlJ.].�,w�d Pl:anr�i.r�y Caammissic�n 1/19/68 ('I.OA 87�..p7) Pau�e 6 ����i_:�: �s , z�a. ��n��� 1�1::12Mf�iUI�IU'1" a:C(aN�+ -. (;..._N IQI1ik: '�y���! t:>i' IUumNaear afi �;ic�ns Max. �ic�r� M�.ax, :,�a�n .:.;i..:�n .>......_... F>r�r•mxi.i.E�c� F'd� c� A,rcaa PaEaaght.......... �x.r�c�l,e Ma�asanrass un 071�? CJN"4?I�l].;iE? (,�r�tk�r� wath 1...7 i�en�ni�:�s, 1..�.as;� than 4 �cr•4s Shc�p�>irt� C�.arr9:�r� 6 car' ITll�p•c� te�n�r�i:;� Mi.n. �+ ac;r•c�� Sii:e D�vcal.��pm4�r�t� Rc.avi�w (���lies tc� al,l uf aracave) C)i.r^�c1�X�.�ri�]. (7ri�:! F�r•�±c5�anc�xr�c� 4 �:c� fi� ��Eaw� IU/�l �igr�s Wa11 T�c:e F>i�•c�j�c i�:i nc� kx�:c:�nsai.�,ns iri�l��., F2,C3,W, : IUcat A7.l.c>w�cl l..ic�rii�ir�c�; Inc�ir•�ci::, �S.r•�ac1;, :Z:rii:��r�r�al F'1.c�5h:in<� l..a.yhl:s: Nc�i� �l.].c�w�t� G:lczr.�rar�xc MNSSac�e t,Nrii�ear; Nut f�.11aw�c� Mt�vii•�c� ���^ Rai�ai:iric� F>�r•1::s ; t11ui: �1.luw�.ara �T.Fam�ur•ary ;iqr�s ; F�.11uwc<<� hii�/2.67%I� i 1 wl�nr�:ir�� C:��mInS.:a;�a.un ]./13/8� (7qF•1 8y_-.p%) Pag� 7 } { AGENDA ITEM 6. PLANNING COMMISSI'ON JANUARY 19, 19:8$ MEMDRANDUM _ i i � TO: Planning Commission � FROM: Keith Liden, Seni.or Planner � � RE: Proposed sol�r ac�ess ordinance � ' � As some of ths Commission members may recall, the City I, agreed to participate in a metro-wide effort to produce �; ordinances for the pr�tectian of �olar ac�ess for single �; family residential development. This spring the City � will conduct publ�.c hearings to decide whether or not � to adopt rules for solar access protection. The draft �' ordinances cover new subdivisions, infill development on �' existing lots, and a permit procedure for potecting solar � energy systems. ��= ,. Please review the attached newsletter which summarizes ;� the thr�e components of the proposed ordinance. We will � have time on the 19th to discuss this issue further. j; tr �;1; �: F.. f'' 3':' i': $';' i_.:i E-', �i Y':z . . .� �,,���. ��': i:' SL, c: ���. �'., �' . � . .. .y,:: j` �� � ��', �. . - . �.. ��., � � . . . . .����. �� . . . .. . . � �� �.a � 7:; lt' � . . . .. � .. . � 7�'a . � �� � � � . �a�• ..... . . . . .. . . . t� „».`-: A` �”" � � � 5 . �: , .. Y�T OlJVER � ; � � �' �t s � � � ; a:' � ` <MEIRO:AREA. . � r� 3'> � '�� � �.' � :: SOCAR stGCESS , �� � � �� �� a� � � � F� � z �. PROJCCT .z�,�. ..,,,.,N�. � � a �`. �,� ,�>�. �' .a»..��. � „„''` ! "�'irst;Quarter;1988 >. :,<. ; ; . . ,,. . ;:: . homes will be oriented to maximize meeting will begin at 4:00 p.m.at CO M M I TTE E solar access and minimiz�shade on gpA headquarters, 1500 NE Irving, R E L E AS E S D R A F T adjoining properties.The standard Room 444 EasG would apply to applications for a I S O L�e R A C C E S S subdivision or planned unit develop- Local governments are scheduling R E C O M M E N� ment in all urban single family public hearings to consider the I residential zones and single family developments in other zones. Steering Committee's recommenda- D AT I O N S conrinued oR�ge 2- tions beginning in February, 1988. P R E-T E ST U N D E RWAY: �e public hearings process is Three draft solar access protection expected to last through May, 1988. ordinances have been prepared by the STE E R I N G I project'sOrdinanceCommitteefor COMMITTEE SETS THIS 1S5UE OF public review and comment. The pro- visionsprovidecomprehensivepro- JAnIVARI� 28 �VIEET�NG $�JNLINE$ I tecaonforbothnewandexistingresi- FOR FINAL ACTION '� dences in the metro area. A New ON aRDi NANCES This issue of Sunlines describes the ' Development Standard maxi- ihree solar access ordinances which ' miaes solar access in new residendal subdivisions and PUD's b re uirin have been prepared by the Portland- y q g A pre-test of the draft solar ac:cess Vancouver Metro litan Area Solar that 80%of all lots have proper solar Po �i ordinances began in late November , i orientadon. A Solar Balance Access Project s Ordinance Commit- Point Standard minimizes build- �+'itlh twelve of the participating local cee Summaries of two important I governments. The pre-test,which is ' ing-to-building shade and limits a project research products are aiso ', new bu'rlding from casting shade designed to identify any modi�ca- p�vided. The first,prepaeed t�y the , greater than 12'to 20'high at the dons to the ordinances which are project's Research Committee, I northern lot line depending on the necessary,will end in early January. esdmates the economic bene�ts of north-south lot dimeusion. T'he stan- Part►cipating governments include: I providing solar access protection in the �, dard also provides a calculation that Washington County,Beaverton, metropolitan azea. Tt�second,pre- I encourages siting the proposed Tigard,Lake Oswego,Clackamas P��by the Ordinance Committee in str�cture with its south windows in Connty,West Linn,Wilsonville, �[form, estimates the costs of im- the sun. The third ordinance,called a Gresham,Troutdale,Scappoose, lementin the solar access ordinances Solar Access Permit,provides Vancouver and Clark County. p g existing single-family resider,ces it has developed. Now is the tim�to protecuon against shade from future provide comments to the project on the The Steering Committee has non-s�olaz friencily trees on adjoining proposed recommendadons. If you properties within 150'. The details �heduled its regulaz meeting on �,�,ould like copies of the ordinances or and illustrations of each ordinance are J��'28 to take final acdon on research reports compleite the form on discussed below. the proposed solar access ordinances develo b the ro' t's Ordinance �e back page of this newsletter and � y p � mail it to the a�idres�os►ihe forn�. SOLAR ACCESS Committee. The Steering Commit- STANDARD FOR NEW tee will adopt final changes w the lNSIDE: ' D E V E LO P M E N T ordinances and decide whether to ��w o�vN'opm�nf Slandard pa;.J. So(a�►�albnc�•Potlnl>py:3 recommend i�nplementing the ordi- �br�lec�u.P�nnM,p�.5 The purpose of the new development nances as development regulations �onomilc B�n�/lfs,pp 6:: standard is to desi n lots so that or throu h a volun , �e PohMlal:Cosis;:pp 7 22 GOVERNMENTS P/►RYIClP/1TE IN SOLAR ACCESS PROJECT MIIwaukie,Beaverton,Comeliu�,Fore�t Gro�ve,Tigard,Groham,Fairview,Ttartdale,Vancouver,Cliri�Ciwnty,Q�ciiamu C.ewnty,Gnby, Happy Valley,Lalce Oswego,PonLnd,Washington Camty,O�egan City,We�t linn,Wilwnville,St Helau,Scappoose ud Multrto�ntah Co. 2 Sunlines,First Quarter, 1988 Fr�rn .the:5teenn:9 �ammit4ee- ' ' '' $y Dick'l�url��im';ChalrRnan,Steering Commi.ttee,and C[ty Caunctlor;Lake Oswego Begxnnmg<zn Pebruazy,�988;planning commissioners anid elected officials-firom the twenry two:local governments p�'t�icipating in.the Portland-Vancouver.Iyletropolitan Are�Sotar Access,Project will deliberate on whether or no;G. . theu connmattees.should a�bpt the<modeI'solar access o�tiiipances=developed by the Project ��foze ttxe.�ocal:tiemo- crat�c pnqcess begins,I bel�eve i�is valuable to.reflece on: K < tlte trettl�R�Ous pz'bgxeSS�vhtch:we kl�Ve mad6 tagther ' Cc�mmuMcctlon,.undorsfandinQ�fnd consonsUS ha�e , ,: b�corri�tha hcllmork:ct thirpubltc pxivate p'artnership." ' :; dtu'ing the;past year Representatives&om 22 govern > ments �ar�e�►d:small,ciues anid;c�u�tdes,xn Washmgtoin acid Oi�egon=have succeeded`ut wozlang togeth�t to : de�+elog aSolar.�accQ$s land usE Progra�n that wil1 vcrorkfQt alI .The home building industr�has vvct�'ked�i�th ihe Ioeal ;:. _. , governments sid�:by s�de,:day in and d�y out,froiir the�'irst d�y of ti►e prmject. .Commuzucat�pn;:undexstaadarag and consensus:have tiecome:.ttie hallmarks of:fhis publ�c private partnersIup. The Project has:mnch to ace�mpl�sh thi's Sgru�g,tiut a very sbron�:fou�tlafion has been built and Z am optimisti�that the:planning;corrimissibns and�lecf,ed off'ic�ais t�ioughout ih�metropolifan area wi11 cai�efullp stUdy and!!uldmatelp support the work Qf:fhYS praject .. : , __... ,. _. NEW DEVELOPMENT Siting nf StruCtures and TreeS south wall passive solar uses as well (continucd from page 1-) as future rooftop uses. Development Lot Design Standard The solar lot design standard will on ali lots meeting the 80%solar provide proper solar orientation for design standard,or any lot which The Ordinance requires that lots and homes. The recommenda- might shade one of these lots,must eighty (80) percent of the lots tions also include a meth�d to meet the shade standard. The in a proposed development provide legal protection from proposed standard preserves comply with one of the follow- building and tree shade as develop- and guarantees construction of ing three solar design options: ment occurs on each lot. The pro- at least a two story (30') home posed standard would permit 12 feet on every lots 1. Basic Requirement• The of shade from building�or non-solar lat depth must be at least 100 friendly trees at the north property Exempfions from the Design fe�t measured north to south. line between 10:30 a.m.and 1:30 Stdndard T'he front lo¢line must be p.m.January 21 (see Figure 4 on oriented within 30 degrees of a page 4). This will result in a shadow An entire development,or portion of We east-west axis(see figure 1 25 feet into a lot with a north-south the development, shall be exempted on page 2);or depth of 100 fee�Adjustments to the from the solar design standard for the standard are made when a protected following reasons: 2. Solar Buildi�g Line solar building line is used. Option: The developer must 1. Slopes over 209'o in the designate a precise locadon on This shade standard would protect north,west or east direcdon;or each lot where sun will be �o+►r��d o� �3- protected. This option adds Figure 1 design flexibility to the standard. SOLAR LOT OPTION 1: @ASIC REGIUIREMENTS The protected solar building line must be designated on the plat t and be oriented within 30 N degrees of a we east-west axis (see figure 2 on page 3);or 3. Performance Option: At � least eighty(80)percent of the south wall or glass azea of habit- Minimum ot �oo� � able structures must be protected nortr,-sou�n iot from future shade by develop- dimension required ment or non-solaz friendly trees Front lot line is within � and the long axis of habitable 30 degrees of i structures must be within[hirty an east-west axis (30)degrees of a true east-west axis. I i i � � Figure 2 Sunlines,First Quarter, 1988 3 SO�AR LOT OP710N 2: PROTEC7ED SOLAR BUILDING LINE single family uses in other 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 ? permit application(see fignre 3 on of east-west axi page 4). The shade�educdon line N standard protects sun to the northem property owner. The solar gain line helps the applicant determine � whether his south windows will be i At least 70' between solar l�cated in the sun. The goal is to i buiiding line and middle place the new house where both of of lot to the �outh. This will these standards can be me� � ensure ability to build two � story house. Shade Reduction Line i � The standard establishes a maximum � ______t______ shade standard for each lot. The shade standard,which is measured at the north lot line,varies depending on the north-south dimension of the lot. The standard guarantees the ability to construct - at a minimum - a 30 foot house in NEW DEVELOPMENT such irade-offs include: slopes the middle of the lot being (cnntinued fro�n page 2-) to the north,east or west affected by the standard. The 2. Off-site shade, from between 10%and 20%;sig- variable shade standard means that in existing or allowed permanent nificant natural features; ;�me cases full south wall solar off-site features which precludes pre-existing road or lotting access proteceion will be pmvided,in solar uses;or patterns;and public ease- other cases partial south wall ments or rights-of-way; or protection will be providetl,and in 3. On-site shade. The still other cases only south roof 2. Significant development procection will be rovided. applicant documents existing P trees and agrees to preserve amenities would be lost or im- The effects of the variable sola�r most of the trees after develop- P���'�ch could significantly height standard on three different lot ment occurs. reduce the market value of the conditions are explained below. property if the solar design Adjustments to Desi9n principle were applied;or Shade Reduction Line Cose Standard 1: Full South Wall Protection 3. Existing ,�hade precludes The jurisdicuon shall reduce the solar uses. A house on a lot which has at least percent of lots that must comply with 100 feet of north-south dimension the solar design standard below the (e.g.50'by 100'or 70'by 100'lots 80°Io standard to the minimum extent SOLAR BALANCE POINT fronting east-west streets)must be necessary if the app?acant has shown STANDARD FOR EXISTING designed and siGed so that it does not one or more of the following L�T$ cast more than 12 feet of shaa�at the , condiuons exist: north properly line in the winter. The purpose of this standard is to T'he proposed sun angle ie►the ' 1. Meeting the standard would minimize building=to-building shade standard is 10:30 am.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 setb�k from the northern lot line of ' infrastructure cost in- standard would apply to applications 2.5 feet for every 1 foot of building ' creases. Development for new houses and remodeling height over the allowed shade height constraints which have been projects on exisdng lots in urban ac the northern lot line. In most iden6�ed as ssibl creatin single fami� residend�a zones and cor�linwedon e4- � �� , -- �:.,_�,.:� i 4 Sunlines,First Quazter, 1988 I Figure 3 � A SOLAR BALANCE PQINT APPROACH TO INF�LL DEVELOPMENT: LOOKING AT BOTH SIDES OF THE COIN � SHADE REDUCTION POINT SOLAR GAIN POINT `� Protecting your northern Locating your house neighbor's sun to receive sun on �� south windows ' � i � � � �— N � . .' . � � ..�.: � � '�': l `. :��i� �� , . -------•70'------- ----�---7p�--------► � � �. ♦ � 16'01 shade allowed 16'oi shade allowed at property line at property line �.,���.----------.�.,o�� I SETBACK ADJUSTMENTS IF NEC- Standard Side Setbacks ESSARY TO MEET SOLAR STANDARDS �5 .�Reduced Side Setbacks♦�5 � BALANCE POINT 100'lot fronting on north-south house to the north is protected from (continued jrom page 3-) street)must be sited so that it dces shade,regazdless of the height of the not cast more than 20'of shade at the shadow at the northern lot line. This cases buildings which meet this solar �orthern lot line. This will typically will provide design flexnbi�ity to the starrdard will protect full south wall protect the south roof�f a two story building community. solar access co a typical house on the house(see figure 6 on page 5). lot to the north(see figure 4 on this page). The standard for these lots is Exemptions from the Shade Performance Option IIteduction Line Standard identical to the one for new develop- ment lots. The applicant may meet the standard if any of the following condidons by showing that at least 80%of the exist an exemption from the standard Shade Reduction Line Case 2: south facing glazing area of the shail be granted. Partial South Wall/South Roof conlinued on page 5- Protection Figure 4 A house on a lot with at least 70'of NEW DEVELOPMENT STANDARD FOR SITING north-south dimension(e.g.70'x BllILDINGS AND TREES 100'lot frondng a north-south street) sun angle rising must be designed and sited so that it at 2.5 to 1 does not cast more tfian 16'of shade ratio from at the northern lot line. In most cases this standard will protect either t� � SOUTH WALL south wall solar access to the second .' story of a two story house or the roof � . ,' of a single story house on the lot to r. ' �`i�'•'�•'�• . .: :.,•. the north(see figure 5 on page 5). .' 25' ` .� Shade Reduction Line 3: __ ____ _ __� _ _ South Roof Protection � 100'' ' � ' 'r' '100'"� .� 12'of shade allowed A house on a lot with at least 50'of at property li ne nonh-south dimension(e.g.50'x l F f g u re 5 Sunlines,First Quarter,1988 5 SOLAR BALANGE POiNT STANDARD FOR LOTS neighbor,the standard require�that WITH 70' NORTH-SOUTH DIMENSi�W the application show the potential shade on its south windows that could be cast b�its neighbor to the su�n angle rising Sputh. However,any acdan by the at 2.5 to 9 ratio trom SECOND STORY applieant w modify a house design to : ` sourH wiN�ovus pro�ide gre,ater levels of sun would ,.' be voluntary. If the appiicant finds ' his home will be pushed south into � �— N �,.•'' � shade from the adjoining property, � he can request that the differenee � �' � •: �� betwcen the two calculations be spliG �� ` This is called 1he Solar Balance Point � � ------ 70.------ �.�- -- -- �o,- -ti---s forthelo� Theneighbortothenorth `� `� musc agree with this reyuest, � . � � 30'of height guaranteed �� �n r��dd�e ot�oc SOLAR A�CESS � is�or$naae enowaa PERMIT FOR TREf SHADE { �! at property line r i I� The purpase of the salar access � j BALANCf POINT 4. The shade fram the building (continaed fiom poge 4-) strikes oniy an unbuildable area;or Permit standard is to minimize shade ` il ' falls from fut�re trees. A solar access �, � 1. The shade from the bu cWg ;; within pre-existing shade from trees, 5. The shade from ihe building Permit applies on a lot-by-lot basis. ', � other buildings or topography;or strilces an unheated area such as a A�ro�erty owner must apply for a ,, solar access permit to receive the 1` I garage,or a south wall with minimal � � 2. The lot has a north,west or east glazing. protection it offers. Eligible proper- � � facing slope of greater than 20%;or ties include lots m a single family € residential zane and single family � Solar Gain Line �� 3. Difficult lot conditions exist such lots in other zones which existed � as public easements,drainageways, In addidon to analyziing the shade a �fore the adoptian of a solar access . etc;or new st�uchnre casts on its northern �°� Y �. Figure 6 Solar access perr�nit �,' SOLAR BALANCE POINT STANDARD FOR LOTS � , WITM 50' NORTH-SOUTH DIMEPISION A solar access permit is a document sun angle rising issued by the local planning agency at 2.s to 1 ratio p�u'suant to appropriate review irom SOUTH procedures. The document describes �;; � the maximum height that trees can �;; � grow on lots generally south of and '' .'� a' within 150 feet of the lot benefitted f� -'�' by the permi[.It prohibits the owners (' �'— N ,-'� R of property tn which it applies from r; '. allowing non-solar friendly trees �, � ��� planted after the date a permit is i' � `. issued to grow above that maximum �' --�+ height limiG The maximum height !' - so�`-- ---► -�`-- --so� -� limit is a line extending up at an t � �`. angle of 2.5 tol south from the area ` '� to be protected. It can be representeci � �� ao'of height guaranteed b a series of contour lines extendin " � in middle of lot y g � east to west across a lot to which the �, 20'of shade slbwed p�;�applies for easy administra= at property line �' tiOtl. conlinued on page 6- �, �' � � 6 Sunlines,First Quarter, 1988 R E S E A R�C H mated that solar access will save PERMIT CO M M ITTE E �150 millio,n in heating costs for (continued from poge 5-) new homes built in the next 20 ESTI MATES ECO° y�'s in the projPct azea(exclud- N O M I C B E N E F I TS ing the Cit�of Portland). If all The planning agency shall grant a new homes were passive solaz solar access permit if the application O F SO Le4 R AC' d e s i g n e d t a u s e t o t h e f u ll e s t t h e accurately describes existing struc- C ESS t u r e s a n d tr e e s o n t h e a p p l i c an t's solai'access provided,the potential is$325 million. These property and adjoining properties, �e project's Research Committce estimates do not include cooling, and if trees on the applicant's released the final draft in October of solar water heating,or pho- property do not shade the azea to be its report on the projected benefits of tovoltaics. protected by the permiG providing solar access protection. Exempt Vegetdtion The report,"Potential Benefits of Average savin¢s per home. It is 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 may, in heating costs over the life of 250 varieties of trees that are"solar each new home. If all homes &iendly"(i.e.they do not block • save energy and lower heating were solaz designed,the average much winter sunlighl). A solaz bills; savings per home would be access permit dces not apply to solar • preserve future options to use $2500($630). Savings for any &iendly trees. Therefore a solar ��� given home can be as much as friendly tree can exceed the maxi- • encourage the use of solar $4150($1075). These estimates mum height permitted for trees energy;and do not include cooling,solar subject to a solar access permit. A • establish a minimum solaz water heating,or photovoltaics. solar access perrnit does not right. apply to exasting trees in the Incremental savine� The ground on the date a permit is 1, Sol�r access saves energy and gceatest savings are in preventing issued. lowers he?ting,bill� The worst case shading,running committee estimated a range of sveets east-west raU�er than Enforcement of a soCar space heat savings from solaz north-south,and encouraging pccesS permit access,solar orientation and sun-tempered or solaz design. solar design. Savings were Once the solar access permit is adjusted for infladon and listed 2. Sola*access pres�rves future i granted,notices are sent to affected in 1987 dollars. The savings options U�se so�?r. Solar propenies,and an opportunity to were caiculaeed over 30 years access is a lost opportunity challenge the accuracy of the with a 2 percent energy price resource. The option to use solar informalion contained in the applica- increase per year and discounted may be lost for good if it is not tion provided. If granted,the permit at 3 percent yearly. Savings provided when a home is builG is recorded in the chain of title of over seven years,the average These aptions include the use of affected properties,giving future length of home ownership,are in solar for space heating,water owners of those properties notice of parentheses. heating,and to produce electric- its existence. If a tree is allowed to ity. grow above the maximum height The savings estimates are for permitted by the permit,the owner of passive solar heat gains only. Solar technologies are recent, property benefitted by the permit They do not include savings spurred by the energy crises of may peddon d�e 1oca1 planning from lower cooling bills on east- the 1970's. They aze expected to agency to enforce the permit. The west streels,solar water heating, mature and improve in coming local agency considers the facts and, or photovoltaics. Some mem- years. Passive solar design and if it finds a violation exists,notifies bers felt that savings should be many solar water heaters are the owner of the property on which increased 10 percent W accounl cost-effecdve today. Photovolta- the offending trees are situated and for intangible benefits of solar ics should become cost-effective provides an opportunity for a hearing energy to the environment and in the 1990's. With other energy to contest the issue. If a violation is society. prices expected to increase,solar proven,enforcement follows as with is expected ta be a long-term other land use law violations. Arew-wide��:nec. It is esU- growth industry. coruinued on page 7- RESEARCH COfu1MITiEE ing e cost-e ecaveness o t e Sunlines,First Quart�r, 1988 7 (continued from page 6-) proposed ordinances. 3. Solaz access encoura e��s the cases(1%)may occur duri.ng the first use of solar energy, A review of Cost Reducing Features year of implementation. state of Oregon solar tax credits shows that homes on east-west In keeping with the Metro pmject's The cost report for the New Devel- streets were four times more design goals,the Ordinance Commit- opment Standard identified the likely than homes on north-south tee expressly designed the two following cost categories: streets to use passive solar. They S��'�to effectively provide and also were three times more likely Protect solaz access at the least cost • Immediate Approval Cases will to use solar water heaters. Three Possible. Therefore,both standards require little or no additional costs times more tax credits were contain many cost-reducing features and are estimated to constitute 85% granted in communities with which distinguish them from solar of the future subdivisons submilted. solar access standards than in access standards currently enforced those without. by other communities. • Exemption Cases are sub- divisions(estimated at 4%)that are 4. Solar access creates a mini- N�ethOdolOgy expected to be exempted outright mum solar right. Solar access due to very steep slopes and existing protection creates a new property Cost estimates were based on heavy shade conditions. righG It provides certainty to evaluations of existing solaz access people wanting to use solar ordinances,the Metro project's own • part►al Adjusunent cases are energy,and protects investments research and interviews with subdivisions that are expected to in solar. It balances the current members of the building/develop- involve partial adjustments to the right to cast shade. ment community. standard due to various site con- straints(10%of the cases). Typical cost cases were developed O R D I N A N C E for both building and subdivision • Re-Design Cases include CO M M I TTE E permit applications. For the Solar subdivision designs which totally E ST I 11/I AT E S Balance Point Standard the following "fail"the solaz design standard, POTEN TI A L categories of costs were identified: necessitating substantial redesign COSTS O F and processing time. The Committee S O LA R A C C E SS � �imum Impact Cases consist esdmated that 1%of the subdivision of straightforward building pe�mit applicants may be of this nature. STA N D A R D S applications and exemptions which would entail litde or nc+additional Findings The Ordinance Committee has costs to the applicant. Aproximately released the drafts of lwo reporfs on 85%of the applicadons would fall Using the above informadon,a base the potential cost�of the Solar within this category. case was developed which estimated Balance Point Standard(infill the average first yeaz imple�r►entation situations)and the New Develop- • Moderate Lnpact�ases possess costs for both builders/developers ment Standard(subdivisions and lot and/or building design constraints and local govemments. The major planned unit developments). Both which would requue some additional conclusions of the studies were: reports examine the full amay of design time and,}�erhaps,moderate I� pptential costs to both the local construction costs in order to comply 1. Solaz Balance Point Standard ' government and development with the standard. About 15%of the ' community from implementing the bullding permit applicadons aze • Local Govemment Staff Costs: ' ordinances,including those for expected to be such cases. Fust year implementation costs are public hearings,education and estimated at an average of$6 per training,buitder/developer project • High Impact Cases would entail building permit applicadon with design time,permit processing, additional design and construcdon decfining costs thereafter. construction costs,and market costs resulting from difficult site impacts. The cost reports are �onditions and an applicant's • Builder Costs: First year companions to the"Potential unfamiliarity with the solaz access implementation costs are estimateci Benefits"to Solaz Access study standard. Although the Solar at an.average of$55 per building recently prepazed by the pmject's Balance Point Standard is designed permit applicadon w'rth declining Research Committee. Combined,the to eliminate such cases,the Ordi- costs thereafter. studies rovide a basis for deter�r►in- nance Commitiee assumed that some �oru�u�d on �e- __... _.._ _ :...: J I 8 Sunlines,First Quarter, 1988 PEOPLE TO CALL IF YOU HAVE 6�UESTJONS ORDINANCE COMMITTEE 11teMecroProjeccisaaminiateredbytheoregonDeparnnencof (canlinued fiom page 7-) Fsergy and the Washington State Enagy Office. The Oregon Depertment of Energy alsa has Icsd reaponaibility for oonduct- 2. New Development Standard �ng m�y of�ho p%�'a iesearch sctivities. You can nach thc projecx's contact people fa these agenciea at the following numbe[a: • Local Government Staff Costs: For a typica1401ot subdi- aotm xautm.�, Oregan Dep+irtment of Energy, vision,first year im�le.mentation costs aze estimated at an 503-373-7809 average of$4 per lot with declining costs thereafter. �S�Messmer,Washington Stste Energy Office, 206-586-5013 • $UAI(�Cr�;OStS: For a typica140 lot subdivision,first yeaz ConaervationManagementServicea,Inc.,istheconsultingfitm impleinentation costs are estimated at an average of$20 per lot Which hae bern hired to mansgathe projecG CMS is working with declining costs thereafter. w�c�cwo�.o�t xcpres«►cutv�a,The Benkendorf Associatea and i.acry Epstein,P.C.,to provide serviceE to the 21 local gavemmrnts. '!he key conuct people for theae fums sro listed The hsetro pre-test that is currently underway will be used to below,along with the namea of the jurisdicdons working with finalize these estimates. each t-o�1 Represenuuve. C.MS,Mike McKeever,Project Managet,503-227- 0400 C.MS, Crwk Connell, I.ocal Repmsentuive for Waehinigton County,Beavertoo. Comelius, Forost Grove, Tigarcl, Fairview,Troutdale,Gte�hin and Vancauver,503- If you would like more inlo►malionr 2�� CMS, I.ea Twnidaj, I.ocal Represenutive for Co of ordinances CanbY Happy Valley, Milwaukie,O�egon City,and Wilson- PY ville,503-226-0068 Larry Epltein,P.C.,I.ocal RcEmsmtadve for Clark - Research Committee's economic benefits report Coun[y snd Mulmom�h Counry,503-223-4855 Ordinance Committee's cost analysis rcports Tlre Projet Liaison Bu!lelin ds puMished monthly by Conserva- If you would like to have a presentation of the tion Manageme,u Service,lnc.,a division ojThe Bs»kendorj draft ordinanees in January or February �4ssociot�s Corpororion. project manager for rhe d'orAland- Vancouver Metropoluow Arta Solar Accesa Project, CMS's o,84ees are located at 522 S.W. FiJth Avenue, Sui1i /406, Portlond,Oregort,9T104.lfyoKhovt questioru orsKggestioHa, Please mail to the addre°ss below: CMS's phone nwnber rs 503-227-0400. ThePortlard-'VancouverMshopolitanArea SolarAccess Proj- If you have questions,or wish additional informaSion,please cct is junded by the Bonneville Power Adminis�rorion,and ad- callMikeMcKeever,ProjectManager, Conservati�n m+nisr�redbytheOregoniDepornnenrojEnsrgyandtheWash- Management Services,(503)227-0400 �ng�on Swte Energy Office under the ouspices of fhi No�thwrst Power Act. Frqdtng jor thtr p�blitoftow ir providid br�he Boeaeville Pow�r Ad�teirtratloe Portland-Vancouver Metropolitan Area BUUC xn.rE SOlar ACCeSS PtO,jeCt US POSTAGE 522 SW Fifth Avenue,Suite 1406 PAID Portland,Oregon 972(}4 �oRT[.�xD,oR PER1�II'f NO.1682 _ ,.,.. _:.�., �; _,_. • ,:: _ .