Planning Commission Packet - 08/07/1990 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PLEASE NOTE: The original paper record has been archived and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.
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PLEASE NOTE: The original paper record has been archived and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.
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PLEASE NOTE: The original paper record has been archived and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.
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TIGARD PLANNING COMMISSION
AUGUST 7, 199Q - 7:30 PM
TIGARD CI�JIC CIENTER - TOWN HALL
13125 SW HALL 1BLVD.
TIGARD, OREGON
l. CALL TO ORDEIt
2. ROLL CALL
3. APPROV� MINUTES
4. PLANNING COMMISSION COMMf711ICATYf3N
5. PU�LIC FiEARYNG
1
�.l �E�xc�nic x�vzEw
So1ar Aaceam Ordinance
Wetlands
Goal 9
Manufaetured/Mobile Homee
Residential Care P'acilitiee
Procedural Am�ndcnenta
5.2 SUBDIVIS�QN SU�3 90-Q0�9 gLAIvvNEt! DL�`VELOPMENT REVSEW PDR '30-OOQ6
4•
for Subdivision a roval to a11ow div�a�ion
TOI1E NPO 7 A �� est PP
CAPS ( � ) �
of approximaterly 4.96 acrea into 16 lots between 5,(�0�9 and 8,�OA square
t Rc�view a rova�l to
feet in siz�� Alao requeeted ie Plannad Aevelopanen pp
allow up to 25+k re�i�ential denaity trana�Eer. ZONEs R-4•5
(Residential, 4.5 units/acre) LOCATIONs Southeast�rn terminus of SW
Winterlak$ Drive (WCTM ls]. 34�C, tax lots 1�00 & 1900)
5.3 3IGN CODE EXCEPTION 3C$ 90-0�Q3 MARTIN BRO"�HEFtS/TIGARU RETAIL
. (NPO �3) •A request for Sign Code Exaeption approval to allow a 50�
ncrease in si n area u to 105 equare feet per face) and a 25$
i 9 ( P
5 feet ZOI�IE: G-G General Conmae.rcfal)
ht u to 2 (
increase in sign heig ( p )
LUCATION: 13702 SW Pacf.fic Hiqhway (WCTM 2S1 3DD, tax lots, 400 and
500)
5.4 ZONE ORDINANCE AMENDMENT ZOA 90-0002 Y+'t1EL TANRS (AI,L NP9's) A
request �or Zone Ordinance Amendment appXOVal to allow above-ground 4;:
fue]. etorage tar►ks of 4,000 gallona or less in industrial zoning
district�. 7�►bove-ground fuel storage tanks are currently l�r►ited to �',
lesa than 60 GaJ.lone. ZONES: Y�P (Industrial Park), I-i. (Light
Industrfal), H-L (Heavy Tnduatrial)
6. OTHER BUSINL�SS �
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7. ADJOTJRNMENT i>
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TIGARD PLANNING CO�MISSION
REGULAR MEETING - AUGUST 7, 1990
1 . Vice President Fyre called the meeting t� order at 7:35 P.M. The
meeting was held at the T�gard Civic Center - 70WN HALL - 13125 SW Hall
�oulevard, Tigardy Oregon.
2. ROLL CALL: Present: Yice President Fyre; Commissioners Barb�r,
�oane, Fessler, Leverett, Moen Carrived at 9:3Q
P.M. ) and Saporta.
Absent: Commissioners Castiie, and Peterson�
Staff: Senior Pl�nner Keith Liden; Planning Secretary
Ellen P. Fox<
3. APPROV,AL. OF MINUTES
Commissioner �arber moved, and Commissioner Fessler seconded to approve
�he minutes as submitted. Motion carr°ie� by majority of Cc�mmissioners
present. Cormmission�r Saporta a�bstained.
4. PLANNING CON�IISSION CON1�9Ut�ICA7I0N
o There was none.
5. PUBLIC HEARINGS
5.1 PER30DIC REYIEW
Senior Plann�r Keith Lidan explained that the Periadic Review process is
required by the State irr order to review Tigard`s Comprehensime Plan and
implementing ordinances and to make changes to bring them up to date.
o Solar Access Ordinance;
Senior Planner gave a background o� the proposed Solar Access
Ordinance. He s�id the purpose for reviewin� this proposed ordinanc�
was to determine what recommenda�tion should be forwarded to �he City
Council for its consideration on August 27, 1990. He briefly described
the four parts of the proposed ordinance:
- Solar Access Ordinanc� for New Subdivisions
- Solar Balance Point Ordinance
- Solar Access Pevmit Ordinance ;
- Solar Access Ordinance Definitions and Illustrations j
Ne gave examples of soro�� of the exemptions for existin� homes and new f
construction. He discussed the use of "solar friendly trees; and h� ;
exp1ained that the permit and enforcement woul� be the City's i
responsibility. I
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PLANNING CONA�IISSION MINUTES � AUGUST 7, 199�0 PAGE 1 €
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He advised thatk: `aff was recommending adoption the model ordinance
to be incorpora�ed as Chapter 18.88 of the Commun�ty Development Code.
He said this recommendation was support�d by two major considerations:
(1 ) consistency with the Tigard C�mprehensive Plan, and (2) consistency
with State and Regional Energy Policy. He elaborated on each point.
He noted that State and Regional Policy ca11s for development of
low-cost, efficient sources of energy that are also environmentally
sound. C1ear and concise development regulations have been thoroughly
r�viewed by in�ustry representatives and gavernment representatives and
the public.
There was discussion of how implementation would affect staff,
administrative time and cost �o City. Senior Planner reviewed the
ac�ua� �ases which were used to evaluate the processing time, and he
said each case did not take much time �o process.
PUBLIC TESTIMONY
o Farest Soth, 4890 SW Menlo Drive, Beaverton, said he is the Chairperson
for the Portland/Vancouver Metropolitan Area Solar Acc�ss Project. He i
thanked the City �f Tigard for �hE service rendered, an� for the service
of Senior Planner �iden far serving on the ordinance c annittee. He
spok� about the need for energy conservation, a�d he said the ad�ption
of the ordinances would enablE ci�iz�ns n�w and in the future to tak�
advantage of solar energy fe��ures. He referred to the ordinances as an
i�vestment in the future. Me said 22 jurisdictions worked on the set of
ordinances over a two-year period. He mentianed tha� the Northwest
Power Plan recogni�es solar access as one meth4d of conservation which
reduces the need for, and extends the �i�e in �hich new electric
generatin� facil�ties will be required. He urged the City of Tigard to
ad�pt the n�w ordinanceso we said the exR�rience in Beav�rton has been
favorable and has not been time consuming to work with.
� Mr. Soth read a letter from Charles Hales, the Director of Governm�ental
�i Affairs for t�e Home Builders Assaciation of Metropolitan Portland
(Exhibit I). In his let�er, Mr. Hales praised the model Solar Access
Ordinances. In his letter he said the Home Builders appreciate
uniformity among various jurisdictions. He advised that after two years
of implementation and minor, fine-tuning amendments, th� field testing
has shown that the ardinances work as expected. He endorsed the Solar
Access Ordinances on behalf of the Hane Builders Association of
Metropalitan Portland. ;
o There was discussion about the State's proposed reduced insulation {
requirements in some area�s.
PUBLIC HEARTNG CLOSED �
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o Commissioners all expressed satisfaction with the Solar Access Ordinance.
* Commissioner Barber moved, and Cormnissioner Saporta seconded to
rec anmend to City Counci1 to adopt the Solar Access Ordinance� �
* Motion passed by unanimous vote of Commissioners present. �
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PLAlJNING COCrMISSION MINUTES -� AUGUS7 7, 1990 PAGE 2 ;
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a Wetlands:
Senior Planner �iden explained that the purpose af the proposed changes
in the wetland code is to identify the areas within Tigard which are
wetlands. He described the process used to identify the wetlands. He
differentiated between the wetlands under the jurisdicti�n of the
Division of State Lands, the U.S. Army Corps of Engineers, or other
regional regulat�ng agency and the wetlands the City oversees. He said
that fo.r wetlands not administered by a governm�ntal nr regional agency,
criteria are established for development approval .
He said the revisions to the Community D�velopment Code are proposed in
order to more accurately reflect how wetlands ar� to be regulated.
PUBLIC TESTIMONY
� Jack Broome stated tha� he is President af the Wet�ands Conservancy,
P.O. Box 1195 Tualatin, Oregon, 97052. He said he generally supports
the ordinance changes except far several definitions. First, he
disagrees with the wetland definition (item A) regarding wetland
plants. He sugges�ed using the Federal Wetland Identification Manual
when identifying wetland plan�s. Sec�ndly, he noted the word
"significant" might ne�d definition to eliminat� misinterpretati�ns o�
th� code.
He also advised that �he praposed 25-foot buffer was tao narrow. He
com�nented �hat the City af T�alatin's Wetland Protection Ordinance has a
40-foot buffer around the Hedges Creek Marsh. He discuss�d the date for
compliance, i� should match the date used by St�te and Federal
jurisd�ction. H� expressed concerns about deveiopment occuwring in
sensitiv� lands and suggested that the preambl� �hould state
emphatically that it is the intent of the Sensitive Lands Act to protect
�hese iands.
5enior �l�nner Liden answer�d questions pertaining to langua�e used in
the proposed changes. There was discus�ian about the buffer size and
set-back requirements in different jurisdictions.
PUBLIC HEARING CLOSED
o Senior Planner responded �o a question from Commissioner Leverett about
the numb�r of wetland are�s identified, stating there were about 80
wetland areas, with ten percent of those being under the City's
jurisdiction.
o Commissioner Sapor°ta canmented the veord "significant" is often useful ;
fur maintaining proper control .
o Commissioner Boone suggested using the actual State and Federal
regulations instead of having s�parate r�gulations for Tigard
jurisdiction.
o Commissioner Fessler favors having definite guidelines for use with
sensitive lands and w�tlands,
PLANNING COh�IISSION MINUTES - AUGUS7 7, 1�90 PAGE 3
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o Commissioner Baraer agreed with Commissioner Saporta regarding the word
"significant" and did not favor defining the term. She supported having
Tigard regulate only thF few, small isolated wet�ands and thus
eliminating any duplicatyon of permit in areas under State and Federal
jurisdictions.
o Commissianer Fyre expressed concern tha� the 25-foot buffer might be too
large an area in som� circumstances, but he said the Director wnuld have
the discr�tion to adjus� the buffer size depending on the circumstances
involved.
* Commissioner Saporta moved, and Commissioner Barber seconded to
rec amnend to City Council approval of the wet�ands code c�anges,
Community Development Code Chapters 18.84 (Sensitive Lands) , and 1�.26
(Definitions) and Compreh�nsive Plan Policy 3.4.2, with the modification
that the pr�vision for buffering be made up the 40 feet based upon the
discretion of the Directar.
Commissioner Boone suggested �mending the mation to include referring to
the Federal Manua1 dacumentation of w�tlands plan ypecies. Commissioner
Fyre agr�ed, adding the languag� "if a question ar��es." Commissioner
Saparta accepted these modific�tions to the motionv
* Motinn was passed by a unanimnus vote of Commissioners present.
o Goal 9 - Economic Development:
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Senior Planner Liden explained the purpose is r�-evaluation af Tigard's �
economic deve1opment plan. �
PUBLYC TESTIMONY
There was none.
PUBLIC HEARING WAS CLOSED
a Cor�missioner Fessler suggested some of the language should be upda�ted.
o Commissioner Barber gave Seniar Planner her written suggestions fow
corrections of errors in grammar or wording.
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* Commissioner Boone moved, and Commiss�oner Fessler seconded ta recommend
to City Council approval of changes to Goal 9.
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* Motion passed by � unanimous vote of Commissioners present.
o Manufactured H�mes: �
o Senior Pl�nner Liden sa�id the proposed revisions in C6�apter 18.94
(Manufactured/Mobile H�me Reguiations) are intended to bring the Code
into conformance with State r�qt�irements, and to e�tablish criteria for
the lacement of manufac�ured/mobile hanes in mobile home subdivisions
P
and park d�velopments and manufactured homes on individs�al building
iots. He exp'�ained one of the revisions wou1d change the standard for
the maximum distance that the first floor can be above grade level .
PLANNING COMMISSION MINUTES - AUGIJST 7, 1990 PAGE 4 '
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PUBLIC TESTIMONY �
o Martha Bishop, 10590 S.W. Cook Lane, Tigard, is a member of NPO #3. She
said the NPO Chairman asked her to report to the Planning Canmission.
She read from a prepared statement (Exhibit IT), which suggested there
were conflicting definitions within the Community DevPlopme�t Code with ,
reference to placement of manufactured/mobile homes. '
o Senior Planner explained that revisions only ch�nged some of the design '
criteria and definitions, and did nat change which zones a11ow
manufactured homes. He said the new 5tate Bill 2863 directs the City to
show that demand fnt ma�ufactured housing is being met. There was '�
further discussion c�n�erning which znnes to allow manufactur�d homes. ,
PUBLIC HEARING WAS CLO��D �
o Commissioner Barber mentioned that the minutes from NPO #3's August 1 ',
meeting recommended requiring manufactur�d han�s to hav� a 4 to 12 roof i
pitch. There was discussian concerning �he ronf pitch issue. '
o Commissioner Fessler commented on definitions for "manufactured/mob�le II�
hane , which the new code does nnt address, and she suggested adding a I
definition far the term "foundation." She also recommended a�dressing
zoning at a lat�r date.
o Commissioner Barber discussed the question of roof pitch, pointing aut
the definition of "manufactured home" states it must be "constructed in
acco�^dance with federal manufactured housiny c�nstruction and safety
standards regulations in effect at the time of construction." She said
she was in favor o�F recommending to City Council to accept the changes
as written a,y staff.
* Commissioner Barber moved, and Commiss�oner Lever�tt seconded to
rec arimend to Council to accept the c�ranges as written by staff.
* Motion was passed by a majority o�F C�mmissioners present. Commissioners
i F+essler and Boone voting "Nay."
o Resider�tial Care �'acilities:
Senior Planner Liden advised that the changes in Community Development
Code definitions are proposed ta correspond with Stat� definitions. Ne
said the changes did not change the activities or numbers of persons
cared for, but only the terminology used. The changes included "Group
Care Residentia1 ", which would be changed to "Residential Care
Facility"; and where the term "Residential Care Fa�ility" was used, the
term would be changed to °'Residential Tr�atment Home." He said the term
"Babysitting Service" �rould be changed t� "Family Day Care".
PUBLIC HEARING WAS SUSPENDED
* Commissioner Leverett moved, and Commissioner Saporta seconded �to
recomnend to Council to approve the proposed revisions to the Community
Development Code definitions of various re�idential use types.
* Motion was passed by unanimous vote of Co�nissioners present.
PLANNING COMMISSION MINUTES - A�ICUST 7, 1990 PAGE 5
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o Procedural Amer;; �nts: ;w
Senior Planner Liden advised the proposed revisions to Tigard's
C anmunity Developm�nt Code would bring 7igard into compliance with �ew
State statutes wh�ich require natification of tenants of mobile home
parks when a zone change is proposed for the park they r�side in.
* Commissioner Boone moved, and Com�nissioner Saporta seconded to recommend
ta Council to approve the procedural code changes to Tigard's Community
Development Code Chapter 18.32. ""
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* Motion was passed by unanimous vote of Commissioners present.
Meeting reGessed at 9:20 P.M.
Commissioner Moen arrived at 9:20 P.M.
Meeting reconvened at 9:30 P.M.
5.2 SUBDIVISION SUB 90-0009 PLaNNEQ DEd'ELOPtAEN7 REVIEW PDR 90-0006 ;
CAPSTONE (NPO #3� A request for Subdivisian approval to allow d3visinn }
c►f approximately 4.96 acres into 16 lo�s between 5,000 and �,5Q00 square
feet in size. Also r�quested is Planne� Development Review approval �o
allow up to 25� r�sidential density transfer. ZONE: R-4.5
(Residential , 4.5 units/�cre) LOCATION: Southeastern t�rminus of SW
Winterlake Drive (WC7M 1S1 34cc, tax lots 1800 & 1900)
o Senior Planner Liden described the �roperty and its location. He
�xplained that the applicant is dedicating approximately 2.15 acres as
open space. He said that applicant is also requesting the allowance of
15-foat front yard setbacks �nstea�d of the 20-faot setback narmally
required, and a1lowanc� af 3-�'oot side yard setbacks where 5 feet is
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ro ert is resent
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re uired. He stated that y p Y
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' t but ot
Beaverton Schoo1 Qistric , g
Districts agree that the property should be annexed into the 7igard
School Dis�ri�t.
Ne said staff is recommending approval of the subdivision. He added
that staff is recommending tirat a pathway be provided to Mary Woodward
School and a pathway to Summer Creek. He advised that tree removal is
of concern; and staff is recc�nending a two-phase approach, first '
clearing street wight-of-way, driveway and utility areas. Then a '
fo1low-up review �vould be conducted to protect as many trees as possible
during home bui1ding phase. He said staff is suggesting that an
arbarist be retained by the applicant to review the tree cutt3ng plans.
Me said the setback allowaflces were requested to make siting the houses �I
more flexible so that mare trees can be retained. He discussed the open
spaces and 100-year flood plain.
APPLICANT'S PRESE�ITATION
o Jim Harris, 12555 SW Mall Boulevard Terrace, stated he ys an engineer �
with Marris McMonagle Engineering, and he represents Al1an Paterson and
Capstone. He agreed with Seniar Planner's recommendations to preserve �
as many trees as possi bl e. He di scussed the pathway i ssue, crnmienti ng ;`
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PLANNING CON�IZSSION MTNUTES - AUGUST 7, 1990 PAGE 6 ��
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th�t the 100-yi� flood plain may pose some cha�, ,�ges to the
construction. �e answered questions pertaining to the setback request
and tree removal �lans.
o There was �urther discussion concerning setbacks and tr�e removal .
Commissioner Boone commented on the layout of the development, stating
he thought it was difficult to save many trees with the prese�t design.
PUBLIC TESTIMONY
o Qonnie Owens, 12450 SW Summercrest Drive, said she was in favor of i;he ;i
devel�pment as long as the follorring conditions are met: (1 ) trees are
preserved as much as possible, (2) donation of 1an�d for ope�n space which
can serve as a buffer for the wetland, (3) wetlareds to be marked to
avoid excavation in the area.
0 7add Finney, 12240 Summercrest Drive, voiced concern about the trees
which will be removed, He suggested putting fewer homes in the area as
a rneans of retaining more trees.
o There was dzscussion concerning sewer line location and construction
di te
time and the ossible ne a�G�ve im act an �he v�ildlife in the �mme a
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area,
o Senior Planner mentioned applicant would need to cFr�ck if there ruere a
permit required by the State ar Army Corps of Engineers because the
wetland area is under theyr jurisdi�tinn. There was discussion
regarding density transfer and number of lots atlowed.
REBUTTAL
� Applicant had na new information to present.
PUBLIC HEARING CLOSED
o Commissioner Moen was in favor af appraving the applicant°s request
based on the trade off of donated land wh�ch would benefit the co�munity.
o �ommissioner Leverett remark�d that losing trees was inevitable, but he
did not object �ta the development.
o Commissioner Saporta c amnented on the donated land which will enhance
the wetland area, benefitting the City; and he said he was in favor of
approving the applicant's request,
o Commissioner Baone stated he did not favor the layout of the
development, but added the density transfer was accor�ding to code. Ne
expressed Goncern about �osing too many trees and off�red a design which
would be more favora�ble. He said he favored larger lots.
o Commissioncr Fessler agreed with Commissioner Boone, favoring larger
1ots. She commented that zoning is in need of study and fine tunirrg.
She favored gran�ing the applicant's request.
o Commissioner Barber agreed with the other Cammissioners and stated th�
staff rec anmendation was a good one.
PLANNING CONMISSION MINUTES -� AUGUST 7, 1990 PAGE 7
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o Commissioner Fy're agreed the lo�s seem small , but said the developmen�
plan is appropriate for the site.
o Seniar Planner answered questions about conditi�n 12, which requires
applicant to build a pathway.
* Commissinner Moen moved, and Commissioner Fessler seconded to appr�ve
Zone Change ZON 90�0006, Subdivision SUB 90-0009, Planned Development
PDR 90-OOA6, Variance VAR 90-0025 with the following changes to
Condition 12: Path location and constructian shall be caordinated with
staff and Park Board and Park Department, and at their aption modified
or deleted.
* Motion was passed by unanimous vote of Commission�rs present.
5.3 SIGN CODE EXCEPTION SCE 90-0003 MARTIN BROTHERS/TIGARD RETAIL (NPO �3)
A request for Sign Cade Except�ion approval to allow a 50% increase in
sign area (up to 105 square feet per face) and a 25% incr�ase in sign
height (up to 25 feet) ZONE: C-G {General Commercial ) LQCATION:
13702 SW Pacific Highw�y (WCTM 2s1 3DD, tax lots, 400 and 500) �
o Senior Planner Liden descr3bed the location and backgraund of the Tigard
Retail C�nter, which is occupied by three buildings. He expl�ined the
size of the sign being rQquested a�d h�w it compares wi�h normally '�
allowed size. He said staff recomnended denial of the 50% increase in
sign size. He discussed some appropri�te conditions to consider if the
request is approvedo
APPLICANT'S PRESENTATION
o John Moore, 22085 SW BQOnes Ferry Ro�d, Tualatin, 97062, discussed the
�tenants who will be occupying the Tigard R�tail Center9 noting the
number of tenants had increased since the application was made with a
passibili�y of having up to 10 mr 11 tenants in th� near future. He
show�d � sitP plan and described their relation to Pacific Hi�hway. He
spoke about the visibility of the signs and driving patterns which
influence visibility. He also discussed the wall signage and noted some
limitations.
There was discussior� abaut the square footage of the individual bays,
location of wall signs, height r�strictions, and sign code exception
pos�ibilities.
PUBLIC TESTYMONY
There was none.
PU�LIC HEARIN� CLOSED �
o Cammissioner Moen said he favored granting the 50� increase, but not �he
one foot h�ight increase. 'i
o Commissio��r Leverett agr�ed with Commission�r Moen's comments.
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PLANNIN� CONA�IISSION MINU7E5 - AU�UST 7, 1990 PAGE � .:;
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o Commiss�on�r Saporta asked applicant why this issue of sign size was not '
addressed during design review. Applicant explained that he missed the I
date �to have sta�Ff grant excepti on duri ng desi gn review. '
o Cammissioner Boone s�ated he was inclined to accept staff's i,
recommendation and vate against the sign code exception.
o Commissioner Fessler asked the applicant several questions about the '
proposed dimensions. She discussed us�ng the wall signs, and she ,
suggested they are more visible by motorists driving by. I
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o Gommissioner Barber stated she would not have a pe^ablem granting th�
exception and was not apposed �o the on�-foot increase in height.
o Commissioner Maen agreed with Com�nissioner Fessler's comments and he
suggest�d using the freestanding sign to identify the busin�sses l�ca�ed
in the center and using the wall sigr�s to identAfy the end businesses. ,
* Commissioner Moen moved, and Commissioner Lever�tt seconded to grant
Sign Code ExcPption (SCE 90-0003) to a11ow a 50� increase in sign area,
to reject the sigre 6�eight varianc�, and to include the conditions
suggested by staff in Section C af the Staf� R�port.
* Motion passed by a unanimnus vote of Commissianers pr�sent. ��I
�a.4 ZO6VE ORDYNANCE AMENDI�iENT ZOA 90-0002 FUEL TAl�NCS (AI.L N�0'S) 'I
A request for Zone Ordinance AVnendmen� approval to all�w above-gruund j
fuel storage tanks of 4,000 gallons or l�ss in industrial zoning ��
districts. Above-ground fuel storage tankS are currently limited to
less than 60 gallonse ZONES� I-F (Industrial Park), I-L (Light I�
Industrial ), H-L (Hsav.y Industrial ) '�i
o Senior Planner Liden advised that these revisions would bring Tigard's I!
reg�tations into compliance with the Fire District°s code. Ne said
there were changes to definitions, some allowances far abovN-ground home
heating fuel tanks, and an allowance fur above-ground tanks in I
industri�al aweas. Ne explained the DEQ regulations for in-ground fuel
storage tanks have ��en implemented to address �Che prnblems with leakage
and ground contaminatione He said it is easier to moni�or leakage in
above-ground tanks.
PUBLIC TESTIMONY
There was none.
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PUB�.IC HEARING CLOSED
o Commissianer Moen expressed opposition to above-ground tanks of 6,000
gallons for s�fety reasons,
o Commissioner Saporta was concerned �boufi containment in the event of an
accidental spi11 .
PLANNING CONN�tIS5I0N MINUTES - AUGUST 7, 1990 PAGE 9
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o Commissioner Leverett commented that small business operators cannot
afford to carry the expensive insurance required to cover possible
contamination clean up operations. He said tanks are now designed to be
safer and to limit potential fire hazard.
o Commissioner Moen canmented that fire safety is addressed, but
aesthetics should be addressed.
o C�ammissioner Saporta discussed the need to look at the DEQ's and EPA's
regulations pertaining t� this issue. There wa�s discussion of these II
regulations and application process.
o Commissioner Boone c anm�nted that the trend is to protect the grnund
from contamination by removing leaking tanks.
o Cc�mmissioner Fessler agreed with Co�issioner Boane, but she questianed
what the max�mum tank size should be.
o Commission�r Barber repo�^ted �hat NPO #3 suggested including definitions
�f C1ass I, II, and IIf flammable liquid� a�s part of the ord�nance. She
said NPO #3 al�o suggested that ad�quate screening �o be required in all
zones. She said she disagreed with the NRO about def�ning flammabl�
liqt�id �l�ssifications, because those working with flamnable liqu�ds and
with th� ordinance are fa�niliar wi�h the standard �lassifications.
a Cpmmissioner Fyr� di�cussed the safety issue and said he was generally
in favar of the amendment.
* Commissioner Leverett moved, and Gommissioner Boone seconded to
recamnend �o Council approvat Qf Zoning Ord7nance Amendment ZOA 90-0002.
* There was discussion with Commissioner Moen sug�esting that if this
amendment failed, he would be in favor of treating above-ground tanks as
conditional use, or harring the request heard before the hearir�gs officer.
* Motion carried by unanimous vote of Commissioners present.
6. OTHER BUSINESS
o A letter dated July 30, 1990, was received from Bever}y Hawley
concerning F'yrestone develoqnent. Senior Planner Liden reported that
Community D�velopment Code, Fir� District reyuirements, and utilities
dictated that more trees be cut than developer w�nted. He said there
was a tree cu�ting permit granted to the develo�er, but the file copy
had been misplaced. F4e said he walked the prope�ty with the developer;
and an arboris�t was retained who recom�nended removing some alders which
were in declining condition.
11 :10 Commissioner Leverett left.
PLANNYNG CONMISSION M'INU7ES - AUGUST 7, 1990 PAGE 10
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o Furither discussion concerned tree cutting and drainage Concerns. Senior
Planner said he planned to communicate his response to Mr, and Mrs.
Hawley and provide the Cammissioners with copies nf the letter.
ADJOURNMENT - 11 :20 P.M.
;
E11en P. Fox, Secretary
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PLANt�ING CQNIMISS�QN MINUTES - AUGUST 7, 1990 PAGE 11 .;
. . . . . . . . , � . . . � �. . . � ..�;::F:
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�.: tit}r�'
PLANNTNG COMMISSION ROLL CALL
H�ARING DATE: / � v STARTING TIME: �',�S�� n� `
COMMI3SIO1dERS
DONTALD Y�SOEN
✓ Vr.ASTA BARBER
!/ JAMES CASTILE
L�-�'��TLY FLSSLLR
�' I�iILT FYRE
v'� D�ANE LEVERETT
DAVE PETERSAN
f! HAY2RY SAPORTA
f/ IiAROLIS B. BOONE
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3TAP'F P�E3ENT: ;
/'\�..�/Y T� �-i G�C>/� �
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�I�:�S QUB���+"�I�G CO�P��Y L�9as TT-7648
� F.O.BOX 370 PHONE(503)684-0360 �OtIC@
� � BEAVtRTON,OREC=ON 97075
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The foYla�v`� .b��ti�-tt�T �
Legai Notice A�lvertising �..°� ._ =�,.,�:�T,��,���=`Tow�►�;:T `
�'=-.�
1��Z3'�����V(�:,�TlgBt(�s�[�C$Uil.BOt}1 jfilblTC`!�Stld WII�CR tC.4-
e Cl ty of Ti:gard �, • ❑ Tearsheet Noi: .timoay�,s utvited:T1ie puCilic;t�an�r mn th�s ma4�ez v�ill be Conduct�m
PO Box 23397 -"-� °������1�a;���8.32 of:the Ti�dMunicipal Code°, �
�.;-.. at�nilss.and proc,ed�ues of the PZanning Commassiae Failiu+�t�ra�se an. j
� Ti gard, Or 97223 ���+'°" 9� • ❑ Duplicate Affi�, �������leiter�recludes art ap�eal,and faelure ti� t�ie
, �r� �l� �riterion�Ort►tfie Community Y�evedopment God�or Ccsm�relteats�ve , �
�v�j • at wfuc�i a comm�t is diceet�d...pc+ecludes an.appeai� iiese�>dn., tl�at
• ���� critaion.F�infcinnation may�e;obtained fmm the Plannin D�v�oA
��"" �at 13125 S.W,�iall Blvd.,Tigard,OR 97223,orby caWng 63�3�171 "
� PtJBLIC HEARINGS'
: �IGN C()DE-EXCEPTION`S�9fl=t10�3 '�
�►FFIDAVIT OF PUBLICATION MAR'fi�T3R0'T'HERS/ITGARDRET'AIL (NPO#3)
A:x�tl�t fcx;Sign Code Fxcept�oc�al-�appr�val�o a11ow a SU96�t�ase�n
�T/!TE OF OR€GON, �Sg siSn area (uP��o IGS;square feeC r face)and a 2546 incaease�n'=;s�gn
[ COUlJTY OF WASHINGTON, ) ' heighit(up to 25 feet):ZONE: C�(t°ieneaal":eomtrieicial).LOCATION� :
13702 S.W.Pacific Highway(R'C,TM 2SI 3IyD,tau lots 4U0 and SOU)
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being first dulY sworn, depose and say that I am the Advertising '7��.T R��ANG'E�►M_F3V�MENT ZOA90-002 > (��S�
Director, or his prirscipai clerk, of the ' . _� ��t f�, �.� Am�tdmeeit app�OYa�-�,to �tlOa, abc�ve=.
a newspaper of general circulation as defineci �n ��� �91'��.�th2 �fuel sdocage ienks of�,U00 gallans�les�in i�ustrial zoning dis-
and 193.020;published at Ti oard ,�c�:A������1������y�i���:� '
aforesaid county and state;thaf the � ��, I_p �� p�}�� j�, ��t L�dus�ial3a`H L
' -, ' ° ���y��"'s. •�„��, -, -
a printed copy of which is hereto ann�xed, was published 9n fhe j �
ers4ire issue of said neen►spaper for QnP successive and .r����:SUBDIYISIQN :� �.- . -.._. (r1PCD#'Ij
consecutive in the following issues: � �9� �� Su����� ����-�d�����imately
4.%'acies inw 16 lats betwecn 5;00l3�d:8,390 s4aaae.feet in s�e and
J u 1 y 26, 'f�9 o a�cav�an of a.ls ac�s of g��wayLpirlra�.R zmne El�ige is ai�o rer:
q�mn add e!�PD(Pfmn�d nevebpmeat)ove�sy zcne to tbe,pc�pe�
:ty's i�eat R�'.����,4S�iws/aces}zoning:desig�aauon�u aUow
; ��'�,r of�cve� .p� ;�t�eac-5dd"die proposod�apes;tin the
, , ,` ..
_. bals�.of� A�l±ar�is,req�estod W Co�unity Develc�
, ^ _�r Cdk Sectioa-�-1 9��;�iv�s=noF alk�ev pe�lc.area o�er-thau -
la,n,�rsinagewway,ar sieep s�Ope nress w ta�incle�ed�n the ae�cji.
me this �5th dav o� f ?�1�t�990 � calculatim. LACATdON: F.astaa t�erenrnus of S.W. VNinterlai�e.
Sub�cribed and sworn t before � .Drive,�ut�ieast of Snmsnalalsa Park{�VCTM 1S1'34CC,tax lotc 18(16�`
. 1900):
[Y)MP9tF�i�-NSIV�-PL���f�1►�NL111�T/' - ;
- tJotary Public for Oregon 7Y��Op.��t�1�NG'�qit+dF.�?MENi' �PA,9�04�TlLOA 90-00�3 < �
; _ _ 'fie;Pla�ntitg�:om��hal1 t+ar�c��� foDlow�iu$p+oposod a�
pAy Com�n;�ao ' es:-- - �s far the purpQse oF fci�o�����or C�ty Co[inc�1:
`: o�idaaation. 1)tlie a�dataoin�f'aola�°acc�s a�%�to�ide.1�8 c�tl�e ,
' . AF�fD�►V6T - _ Tig�!MEmic�al Code(�MC}, 2�a�t d�e def°wt�ons o€sad�Bn.- '
; . �foc m�nofactorod and nroiatla ho�nt��n �eet�s i�.26. ���Z�:
i a�d 18 94 bf thc'fMC,3)ame�d the dc�niiio�n of"gi�oup cai�r�a�:
i+�3�1 t�tr� . children's.daY c.are, and_i�abysittiflg sea�e in
Sectioa�I8>�2�E�����4�smend�Reso�e Secta�a"o�the Com�� �
� piei►e�sive F�an..'ie.��and upiiat�c ti� "Eeai�,Y" cl�ter�n ac�c ,
dans�w�th���S�s�na�:t�sfe�imt�m�of wetland acy��die�
`• sen�3►�t�a� 4�ni�na re+�s�d�fg�.wetiat�'s an 1C'����6�
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1) Letter dated Jnly 3f3, 1990 fro. Hever].y Hawley regarding Fyrestone ,�
Project located west of �ii 121st Avenue, aouth Af SF1 Tippett Place.
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July 30, 199�
C:CTY OF TIGARD, PLANNING DEPT. (this copy was hand d�livered
on July 30, 1990)
Last y�ar we were notified that a development was to be
� bui1�L on the property adjoining our four acres. As we
have been spoiled by �the beauty of the �djoining woods ,
w� were Concerned ab�ut tl7e proposed project� We along
with numErous other neighbors went tc� i;he meet.ing ,
ancl air�d our c�ncerns . I offered only two cancerns
at the meeting. One, that there was a beautiful woocls
involved in this development and I hoped tha� �s many trees
as �ao�sible would be saved. The other was otiir concern
�ver the drainage of water from the street and homes .
I brought along our children to this m�eting so they
could s�e how government procedures work�� ar�d how the
public does have a say in c�mmunity affairs . My conc�rns
were addressed that evening and I w�s told that no tree
�aith a diameter �f six inches a,r over wo�zld be removed
unless it was in the str�et, sew�r or nn the i.mmediate
site for the home. As for the drainaqe it would be carefuYly
supervised and done so that our wqods would not b� affected .
We received reports from the city t�ha� verified all that
was pr'omised at the meetfng. A variance was allowed so that
a. cu1 c3e sac wouldn' t take out any more trees than necesssaxy;
an!� trees were not to be removed unless to constzuct street ,
utilities and residences. Also pavement rain drainage
was to be diseharged into a drainagPway witho�zt significantly
impacting c1o�,mstream properties .
It a11 sounded c�ood to ns. Then tk�e work beqan. Trees started
bei�g r�mo�ved that didn't fit the requirements . Trees �hat
�reze n�� mar?ced for' removal wexe cut. z Went �o the ci:ty for
RE�EIYE�lLANNI�i
AUG 11990
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a copy of the tree removal permit that was to be obtained
before development could begin on the property. We Zooked
through the entire file, but no permit was tl�ere. I called
the next day but t;he permit could not be found . This went on
for two weeks . Finally after all of �the tre�s had been clear
cut off of the development , a sketchy plan was giveri to us .
All aloilg the plannilzg commission agreed with us that there
was no provision for a clear cut on that pr.operty. Driveways
were to meander through the tr�es . Th� hammerhead variance
was allos�red in ord.er t� prot�ct the "number of large trees
that would need to be remov�d' to accammodate a standard
cul-de-s�c bulb" . No trees can even be faund in that area now.
An adjoining city park taas also adv�rs�ly affected . The sewer
, line needed to ga tlzrough i� , But instead of taking c�ut only
treFS over the sewer 1ine, large cedars were .r�moved over ahout
a thirty foot wide swath, a11 th�s for not even a one foot in
diameter line. The surveyor told me b�for� the project began
that this line shoul.d nat disrupt mor� than a four foot wide
swath throughout the project .
Now for our s�cond cnncern. . . . . . .DRAI:NAG� .
The clrainage was to be "discharged inta the drainageway
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on the w�stern pnrtion of the site without significantly !.
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zmpacting downstream propert;ies . " i�1e current].y have a ;
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large flexible pipe about one foot in diameter dumping �
at least half or more of �he drainage intra a pile of �
rocics on the edge of our pro�erty at �he top si�e of our
woods . The natural drainway is about 50 fe�t down the hillside. �
thr.ough nur pr�p�rty. T again called the planning �dc�partment �I
t;o as}€ wl�at was c�oing on. T askPd f�r a copy of the requirec� j
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c�de z•egarcling drainways and for the �articulars on this 1
projPCt . Again the plans c�oulc] not be found and again na �
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one could even come up with them for at least two wee�CS . We �
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sti11 haven ' t gotten these pub�.ic documents . ;
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We have tried following every possible way of dealing with
these mistakes in a calm, intelligent manner. We have not harrassed
the developer, but have merely asked for copies of pub].ic ';
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i documents that �aill clarify what has been happening on i'
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the property adjaceni: ta ours. `
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Our children have been learning a great lesson over this �
project. DON'�T TRUST ANYTHTNG SATD TO YOU BY THE PLANNING �
p�PARTMENT. This was not the lesson we started out teachirig '
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them, nor. was it s•�hat we expect�d . Nothing can be done to
.rebuild the destructian done to the property treewise.
I�ut something still can be done to raconstruct the drainage
mix up.
I sincerely hope this project mess has not been done or allowed
bccause the dPVeloper is part of the planning commission. And I
hope that within the next 48 hours I will have some official
public documents regarda.ng �he drainage on the project in
cny possession .
This letter has beEn regarding the Fryestone Project located
West of SW 121st Ave. , south of SW Tippett P1ace. `
I can be reached at 12450 SW Walnut, Ti.gard 97223 or by phone
at 620-17.08
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Beverly Hawley
12450 SW Walnut
Tigard, Or. 97332
ccc City Manager, City 'Counci]., City of Tigard Planni�lg Commission,
Milt Eyre, file
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MEMORANDUM
TO: �lanning Commission � AGFNTIA ITEM 5.1
FROMa Keith Liden, Sen3.or Planner
RE: Periodic Review/Cnde and Plan Amenrlments
IDATE: Jullr 31, 1990
During the past Planning Commieeian me�tinge, the staff has presented a number
of propoeed Comprehenaive Plan and Coedmurnity Development Code amendments that
axe necess�ry as part of the Periodic Eteview requirements of LCDC ox are
dsaired by the City to improve the Plan and the Code. For the August 7th
agenda, th� following ehould be reviewed by the Commiasian in order to rnake
formal recommendations £or City Council consideration on Auguet 27, 1990 to
�atisfy the City's kerindica Review oblic��tian�:
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1» �d1ar �ccess Ordinance
The Ci�y participated in the Portland-Vancouver Metropoli�tan Solar
Accees Pro�eat ancl the Periodic R�view order from LCDC require� that th�
City hold publie hearings to consider adoption of the model ordinance. I
The propo��d ordinance and the eolar accees principlee will be pres�nt�d I
and Mike McKe�tve�r, manager of th� project, will be on hand to anewer any
c�uaetions.
2. Goal 5 - Wetlanda I
Althougl� not techni.cally required by Pgriodic Review, the wetlanda I
inventory and related Code provieions are inadequate and n�sed revision. i
A complete inventory ot wetland ar�aa in the �ity has been provided by a I
consultant which clearly identifies all wetlamde�, as defined by State I
and Federal guidelines. In addition, the Sena�tive Lands section of the
Code ehould be amended to clarify procedural requirement�.
3. Goal 9 - Economic Development
This effort primar3ly conealste of an information updat� relevant ta th�e
economy and business climate in the City and metropolitan area.
4. Reeidential Care Facilitiee
The Community Development Code definitions are propoeed to be amended to
be consistent with thoae of the 3�ate.
5. Manufactured and Mobile Homes
The Code chapter which applies to this topic is propoeed for amendment I�
t� be caneietent with State law and to addreea concerne expreased I,
xegaxding the placement of manufactured on individual lote. I
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6. Procedural Code Ame�ndmente
Other Plan and Code amendments will be submitted for Commiseiun con�ideration
at �he Aucyuat 21at hearirag and in September.
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MEMORANDUM
TO: Planning �ommission '� AGENDA ITEM 5.1
F'ROM: Keith Liden, Seniar Planner
RE: Solar Aece�es Code Amendment
UATE: July 31, 1990
Puruoae of the Hearina
The purpose of this eegment Qf the agenda ia to review the pro�osed Salar
Ac�ess Ordiraance and determin� what reeommandation shauld be forwarded to the
Ci�y Council for fta coneideration on Auguat 27, 1990.
Pacicet Contente
The attached packet includes the following:
1. "Sunlines", First Quarter, 1988 which contains an excellent aummary of
�he three an�jor componente of the model Solar Access Ordinance.
2. "Sunline�", Firet Quarter, 1990 which features several articlea
regarding the current $tatus of the Portland-Vancauver Metropo�itan Area
Solar �iccees Pro�ect ae we11 ae a number of recommended amendments to
th@ original model ordinanae.
3. �olar Subd3.vieion R�-design Caee Studies which evaluate nine subdirrision
plata and illu�trate how the solar acceae ordinance can be met r�ith
little difficulty amd a negligibl� impact upan development coete.
4. The Solar Acceee� flrdinance
a� Solar Access Ordinance for New Development
b. Sol.ar Balance Point Ordinance
c. Solar Acce�s Permit Ordinance
d. solar Acceea Ordinance Definitione and Illuetrations
i
Staff �tecommendatian �
�
�
The etaEf recommendg adoption of the model ordinance to be incorporated as `
Chapter Z8.88 of the Cammunity Development Code. Thi,s recommendation ia `�
supported by two major considerationes �
,
1. Coneietency with the Tigard Campreheneive Plan
�
The Plan contain� two policiee that euppor� the uae of energy F
coneervation techniquee, including aolar energy.
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Policy 9.1.1 THE CITY SHALL ENCOURAGE A REDUCTION IN ENERG%
CONSUMPTIOIN B% INCREASED QPPORTLTNITIES FOR LNERGY
CONSERVATYON AND THE PRODUCTTON OF ENERGY P'RQlyi
ALTERNATIVE SOURCES.
FoliCy 9.1.3 THE CITY SHAI.L ENCOURAGE 7�AND USE DLVELOPMENT WFIICH
EMPHASIZES SOUND �NERGY CON3ERVATION, DE5TGN F,NU
OONSTRUCTION.
The Implementation Strategi�s 1, 4, 5, and 6 wh,ich support these
policiee elaborate upon posaible methods for implementation.
1� The City shal'1 es�caurage publin and private proqrams that offer
weatherization and c�nergy congervation programs, e.g. tax cr�dit.e,
low-inter�at loane, �tc..
4. The City shall, in the Tigard Community Develapment Code, allow for
mare flexibility in etructur� �i.t�ng to provide £or maxiimum so1�r
expoaure.
5. Th� City ahall review the f��aibi�ity of implementing � eolar
accese ordinance aad wind gener�tion provieione.
6. The City ehall cooperate with bo�h public and prieate agenciee that
maks uae of site dev�lopment and architectural technique� usi.ng
natural elemente for heating and caoling in a11 develapmentse
Polices 2.1.1 and 6.2.J. are aleo relevant in the evaluation of the
pro�asad solar accee� ordimm�c�.
Policy 2.1.1 THE CITX SHALL MAINTAIN AN ONGOING CITI�EN INVULVEM�IdT '
PROGRAM ADTD SH1�LL P.SSURE TFIkfT CZTIZ�NS WILL BE PROVIDgD
AN QPPORTUNITY TO BE INVOLVEID IN ALL PHA3ES OP' THE
PLANNING PROCESS.
The proposed solar acce�a ordinance was preaented to the Neighborhood III
Planning Organizatfons (NPO) two yegrs ago soon after the project I
commenced. A pr�s�ntation was made to a joint meeting of all �he NPOe
on July 18, 1990 which included the ratianale behind the ordinance, �he ,I�,
' regulatory proviafone, and the public hearing schedule before tkae
Planninq Commiseion and the City Cauncil. Although the general reeponee
has been pogitive, formal commente have not be�n received from the NPOs.
�:;
Policy 6.2.1 THE CITY SHALL DEVELOP CLEAR AND CONCISE DEVELOPMENT �'
i�
REGULATIONS AND STANDARDS 'PO FACILITATE THE STREAMLINING
OF DEVELOPM�NT PROP03ALS, AND WILL ELIMINATL UNNIBCESSARY
PROVISIONS WHICH COULD INCREASE HOUSING COSTS WITHOUT '`'�
CORRESPONDING BENEFIT.
�i
The solar accees ordinance package ra�areaente new Community Developpent
Code provieione that have thoroughly critiqued by local governanent '
�
officials, developanent induatry repre�entativee, and the public. The �t
model ordinance hae been endoreed by the Home Builders Ae�eocistion of
Metropolitan P�r�land, the League oF Oregon Cities, the O�cegon chaptere
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caf the American Ina�itut�e of Architects and �he Arnerican sqciety of
Landscape Architects, the 3olar Energy Aesociation of Oregon, and the
Oregon Remodelere Assa�iation. In addition, the ordinance has been
operationa]. tor as long ae two yeara ira several Portland area
commux�ities and it has been found to operate effici�ntly for the
admini,etering governmente and developers�
Studi.es re].ated to the implementatfon of the ordinance have shawn tha� a
minimal amount of time ie nece�eary for administra�3.on and that
additional coets for design and public improvements taave been
negligible. As illustrated by the nine eub�ivieion examplee ir� the 'i
pgcket, a departure from cuetomary subdivision designa is not nsceseary
ta p�owicl� eolar acceea to reeidencee. Proper aolar orientation of
con�entional homee without solar d�v3.�ee �as b�en proven to :�e�ult in
eigraificar�t �oet aavinge for the 7.ife of the structur� and �hat those
aavin n
e i crea�e with the uee of eolar e i �nt
9' car desi n.
� Pm Q
2. Con:eie�ency with Stat� and Regional Energy Policy
The Oregon Department of �nerqy and the Norl�lxvreat Power Planning Council
have iclentified the importance at creating l�w-coe� and environcnentally
saund �ouzces of energy. The proposed ordinance is coneistent with thi�
etrateyy by �iting aonventi,onal homes to take advan�age of proper solar
ori.@ntatian and th� eubsequent �eduction in ea�ergY demarxd for heating
and ca,oling. In additioa, proper eitinq af r�aidences allows present
and fu�,ure aptions �or the efficient use of aalgr devicee such as
additional eouth-faoing glaes or �►ot water heaters.
8-7-90.PC/lel
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MEIROARfA. � � �.
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SOLAR ACCESS , F ' `
� �
PROJFCT .,� ,...-�� ' �._..._a •-•r :�� ' � t �
; ...... : . : . . ; `; •. .;
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, :. ! ': Ftrst Quarter:1988
: , ... ; < _.
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C O M M I TT E E homes wili be oriented to maximize meeting will begin at 4:00 p.m.at
solaz access and miaimize shade on � BpA headquarters, 1500 NE Irving,
R E L E AS E S D RA F T adjoining properties.The standard It.00m 444 Eas�
�9 would apply ta applications for a
S�LA R A��E S s subdivision or planned unit develop- ��governments are scheduling
R E�C�M M E IV� ment in all nrban single family public hearings to consider the
residential aones and sengie family
developments in other zones. Steering Comae�ittee's recom�nenda-
D A,TI O IV S cau�ucd os pa8c s- tions beginning in February, 1988.
PRE-TEST UNDERWA'�: �publichearingsprocce�ssis
Ttur.c draft solar access protecdon expected ta last through May, 1988.
ordinances have bcen prepamd by the ST E E R!N G
praject's�rdinance Committee for C!�M Ni 1 T«E S ETS
public review and comment� The pro- THIS ISSU E OF
visionsprovidecomprehensivepro- JAfVUARY 28 MEETliel� SU(VLINfS
tecdon for both new and ezisting resi- F�R ���/�� �1�T�oN
de�ces�n the metro area. A New �� ORDINANCES
Developme�,t Standard maxi- Tt+is issue of Sunlines describes the
mizes solar ac�ess in new rasidential ���'��Qrdinances which
subdivisions and PUD's by requiring A gre-test of the draft solar access �ve been pr�par�by the Portland-
that 809b of all lots have proper solar Vancouver Metropolitan Area Solae
�;; ordinances began in latc November
orientadon. A Solmr Balance Access Project's Ordinance Commie-
Point Standard minimizes build- �'�ri'�'elve of the partici�ating local � S�unnnaries of two importane
governments. The pre-test,which is
ing-tabuilding shade�d limits a project research pzoducts are also
new buil�lin from c,asdn shade designed to identify any modifica-
g B provided. 'Ilee fiast,paepar!ed by the
eater than 12'co 20'hi at th� tinns to the ordinae►ces which are .
Sr B�► p%ject s Research Committee,
northem lot line d ndim e�n she necessary,will end in eariy January.
� � estimates the econam�bencfits of
north-south lot dimension. Thc stan- �cipating govemments incluc9e; pro�����aocess p�tecuon in the
dard aLso provi�des a calculadon that Washington County,Beaverton, metropolitan area. The sccond,pr�
encaoeag�s siting the pmposzd Tigard,Lake Oswego,Clackarnas �,A by the Ordinance Commiva in
structune with its south wlndows in County,West Linn,Wilsonville, �t form, estimates the cossess of im-
the sun. The third oidinance,called a Gresham,Troutdale,Scap�oose, plementing the solar access adinances
Sotar Access Permi@,provides Vancx�uver and Clark Cou�ty.
euisting single-family residences it has develoFod. Now is the tim�en
p��$g�s��{u� provide comments w the pmjxt on the
non-solar&iendly troes an aaijoie�ing 'The Steering Commiu�ae has ����,ecoenmendations. If you
scheduled its regutar metting on
propertics within 13A'. The dCtails would like copies of the ordiroances or
and illustradans of each adinanc�are January 28 to take final xtion on �h npcxts complete the focm on
discuss�d below. the proposed solar aocess ordinances
tht back e of this newslett�er and
developcd by the project's O�!dinance �
SOLA�d ACCESS g mail it to the address oco thc form
Committec. The Steerin Commit-
;:
STAN DARD FOR N E W tee will adopt final changes w the Nvsw� :
...
D E V E LO P M E N T ordinances and decids whuher to N�w D�vNopen�nl Standqrd p�1;:.:;;:::
SWmrda/qnc�P�InF��g J ,
recommend implemencing the ordi- SolbrAec�u Pe�f,pp S '
::;<:'.::
T he purg�ose of the new developmen�t nanees as dcvel�pment regulations fconorada 6eaolltr�p�6 <::::::
:;>:,:
.Po1��Hqf Cosfs��7 <::::::>
standard is w desi lots so that or thrau h a volun . The >:;:::
, .:::. .::.. : ...,... . ::..:..:.
�:
22�OVERNMENTS PARTIClPATE IN SOL11R ACCESS PR�OJECT
Milw�suluiq Beave�ton,Corneliu�,Fo�e�t Grvve,Tiga�d,Gra6am,Fairview,Teoutdde,Vanaouver,(]a�lc Couny,Qxkamo CountY.Gnbf'.
Happy V�llq,I�ke Otwegq,PonLnd,Wuhingwn Gounty,Uegan Cuy,Wae 1�m,Wilsonville,S�Iielw,Scappoose and Multreomah Co.
i
. �
2 Sunlines,Firs�:Quarter, 1988
From�the Sfeer�ng Commi4tee : <: ;
By:Dlck?Durh'am;Chair�an,Steering Commftte�,and C►ty Cnuncllor, Lake Oswego �
Beginning u►February;1988;planning commissioners and elected officials from the twenty two local governments
pazticipadng m:tlie Portland-Vancouver Metropolitan�Area Solaz=Access Pioject will delibE.rate on whethec ar not
,theu connnmttees:should adopt the:model solar access ocdinar�ces!develo b >the Pro ect: Before the local�demo
. ,: ,
P� Y 3 .,:
crattC procesg beginS,I beLe�re ii ls:valuable.to.retlect On „�o�munlcatCo�;undorslonding and consensus havo:
t}�e tcemend�progresa wtuch we have made;togther '
;: become the hallmarks:ot thls Public p�iva4e pd�l�ershlp"
dun�rg the past Year Representa�ives from 22 govem ,
ments large ant!small,crt�es�r►d eounties,u►Washu�gwn azyd Oregon havc succeedecll ur walang rngethec u�
develo�a[Solac�ccess land use°priigram<that will vVOrk for alI The home bYUlding:�nd�has wv�d�ed v�nih the local :
governm�i►ts sid+�by side,.day u►and�day�ut,fmirn d�Grst d�y of th�pro,�e,ct. Commwucat�on,understan�ng and.�
consensus have become ttie halI�arks:of this pubLc pnva�e partnerstup 'I`he Project has tnne6 tq accompl�st►tlus��
spruig,bcit a very�u�ong�o�ndauon fias.been built an�i.I�m opum�sac that xhe�plan�ung�mrrussions and�lected' � .
off'icials tho�rghaut the metropol�tan area w�ll carefully study and.ulumately s�ppoct the work af t��s p%�ect, .
;,.> .. :. . . .,. ... . ..:...
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NEVN DEVELOPNIENT Siting ot Structures and Trees sovch wa11 passive solar uses as well
(co�tinued fian page 1-) as fuaue roofcop uses. Development
Lot Design S4�ndprd "The salar lot design siandard will on all lots meeting the 8096 salar
provide proper solru'orientation for design standard,or any lot which
r nres that
lots and homes. Tt►e recommenda- might shade one of 4hese lots,must
The Oedinauce e u
q
eighiy (80) percent of the lats ti�ns also include a method to me�t the shade standard. 'd'he
in a propesed development provide legal protectaon from proposed standard preserves
cmmply witlr one of the follow- b��8�d�5�e as develop- and guarantees constraction oE
ing tteree solar design options: mene occa�rs on each lo�. The pro- at least a two story (30') bome
posed standard would peamit 12 feet on every lot.
1. Basic Requirement: The of shade from buildings oa non-solar
lot depth must be at least 100 friendYy txees at the north propeaty Exemptions trom th� Desi9n �,
feet measured north W south. line between 10:30 a.m.and 1:30 Standprd
The front lmt line must be p.in.January 21(see�gure 4 on
areented within 30 degraes of a PaB�4). This will result in a shadow An entire developnnent,or poetion af
true east-west axis(sce figure 1 25 feet into a lot wetp►a north-soutle the develc�gment, shall be exempted
on page 2);or depth of 100 fee��Adjustrner►ts to the from the solar design standard for the
standard are made when a protected following reasons:
.2. Solar Building Line solaz building line is used.
Option: T7►e developer must 1. Slopes ovcr 20�in the
desigr�at,e a precise location an '1'h;s shade standard would prW�ect rwrth�west ac east direction;or
caorinued ac e 3-
each lot where sun will be
prote�ced. Ttds option adds Flgure 1
desi flexibilit to the star�dard. SOLAR LOT OPTION 1: BASIG REDUIREMENTS
8� Y
11te prot�ected solar building line � •
must be designated on the plat �
and be oriet�ted within 30 N
degrees of a uue east-west axis
(see figure 2 on page 3);or
3. Performa�ce Option: Ae
least eighcy(80)percene of the
i
south wall or glass atea o:f habu- Minimum o1 too� !
able shvcaares must be protected norlh-south lot
from f�aWre shade by develop- dimension required
ment ar a►on-solar frecndly uees Fm�t lot line is within
and the long axis of habitable so de9rees ot �,;
an east-west axis
swcwms most 1�within thirty
(30)degrees of a tca�e east-west
axis. �
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Figure 2 Sunlines,First Quarter,1988 3
[�' SOLAR LOT QPTlON 2: F'ROTECTED SOL,AR BUILDING LlNE
F 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 pe�mit application(see figure 3 on
of east-west axi page 4). The shade reduction line
N standard grot�ts sun to the northem
property owner. 'The solar gain line '
helps the applicant determine I
� whether his south windows will be
� At least 70' between solar
° located in the svn. The goal is to
� building line and middle p)acc che ne�uv house wher�both of
of lot to the south. This will these standards can be met
� ensure ability to build two
s story house. Shaele Reduction line
i
� 'I1�e seandard establish�s a maximeun
------�-a---- shade st�ndard for each lot The
shade standard.which is re�easured ac
the narth lot line.varies depending
on the nortls-south dimension of the
lot� T6e standard guae��ntees
- t6e abitity to construct -at a
minimane - a 30 �oot t�ouse in
PVEW DEVELOPAAENT such traderoffs�incl�de: slopes the�iddle ot t6e lot Ibeing
(�o"''"'�h°�"pa8�2-� to the north.cast or west atl'ected by t6e sfandard. 'I'he
� �. O�'f-site shade,from between 1096 and 2096;sig- variable s}��means that in
ezistiMag or allowed I.�ermanent nificant natural teatures; �e��������
off sits featurrs which precludes pre-existing eoad or �otting ��p��aon will be�nqvided,in
solar iises;or p�tterns;and pe�blic ease- �����u�y�,�
rtients or rights-of-way; or pn�tection wilt be provided,and iu�
3. On-site s6ade. The still otfier cases only south mc3f
applicant documents existing 2• S�gnifiea�t development piotoction will be provided,
mees and agrees ta pm,scrve amenities would be lost or im- ����yf�y�'e��
' most of ttie uees after develop- ��'�Ch�d����Y height standard�on thcee different lot
ment occurs. reduce the marlcee value of the c�1����p�ned bebw.
P��Y if the solar design -
Adjustn�ents to Design pcincipie were applied;a Shade Reducfion Line Case
Standard 1: Full South Wall Protection
3. Existing�hade precludes ,
The jurisdiccion shall reduce the solar uses. A hou,9e on a bt which has at least �
s
perGent of lots that must comply with 100 feet of aacth-�outh dicne�sion
thc solar design standard below d�e (e.g.50'by 100'cx 70'by lfp'lots
8096 standard co the minimum extent SOt.�lR �ALAN�� POINT ��8��-west smeets)musc be
necessary if the applicant has shown STAtd DARD FOR EXISTI NG �8n��d��so that it does not
one or more of the following LOT$ s�st more ttian 12 feet of shade ae t!�
condidons exist� nath pnoperty Iine in the wiieter,
The parpose of this standard is W T1i��Oposed sun�n�k in the
1. Ivleeting the standard would minimize buildiog-ta-building shade ���s 10:30 a.m.to 1:30 p.m.
result either in reduced and to pmmote solar accc,cs and its on Janusry 21.which ncsults in a
deasity or sigoificant udlization in residences. Z1ee setback fran the northan lot�ine of
�� iafrastructure cost in- standard would apply to applications 2.5 feet for eveay l foot of buvsling
creases. Development for new houses and remodeling height over the allowat shade hoight
constraints which have been projects on existir,g lots in�rban at the noithpn 1ot W�e. In mosi
identified as ssibl creatin sin e famil residential zoncs and �,,,r;,�� s4_
�`��
4 Sunlines,First Quarter,1988
Figure 3
A SOLAR BALANCE POINT APPROAGH TO INFILL DEVELOPMENT: �
LOOICING AT BOTH �IDES OF THE COIN
SHADE REDUCTIQN POINT SOLAR GAIN POINT
Protecting your norlhern Localing your house
neight�ors sun ^ to receive sun on
` `� soui/windows
i �
i
.
�— N �
.
�
.'
"�' .
.
'�`� �
�•�� `a m
♦
�
, �..s����']Q'�����_^ �-�.1-��70.��...����� ♦
\ �v
\ �
16'of shade allowed 16'ot shad�aliawed '
at property line at property line
SET�ACK AD.DU�7'M�N7'S IF NEC- �t�,�-_________►�to'�
Sta�xfard Side Setbacks
x
ESSARY TO MEE7 SOL.AR STANDARDS
Es��------__��----►�s�
ReducecJ 5ide Selbacks
,
B,ALANCE POINT
I� 1(m'lot froi►ting on north-scHath house ta tS�e north is tec ' from
(continued fione pa;e 3-) � �
street)m�st be sited so that it dces shade,regardless of the hraghc of ehe
not cast more than 2(D'of shad�at the shadow at thc northean lat line. This
cases buildings which moet this solac �ortheaa 9ot line. This will typically will provide�design flexibility to the �
standax�d will protect full souch watl ��e thc south aoof of a two story buildir.g c:ommunity.
solar access to a eypical ho�se on the house see fi
lot to�e north(se�fi�ue 4 sxe this ( 8�6 on page 5).
Exemptions from t6e Si�ade
page). The s�edacd far these lots is perform�nee Option Reduction.Line Standard
identical to the ono for new dcvelop-
ment lots. The applicant may moet the standard if any of the following conditions
Sh$de Reduction l.iae C�se 2• by showing that at least 80�of tfie exist an exemption frnm the standard �
Partial South Wa1VSouth Roof S°uth facing glazing area of the shall be granted.
Proteetion `�+u����a`s- �
� �igure 4
A hou�e on a lot with at least 70'of � NEW DEVfLOPMENT STANDARD FOR SITING �
norih-south dimension(e.g.70'x BUILDINGS AND TREES �
100'lot fronting a north-south`street) � �sun angle rising +
must be ciesigned and sited so that it at 2.5 to 1 ,
does not cast mare than 16'of'shade ratio from
at the northem kx line. In most �p�H WALL fi '
cases this standard will protect either ,�� N �� �, i
sc�uth wall solar acxess to the sccand , �
story of a ewo story l�ouse or the roof �
.
. '; ;
of a single story house om the lot to r", "'''`
�. . A•���:.
the north(see figure 5 on page S�. �'�' '� ;" ;
25� . ,
�
Shade R�ductioa Line 3: __ ___ ___ _
�� � �o���� ��`� ��r� °���o��� � �
5�uth Roof Protectioo
,� �
.
12'oi shade aflowed '
A h�usc on a lot with at least 50'of at property line '
north-south dimension(e. .50'x
I�� ___.:._ _ �:. _._... : ...:;.:
Fig u re 5 Sunlines,First Quarter, 1988 5
, SOLAF� BALANCE POINT STANDARD FOR LOTS �eighbor,the standard!reqnires that
� WITH 70' NORTH-SOUTH DIMENSION the application show the potcntial
shade on its south windows that
sur,�r�ie risiny could be cast by its neighbur to the
a�2.s io � rauo south. However,any action by the
� rrom sECoNO sT�v applicant to malify a house design to
sourH w�raoows provide greater levels of sun would
,•` be voluntary. If the applicant finds
,�_ N '� his home will be pushed south into
d,
�.' � shade from the adjoinin8 P�P'�rtY+
� `� , he can request that the differ�nce �,
' �:��•' � between the two calcula3ians be split I
'�`�' � T'h�s is called the Solar Ralance Point
.�.^. �
------ �u•------ -�----- ao•--`---�► fathelo� Theneighbortothenorfh
�� �� nnust agree with this reques�.
� ,
°` 3°�°f n�i9h`�'�`a"`�d SOL/AR �►CCESS
� in middle ot lot
�s�ot�adsanow�d PERIIAIT FOR FREE SFIADE
at property line
�ALANCE POtNY 4. The shade from the building The purpose aaf ihe solar access
(co��ued,t.an�g�4-) strilces onl,y an wnb�ildabla azea�;or �ie standiard ic to manimiz�shade
1. The shade from the building falls from fuwie�rces. A solar access
within pre-existue�shade fran trees, 5. The shade frum the beulding P��t apPlies on a loi-by-lot basis. �„
other buildings or wpo�hy;or strilces a,n ur�t�ted,arr,a sucl�as a A p�P�y owner must apply for a =
C� garage,or a south wall with miurimal S°l�r access pecm'�t°receive the � ,
2. The lot has a north,wcst or east glazing, protecdon it offexs. Bli�`blc proper-
facing slop�of greater than?A9b;or . ties includc lots in a single family
Solar Gain Line ����e and single far�eily
3. Difficailt k�t canditions exist such lats in other zones which e�cisted
as public easements,draima8cways, In additian w anslyaing the shade a befora.the adoption of a solaz acces�
etc;or new st�ucteue aasts on its northeno �'0� "
Figure 6 Solar c�CCess pemnit
. SOLAR BALANC� POINT STANDARD FOEi LOTS •
WITH 50' NORTH-SOUTH DIOAENSION p���,�pu��y�a davment
� aun anga�ny issuod by the local planning agency
at 2.5 W 1 raUo pI1tS0811t t0 BppPOpt78bC DCViCw
•6om SOUTH pt�pCCdtl[�CS, ThC dOC11rtIG1t dCSCYibCS
�F t�IC 1�I87IlII1Wp flCl�lt t�18t t[CGS G1t1
` � 1�
�� grow on lots generally s�uth of and
° within 150 fat of the lot benef'icted
�,_N :°� bY the p�amit It pt+ohibits the owners
�';� of property tm widch it applies from
�� allowing non-solar friendly trees
'�::::;;::a� `. planted after the datt a permit is
�� issuod to grow above that maximum
- 50•------�.► �� -�__�__5�. _ST height limit The maximum height
� d limit is a W�e txW�ding up at an
� `. angle of 2.5 tol sauth 6rom the area
`� 30'of height guarenteed a���tzd. IL Ceil be i�CptiCSGltOd
��i• `� in middls oP lot by a series of c�ntQUr lines extending
20'or st�a�allowed east ta�west across a lot to which the
at property lino j�7nit 8pplle3 fOi easy Sdministra-
don. eo�u�d��aR s-
,�,
6 Sunlines,First Quarter,1988 R E S E A R C H mated that solar access will save
PERMIT CO M M I TTE E $150 million in heating costs for �
(�o,u��d�.��8�s-) new homes built in the next 20
ESTI MATES ECO� Y�in the project area(exclud-
The planning agency shall grant a N O M I C B E N E�I TS �g�e City of Portland). If all
� gP �c e�� w B p�' new homes were passivz solaz
solar access it if the a lication �- J /�1�� /y designed to use to the fullest the
accurately describes existing struc- C E S S solar access provided,the
tures and trees on the applicant's
o ��� potential is$325 million. These
pr perty joini�ng properties, ,
and if trees on the applicant's The projecc s Reseanch Committee es�imates do not include cooling,
released ihe final draft in October of solar water heating,ar pho-
property do not shade the area to be its report on the projected benefits of tovoleaics.
protected by the permil. providing solar access pmt�uion.
Exempt Vegetation The report;'Potential Benefits of Av�r ge savin�s per home. It is �
Solar Access",identifieci four main estimated that solar access will
bene6ts of s�lar access. Solar access save an average of�1,160($300) �
Rese,arch has idendfied mnre thar� �y; in heating costs over the life of
�50 variedes af trees that are"solar each new fiome. If all homes
friendly"(i.e.they do not block • save energy and lower heating were solar designed,the average
much wint�et sunlight). A solar bi1Ls; savings per home would be
xcess permit cbes not apply to solar d p��,e fuwre options to use $2SQ0($630). Savings for any
frie�►dly trees. Therefore a solar �� given hame can be as much�.s
friendly tre.�can ezceed¢he mazi- . ��u�e the use of solar $4150($1075). These estimates
mum height permitied for trees ���y�� do not include cooling.solar
subject tA a solar a�perma� A . �blish a minimum solar water heaeing,or photovoltaics.
solar access permit doe� not right. °�
apply t� existing trees in the Incremental savi� T'he
ground on !he date a permit is 1, Sol�r .cess,raves energ,,Kand �rreatest savuegs are in preventing
eat
►ssued, lowers heating biTls. The worsc case shadiing,running
committee estimated a range of su�eets east-west aathex than
�nf�rCemen$ot d SoIC�t y�����gs��� norrlh_south,and encouraging
�CGes�pemnit aiccess,so]ar orientation and sun-teinpered or solar design.
solar desig�n. Savings were
Once the solar access permit is adjusted for inflation and lisned 2. Solar access vreserv�s fueure
gcac�ted,notices are sent to affected in 19$7 dollaes. •'The savings �tions w��e solar. So1ar
Peopaties.and an opporwnity to were calculated over 30 years access is a lost oPP��i�Y
challeage tht accutacy of the with a 2 pccrxnt energy price resource. The opdon ca use solar
inforn�ation contained'an the applica- increase per year and discounted may be losc for good if it is not
tion provided.�If granted,the permit at 3 peroent yearly. Savings p�ovided when a home is bui1L
is recaded in the chain of tide of over seva�yeass,the average These options include the use of
affxted pro�ties.giving fuwre length of home ownership,are in solar for space heating,watra
owners of those pmperties notice of p�c�ennthGSes; heating,and to produce clectric-
its eXister�ce. If a tree is alk�w+ed to ��yo
grow above the maycimum height The savings estimates are for
permiued�y tho pamit,the owner of passive solar heat gains only. Solar technologies aee recent,
�pc,�ty benefiued by the pemut They do not include savings spurmd by thc energy crises of
may petition the local planning from lower cooling bills on east- the 1970's. They aze expacted to
agency to enforce the pernii� The west streets,solar water heating, �natune and improve in coming
local agency considers th�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 wluch increased 10 per�ent to account cost-effective today. Photovolta- � �
the offending trces are siwatod and for intangibie benafits of solar ics should becoma cost-effective
provides an oppo�nity for a hearing energy to the environment and an the 1990's. With od�er energy
to contest the issue. If a violation�s society. prac.�s expected w incre�se.solar �
proven,enforcement follows as with is eacpecte,d co be a long-term
othex lanci use law violations. A�?-wide savin,�s. It is esti- growttr industry.
tantinutd on page 7-
,
�''+ _...
RESEARCH COMMITTEE ing the cost-e ecuveness o the Sunlines,First Quarter, 1988 7
.� (continued from pagt 6-) proposed ordinances.
3. Solar acces�encour�ges thg cases(1°l0)may occur during the first
use of solar ener� A i•eview of Cost Reducing Feafures year of implementaaon.
s�ate of Oregon solar tax credits
shows that homes on east-west In keeping witti the Metro project's The cost report for the New Devel-
streets were four times more design goals,the Ordinance Commit- opment Standard identified the
fikely than homes on north-south tee expressly designed the two fnllowing cost categories:
streets to use passive solar. They standards to effectively provide and
also were three times more likely P���solar access at lhe least cost • Immediate Approval Cases will
r uire litde or no additional costs
to use solar water heacers. Three Po�ible. Therefare,both standards eq
times more tax credits were contain rnany cos[-reducing features and are estimated lo constiwte 85%
granted in communities with which distinguish them from solar of the future subdivisons submitted.
solar access stan�dards than in access standards currendy enforced
those withouG by other communiPies. • Exemption Cases are sub-
divisions(estimated at 4R'o)that are
4. Solar access cre?tP�a mini- �ethodology expectcd to be exempted outright
mum solav ri�ht. Solar access - due to very steep slopes and existing
pmtection creates a neur property Cost estimates were based on heavy shade conditions. .
right� It pmvides certainty to evaluadons of existing solar access
people wanting tc+u�e solar oedinances,the Metro project's own • P�Adjustment cases are
energy,aaid protects investments research and interviews with subdivisions that are expecterl to
in solar. Ii balances the current membsrs of the builcling/develop- involve partial adjusunents to the
right to easi shade. ment community. standard due to various site con-
� straints(10%of the cases).
A Typical cost cases were develop�ec�
��D���"���� for bott►building and subdivision � ° Re-Design Cases include
C�I�li Ni I TT E E peaanit applicadons. For the Solar subd'eviseon desigxes which totally
�5- ESTI MATES Balance Point Standard the following "fail"the solar�esign standard,
P�TE NTI/�►L � �&�'ries of costs were idensified: necessitating substantiafl redesign
���1 c �e and Processm8 time. The Commiuee
S�� A B w ����� 4 Minimum Impact Cases consist �����19'0 of the subd'avision
/'11� P1 af straighc�orward building pern�it applicants nnay be of this nanue.
�T�1 v����s ap�plicadons and exemprions which
woul�i entail litde a no addidona! Findings
The Ord�nce Cornmit�ec has costs w the applicane. Aproaimately
ieleased the draf�s of two reports on 85%nf the applicadons would fall Using the above inforrnation,a basc
the pocaitial�of the Solar within this category. case was developed which esdmateci
'galance Point Standard('inf`ill the average first year implementadon
situat�ons)and the New Develop- • Ivioderate Impact Cases possess costs for both buiiders/developers
menc Standard(subdivision5 and lot and/or building design constraints and local governntents. The major
,plannc�unit developments). Both which would require some addidonal conclusions of the studies rvere:
reports exaox�ine the full array of design time and,perhaps,moderate
potential costs to both the local conswctiae costs in order to comply 1. Solar Balance Point Standard
government and developmene with the standard. About 1596 of t.t�e
commur�ity frorn implementing the building permit applicatians are � Local Govemment Staff Casts:
ordinances,including thase for expected co be such cases. First year implementatian costs are
public hearings,educaaon and estimated at an average of�6 per
tiainin�,builder/devebper project • High Impact Cases would entail building pesmit application with �
design wne,pern�it processing, additional design and construction de�clining costs then.after.
cansaeuction costs,and market costs resulting from di�'ficult site
impacts. The cost reports are co�itions and an appGcant's • F3uader Costs: First yeae 'I
companions w she"Poten¢ial unfamiliarity with the solar aocess implernentadon cos�s are estimated
�� Bene6ts"to Solaz�lccess study sta�adard. Althnugh the Solaz at an average of$55 per building
recendY prepared by the project's �lalance�'oint Standard is designed pemut application with de�lining �
Research Committee. Combie�ed,the to eliminate such cases,the Onii- casts themafter.
studies rovide a basis for determin- nance(:ommitiee assumod that some �oruN�� :e-
� _. _ �
t --,,
8 Sunlines,First Quarter, 1988 PEOPLE TO CALL IF YOU HAVE 6?IIESTIONS
ORDIIVANCf COMMITiEE '��M��i�����'�eO�s°O�"'ti"�"�� ��
(conlinued fion�paae 7-) Energy and the'Wuhingwn State Faergy Offiae. 'Ihe Oregon
Deparanent of F�ergy alw ius lead respauibility fo(oondua-
2. New Development Standard �g m'Oy°f�Pro1�'s tesearcli�divities.Yau can reach the
projad's ow�ua people for theac sgenciu at the following
. • ILLIQIbCt9:
• Local Govemment Staff Cos�c: For a typica1401ot subdi- 7o1n tc��.on,ongoa n�uo�ot�reY.
vision,fust year implementation costs are cstimated at an 5�3-�73 7so9
�vetage of$4 pe[lo[with deClining cos�s LhereaYlee. K'm"Mes""e��Wash�ngcon Sc�Fnergy Office,
206-586-5013
• Builder C�ts: For a typica140!ot subdivision,first year con�«v.u�M.�.s�cs�mas•L�c.sud�eoo�wli�sf""
implementation costs aee eseimated at an average of$20 per lot �'�hu born 6ired w maouge!he projed. CMS i:worlcing
with d�lining costs thereafi�'. �two t:opt Rq�esennriva,'i'he aenlw►dort'As�aaus
I,arry Epstein,P.C.,ta provide urvices m the 21 loai
gwemmenut. 'I1fe key oonuct poople Cor these fums are�isted
The Metro pre-test that is eurnendy underway will be used�o �.�������.H���"�"10�1°�w'�'
finalize these estimates. �I,o�.l tteyre��uv�.
CMS,MikeMcKeevcr.Proj�uManaga.503-227-
0400
QNS�Carole Came14 Lflc+il Represa�tative tor
Washinb�ioo Cou�ty.Heavenoo. Eomeliw, �mdt l'.,ro�ve,
TiBud,Fauview,1'toutdalc.Cmahaam ud Vaoowva.503-
II you wovJd like more inlormaf)on: ��
c�IS, I.�;e T�id�j. Loc�ll Rr�.sa�uuive ror
C af ordinmeces ��.MilMaukee.O�oo C'icY.snd Wa7sa►-
dPY e,
I.s�s�'F,�teio.P.G,Loc�l R�p+e�rntativefor�.7ssfc
_ Resesrch Co�ur►ittes's economic ben�ts npart Camt�arl TV�ulmamh Councy.SQ3-223�853
Ordanance C:ommiuce's eose analysis re.ports .
Thr�ro,erLiaiw�cBullstiw v puMiuhednwnrMly 6yCa�sRrva.
tion Manaaemswt Swvice.lec.,a divisio�ojThs Bu�keMdorf �`�
Tf you wouid l�ee to have a}xesentation of tha •
dtsft mdina�ces in J�nuary or Febauary �G°�1��•P^o!���&o Jar the Pav�lai�d-
Vivoccaeva Me�vo,polilaa Areo 5olor Aecur Projsa: CMSr
.
oJ�icea ars /ocatsd at 322 S.W.FiJPk Ave►uee.Swtt 1�06,
', Po►tln�d.ovs�oa,9720f.IjyorAavsqwrniowaor�u$tvtias*.
�P1easG mail w the�SS below: CMS'i pho,ee��+6er ir 303.22?-0I00.
The Pwlla�ri-Va�eoevo Alebopr'letaw Arsa ada►Aecar Fmj-
If you hav�questi�ra.or wish additional inFacmation,plesse sa ir j�ads�b�r tl�s Bo�»eri((!R PawaAdn�i�iiantiay ae�at od�
ca11 M�7ce McKeever.ProjeccManagar. Conservation ��bYCAsOrcaawDsPmaHe+rojE+w�rotideAe Wma- . '
'MmagemrntSezvioes.f503)227-0400 '"d����K��mdertMarrpies:cfrhsNortMwrst
! Powa Aa.
. RrwJiw�jor tblr jriLtc�How ir p�rild i�td�e
�ow��rlUr Tiwe►A�wlwtstntJww
_
`PaRland-Vancouver Meoropolitan Area Bv[.K lu't� I
,
�018t Ac�CCSS PrO;jOCt � • 1JS POSTAGE ,
c
522 SW Fifth Avc,nue.Suite i406 p�
Patland,O�+egon 972U4 �t7`L►x[�,o�t '
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LOCAL V'ancouver Metropolitan Ar�a Solar RE�IONAL SC7K.AR
.A
AcctssProjec�"preparedbyConser- �CCESS �.�1N� US�
�O V E R IV t�l E IV T �tion Management Services in tlu
��,�,�0�� suminerof1989.] PIA111t0lING PROJEGT
Twelve of tt►e twenty-two ju�risdic- �ONTIIVUES
Clackannas E�unty Adopts tioaLS ch,ac pariicipated in tt�e Portland-
Orclinances Vancouver Meapolitan A�ea Solar T�PoNand-Vancouver Memopolitan i
Access Project t�ave adopte:id and aire Anea Solar Access Project�s a ,
Since the Steexing Commiuee's coopexative praject of 221oc�1 �
releasc of th�e roodel ordinance �inistering tise mod�l solar access governments in fivt count�es and two
ordinances. As a means of determin-
packa�e,thirteen of the parcicipating staces and the privatc d�evelapment
ing if there are problenns with the � .
local governments have adopted and community. The pu�pose of the
administration of tt►�Solar Ba➢ance
implemented the ordinancrs. Clacka- pmject is to develop and implement a
mas County,which began implement PO1°t and New Dewelopmcnt oxdi- W�farm set of land usC sta�xiards W
n�nces,the Project staff in coopera-
ing the ordinances Januaey 2,1990,is provide and protect solar aGCess to
tion with the admi�sismering jw�sdic-
the latese govemmer►t to adopt tt�e tions,have completed an evaluacion �'dential properties.
ordinances. Other implementing local of these oedinances.
govemments include Multnomah In ihe spring of 1988 th�Steering
County,Poedand,Gresham,Famsi Committee foc the project adopted a
Grove,Cornclius,Beaventon,S� �e ordinan�ce evaluation focused on ����of solar xcess ardinances
the potential problems with the
Helens,West Linn,Lake Oswego, and recommended their adoption to
Scappoose,Troutclale and Fairview. ���cy of the information and any �e ci n local overnment�.
other potential complicaaons which �' �' � g
All oE'the other pazticipating lncal � ^�e oaclinances are providing a This issue of Sunlines provides a
govemme�ts are expected to take '� staws report on local govennment
high perceniage of homes anid
action on the ordinances sorneam�e � ordinance adoption actions.summa-
later this winter or spring. These �mesites with access to the sun rizes the results of a one-year evalu-
and aciministration of the ordi-
include Oregon City,WashingWn ��S ap����o��„ ation of the modei ordinances.
County,Tigard,Canby,Happy . explains the fine-wneng ardinance
Valley,Clark County,Vancouvea, �,�,oWd make administration of the �endments ailopted by the Steeeing
Milwaukie a�nd Wilsanville. The ����s cosdy and tiwne consum- Commitue.provides commentary
Clazk Counry Planning Commission �g �evalu�tion forms.wero from ihose on Ehe front-lie�s workking
has scheduled a pnblic hearing on the with the ordinances.a sample solar
completed by plan rsviewers in the
ordinances for January 18. The subdivision design completed under
dit[erent jurisdic6ons as they worked
Va�couver Planning Commission had the ordinancrs,and loolks south W
duough their reviews of building
recommended adoption of the Eugene and north to Tacoma to see
ordinances in the fall of 198$and the ���t and land division applicatinns. co���e o�soac Z
City is expected to resume i�s consid- .����tion contained in the
eration of the ordinances along with INSIDE: :
Clark County. evaluation forms received from the ; .
paAicipating jurisdictions indicates >p�dlndnce Ev�6luafbn>
that there are no significant problems '::Results,p 1�
F1 RST-YEAR w;th me ord�nances. vlew frorn trie Fro�nt p 2
Sfee�n�i Corrwnittes Flr�e-Ttanes
ORDINA(VCE EVALU- Solar Ralance Point Standeud '-Ordlnon�Package;p 3 '
ATION COMPLETED °rd�"°"Ces�,�'°��;p3
The Plan Review'fime for the Solar '�O���°� P 4
(Following are excerpts jrom the Balanee Point Standard was pmdicted �'oJeet Rec;elves APA�
"Evaluation Report or the Portland- �o��,ke o„pa8��_ Awa�d,p 8 '
2 Sunlines,First Quarccr,1990
Forrest Soth,City of 63�averton City Councilor -
"The ordinances promote an important public purpose at very little cos� There is little doubt that solar must be an
increasingly important part of our energy future. I have been very impressed with how efficiently the ordinances have
been applied.°• THE V/�N/FRQM THE FRONT
C6arlie Hales,Home Builders Associatioo of Metropolitan Pordand,Director of Covernmental Atfairs
"We endorsed the ordin:�nces becausc we were satisfled[hey would wark in ihe 6eld,and the evidence undicates ihaf they
do:Iviy pfioae xings when local govemment actions ceeate problems for b�ilders;and these ordinances do not generate '
phone calls." �i
�
Job�e A,ndersen,City o�t.�Gresha�Community Development pirector I
_ : _
"Une of tfie best ordinances I have scen for benefitting,the communiry with the least inconvenience and cosG"
Ric6ard Durhaen,Lake Oswego City Councilor
"Efficient energy nse helps society as well as homeowa�ers: With current concerns about electricity�'shortages:,the .,
green}iouse eft'ect,'and worldwide envinmmental degiadataon,thes�ordinances demonstrate an impojtant iocal commit-
,
menf to be a gart'of the'soluGon,not a part of the problem." >. : •:
T�m Boatvvright,City of Beavertun Building Irspector Plans Exam�ner
"I work with the Solar�alance Point ordinancG. 'I'hroup,h au process in Beaverton I have found it reasonably easy to
imp3emene,'with vrxy f'ew problems. The average case takes approximately three minutes to check°
'bave F'rescott,Multnomah County Planner
;`I work with the solar subdivision design standard. The response from the developers has been supportive. I haven't
erxounfeeeci any suc�prise ar resistance. I can't think of any cases where the dcvelopment didn't either meet the solar
standard or qualify for on�of the excepuonso'
PLANNING �ONTINUES The Stcering(�ommiuee is camprised Technical Assistance Services
(co,u��d f.��B��) of 11 elected officials.planning Availdble to Loedl Govem- t
how the malel ordinances are commissioners and planners ap- ments dnd Buifders
pointed by the participyting govem-
beginning ta have an effect through- menu. Forrest Soth,Beavertan City
out the region. Councilor,chairs the Committee. The project offers technica]assistance
Richard Leonard Multnomah County �rvices at no cost to local govern-
The ordinance package requires new ' ments and the private development
subdivision and planned unit develop- P�nning Commissioner,is Vice- industry through the summer of 1990. �
ments W be designed to maximize Chair and Linda Davis,Beaverton These services are available through
solaz access to houses,and provides P�ning Dirock►r,is Secretary. Other McKeever/Morris,Inc., Portland land
members of the Committee include
standards for siting houscs and use consulting firm,ihrough contracis
landscaping to nninimize shade on W°lliam Holstein,Lake Oswego City �,���e Oregon Department of
adjoining properties. Councilar,John Andersen,Gresham Energy and the Washington State
Communily Development Director, Energy OfTice. For governments
'i'he package of ordinances was �en Scott.Vancouver Planning Which have not yet adopted the
developed af'ter the most comprehen- Director,Glen Gross,Clark County ordinances these services include
sive solar land use research program p�ning DirecWr,Linda Kruegel, �ning for staff and briefings for
in Ihe country and extensive work Poriland Energy D'uector,Gerald p�anning Commissions,City Councils
with members of ihe home building Taylor,Cornelius City Manager,Len �d County Commissions. For
Waldenaar,Clackamas County
industry who would be aff�ted by the govemments implemcnting the
new standards. Rept�sentatives frorre P�nning Commissioner,and Marga- ordinances and members of the
local govemments and private ret Schumacher.Scappoose Planning pri�at,e development industry these
indusvy served on two 15 t�?A Commicsioner. Dick purham,Lake �rvices include troubleshooting on
person technicaD commitcees,the Oswego City Councilor and former projects which are having dif�icu(ties
Research and Ordinance Commiuees, chair of the Steering Committee, complying wilh the solar standarrls.
to guide all aspects of project research currently serves as special adv�sor to
and adinance development. �e Committee.
r
_
ORDINANCE FINE_ 5tandard to more speci6cally s�es.�ustc���,1490 3
TU N 1 NG GOM PLETE D indicate that an exception to the "yt is m reat leasure to'en-
standard shall be grante�if the y g p :;..
, developer cannoc create 8�perccnc dorse the recommendations of
The Steering Committee reviewed the solar lots through use of the the MeEr�o''Area So1�1' ACCess
results of the ordinance evaluation "basic",and simplest,solar `Projec[. ''ThiS tuiique,'coopera-
(see story an page 1) and information standard. 'This change makes it ;tive'�proyCC['shoWd Sf�tld'2is a
provided to it by the project consult- clear that the developec has the "bencliimatjc to govetxuri�t�f eve=
ant, staff f'rom the implemendng option whether or not to use :�r]��„ � -
local govemments,and the private performance options which are
1�uulding industr�. Following this inciuded in the ordinance. Neil Golds�hm�dt
review d�e Steering Committee Go'vetnot;SBa�e bf Ot+etgot�
adopted a series of fine-tuning •Simpiiflcation of some of the ,.February 24,�19$.8
amendments to the ordinances. The procedures fc�r docnmenting shade
` ,: >:> ,.,:.:
Committee recommends that the from existing trees when a dential subdivisions and PUDs by
thirteen local gcavernments which are developer chaoses to use rhis rcquiring that 8096 of all lots have
implementing the model ordinances condition as a reason to apply for pro���orientation. A Solar
adopt the fine-wning amendments an exception to the solar design g��point Standard mia►irr►izes
sometime during the next year,The standard. building-to-beulding shade and
nine local govemments expec:ted co limits a n�w building from casting
act on the ordinances laeee this wintec •Replace a requirement far a �e greater than 12'O�o 2(D'at the
are spring are encouraged to take eopographic survey by a lecensed iq���ot line dependirng on the
advantage of the experiencc of the surveyor in certain exceptions ��_���ot dimension. 7'he
other goaemments and adopt the cases with a more lenient c�yuire- ��or�inance,calle,cl a Solae Ac-
amendeci version Af the ordinar�es. n�ent for relgabie topographic ��p�if,provides existing
The ordinacrce amer�dments are infornnad�n. su►gle-fannily r�esidences protec-
summarized below. tion against shade�m future
Soldr Balance Point Ordinance Sotar Access Permit Ordinance non-solar friendly trees on
adjoi�ing properties within 150'.
•No amendments are recom- °i'he primary feaeures and illustra-
•Additional exemption in cases mended.
where there is a vacant adjacent lot tioac of each ordinance are
discu.csed belnw.
co�he appGcanc°s nonh and the Solar Access Detinitions ��
prevailing develoQment pattern in �
the neighbofiood is RA plxe insig- 'miti a�ticle swnmarizes the essen-
•Minor amendmen�s to the dal features of the proposed solax
nificant areas of glass on the south definidons for"front lot lirne"and
walis of houses. „ access ordinances. A se�arate in-
"solar feature were made to famation packet eontains the ordi-
better handle irregulaz lol shapes nances themselves� ihe Stecring
•Extensi�n of the standard to and provide more flexible design. Committee's r�solutian recom-
apply to all!ou in new sub- mending�option by local govern-
divisions,not just the 80 peccent �
of the lots moeting the solwr New SU MMARY OF ments,and�ndi�lgs in support of �
DevelopmentStandard. This REC<JMMEN�ED �eordinances. ;
provides consiscency ira the CO16fU'�°M�°�`�
standard's application in infdl and So�R /�CC�� - '
"Assuring access tn ttie sun is a
new development areas. ORDINANCES �
parc of providing available and
•Replace a requ�'vement for T�S�ring Commiuec of the P�rt- affordable'energy for the future.
a topographic survey by a licenseci ��d-Vancouver Metm Area Solar The use of' solar energy can
Access Project has recommended for rotect our Cnvircitunent--and
surveyor in certain excepaons P
adoptinn by local govemments three our econom b reducin the
cases with a rrsore lenient require- Y° Y. S
solar access protection ordinances.
�nent for reliahle copographic need for additional.:and mare
informaUon. The provisions provide comprehen- �xpensivC energy tesOUrCes.
sive protection for both new and
New Development Stpndard existing residences in the metro area. Booth Ganlner;Govem�r
A New Dcvelopm�nc Standard State of Washington
•Clarifying the solar design maximizes solaz aecess in new resi- April 22� 1988 : ��
t
� � � � � � �
�r�, _ ..—..._ .___._�. E,
�
4 Sunlines,First Quarter,1990 need for modications or an exemption evaluated. The longest time reaorded ,
EV/�LUATION COMPLETED from the standard. for a subdivision review was 3-how-s
(continued fiom page I) for a I7-lot subdivision. 'The case
v Pl Review ost for the re uired a lon�er riod of time
The a erage an C q }, pe
by the project's Research Commiuee Solar Balance Point Standard is because the original submittat
to be approximately 10 minutes for 85 approximately$3.30. Ttie projected contained several errors and an
percent of the applications received. cost per buildin.g permit application in adjustment request which was
The average staff time for all of the �prdinance Committee's reseanch subsequendy denied. The shortest
15$Solar Balance Point applicadons report was$6.00. review period was 1-minute for a 2-
evaluated was 9-minutes 40-seconds. lot minor partiiion. Overall,the
Of the 158 cases,su took between l5 New Development Standard average review time per lot was 3.3-
and 20 minutes to complete;and two minutes.
took 90 minutes each to review. The Eighteen subdivisions or partitions
evaluation illustrates that less than wt�ich created a total of 527 residen- The Ordinance Commiuee's research
two-percent of the pem►it applications �I lots were evaluated. Of the 527 report estimated the average staff
evaluated�could be classified as"high Iots creatcd.322 were lots rr�eeting review time per lot would be IB-
empact cases",as defirsed in ihe the ordinance's basic solar require- minutes,or$4.Q0 per lo� The
Ordinance Commiltee's research ments. An addetiona1251ots met the evaluation sample illustrates ihat local
report. Only four percent could be New Develapment Stand�rd ttu�ough govemment costs were only approxi- �
classified as"meciium impact cases", the use of one of the solar pe�form- mately$1.Q0 per lot.
which is significandy lower than the ��a�ons provided in the ordi-
expected ten-per�ent rate of oc- nance. Overall 68 percent of ihe lots ConCluSions
curance. met a solar st:►ndard.
Based on the information derived
T'he data gathered from the evaluation The evaluatioai illostrates thae the from the evaluation pd-ocess,both the
process illustrates that the Solae New Development Ordinance Solar Balance Paint Slandard and the
Balance Point Ordinance is relatively provid�,s adequate flexibility for New Developmene Standard appear to
easy to apply in most cases. Only 5 unusual site characteristics oe be functioning efCciendy. They are
of the 158 cases evaluated,or 7 amenities. dt also illustrates that the providing a high pee�centage of homes
percent,did not meet the standard. minimum 80-percent stanc�ard for lots and homesites with access to the sun,
Only 11 cases,or 3 percent,required unaffected by devetopment limita- tlexibility to accommodate for those
a modification to the original building uo���nsistently be met development situations which cannot
plan su6miticd to meel the standard. mect ihe basic standards of the
'There[ore,4�percent of all evaluated 7�e�����y�rev�ew these ordinances,and administxation of the
cases met the standard without the development�ppGcations was also ordinaa�ces appears to be economical.
:SC)lAR ACCESS _
AROUII�D;THE REGION '
<,: .. ;
, ,
' TACOMA ADOPI'S SOLAR OR�IIMANCES....On December D2�1989 the Tacoma City Council by unanimous
vote adi�ied"a comprehensive package of solar access pnntection ordinances. The ordinances are patterned aftcr the
moael ordinances developed for the inetro am.�project,with modifications to suit local conditions.Deputy Mayor
<Hyde.before:casting his favorable vote for the ordinances,said"I'd just like to note that this is an ezample of how
things'should tie done:::,It's:just arr ezcellent example of good legislation." With the action Tacoma becomes the
>first'local governmenr in t�e state of Washington to implemenC comprehensive solar access proEection. Other 1oc�1
'govemments'tiave'unplemented solar protecfaa�for eithec new development or existing development azeas;but not
both: _
;EUGENE EYES METRO`SOLAR OI2DIIVATVCE:::.'The City of Eugene is considering implementing the me�
model solar access ordinances in place af its exesting solar access tand use adinances. Glenn Havener,Energy i
'Codes Director for the Oregon State kIome Builders Association(OSHBA),said the state organization,in coopera-
tion with the local builders association, is encouraging the City to make the change because of OSHBA's long-"
standing car`vnitmenf to uniform stai.ewide codes. Havener indicated that he was hopeful that all interest�in the
City,including environmentalists and local utilities,would be supportive of the change. He praised the metro madel
>.ordinances for being based on state-of-th�art tc�chnical research and real world building practice.
�
r.
I
SOLAR ACCESS PLAT Sunlines,First Qu�utcr, i)90�5 �
IN ACTION ' �
,,�
by Gregg Everhart,Landscape llesigner � ' • ` ,
David Evans and l�.ssociates,Inc. r `-i" � �
�� `+�'
1'ortland,Oregon �' 1 � '' • •
�/, ,�i��� ' �I
• ��+"'r , ,.;��,
,,✓, > .
EXEMPT /pREA�,.r .�,� �- ,�s��
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r, "� �,f�� , , _�Y/�,�'� ,..,
.,� „ p
4. f.. o/�.' . / ,IF4 �.- il � .ro�'..�'��r .�`'
�� y,� ;� �fy s� �;,, . .. •
� y� ;�9� ,�y µ, ' H ;�. 1� , I
� � er Jw, i;�� `:/s t� ' . � '4
S v. r f'
' I '� >a���-/'..i'*`� �
;t ' :�� I.» ,
� i t /•/ ��
4 ' �f
� ,f,lv�l "`f" . ".,�� av :/� I
� y �. [�v„�Y��. � � � ' , �� � i'.:�� a' . ' n:r.'"
.� ne; ���. �x 71 . r ,'
� ��, fN % �� �`�.i''� . r � �, e ,� � � �� �� ,�'.�.- I
1 .' � ',�'�'t! � �°4� ••,,,�t" �.d'' `� �
... .
, , a
r �'�
FORE$T HEIGHTS - PHASE 3 "'"` • ''' ' : ��'^' '��� �''-� �`�''
: ;•...
GITY OF F'ORTLANp.F1lJl_TNOMAN COlINT7,OR�GUt�! v' �� • '�i;:�'°" �. ��". ° ��'� ,�^i� II
�9e� i , < �., .�-.- _ ' . ,�
W ", � <i� , ;, ;w...
w�� �..:� . �: �: ¢ I
� ` i��. �
,.o..e..... ��� fi.�' ' � � �✓ y�,,� ,`h. .� li
� �.t. ' � � 1_� . •,•; p_ •:� I
m a
The rcccnt piatting of Forest Heights- �� R Fr6 � o� ��' ,�,,, ' FR�� '
Phase III provides this issue of � ' � ��� � •� � ' :�,�i �, �' ^ '`' �
SUNIJNES wid�a good application of • '�` ' -'- -� � �� '
the Metro Solar Access New Develop- -• ; , , ` I,
..�'?���- ..� - .;,.,. . . ._-�::,. � .
��r;,,.' ,
ment standard in the City of Portland. ,,:;,...�•..�;�;,%=`>;'-•�:�,.�-, ,..z, . _ _ — �
Thc plat prcpared by David Evarrs and � ------ li
Associaee,Inc.(UFA),utilizes all of the innovative time saving tool for map- severe slope.
thme available options for creating so- ping solar access on stcep sites.
lar lots while taking into account sev- The sample illustration below provides
eral arcas of exemption due to non- Using GIS (geographic information a graphic depicuon of the "Slope and
solar vegetation and severe (>20%) systems) technology, DEA created a Aspect" overlay for a portion of the
siope. DEA has worked with solar "Slope and Aspect" digital terrain tentativeplan.Ncxttotheoverlayisthe
access on several sites, but the issues model which, incorpoe�ating over �tinal 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
Heights prompted the Cum to create an azeas qualifying for exemption due to compliance.
� ' ,
�. -.,.••..
�e� Solar Key :;�:, �:°,. ,°%�• ��
L�i � T��•_� `'• � M1 R, ,
Non-ExemPt Po. --f�<.-=�-:o.•_o- b.�. �<: > b��.
/� Eligible for •^`�'' �` " �•\.�� � , �
�/� Adjusiment q W k3e7�� `�,�W�J �r ���
d! 'S3�G F�dl.'�TEh.-_O'• YJ• O
N�
1 I �7�j� 1 y� Gl N �7.�
Exempt for Slope i0' ' ^ "' �, ''
� l� "g � � a8 � :
�
- g� �.��. o� e�3�. � a . "; :r •; � �
s g`- �- o� e.m. z Z ,�.n» � �
e��v � orc nw. pp,�.nrs � o r
eic � ' Z n i e.n�. �1 F
.L.�.% n 70 7o L7C 1
L.'1 TO.pp L.SU1 � 7�.. L.70:)�II
..t1� iii5 L.]t�7
9170�
_ � - � -- � _ IT�rbD
N M•DS'J4:W�' ""_- __ ]170
`.�'7 61� ,.�"'R.___
� °J�
I .9y9� 1 O u� ��� ]]Mj
�I 3 G W � J1�� . .
� . �,,5 n 3 � ^i � t
I 4„0� 'v �i7i• ^Q C �`q N ' "' ID " _
//i i �.>� OR � ER - 'opR`• + pR, �I'-� �0.10� Q y ;p�� �
�'f T. pR
Fores�Heights III:GIS"Slope&Aspect"Overlay(portion) Forest Heights III:Final Plat(portion)
l
6 Sun6nes,First Quarter,1990 Fi gure 2
ORDINAIdCES NEW DEVELOPMEPIT STAN�ARD FOR SITING
RECOMMENDED BUILDINGS At�D TREES
(conlinuedJ'ronePaB�3-I
sun angle rising
SOLAR I�CCESS ST/�NDARD at 2.5 to�
f0�NEW DEVELOPMENT ratio from
soun�w�w.
�--- P1 ' !
:
The purpose of the new development ; j
staradard is to design luts so that ' •::•.•:; '
.
hosnes wi11 be orienced to ma�ci�nize � .�,;:.•::
solar access and minimize shade on �S. •
adjoining pmperties. The standard ���
o�
appifes to applications for a subdivi- �--°--100'•-____-�_-__-`��--- 100''>
sian or planned unit development in , '.
,
all singk family residential zones and 12'af shade allowed
single family developments in other at property line •
wnes.
lot Desiqn Stancfard Po��• �•
'I'he Ordinance requims thae eighty Sitinq ot Struciures anci Trees Adjustments to Design Sta�dard
(80)percent of the lots in a propossd
development must r�mply with one 'I'he Solar Balance Pqint Standard The jurisdicaon shall reduce the
of�solar design-oplions: provldes legal prot�ecdon from percent of lots that must comply with
buelding and tree shade as develop- the solar design stac►dard below the
1. 'I'he Basic Requircment;(see fig ment accurs on ea�h lot in a new 8�96 standard to the minimum extcnt
ure 1),ar development(see tigure 2). necessary if the applicatn has shown
2. A Salar Building Line Option;or one or more of ehe foilowing condi-
3. �a Per[ormarrce Option. ExeMptions 9tOm the De�qr1. tions eacist:
; Standard
'The plat on pa�e Sis an example of a 1. Meeting tlhe standard wo�ld
subdivision which ineets the solar de- �entire development,oe portion of result either in reduced de��siry or
sign stanelard. T'he devebpm��nt was �devclopmerec,sha11 be exempted significant infrastructure cost in-
designed by David Evans&Assuci- firom the solar design standard for creases(that is,596 or more);or
aces and was approved in the City of steep slopes or signiGcant pre-existing
2. Signiticant development ameni-
Fi gure 1 6es would be lost or unpaired which
could significandy reduce the market
�OLAR LOT OPTION 1: BASIC REGIUIREMENTS value of fhe property if the solar
design principk applied;or
3. Existing shacfe precludes sAlar
� �•
N
SOLAR BALANC� POINT
STANDIARD FOR E�CISTiNG
IOTS OF
MN�imum ol 9p' RECOR�
nortn•sooin b� �
dimension r�qufrM �
Front bt li��ix Wnni� The purpose of the standard is to
30 Gpro�a ol minimize building-t�-building shade
.�..:aWe:�.d:
and promote solar access and utiliza-
tian in residences. The standard
lies W a lications fornew houses
j f�
and remacicleng projcc�s on existing regardless of the hcight of the shadow Sunlines�First Quarter,1990 7
lots af record in ue�ban single family at the northern I�,line. SOLAR ACCESS P�RMIT
residential zones and single family fOR TREE SFIA�E
uses in other zones. �xemptions irdm the MCaximurn
Shade Po6nt Heiqht Standard
. Maximurn Shade Point Height The purpose of[he solar access pecm;c
If any of the following conditions standard is to minimize shade from
The standard extablishes a mazimucn exist an adnaimistrative exemptian fuWre trees in existing areas. A solar
sl�ade point heighe for each lot 'I'tpe from tt�e standard shall be granted. access permit�pplies on a lot-by-lot
shade standard varies depending on basis. A propetty owna must apply
the north-south dimension�of the loE. 1. 'I'he shade from the building falls for a solar aceess permit tn receive the
°I'he standard guarantecs ihe abi�ity w with�pre-eaisting shade�ram trees, Protectiae i�offers. E16gible proper-
conswct-at a Qnirsimum-a 30 foot other buildings or topography:nr �s incluae lats in a single family
haue in the middle of the lot bein� ,' residendal zone which cacisted before
affectedl by the standards. The 2. The lae has a north,west or east t�►e adoption of a salar access program
variablc shade standard me:►nns that in facing slojae of gr�ater than 2096;or �d single family lpts in other zo�es.
som�e cases full south wali solar � -
xcess proteetion will be provided,in 3. Di,fficult iM conditiuns exist such �xempt Vege�ation
other cases partial south wall pratec- as public easements,drainagcways,
don will be pmvided,and in sdll otheF etc;or Research has identitied mione than 260
cases anly scwth roof prote,rdun will varieties of tiees that are"`solar
be provirled. l�igures 2 and 3 provide 4. T1ee shacie fmm the building frdendly"(i.e.they do noe btock much
examples of hc�w the standard works shtikes only an unboildable area.or winter sunlight). A sqlar acs�.ss
on a I�t with 1 OO feet and 70 fcet of permit does nor apPly to solar friendly
nort��south lot depth,respectively. S. Trie shade from the boilding �s. 'I'herefore a solar[riendl�i tree
strikes an unheated area such as a �excted the ma�cimum heigl�t
PeriAtrtti�n�e Option garage.a south wall rvith minimat P��itted for trees subjecc io a solar
giazing,or a vacant lot where access permit. A solar access permit
The applicant may meet the standard neighboring stnactures have minimum does not apply to exispng trees in the
by�owing ehat at lease 8096 of the south glass. ground on the date a permie is iss�ed.
south facing glazing aurca of the hause co�c�+kd o��og=8-�
tn the north is pr�tected fmm shade, ,
figure 3
�OLAR BALANCE Pi01NT STANDARD
MAXiMUM SMADE POINT HEIGMT ALIOWED SHADE ON SOLAR FEATURE
• Prolecting your no`ihem Localinp yow ho�so
neiphbofs wn `� 10 teceiv�sun on
� soulh wirnJows
, o �
s s
.
�
Q--N ` ' i -'
, .
,
c�v+� ,-
3or HEIGFIT �'
NLOTCFMFR
, x'�'t•'
.
- ---�.�n.-�----- ------ •-io�°------►
E�o'�----------►��o'-I
sw�dard sid.samacks
;�s��--------------►Es'�
a.ducsa s�a.s.�
SETBACK ADJUSTMENTS IF NEEDED
TO MEET SQLAfR STANDARDS
�,
�
n _. .. _..... �:_ _ ..... :........ .. ...._ ..�.-._.� ..� . ......:;.�
-_ — -- -- a
��
�,
8 Sunlines,First Quarter, 1990
'PROJ ECT REC�E IVE� PRC��FEd� 'p�PLE TU CA'C.L IF YOU HA`VE QUESTIONS
�'0'1 V AL �tr'H'E V E'�E 1 V'� 'll�e Mdro Project is administuecl by the Oregon Department of
Energy and the Wuhinguon Suu Flaergy (Nfice. 77�e Oregon
AWARD FRC�IVI OREGDIV APA '�^��°���y��°�_��,,�5�„S;b��y�a���►g
many of the projux'�eeteascF�activities.You can teach the pwjece's
oantsst psopk tor�hese agencits u U�e following numbers:
In May,1989,the P'ortland-Vancouver M�tropolitan tlrea
Solar Access Project wa�given the Professional Achieve�• 7�K'°f""'g'.o",q°"D�p�m`�`or�By.So3 373-
ment Awazd by the O�regon Chapter of the Amenican
Planning As,�ociation. The Professional Achi�vement �M��+.Washingtan S�ate Energy Offioe,a.ab ss6-
Award recognizes planning projects of unusual merit�en- ���
caurages innovative and effective techniques Cor solving Iy(cKeever/Mnrris,�.,u the conaulting fim�which has been
problerns at local,regional,and state levels;and ps�blicv.e5 I�ired w manage�he projiect. McKeever/Mexrii is warkking with
plans o�r projeets of s�ecial segnificance. L.r�*y Epstcin,P.C.,to provide services w�he 221ocal gavem-
ments. Tf�e key oonwa people[or theu firma aie listai bclow.
Ir�Amseiating the award ahe APA not�d that`The project�3 McKoever/Morri:.Inc: Mika Mc6Ccever,Projied Manager
merit is rtcognized in the endorsements of the governors snd p+�ui M«*is.sso33 22s-7352.
of Oregon and Washington,the Solar Energy Associatian L,r�,F�,:w�n,P.c.,so3 22�-asss
of Oregon,the Oregon i.eague of Conservatian Vote,rs,the
HUmebuilders�ssociatio�of Metropolitan Portland,che �;��f,.Q,,,p„8C y- ;
Portland Chapter of t��e Am�can Institutc�f Architec�s, !
and the Ore�on Remodelecs A.ssociatioro. The adoption�f ReCOrdin� 1
r
ttwe implementauon ordinances by every local gavemment i
ttaat has cnnsidered them also attcsts�the high quali�y of ��"e solar access permit is granted,nadces are serit to $
the project". affer,ted properties.and an oppartunity to cha9lenge t��e %
xcuracy of the informatio�contained in�he applicaticxo ;
Re�eiving the award on behalf af the project were Dick P�vided. If granted,the permit is m,�rded in the chaua of ;,
Durham,then the chair of ehe Steering Cammittee,John ti��of affected properties,giving future o�vners of U►ose ,
Kaufmann,f�r�gon Department of Bnergy,and Mike P�I�GS rwtice of its existence. ;
�j
McKeevee,then of Conservation Management Se�rvices. . <<i
'il�e OregUn APA has nominated the project foe this year's Swd'uus is publirl�ed by McKeeve�lMorris,lne.,Projsct AGawager ;�
jar�he Porr[ond-Vancouver Metropoliton Area Solas Acce.w Proj-
t18li01i81 A�A 8W2�dS. ect:McKeeverlMonis,/nc.'s offlees a�e located at d12 S.W.Wash-
ingio� Sd., Suite 1/!0, Norelond, Oregar� 97205. lj yoy hove
questioar or suggeslionr,ll�e telephone nrunberis 303 228-7352, �
;
Tlu Po�tland-Vancouvcr Mebopofila�Area SoJar A�ceu Project is
J'arndtd by tGe BonnevJ(e Powtr Adminirtro(iat,aed adminicturd
by tlie Oregon Depar�meM of Energy and the Washinjtow State
E�rgy Offces wd�r the ouspices ojdic No�tliwesf Powa Act.
Portland-Vancouver Metropolitaui Area - t,'
Sotar Access Project
812 SV1/Washington SG,Suite I 1 t0
Portland�Oregon 97205
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Solar Pian se s� aos o o s� aox �aao 22 ssz n aaa: io,zoo �,000 �e,ioo f
KEY
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�� IDAHO SOLAR ACCESS PROGRAM (� � � ��
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The B¢nkendorf Associatiat a D
3 COIy1PARATiVE ANALYSIS OF S4Lf1R RE-DESIGN s?2 sw�a,p�... s�,�.M k„
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sHE�r � IDAHO COMPARATIVE ANALYSIS �
� 'E'he Benkendorf Associates OF
522SlKFlf�hhenQ SOLAR ACCESS PROC�RAM SOLAR RE-DESIGN "O"'"
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. �� Slate of Weiw•DapertmeM of Wafer Reseurces•Errorqy Divisbn P4.AT N0.1: NAMPA �
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.
SOLAR ACCESS ORDINANCE FOIt NEW ,DEVELOPMENT
Steerin� Coanmittee Finai Draft Revision�
Adopted November� 2, 1989
Section 1. Purpose. The pwrposes of the solar access ordinance for new development are to
ensure that land is divided so that swctiu�es can x oriented to maximize solaz access and to
minimize shade on adjoining properties from swctures and vees.
Section 2. Applicability. The solar design standard in Section 3 shall apply to applicatidns
for a developmcnt to create lots in jlist u,rlaan single family wnesJ zones and for single family I
detached dwellings in any zone,except to the extent the approval authori ,ty finds that the applicant i�
has shown one or more of the conditions lasted in Sections 4 and 5 exist,and exemptions or
adjustments pr+�vided far thenein are warranted
Section 3. Desi�n Standard. At least 80 per�cent of th�lots in a development subject to this
ordinance shall comply with one os mare of the options in this sectiion�,provided.a development
may,but is not rea��ired to.use the oArions in subsections 3B or 3G to comply with secrion 3.
A. Basic Requirement(see Figure 9).A Iox cnmplies with Section 3 if it: e
� 1. Ha.S a north-sautl�dimension of 90 feet or more; and
�' 2. I-�as a�nt lot line that is osiented within 30 degrees of a true east w�st axis.
B. Protected Sodar Buidding Line Option (see Figure 10). In the alternative, a lot
complies with Section 3 if a solar building line is useci to grotect salar aGCess as follovvs.
1. A protecte�solar building lin is designated on the plat or i�n
docunnents recorded with the plat;and
2. The protected solar building line is orier�ted within 30 degrees of
a true east-west axis; and
� 3. There is at least 70 feet between the protected sular building luae and the rniddle of the
narth-south dimension af the lot to the sonth,measured along a line perpendiculas to thc
protected solar buildiaeg line;and .
4.Thcre is at least 45 feet between the protected solar building line and the northern edge of �
the buildable area of the lot,or habitable swctures aze situated so that at least 80 per cent of
their sauth-facing wall vrill not be shaded by swctures or non-exempt vegetation. � '
C. Performance Option. In the alternative, a lot complies with Section 3 if:
1 o Habitable structures built on that lot will have their long axis oriented within 30 degrees
of�traYe east-west axis,and at lea�st 80%of their ground floor south wall "v�nll be protected
from sharl�by s�uctures and non-exempt trees usi avnrovriate deed restrictions;or
2. Habitable stra�ctures built on that lot will�a�e ri n at least 32q6 of their glazing and� .
least 500 square feet of their roof area�q�w#�#-faces within 30 degrees east or west of�g
south,and L at glazing and roof area are�s protected from shade by swctur�es and nan-
exempc trees using.�raRriate dees�restrictions.
Pagc 1�Solar Access Ordinance for New Development
Steering Commee Final Draft Revisions (11/1/89)
�
,
Section 4e Exemptions from Desi�n Standard. A development is exempt from Secdon 3
if ihe(approval authorityJ finds the applicant has shown thaC one or mor�of the following
condirions apply to tGhe site. A develapment is partially exempt from Section 3 to the extent the
`approval authorityJ finds the applicant has showr;�that one or more of the following conditians
apply to a cornesponding portion of the site. If a partial exemption is granted for a given
developrnent,th�remainder of the development 5ha11 comply with Section 3.
A. Slopes.The site,or a portion of th�site for which the exemgtion i5 sought,is sloped 20
per cent or more in a direction greater th�a 45 de�s east or west of true south,based on a
topographic survey by a licensed professional land surveyor or USG�or other offici�llv
recognized tonoeravhic irformadon. •
B. Off-site shade. 'The site,or a porcion of the site for which tht excmption is sought,is
within the shadaw pattern of off-site featwr�s,such as but n�t]imited t�structur�es,
topography,oa� non-exempt vegetation,whic�will re�n after dev�lopment oc�curs on the
site fmm which the shad�is originating.
1. Shade fram an existing or approved off-�ite dwelling in a single family residentaal zone
and fmm topograghic features is assumcd to remain after dcvelopment of the site.
2. Shade from an off-site structure in a zAnc other than a single family rrsidential z�ne is •
assumed to be the shadow pat�ern of th�e e�cisting or approved,devclopment.thcicon c�r the
shadow paaern that wauld result from th�largest structur+e allowed at the r.lascst setb�k on
a.djc»irung land,whether or not that structure now exists. �
„
3. Shadc from off-site vcgetation is�sumed to remain after develnpynent of the site if: the
tr�s that cause it.are situated in a reqiured setbacl�or they are part of a developed am,a,
pnblic park,or l�gally reservcd open space;or they are in or separared from the developable
remaan�dcr of a parcel by an undevelopable arca ar featur�ar they are part of landscaping ;
required pursuant to local law. !
4, Shade from other�ff-site sources is assumed to be shade that exist�or that will be cast �
by developanent for which applicable local permiYS have been appmved on the date a �
Cc�mplete application for the development is filed.
G On-site shacle. The site,or a portion of the site for which thc txcmption is requesttd,is:
. � 1. Within th�shadaw pattern of on-site features such as,but not limited to structures and
. topography which will remain aftcr ttae development occurs;or
� � 2. Contains non-exempt tre�s at least 30 fcet tall and more than 6 inches irr dian�eter �
mcase�c�ed 4 fcet above the ground which havc a crown covcr ovex at least 8096 of the site,
ar the rcledant portion. The applicant can shaw such crovm covcr exists using a scalcd
survey or an aerial photogr�ph. If granted,thc exemprion shall be approded subject to the
condirion that the a licant serve at least SO°�O of thc�ees cro�cover that cause�the
PP Pre
shadc that warrants the exemption. The applicant shall filc a note on the plat or other
documcnts in the Officc of the County Recorder binding the applicant to comply wixh this �
1'
requiremen� The(city/county)shall be mad�a party to any cavenaint ar rescriccian cTCaterl �
to enfonce any�rovision of this ozdia�ancx. T°hc .JVCnant or restriction shall not ba
amended without written(cirylcounty)approval. ;
Paga 2-Solar Access Ordinance for New Development �
Stceeing Comm'ee Final Draft Revisions(11/1/89)
i
D Comp�etion o�t�hased subdivision The site is part of a phased subdivision none of
which was subject to the Solar Access Ordinance for New D�velopmen�and the s�te and the
remainder of the unplatted portion of the,.phased subdiv�sion contain no mare than 20 vercent
of the lots in all ph�se�of the subdivisiona
Section 5. Ad justments to Design Standarda The�upproval authoriry] shall reduce the
percentage of lots that must comply wittr Section 3 to the minimum extent ne�essary if it finds the
applicant has shown at wo�ld�aute or iS S�bi�ct ta one or maze of the f,ollowing '
��condipons.
A. �dverse_imnacts on density and cost or �menities.
�, If the design standard in Section 3,A is appliecl,either the resvlting density is less than
that prc>pasec�,ar on-site site development costs(e.g.grading,water,st4rrn drainage�n�
�s
lar related off-site s�t�develo ment costs are at least 5%
s stems and roaci and so p as
sanitary y , )
The followin conditions amon others,
rnvre er lot than if the standard�not a lied. g , g
p PP
'on 3
c o u l d c o n s t r a i n t h�d e s i g n o f a d e v e l o p m e n t m s u c h a w a y t h a t c o m p h an c e v v�t h S e c a �
vvould ze.ciuc�density or ancrease per lot eosts in this anann�°. The applicau�t shall show
vvhi.ch if any of these rnc othcr similar site characteristics apply in an�applicarion for a
develogmenL .
a. The portion of the site far which the adjustment is sought has a natural grade chat is
sloped 10 per cent or more and is arienteei greater than 45 de�es east or west of txue
south based on a topographic survey of the site by a professional land surv�yor�
j TSr�S or other officially,r�o i2�tonog�tphic infrnmation. ,
b. There is a significant natural feature on the site,xdentified as such in the
�omprehensive plan or d�velop�ne ordinance,that prevents given streets or lots fram
being oriented for solar access,and it will exist after the site is developed.
c. Fxassring road patterns must be continued through ihe site�r�ust terrn�ate on-szte
to�omply with applicable r�ad�tar�dard.s or public road plazas in a way that prevents
given stre�ts or lots in tlhe development�rom being oricnted for solar�ccess.
d. An existing public easement or right-of-way prevents given streets or lots in the
development from bcing oriented for solar acccss.
� � ' ' If the design standard in Section 3p applies ta a given lat
or lots,significan�devclopment amenidcs that would otherwise benefit the lot(s)vv�ll be
lost or impaired. Evidence that a signifxcant d'ununition in the mazket value of the lot(s)
waul�d rtsixlt fro�having the lot(s)comply with Section 30 is relevan�t to whether a
significant dcvelopment ainenigr is lost or impaired
(Refer to amenities that quali,fy or to relevant comprehensive plan provisions or ;,
im►enwries.] !
�
�B. Tmpacts o,�xisting shade. �e sh�dow pattern from��on-�xempt tree�st�A
cover over at Ieast 80%of the lot and at least 50%of the s�a��shadow atp tern will
remain after development of the lAt. Thc applicant can show ' �
�hadow,,,pattern using a scaled survey of non-exempt trees on the site or using an aeaial
photograph.
,
Page 3-Solar Access Ordinance�For New Develapmee►t !
Steering Comm'ec Final Draft Revisions (11/l/89)
+
�
�+
I
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1. Shade from nan-exempt trees is assumeci to remain if: the trees are situated in a required
setback;or they are part of an existireg or proposed park,open space,or re,creational
amenity;or they are scparated from the developable remainder of thenr parcel by an
undevelopable area or feature;or they are part of landscaping required pursuant ta local
law;and they do not need to be remowed for a driveway or other developmen�
2. Also,to the extent the shade is caused by on-site trees or off-site tr�ees on land ov�med '
by the applicant,it is assumed to rem�ain i.f the applicant files in the office of the Caunty
Recorder a covenaru binding the applicant to retai�the trees cau.sing�lhe s�ade on the
affected lo�.s.
Section 6. Protection from Future Shade. 5wctures ar�d non-cxempt�egetation xnust
comply with the Solar Balance PoinY Ordinance�€e��s[p�-ovide cross-ref�renceJ �€
on all lots in a develq.�ment c���ct to�i S�ola..r
Acces.c Ordinance for New Development,including lots for which�xerrrotio�ns or a jusmients tc�
th,�Sgl�r Acces�Ordinan�e far New Development have�en granted.
The applicant shall�"ile a note on the plat ar ather dacument�in the office of the County Recorder �
binding the applicant and subsequent pur�hascxs to r.omgly with�.he future shade prote�non �
standards in 3ect�on 6. �'he(cieylcaunty)shall be made a party af any covenant or reste�ctian �
created to enforce any grovision of this ordinance. 1fie covenanc ar restriction shall not b�
amended without written(cYrylcounty)appmval.
Section 7. Applieation. An applicadon for approval of a development subject to this
ordinance shall include:
A. Maps and text sufficient to show the develop�ent camplies with ttie solar design stanndar�d
of Section 3,except for lots for which an exemption or adjustment fiom Section 3 is a�quested,
including at leas�
1. The�rorth-south lot dimension arid front lot line orientation of each proposec�lo�
2. Protected solar building lines and relevarit building site re..seri�tions�if app�ic,able.
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 diamet�r at a point 4 feet above gs�de,indir.ating
their height,diameter and species,and sta.ting that they are to be retained and are exernp�
4. Copies of all private re�tirictions relaring to solar access. � �
� B. If an exemption or adjustment to Secrion 3 is requeseed,maps and text suffacient to show
that given lots or areas in the development comply with the standardls for such an exemption or
adjustm�nt in Section 4 or 5,respectively.
Section 8. Process.
[Note: Loea!Governments should provide a cross-reference to their appropriat�code seetiorrs that
describe the procedure to be used to review compliance with the solar access ordinance far new
developmens. Alsv identify whether an applicant andlor orher aggrieved propert}►owner can appeal
a decision regarding the ordinance,and,if so,what appeal process applies and who i,s tlre approv�al
authority for the appeal.J
Page 4-Solar Acccss Urdinance for New Devclopment
Steering Comm'ee Final Draft Revisions (11/1/84)
�
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SOLAR BALANCE POINT ORDINAN�E
$�eerin,� Committee Final Draft Amendments
Adopted Noverc�ber 2, 1989
Sectian 1. Purpose. The purpos�s of this ordinance are to promote the use of solar energy,
to minimize st�adin�of stiructures by swctures and accessory swctures, and,where applicable,to
minimize shading of structure�by trees. Decisions selated to this ordinance are intended to be
mirristerial.
Sectian Z, Applicability. This ordinance applies to an applicatic�n for a building pemut for all
structi�res in[list urban single family zones)and all single famiYy detached structures in any zcme,
except to the extent the appmval�uthority finds the applicant has shawn that one or more of the
cond.itions listed in sectiQns 5 or 6 exists,arad exemptions or adjustmenss provided for the�aze
sc
wazrar►ted. In add'ation,non-excmpt vegctarion planted on lats subject to the provisions of Section
6 of the Solar Access Ordinance for New Developmient shall comply with the shade gaint height ;;
stanc�azds as provided in sections 4 and 5 af ttus ordinance.
��Section 3. Solar Site Plare Itequired. An applicant for a buiiriing permae for a savcturc
subject to this orciinance si�►all submit a site p1�n that sh�xwss ;;
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�. T�he maximum shade pc�int height ailowai under secdon 4; �
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, �. If ithc maximut� h,� adc noint heig t is adjustod�ur�uant to section 4.A 2. the average
elevation of the rearpro�gp�,y line:a�
�. The location of the shade int.it height relative to e ave�ge elevarion of the front iot
Lin�or the elcVation at the mid�oint of the front lo�ze.and its orien�t%on rel��v�to true south;
• �crd,if applicabic,
p,,�€h ' solar t�alance point for the structure as providcd in sectian
8.
Section 4. Maximum �hade Point Hei�ht Stanciard. The height of thc shade point shall
comply with cither subsection A or B bclow. . ,
, A. Ba�ic I�equirement. �
; • I. The beight of,the staade point shall be less than or equal to the height speeified in Tablc
A�computcd using thc following fa�mula. The hcig}�t of thc shade point shall be
mcasured frorn thc shade voint to either the aver��e clevation at the front lot line or the
elevation�t thc midpoint of the front lot l�ne If necessary intcrpolate between the 5 foot
damensions listed in T°able A.
H=l2x�RL) -N+ 150
✓ ��.
l�Vhe.a+c:H = the ma�rimum allowad height of the shade poi�nt(see Figures 4 and S);
SRL = shade rcducdon line(the distance between the shade poimt and ehe
narthean lot line,see Figure�;�nd
N = the north-south lot dimenstion,provided thae a north-south lot dirnension =
morc than 90 feet shall usc a valua of 9�feet for this section. ;
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Pagc 1-Solar Balance Point Ordiman�ce ' � '
Steering Comm'ce F'nul Draft Revisians (11/1/II9) �
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2. Provided,the maximum allowed height of the shade point may be increased one foot
above the amount calculated using the formula or Tat�le A for each fooe that the average
gra�de at the rear property line exceeds the average grade at the front property line
'I'ABLE A:-MAXIMUM PERMITI'ED Si-IADE POINT HEIGH��In Feetl
Distance to Narth-south lot dimensie�n(in feet)
Shade 100+ 95 90 8S 80 75 70 65 60 55 50 45 40
Reduction Line
from noxthern '
IQt line(in feetl
70 40 40 40 41 42 43 44
65 38 38 38 39 40 41 42 43
60 36 36 3b 37 3$ 39 40 41 42
55 34 34 34 35 36 37 38 39 40 41
� SU 32 32 32 33 34 35 36 37 3$ 39 40 �� -113
45 30 30 30 3l 32 33 34 35 36 37� 38 39 4�
40 28 28 2� 29 30 31 32 33 34 35 36 37 38
35 26 26 26 27 2� 29 30 31 32 33 34 35 36 �I
30 24 24 24 25 26 27 28 29 30 31 32 33 34
25 22 22 22 23 24 25 2C 27 2$ 29 30 21 32
20 20 20 20 21 22 23 24 25 26 27 2$ 29 30
� 15 18 18 18 19 2� 21 22 23 24 25 26 27 28
10 16 16 16 17 l8 19 20 21 22 23 ' 24 ZS 2b
' S 14 14 14 15 16 17 18 19 20 21 t� 22 23 24
B. Ferformance Ophon. Th�propos�d structure,or applicable nAn-exempt vcgetaaon, will
shade not�ora th�20 per cent of thc south-facing gla�ing of exisring habitable structure(s),or,
whePe agplicabl�,the proposed swcture or non-exempt vegctation comply with section 3B or 3C
of the Solar Acoess Ordin�uiee for New Developement If section 3By Protected Solar Buildiag .
Line,is used,non-exeznpt trees and the shade point of structures shall be sct back from the
protectcd solar building line 2,S feet for ev�ry 1 foot of height of the structure or of tho mature
height of non-exempt eegetation over 2 fxt
Sectior� S. Exemptiorr from the Maximum $hade Point Hei�ht Standard. The .
,(approval authorityJ shall excrcrpt a pr�o�oscd swcture or non-cxempt vegetation from scctions 3
and 4 4f i�us cndinance if the applicant shows that onc or more of the conditions in ttus seation
. exast,based on plot plans or plats,corner elevations or other topographical data,shadow patterns,
. suncharts or photo'graphs,or uthcr�bstantial evidence submitted by the applican�
A. .Lxe�pt Lo� When crcated the lot was subjcct to the Solar Access Ordinanee�'or New
DevelopcnCnt and was not subjcct to the provisions of soction 6 of that ordznancc.
B. Pre�-exisling shade. The structure or applicable non-cxeYnpt vegetation will shade an
ax�a that is shaded by onc or morc of the following:
1 e An existing or appmved buildin;g ar swcture;
2. A topo�zaphic feature;Q,r
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3. A non-exempt tree that will remain after development of the site. It is assumed a tree
will remain after development if it: is situated in a buiiding setback required by local law;
is part of a develope.ci area or landscaping required by local lavv,a public pa�rk�r landscape
strip,or legally reserved open space; is in or separated from the developabie remainder of a
pa�rcel by an undevelopable area or fe�ture; or is on the applicant's property and not
affected by the developmen� A duly executeci covenant also can be used to preserve trees
causi�ng such shadc.
C. Slope, The site has an average slope that exceeds 20 percent in a direcrion greater than
45 degrees east car west of we south based on a topographic survey by a licensed professianal
land surveyor or US�'rS or other officiallv reco�nized topagraphic informatinn.
D. dnsignifcant benefi� The propos�d structure or non-exempt vegetation shades one or
rnor�of the following:
1. Ara undevelopable arca; �
2. The vvall of an unheated space,such as a typical garage;eF
:3. Less than 20 squ�e feet of sonth-facing glazing;Qr
4 An undev�loned lvt Qther than�lot that was su 'ect to the Solar�Access(?rdinance far
N�w Develovmant,wherc: �
a There ane at least four sin�le familv,�i�ta.ched or attached hornes v�+ithin 250 feet of `
the lot within the sarne subdivi�qn or a,phase of the sntx�ivi�ion: and
b. A majoritgof the homes identi�ied in.�ubsectipn 4 a above have an averaQe of less
than 20 sauare feet of sQuth-fa�in�_�lazin�.
E. Pubtic Improvemtn� 'The proposed structure is a publicly owned improvement.
Section 6 Ad justments to the Maximum Shasie Point Height Standa�d., The
japproval authority] shall�ncmase the maxinnum pexmitted h�ight of the shade pamc detem�ned
using section 4 to the cxtcnt it finds the applicant has shown one or moi!c of thc�'ollowing
condirions�xist,bascd on plot plans�r plats,comor cicvations or othcr topographical data,
. shadow patterns, suncharts or photographs,or other substantial cvidcnce submittcd by the
applicant ,
A. Physical conditions.� Physical�nditions preclude deve�opment.of the site in a manner
` that aomplies with scction 4;due to such thirigs as a lot size lcss than 3000 square feet, �
unsta�lc or wet soils,or a draina�e way,public or private cascmcnt,or right of�✓ay. !
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B. Confliet between the Maximum Shade Point �e�ght a�d Allowed Shad� on jl
the Solar Feature Stand�rds. A proposed snvcture may be sited to meet the solar �
balance point standa�i descrit�in section 8 or bc sitcd as ncac ta th�solar balance point � ;
allowed by section 8,if: j
1. When the pmposod structure is s�t�d to meet the ma�cimum shade point height standard ?
determined using section 4,its solar ftatu�c will potentially be shaded as detexmined u5ing �
section 7;and i
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Steering Comm'ae F'uraal Draft Revisions(ll/1/89)
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2. The app�icarion includes a form provided for that purpose by the[citylcountyJ thar.
a.Releases the applicant from complying with section 4 and agrees that the proposed
structure may shade an area otherwise pmtected by section 4.
b. Releases the(ciry/countyJ from liability for damages resulting from the adjustment;
and
c, Is signed by the owner(s)of the pmperties that would be shaded by the proposeti
swcture rnore thari allowed by the provisions of section 4.
3. Before the[city/county]issues a pemnit for a proposed swcture for which an
adjustment has been gramced pursuant to sec4on 6(B), the applicant shall file the form
provided for in subsection B.2 above in the office af the county recorder with the deeds to
the affected properties.
5ection 7. Ana�lysis o� Aliowed Shade on �alar Feature
A. '
�An applicant may,but is not rec�uired to.
perform the calculations in or comply with the star�dards of sectiQn 7.
B. Applicants st�l-be a�cncourageci to design arid site a props�sed habitable structure so.that
the Iowest height of any solar feature{s)will noc be shaded by buildings or non-exempt tree.s on .
lot(s)to the south; ThG applicant should camplete the following calculadon pmcedure eo
detercnine if solar feature(s)of the proposcd stxuctiuc will be sl�aded. To start,the applicant
should�hoose vvhich of thc following sources of shade originating from adjacent lot(s)to the
south to us�to calculaee the maximum shade height at thc north pxoperty lin�e:
1. �:xisting suucture(s)ar non-exempt trees;or
2. �'he maxisau�u shade that can be cast from future buildings or non-cxempt nees,based �
or�Table C.If the lot(s)to the south can be further divided,then the north-south dimension
i�s�e�-t�e assumcd to be the minimum lot width requixed for a new loc in that zone.
C. The height of the lowest point of any solaz feature of the pr�posai structurc��-�e
calculated with respcct t�o Gither the av�rage elcvation or the elevation at the uridpc>int of the
� front lot line of the flot to thc south.
D. The applicant c„�az �dctemrine the height of the shadow that may bc cast upon the
� � applicant's solar feature by the source of shade selected in subsection B by using the following
formula or Table B.
SFSH= S�-I- (SGL,�2.5)
Wherc:
SFSH = the allowed shadow height on the solar featur�(see�gure 8)
SH= the height of the shade at the northern lot line of lot(s)to tl�ie south as
determined in Secdon 7B
SGL= the solaP gain line(the distance from ehe solaz feature to the northem
lot lin�e of adjacent lot(s)to the south,see Figurc 7)
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TABLE B- MAXIM[JM PERMITTED HEIGH'I'OF SHADCIW AT SOL..AR FEATURE (feet)
Distance firom Allowed Shade Height at Northem Lot Line
Solar Gain Line of Adjaceni Lot(s)to the South (feet)
to lot line(feet)
22 21 20 19 18 17 16 IS 14 13 12
50 ? 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
25 12 11 �0 9 8 7 6 5 4 3 2
z0 14 13 12 11 1�D 9 S 7 6 S 4
�5 16 1S 14 13 12 11 10 9 8 7 6
lp 18 17 16 1S 14 13 12 14 10 9 8
5 20 19 18 17 16 15 . 14 13 12 i1 10
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Table�may be used to detemzine(SH)in the above fonnula. �
TABLE C .,�
North-south lot
dimcnsion of adjacent 100 95 90 85 8Q 75 70 65 60 SS 50 45 4Q
lot�sl to the south _
Allowed shade '
height at the north 12 12 12 13 14 15 `16 17 1� 19 20 21 22
pnopertg►�ine of
adjacent lot(s)to smuth
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E. If th�allawec�shade hei,ght on the solar feature calculated in subs�ction D is higher than the
lowest height of the solar fean�calculated in subsection C,ttae agplicant shall bc encouraged
to cansider 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 8e Solar Balance Point. If a structure does not comply with maximum shade
. point height standard in section 4 and the allowed sha:�ie on a solar feature st�ndard in SeGtion 7,
then the solaz balance point of the lot shall be calculated(see Figure$). Th�solar balance point is
� the point on the lot where a structure would be the same from complying with both of thesc
standards. � � � �
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Section 9. Yard Setback Adjustment. Thc(citylcounty]shall grant an adjustmcnt to the
side,front and/or rear yard setback requirement(s)by up to SO%if necessary to build a proposerl
st�nacture s�it c:ompli�s with either the shade point height standard in section 4,the allowed shade
on a solar f�uure standard in section 7,or the solaz balance point stanndard ic�section 8 as provided �
herein(see Figure 8). This adjustment is not intended to encourage reductions in available solar
access c�r unnecessary maiification of setback requirernents,and shall app�y only if necessary for a
staucture tn comply with the applicable provisions of this chapter. (The following list illustrates
yard a�rijustmertts permitted under this sectiora:]
A. (RSJ Ze,ne(s):
1. A front yard setback may be reduced to not less than[IO]fee�
2. A rear yazd setback may be reduced to not less than[IOJ fee�
3. A side yard setback may be reduced to not less than(3]feet.
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B. (R7]Zone(s):
1. A front yard setback may be reduced to not less than(lOJ fee�
2. A re�r yard setback�may be retiuced to not tess than(10J fee�
3. A side yazd setback may b�e reduced to not lcss than(3]feet
C. (R10]Zane(s):
1. A front yard setback may be reduced to not less than(ISJ fee�
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2, A reaz yard setback may be rcduced to not less than(15J fee�
3. A side yard setback may be reduced to not less than IS]fee�.
Sectian 10. Review procsss. [Cross-reference to existing proc�s�esfor reviewir�g zoning
code complianceJ
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Page 6-Salar Balance Point fhdinancc
Steering Camm'ee F6read Draft Revisions(1101/89)
SOLAR �CCESS PERMIT ORIDINANCE
j}�°:;,jL� 1988 Steering Committee Fina Draft
Sect6on 1. Pvrpose. The purpose of this ordinance is to protect s�olar access co solar features �
on locs clesignaud or used for a singlc fanaily detachcd dwelling under some cu�cumstanccs. It
authorizes ovvners of such locs to apply for a pertnit that,if granted.prohibiu solar features frum
being shaded by cenain fucure vcgetarion on and off the pesuuttee's site.
Section 2. Applicab�_v�._ :�n owner or contract purchaser�f properry�aay apply for
and/or be suoject to a solar access permit far a solar featune if that progerty is�in a(fist
urban sfngle farnily residensiv! zonesJ,or is or will be dcveloped wich�smgle family
dwelling. The(�iry's/county's) decision whether or not to grant�.sotar access percnic is
intended to be ministeriaL
Sectfon 3. Approval standards for a solae� access permit. The(res�ponsible -
o,�iciai/shall ap�myve an a�piicanon tor a solar access pexmu if thc�pplicarit shows:
A. The application is complccc;
Bo ThG inL"otmauon it contains is accurat�and
C. NQn-cxcrnpt vegetation on the applic�t's progerey does nnt shade xhe solar featur�. �
Secteon 4. Dutees rTeated bv solar a�ccess_permit. �
A. A paixy to whom thc /citylcorrnryJ grariu a solar acccss pcinut shall:
1. Rccord the permit, lcgal descriptions of the properties affcctcd by thc pera�it,
the solar access heig,ht limit,and the site plan rcqeured in�.x°tion S.�C ws�h such
modi5cations as rcquircd by t�he(responsible o,,�icfvlJ in the�ffice of tha caunry
rccordcr with the d�eds to the pmperties affect�ed by it,index�d hy the namcs of the
owners of the affected properries.arnd pay the fees fos such fiIing,
2. Install the solar fe3ture in a timely tnaiu�cr as pror►idcd in Section$;and
3. Maintain non-excmpt vegetarion on the site so it does not shade the solar fe�nnu�e.
B. An owner of properry burdened by a solar access permit shall be responsibla an�d .
pay all costs fopc keeping non-exempt vegetation from excceding the solar aocess
, hcight limit. Howewer,vegetation identified�s excmpt on rhe site plan�uuistd in
sccrion S.C,vegetadon an owner shows waz in the ground on the dau an
applicarion for a solu access permit is filed,and solar friendly vegetaaon arc
exempt from the solar access pexmit
Section 5. AQplication contents. An application for a solar acccss pc�mit shall
contain thc following infornaati�n:
A. A legal descripdon of the applicant's lot and a legal dcscription,owners°naffies,
and owners'addncsses for lots all or a porrion of which are wi�tl�in 150 feec of the
applicant's l�t and 54 degrces east and west of we south measrued from the east and
west comezs of the applicant's souch lot line. The records of tlie[responsdble agency)
shall.be usai to detr.rmine who owns pmperty for purposcs of an applieataoae. The
failurc of a property owncr to ruxive nodce shall not invalidate the acuon if a good faith
auempt was made ur norify all pr,rsons who may bc affcctcd.
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B. � scaled glan af the appiicarxrs propercy showing:
1. VegcYation in the ground as of the datc of thc appiicauon if,whcn marurc,that
vegerarion ca�uld shade che solar feanue.
2. Thc appmximau height abave grade of the solar featur�,its locatioa�,and its
oriencatiaa�relative to tru�south.
C. A scaled plan of th�properrics an the list rrc�aurcd in subsccrion A atmve showing:
1. Thcir appmxirxiatc dimensions;and
2� The approxim�.tc l�carion of all existing vegetarion on eaeh properry that could
shade the solar featurc(s)nn the applicant's propercy.
D. Far cach affcctcd lot,xhe rcqucstcd solar acccss height limi.t Thc snlar acxcss
height limit is a scrics of contnur lincs�stablishing the maxi�m pc.nmttied heighc for
non-excmpt vegetatio�on lou affccted by a Solar Aocess Pcrmit(sce Figurc 11). The
conwur lines be�at thc bocta�m edge of a solar feanut far v✓hich a permit is rcquesud
ar�d.rise i�a five foot incremcnts at�r angle tr�the south not less that 21.3 deyrcas firom
� che horizor�and ex�tend not more than a4 deg�cs east and wcst of true south. �
Notwithstanding tkie pprccca3ing,thc soL�r acccss height limit at thc noathern lot line of
any lot biudenod by a solar accxss permic sh�ll allov�►non-excmpt vagee�atn�n on that lo�
whose h��ht causes not�ane shade an ehe bcncfitud properry than could be c�usccl by
a structure that c�xa�plics wich the Solar Balancc Point Ordinance for ex�stir�g lots.
E. A fec as��equigr.,d by jappropraate referencej.
�. If avail�ble,a statemcnt signc�i by the owncr(s)of some or all of the pavpesty(ies)to
which the gurnit will apply if g�ranud�reeriffying that the vegetation shown an the plan
submittul pursuant u�sc�tion S.0 abcrve accivatcly rcpres�nts vegetataoan ir�the gra�nd
on thc date of the upplicarion. 'Ihe rcity/counryJ shall pmvide a fa�rm fat thaz purpose., ;
'The signcd statcrucncs pn�viciai fon c�rein azc penniaai but not rrquired fac a eot�aplete `
agplication.
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Secti�n 6. Ap�iication review process. .
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A. Unitiss wai�►exi by the[responaible officialJ,prior co filing an appli�adon�fnr�sotar
. access P�it,a�a aPPlicant c�r applicant's rcpr�sentaave shall pay the fce ra�uia�in ' ;
' sxrion(aPPropriarc reference to f�e schcdulcJ and mcct with the[respansibk o,,�cia!) . ` �.
iar
or his or ha de�i to discuss tt�e and the uircfficnts for aa a IYCatimn. ` '
gnate proPosa.� rcq PP
If a mariag is he2d,,the[r�sp�vnsible o�caa;iJ shall convey a written s�ry vf the ',
�cedng to the agpli�cant by mail within 5 calendar days of thc fficeting. ;
B. After thc prc-agplication mee�g is held c�r waivcd,the applicant�ay fiI�an
applicaaon concaining the info�marion rcquircd in sccrion 5 above.
C„ Wichin 7 calendar days aftcr an application is filed,the[responsible o�`'icial J or his
ar her designau shall dcurmine whether the applicarion is complece and if it is noc
crnnplctc norify the applicant in writing,and spccify what is rct�uired to ma�e it i
camplete.
Page 2--S�Isr Acceas Permie Ordinsnca
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D. Within 14 ealenciai'days aiter the (responsible oyj'tefcrl j deeicies an appiieation ior a
solar access permit is complece,zhz(responsible officialJ or h�is or her desienate shall
issue a writtcn decision tentarively approving or denying the xrqucst,together�vith
reasons therefore, based on chc standards caf section 3.
1. If the tentative decision is to deny the permit,the(responsible officia!) shall maii .
a copy�f the decision co the applican�
2. If the tezrcative decision is to approve che permit,and the owners of all affectcci
propercies did verify the accuracy r�f the plot plan as permitted undcr section�.F,
the[responsihle offi�ial] shall�onail a copy��the dxisipn co the applicanc and
affected partoies by ccatificd n7ai1.reaim�ceipt rcquestr,� '
3e If t�ae tentarive dccision is to appro�ve the permit,and the owners of all affect�d ;
propeties did r�ot vcrify the a��ac.y�f the plot plan as pe:mittai under sec�on i
S.F,the�responsible o�cial J shall send a copy of thc sentative dc�cision to tha
applicaut and to the owncrs of affectecl properties wGo did not sign the vcrificaidon ;
statement puxsuant so ssctian S.F by cextificd mail,renarn receipt rec�uestcd. Tf the
[responsible off:eual J detesmines t�at the owners of a given pmpeny�ff'ecccd bv the
�t are not tlna c�cupancs of that pmperty,then the(responsible o,�icial J also
s.4�ll sGnd a copy of the norice to the occupanu af such propcn�►. -
a. T'he notice sent tc�thc applicant shall include a sign that says a solar acces�
permit f�r the pabpercy has bcea rentarively approvcd,aad ahat anfasr�ss rcadcrs
'„ whr,n ta oatain more infora�arion about it The applicant shall be insuvcud to
. conspicuously posc th�sign.so it is visible from right-of-way adjoi�ing the
pm�exty,a�to sign and return a forffi provided by the(responsible official y
cercifying tlhat the sign wax pvstcd as provided hercin not�ore tha�n 14 days
af�er the tenrative decision was mailed.
b.The nocice shall include the plot plans rr.quired in scctiorns S.B and C above,
the proposcd solar accxss hcight limits,and dutiet createci by the pczxni�
c. The nodce shall aeqiacst rcxipicnts tn verify that the plot plan shows all non-
exempt vegetation on the recipient's propesty,and m send the(responsible
o�ciall cam�cnts in vvr�ting within 14 calendar days after the tcntarive
decision is mailcd if the rccipicnt bclievcs the applicanc's plot plan is inaecurate.
4. Within 2$days afta notice of a tentarive da:ision is mailcd w affected parrics,
the(responsible official J shall consider nesponses raxived from affecud partics .
and✓or aci inspeetion af the site,modify the p�ot plan and the pezmit to be cronsistent
I �with the acx.�aate infoanation,and issue a final decisio�. The[responsoble officialJ
shall send a copy af the permit and solar aocess heigiit limits m the owncrs of each
property affectcd by thc pcsmit by cerdfied mail,rewm rxeipt rcquestcci.
E. If tha applicaeio�is a�prmved,the applicant shall record the permit,as.SOCiated solar
accxss height limits,lcgal descriptions for the affec�ed properdes,and the site plan
zzqt�red'an s�cdon S.0 wich such modificarions as atquired by the(responsigle o,�`'ecial J
in the office af'the counry recordex with the deeds to the properties affected by ir ks�:�orc
the pernrit is cffcctive.
Paga 3 ---Solar Acscss Pcrmi[Ocdinanca
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Section 7. Permit enforcernent pcocess.
A. Enforcement requast. � solar acccss pcmuttcc may rcquest tkie (ciaylcounryJ to
ehforcc the solar acccss permit by providing the followin�informarion co the
�responsible n}J`'teial J: .
1. A eopy of the solar access p�rmit and the plot plans submitted with the pemu�
and
2. The legal dcscxiprion of the lot(s)on which allegc�non-exempt vegetaaon is
�ituatcd,thc address of the owncr(s)of that pmpczty,and a scaled siu plan of the
1ot(s)shovving the non-excanpt vegetation;arad �
;
3. Evidence the vcgccarion violates the solar�cccss permi�,such as a sunchart . ;
�phow�raph,sh�ow pattcrn, and/or phatographs. j
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B. Enjorcera`nt proces.r. If chc (responsible o�ciadJ detcnnincs the request for '
c�afor�cmcnt is complete.hc or she shall iniriate an cnfaxcement action p�suant to
(inrrn rlr�appropriare reference ro ehe jurisdictian's exxsring zoning�sforcemcra ,
proctssJo Prowidai the/respo►zsible of,j`iciadJ shall not enfone the pea�it ag�insc
vegetation thc owr�cr of which shows was in the grounci an the�te the penm�t ±
applicati�n was filcd wich thc (cit�y/counryJ. �
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SecQion 8. :�xpication ancf extensiom of a solar aecess p�rrxni�. `
A. Expirabion. Every permic issued by che(responsible o,,�`"icialJ undcr et�c
provisions of this ordinance shall expire if the crnnsavctiora of thc solar feanu�protcct� ;
by such pczmit is not commcnced wi�►in 180 days from the date of s�a pe�mxt,or if
� the consauctian of the solar featurc prouctcc�by such permit is suspendcd or
abandoncd at any time afu:r che w�rk is c.ommc�ccd foz a period of 180 days. Befase
such woa�c saai bc rccoramncnccd.a new permit shaill bc first obra�aed to ctc�sa,and the
fce thcrefor st�ll be one half the amount rcquuui for a ncw pcimit for such watic,
pc+avidcd no chang�s have bccn rnade or will bc made ia thc orig�aal plans and
spccificarions for such wrnrl� and panvidcd furihcr that suctr suspcnssan a�e
abandonmcat has not excecdcd one year. If the peimiace docs no�show canstruction
of thc solar fcatta+e wili be stazt�ed wichin 180 days of the datc of thc pera�t or the
extension,or if thc solaz fcanuc is removed,thc(responsible offxciiallJ shall tciminate
the permit by rec�rdin�a norice of expuation in the office of the county r�cordcr wiYh
the dads to the affccted propercies. , . :i
B. Extinsian. Any percnittee holding an uncxpix�d permit a�ay apply for a�n �
axtcnsion of the arae within whi�h hc ar she may comaocnce w�rfc under that prnnit ;�,
when he or stre is unable ta commencc work within the amc rcqtxircd by this sectiion for ��
gc�od and satisfacoory reasons. The(responsibk afficial J may actenei the time for ;
a�don by the permiuee for a period not excccding 180 days�pon writtcn xcquest b�r thc �;
permiaee showing that circumsrances beyond the conuol of the p�ranaee have ''
pnvented aetion fi�nn bei�g taken. No pcimit shall be acundcd�chaai once, '
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Page 4 ---Solu Accus Pcrmii Ocdinance
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�OLAR ACCESS ORDINANCE DEFTNITIOI�IS
��PPrir� C.ommittee Final Draft �tevisions
Adopted Navember 2, 1989
Crawn Coveo': The area within the drip line or perira�eter of che foliage of a tree.
I)evelo �r�ment: Any short plat,partition,subdivisi�n or planned unit development that is created
under the(city's/county's) land division or zaning regulations.
Exem�t tree or v�e�tion: The full height and breadth of vegetarion that the jresporrsible
official]has identified as "solar friendly°'and listed in�appropriate r�fere.nceJ;and any vegetation
listed on a plat map,a document recorded with the plat�or a solar access permit as exemp�
Fr n 1 h•ne; For purposes of ttae solar access regulations, a lot line abuttiilg a street. For
corner lots the firont lot line as that with the narruwest frontag�e. When the loc line abuteing a street
is curvedy the frant lot line i�the chord or svaight line connec:ting the ends of the curv�. For a flag
lot,the front lot line is the shortest lot line ' adioinin�
th�pole portion of the lot;�xcluding the�e unbuildable pcartion czf the� o�le,(sae Figure 1).
Non-exemmnt tree�r vegetation: Vegetarion that is not exeinpt� -
Northern lo�line: T'he lot line that�s the smallest angle from a line drawn east-west and
intersecting the northernmast poant of the lot,excluding the pole portion of a£lag lo� If the north
line adjoins an undevelopable area other ttian a required yard anea9 the northern lot line shall be at
the north edge af such undevelopable area. If two lot lines have an identic,�l angle relative to a line
drawn east-west or if the northern lot line is less than 35 fee�then the northern lot line shal.l.be a
line�9 35 feet in length within the lot parallel with and at a maximum distarace from�the front lot
line (see Figure 2).
North-south dimensior�: The length of a line begiiuung at the mid-point of the northern lot line
and extending in a southerly direction perpendicular to ths northern lat line until it zeaches a
property boundary (see Figure 3).
Pr�jected solar buiidin�line: A li�e on a plat or m�ap recorded with the plat that identifies the
locaaon on a lot vvhere a point two feet above may not be shadeci by structc�res or non-exempt trees
(see Figure l0). .
Shade: A shadow cast by the shade point of a structur�or vegetation when the sun is at an
aldtude of 21.3 degrees and an azimuth ranging from 2�.7 degrees east and west of we sauth.
� �
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 d�grees�nd an azimuth ranging from
22.7 degrees east and west of true south;excepe 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 tlie average
elevaaon at th�front lot line or the elevarion at the midpoint of the front lot line. If the shade po�nt
is located at the north end of a ridggline of a swcture oriented witlun 45 degrees of a true noreh-
south line,the shade point height computed accc>rding w the preceding sentence may be reduced by
3 feet. If a swcture has a roof orienced within 45 degrees c�f a tcue�ast-west line with a pitch that ;
is flatter than 5 feet(vertical)in 1�feet(horiaontal)the shade point will be the eave of the roof If ;
such a roof has a pitch that is S feet in 12 feet or steeper, the shade point will be the peak of the
roof(see Figures 4 and 5).
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Page 1 -Solar Acccss Ordinance Defmitions
Stcering Comm'ee Final Llraft RevisSons(11/l/89) ;'
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�hade reduction line: A line drawn pazalle�to the northern lot line that intersects the shade
point(see Figure 6).
Sh ow nattern; A graphic representarion of an area that would be shaded by the shade point of
a swcture or vegetauon when the sun is at an alrituc�e of 21.3 degrees and an azimuth ranging .
between 22.7 degrees�ast and vvest of true south(see Figure 12}.
�olar access hei�ht limit: A series of contour lines establishing the maximum permitted height
for non-exempt vegetatrion on lots affecte.ci by a Solar Access Permit(see Figure l 1).
Solar access r�ermit: A document issued by the(city/countyJ that describex the maximurn height
that non-exempt vcgctarion is allowed to grow on lots ic�which a solar aecess permit applies.
Solar featurem .4 devicc or combination af dev�ices or elements that does or will•use dir��t '
sunlight as�source o:f energy for such purposes as heatin�or cooliexg of a stnicture,heating ar I'�,
pumping of wat�r,and generating electncity. Examples of a solar feature includ�a window or
windows that eontain�s�at least 20 square feet of glazing orienteei within 45 degrees east and west
of true south,a solar greenhouse,or a solar hot wat�r heater. �1 solar featuie may be used for I
purposes in acidition to collecting solar cnergy,including but nat linn�it�to s�rving as a structural
member or part of a z•oof,wall,or window. A,south-facing wall without windows and vv�thout
cather featw�es that use solar energy is not a solar feature for purposes of this ord°uaance. ,
,�]�r i�n lin�e: A line parallel to thc northern propert�r line(s)of the lot(s) south of and
adjoining a given loc,inclucling lots separated only by a sireet,that intersects the salar feature on
that lot(�ee�gure'7).
�qy�,�t�qr�outh FacinQ: True south,or 20 degrees east of rnagneric south.
unchart: One or more photographs th,at plot the position of the sun beeween 1(?:3tD am and �:30
pm on 3anuary 21,prepared pursuant ta guidelines issued by the�responrible o�'fcial]. The
sunchart shall shovv the southem skyline through a transparent grid on which is impa�sed solar
alritude for a 45-degree and 30 minute northern latitude in 14degree increments and solar azimuth
from true south in 15-deg,ree increments.
iInd�veloDable area: An area that cannot be used pracricably for a habitable structure,because
af natural condicians,such as slopes exceeding 20% in a clirection greater t}aan 45 degr�ces east or
vvest nf true south,severe topograghic relief,water bodies,or condirior►s that isolate ane portion of
a pr�perty frorn another portion so that access is not practicable to the unbuildable portion;or man-
mad�condidons,such as existing development which isolates a portion of che site and prevents its
further developmen� setbacks or dev�lopment restrictions that prohibit dewelopment of a given
area of a lot by law or private agreernent; or existence or absence of easements�r access nghts that
preverat developrn�nt of a given area.
Pagc 2-Salar Access Qrdinancz Definitions
Steering Commu Final Draft Rcvisions (11/1/89)
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Figure 1
FtAGFRONT F�ONT LOT LINE
LOT UNE �
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LOT L1NE
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Figure 2
t�DORTHERN LOT LINE
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< 45 degrees _�.
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P10RT}-�+1 t
L07 UNE N � ,
LOT LINE _'
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Figure 3
NORTH-SOUTH DIMENSION OF THE �OT
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N-
NORTH-SOUTH DIMENSION
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Figure 4
HEIGHT OF THE SHADE POINT OF THE STRUCTUR€
It Ihe ridgeline runs EAST-WEST If the ridgeline runs EAST•WEST
� and rtre pitch is or fiatter than 5 in 12: and the pitch is S in t2 or steeper:
�`' SFiADE POINT n EAVE '�*� SHADE POItJf. RIDGE
��w .��
L�ss than
5 in 17 Raof Pilch S in 12 iiool Pitcb
«ma�
Sk{ADE POINT. SFIADE POIKT.
EAVE HIOGE
�
ORTFp-SOUTH RI� �� SHADE
11 th�ridgebne runs NORTH•SOU7N PO�NT
measure trom !he northemmost
point of Ihe ridge,but reduce the
height measuremenl by three(3)
feet.
NORTM �
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Figure 5
SHADE PC31NT HEIGIiT
Measure to average grade at the front lot line.
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SFiADE POINT HEIGHT
�Front lot line
Figure 6
SHADE R�DUCTION LINE
' Shade Reciuction �ne ,
measured to Shade Point
from Northern Lot Line
_.. 6 0'
�5
N
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Figure 7
SOLAR GAIN LINE
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Soiar Gain Line
�� N . � ,��
1 p� ,,�.- North Lot Line of
your South Neighbor
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Figure 8
SOLAR BALANCE POINT STANDARD ;
MAXIMUM SHAUE POINT HEIGHT A�LOWEU SHAOE ON SOLAEi FEATURE
Protecting youc nort�em Local►n9 Your Iwuse
neighbors sun to reeeive sun on
� soWh windows
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W LOT CENTER <:;, -
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--------7p•-'_—__---► ;�
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�10'�_ _______P•�10'"� �
fi
snandare sido Setback: ti`
S• -------^------► 5' �
k,;
� •�RYdUCld Slda Sotb]CicS � k,�
SETBACK ADJUSTMENTS tf NEEDED ` '
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70 MEET SOLAR STANIDARDS �,�,
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Figure 9 j
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SOLAR Ll7T OPTION h: BASIC REQUIREMENTS I
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Minimum ot 90'
nnrth-south lot
dimension required
Frnnt lot line is within
30 degrees of
an east-wrest axis ,
Figure 10
SOLAR �.QT OPTION 2: PROTECTED SOLAR BUILDING LINE
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Protected Solar 8u'Iding
i Un�witAin 30 dsyrees ° .
ol east-west axis ,
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� bt ro tM south. This wiN
� ensw�abiGqr W build two
i story house.
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Figure '11
SOLAR ACCESS HEIGHT LIMiT
_
938 Scotts Av�nue
1 ;�
v Parcel A Pareel B Parcel C
m 444 938 932
� —10'
c __
`° ----15�- �
� ° —
— __ __.20'- °—
� 25' �Offh I
V __30'_�___.�..___ ,'I
- --Scotts Ave.•--°--35'-------�--
--°-------�-____-40"-°---_--------
4 5'
------�— -50�--- -----
----°°— ---55�— ----�� ;.
--°--- —60'--- -------
_______ —s-65�— ------°-- �
_____.__ —°70'--- --------- �
_
,
-----°— ----75�— —__--__v_,.._ ;
, 80'
" Psrcol 13 Pareel E Parce� F
SCALE 1" � 100' 94� 937 933
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Figure y 2
SHADOW PATTERN
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North �
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Scotts Avenue �
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22.7'EI1ST b WEST OF TRUE � r
NORTH 50UTH AMIS
�xx _ _ _ _
�'-�-�io S ., / �a�.,q (2 �cc��ss
Home �uilo�rs Associatio� of N�etrop�o�itan Portlantl
� �� 503/684-'1880 503/245-0530 '
15555 S.W. Bangy Rd., Suite 301 • Lake Oswego, OR 97Q35
Fax # 503/684-0588
Augus� 7, 1990
Tigar�i Planning Commissian �
P.O. Box 23397
T�gard, OR 97223
Deax Commissioners:
I regret that due to a scheduling conflic� I will be unable
ta attend your public hearing Tuesday evenin.g on the model
solar access ordinances> 2 am wr�.ting �o cnmmen� an txi�
Home Builc�ers Associ.atian of Metroplitan Po�tland's (H�AMP)
experience with th�s� ordinar�ces.
The HBAMP participat�d thoraughly� in the development of the
model ordinances, including the research effort, which
provided the foundation for the s�andards an which the
ordinances are based. We believe this level o�
participa�ion from the development industry is critical �o
the development of workabl� land use ordinances. Further,
we suppart the approach of developing regionally-uniform
development standards wherever feasi�le as a means of
reducing the costs of development to the private sector and
improving administrative �fficiencies for local governments.
As you knaw, w� are strong supparters �f uniform road
standards for Washington Caunty local governments far
precisely this reason.
Whi1e never anxious to increa�e the amoun� of regulation i
imposed on new housing, we endorsed the model solar !
ord�.nances because we were satisfied they wauld work in the f
field. After nearly two years of implementation in several t
jurisdictions, and some relatively mino�r fine�uning ;.
amendments, �he evidence indicates �that the ordinances work ��
as exp�cted. The project has conducted an evaluation study, �..
which indicates that the ordinances require, on average, �;
very little administrative processing time. With due �!
respect to the projec�'s �valuation study, however, I place '
more credibility in my own evaluation system. My system is �''
based nn the number of phone cal.ls I get from angry i�li
builders. My phone rings when local governm�nt actions `?
,;
create probl�ms far build�rs; these ordinanc,es da not ,_
genera�.e phane calls. Should Tigard make the polic� :j
decision to implement a solar access protection pragram we ;a
would �ncourage you ta use �.hese ordinanc�s. �,f
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One final note: The State of Oregon is in the process of
updating its residential energy conversation code. A
propased code developed by the Energy Conservation Board
(ECB) provides for energy savings credits for "sun tempered"
houses. The proposed code ha� been drafted so that �hese
energy savings credits wuuld be relati.vely easy for a house
to achieve on a solar lot as defined in the model
ordinance's new development standard. The ECB's revearch
indicates that these sun tempered houses would realize up-
` front cos� savings of between $45A and $750 per h�use due to
reduced insulation requi.rements. We support integrating the
State's land use ordinances and building codes in this
manner. Shauld the firial code proposal, which the State
adopts include ECB°s sun tempered paths the high per�entages
of salar lots called for in the solar new development
ordinance could help to minimize cost impacts ta builders of
higher insulation requirements.
Thank you for the oppartunity to comment. i
,
��� � �
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Charles Hales {
Director oP
Governmental Affairs !
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MEMORANDUM �
CITY OF TIiGARD, OREGON
TO: Planning Commission ,
FROM: Planning Staff �
DATEa August l, 1990
SUBJECT: Wetland Code Changea - Community Development Code Chapters 18.84,
Sensitive Lands and 18.26, Definitfons and Compreheneive Plan
Policy 3.4.2, Natural A.reae
As part of the comprehensiae plan and development code update (periodic
review), the City commissioned a wetlands inventory and asaesament for land
within Tigard's area of interest. Although the City wae acknowledlged under
Goal 5 and therefore not required to re-inventory ite wetlands, it was felt
that more cextainty was needed for regulator�, developere and others with
interest in �hese important areas. In addition to the inventory, revisions are
propoeed in the wetland def3nition and in the aensitive lands eactions of the
Community Development Code as well as Natur�l Area go'li�y 3.4.2 of the
Comprehensive Plan.
Sensitive lands reviei.on major goints:
1) Bevelopmenta on wetlands that fall under the juriadiction of the U.S.
Army Corpe of Engineers, Orogon Divisian of State Lande, Unified
Sewerage Agency, or other federal, etate, ar regional wetland regulating
agency are subject to permit requirements of those agencies and do not
nead a eenaitive lancYs permit. Thia includes the vast majority of
Tigard°e wetlands. The intent is to rely on those agencies tha� are
better equipped to regulate wetlande, not to duplicate or supplant their
I standarde;
2) For those few wetlande not under the jurisdiction of an agency
identified in �1 above, criteria are establiahed for development
approval (page 12);
3) There are other "housekeeping” changea to clarify and to correct errors.
Wletland definition major points:
1) The new definition requiree that wetlanci vegetation, hydri.c eoile, and
wetland hydralogy muet all be pre�ent for �n are� to be wetland. These
criteria are conaistent wi.th tho�e uaed by a majority of federal and
etate agencies aa well as that used in �he wetland inventory;
2) The aecond part of ths definition change ie a result of atatutory change
that excludes approved hum�n-created wetlands since the comprehenaive
plan was acknowledged �Erom we�la�nd rergulatione.
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�{ � DRAFT WETLANDS DBFINITION ,
: �.:
July 10, 1990 '
Comanunity Development Code Section 16.26.030 Definitions :
Portione within [brackete] are deleted, underlined portions are added.
"Wetland" - land[s tranaitional between terreetrial and aquatic systems where
the water table ie usually at or near (within 24 inches of) the surface, or the
land ie covered by ehallow water. for purposee af this claesifica•tion, wetlands
muet have one or all of the following three attributes] often called swamu,
marah, or boa, that exhfbite all of the followina characterietica:
A. (A� leaat periodically the land supporte predominantly hydrophytealj The
' land_aupuorts hvdrovhvtic veaetation. This occurs when more than 50 u�rcent
of the dominant nlant avecies from all etrata are classified as wetland
evecies; '
B. [The eubstra�te ie predominantly hydric2 soiljThe land hae hvdric soils.
�dric soils are eoils that are saturated, floode�l, or nonded lona enouah
dearina the qrawina season to develon anaerobic conditinns in the uvner part
of the soil profila;
Ce [The aubetrate ia non-soil3 and ia eaturated with water or covered by
ahallow water at eo�►e time during the growing of each year] The land has
wetland hvdroloav. Wetland hvdroloav is permanent or xseriadic inundation,
or soil s�turation for a eianificant reriod !at least ane weekl durina the
c�„rowina seseon.
An area of nxi.vatelv owned land which otherwise s�tiafiea the de£inition of a
wetland ie not defined as a wetland if it was cr�ate�d bv human activitv after
October il 1984 se vart of an annroved develo�xnen� vro-iec� Thie excluaion
doas not avvlv to wetland mitiaatian areae.
"Window" - any opening canstructed in a wall to admit light or sir, framed $nd
epanned with glaes.
"Xard" - an open space unobetructed from the ground upward except as otherwiee
provided in thie title.
[1Hydror�hytee - a plant qrowing in �rater or soil too water logged far moet
plaa�t� to surviv�. A list of hydrophyte� ia maintained in the C�ann►unity
Developanent fileev ]
[2Hyciric - cantaining acid hydroge�n]
(3Non-�oil - laaking tihe qu�litie� of sail - not firm, unable to suetain plant
liEe. ]
. r
D R A P T
July 30, 1990
Chanter 18.84
SENSITIVE LANDS
Sectiona•
18.84.010 Purpose
18.84.015 Applicability of Uaea: Permitted, Prohibited, and
Nonconforming
18,84.020 Adminiatr�tion and Approv�l Proce�s
18.84.025 Mai.ntenance of Records
28.84.02b General Provisione for Flood�alain l�,reae
18.84.028 General Proviaione for Wetlands
18.84.Oa0 Expiration of Approval: Standax�ds og 8xtension of Ti�ae
18.84.040 Approval Standards
18.84.045 Exce tion for Develo�rnent in the 108th/113th Ravine
P
[Significant Wetlande Aress] below ths 140 Feet Elevation
(18.�4.048 Significant Wetlandej
18.84.050 Applicati�n Submisaion Aequir�ments
18.84.060 1�►dditional In,formation Requfred and Waiver of Require�aente
18.84.07A Site Condi�ions
18.84.080 The Site Plan
18.84.090 Grading Plan
18.84.100 Landscaping Plan �
18.84.010 Puruase
A. 5ensitive lands are lands potentially unsuitable fo� developanent
because of their location within the 100-�ear floodplain, within
natural drainage+way, within a wetland area, an eteep alopes, or
on unstable ground.
S. Senaitx.ve land areaa are deaignated ae such to protect the pubiic
healt�a, eafety, and welfare of the c�caunity �hraugh the
regulation of these senaitive land �reas.
C. Senaitive laz�d r�gul�tions contained in thia chapter are intended
to maintain the integrity of the rivers, �treame, aa►d creeke in
Tigard by minimizing eroeion, promotinq bank atability,
maintaining and enhancing water qual.i�ty, and fi�h a�d wi:ldlife •
t�abitata, and preeervia►g ecenic quality and recxeati.onal
patentia],s.
D. Tk�e regulations af thie chapter axe inteaded to implemen� the
comprehensive plan and the Federal Emergency lianaqe�nent, Agency'a
fl.00d ineurance program, and help to preeexve natural eeneitive
land areae fram encraachinq use and to d�intain th�e 3egtexnber
1981 zero-foot rise fToodway elevation.
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� D R A F T
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E. The areae af special flood hazard identified by the Federal
Insuranc� Adminis�ration in a ecientific and engineering report
entitled "The Flood Insurance Study of �he City of Tigard," dated
September l, 1981, with accompanying Flood .Insurance Mape
(updateei February, 1984) ie hereby adopted by reference and
declared to be a part of thie chapter. Thi.s Flood Ineurance
Study is on file at the Tiqard Civic Center.
F. When base flood elevat3on data hag not been provided in
acaordance with Sub�s�ctian 18.84.010.[H)E, the Dirgctor ehall.
obtain, review snd xeason�bly utilize any base flood elevatioa
and floodway data available from a fed�ral, etat� or oth�r
source, in ordex to adminiBter Subseatione 18.84.026.2 and J).
G. Where elevation data is not available either through th� Flood
Tneurance Study or from another authoritative aource,
applications for building p�rmite ghall be r�viewed to a�sure
that �ropoaed construction will be reseanably safe from floading.
The teet of reaeonablene�s is a local judgment and incbudes use
of hie�orical data, high water marke, pho�ographe of pa�t
flooding, etc., where available. Failure to elevats a� lea�t two
feet above grade in theee senaitive land areas may re�ult ia
higher insurance rate8.
FI. C3.ty actiona under this chapter will recoqnize the rights of
riparian ownera to be free to act on the part of the Cityo ita
Connaissione, repre�entatives and agents, and land awners and
occupiers.
I. Far the purposee of this ctnapter, the word "struc'ture" ahall
exclude: children'e play equipment, picnic tablea, sand boxeeo
sheltero, qrills, [and] basketball hoopa and aimilar recseat�.�nal
eaui�xnent. (Ord. 89-06; Ord. 87--56; Ord. 87-32; Ord. 83-52)
18.84.015 l�ts�licabilitv of Usee: Permitted, Prohibited`and Nonaonformina
A. Exc�pt as provided by subeection 18.84.015.8, the following uees
are autright permitted uses within sensitive land areas: •
1. Acceseory usee auch as lawna, garden�, or play aresa, except ` '
�n wetlanda;
2. Agricultural usee conducted withaut lacating a structure
within the senaitive land area� except in wetlands;
3. Community recreati.on uaes such as bicycle and pedestr3.an
paths or athletic fields or parks, excluding gtructurea,t
except in wetlande;
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. , ` D R A F T
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4. Yublic and private conservation areas tor waicer, soil, open
3pace, forest, and wildlife zesources;
� Ei. Removal of poison oaDc, tansy �agwort, blackberry, or other
noxious vegetation;
6. Maintenance of floadway excluding rechanneling; and
7. F'encea, except in the [floodpl.ain] floodwav area.
B. Separats pencnita ehall be abtained froan the appropriat� GO[SYII11I1f�I7
dsvelopment divieion fox the following:,.
l. Inetallation of underground u�iliti.es and C07Y9tYtYC�j.QE1 of
roadway .i�provemants includimg aidewalka, curbs, _
atreetliqh�s, and driv�way apzone;
�. lSinimal gtouncY dietuxbance(a) but no landform alterati�n�s
and
3. Ftepai.r, re�onst�uction, or impravement af an existfng
etructure or util.ity, the coet ot which is l�se than 50 ,
percent of ths aiarket val:u� of the struature prior to th� ,�
improve�nt ar the damage requiring reconstsuctic►n provided
no dev��.apnent o�curs in the floadway.
C. Landform alterations or develor�nents within wetlamd areas that
meet th� iurisdicltianal reauiremente and vermit cxiteria of the
U.B. Armv Carve of Enaineers, Divieion af State Lands, Unified
Sewaae Aaency� and/ar other federal, a�ate, or reaianal aaencies
dc� not reauir� a �ensi.tiwe landa.,,permit, AIl other avplicab�e
Citv� reauiremen�e must be satisfierl� incl�adina aensitive land
p�rmit� for areas meetina non-wetland sensitive land cri.teria.
(G The Hearinqs officer shall qrant a e�nsitive land• pernait upon
review of requesta for a land form alteration or development
vaithin the 100 year floadplafn.]
[D The £oll�awing uses and activitieo are perm3.tted only by a •
sensitive landa peranit granted by the Director:
1. A landform alteration or develapment on slopea of 25 pexcent
or qreat�r and usetable graund; '
;
2. Land form alteratibn or developd�nt of areaa outeide of the i
100-yesr floodplain within a drainageway where there ie �
year-round water #low, unlases �
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a. The drainageway is prop�sed to be incorporated into a
pub3ic facility ot adequate size to accommodate maximum
water flow £n accordance with the adopted 1981 Master
Drainage Plan.]
[E]D. A eensitive landa permit approval shall be obtain�d be#ore
coastruction or development begins within any area of apecial
flood hazard ar drainageway as establiehed in Section 18.84.015.H
and C. The permit ehall apply to all etructuree including
manufactured homes.
[F)E. Except as expl�citl�r authorized by other provisiona of thia
chapter, all ather u�ea are prohibited on aensit�.ve land �areas.
[G]F. A uee eetabl.i�hed p�ior to the adoption of thia title, wk►ich
would be rohibited b this Chapter or which wauld be subject to
P Y
the limitatioize and contresls imposed by this Chaptexo ehall be
conaidered a nonconforraing u�e. Nonconforming uses sl�all be
subject �o th� pr�visi.ons of Chagter �8.132. (Ord. 89-06; Ard.
87�66; Ord. 88-�32� O�d. 84-36,; �Drd. �3-52)
1€t.8�.020 Administration and Appxoval Process
A.. �k�e appiica.xit for a seneitive lands permit shall be the recorded
oe�rxier of the property or an agent authorized in wr�.ting by the
owner.
B. A preapplicat.ion conference with �:ity staff 3.� rer.�uired. (See
Section 18.3�.040.)
G. Due to poseible changes in state etatutes, or regional or loeal
policy� information givan by staff to the applicant during the
preagplicatinn conference is valid for not mor� than eix months:
1. Another preapplfcation conference ia r�quir�d if any
variance appliaation ie aubmitted more than six montha after �
•�
the prea.pplication conference; and ;
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. 2. Failure o£ the Director to provide �ny of the infarmation !
requir�d by this chapter ehall not cons�itute a waiver of `�
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the ataradard, criteria or requirement� of the application. �
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D. The Hearinge Officer shall approv�, approve with conditions, or 3
de�y an application �or a seneitive lande permit [ae eet forth in #�'
Section 18.84.015.C] within the 100 vear floodvlain. The ;
Hearings Officer's c3ecision raay be reviewed by the Council as �
provxded by Subeection 18.32.310.B. !
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E, The 1�irector ahall approve, approve with conditions, or deny an
application for a sensitive lande permit [as set forth in Section
18.�4.015.D. ]for. the following:
1. A landforim alteration ar development on slopes of 25 percent
or greater and un�tabl� ground;
2. Landform alteration or development af areas outaide the �00
year flaodp�ain within a drainageway whare there ia year-
round water flow, unless the drainagew�y i� proposed �o be
incorporated into a public facility af adequate s�ize to
accommodate maximum water flow in accordan�e with the
adopted 1981 Master Drainaqe Plan;
3. Landfarra al.teration c�x devel�pment on wetland aseaa that �io
not meet the provisions of 18.84.015 C.
The slecf�ion made by the Directar may be appealed to �he
�ocmaissfon as provicled by Subsection 1�.32.31�oA.
F. The ap�ropri.ate a�proeal authority ahall reviewr �11 sen�itive
lands pe�mit a�pplicat:ions to determine that �all nec�esary per�ite
eha11 be obtainecl from those federal, etate, or laaal
gav�rnmex�tal. agencies �rom which pri.or approval �.s siso required.
G. The Directar shall notify communities adjaaent to ti�e affect�d
area and the State Department of Land Cone�ervation �an�d
Development prior to any alteration rr relacatioan o� a
watercoura�, and seabmit evidence of euch not�fication to the
Federal Snsurance Admi.nistration.
H. ThQ Direator ehall rec;uire that maiatenance is provided with9.n
the altered and relo�ated pnrtion of eaid water�aurse go that the
flood-carrying capacity ie not diminished.
T. TDae Hearings Offi.cer and the Director shall e►pply th� standard■
se� forth in section 1�.84.040 when reviswinq an applicatinn fpr
a sensitive lande �ermit.
J. The 1Director shall qive notice of applications ta be heard by the
Heari��ge offi.cer as provided by Section 18.32`.130. '
K. The Director sh�ll mail noti,ce of any aensitive landa spplicatio�a
decieian ta the p�reona entitled to notice under Section
18.32.12A. (Ord. �9-06: Ord. a7-66; Ord. 89-32f Ord. 83-52)
18.84.025 Maintenance of Recnrde
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� � � DRAIPT
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A. Where base flaod elevation data is provided through the Flaod
Ineurance Study, th� Building Official aha1Z abtain and record
the actual elevation (in relatiAn to mean sea level) of the
loweet floor (including basgment) af all new or aubetantially
improv�d structures, and whether or x►ot the structure contains a
basement.
B. For a11 new nr aubgtantially floodpruofed structures, the
�� b3uilding Offiaial ahall: ''
7
l. Verify and record thc� aetual elevatiun (in relation to mean ;`
sea Zevel�; and �
2. Maintain the floodproofi»g cestificatione required in thi�
chapt�r. �"
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C. I�or al.l re�w or subetantially .floodp�oofgd �tructures, the
Director shall: Fi
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1. 1�l�intain �c�r public inspection a11 other recordg pertaining
to th� provi�iona in thi� chapter. (Ord. 89�-06; Ord. 87-f6;
Ord. 87�32; Osd. 83-52)
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18 84.026 General Pravieione for �'luodplain Area� ���
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A. The apgropriate appr�val authority ahall. review all percnit
' applications �o de�ermine whether praposed building sites will be �
eafe from floodiage
S. Al1 new construction and substantial improvementa sha11 be
constructed with material� and utilize �quipment resiatant to
f].00d damac}e.
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C. All new conetruction and subatantial impravements shall be
constructed using aaethods and practices that minimize fioad
damage.
D. 8lectrical, heating, ventilstion, pluimbinq, and sir-conditianing
equipaAent and oth�r aervice facilities ahall be designed and/or
• oth�rwise elevated or located so as t� prevent water firom
enterir�q ar accumulatfng within the caapanenta cYuring conditione
' of flooding.
B. Al1 new ancl reglacemenit water supply syeteme ehall be designQd to
rainimi.ze or eliminate infil.tration of floodwatere into th� syatem
e with the Uniform Buildin Code and Uniform Plumbi.ng "
in a�ccordanc 9
COde. i':
F. Ail. new conetruction, all tnanufactured homes gn4� eubatantial ,":
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D R A F T �
improvem�nte ehall be anchored to prevent flotation, collapse, or
lateral movement of the structure.
G. Nsw and replacement sanitary sewexage aystems shall be designed
to min�.mize ar el.iminate infiltration of floodwatere into the
eystems and discharge from the systeme into floodwatere. I
H. On-site water diaposal syst�ms shall be located to avoid
imp�irment to them or cantamination frnm them during flooding.
I. Residential Constructiorn
1. PTew conatruction and subetantial irnprovement of any
reei.dential structure shall have tYre lowest floor, including
basement, elevated to ox abnve base flood el�avation; and
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2. Fully encloaed areaa below tl�e lowest floor that are subject
be desi ned to
to flooding are pxohibited, or shall g ,
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' a�atomaticall.y equalize hydrosta�ic flood forces on exterior
wall� by allowix�g £ar the entxy and eacit �f floodwaters.
Deeigna for me�ting thie requirement must e�th�r b�e
aertified by a registered garofessional engine�r or
architect, ox must meet or �xceed the fol�awing misimum
criteria:r� ''
a. A minimum of two apeninga having � total net area of
not less than one square inch for every aquare foot of
enalosed ar�a subject to flooding shall be prov.ided;
b. The bottom af all openings shall be na hi.gher than one
' foot above grade; and
c. Openings may be equipped with screens, louvere, car
other cove�ings or devicee, provided that the� permit
the au�omatic en�ry and exit of flood water�.
J. Nanresidential Conetruction �
�:
1. New conatruction and substantial �nprnvement of any
commeraial, industrial, or other nonresidential struc�ure
� ehall either have the lowest floor, includinq baeement,
elevated to the level of the base flood elevation, or t
together with attendant utility and �anitary facilities, t
ahall: �
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a. 8e floodproofed so that below the base flood level the ?
etructure is watertight with walls subetantially �
impermeable ta the paeaage of waterp �
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b. Have structural components capable of resiating
hydrostatic and hydrodynamic loade and effecte of
buoyancy;
c. Be certified by a r$gistered professional engineer or
architect that the deeign �nd methoda af construction
are in accordance with acc�sgted standards of practice
far me�ting proviei.one of this subsection based on
their development and/or review o� i�he atructural
design, specificationa and glans. Such certifications
shall be provided to the Building Offici.al. �s s�t forth
in Seabeection 18 s 8�4.025.B; and
d. N�nrea�den�ial structurea that are a�ewated, nnt
floodproofed, must meet t�he aame standard� £or epace
below the lowest tloor as de�cribed in �8.�4.Q26.I.2.
Applicants floadproofing nonresid�ntial bui.].dinqa shall
be noti£iQd that £lood ineuranca pre�miume will be based
on ratea that are one foot bel.aw the floodpron�Eed leve7.
(e�.g., a buil:ding con�txucted to the base f.lood level
will �e rated a� one font below that lev�l). (Ord. 89--
06; Ord. 87-66; Ord� 87-�2)
18.84.028 GeneraY Provisions €or Wetlands
A. Wetland recrulationa applv to thoee ar�as meetinq the definition
0 af wetZand in CYsaotex 18.26 of the Comanunity Development Code,
areas moetinq Diviaion of State Lands wetland criteria and �o
land adiac�nt to and within 25 feet of a wetland. Wetland
locations mav include but are not limited to those, areas
identified as wetlands in "Wetland InventoYV and Aegeasment for
the Citv of Ticrard Oreaon", Seientific Reaources Incoraorated�
1990.
Bo PrQCise baundaries mav varv fraa those shown on wetland mana;
� atpecific delineation of wetland boundarfes mav be necessarv.
18 84 030 Expiration ot Approval: Standarde of Extension of Time
A. Approval of a aenaitive lands permit shall be void after one-and-
one-hal� yeare: ` � '
1. Unlese sub�tantial conatructian of the npproved glan has
begun within a two-year periodi os
2. Tf congtruction on the eite is a dsparture fran tt►e approved
p].an.
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D R A F T w
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B. The or.iginal approval authority ahall, upon wri.tten request by
the applicant and payraent of the req,xired fee, grant an extensian
of the approval period not to exceed one year; provided that:
l. No changes are made on the original plan ae approved by tt►e
approval authority;
2. The applicant can show intent of initiating constructiion of
the si.te within the one year �xten�ion period; and
�o There hav� been na chanqea in the facts or the applicabl�
po].iciea and ordi:s�aa�ce proviaione on whictn the appraval was
bas�d.
�. The deciaion of the a roval autho�3.ty may be zeviewed by the
L�P
Counc�l �e provided by Subsection i8.32.310.Bo (Ord. 89-�06; Ord. .
87-66; Ord. �7-�2; Ord, 83-52)
18.A4.040 1�gn�roval Standarda
14,. The Hearinge Offic+e.r ahall. [make fxnda.n�e �hat a].l of th�e
following criteria are satiefied when] approv�[inq,] or
approve[ing] with conditiona{, or denying] an applicati�n ,
recgusat wi�tain the 100-year floodplain based u�n findinqs that ..,
all r�f the followirnQ criteri� have been sat�sfied:
1, Land f�r� altera�iona shall pr�serve or enhanc� the
floodplain atorage fuflction and maintenance af th� zerc�-foot
rise €lood�vay �hall not reeult in any narrowing uf �k��
floodway boundary;
2. Land form alterationa or developments within the 100-year
floo�iplaf.n shall be allowed only in areas desigraated as
commercial or industrisl on the comprehens3.ve plan land us�
map, e�ccept that alterationa or developrnenta aseociated
with community recreation uaes auch as athletic fi�lde�
children'.s play areas, or parke ehall be allowed in areae
designated r�sidential;
3. Wher� a land form alteration or developnent ie perd�itt�d to .
occur within the floodplain it wirl not reault in any
incresee in the water aurface elevation o£ the 100�ye�r
floodp
4. The l�nd form alteration or de�velo�xnent pl�n includes t�
pedestrian/bicycle pathway in acc���rdance with the adopted
pedestrian/bicycle pathway plan, �inless the eonatructS.an of
said pathway is deett�ed by the Hearinga Officer as untimelyp
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;; D R A F T
5. `rhe plans for the pedestrian/bicycle pathway indicate that
no pathway will be below the elevation of an average annual
f laod;
6. The neceasary U.S. Army Corps of Engix►eers and State o£ .
t►regon Lanci Board, Division of S•tate Land� apgxrovals shall
be obtained; and
7. 'Wh�ere land for.m alterations and/ox development are allowed
raithin and adjacent to the 1�0-year floodglai.n, the City i,
shall require �h� dedicatiora of aufficien� open land area
with�.n and adjaaent to the floodplain ira accordance with the
comprehen�3ve plan. This area ehall include portions of a
suitable elevation for the conatruction of a
pedestrian/bi.aycle �Sathw�y within the floodplain in
- accordance uritlx the adopted pede�trian/biaycle pa�hwa}► plan.
Bo Th� Direc�or ahall [make findxnqs that all of t�he following
cri�eria arce satis£ied whex�) �pprova[ing,) or approve[ing� with
cond3.ti�ns[, or denyinq) an �pplia�tion requeet for a aensitive
lands �rmit on �1opb�e of 25 per��nt or qre�ter or unstable
qrouncY ba�ed ut�on fin�inas that all of the followina criteria
, have be�n satisfied:
` l. The extent and nature of the gropc�sed' ].and fonn altexa�ion
or develogament will not crea�e site diaturbances to an
extent c�reater than that r�ec;uired for the use;
2. The praposad l.and form alteratic+n ar devslapment wilZ not
remult ix� eraeion, at�ream sedimentatione ground instability,
or esther adverse an-site and off-aite effect� or hazarc�s to
1.ife or groperty;
II 3. The atructures are appropriately sited and deaigned to
� en�ure structural atabilit and ro
y p per drainage of
toundation and crawl space areas for developaent with any of
the following soil conditions: wet/hiqh water table; high
ahrink-swell capability; compree�ible/orggnic; and shallow
depth-to-bedrock; and
4. Wher� na�ural vegetation has been removed due to land form
�lteration or developaaent, the areae ndt covered by
structuree or impexvioua surfacee will be repl�nted to
prevent eroeion in accordance with Chapter 18.100,
Landscaping and Screening.
C. Th� Directar shall [make findings that all of the following
crite�ia are satisfied when] approve(ing], or approve(ing] witlt
ccanditions[, or denying] an application requeat for s sensitive
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� D R A F T �
lands permit within drainageways based unon findinas that all of
the followina criteria have been satisfied:
l. The extent and nature of the propoaed land form alteration
or dev�elopment will not create �eite disturbances to the
extent greater than that required for the use;
2. The prop�aed land form alteration or development will no� I
result in erosion, stream sedirnenta�ion, ground inetability, I
ar other adverae on-aite and off-site effecta or hazarda to
life or property;
3. �lxe water £low capacity af the dra3.nageway ie not decreased;
4. Where natural vegetation has been rsmoved due to land for.ns
al+texation or development, the areas not covered by
etructur�s or ittsg>ervious surfaaes wi11 be replanted to
prevent eroei�n in accordance with Chapter 18.100,
Landsaaping and Screening;
5o Trie drainagew�y will be replaced by a pub7.ia facility o�
adequate �ize to acconnmodate maximum flov�r in acaordance wit�h
the adlopted 1981 Master Drainage Plan.
5. The n�:cessary U.S. Army Corpa of Engineera and Stat� o�
Or�gon Land Hoard, Divisian of State Lands a�pproeals aha11 '
be ob�ained.
7o Where landform alterations aad/nr developmQnt as� allowed
wittxin and adjacent to the 100-year flor�dpl�in, the C3.ty
ahall rec�uire �he dedication af suffiGient open land area
within and adjacent to the floociplai�n in accordance with the
Comprelxensive Plan. This area ehall in�lude pnrtions af a
euitable elevation for the con�tr�,�ctiqn af a
� pedestrian/bic�rcle pathway withi.n the floodplain in
accordance with the adopted pedestrian bicyale pathway �lar�.
(Ord. 89-06; drd. 87-66; Ord. 87-32; Ord. $6-08; Ord. 84-�9; .
Ord. 83-52)
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D. The Director shali approve or approve with conditions an
application rectueet for a senaitive lands nermit within wet_landa
based upon findinqs that all of the followina criteria have been
satisfied-
l. The tproposed landform alteration or develox�rnent a.s neither
on wetland in an area deeianated as sian.ificant wei:land_ on
the Comprehensive Plan Floodolain and Wetland Map nor ia the
within 25 feet of s�ch a wetland;
2. The wetland is not within the iurisdiction of the U.S. Armv
Coras of Enaineers, Oreaon Division of State Lands, Unified
Sewaae Aa�enev or other federal gtate of reaional aaencv
that has reuulatorv iurisdiction over the wetland;
3. The extent and n�ture of the provosed landform alteration or
develo»ment will not create eite diaturbancee to an extent
greater than the minimum reauired for the use;
4. A�v encroaahment or chancre in on-site or oPfoeiter drainaa�
� wt�iah would adverselv impact wetland characteri.at3.cs hawe
been mitiq�ted; ,
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5. Where natural �veqetation has` been re�rioved due to landform
' � al.teration or develoument erosion control nrovisions of th_e
Surface Water Afanaqement proaram of Washinctton Cauntv muat
be met and area� nat covered bv struatures or im�erviaue
aurfaces will be replantesi in l.ike or e3.milar scyecieg i�
accordance with Cha ter 18.100 Landsca in and Screenin •
6. All other seneitive lande rewirement� of thie chanter hav�
� been met;
7. The flrovieions of Chawter 18 150 Tr�e Reroaval, shall be
� met tOrd 89-06• Ord 87-66s Ord 87-32s Ord. 83-521
8. Phvsical Limitationa and Natural I�i��arde. Floodx�laine and �
- Wetlande. Natural A,r�as, and Parka.
Recreation and Ooen �
S�ace policiee of the comvrehensive plan have been �
�
' Batiefied. {
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18.84.048 l�xcet>tion for Develo�ament of the 108th/11�th Ravine fSianificant �
'Wetlanda Aresl below the 140 P'eet Elevation �
A. Under �he e�naitive lands permit proceae, the Director may allow
pnrtione of �he ravine a� lA�th and 113th, desi�gnated se u
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aignificant wetlanda area, to develop provided that all of the
£ollowing criteria are met:
1. A11 of the land (within the ravine) being considered for
developrnent ia leBa than 25 percent elope;
2. There are no unstable soil �onditiona on the land being
considered for develnpment; and
[3. The provisions of Chapter 18.150, Tree Removal, shall be
met. (Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)]
3. A licable roviaiona of Section 18.84.040 Senaitive Lands
Approval Criteria ehall be met.
[1�.84.048_ 3iqnific�nt Wetlands]
[A. Development is �rohibited within all areas designated da
significant we�lands on the Floodplain and Wetlands Map.
Development on property adjac�nt ta e�.gnificant wetland� ahall be
done under the planned development eection of the Communi,ty
Dev�lopaent Cods. In additidn, no development shall occur on
progerty adjacent to areas deeignate�i ae eiqnificant wetlanda on
the'Floodpla.in and Wetlands Tsap within 25 �eet of the designated
wetlands area.]
18 84 050 Apvlication Submission Rectuirec�ents
A. A11 application� shall be made on forma provided by the Director
and shg3.1 be accompanied by:
1. [1*�ve] [c]Copiea of the aenaitive lands permit proposal and
neceasary data or narrative wrhich explai.ne how the proposal
conforms �o the standards, (number to be detera►ined at the
vreaAplicat�.on conferencel and:
[a. The� eite plan(sy and required drawinge ehall be on
aheete not exaeeding 18 inches by 34 inches unleea a
larger scale is apprcoved by the Director;]
[bj�. The scale for the eite plan(s) ahall be a etandard
engine�ring acale; and
[a]b. :Ali drawinga or etructure elevations or floor plane
shall be a standard architectural ecale, b�ing 1/4 inch
by 1/8 inch to the foot;
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2. A list of the namee and addresaes of a11 persons who are
property ownera of record within 250 feet of the site; and
- 3� The required fee.
B. The requirecY information may t�e combined on ane map.
C. The eite plan(a), data and narrativc� shall include the follov�inr�:
l. An existing eite conditions analyais, Section 18.84.07/J;
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2. A site plan, Section 18.84.080;
3. A grading plan, Section 18.84.090; and '�
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4. A landscaping plan, Section 16.8�.100. (Ord. 89-U6; Ard.
�7-66; Ord. 87-32; Ord. 83m52) ,;
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18.84.060 Additiona2 Information Reauired and Waiver of Reauiremgnts
A. The Directo� may require information in addition to t�at
required by this chapter in accordanc� with Subaectian `
18.32.080.A. ��
Be The Director may waive a specific requirement for informatiox► in
accordance with Subsectfone 18.32.OSO.B and C. (Ord. 89-06; Ord.
�7-66; Ord. 87-32; Ord. 83-52)
18.84.070 5ite Conditions
A. The site analysie drawinga �hall includ�: ''
1. A vi.cinity map ahowing etreete and accesa pointa, pedestrian
and bicycle pathways, And utility lxationef
2. The.site size and ite diiaenaione�
3. Contour lines at two-fpot intervale for grade� zero to ten
percent and five-foot intervale for grades over i�Qn percent; •
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4. The lxation of drainage patterns and drainage couraea;
5, The locatioa of natural hazard areas inc�udings ''I
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a. Flcodplaine areae (100-year floodplain and floodway);
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b. Slopes in �xcee� of 25 percentj '
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c. Unstable ground (areas subject to alumping, earth
slidee or movernent);
d. Areas having a high seasonal water table within 24
� inches of the surface for three or more weeka of th�
year;
e. Areas having a severe eoil erosion potential, or as
defined by the Soil Conaerva�:ion Service; and
f. Areas having aevere weak foundation soil�;
6. The location of reeouxce areas as ahown on the co�prehene3.ve
plan inventory map and as required in Section 18.84.035
including:
a. Wildlife habitat; and
b. Wetlands;
?. The location of ai�e features including:
a. Rock outcroppings; and
,�
b. Trees with aix inchea caliper or greater measured fowr
feet from ground level; '
8. The location of exieting atzuctures on the site and proposed �
uas af those structurea. (Ord. 89-06; Ord. 87-66; Ord, 87-
32; Ord. �3-52)
18.84�080 The Site plan
A. The propoe�d site dsvelopaaent plan shall be at the saDae aca.Le as
the site ana.�ysie plan and ehall include the foll�wing
informatfon:
1. The propoaed eite and surrounding properti,e�;
2. Contour line intervala (see Section 18e84.070.7�.3);
� ' ,
3. The location, dimenaione, and namea of all:
a. Exi.sting and platted streete and other public waye and
eae�meats an the site and on ad�oining properties; and
b. Propoeed streete or other public waye and eaeeimen�ta on
the site;
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4. The location and dimensiori of:
a. Entrances and exits on the site; '
b. Parki.ng and traffic cixculatian areas; � !
;
c. Loading and servicea areas;
d. Pedestrfan and bicycle facilitiea; �
e. outdoor common areae; and
f. Utilities;
5. The location, d3.meneions, and setback distances of �1�:
a. Exieting atructures, improvementa, and utilitiea which
ar� located on adjacent propertg within 25 feet o£ tha�
site and are permanent imm nature; and
b. Propos�d structurea, itnprovements, and utilitiee on the
si�ke;
;�� 6. The location of areas to be landscaped;
7. The concept locations of propo�ed ut.ility lines; an8
8. The method for mitigating any advers� impacts upon wetland,
riparian, or wildfirs habitat areas. (Ord. 89-06; Ord. 87-
65; Ord. 87-32; Ord. 83-52)
18.$4.090 Gradinq Plan
A. The site plan ehall inclvde a grading plan which containa the
followinq infornsation:
1. Requirements in Sectione 18.84.U70 �nd 18.84.080;
2. The ident�fication and location of the benchmark ane�
• corresponding datum;
3. Locatian and extent to which grading will take place
indicating contour line�, elope ratioso and elope
atabilization proposal�; and
4. A �tatement from a reqiatered engineer eupported by factual
da�a substantiating:
a. The validity of the elop� a�abilizati,on proposala;
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D R A F T
b. That o�her of£-site impacte will not be created;
ce Stream flow �alculations;
d. Cut and fill calculat�ons; and
e. Channelization measuree proposed. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.100 Land�aa�a Plan
A. The landaaape plan ek►all be drawn at the same acale as the eite
ax►aly�eis plan, or a larger acale if necesaary, and ehall
indicates
1. I.o�ation and hgight of fences, buffers, and ecreenings;
2. Location af terxaaes, decke, ehelters, play areas, and
comonon ap�an spaces �►tne�e applicak�ie; and
3. Locati�qn, type, and �ize of exiating and propoged plaa►t
materials.
',�
B. Th�a landecape plan �hall include a narxat3.ve whiah addres�e�:
1. Soil condifiions; and
2. Eroeion control measures that will be ueed. {Ord. 89--06;
Orc3. 87-66; Ord. 8�-32y Ord. �3-52)
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MEMO
7/�l/90
TO: Planning Commissian
FM: Dua�ne Rob�rte, Ac�raistrative Planner '
�
SUBJECTe Gosl 9
Goal 9 requirea juriadic�fane to re-evaluate their aclsnowledged economic
deve3opanent plans ae part of their periodic review effort. Tk►e �tated purpo�e �
of the requirement is to aid in assuring adequate opportunities f�r a var3.�.�t�
of economic activities throughout the etate and to guarantee that plans are
based on available informatian about ekate and national economic trends.
In accordance with theae purposes, t�e re-evaluation is required to include ;I
inform�tion an: major categories �f ir�du�trial and commer�ci��.3 �asee that cauld ;;
r�asonably be expect�d t� loc�te or expand in the juridi�diction, the ty�pee of �'
sites likely to be needed by theae uses, an inventory of vacan� and �`
underutilized land deeignat�ed for industrial, and commercia]. u�ee, and an 4
(
analy�ie of tha �nrisdictions advantages and disadvantagea �el�.tive to t
F;
attracting new or expanded develo�xnent. ;;
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�CONOMY
I
TABLE OF CONTENTS �
}>>aqe No.
I. INTRQDUCTION
A. Eaomomi.c Developm�rat
II. ECONOMIC CgNDITIONS
A. Labor Forc@
B. Population
C. Rasic�ential Location of Workere
D. Income
III. R�CEPYT DLVL�UPMEI3T TRLNDS
A. Buildable Lands
H. City Gomm�rci.al Development
C. City Industxial Development
D. �'ranaportation
�. Publia F'acili�ies
IV. ACT�OI�i PL1�iY�T
A. Actione �tepa
�. �entrsl Busineee Dietrict
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D R � F T
I. INTRODU�TION
This report addressea LCDC Statewids Planning GaaZ �9 requirem�ntg titled
"Economy of the State." The recommended findin�s and policiee have been
dev�loped to blend Tigard'� individual economic programa into those of the
regian and state to meet Goal �9 requirements.
Th� Goal �9 statement reade:
"To diversify and improve the economy of the etate."
"BOth st�te and federal economic plans and policies ahall be coordin�ted by
the State with local and regional needa. Plans and policies ehall
contribute to a stable and healthy economy in all regions af the State.
Plans shall be based on inventaries of areae suitable for increased
economic graw�h and aativity after taking into consideration the health of
the current economic base; materiala and energy availability. labor market
factors, availabili�y of renewable and nonrenewable reaources, availabili�y
of land, and pollution control requirements.
Ecnnomic rowth and �ctivit in accordance with auch plans shall be
9� Y
encouraged in areae that have under-utilized human and natural reeource
capabilitiee and want inareased growth and activity. Alternative sites
�uit�ble for eaonomic growth and expansion shall be deeignated in euch
p�.8I18.�v
[The Tigard economy i� greatly influenced by econoanic forces which affect the
Portland SMSA, the State of Or�gan and thg natipn. Although the economy has
suffered the pas� several years, Tiqard has exg�rienced much new economic
development. Althouglx the reoidenta of th� City are dependent upon Portland
for je�b opportunities, Tigard also hae exhibited the ability to survive as a
eeparate economic entity of the SMSA. The steady econAmic growth within the
City growth bounda�ies has reinforced the opinion of City officials that Tigard
has an opportunity during the next few years to take advantage of its location,
hir�hway access, municipal services and other poaitive factore to attract
further economic development. ]
[Tigard ie prepared to coordinate ita econo�nic clevelopment efforts with those
o£ other cities of Washington County, the County, Metropolitan communities and
the State, Yn addition, the City will take appropriate steps to p�ovide
technical assistance to propert,y developers while atreamlining the economic
development approval process.j
Tiaard Ci�v officials reaoanize that Tiaard'e ecox�omv does not beain and end
with the Citv boundarv. Rather, the Citv economv is viswed accuratelv as an
inteqral part of a reaional ecnnomv involvina all of the cammunitiee locat�d
within the Portland metropolitan area. Similarlv, local economic develorxnent
ie seem a�e a reaional entertari�e involvinQ all of the communities that �hare
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D R A F �
this c�sm�on market �rea Tiaard's active varticination in the I-5 Associ�tion
and other_ economic development oraanizatione is illustratiee of the Citv's
determination that economic c�evelotament ehould be conducted i.n coc�rc'�ination
with other metronol.itan canmunities and other tiers of ciove*-*+�*+t, includinv
County and State qovernment aqencies concerned wit� economic develot�ment
T£qaxd's iplace in the Portland metropoli.tan area eco�omic revion, the local
context, is that Tiqard ie a qrauii.nqr Communi�v with new opportun,i,ties for
buein�se and commercial ex�an�ipn The Citv•s aeeegsed value t�er cavita ia one
of the hiahest of anv commun3.tv in state• locallv baeed cummercial and
indnstrial develapmnent hae aenerated an averacre of mare than one thougand new
ioba durirnix each of the last four veaxs. With new proiects now in pro�ess
and in the piannia�a staaes prospects are �or a continuation of �resent trends
and for Tiaard to continue to be a maior arowth area Althoucth not under
loressure ta res�ond to econamic vrobl�es Tiaard is takina stevs to mai.ntais
its comoetitiae advantac�ea in transnortation links infrastructure houai.nct
stack, and cammuni.tv services that toaether create an inducin� enviro�t fos
a firm to develon or locate in the Citv.
A. ECONA?iI� D�3LOPM8NT
Goal: The goal of the City of Tigard ie to improve the econc�mi.c bas� c�g the
caaoDUnity by creati.ng a wide range of job opportunities. Further, it is the
iatent of the City to create atability in �he City•s economy �hroug�
diversification.
To :�mpl.em�nt the economic polici!as of th� City, Tigard will worl� to develop a
�lic/private partnership aimed at maintaini.ng an ongoiaag economic development
program. For success to occur, resources must be iaientified, campiled ,and
regularly updated concerning economic act�vities underway or planned, available
and plarm.ed municipal reaources, available lasid and available financial
resources. T&e City will talc�e a lead to initiate the cooperative effost. For
the psogram to be succeseful, however, the businees cammeuii�y must be williaa�
to commi.t resources and time to formulate strategies which reflect the needs of
the private enterpriaes and firms located in Ti,gard.
II. 13OONOIiIC OONDITIONS
The majori.ty of job opportunitiee in Tigard, Washington Cou�ty and the entire
Postland SHSA, are available from the private sector. Therefore, i.n order to
create new, more diversified, and hiqher paid �killed joba, the City must focua
on sti.�ulating private bueineea development. To accomplish this, the City must
identify those firms [which] that either exist preaently in Tigard and are
suitable fos eapansion, or could be attsacted to Tigard. [Given �e recent
influz of so-called high techn�logy induatries to Washington Cou�n��,, Tig�rci
ahould concentrate energy toward a continued prcagram to at#:ract sane of the
aseociated firms into the City. Success has already occurred i,.n thia area �d
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should cantinue.� For a truly etable economy, Tigard must at�ract a
divPreifiecY mix of commercial and industrial uses. The Tigard economic gaal is
directsd toward creating conditione conducive to pramoting businesg e�p�naion
both phyeical and related �o job opportunitiee, attracting new indu�triee and
=\aem�istin� private girme ta pro�pex in �'igard. A cllveraified economy, (with a
continuing reliance an the high technology industry,] within a pro grow�h
envixonm�ent properly guarded by municipal officials i.s the economic goal af
Tigarde
1�. LA�AR FORCL
Table I-1 dienlavs hietarieal trends in metropalitan Par�laxad, �tate, arad
nati.onal unemplovment rates fr�m 1970 to 1989. Sx�ecial hiahliahte are that
from a national receesion tseak of 9.8 in 1983, unemAlovment in the Pnrtland
SMS�► hae declined eteadilv t�� a twentv-year l�w of 4.5$. Another vrominent i
trend ia tha� Tigard as a part af th� Portl�nd SNiSA haa fa�ed batter than the� ?
3tats �s a whole or the natic�n in terme� oF u;nemploym�nt xnd the econo�y i
generally. [In Ju1y 1982, unemployment in the Por�land SMSA was 9.5$, the i
highes� r�te eince 1975; however, th� rate is lower �han the State rat� of �
10.7� ar tl�e national rate o€ 9o8$e ) ;
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D R A F T
TABLE I-1
CITY OF TIGARD
PORTLAND S�SA
AVERAGE ANNUAL UNEMPLOYMENT
AS A PERCENT OF L,ABOR FORCE
Portland I'I
Yeax SMSA 1 arecxon U.S. �
1970 6.3� 7.].� 4.9$
197� 7.1 7.6 5.9
1972 6.4 6.8 5.6
1973 504 6.2 4.9
1974 6.2 7.5 5.6
1975 9a5 10.6 8w5
1976 8.7 9.6 7.7
1977 6.8 7.3 7s0
J.978 5.� 6.0 6,Q
1979 5.4 6.8 5.8
1980 6.2 8.2 7.1
1983. 7.9 9.7 7�6
[July 19$2 9.52 10.7 9.8]
1982 �
1983 9.8 10.8
1984 8.4 9.4
1985 7.4 g,g �
1986 7.1 8.5
1987 5.3 6.2
1988 4.8 5.8
1989 4.5 5.7 �
1 Includes Clackamas, Multnomah and Washington Cou�ntiea.
[2 Not seasonally adjusted. ]
[From 1971 to 1982 the SMSA experienced a 3.96$ annual increas� in labor force
from 442,900 to 653,000. During this same time peri�od the percent of workere
employed in manufacturing drapped from 21.3� to 19.5�c while the perc�ntage of
workere employed in non-manufacturing jobs went dawn. Meanwhile, 23,000 new
manufacturing opportunitiea came into the area comprising a significant
percentage of the new jabe in the SMSA. ]
Table II-2 showa manufacturinq and non-manufacturina emplovment trex�de in the
SMSA durincr the period 1979-1989 and contains a forecast of 1994 trends A
ealient feature is that em»lovment in both eectors declined from 1979 to 1983
but subeecrusntiv increased in each of th� aucceedinQ vears. , A maior
difference between the two aectore is that manufacturina emnlovment in 1989 was
41500 below the 1eve1 achieved in 1979. In contrast, non-manufaaturinQ
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Ammlovment increaee bv 80�300 durincx the eame ten vear neriod. The ].994
forecast indicatee a continuatior� of preaents trende with manufacturina
emploYcnent holdiner steac�w and mon-manufacturina emplovment Qaininq 18,400.
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D R A F T
TABLE I�-2
CITY OF TIGARD
PORTLAT�TD SMSA
EMPLOYMENT - ANNUAL AVERAGES AND �ERCENT BY INDUS�'RY GROUP*
Table II-3 shows emplovment bv sector for iobe covered bv unemployment
insurance fQr Washinaton Countv and for a data area aliahtiv laraer than the
current Citv boundarv. Theae fiaures are the latest available for the
resnective areas and allow a rouah overview and comAarieon and of the two
econamies. A maior difference between the Citv and countv is that
manufacturina emvlovment in Tiaard acaounts for a eubstantiallv emaller
proportion of total emplovm�ant, i.e. 13.5� vereus 26.5�. It ie of inter�st
the Tiaard fiQUre also is below the state averaue of 18$ in manufacturina
Service induetrv emplovment in Ticrard at 12.2� of total emAlovment is another
sector in that is considerablv below the aorreenondina fiaure £ar the aount�
a� a whole. Bv contrast, Tiaard's retail aectc�r accounts for a markedlv hiaher
�ro �rtion of overall emvlovment than is evident for the coun�v, whiah is
approximatelv the eame as the etate percentaae fiqure.
As noted, these data indicate that the laraQSt emnlovment sector� of the Citv
and enuntv, res�pectively_,� are retail and manufacturinq. Waehinaton Cauntv ie
the location of moet the state's hiah technoloav industrv, which is a maior
contriYautor to the countrv'e vredominance in manufacturina The location of
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Washincrton Square Shoppina Center accauntina for 1.260,000 scLuare feet of .
retail soace, or apnroximatelv half of the Citv's total inventorv of retail
space, accounts for Tisard'e ro.le ae a center for retail empl.oyment. Notable
aleo is that deavite Washi.natan Countv�'e continued emplovment arowth in the
research and c3e�relovment-baeed el.ectranics industrv, this i.ndustrv ma�ces uo
lese than thxee x�ercent of Ticrard•s total emrslovment. The reason that Tiqrard
has captured a dist�roportianatelv low ahare c�f. iobe in manufacturina and hiah
t�chnolouv ie that th�e Citv lacks th� exteneive tracte of available industrial
land reguired to attract ma-;or hiah technoloav plants.
TABI,E YI-3
AVERI4,GE "COVEREI�" �MFLOYMENT BY SECTORS
WASFI��N COUNTX "TIGARD"
�.gas �� i9a�
TOTAL117„1963 10050,984 100�
A ailfa�4,221 3�6 348 1�7
Aiinina 86 0 NA NA
Canstruatian5,965 5.11,Q83 5.2
Manufacturir�31,25fi 26.52,834 13.5
Electriaal Msnufaaturina PIA NA C01 2.9
7'rans, Oodmuan & Pub Uti13,705 3.1 791 3.8
Wholesale 8,306 7.01,679
8�0
Retail24,555 20.8 6,548 31.2
Fi.n, Ina, I�e�a]. PJat�6e5,661 4.81,598 8.0
Services 23,921 20.32,569 �
12.2
Gavernment 10,285 8.71,905
9.1
Self Emploved NA NA1,028 4�9
P5MA
1987
635,580100.0
6,200 1,_0
NA NA
20,190 3.2
77.800 12.2
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22.600 3_6
33,520 5_3
�lesale & Reta�1151,600 23.8
42,500 6_7
133,000 20.9 �
85,700 13.5
62,500 9�$
Notes: °'Covered" em»lavment excludes self-emplovment and uartnershipe•
The term "Tiqard" identifiea a data area aliahtiv laraer than,the area within
the current Citv boundarv.
Source: Oreaon Emnlovment Division, Metro»nlitan �ervice District
Table II�4 is a listina of Tiaard�s laraest manufactu�rina and non-enanufacturino
�emplov�re r�nked bv number of local emplovees More snecificallv, it ehowa
Axivate-eector emplovers of 50 or more t�armanent, full-time ecruivalent
@mpl8y�e6 within the corx�orate limits of thQ Citv It is observ�d that
department atores account for a larae ehare of the non-manufacturina
bu�ineeoes. The ligt of largest manufacturins� buaineeses reflecte a fairlv
div�rae arrav of manufacturina busine�s tv»es. Faksricated metals with a total
of three emplovers represents �he induatrial sectox with the laraest number of
firme or� the list. The achool district ie bv far the laraeat �public seetor
emvlovex and th� Citv's laraeet emplover over�ll.
TABLE II-4
LARGEST PRIVATE EMPLOYERS
CITY OF TIGARD
' 1989
Manufacturina
Sentrol, Ina Electronic comuonenta 375
Coe Manufacturina Plvwood machinerv 340
Precision Interconnect Cablea for electronic 230
medical apparatus �
SpHptg ahoee and anparel 230
Gc�r�er Leaendarv I3lades Cutlerv 197
Fouaht and Co Steel fabricatinn 173
Williams Air Control Air brakes & valves
Puuet Corp of Areaon Pla�atic iniection moldedl42
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D R A F T
producte
Irvinaton-Mnore Sawmill machinerv 110
Circle AW Products Steel fabrication 90
Flir Thermal imaQina svstems 87
Weetern Foundarv Iron and eteel foundarv 81
Fliaht Dvnamics Aircraft auidance avetems 74
Roaera Machinerv Air comAregsor 67
ARNAV Aircraft naviaation eauip 59
Laerdal Medical Mfq External vacemakere 55
Non-manufacturina
Nordstrom Department store 400
Farmere Insurance Insurance 375
Meier and Frank Denartment store �350
J C Pennev Departm�nt stare 258
Kev Pacific Corn Bank operatione etr 235
Fxed Mever Shoppina Center 220
GTE Communicationa serv 195
Embassv Suites Hotel Hotel 191
Sears Roebuck Dent. store 165
Georafa-Pacifia Coro Truckina wood x�roducts 7.19
NW Landecave Induetries Landscape installation 110
Comnuterland Dietrict eales office 105
I Frederick and Nelson Uept. store 100
Autamated Office svstems Offc ectuip dealer 100
Hvater Sale� Co Lift truck dealer 90
Albertsan's Grocerv store �0
Southland Cprn 7-11 food etore admin ofc 68
Safewav Grocerv store 61
Firet Consumer National Bank Bank 55
Food Connectfon Grocerv store 50
LARGEST PUBLIC EMPLOYERS
Tiaard School District 457
Citv of Tiaard 144
US Poatal Service 96
POPULATYON
(Tigard as a sub-element of the Portland SMSA has undt.rgone a eignificant increase i.n
population ([173.7�c eince 1970)) (316� aince 1970 and 82� eince 1980) exceeding that
of the state and even Waehington County. Population growth would not have occurred
cvithout an increaee i,n job opportunities and private development coupled with the
annexation of several areae. some of the most recent trends indicate that Tigard's
advantageoua highway accessibility, proximity to Portland, the high technology
concen�ra�ion in Washington County and the qu�lity of life in general wi.11 continue� to
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make the City an attractive place for ec�nomic growth. ]
[The City will continue to grow as a reault of annexations which are in process ae '
well as proposed]a
I
In_the twentv�vear neriod 1970-19�9 the Ci.tv'e population has more than wadrupled to
27,050 (Table IIa3). Durina 1980-1989 t'he annual arowth rate averaqed 6.7$. Tn
comoarieon, the arowth rate for the countrv durina this sam� period was 2.4�. Sinc�
1973 annexation has account�d for a total of 7.310, or apuroximatelv one third of the
total incr�aee in noAUlation durina the neriod.
The nopulation of Washinctton Countv increa�ed from 245,�08 in 1980 to 295,U00 in 1989:
thie r�»resente a 2.4�k comu�unded annual rate of qrowth. Siq�nificantiv, t,he countrv
ie the fastest arowinq in th�e atate.
TABLE IT-3
C�RTTFYED POPULATIOIVt
CITY OF TIGARD
1970 TO 1982
Year Populatior. $ Incresee Over Previou�a Year
1970 6,300
1971 7,065 12�
1972 7,067 0
13'73 7,379 4
1974 9,500 28
1975 10,075 0.0
1976 11,000 9.2
1977 11,850 7.7
1978 13,000 9.7
1979 14,200 9.2
1980 14,900 _4�9
1981 15,500 4.0
1982 17.700 14.2
1983 17,850 0.4
1984 18,450 3.4
1985 20,250 9.8
1986 20,765 2•5 �'�
1987 23,335 12.4
1988 25,510 9.3
1989 27.050 6.0
;,
Camncunded Annual YtatO of Chana�s �,
198b�1989 1985-1989 1988-1989
i
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A R A F T
_ Tiaard _ 6•79c 8�0$ 6.0�
Washinatori Countrv 2_4 2�6 2_S
* Source: Center for Population R�search and Census, Portland Sta�e University.
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D R � F T
TABLE II-4
STATE AND COUNTY POPULATrON TRENllS
� of $ of
Area 1950 SMSA 1970 SMSA 198�D
Oregon 1,768,700 2,Q91,400 2,633,105
Portland 821,800 1,009,200 1,242,594
W�sho County 92,200 11.2 157,900 15.E 245,808
Clackamae 17.3,000 13.7 166�100 16.4 241,919
Multnamah 522,800 630? 556,700 55.2 562,640
Clark 93,800 11.4 1270500 12.8 192,227
Tigard 1,084* .82 6,3A0 1.4 14,855
* 1961
$ of
1989 SMSA
1,361,900 __
295,000
27,050
Saurce: US Department of Commerce, Sureau o£ Census.
C. RESIDENTIAL LOCATION OE' W012KERS
While an attempt can be made to achieve a balance between job opportunitie� and job
r�quirem�nta at a local level, there is no strong evidence that residen�ial location
choices are deterrnined in relationehip to distance from the place of employment. [I�
fact, throughout the SMSA, work looationa became more dispereed between 1960 and 1970,
with a q�eater gercentage of eaah county'e residente finding work outaid� th�ir ''
;
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D R A F T
resident county. The ma�nrity of Wa�hington County residenta working outsidr� of the
cnunty in 1978 were employed in Multnomah County (16�&) with l�� of tl�e ezngloyed
residente of Multnomah County workingr in Washington County. ] The 1981 Community Needs
Asse�sment prepared by Washington Cc�unty indicat�� that somewhere between 48� and 60$
of Tigard vrorkere commute to work out�ide af Washingtan County. Moet o£ theee workers
aommut�ed north to Portlamd. Available data for the Tiaard-Kina Citv area indicate
that in 1980 approximatelv 75� of emvloved nereons livina inside the area worked
nutside. Converselv, 77� of the nersons workinQ inside Ti.aard-Kina Citv lived
outside this area.
Tta� evidence ie clear that employment atr�aaturea within the �ntire metropolitan mrea
are interrelated. Therefore, the plaaem�nt- of new indus�try/commerce w3.thin any
jurisdiction can affect r�sidents of other jurisdicti�ne in the area. Because of �he
regional aature of employment, the adequacy of job oppartunities within the region ie�
the critiaal iasue and not employme�at within any single jurisdic�ion.
NUMBER OF FJORKERS LI\�IN� SN TIGY�RD/KING CTTY BY DTSTRICT OI� W�7RR
1980
1 1,807
_
2 2,240
3 1,924
—
4 6
5 22
6 148
7 30
8 280
9 38
10 10
11 353
12 3,344
13 2,588
' 14 210
15 185
16 50
17 48
is 2s
19 222
� Total 13.350
Saurce: Metronolitan Service District ''�
The relationship of employment to houeing is a alightly dif€erent iee�u�. 'Wagee earned
determine the affnrdable price range of housing (generally cameidered by HUD to b� 25�
af manthly incame). Therefore, the availability of houeing at various price ranges {:
within any given area will determine or limit the locational choic�a availab�.e to
i;
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DRPiFT (I
workers in each wa�ge earning aategoxy.
D. INCOI�IE
Income, ranalyzed in t�rme of doll�r a�►ounte and eource, providee evidence of economic
weAl-b�ing and diverc�if3.cation.
The median family incom� fox Tic�ard in (198(� wae $22,293] 1985 was 532,887 [, le�s
than that of Waahin�on County, bu� more �han the Stat� sverage�� Thie was �ome
56,500 lese �khe W�shincrton Countv Averaaa but about 56,000 more the �tate averaa�. [
Almost 60$ of the families in Tigard had a 1980 annual inco�e �ove $20,OQO.j A
breakout o� houeehnld inaome characterietice ia nrovided in Table II-5.
:
;
TABY,� IT-5 `I
I
cz�x o� Txc�xn :
I W'ASHINGTQN COUNTY i
INCOA4E ESTIMATE3 * l�
Fami.ly Incaart►e Charac�erietica �
�
incame No. ot Fami3.iea �k of Familiea �
t
�eee �ha�n $ S,Q00 165 4.1 ;
$ 5,Q00 - $AO,QOQ 352 8.8 4
;
$10,000 - $15,000 450 11e3
$1a,00A - $20,000 659 16.5
$20,000 - $25,000 732 18.3 r
s
$25,ID00 - $35,000 877 22.0
$35,000 - $50,Q00 542 13.6 ,�
�
$50,000 - over 216 5�4
3,993 100.0
i
Median Family Income - $22,293 '
Mean Family Incame � $25,034 �
�
* Souxc�: University of Gregon �ureau of Government R�seearch. ]
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D R A F T
(Mnet Reaent Figures Availablej
[
Washington State of
Year Countv Oreqnn US
TOTAL PERSONAL INCOME (in millions�
,
1979 $ 2,280 $22,460 $1,927,t�05 �,
I
PER GAPITA TIVCOME1
1979 $10,10$ $ 8,887 $ 8,757
MEDIAN FAMIY,Y INCOM�
1980 $26,486 $20,952 N/�4
MEDIAN HOUSEHOLD E�'F�CTIV� SUYING IPiCOME
1980 $23,284 $17,162 N/A ]
[1 According to the US Department of Commerce, Buresu of tha Ceneu�, 1977 s�er capita
monev eatima�es for counti.es and incoroorated placee in OreQOn, �he City of Tigard hac3
an estima��d 1977 per ca�ita income of $6,995e
5ource: US U�partment of pommer�e, Bureau caf Economic Analysis, Survev of Cursent
Business.
Stat� of Oregon Department af Commerce, Housing Diviaion.
Sal�s and Mark.eting Management, Survey of Current Business. )
TABL� IT-5
CITY OF "TIGARD"
INCOME ESTIMATES
11985
Houee Income Characterietice
Zncome No. of Families � of Familiea
Lese than 510,000 � g�p
,�10,000 - 515,000 1,235 12.7
$15,000 - ,,�25,OOQ 2,940 30.2
525,000 - 535,000 1,737 17.8
�35,000 - S50,000 1,646 16.9
550,000 - over 1,411 14.5
9.745 100.0
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D R A F T
Mean P'amilv Tncome - 532,887
Source: Metro»olitan Service Dietrict
Note: The term "Tiaard" identifies a date area sliqhtiv laraer than the area within
the curren� Citv boundarv.
(Most Recen� Fiaures Available)
Washinaton State of
SCear Countv Oreaon US
TOTAL PERSONAL INCOME (in millionsl I
1987 S 4e590 ,�38,182 53,780.0 !
�
4,062.1 1( 9881
PER CAPITA TNCOME1
'I
�i
1987 $16,350 $14,018 $
MEDI.AI� HOUSEHOI,D EFFECTIVE �UXTNG TY�JCOME
1987 $39,210 $28,788 1A
1 Aceprding to the US Department of Commerce, Hureau of the Cenaus, 1977 tper aarait� '��
monev �etimates for counties and incorporated places in Oreaon, the City of Tigard had 'I
an estimated 1977 per capita incdme of $6,995. ;I
Source: US De artment of CommeLCe Bureau of Economic Anal sis Surve of Current
P ► Y ► v
Busineae. �
Sta�e of Oregan D�partmsnt of Commerce, Housing Division.
Sales and Marketing Man�lgement, Survey of Current Businees.
III. REC�NT DE\7EL(?PMENT TRENDS
i
From 1970 to 7.980 Tigard underwent a �ehange from a rural community to a euburban
community wi�h a etrong econamic base. Land develo�xnent continued to occux at a ranid '
tempo durina the 1980�s. The major factors are location and the acceeaibility to
txanspartatfon. It ie anticipated that recent trenda will continue ae the available �
buildable land becomes utilized in reaponse ta increasing ecanomic garea�ures. Tigard �,
intenda to channel growth, through ita land uee and public €acility conatruction �
policies, in a manner which mr�kes �he beat use of the remainirag acreage while !
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DRAF 'P
promoting the expanei�n af job apportunitiea to meet the needs of a growth papulation.
A. BUILDABL� LANDS
In late�l989 the Citv conducted a tax lot bv tax lot_ survev of vacant ana
underutilized land within the Tiaard Citv limits. The characteristics reeearched in
the survev includ�d uarcel size, existina use, zoninq desiqnation, and information on
whether anv portion of the parcel is within the floodnlain. Characteriatics that
were not researched included the exact amount of land within the floodplain and the
- —
amount of acxeaqe with slo�es exceedina 25� This vacant land survev is the onlv
land inventorv information currentiv available. Tt aives a rouqh indication of
amount of buildable land deaianated for commercial and industrial uae. Also included
below are aareacte totals from a vacant land eurvev undertaken in 1981.
[A vacant buildabl� land inventory was cor�pleted for Tiga�d in September of 1981. It
was found that 270.01 acres o£ commercial land was available ae followae ]
Tatal Vacant Aares
Flnod
1981 1989 Plain
C-G 76.38 58.6 3_3
C-G(PD) 63.67
CBA 5.44 11.� 3_8
CBD(PD) 11.84
C--N 4.00 5�7 ,�0
C-P ia�ofs8 86.3 10.7
[An additional 224.52 acres uf indu�trial land was identified: ]
I-H 2.14 �3 _0
I-L 95.57 79.7 52.1
I-P 126.81 9Q.8 25.7
A maior hiahliaht of the table is that land conversions aenerated t�v economic
develonment has draeticallv reduced the �upp1V of land zoned for General Commercial
uee. Indeed, if the aeeraae annual rate af lo�s were to continue there would be no
vacant G-G desianated land available by 1994. Another hiQhliqht is that, _takinQ into
accaunt the amount of land that ia conetrained bv its location i:i the floodplain, the
aupply of I-L desianated land also has been severelv reduced in area durinq the 1981-
89 period Althouah the exact amount of unconstrained I-L de�ianated l�nd haa not
been determined ae vet, floodplain mat�s show that � considerable amount of the 79.7
acrea that remained in 1989 is so affected. Similarlv, 2arae t�acts of I--P-desictnated
land_,, e�ecificallv, those located west of SW 74�h Ave. and the SP&S railroad line and
- Fa.ge 18 -
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D R A F T
thoae on the norther edae of the Citv between Fanno Creek and the railroad tracke
south af Roll Businese C�nter are subiect to flaodina O� the 50 �cres oE land
degianated for heavv industrial ueee, almoet a.11 of it is vres�ntiv develoved. Tk�e
suuulv of C-P desianated land also has aimxnished, but to a leaser extent. The bulk
of this land is located in the trianale formed bv Interatate-5, Hicrhwav 217, and
Pacific f3tahwav. Moreovar, ae shown below in the table on underutilized 1and, a
eiqnificant amaunt of the lar�d desianated C-P, i.e. a�pprcaximatelv 32 acree, �moet of it
loca�ed in the Tigard �Tr3anale area is develot�ed with ainqle-familv reaic3�ntial units
and notentiallv is available for redevelotxnent. In summarv, the lack or diminiehina
s�nlv of l�nd available for camme�afal and develorxnent ie one of the aore nroblems
facina Citv econamic develov�nent It res�reaents the moat aianificant chanae in
�conomia develomnent npvortunitiea aince the ac}cnowledcrement nf Ticard�r� Comprehen�ive
I�lan.
Adc�itional information for vacant lands id�ntified in the 1989 inventorv as reuuired
bv OR3 6f0-09-15 ie nravided below.
Tatal Total Servfced Parcels
]?arcele Acres Parc�ls w./o Constrainta
GC 48 'S9 48 �7
CP 142 8,_6 142 137
CSD 1Q 34 iQ 9 At)D
TABLE
IH 1 0.1 1 1
IL 23 80 23 15
IP 32 91 32 21
Next, inv�ntorv Information on underutilized sites identified in 1989 is ehown. The
vaet maioritv of these eites are in sinale familv reaidential uae.
Total Total Serviced Parcele
�arcels Acres Parcels �o Constrain�e
GC 71 70 � �
CP 83 35 83 83
- Page 19 -
D R A � T
CBD �. _ _ — �b i
TABLE
IH 0 0 0 Q
IL 6 21 6 3
IP 26 49 26 16
Finallv, i�ventorv information for vacant and underutilized si.tes five acrea or laraer
has been d�veloned as follows.
Siz� Serviced No conetrainte
GC j 31 3 3
CP ,j 2 j, 2 1
CBD ,j�, 0 0
Iti ,LO j, 0 0
IL ,j� 5 0
Ip u 4 3
Th�se tablea ehow that Tiqtard's inventorv of vacant commercial gnd induetrial land ia
comno�ed of a multitude of small parcels and that comparativ�lv few unconstrained,
laraer sites remain for future exAansion and arowth. On the positive aide, all of
th3.s land is alreadv eerviced, or services can be eaeilv sxtended.
A map showina the location of theee aites is located at the end of this revort.
[In total, vacant-buildable commercial and induetrial land comprised 32.07$ of the
1,416.97 vacant-buildable acres inventoried. The bulk af the commercial and
industrial land is located withi.n thoee areas of the City with beet accese to I-5 and
Hwy. 217 making theee parcels more attractive to potdntial developers. ]
[Theee parcele are attractive becauas of their proximity to similar land us�a, !
transpor�ation eystema and the availability �F public faci.litfee. The cnrrislor '
b�tween Hwy. 217 and ths Oregon Electric Railroad tracke as well ae th� Tigard
Triangl.e, tha� area aontained by Pacific Fiighway, I-5 and Hwy. 217e are zoned for
buaines� uses and have undergane aignificant economic developmente in recent years.
With provisi.on of public facilitiea in the next several yeare, [the] majpr industrial
and com►nercial office development urill tal�e place h�re. ]
[Commercial shopping development will occur along Pacific Highway on land zonAd
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D R � F T
commer�ial which ia closer in proximity to residential development than the highway
ori�nted sitea. Tigard'e location in relation to th� regi.on will dictats that the
locatione al�ng either eide of Hwy. 217 w311 be dev�loped for indu�try and offices
providinq employm�nt opportuniti.ea for the region as a whole.j
[Ultimately, individual rievelopment deciaions will be made c��� the basis of site
availabf,lity, mdequacy of a eite for � particular purpaee in terme af ai.ze and ehaQe,
municipal development etandmrds governing tha land, tapographic fe�tures, avaiiability
and capacity of utilities, as we11 ae accees to highways and proximity to uaes of a
similar nature. These qeogra�phic�l consi�deratione wi1.l ?ae evaluated along wi.th the ��
peychoZogical factore �nd economic #E�atur�e wlai.ch are evalnated by individual bus3ness I
cance,rr��. ]
�
B. CIT7t COMMERCI�AI, .D�VELQPMENT
Rapid population grawth betweexa 1970 and 198D clxanyed th� compl�+xian of �he City frona
a iural communi�ty. to � growing euburban camm�unity and �reated a raQidly expanding
demand for goods and aervicee. Trsde pafct�rna followed the majar hi.ghwaye thraugh tha
City, developing commercial zon�s alang the higl�waya and qther ma�dr arterial stxeets.
�City� reeiden�a do not rely only on commerci.�l cor�cerns within Tigard ta meet their
ne�dao Regional and local facilitiee located in Beaverton, Lake Oswec�o and
unincorpo�ated coun�y areae, aa well se For�land, meet specific buying needs of Tiga.rd
resirisnts. O� particular n�t� are Waehingt�n Square and Kruee Way whi.ch provide
ehopping opportunitieas which attract consumers fzom Tigard and other communities.
The�e faci.liti�a wi11 continue to meet epecial shapping neede of Tigarci reQid�nts,]
-- Pag� 2'1 ..
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� principaf Route - — . .-' �. . r� tS - ��.
� ` � -
«..» Freevfray I - - - '% ° ' �.� .
. :( � � V ;
-- iVlajor Arterial Route - - - H � - � �:
35"___ `J�
•° Potentia! Major Arterial Route . "�� ���,��� ��� G _ __
(Needl and alignment to ��W. � `',� �
be determined) '
_ �t�. 4 —�1
Re�ona� pRtNCIPI�►L. ROUTES & IVIAJ�R A���Rl1�L�
T�sportation _ _ _ _ ._
`��
D R A F T
[Aecording to the 1980 Update of Waeh�.ngton County's Overall Economic Developmenit Plan
(OEDP), the supply of vacant comm�rcial land in Tigard ia adequate for the time being.
The supply of developed commeraial egace is low, but it is expected that the sugply
will �atch up with n��da before long. Tigard'e Comprehenaive Plan Map provides for
much new commercial land in desirable looatione. ]
Commercial activity hae developad i.n a etrig along State Highway 99W (Pacific
Highway), with increseing clev�lopment along Highw�y 217 and [Fiall Boulevard] nortion�
of Scholle Ferrv Rcsad. Thie includae eating and clrinking establ.i.ahmenta, gea�ral
retail and numerous inc�ividual businesees. Cammercial and profesei�nal ofiiae
developmsnt is increasing along Pacific Highway and in the [triangle formed by Pacific
Highway, Highway 217 and interstat� 5. ] R°iQard Trianaleo
Washington Square and Square %I, one of the metropalitan area'e three major regional
shopping centers, is loaated on the northern boundaxy of �he City [ju�t out�ide the
Cit in an area ann
exed ixato the Cit in
1488. �he cen
ter is a ma or re
ional
Y]
facilit attraatin an av�ra e of 48-50 OOQ sho ers r da and em 1a in some 2 Q00.
, i�h an e��in►
ated �rue cash
It also is the Ti�ard � hiQlasst agaese�d bueine�e vrot�ertv w _
value of more than 565.000,000__[Plane are curr�ntly unc3er way £or a majar expanaion;
[and] a medium-rise office building ie planned with another of ecxual siz� to b� built
in the future. Wh�n theae expansians are completed, they will provide �pproximatelg
425 ta 500 new jobs in the area, in additian to the agproxima�ely 2,OOQ jobs already
located at the center. ]
Ae illustrated in Table II 5 commeroial devel�ved hae been ocaurrina at a ra�id temno
in the Citv. The total value of new comrnercial conatruction and �xlterationa incre�sed
eiqh�-fold durinq the verind 1983 to 19g9, spurtina from S3 million in 1983 to $24
million each in 1988 anci 1989 Th�e effect of �hia dev�lopment on the su�nlv of
commercial land was outlined above.
Table II-6 nreeente data on retail wholesale, and eer_v_ice inciustriee tr�de for the
years 1982 and 1987 The data eouaree ie the US Department of Commerce. Accordina to
the table, Tiqard'e retail stores report�d ealee totalina 5197 million in 1987. This
represente a 40� increase in salee fram the 5141 million reuorted in the 1982 census.
These sale volume� were the 15th laraest for all Oreaon vlaces of 25,000 or more
in both 1982 and 1987. In terms of current conditiane, it is imvc�rtant to mentfon
that Washinaton Scruare Mall wae annexed to the Citv in 1988. This rouahlv doubled the '
total retail floor space in the Citv In liaht of the c�nter's hiaher sales volume '
per foot it probablv more ttian doubled Tiaard'� total sales. It ie illuminatina to
note that adiuetinqr Tiqrard'g retail receipts to include Waehincrton Sauare would chanae
the Citv'e rankinq to Pourth in the etate in t�rm� of the 1987 retail salea volume
rankin a. This rankin more accuratel d� icts the dominate role of the Cit •s retail
Q v p y
sector and the influence exerted bv Washinaton Sauare on the Tiaard economv. It also
i.s conaietent the emvlovment data pr�sented e�arlier that ehow a aoncen�ration in
retail.
�ased on the limited supplv of vacan�t land zor�ed for commereial develotixnent, some 50 "
plue acres, and the ecarcitv hiah-traffic locatione reauired bv maior retail,
particularlv alonq the Y�-5 commer^ial strivo the lona-ter�i► future trend in retailinQ
- Page 23 - '�
i
4
�
t
1
t
1
�t
t}. . . .. . .. � I
, .. ;'__.... ._.... .,..__._.�_ __,:.�_... � --�..._.3...'.�r_"...._�._�,__._ _.<...5
'��� .
D R A F T
wi.11 consiet of reh.ak�ilitation �xistina centers providina �hoppina opnortunities more
finelv-tuned to the trade area. The scarcitv of sites aleo ahould create
opvortunities of the rec�evelopment af the Citv Center commercial area_
The Censu� of rnrholesalinq 3,ndicates that the Citv's sal�s more �han doubled �rom 5304
milLion in 1982 to 5715 million in 198'7, respectivel�rankina �he Citv 6th and 5th
amdng Oreaon pZaces af 2,500 or more. This hiah rankinu is fexrttne� ev:idence of the
re:lativ�slv siQrr.�ficant role of the wholeeale sector in th� local economv. This role
ie indi�ative of the Citv's advantaQeaus location near maior interatate and reqional
transuorl��tion corridors.
Tab�lar data on eervices induatries indicate that emall eectar xslavs a minor role in
tk�e local economv with sales receipte totallina 595 million in 1987 and .the Citv's
rank ord�,r �pproximatelv euualina ite rank in terms of nopulation However this
picture se�ms likelv to chanae in the future. This is becau�e the zoninct ca�eqorv
�an�ainina the larqest �sunxslv of vacant and redevelopable land ie the G-P cateuarv.
As noted, th� bulk of the land i.n this classification is located in the Trianctle area.
Develo,�ment etandarda for the area r�reaume office develonment. The ti.rnincx of vublic
improvements e�xreciall.v roadwa�v imtaravements, will determine the timinQ of thie
develax�ment e
�'aciliti�s such ge �aehin.gton Sq�aare and [the Rxuse Way corridor] LincoZn Center
represent the type of development which aeai�ts the City to develap a stronger image
of economia witality which is [vital] important tc� attractin.g new economia
development. Shopping oppor�unitiee represent one of the factors which make up the
quAlity of life attribut�d to an arem.
0 HIGHEST ASSESSED BUSINESS P1iOP�RTIES
Citv of Tiaard
1989
8stimated
Asseseed
Name Valuatian _
Washinaton Square Shopuina Center 565,331,100
Oreqon Businees Park (all �hases) 47.111,800
Lincoln Center 45,879,170
Embaesv Suites Hotel 14,750,500
Meadow Creek AAartmente lla 431,500
Koll Businese Center 11,141,100
Waehinaton Circle ShoQgina Plaza 9,47S,L400
Farmere Inaurance 9,089,EOQ
Tiaard Town Scxuare 3ho»pinq Center 8,557,700
Park 217 7,a�5,60Q
Greenwa�r Town Center 6,803,500
Hilltop Center 6,144,000
Fred Mever ,ShoppinQ Genter 5�550.300
- Page 24 -
i'
<�w ...
D R A F T
Coe Manufacturina 5,566,900
Sunflower Apartments I & II 5,142,800
�ech Center Busineas Park 4,996.300
Summerfield Clubho�ase _ 4.877,000 _
RFD Publicatione 4.7?5,300
Fouqht & Cn 4,552,600
Tom Mover Theaters 4,481,500
R & B Cornmerce Plaza 4,211,300
Tictard Plaza Shannina Center 4,155,600 �
Total Value of Commercial. Cone�ruction & Alteratiozxe
Waehinaton County Tivard � of Countxy Total
1983 55�019 3,194
1984 124,423 3,053
1985 135,?41 6,818
1986 92,426 11,804
1987 121,833 20,6b1
19�8 13Q,708 24,364
1989 159.167 24,887
Sourc�: State i�oueincr I�ivis�.on
RETAIL WHOLESALE P.ND S�RVYCE INDYIST'RIES TRADE
CITY OF TSGARD
lin mil].ion�1
1987 1982
Rank in S�lee $ of S� Rank in Sales +k
of St
State �teceiAte Tatal 5tate Receiote
Total
Retail Trade 15 ,�197.299 1_2 15 141.175 1�1 '_
r,
Wholesale Trade 5 715,256 2.3 6 304,505 1,�1 ;!
Service Industries 9 95,173 1�5 13 43,182 1.1 '
Sourc�es• Census of Retail Trade, Censue of Wholesale Trade, Ceneue of Service �
Indugtrv I
C. CITY INDUSTRIAL DEVELC)PMENT
- Page 25 -
D R A F T
Thia seator represents baeic em�lovment., 'i
A� industrial land in Portland has become i�creasingly acarce and costly, the greater
supply of industrially zoned land in the Tigard �rea hae attracted a variety of
manufaaturing firms. Major manufaaturing employers in the City include both heavy
industrvl auch aa the fabricator metals industries Fouuht Steely �ircle AW, and
Wes�ern Foundarv,_and light induetry, such ae Sentrol fsecur�ty �y�tem com�onents),
Pudaet (iniection moldina), and AItNAV Svstems (aircraft naviaatian eauivrnent) . [New
developments are moetly of the light industry typ�. ] Most of the induatrial land in
the Citw i� znned for liqht industrv. IndustriaZ develc�pment in the City is
cancentrated weat of Interstat� 5, along the Burlington N�rthern and Southern Pacifio
railraad tracks, and along Southwest 72nd Avenue south of Highway 217.
[Tigard has attraate�d some major development during the las•t f�w years which, like
Washingtan Square on the commerci�l develog�enk aid�, acta as a magn�t to ather
similar or aasociated induatries which f�llow �he tr.ends of majar �irms. Businees
parks auch as thoae deaeloped at 72nd Avenue and Ugper Boone� Ferry Ro�d, and at
Schalls F�rry Road and Highway 217, are eourcea o£ encouragement for Tigard'e
economy. ]
As was indicated earlier the total amount af vacant industriallv zoned land in all
claesi£icatione in the Citv ie a�proximatelv 170 acres. Of this amount, three �ites
are 30 aaree or larQer. It was observed that much of this la�d �s conetrained bv
floodplain. It was further observed that at the preaent rate of conversion a11 of
the suitable land zoned for industrial uas would be built-out within a few vear�.
Thia characteriatic �f limited land SuAAlie9 is evidenced bv emplovment data.
Ae mentianed earlier, Tiaard'e 13 percent of employees enqaqed in manufacturinq ie
coneiderablv below the Oreaon averaae of 18� in manufacturinq and far below the
countv's 26� fiqure.
The latest available Census af Manufacturina data are for 1982. Accordinq to these
data TiQard's then-existina 73 manufacturinq firms reported addina $69.2 million in
value and 125.1 million in the value of ahipments Theae acnounts represer►ted 0 87�
and 0.6$, respectivelv, of the state fiaures for value added and value of ahinmentB.
Fabricated metale, with 14 establishmenta, was the laraest industrial aroup with 20 or
more emplovers.
Assumina a desire to do eo in oxder to foster diveraitv, th� Citv has a limited
number of optione to expand ite supAly n� industrial l�nd and therebv divereifv ite
econ�mic baee. Very little develonable land ia available for rezoninq Because of
the r.haracter and existinp countrv zonina of unincoroorated land adiacent to the citv
b�undarv, expandina the Citv limits would not resuYt in the ca�ture of lande auitab�e
for industrial develovment. This iuetifiee the need to preserve exiatinq vacant
industrial land for industrial usea when considerina recrueste for rezonina to non
industrial uses. It also affec�s the need to consider a more detailed, eite a�qecific
inventarv of the remainina inventarv of vacant industrial in terma of alo�e and
floodplain congtraints in order to determine how much of this land is develoval�le and
to facilitate ite availabilitv for industrial use.
- Page 26 -
D R A F T
In conclusion land desianated far induatrial uaes in short supplv. A sideliaht to
this iseue is that expansion a� the citv limits would not___add to the supplv of
develonable industrial land.
Apropas of thia discussion it ahould be nated that the laraest industrial proiect
attempted in Tiaard is naw in �roqrees. PacTrust plana a mixed-use develonment on 30
acrea adiacent to t�e fir.m's Oreqon Susiness Park. The park wi11 be develop ov�r the
next three to five veara and will include 800,000 to o�e million eauare feet of epace
at completian. The $40 million Aark will incor�ora�e office, retail and flex apace,
as w�ll as a restaurant and hotel. The firm has completed the access road throuah the
ro rtv and ia in the �roceas of ereotina the first buildinas.
i
A. NATIANAL ECONOMIC TRENDS
To assist in identifvinq the [nalor cateaories of commercial and industrial ueea that
could be exuected to loca�e or expand within Tiqard it ie inetructive to look at state
and national economic trends Yn brief information contained in the "Oreqon Economic
Trends Proieat� State and National Trends Report"� indicatee that the maior national '
trend ia the emerQence of a so called transitio� economv. Thia transition economic
is described as includinq "the development and imnlementation of a wave of new
technoloqies; the qlobalization of the economy�, and the shift to service industries
and oacupation$" In contrast to traditional manufacturina induetrv, the new hiQh
tech industriea have low resourae, enerqv, ar ?_traneportatian reauirements. Hiah teah
development can occur almoet anvwhere. a:.other marked contraat is that whereas
traditional induatrv afford hiqh-waae blue coll�r iobs, occupatiane in hiQh tech tend
to be either hiqher-pavina professional or technical iobe, or lnw-pavina clerical__and
assembly ioba. The alobalization of the economv refer� ta the arowina inteqration of
the U.S. and world economies, which is characterized b� development of tran�national
corporations, the "exploeive" arowth of international trade, and the extreme mobilitv
of financial capital. Lastiv, the shift to service industries and occuAationa refers
to the increasinq ehare of emplovment in aervice industries. The fasteat �rowina
aervice industrv has been computer software and data nrocessinQ.
State economic trenda reflect fundamental chanaee in the state's economy brouqht
about by technoloaical innovations and qlobalization. In the 1980's technoloaical
innovation led to a loae of iobs fo� production workers a wide arrav of industries,
ranaina from plvwood manufacturinu to finanaial services. The effects af
qlobalization had poeitiv� and neaative impacts on the Oreaon economv. Grain, food
procesaina, fishinq, textile, and aluminum firms b�aan to declin� under the �ressure
of domeetic and foreiqn competition. The structural chanqes that occurred in Oreaon
durina the eiqhties had difference im�acts on different areas of the state. The
Portland metropolitan area, with the statQ's most divezse economv, was the area leaet
affected bv structural chanqe. Future prospects for the Oreaon economv are
described ae "not overlv optimistic". But market niche opAOrtunities do exist even
in declininq industries such as fishina, forest producta, and food processinq. Hiah
tech touriet industrv development and import distribution are identified ae induatriee
- Page 27 -
_ �
�
I
4v� �.:
D R A F T
that should cantinue to nroavnr.
To promate induetrial development the �tate has develoved a liet of industries for
statewide recruitment and exvaneion in both metro»alitan and non-metronolitan �reaa.
The liet of 25 induetriea was develoved bv the use af a detailed rankinq method I
deei4ned to identi£v industries that offer arowth ot�portunities in sectors tha� wi11
diversifv and �trenathen Orecron�s economv. The locational reauirements of each of �
the identified industri�� also hag been cietermined throuah a stat�-svoneored surv�v.
With this information a communitv can compare ite attributes and advanta�res to the
induetries l.oc�tianal needs.
With reav�set ta Tiaard's qrowth ��portunities, it ie eiqnificant to note that eeven of
the ir�dugtri�s contained in the etate'e list are retaresented in TiQard bv firms 1
emnlovina fi�tv or more. These industriea include pla8tic uroducts, in.duatrial �
contrale. �eletak�on� and teleqra,ph eauinment, elactronic comnonente, x-rav apparatus
k
and tubee, measuriricr controllin,c instruments, and suraical apnliances and euanlies. �
Althouah individual eite n6�eda varv, these tara�t induetri�g have in common the broad !
site �eetuirements of acceesiksilitv to serwices, air transtwrtation, interetate '
hiahway acceee, institutione nf hicaher education, and vaxious aveci.fic aritical supply �
and raw mat�rial neede. Baeed on informal diecuesions, it av�ara that theae =
existina €irms si.te needs are w�ll met bv their current location in Tiaard. The �
communi.tv'e main disadvantaae relative to attractina new and exnended develonment ia i
the ehor�taae of land au�nlies. '�hie r�presente a eiQnificant chancze in lonq-term �
ecanomia ox�nortunitiea from 1983. Given this essential fact, Tiaard has no �
exuectatione for maiox new induetrial arowth. T� ia ae�umed t7sat amnle room far i
induetrial grawth and expaneion ie available on a rec�ional basis. :
Bv wa,Y of contrast, a kev �ite reauirement that Tivard does have in aD�undance 3e ;
leasable induatrial and flex svace in new indus�rial varks, such as OreQOn B�xsin�ss �
Park (1,900,000 sauare feetf. Koll Businees Genter (277,597 eauare feetl. T�.aard
Indur�trial Park (85.000) and several other existina and propased induetrial centera.
In the case oF amaYler and vounaer firma, the urovieinn of buildab].e land is not a
primaxv roauirement. Rather, the orimarilv site reguirement of th�ee enterpri.ees ie
tenant a�ace. Tiaard�s special market niche ie an the am�le provision of the
devel_oped cammercial and industrial epace needed bv theee emaller firms.
[D. ] E. TRANSPORTATION
Tigard is located adjacent to the major highways on the western boundary of
metropolitan Portland including Interatate 5, Highway 217 and Highway 99W (Pacific
Highway) . [The bulk af the buildable land remaine along I-5 which ahould be
attractive to economic development.) Diagraa� II, adopted from the Regional
Traneportation Plan prepared by Metro illuetrateg the �xisting and propoeed principal
routee and major arterials.
- Page 28 �
D R A F �
Street patterns have deve�oped on a rural base, re�ulting in some inconvenienae and
congestion. Highway 99W paseea through downtown Tigard and s�rves ae a major
tharoughfare. [Heavy anngeetion through the City hae be�n relieved with new eignals
and ai.te design. ] AveraQe dailv traffic volumes on the etate hiahwavs inside Ti�ard
ranae up , to 102,�OOJ 90,500• 47,600, re�nectivelv at the moet heavilv trafficked
mileposts on Interstate 5, �iQhwav 217 and Pacific Hiqhwav.
In the urban parte of Washfngtan County, about 84� of a11 daily trips a�e made i.n
private autos, according to the Washington Caunty Draft Comprehensive Plan. nnly 2.5$
are made by public t�ansit. [Tri-Met, th� regianal public transit ag�ncy, has improved
service in the area a�d plans to continue to do eo, with the addition of a traneit
center in on Tigard, a beltli�a rau�e for intra-county travel (that ie, euburb-ta-
s ate� now in th� cance tual eta e . The agency is looking
suburb), and a light rail y ( � 5 D
far new saurc�s of funding with an emphasis on local aources. Yncreased u�e o£ public
tranai� is expected to relievE s�me of the �raffia conges�ion.]
In 1988�, Tri-Me�, the recL,i�nal p��liC tran�i� aQenev, completed construction �£ a
clean, mod�rn, and attraativ� traneit transfer atation on Cammercial Street in
downtown Tiaard. Plans a�e curr�ntiv underwaY for the addition of a vark and ride
station located at as vet undetermined site on Par,i£ic Hiahwav in Tiaard. The size,
desian, suto �arking capacit� and location of the facilitv �as not been determined ae
vet The eventual extension af a liQht rail line is in the conc�ptual staae. On the
other hand, the recent and proposed improvements in the phveical facilitiea servinq
Tiaard ao far has not been accnmpanied bv a corresr�ondina improvement in traneit
servicas. Yn recenL- vears the number of bu� routes servin� the citv has been reduced
fram t�ree tn two with the elimination of the beltline or auburban to suburban
route. As a eideliaht of �hie issue, it is of xntereet that this deleted line h�d
been �he onlv one e�rvina Tirtard Civic Center Morepver, the route that formerlv ran
f�com Washinaton Scruare throuQh Tiqard two veare aao now terminates at Washinaton
Sauare.
Rail service is provided t� Tigard by Burlington Northern Railroad and Southern
Paci£ia 12ailroad while air servicQ is provided by the Port of P�artland, which operates
the Portland International Airport, 17 miles northeaet of Tigard in Port].and. This
airport is served by eight scheduled airlines. The Port aleo operates a general
aviation airport approximateYy 15 milea sou�h af Tigard at Aurora and 14 miles
narthwes� af Tigard at Hillsboro.
The Port of Portland maint�inm shipping facilities on the Willamette River which is 12
mil.es fram the City of Tigard.
The aianificance of the transvortation network is that it affects the location
deciaiona of firme and the efficient provisxon of aoods and services. The tvnes of
locationa that are auccssafullv attractina inveetrnent and iobs are thoee with aood
access and circulation In cor�trast, �oor aecess and circulation are factose that
have been barriera to private inveetment in the downtown and Trianale areas of tha
Citv•
A S8 8 million tranapartation fundina measure that provided fundina for imnrovements
ta se�cments of ten maior atreete in the Citv was �assed in the 1988 aeneral election,
- Page 29 -
s
� `�.
DRALrT
The vroiects were atarted in 1989 and �cheduled to be comnleted in 1991 Th�se
�rovc�ments will ims�rove the eafe�v and �£�iciencv of the road s�vetem for the
foreseeable f�ture.
E. PC7$LIC. FACILITIES
Wat�r i� proeided to the City from the Tigard Water Die�rict and the Metzger Water
Dietrict. T�gard Water Diatria•� drmwe ite eup�ly fxom the Clackamae River and the
Hull Run Reeervoir. The syetem ar�d supply are ad�quate to the year �000 accordinq to
the dietrict�e tt�anager. The water e�urce for Metyger Wa�er �ietrict ie also �ull. Run
Regervoir.
A policy of the city aontained in the Public F`�ail�.tiee and Servicss el�ment require�
�hat a precpndition to develAgment a ei�e muet be �orved by a w3ter �sgatem having
adequate water pr�aeure for fira protectiorx purpoa�s and the develn�,xnent ehall not
reduce the water prea�sure in th� area below a lev�l adequate for fir+e protection
purpc�sea.
Sewer aervice ie provi.ded by the Unif.t�d Sewerage agency (USA) which treat� e�wage at
the Durham Treatment Plant. The City of Tigard owne and maintains the collection
eyetem. The treatment faciZity as constituted, according to USA, h�e adequate
facilitiee for an additional 19,000 residential hookupe, or the equival�ent. USA also
projects that it will be neeessary to areate additional capacity w:�thin £ive to ten
yearg.
Presently, the City doe� require that all aew development b� Gonnected to a �ani.�tary
sewer eervice.
- 1Paqe 30 -
� _ _ _ .
;.
4
�
DTAGRAM II �/� /�� /� .
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D R A F �
In order that growth may occur in a rational manri�r, the Gity has taken steps to
saticipate growth and provide neceaeary servicee tc� areas which are prime for
develapment. T'�e City aleo encourages the use of loaal improvemen� districts to fund
the peablic improvements needed by a buaineas chnosing t,o locate on a vacate parcel of
land. Coorr3ination is neceesary in order that delay ie minimized wh�n a potential
development proaect aurfaces.
other public and private facilities �uch ae fire protection, police protection, health
aare, educational facilities such as Partlarsd �ommunity Colleged and utiliti�s ar�
availabl� to the citizeras of Tigard. Enezgy is still plentiful and relatively
inexpeneive as it is throughout th� Pacific Northwe�to Evc�ntually, howevc�r, demand is
pxojected to exceed supply as popula�ion and induatry cantinue to grow.
Recent projectione indicate that enerqy deficit� wi�.l not occur un�il the late 1990's. �
To prepare for the future, a regional power planning council wae created to develop a �
regional load forscast to determine the amount o£ power needed to m�et the ',
Waahin ton Idaho and 2�ontana re ion.
�
requ.irements of the Oregon, g , 9
dverall, adequate public �acilities, mnstly with a long �canomic lif�, are available
to indu�tries ahoosing to move to T.igard. [Coupled with tY►e availalaility af eswer,
the City will �ncourage growr�h througP� ite land use prslicies by �treamlining the
development process to prevent� unnecessary delays in the proc�ea to obtain permite
for con�truoti.on. ] The City is aware, however, that new and expand�d publia
facilities will be required to open new areas up fnr commercial and industrial ueee.
By the creation and implementation af a �apital improv�ments program, the City will
work to anticipate and plan for the optimum economic u�� af the remaining land in
Tigard.
Accordina to the Oreaon economic develoxxnent nlan one of the aotivities coneidered tn
be the most effective for economic develoAment is infra�tructure develo�xnent. The
imnort�nce of adec�uate infrastructure for local economic devel�t�nent ia clearlv
recoqnized bv Tfaard officials In fact, it ie aeen as one of the most effective
development strateqies that the Citv clovernment can take.
In eummarv, the discueaion above has addreseed the cuxr�nt etatus of the local economv
as measured bv etatistics. The main nointe are that Tiqard ia a maior arawth area.
The Ci.tv is not under pressure to xestpond to econamic vrobleme The�efore, a mod�st
economic development strateav far Tiaard is protaased The followinq actions form the ;
kev elsmente of the strateav.
IV. ACTTON PLAN
[To carry out the various implementation �tzatec�ies formulated to addrese the City ;�
policies, Tigard will undertake an economic clavelopment pragram. The program will
operate at two levels; 1) at the local level where �ity staff and business
repreeentatives will sit as a steering aommittee �o formulate and carry out
activit:Les; and 2) at the county-wide level through �Sartiaipat3.on in a Regional Teek
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D R A F T
Force on Economic Growth. While interacting with community and county-wide
repreaentatives to create a plan, the City will asaemble and maintain an inventory of
land available for commercial or industrfal uae. The inventory then will be available
to thos� firms and i.ndividual� seeking to expand ar locate in Tigard.]
In 1583, in com�liance with the Industrial and Commercial Develovmeni� Rule, the Citv
adovted an economic develonment proaram. Tk►e proqram operated at two levels: 11at
the local level a steerinet committee composed of Citv ataff and bueiness
rex�reaentatives and called the Economic Develotxnent Committee was established ta
formulate and carrv out aativities� 2) at the countv-wide level the Citv activelv
particiv�ted in g Reaional Task Force an Econamic Growth. In addition to interactinu
witl� co�nmunitv and countv-wide r.epreeentativee to formulate proQrams and activitfes.
the Citv assembl�d a buildable cornmexcial and industrial land� inventorv and map to
facilitate aite selection for business and industry.
A. ACTION STEPS
1. Citv Economic Develonment Plan - The Planning arad D�velopment Department wi11
caordix�ate the City's effort to create an overall �conomic dev�lopm�nt strat�gy
for Tigard. ConsolicYation af the planning functions wi�h building and code
administration gives the City the npportunity to prepare st�ategier� for
economic d�velopment while also adminietering the various proceeaee which
developers muat �eal with in Tigard. As a result, the department is in a
unique position where it fa rssponsible for promoting economic develapmen�
while also requiring that all development comply with the compreheneive plan
and zoning as well as applical�le building and code etandards. The situatinn
[ehould allow) allaws for prompt xecognition by the department pereonnel of
exiating procedures which may deter ecor►omic develapment. The interplay of
personnel from the Plannir�g Diviaiora and the Suilding and Code Diviefon [ehould
r�sult) results in an efficient development process with a shorter approval
period without the eacrifice of community standards.
StaPf from the Planning and Development Department will continue to provid�
technical aesiatiance to [an economic development eteering committee in Tigard]
to the Economic Develonment Committee. The committee [will bej ia made up of
city e�aff, local businese peaple and repreeentativee of the varioue facete of
' the economic �ommunity.
[An executive comm�ttee will be chosen to direct the ef�ort to derrelop a
etrategy. The committe� will then d�velop atrategies and begin to aesiet ataff
in identifying the type, source and extent of data which will be maintained in
a central place describing land and bui.ldinga available. At a minimum, all
parcele of land ze�n�d for commercial or induetrial use will be inventoLied with
the fallowing information g,rovi.ded: ]
[ a. Identification of the praperty;
b. The eize, eh�pe and limitations of the site;
c. The use of the landf
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d. Id�ntificati.on of buildinge on the eite;
e. The name nf the ownerf
fo The cuax�nt zoning d�eeignation;
g. The asse�sed value;
h. The public services available to the site; i
i. Any known interest on the part of �he owner to sell or lease thg property; �
and !
j. Proxienity to other similarly usable land.) ;
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[Once the inventary ie in place, the City will aggres�ively make information
concerning the attractivenese of Tigard for a businees location avai].able to
intereeted groups and individu�le. A mar3c�ting plan complete wi�h a marketing
brochure and fact sheets about Tigard will be prepared and circulatied. Y� city
spc�nsored commit��e rnade up of public and psivate a�ector representative� wi11
P
' be �espansible f'or coordinating an outre�ch effart which coincides with �
attempte to encaurag� exi�tiyig businsee�ee in Tigarci to expand.] �;
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Thc� overall goal of the eoanomic develapm�nt pragram is to create� a progxarq t
which ig compatible with the pat�ntial ar�d constrainta of the City. [With thie r
ix� mind the committe� wiZl w�rk to arrive at decieions which will� affect �he f
b�uaiaeses community by: ] The four cpmponants of this atratemr are: ?
�
a. Aiclinq i.n the creation and maintenance of new and continuous amp�ayment �.
opportuni�i�e ta afford City reeidents the chofce oi working within tlae +'
City; ;;
b. Striving �a improve, divereify and etabilize the �conamic baee nf the '
comnnunity thua reducing the tax l�urden of the reeidential property owner;
c. Aiding in the effeetive u�ilization of the land, enerqy and human
xe�aources; and �;,
d. Ensuring the timely development of all public facilities and services and
thefr del.i.very agsteme.
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A R A F T
[The �pmmittee will aleo identify particular need� for trained pereannel and
work ta develop programs tn provide such employeee. Job training organizatione
as well as educational institutions euch as Portland Community CoZlege will be
contacted and involved in �he goal setting procesa. Particular attention will
be paid to developing programs to meet the occupational needs of anemployed �nd
underemployed individuala particularly thoee who are di�advan�aged. ]
Ae defined bv �he Citv CouncilL the role of �he comanit�ee ie to ae�iet in attractina
new busine�ses to the are� to develonment methode to enhance the exietina busine�s
alimate in TiQard, and to facilitate cootaeration with neiahborina communities with
recsard to ecnnamic developmQnt and trananortation and ulanni.na coordination. Other
taske fnclude actina ae "ambassadnrs" to the buaineas communitv and promote doing
businese in Tiqard, partiaipatina in Citv Center and Tiaard Triaaale develot�ment
efforte, and monitorinqr the inventorv of buildable commercial and industrial land in
Tigard,
2. Rec�ional Plan - Tlae Gity of Tigard will participate in �he Washinuton County
Economic Develoiamen�t Task Farce, comexysec3 of representativea of �ach of
iurisdi.etione and o£ various other Aublic and private oraanizationa located
within the County. [Regional Task �'orce on Economic Growth cr�ated by the �ity
of Heavertono This commit�ee, mad� up of representativea of tw�lve Waehington
C�unty cammunities, will mee�t� an an ongoing baais to coordinate local economic i
development plans and objeatives. A commnn inventcry/data baae w�ll be
developea and a comman attractian progranf inetituted. ] '.tigard recognizes the
advgntage of partiaipating in such a regianal etrategy both from a standpoin�
of gre�ter expoaure to potential buainesses, but also bsc�uee T3.gard realizes
that auccessful ecanomic d�velopment in ather Wa�R�ington County citi�a will
have a poaiti.ve effort on Tigard. For inetance, a new industry which locat��
in Beaverton can create job� that people from T3,gard obtain, or the industry
may create the need for other related iaduatriee or tho�e that serve the prime
industry. Such has beem the case over the years as Tektronix has not only
expanded its operation in the Washington County area, but its presence hae
attracted many eimilar faeilities.
The c�ntral goal of the x.egional program is to provide for an exchange of idese I
and reeources so that the participating cities may work together to attract �,
businessee which will be mutually adva�ntageous in terms of jobs, tax�a and
stimulation of the economy. The cities will work together r�ther �han compete
againet one another for new industries.
[Tigard will also work cloaely with METRO, Por� of Portland] Tictard will
continue ite invalvement with the METRO. Tualatin Vallev Economic Dev�lonment
Corporation, I-5 Association, Chamber of Comrnerce, Washinaton Countv Visitors
Association, and other regional groups whioh may provide infozmation and
�esources which are useful. to Tigard'e economic developrnent efforts.
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D R A F T
B. CE�TRAL BUSINESS DISTRICT
[In 1981, the City Council approved the Downtown Tigard Revitalixation Plan and Report
with the goal that economic grocath and revitali7gtion take place in the ar�a defined
as the downtown commercial district. J
[Tt is vital to the City of Tigard that the d�wntown bueine�s area become a major
commercial center agai�. As Tigard has grown d•ramatiaally aver the past deca��, th�
down�own has been neglected. � need now e�iets for the area to bscome a focal poiat
of ecanomic activity with a better use af land a paramount goal. A special Central
Bueinass Diatrict (CBD) zaning district has been establiahed which will limit the uses
allowed in, the zoning district to commercial and residential. Although thie will
reeult in several bueinessea becoming nonconforming uses, the overall purpcyse of the
zoning aiistrict will be eerved. Over a period of years t�e character of the down�own
area will ahange sufficiently to again make the area a commercial center which also
housea •the governmental of£ices of the community. ]
[The City will aleo encourage high deneity residential d�velopment in the C�D. The
CBD zoning district will allow high deneity development ae well as mixed uaes, �hat
is, residential development above firet floor commercial usese The mix of reeidential
and commercial use wi17. provide the proper character for a auburban commercial
downtawn. Tigard intenda to �reate a dowrntown with the proper mix of retail,
professional ogfices, civic and residen�ial usee to make the downtown an ecanomically
viable cQre area with�ut sacrificing community atandards. Some community standards
will b� revised for the revitalization area only to encaurage more innovative land
use. j
[In order that the downtown revitalization plan i� aucceseful, the City will channel
public resources, as available, to make improvemente to the core. A proposed library,
police and municipal office facility for the City will be pursued during the coming
yeara. As Tigard continues ta grow the responsibility for providing urban aervices
� resulta in a need for adrlitional municipal peraonnel. Tigard'a efforts to reapond to
� this need with satisfactory muniaipal facilities will be directed into the downtawn
area. This commitment should provide some impetus to pri.vate commercial deve].opment.
Already a major ahopping center is planned for the CBD which itself would spark
further revitalization in the form of rehabilitation of exiating etructures and
conetruction of new commercial facilitiee. j
[The City through ifce economic developmen� program will focue on promoting the
downtown area. A aolid buaineas base now exieta which, given asaiatance through
public investmenta, namely resolutian of traffic problems, creati.on of new parking
facilities and bett�r maintenance of public facilities, ehould be receptive to
improvement. The City will concentrate effarts to promote the formation of a local
improvement distriet to provide improvemente to the infraetructure of the CBD. ]
T_�ard Citv Center ia de£ined ae the area encompaseed bv Hall Blvd. , Hill St., Pacific
Hiahwav and O�Mara. Recocxnizin4 the need for an eaonamic develonment and phvsical
improvement plan fnr the city center, in 1989 the Ci�v Council adopted the Citv Cen�er
D�velot�ment Plan. The qoal of the plan ie ta atr�nathen the economiC vitalitv o£ the
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Citv Center and to create a sen�e of identitv as the heart of the Citv. The
activit3.es enviaioned in the develonment nlan repreaent a combination of nrivate and
public investment. The plan marks a siqnifi�ant atep for Tiaard toward achievincz new
develornn�nt in the downtown over the naxt ten to fifteen vears. Elementa af the plan
include a mix of public onen epacee, public attractors, and private development. Two
of the �roiects vropoeed in the plan are schedul�d to start in late 1990. One ie the
reAlacement of the Fanno Creek Bridqe on Main St. The o�her ie the develovment o£
Fanno Creek Park in accordaace with the Fanna Creek Master Plan. These proiects ararDc
a sianificant sten toward the uoal of reinvicxoratinq the downtov,m are� and achievinv
new develo»ment. A "Land U$c� Poliav St�tement" adopted bv Council atates that land
use reaulations will be reviewed throuqh Citv staff workina with bueiness and pro,pertv
ownera. It is contemplated that these development rectulation� will facilitate a
diverse mix of uses.
1. Municipal Codes - Within the Tigard Community DevelQpm�nt Code modificatione
Yiave been and will costinue to be made to exieting proceasee to streamline
development ap�lication period�, to provide flexibility in some land uae areae
�nd to allow for maximum economic uae of land. These changes have been
prcaposed, Ytowever, will be �ut in l�ace only after projeations have been built
in for the �environment a� well ae exis�ing uses and residential neighborhoAds.
Sirace Tigard has experienaed eteady economic growth [during a period of
nationwide economic stagnation], the City is not forced into a compromising
poaitian where it muat aaGept economic develo�nent at all coet. Rather, the
City ie in a poeition where �Lt reGr�gnizea the need for encauraging econam3.c
development, but anly while maintaining the high standarde which have �ade
Tigara an attractive place for new �c�nomic growth.
In reaard to this eubiect, it ie verti.nent to note that Tiaard is recoanized ae havina
an efficient develonment re�►iew vrocess. Developers, enctineera and architect praise
the effectiveneee of Tiaard's process. Recent initiatives to streamline develonment
I review have conefsted primarilv of revieina the nre-application procedure to include
� concurrent review hv all relevant departmenta and of develovina ovtions to facilitate
areater coordination durina develonment review. Some etreamlinina activitfea are
mandated bv state law. State leaislatian vassed in 1983 A11C@6 a 120-dav limit on the
procesainu of certain ap�licatione. Becsuse the Citv currentiv hae an efficient
review procese, and because of the atate-imvosed timeliaes on develotpment review, the
inetitution a formal vroQram to exnedite develoxxnenf: pexmit� is not pronosecl.
As Tigard cantinues to grow economiaally, filling up the vacant epaces which
remain, tihe City will continue to preserve the integrity of residential
neighborhoode. Stepe will be taken to continue City policy of buffering I
oommeraial and industrial areas from residential. Existing re�trictiona and '
etandarde have proven to be adequate. The City will maintain the development i
aodee whi.ch describe standards for landscaping and buffering between
r�eidential and other uses. Encroachment of commexcial and induetrial uaee
3.nto residential area� will be prohibited as the City wi11 protect existing
neighborhoods.
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D R A F T
# Rec�ional Economic Development Act.
In 1987 the etate of OreQOn inatituted the ReQional Strateqies Proqram. Thie Aroqram
reauires reaions to choose one industrv of focus in partnerRhip with the atate. �e
diecuased, the Citv of Tivard ia part of the Portland metronolitan reqian. The
annroved reQional strateav for the reQi.on ie visitor industrv d�velovment or tourism.
The tourism �trateg� adopted for the reQion incornorates th� aoals af the Oxec�on
Touriam Alliance lATA) . Thpse poals focus an improvina and__promotinu the�,ualitv of
life ameni.ties af the state, which are nresumed to include, most import�ntiv, tha
availabilitv of hiah cruality outdoor recreation activities and uncrow3ed eondit3.ons.
The Citv's Alan to unarade Cook Park, incLudinq varticularly the develonment of the
riverfront partion of the Aark�, will imprave accesg to one af the recrion's most
underutilized recr�ational aasete, the Tualatin River, and holp to relieve pressure on
other boat access faaili.ties on other rivers within the state'e laraest uopulation
center. As such, the project is in line with two OTA aoals: Goal 3, "to help
proiecta that sup,gort in-state aubatitution," and Goal 4, °'to fuxther r�roiects that
encouraqe visitors to extend thsir atav." The City alao encraqee in other activities
tlxat foster tourism. These i.nclude: communitv events, euch as Cruisin' Tiqard and
the Fourth of �ulv Celebration, and providinq playfields in Cook Park for maior
BpOrtina evente, such as reaianal vouth eaccer tou�namenta.
� Development ot�portunities �aresented bv the �'ualat,in River clean-up.
In response to ulannina recruirements establiahed bv the Oreqon Department of
Environmental 4uality, new reaulatione for �urface water manaaemex�t in the urbanized
area of Washinaton Countv are scheduled for adovtion in 1990. The main ovnortunitv
presented bv the reQUlations ie increased water-baee recreation, includina fishina and
emall boatxna recreation, At nresen� public accegs to the Tualatin River is hiahlv
� limited, esuecially on the vallev floor. The Tualati.n River clean-up efforts will
make the river more attra�tive as a aite for streamside picnic and ather water-related
reareational facilitiea. These are the moet aiqnificant deficit facilities in the
Washinctton Countv, accordina to the Oreqon Statewid� Comprehenaive Outdoor Recreation
Plan.
�k Citv informational Reeourcea
Two main information sources are available for those wantina un-to-date information o�n
the economic develot�ment potential of the community. These are Tiaard Database and
Tiaard Quarterlv Report.
TicLard Database is a unicrue and valuable reeource book that vrovides essential
information on conditions and trenda within the Citv of Tiqard. Assembled bv the
Plannina Department, the 100-paae volume contains information and statietice specific
to the TiQard area. The daica are oraanized into twentv-four topia areae. Th�ee ranqe
form creneral_ aharacteristics af the pc�pulation to commercial and industrial
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D R A F T
development, to laraest private and Qublic emplovers, to tr�ffic volumes on Citv
Streeta. Also included in the book are listinas of available industrial properties
provided bv the Oreqon Economic Devel.apment Department Induetrial inventorv Svetem and
a com�rehensive listina of retail, office, and industrial nroperties with divieible
space £or two or more tenants. A primarv vurpose of the book is to facilitate site
selection for busines� and induetrv.
Another xnformational resource put toaether bv the Citv £or business and industrv is
The Tiaard Quarterlv Reuort. The renort ie published four times ver vear and contains
information on �roiecto eubmitted for develox>ment review, buildina permits issued, and
new busin�ss tax re4istratinns. It also contains stories on topice of i�terest to
the bueiness and development communitv. Subecriptions are available at no charQe.
# 'riqard Trianale.
The Trianale is the area encompaeeed bv Pacific Hiahwav, Hiqhwav 217, and Interstate
5. Zonina is primarilv c�mmercial with small pocketa o£ sinale-familv reaidential.
The Citv ha� identified the Trianale area as a potential area of focus. An area
etudv ia under active coneideration. The proposed s�udv would be the first
comprehensive and coordinated assessment of the area. The primarv reason the
Trianal� has picked for possible studv is its notential for ecnnomic develotament.
Thie notential ie ba�ed on the larae tracts of vacant land available for commercial
use within the area and the area's c�ntral lncation at the crossroada of three vrimarv
tra£fic carriers. The tentative wor.k proaram for the studv calle for a detailed
phvaical and eocio-economic analv�ie followed bv the develoAment of alternative
develotxnent plans and a recommended alternative. Imnortant iseues to be addreaeed
includ� the loeation, tvpe, and timina of public im�rovements: the impact o£ the
planned reconfiaurinq of the 217/I-� interchanQe; and how to maintain the livea�ilitv
of existina residential areas� Citizens in the area would have the opportunitv to be
involv�d in formulatina the area plan. It i.s exAected that the cambination of
teahnical and nublic review will lead to a better area Aroarams and proiects.
# 4ualitv of Life.
Recent evidence suaqests that a hiah crualitv af life plavs and im�ortan� role in
attractina and holdinQ businesaes. AlthouQh manv cultural and recreational
opportunities are available in the metropolitan area, comAarativelv few such
opportunities are available locallv. For example, unlike several other suburban
cities in the area, Tiaard lacke a cultural center or anv communitv »erforminq arte
groups. Similarlv, Tiaard has a vark avstem compoaed of a total of some 117 acres
but as Tiaard°s population has arown the amount of �ark t�pace er verson hae declined
ateadilv and currentiv stands at 4.2 acres per 1• 000 Citv reaidenta. Fur�hermore,
Cit�,_park facilities da not include an indoor recreation center. Given the 3.mnortance
of �uch facilities to communitv economic health, the conclusian is reached that more
cultural and recreational ovportunitips are needed to maintain and enhance Tiaard'e
crualitv of life. Increaeed emnha�i� on entertainment and leiauxe time choices and
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Qood cultural offerina, and on exvandinc�vark and areen arese alao would mark a �
eiQnificant stev toward achievina a dietinctive c�mmunitv identitv.
1�no�ther kev area for attention includes imurovincr the appearance of aate�w�ve alona I
main hiahwavs passina throuQh Ticrard. In articular Paciffc Hicrhwav corridor ;
preeente motoriet with a chaotic and cluttered view ae thev enter Tiaard. A #
proliferation of eiane, unharmonious buildinae, crie�-crossina wires, and unrelated �
varkinq lote all come into view. The i.mtpression afven ia of a aommunitv that does �'
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not care about tha agpearance of its main aatew�v. Inveetors often see this as s eian
that � community ie voorlv and manaaed and not intere�ted in hav�.na hierh auali.tv �
d�velotxn�nt nroiecte. To imnrove this unattractive imaae, road, €�idewaYk, landscat�e
and other imurovements aimed at creatin�r more of a boulevard �ffect for the hiahwav g
ehould be con�idered. Where public i.m�rovementa are reauired, the establi�kuaer►t Lo�al ;
2mnrovement Di�atricts and Ecanomic Improvemen�s districta ar.e noesible financina �
devi.cea. While roadside and landecane improvements to Pacific mav be coativ, a more
riroareeeive imacxe for Tiaard would be th� re�ult,
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To suct�a�arize� Tiaard'e economic develatxnent glax� recoanizes the need for vositive ;
aovernment action to i.mvrove anaalitv of lif�. i
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- Page 40 -
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D R A F T I
VI. ECONOMY
This report addresses LCDC Statewide Planning Goal �9 requirements titled
"Ecomomy of the State." The recommended finding$ and palicies have been
developed to blend Tigard's individual economic programa into those of the
region and State to meet Goal �5 reguixements.
The Goal �9 statement readss
"To diversify and imprnve L•he economy of the State.
Both State and federal economic plans and policies ahall be coordinated by �
the State with local and regxonal needa. Plana and policies shall
contribute �o a s�able and healthy econom� in all regions of the State.
Plans shall be based on inventories of areas suitable for increased
economic growth and activity after taking into coneid�ration the health of
the current economic base; materiala and energy a�ailabi.lity; labor market
factors; availability of renewable and non-rene�able reaources;
availability of land; and pollution control requirements.
Economic growth and activity in accordan�e with euch plans ahall b�
encouraged in areas that have underutilized human and na�ural resource
capabilities and want increased growth and activity. Alternative sites
suitable for ecanornic growth and expanaion shall be designated in such
plans.
FindinQe
Through analysi� of the economic conditions which affect Tigard, the existing
make up of the community, the potential for growth, and the City's interest in
assisting existing and new businesses to expand in and relocate to Tigard, the
following findings were identified.
o The City of Tigard is a sub-element of th� Portland metropolitan economio
region.
o The economic climate of the City, in part, is aubject to the influences af
external economic forces beyond the control of the City.
o The City continuea to experience [steady commercial and industrial growth
deapite the national and 5tate ecnnomic eituation. ] thrivina commercial and
induatrial arowth.
o in spite of continued qrowth and proa�eritv and a healthv economv overall,
economic qrowth has had verv uneven spatial imvacts within the communitv. In
particular, comparativelv little new economic activitv haa occurred in the citv
center, Tiqard Trianale, a�d 74th Av�nue Corridar areas.
o Tiaard has not had to induc� develovment with financial or other incentives.
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D R A F T
o Tfaard ia recoanized as havinct clear and con�istent develonm�nt review
et�ndards and an etfi�ient and w�l.l-coordinated Citv review �arocess.
o A significant amaunt of camrnercial [and induetrial] buildable land ia
available [in areas w�er@ all servicee are provided making it suitable] for
development. Moat of this land is concentrated in the Ticrard Trianale area.
o A core vroblem facinq the Citv i.s lack of. buildable land desianated for
industrial use.
o [Manufacturing, j wholesale and retail activities provide the majority of the
lacal �mploymen�� opportunitiee to area residents.
o An increaeing regional dependence nn .electrical, eleetronic and inetrument
related manufaaturimg employment ha� ocaurred in rscsnt years.
a There ia a need for new and expanded public facilitiea to open areaa far
induatrial and commerciaY us�s. This �oarticularlv applies ta the Tiaard
Trianqle commercial and the 74th Avenue induatrial areaa.
o A computerized database of comprehensive and upato-date eaonomic data,
particularly that rel�ting to aites available for development purpoaes, [ie
largely unavailable or not kept up to dateJ is exvected to be available from
late-1990.
a [a need exiats to promote the bQne£ita of operating a bu�iness i.n Tigard. j
0 7Che Central Bueiness District demande attention and community suppart in
order that improvement programs may be eet ia motion to make it a more
diversified and economically viable core area.
o The exiating iailroad faciliti�a in Tigard are an aese� to induetrial and
commercial development on property adjacent to the rails.
o Ease of acceae to I-5 and Highway 217 serve as incentives to economic
development in Tigard.
o Tigard's proximity to Portland Community College providea opportunity for the I
creation of �pecialized job training programs to serve exieting, expanding
and new industries in the City.
o [Reaidential development in commercial dietricts [compliments] complements
commercial usea, helpa to mi.nimize crime within the commercial districta,
provides housing for eenior citizens which ia in cloae proximity to shopping
areas, and minimizea vehicular travel which wouZd reeiace pollution and
coneerve energy. ]
o [A need exiats far public facilityr development to make induetrial and
commercial l.and� available .for economic development purpoBee.�
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o Recoanizina that liveabilitv is an imaortant comvonent of economic
develonment, a need exi�te for more local cultural and recreational
a�nortunitiea to maintain an enhance Tiqard's crualitv of life.
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o Attractiveness or amenitv of a particular area is an i.mportant factor
influencinq locatian deci.eions for new vrivate sector inveatment.
o New water uualitv standards for the Tualatin River will inarease the i
attractiveness of the river for water-based recreational activities.
F�OLICIES
VI.I THE CITY SHALL PRQMOTE ACTIVITIES ATNIED AT THE DIVERSIP'ICATION OF I
THE ECONOMIC nPPORTUNIT2ES AVAILAf3LE TO TIGARD RESIDENTS WTTH �
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PARTICULAR �MPHASIS PLACED ON THE GROWTFi OF THE LOCAL JOB MA7iICET. �
VI.2 THE CITY SHALL WORK WITH WASHINGTON COUNTY AND ADJACEPIT ,
JURISDICTrONS TO DEVELOP AN ECOIdt�MIC DEVELOFMENT PLAN �
INCQRPORPdTYNG A LOCPiI, ECONOMIC DEVELUPMENT PLAN. �
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VI.3 THE CTTY SHALL IMPROVE AND ENHANCE THE POR3�IONS QF THE CENTRI�L il'i
BUSINESS DISTRICT AS THE FOCAL PATNT FOR COMNt�RCI1niL, HIGH DENSITY
RESIDENTIAL, BUSINESS, CIVIC I�ND PROFESSIONAL ACTIVITY CFtEATING A
DIVERSII+'IED AN� ECONOMICALLY VIABLE CORE AREA. '
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VI.4 THE CITY SHALL ENSURE THAT NEW COMMERCIAL AND INDU3TRIAL
DE�IELOPMENT SHAL,L NOT ENCROACH YNTO RESIDENTIAL AREAS THAT HAVE NOT
BEEN DESIGNATED FOR COMMERCIAL OR INDUSTRIAL USES. i.
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VI.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAI, AND '
INDUSTRIAL ZONING DISTRICTS EXCEPT: �'I
CONIPLIMENZ'F�RY RESIDENTIAL DEVELOPMENT SHALL BE PEPtMITTED ASOVE THE FIRST
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FLOUR IN THE CENTRAL BUSINESS DISTRICT, AND ABOVE THE SECONU FLOOR IN
COMMERCIAL PROFESSIONAL DISTRTCTS. (TI�E DENi'STTY OF RESIDENTIAL
DEVELOPME:PIT SHALL BE DETERMINED IN ACCORDANCE WITH THE R-40 DTSTRICTS.)
VI.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
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COORDINATTON WITH AVAILABLE BO�TDING METHODS TO PROVIDE PUBLIC '
FACIL,ITIES TO COMMLRCIAL AND TNLIUSTRIAL LAND DESIGNATED ON THE �
COMPREHENSIVE PLAN MAP. '
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IMPLEMENTATION STRATEGIES j
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1. The City�s Community Development Code shall incorporate a��revisiona !
needed ta remove unneceegary obetacles which may deter new eaonomic
activi�iee. '
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D R A F T
2. In the proceee of administering the City's Comprehensive Plan, careful
consideration eha11 be given to the ecanomic implicationa of all
proposed policies, programe and regulatinns.
[3. The City ehall identify regional economic needs through interaction with
officiala of other Wa�hington County juziedirtions and take appropriate
action to adjuet local p�liciee �o reepox�d to their regional concerns
and needs. j
3. The Citv shall coox�erate with the I-5 Aaeaaiation� the Tualatin Va11ev
Economic Cornoration, Washinctton Countrv and other ti�rs of aovernment on
economia develonment activitiea.
4. The City, along wi.th the buainesa community, shall develop an economic
development pxogram aimed at attracting new commercial and industrial
development to Tigard while �leo enc�araging the expanaion �f exi�t3.ng
business concerns.
� The Citv ehall supnort the efforts of the Tiaazd Chamber of Commerce the
I-5 Aseoaiation, the Tualatin Val.lev Economic D�velotxnen� Commission to
promote Tiaard thouah a varietv of promotianal and informational activities
5. The City shall participate in the formulatio�n and implementation of a
regional economic development pxoQram for the Waahington County area.
[6. The Gity shall work with the local businesa commun3.ty �o rievelop and
maintain an up-to-date econamic data resource file whicYn will be made
available to exieting and potential Tigard busineee concerne. ]
6. The Citv ehall continue to maintain and expand ite comprelnensive data base
of demouraphic and economic information �
7. The City shall work cooperatively with the bueinees community eeeking
its involvement and advice when working toward arriving at decisions
having economic implicatione for the businesa community.
� The Citv ahall tarvet efforta to etra�eaic areas for arowth and
divexeification. SAecific areas include th� Central Businees District the
Tiaard Trianale, and the 74th Avenue Indus�.rial area
8. The City sha11 cancentrate resourcea for the revi�alization of the
Central Buainess District utilizing Local Improvement Dietricts and a
program to encourage private investment.
Because _it is in short euvplv, excevt in unusual and extenuatina circumstances
the Citv will not redesianate existina industrial deeiqnated land for non
industrial ueeae
9. The City shall encourage new development by allowing more flexible
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zoning standarde within the CBD than are allowed citywide.
The Citv ehall d�velors a maet�r plan and financial echeme for develovment of
�he Tiaard Trianale area.
Tk�e Citv shall de�iunate SW 74th Ave between Bonita and Durham as a sveaial
studv area Iesues to be addreseed include the exact locati.on of land_in fload
plain, the feasibilitv of channelizina aection� of the creek flowina throuah
the area, and the feaaibilit� o£ activelv marketina suitable sites for
induetrial develo�ment
10o The Ci.ty shall develop and implement an economia developm�nt pragram
compatible raith the potentials and conetrain�� of the City and will:
a. Aid in the creation and maintenance of new and continuou� employment
opportunities to afford City residente the ahAice of working within the
City;
b. Strive to improve, diversify and stabiliae the economia base of the
community thus reducing the tax burdan of the reaidential property
owner;
c. Aid in the effective utilizatinn of the land, energy and human
resources; and
d. Provide for the timely development of all public facilities and services
and their delivery systems.
11. The City eh�ll encourage the location and development of ecommomic
activitiee which meet th� ocaupattonal. and employment needs of all City
residents, particularly the ur�employed and underemployed.
12. The Community Development Code shall limit development on lands planned
for commercial uee to commercial uees. Reeidential uaes will be allowed
above the firet floor in �elected zoaea.
13. �he City ehall [compile an] comvlete the comuilation of an automated
inventory which identifies all parcels of land zoned �'or commercial or
industrial purpoaee and which identifies:
a. The am�unt and type of development on the land, i£ any;
b. The name of the owner;
c. The public services which are available to the site;
d. The current z�taing d�eignation; and
e. The asseeeed value.
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D R A F T
14. The Ci�ty shall maintain deve].opment cadea which describe etandards for
landscaping and buffering where cammercial and induetrial uses abut
residential districts.
15. The City shall work with Portland Community College to develop training
programa as an incentive to new induetries locating in Tigard ne�ding a
trained labor force.
16. The City shall caordinate ita planning efforts with the Metrapolitan
Service District and Or�egon Department of Transportation to enaure
adeguate accesa from major arterial routes to designateci commercial and
industrial areas.
[17. The Tigard Cnmmunity Development Code shall designate types of permitted
resi.dential dev�lopment in C-P and CHD commercial diatricte. ]
18. The City ahall encourage private landowners to consider utilizing
available bonding methoda, in addition to private financinq metho3a, to
provide public facilitiea to vacant buildable lands with the potential
for industrial or commercial development.
'i 19. The Citx ahould not preclude any financing mechanism for the
implementation of its economic development objectives.
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[20. The City CounciY, upon the recommendation of its Econnmia Development
Committee, shall develop abjectivea, criteria and standarda for
determining its availability of bond�.ng methads and use of bond proceeds
for private, commercia�l and induetrial development. ]
� The Citv sha11 continue to demonetrate suppar� for local inclustrv Businees
Development Fund and Industrial Revenue bond applications for low interest
financina.
� The City ahall applv £or atate lotterv dollars for economic clevelo�xnent
proiecta where appropriate.
�k The Citv shall identifv and applv for available park imnrovement and
communitv development qrant�s.
# The Citv ehall eunvort aualitv of li.fe improvemente, includina private
sector proiects that imnrove cultural and recreational ouportunities.
,� The Citv shall investiaate wavs to make Pacific Hiahwav more vieuallv
attractive �nd lesa conctested.
�k The Citv sha11 improve the Cit�ea economic baee bv encouraainq develonment
of taraeted industries.
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MEMO I
6/29/90
TO: Planning Commiseion
FM: Duane Roberts, Adminietrative Planner
SUBJLCT: proposed Amendmenta to the Definition of Residential Uee Types
Attached are propa�sed revi�ione to the Comrnuni.ty Aevelopment Code (CDC)
definitione of varioue re�idential use types. The purpose of the propoaed
am�ndmenta ia to bring the CDC definitiona into confos-nnity with the current
etate definitions af these activitiee.
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CODE REVISIONS
Chaoter 18.42.020 Listina ot Uee Classifiaations
A. Residential Use Types:
6. [Group Care Reeidential:]
[Refers to aervicea provided i.n facilitiee auth.orized, certified or iz.ceneed by
the atate to provide bo�rd, room, and care to six or more physically disabl�d,
mentally disordered, mentally r�tarded, handicapped �ersons, dep�ndente or
neqlected children, but excluding those uses claesified under hoepitale.
Typical uaee include intermediate care facilitiee and institutione for th�
mentally retarded and physically handicapped;]
6. Residential Care Faailitv:
R�fers to servicee vrovided in facil.itiee licensed bv the atate to vrovide
board, room, and care to aix or more mentallv retardeda develovmentallv
disabled; mentallv emotionall�v, or behaviorlv disturbedt nhveicallv dieabled
or sociallv dependent residente; alcohol or drua de�ndent nersons or any
combination of such residents totalinq six or more in one or mor� buildinqrs on
conticruous pronerties �xcluded are those uses classified under hospitals.
Tvnical u�es include intermediate care facilitie� and in�titutione for_ the
me,ntallv retarded and phvsicallv handicapnsd; ;
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7. [Reaidential Care F�cility: ] Reaidential Treatrnent Home: �
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[A residence nf five or fewer mentally or physically handicapped with etaff
(need not be related); ] A facilitv that provides for five or fewer mentallv
emotionallv or behaviorallv disturbed individuals or alcohol or drua de�pendent
persona, residential care and treatment in one or more buildinas on contiauous ',
prc�tperties. Sunervisorv staff are required for the operation of the facilitv. '`
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8. Children's Day Care: �,
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[Refer� to s�rvices or faoilities authorized, Certified or liaensed by the y
state f�or children'� day care of 13 or more children at any one time for a
period not to exceed 12 houre per dsy with or without compeneation. See �
Subsection 11 of th.is eection;]
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A dav care facilitv operated with or without comveneation that i�� r,ertified bv
the etate to care for 13 or more children, or a facil.itv that ,'�.e certified to �
care for 12 or fewex chLldren and locate� in a buildinq const.ructed as other �
than a einale familv dwellina. Tvpical uses include nureerv achools. �
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preschools, kindercraztene, child vlav echmole befo�e or afterechool care
facilitiea, or child develoument cen�ere.
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[il. Babysitting Serviae: ]
[Etefere to day care eervices for children if the cnmpensation there�or is paid
direatly by the parent or l�qal c�xardian or if the eervice ie provided without
any compensation in either the home of the parent or guardian or the home of
the babyeitt�r. A babysitting eervice provides fos �care for not more than six
children for eight or more houra in a 24-hour period and the service may be
provided for not mor� than four other (part-time) children fox not more than
three coneecutive houra in a 24--hour period. No more than a total of 10
ahilc�ren including the bsby�sitter•s children can be preaent a� any one time.
Variation from the above constitutee a ciay care facility. See Subeection 8 of
this section;]
il. Familv Dav Care:
Includ�e two tvnes of chiZd care service: Familv Dav Care and Group Dav Care
Home as defined bv Oreaon State Statut�. Familv Dav Care refers to the
provision of dav care services for ehildren writh �r without comoensation� in
the home of the careaiver. Familv Dav Care mav vravide care for six or fewer
children full-time, with an additional four or fewer full-time or vart-time
children. Durina the school vear, a familv dav care vrovider mav care for
four additional dav car children on dave and durina the hours school is not in
seeeion. Such children must be at least an aqe eliaible for first ,�rade
Durina summer vacation, a familv dav care nrovider mav care for four additior�al
dav care children of anv gae up to a maximum of four hauxs ver dav. No more
than a total of 10 children includina the t�rovider�s own children mav be
pr�sent at anv one time.
A Dav Care Grouv Home ie care orovided in the home of the care aiver with or
without comx�eneation� for �even throuah 12 children. It ie aubiect to
certification bv the Children' services Division. Variation from the above
constitutes a Child Dav Care Center. 3ee 3ubeection 8 of this eection For
the ourpoaea of thia eection, "fu].1-time” is defined as eiahte or more houre in
a 24-hour veriod. "Part-time" ie defined ae four ox fewer hours in a 24-hour
t�eriad.
Section 18.142.020 A.4.
[Babyeitters] F�nilv Dav Care as defined in Subaectian 18.42.020.A.11 of thia
title; and
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MEMORANDUM
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CITY OF TIGARD, OREGON
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TO: Planning Commiaaion
FROM: Vi Goodwin, Assietant Planner
DATE: Jtxly 31, 1990
SUBJECT ls Rev3.s,ion of Chapter 18e�4 (Manufactured/Mlobile Home Recyulations)
The attached reviai.ons are intended to bring the Code into conformance with
State requiremente for placing a manufactured home or► an irndividual lo�.
SUHJECT 2e In addition to the abov� changea the definitions for manufaatured
hame and mobile home found in Chapter 18.26 (Definitione) are beinq chanqed tn jl
conform to thoee of the �tate and the definitions for manufactur�d and mobile �.
homes that are presen�ly found in Chapter 18.42 (Use Claesifications) are being }'
daleted.
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D R A F T
Chapter 18.94
MAIdUFACTURED/MUBILE HOME REGULATIONS
5ectiona•
18.94.010 Purpose !
18.94.020 Mobile Home Subdieiaion Standarde
18.94.030 ManuFactured/Mobile Home Park Standarda �I
18.94.040 Manufactured Homes on Individual Building Lote
1�.94.050 Noncon�orming Mobile Homes
18.94.010 Purnoee
A. The purpose nf this chapter is to eetabliah ariteria for the
placement of manufactured/cno�iile homee in mobile home
aubdivisiona and park developments and manufactured homea [and]
on individual buildir�g lata within the Citiy of Tigard. (Ord. 89-
06; Orde 85-15)
18.94.020 Mobile Home Subdivisi.on Standarde
A. In addition to the etandards of the zoning district in which the
projeat ie lncated snd other standar.de of thie title, a mobile
home eubdi.vision proposal shall:
1. Com�ly with all applicable etate standarde and other Ci�y
atandarde for �he subdivision (See Chapter 18.I60);
2. Satisfy all the standards of tho applicable zoning cliatrict,
and the provisione of Chapter 18.92; and
� 3. Be limited to manufactured/mobile home housing typea. All
other types of residential i.inita shall not be permitted.
(Ord. 89-06; Ord. 83-52)
18.94.030 Manufacturgd/Mobile Home Park Standarda
A. The design of the proposed manufactured/mobile home park ahall be
eubmitted to the Planninq Divieion fox review in accordance with
Chapter 18.120, Site Development Review, and Chapter 18.130,
Conditional Uae, where applicable.
B. The design for the manufactured/mobile home park shall conform to
all applicable etate standards establiahed by the State �f
Oregon, Department of Commerce mobila home park standarde.
C. The manufactured/mobile home park shall:
1. Have a minimum lot groas area ot one acre;
2. Have a minimum frontage of 100 feet;
3. Have a m3.nimum depth of 150 f�et;
MANUFACTURE HOMES - CODE REVISIONS - 18.94 PAGE 1
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4. Have a front and rear yard setback of 25 feet;
5. Have a side yard se,tback of 10 feet, except un a corner lot
the side yards shall be 25 feet;
6. Have a minimum of 60 square feet of outdoor recreation area,
euitably i.mpraved for recreatianal use, provided for eaoh
unit excluaive o€ required yarde. Each recreation arsa
ehall have a minimum size of 2,500 square feet;
7. Have landscaping equivalent to 20 percent of the
m�nufactured/mobile homa park area; and
8. Be partially acreened from the public right-of-way and
adjacent reaidential areas by a combination of a eight
obsauring fence, vegetation, berm, or any combination of the ,
above as appro�ed by the approval authority, except that
within the required front yard, any fence shall. �not sxceed
'�hre� feet in height.
D. Evidence eha11 be pravided that the par)c will be e3.igibl� for a
certificate of sanitation requir�d by state 1aw.
E. Eaeh eite shall. be adequately serviced by public facili,ties such
as water aupply, eewera, sidewalka, and improved etreets.
F. Each unit shall be provided with a water, eewer, and electrical
connecti�n. The electrical connection ehall provide for 110 and
220 volt service.
G. A10 manufactured/mobile home, accesaory building, or other '
atructure shall be closer than 10 feet from another mobile home,
acc�essory building, or other etructure.
H. No structure shall exceed 25 feet in h�ight.
I. Each manufactured/mobile home placed in a manufaatured/mobile
home park or eubdivision ehall be inspected by the Building
Official and ahall meet the following stand�rds:
1. A atate insignia indicating compliance with Oregon State
Mobile Home Conr�truction Standards ia effect at the time of
manufacture and including compliance for reconstruction of
equipment installation made after manufacture shal.l be
displayed on each manufactureci/mobile homej
2. Each manu�actured/mobile home ehall be in good repair,
notwithetanding deterioration which may have occurred due to
misuee, neglect, accident, or other cause;
3. Each manufactured/mobile home ahall contain s water cloeet, !j
lavatory, ahower or tub, and a eink in a kitchen or other
food preparation epace; and
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4. Each manufacture�mobile home shal.l be installed under the
provisions of the administrative rules adopted by the
Director of Commerce and administered by the State Bezilding
Code Divieion.
J, Eaoh eehicular way in a manufactured/mobile home park. ahal.l be
named and marked with aigne which are similar in appearance to
thoae ueed to identify �ublic streets, and:
1. A �1 c bl� hfire di�trict,1 the aPolicel D partmentae a d the
aPP
Public Worka Divis.ion.
�,, If a manufactured/mobile home epace ox permanent structure in the
park is more than 500 feet from a public fire hydrant, the park
ahall provid�a
l, Water eupply lines d�eigned with fire hydrante which ahall �I
be �rovided within 500 feet of suah space or �tructure; ancl
2. Lach hydrant within the park shall be located on a vehiaular ,}
way and shall conform in design ;*�d c�pacity to City and the ;
applicable wat�r district s�an8arda. ?
i
�„ Lach manufac�ured/mobile home in a manufactured�mio�e�l�e� h8kirtinq
or eubdiviaion ehall hav� a continuQUa pe
installed pureuant to etate regulationa, which ahall b� of the
Same material ancl finish as the exterior of the
manufactured/mobile home.
M, The wheels, tongue� and traveling l.ights of each manufactured/
mobile hvme in a manufactured/mobile home park or subclivision
ahall be removed upon installation of unit.
N. There ahall be na outdoar storage of furniture, taols, equipnaent,
building materfals, or suppliee belonging to the occupants or
management uf the park.
p, Aeceeewaye or driveways ehall be lighiced i.n accordanae with City
staneiards.
p. Primary access to the manufactured/enobile home park ahall be from
a public atreet and shall be in accordance with Ghapter 18.108,
�ccegs, Egre�s, and Circulation, and:
1. WherA necessary, additional street right-of-way ahall be
dedicat�ed to the City to maintain adequate traffic
circulation;
MAPiUFACTURL �I�JME3 - GOD� REVISIONS - 18.94
PAGl� 3
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2. Accesa drivewaye connectin�7 unita to a public etreet ehall
have a width of not leas than 36 fest, of which not leas ,
than 20 feet shall be paved; and
3. Driv�waye shall be de�iqned to provide for a11 maneuvering
and parking of units without encroachinq on a public street.
Q. The maximum number of manufac�ured/mcsbile homes in the parlc or
subc�ivision shall n,cat exceed the amount calculated in Chapter
18.92.
R. Where landfi].1 and/or develnpment ie allowed within or adjacent
to t.he 1Q0-ye�r floodplain, the City shall require the d�dication
of aufficient open land area for a greenway adjo:Yning and within
the floodplain. This area shall include portions at a suit�ble
elevation for the construation nf a pedestrian/ biaxcle pa'thway
with th� floodplain in accordance with the adopted �
pedestrian/bicycle pathway plane (Ord. 89-06; Ord. 87-66; Ord.
84-61; Ord. 89�-29; Ord. 83-52)
18 94 040 ktanufactured Homes on Zndividual BuiZdina Lots '
s
a
A. The eetabliehment, location, and use of manufactured homea as �
ecattered site residenees ahall be permitt�d [in the abaence of ;
covenants, conditions and re�trictionej in any zone permitting `
installation o� a dwelling unit eubject to requiremente and �
limitatione applying generally to such residential uses in the �
distric�, and provided such homes ahall meet the following
requirements and limitations:
[1. The home shall meet all requirements applicable to single-
famiJ.y dwellings and possess all nec�s�ary improvement,
location, building, and occupancy per�nits and other
certificatione required by the �itle;j
(2. The home shall be larger than 950 equare feet o£ occupied
epace or meet the minimum square footage requiremente for
the appropriate zane;]
[3. A].1 manufactured homes to be placed or substantially
improved shall be elevated on a permanent foundation such
that the loweet flaor of the manufactured home is at or
above the base flood elevation and ehall be securely
anchared to an adequately anehored foundatior� system in
accordance with tYae regulations adopted by the Oregon
Departm�nt of Commerce, and with the manufacturer'e
inet�llation gpecifications;]
[4. The home ahall be covered with an exterior m�.�erial.
cuetomarily used on eite built residential dwelling�, and
such material ahall extend over the top of the foundatior►
(or meet the community's site built reeidential home
s�andarda); and)
M��TUFP�CTUF2E HOMES - CODE REVISIONS - 18.94 PAGL 4
` _ __ - --=-------
�;;� LIRAFT ,
[5. The homes ahall have a roof composed of a material
cuetomarily used on site built residential dwellinge such as
aebestoe, fiberglass, shake, asphalt, or tile, which eha11
be installed onto a eurface appropriately pitched for the !
materiala used. (Ord. 89-06; nrd. 87-32; ord. �5-15)] '
1. The manufactured home ahall be multisectional and enclose a II
apace nf not lees than 1,000 eauare feet; '�
2. The manufactured home ahall be placed on an excavated and
back-filled foundation and encloaed at the nerimeter such
that the finiehed first floor of the manufactured hos�e is
located not more than 12 inches abave arade.
3. The ma�ufactured home shall be securelv anchored to the
foundation eystem in accordance with the reuuiremente of th�
State �uildina Codes Auencv for Manufactured 3�ructures.
3. The manufactured home shall have a vitched roof with a slon�
of 3 feet in heiaht for eaah 12 feet in width.
4. The manufaetured home shall have exteriar eidinor and roofina
which in color, material� and apx>earance ie similar to the
sxterior sidina and roofinp material commonlv used on
residential dwellincxs within the citv as determined bv the
Buildina Divisian. This reauirement shall not be
interpreted to mean that the Citv is ree»onaible for
� enforcina codea, covenanta, and restrictions of anv
hameowner�s or other association.
5. The manufaatured hom� shall have a aaraae or aaruort
conatructed of like materiale. An attach�d ar detached
qaraae mav be required in lieu of a carport where a aaxaae
� is consistent with the predominant conatruction of
immediatelv aurraundina dwellinqs. (Ord. 89-06, Ord.87-32,
Ord. 85-15)
18.94.050 Nonconformina Mobile Homes
A. Mobile home parke existing at the adoption of the ozdinance
codified in thi� title not meeting the standards aet forth in
this title shall be c.oneider.Qd nonconforming and are subject to
the standarcls set forth in Subeection 18.132.040.B.
(B. Nonconforming mobile homes in such parke may be replaced with
like mobile homee that meet the standarda of Section 18.94.030
when they are moved or destroyed. (Ord. 89-06; Ord. 85-15)J
B. When nonconformina mobile homes in such taarks are moved or
destroved, thev mav be replaced with mobile home� that meet the
standards af Section 18.94.030. (Ord. 89-06; Ord. 85-151
MANUFACTURE HOMES - CODE REVISIQNS - 18.94 PAGE 5
DRAFT ,_
B. Intersecte the other l��t linea at �points most distant from the
lot line (see figure below).
"Lot line, side" - any lot boundary not a front or rear lot line.
"Lot of record" - a lawfully created lot which existefl priar to the
effec�kive date o� the c�de cadified in thie ti.t].e.
"Lot, thrnugh" - an interior lot of record whieh ha� both frontages on
two streets.
"Lot width°' - the average horizontal distance between the side lot
lines measused at th� building line.
"I�ajor partition" - a partition af land which createa thrse lots or
less wi�hin one cal�ndar year and includes the creation of a road or
street.
"Manufactured home[s]" - [a factory-fabricated tranaportable building
desiqned to meet the Uniform Building Cnde tn be used by itaelf or
incorporated with similar structures or unite at a building site aa a
dwelling unit. The term is intended to apply ta major assemblies and
daea not include bui.ldinga aonatructed at a site from prefabricated
panels, trur�ses and other prefabricated supplement�. ] a structure
conetructed for movement on the x�ublic hiahwav� that has sleepinq,
cookina, and vlumbinu facilities that is intended for human
occupancv, that is beinq used for residential purnoses and that was
constructed in accordance with federal manufactured houeina
construction and safetv standarda reaulationa in effect at the time of
construction.
"Minor partition" - a partition of land which czeatee three lote or
less within one calendar year, and does not include the creation of a
road or street.
"Mobile home" -- [a structure transportab'le in one or more eections,
each built on a permanent chassis, which is deaigned to be used for
permanent occupancy as a dwelling and which is aonstructed on a site
oth�r than ite place of permanent use. ] a structure constructed for
movement on the public hiahwavs that has aleepina, cookina, and
Ulumbina facilitiea, that is intended for human occupanav, that ia
beina uaed for reaidential purposes and that was constructed between
Januarv 1, 1962, and June 15, 1976, and met the construction
recTUirements af OreaQn mobile home law in effect at the time of
construction.
"Mobile home park" - any place where four or mare mobile homes are
MANUFACTUREll HOMES - CODE REVTSION5 - 18.26.030 PAGE 13
(::
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.,� DRAE' T '�„�;,
Community Development Cade REVISIONS
Use Classificationa, 18.42.020 - MANUFACTURED HOMES
7/il/90
The defi.nitione for manufactured and mobile homea are being deletecl from
this section, revieed to concur with etate definiitons, and ineerted into
Chapter 18.26 (Definitiona).
7. Resident3.a1 Care P`acility:
A reeid�nce of five ox fewer mentally or physically
handicapped with staff (n�ed not be r�lated);,
S. Children'a Day Car�e:
Refera to servicee or facilitiea au�thorized, certified ar
li�ensed by the etate for children's day care of 12 or more
children at any one time far a period not tn exaeed 12 hours
per day with or without compenaation. See Sub�ection 11 of
this eection;
9. [Mobile Home: ]
[Refere to a structure traneportable in one or more
eectione, each built on a permanent chaesie and which ie
designed to ba� uaed for permanent occupancy as a residential
dvaelling;]
10. [Manufactured Home: ]
[Refers to a factnry-fabriaat�d transportable bui].ding which
meets the Uniform Auilding Cade which is incosporated with
aimilar structures or unite at a building si�e and used as a
dwelling unit;]
11. Babysittiny Service:
IRefers to day care services for children if the compensation
therefor 3.s paid directly by the parent or legal guardian or
if tha aervice is provided without any compen�ation in
either the home of the parent or guardian or the home of the
babysitter. A bak,ysitting eer�ice provides for care for not
more than six children for eight or more hour� in a 24-hour
period and the aervice may be provided far not more than
four other (part-time) children for not more than three
coneeautive houre in a 24-hour pexiod. No more than � total
of 10 children includimg the babyaitter's children can be
preaent at any one time. Variation from the above
constitutee a day care facility. See Subaection 8 of this
section;
MANUFAC'�URED HOMES - CODE REVISIONS - 18.42.020 PAGL 2
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Ati��,tst 7, 199�
Dear Planri.in� Go�.nmzssion Members: �%i�f of Ti�a�d Periodtc Revietit Comprehc�nsive Plar.�
,.
Bi]_1 ?_863 to be in effec-t Janua.ry 1, 1991 directs one or more zoning districts
and reFexs to 'overlay-s' zones. Al].ot��s manufactvsed hausing meetin� desi�n �,nd
placement s-tand�.xds q��cif3ed by local �overnmen�i;. ThP last 198'> Comnrehensive
:P1an mobilc �,nd manuf'a,ctured. ho�neu t�rere men�ioned i.n �he tex.t bu�; on1.y t�rit_h �he
intention of fine tun.in�; their conditions fnr pla,cemen� in. mobile parks t��ithin, ;.
�he ci�T •to be d�s:i�n�,ted at a la�ter date. � �
�,
�efore you tonite i.s the Ci�ty oz" Ti�a.rd's sta,ff repor-t equata.ng conflictin�; ,
definit.ions t�i�i;hi.n �the Com�nunity Development Code vrith re�'erence to placement �
of manufactured/mobile homes in mobile home subdi�a.s�ons and p�lc developmen�s �
1?ND r�TUP!�CT[TIir� HOP� OnT .�IdY 7STDIVIDUAL BUILDII�TG LOTS ��ITTHTN �he CZTY 0�' TIG�? `�
TTo�e Bi1.1 2�363 directs o�•ie or moxe zonin�di�ts and refer� to overla, zones
:for �itin,; of mobile�m�,nufac secl ome.
A manuf'ac-L-u�ed home 18.?_6.Oj0 factary f�.bricated t_r�,nsport�,ble buildi.n� d�signed l
to meet the Unifo�.^m Dti3ldin� Code to be us�d by itsel� or. incor�orat�d jvit�, �
simil� strizc �."�"�es or un.�.�s a a. uildin� site as a dwell.in� un�.t. Construc�ed �
in accord�.,n.ce ���i�h ��deral manufac�tuxed housx�cons��n and safe� st?,ndards t
and regul.ations in effec� at the ��e o�' conutruction. �
T�obile home a stru.ct7arc constrizeted �or movmen� on the blic h' �
Z�. a.�hi��a.ys tha� ha.s {
sleepir.�;, coo?�in�•, a,r_d nlu.mbinr� facilities that is �in-tended for huzt��.n oE�upancy �
, tha� iN Uein� viced for r�sidenti�,l purno,es a.nd that rras construc-�ed bet�reen �
J'��3T �-9 19��, and ,7une 15� 1976 and met the con.st�.�u.ction xe_,ur�rnents o.f
Or_et�on mobile home 1a,t�r in effec� at the ti.me of co sn tr7."_ tetion;'�'1'"� I
...�....�...� s.m
!1 st?'�zctt�se :in �
or_e or more �ections, each, bui:it on. a permanent ch�.ssis and vrhich is desigr�.ed '
�to be u�ecl for ��,���,�nt occuPancy' a,s a xe�id.ential dt�rellix�. I
18.��..0�0 cLro�ns �he ma,nufa,ctured�mobile hom� ref. to m�,nazfaetuted homes on �1_�Ty i
II�TDTVIDU2L ?3UTTIDmT�. j,01^S? There is �r_o mention of mobile hom�s mec�tin.� tlze Un.iform
31zi1din� Code�: �;��,�'�'+s Z�,n��,g� �11�e es�E�.blishment� 1.ocation� �,nd v.se of manu.facy,
c� c c lr`
ured home� �.N Nc�tter.ed si�t �'
� e reN�.de
nce� sha,7.I be permiti;ed (in tre ,�,bsence of
cov�n�.n�N, conclitions a,nd restr�.c�ions) in !?SIY zone �ermi.ttin.g instzlla�ion of a
dtvellin� unit �ubj�ct to requiremer_ts ar_d limitations applyin�; �;en�zzll.,y to svch
z'e^' l n �n •�,
�a.der_ts�.__ use�, ___ �he di�-L�;ct and provided �uch l��mes ,ha11 mee� rec�uire�aents
of 18.9�..oq.0. ..
Refexence on founcl�-,�;ion in accorda.nce tiaith the xe�u.lations ado�ted b,y the Orego,z
Denal:tmeilt of Cor,ur_er_ce and ��ri�th the manu£acturer�s installation specific�,tion;:,;
1�.�:nufactured home�hal1 be secuxely anchored to t1�.e founda�ion system �.n accorda,n.ce
t,ri�.h th� ti�qtii:�emeizi,s of i;lze S•Eate �3uildin,; Code�r�enc�for I�•Za,nuf'�etvr_ed Stru,c�ures.
�—_ �_..._.....�.�..�.r._..,,_�._.,___,..
��� City o� T;gaxcl �'1���nin�; Comrnission uhould ask staff for any �bove �clwrific�,�ion,s
ancl f"ol lot�r out �3i11 2�£�63 mandate to est�,bli�h districts �,nd overl�.y zon.e� for
mob'1r. �;n �,c-�, �ed homer �o mee� u�ate of Ore on UniS'orm 13uilcl�i.n� C�der� �ox'
reside �la��otsi ;� si��� �,y5�ictnor ovexlay one.
''���/��'�l-G� � !�� ' � � �r.t-�.
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• MEM02iA1�DUM
CITY OF TIGARD, OREGON
TO: 1Pl�nning Commi�eion ' II
FRQMa Planning 3taff I��,
DATS: August' l, 1990
SUBJBCTr Procedural Ccade Changee - Community Developmen��sCoc�� Chap�er 18.32
• .
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.
I
Thz�ou h the riodic review rocees lannin staff rev�ewed Ti ard•a Car�nunit ,
9 PB P . P � 9 Y
Developanent Code for compliance with new atate statutee. Thie revieimn would
bring Tigard into compliance with etatutory requireiments for notificat�.on of
tenante of mabile home parke when a zone change is propc+eed for the park they II
reside in.
Portians in [braaketa� are d�l�ted, that underlinecl ia added. I�
,
,
,
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�,. A Et A F T ��
(vii) Cornprehensive Plan Amenc�nents;
(viii) Zane Changee;
(ix) Zone ordinance Amendments;
c. Axxy affected gov�srnmental aqency which hae entered inta
an intergovernm�ntal agreement with the City which
3.ncludes �roviaian for euch notic�;
d. The affected neiqhborhood planni.ng organ�.zation, if
activ�;
e. Any person wha �equeste, in wr�.tinq, and pays a fee
established by the Council; and
f. The apgellant and �13. partiee �o an appeal or petition
far review; [anda
2. Notice_ af a hearina on a pronoeed zone chanae for a mobile
r k►ame park ahall be aiven to tenants of that mobile home �oark
at least 20 dav� but no more than 40 dava urior to thew
hearin�� and
[2]3: Tlhe Direator stxall cause an aff idavit of mailing of notice
to be fi].ed and maele a. part of the administrative recordo
B. At leaet 10 days prior to the hearfng, notice shall be given in a
newepaper nf general ctraulation in the Cit�. An' affidavit of
publi�ation aYtall be made par�. of the administrative record. .
(Ord. 89-06; Ord. 83-52)
18 32 140 Contex►ts of the Notice for 1Public Hearinae
A. Notice given to persons entitled to mailed or published notice
pursuant to Section 18.32.130 �hall include the following
informa�ion•
1. The number and ti.tl.e of the file containing the application
and the address and phone number of the Director's office
where additional information can be obtained;
2. A description of the subject property, reasonably calculated
�n give notice as to its actual lo�ation which shal]L
include, but not be limited to, the metes and bounde
description or the ta�r map deeignations of th� applicable
County assessor�s office;
3. Excegt for notic� publiehed iri the newepaper, a map ehov�ring
the location of the property;
4. The natu.re of the application in sufficient de�ail ta
appriae peraona entitled to notice ot the application's
proposal; and
5. The time, place and date of the public :hearing, a statement
that both publ�.a oral and wr�tten testimony ie invited, and
� statement that the tiearing will be held under thia chapt�:r
!�-p�,�,¢.. �'J°J
' V
��T�* � ... �:o�a.M.u►.�rt`� ��e.vesc�N1.� �...cy Dv'
�� DR �AFT �'•.
2. The addxeas and legal deacription nf the subjec�t property,
with the excevtion of Airector'� Interpretationa;
3. A statement of where the adopted findings of fact, ciscision
and statement of cond3.tinns can be obtained;
4. The date the Director's decieion will become fin�1;
5. A statement �hat a person entitled to notice or adversely
affected or aggrieved by the d�cisian may appeal tkae
elecision:
a. The statement shall explain briefly txow an appeal can
be taken, the deadlineg �and where infor�mation can be
obtained; and
b. The statemen� shall explain that if an appeal is nnt
filed, the decigion ehali be final, except for notic�
: publiehed in ttie newspaper;
6. A ma� ehow3.sg the looation of the property (Directo�°s
Tnternretations are exempt from thiA reuuirementD; and
' 7. A ��atement tha� the hearing on an appeal will be confined
to the pri�+r reaord. (Ord. 89-06; Ord. 86�08; Ord. 84-61;
Ord.. 83-52)
. 18.32.130 Notice of Hearinas Officer. Commiasion. and Citv Council
Prcceedinqs
A. Not ice of an imQending action pureuant to Subsections
18.32.C190.B, C, and D shall be given by the Director in the
following manner:
l. At least 10 days prior to the acheduled he�ring date, notice 1,
shall be sent by mail to: I
a. The applicant and all ownere or contract purchasera of
record of the property which is the sub�eat of the
applica�ion;
b. Al1 property ownere of record within 250 feet of the
property for the followfng types of applications;
(i) Subdivisiona;
(ii) Sign Code Exceptione,
(iii) A;dminietra�ive 5ign Vaxiances;
{iv) Sensit,ive Landa Permita (100-year flnodplain);
(v) Conditional Use Permits; and
(vi) Planned Developrpenta;
� ��
• A � !`.,
1�, ��y��
CITY OF TIGARD PLANf�ING COMMISSION
FINA.L ORDER NO. 90-�20 PC
A FINAL ORDY+�R INCLUDING FINDING3 AND CONCX,LI3ION3 WHICH AF'PRO�IES AN 1�PPLIGATION
FOR A ZONE CHANGEo PLANNED DEVEI.OPMENT REVIEW, SUBDIVISION PRELIMINARY PLAT
REVIEW, AND A VAItIANCL (CAPSTONE SUBDIVISION ZOxeT 90-OOOFi, PDR 90-000$, SUB 90-
0006� VAR 90-0028) REQUESTED BY C1�PSTONE DEVELOPMENT CORP..
The Tigard Planning Commiesion has reviewed the above application a� a public
hearing on August 7, 1990 and approvea the application subject to certain
conditiona nated within this final order. The Cr,mmieeion has bas�d its
deciaion ora the facts, finc3ings, and coraclueions noted below.
A. FACTS
1. General Information
CAS�: Z�ne Change ZON 90-OA06, Subdivision SUB 90-0009,
Planned Development PDR 90-0006, Varianc� VAR 90-0025.
REQUEST: 1. Zone Change ta add the PD (�lanraed Development) overlay
zane to tax l.ots 1800 and 1900;
2. Subdivieion prelimi.nary plat review af a r�eque.at to
aubdivide two parcels tot�ling approximately 4,96
acres into 16 lote ranging in eiz� betwe�n 5,000 and
8,500 aquare feet and dedication of approximstely 2.].5
aeres of greenway/park area along Summer Creelc;
3. Planned Developm�ant d�tail�d plan review. The
applicant requests that reduced front yard and aide
yard setbacks be germitted in order to a11ow greater
flexibility with regard to building locati.ona eo ae to
reduce the need for tree removal;
4. A Variance to Community Deve].opment Code Section
18.92.030 which doee not allow park dedication areae
other than floodplain, drainageway, or eteep slope
areas to be included in density tranafer calculatione.
COMP�HENSIVE PLAN DESIGNATION: Low Density R�s�.dential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 unite per aare) �
AFPLTCANfTf Oi�9NER: Capetone Development Corp.
J. Allan Paterson
12700 SW Pacific Highway
Tigard, OR 97223
LOCATION: Eaa�ern tez�inua of 5W Winterlake Drive (WCTM 131 34CC, Tax
Lots 1800 and 1900)
P'INAL ORDER 90-20 PC - SUB 9Q-0009 - CAPSTONE PACE 1
s ,..,
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2. Backaround Infarmatian
No pxevious land use or @evelopment application� hav� been reviewed by
the City rel.ative to theae parcels.
3. Vicinitv Informatinn
Th� eite is surrounded by other properties zoned R-4.5. The Village
at Summerlake Park eubdivision which is currently under c�evelopmen� is
located to the west. A pedestrian and bioycle pathway leading to
5ummerlake Park �.s located along the bounelary between the currently
propoeed subdivinion and the Village at Summerlake Park on the north
side �f SW Win�e�lake Driveo Mary Woodward El�mentary School lies
immediately �outh of th� propoaed �ubdiviaion. A six-foot tall chain
link fence ia located along the echoolyard'� boundary. A wnocic�d
wetland and beaver pond formed by Summer Cree� eeparates the aubject
parcels fram the Sumrner Hill Park subdivision �t� the northeaat and
Merestone aubdivision to the eaat. Summer Hill Paxk subd�viaian was
e�tablished in 1962 and ie fully developed. Mereetone subdivision wae
eetabli�hed in 1979 and slao ie fully develAped.
4. Site Informati,on and Praiaosal Deacription
The subject eite consists of two vacant tax lot� totalling 4.96 acres.
The parcels are heavily waoried with a combl.nation of mature nouqlas
fir ta-ees ae wel]. a� a great variety of ].aw�r height deca.duous trees.
The northeagt�rn edge of the property ia lacated wi�hin the lU0 year
flaodplain af Summer Creek and aontaine woad�d wetlanda as we11 as
formerly marahy ar�a now covered by a beaver pond.
The applicant proposes dividing the parcels i,nta 16 lote to range in
aize between 5,000 and 8,500 square feet. The applicant requeets that
a fifteen foat front yara� aetback and a three foot eide yard eetb�ck
be permitted i.n order to allow greater flexibilitp with regard to
building locations eo ae to reduce the need for tree re�►oval. A
twenty foot garage eetback would continue to apply. Code Section
18.80.OSa.A.4.b and c allow for approval of different aetbacks for a
planned development than would apply under the underlging zoning
district.
The preliminary plat proposes that SW Wiaaterlake Drive be extended i
approximately 250 feet eaetward from its preaen�t temporary terminue to !''I
a c:ul-de-sac bulb. This exteneion ie designated SW Winterlake Place '
on the preliminary plat. SW Winterlakc� Plaae would be a fu].ly
improved public etreet with 34 fest of pavement, curbe, and sid�walks -.�
on both eid�s of the s�reet. Eleven of the proposed lote will have
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accesr� directl�r to SW Winterlake Place. A private drive will extend
eastw�rd another 180 feet �soan the eul-de-sac bulb to provid� acceae �;
to proposed lo�a 6 through 10. �he propased privats drive will r
include 24 fe�t of pavement with a �idewalk on on:e side and will `�
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terminate in a hammerhead aty].e turnaraund. The propoaed private j�
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drive will be located within an acc�se tract (Tract B) to be jointly
owned by the parcels served by the private drive.
Approximately 1.6 acres of the original tax lota are propnsed for
dedication to the City nf Tigard for greenway and park purpoaes. The
area ie designated as Tract A on the preliminary pla�. Tract A lies
primarily withi.n the 100 year f].00dplain of Summe� Creek although a 30
to 52 foot wide etrip of land to the north of proposed lots 13 through
17 which is not located within the floodplain is alao proposed to be
deciieated. Public acceea to Tract A will be provided by a aidewalk
along the northern edge of the proposed privat� drive.
The proposed aubdivision would be provided with a s�nitary sewer that
will extend eastward to an exiating T7nified Sewerage Ag�ncy sanitary
sewer interceptor 3.nca�ted within the Summer Creek flaodpl.ain. Storm
drainage would be collected by ca�ch basine at the eastern ends of
the proposed SW Winterlake Drive extension and the proposed private
drive �nd will be routed through storm sewers for discharge in�o the
floodplain area to the east. Wat�r service would be prrsvicied by
extens�.on of exieting watsr linea within the Village at Summer Lake
P�xk subdiaieion.
In prder to aaaompla.sh thP subdivieic�n as propoaed, the applicant is
requesting approval of the fallowing requesteo
1. A Zon� Change ta add the PD (Planned Development) overlay
zone to tax lot� 1800 and 1900;
2. Subdivision preli.minary plat review;
3. Planned Devslopmer�t detailed glan review;
4. A Variance tn Community Develapment Code Seatian 18.92.03�
which does not allow park eiedication areaa other than
floodplain, drainageway, or �teep elope areas to be included
in density transfer calculationsa The applicant proposee
dedication of approximately 0.36 acres of ripaxian upland
adjacent to the wetlands within the 100 year floodplain for
additfonal public greenway. The applicant requeste that a
25 percen� denaity tranafer be granted in consideration for
this propoeed upland d�dication a� is granted for the
required floodplain dedication.
5. Aaencv and NPO Commente
The City ag Tigard Engineering Division hae reviewed the propaeal and
laas offered the following comments:
1. Accese to the site i� provided by ext�nding SW Winterlake Driv�
to a cul-de-Bac. A private �tree� meeting the requiremente af
aubeection 1�.108.070.a of the Code, extends from the cul-de-eac
and servea the five eaeterr� moet lots.
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2. The eubmitted prelimix►ary plat showa the Summer Creek floadplain
area to be dedicated as greenway.
3. Sanitary sewer aervice ie available from an e�eisting line along
Summer Creeke Storm drainage would be provided by dischargine�
two s�orm drain sewers tio the floodplain.
The City of Tigard Buildinq Division has revi.ewed the proposal and has
commented that the ].00 year. floodplain should be adequately mark�d in
the field ao that it can be verified that no excavation materiale az�e
placed within the 100 year floodplain area.
The City of Tigard Parke 1Board has reviewed the preliminary plat and
has recommended conditiona of approval that would he],p mitigate the
propoeed subdivision'� impacte on Summerlake+ Park and the surrounding
raetlands. The follawing are iesues that the Park Baard desires to see
addressed:
Sianificant Veaetation: The Hoard requests that the Commisaioa
ask th8 developer �o donate the procesde from the sale of
merchantable timber from the site te the Parlca Fund. These
monies could be uaed specifiaal.ly for enhancementa to the
Summerlake wetlands and Summerlake Park improvements. The Park
Boarfl realizes the limitatione upon the Commis�ion with regard to
making thia a aondition of approval and therefore the �aard felt
it more appropriate to frame the iaeue in terma of a requeat.
Significant trees and masses o£ vegetation that may be removed
but which currently are in c�itical locatione auch a,e those that
provid� buffering, wildlife habi�tat, or whi.ch ar�e unique in
character should be replanted with the eame epeciee.
A tree preservation plan should be prepared. Trees and other
eignificant vegetation which are to be removed should be
identffied and checked out on the ground for appropri.�tenese by
t�he Planning Department.
Trails: The developer should be reaponsible for constructing a
hard surface trsil along the west end of the develapment to the
Mary Woodward School property. Also, the developer ahould bear
the coat of building a soft aurfaced trail within the greenway.
The trail layout and design ahould be approved by the Park Board,
staked on the ground, and approved before construction.
The Tuala�in Valley Fire and Reacue Dietrict has reviewed the progosal
and has commented that where driving aurfaces along the private drive�
do not a11ow far 20 f�et of unobstruct�d area, "No Parking" eigna
shall be installed on one or both aides ae needed. In addition, the
Fire Diatrict hao aommented that hydrant placement ehould be
coordinated with the Tigard Water Aietrict ae well ae the Fire
Dietrict.
FINAL ORDER 90=20 PC - 3UB 90-0009 - CAPSTONE PAG� 4
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Becauge of boundary changea approved bg the Portland Metropolitan Are�
Boundary Commfesion that b�came eff�ective in June, 1989, the subjec�
parcels remain within tlae Beaverton Schonl Di�trict although the
Village at Summerl�ke Park eubdi�vieion to the west ie wtithin the
T�gard School District and Tigard School District'e Mary Woadward
Elementary School fe immediately to the eouth. The Heaverton Sr.hool
Distr�3.ct has commen�ed that because of thie� eitu�tion, the appl�.cant
may want to apply tn hav� thes� parcele transferred ta the Tigard
Schaol District. Schoal dietrict boundary chanqes are obtaS.ned
through t�e Waehington Coun�y Edracational Servic� District� This
apgl3caticsn shauld be filed as soon as poseible sn as to avaifl a
tran�fer after future residencea within the subdivision are occupied.
Th� Heav�rton Schaol Dietri.et has reviewed the praposal and has
aommentsd that th�e propased eubdfvision would b� located within the
MeRay Elementary/Whitford xntermediate High/Beaverton High attendance
boundariee. This subdivision wpuld be expeat�ed ta generate 5 new
e�tuden�te for McRay Elementary, 2 �tudent� at Whitforc3 Zntermedia�e,
and 2 etudente at Beav�rton High Sahoal b�eed on atandard enrollment
projection methods. The additional studente generated by tlxie
develapm�n� can be houeed at ths in�ermediate and h�gh school levele.
fiowever, MclCay Elementaxy is prajected ta be at capacity in September,
1.99fl even with fi�ve portable claesroom� being ueed. The school i�
� anticipated to oontinue to experience rapid growth due to new housing
construction in this area of the District. Options for ac�ornmodating
the projected enrollment increase� are li.mited unlesa the District can
acquire additionaZ gchool sitea and paas a bond measur� wh3.ch will.
allow for the construction af new schools.
The Tigard School District requeets that a pedestrian pathway be
provided between SW Winterlalse Drive and the northern boundary of the
Mary Woodwarcl Elementary School yard. The School Diatrict wi11
arrange to have a gate inetalled in the school'� fence.
The Tigard Water �iatrict has zeviewed the propoeed eubdivis3.on plan
ax�d hae cammented that the water line muet be extended to the eae�ern
end of the proposed private drive.
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PGE has reviewed the proposal and has offered no comment� or ii
objections.
No other aommente have b�en r�ceived.
B. FINDINGS AND CONCLUSYO�S
�'he appll.c�ble criteria in thie caee are Tigard Compreheneive Plan policies
2.1.1, 3.2.4, 3.4.2, 3.5.3, 3.5.4, 3.6,�2, 4.2.1, 7.1.2, 7.3.1., 7.4.4,
8.1.1, 8.1.3, and �.4.1 and Community Development Code Chaptere 18.50,
18.80, 18.92, X8.iQ8, 18.150, 18.].60, and 18.164.
FINAL ARDER 90-20 PC - SUB 90�0009 - CAFSTONE PAGI� 5
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The Planning Commiesion cancludea the prapoeal will comply with the
applicable Plan policies and Code criteria ksased upon the findings noted
below:
1. Plan Policy 2.1.1 ie satisfied becauee Neighborhood P].anning
Organizatlon �7 and surrounding property ownera were given nntic� of
the public hearing or� the subdivision proposal informing them of their
opportunity to camment on the proposal.
2. Plan Policias 3.2.4, and 3.5.3 are eatiefied beasuse the preliminary
subdivision plat propoees dedication of the portion of the aub�ect
parcels that are within �he 100 year floodplain of Summer Creek and
which contain associated wetlands for perman�nt open space as required
by theee policiea.
3. Plan Policy 3.4.2 is satiefied because the pr�liminary plat �rnposes
dedication of additional axea outeide of the 100 year floodplain that
includes upland riparian vegeta�ion. Theae arese provide eame
buffering of �he wetland habitat fram adjacent development and help
prevent erosion af the creek's banks. In addition, this polic�r also
calla for development proposals in �imber cov�red areas ta b� reviewred
through the pl�nnad development review process ae ia propoged. The
deneity transfer allowed by the planned development review process
allowg for clusterix�g of reeidencea and protection of open space areae
which helgs reduce tree removal and protect wildlife habitat.
4. Polf.cy 3.5.4 callg for an iraterconneated ped�eetrian/bike patla eyetem
�hre�ughout the city, This policy ia �atisfied because the Commieeion
will require the pr�apec�ive developer to provide an �ight foot wide
paved pathzvay along the weetern edge af propoeed lot 1 to provide for
a aonnection between the Summerlake Park pathway� and t�ary Woodward
Schoo7.. The path ehall be located within a 10 foo� wide tract
dedicated to the Ci�y of Tigard. In addition, the developer ie
required to provide a pathway from the end of the privaite drive to a
pathway roughly paralle].in� the 100 year flood elevation line in the
greenway and extencling we�tward to the existing paved pa�hway along
proisosed lot 17. The Planning Commission will not apecify a pathway
surface material for thie path but instead will let the developer work
out detail� r�gardfng the path's lnaation with the Park Hoard and the
Park Depar�ment.
5. Poli.c,y 3.6.1 ca].1� for i.mplementation of the City�s adopted park
plan�. Ttai.� policy fe ea�isfied because the preliminary plat calls
for the dedicatinn of the ar@a of �he subject parcele that liee within
the iQ0 yaar floodp3.ain and which ie identified on the City•e Parka
and Greenwaya Map as tuture gre�nwa�. The obje�tivea of thia policy
will be furthered thraagh the required trail canstruction which wi11
improve public access to Sumaierlake Park and to the wetlands adjacent
to Summer Creek.
6. Polfcy 4.2.1 require� th�t aLl development comply with applicable
i°ederal, etat� and regianal water quality standarde. The proepeative
FINAI, ORDER 90-20 PC - SUB 90-000� - CAPSTONE PAGE 6
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developer will be required �o submit gn ernsian control plan
guaranteeing edmpliance with the eroaion cantro]. etandards for the
Tualatin River baein as a part of the grading permit submittal and
wri1L be required to follow accepted methods of erneion control
throughout �he development af the prop�sed subdiviaion.
7. Policies 7.1.2, 7.3.1, and 704.4 can be eatiefied because aseurance of
the extension of sewer, water, and ataxm �drainage farilities to eerve
the development will be required prior to approwal of tY�e final plat.
The applicant has indiaated that thes� facilities will be provided
within the subdiviaian in confnrmance with City standards. The
Enginaering Division and other reviewing agenciee have indicated that
the p�reliminary plana for provi.ding these utilities ag�pear adequa�e.
Detailed public i.mprovement plans will need to be approved prior to
recordix�g the plat.
8. Policy �.1.1 call for the proviaioax nf � safe and efficient �treet
aystem which will accommodate preeent and future ne�ds. Th� propc�sed
street plan Po� the eubdivision satisfies thi.s policy bec�uee the
develapment would extend SW Winterlake Drive to a logical term3.nus;
would provide adequate private �treet accees to five of the prapos�d
lota; and both the propoeed publia and private atreete with3,n the
development would be provided with appropriate pavement widths,
sidewalke and vehicle turn around areae.
9. Policy 8.1.3 wi11 be satiafied when conditione of approval relating to
etreet improvemer�te ar� comple�sd in corajunc�ion with the final plat.
10. Community Devslopment Cade Chapter 18.5Q (R-4.5 zoning district) and
Chapter 18.92 (Den�ity Computationa) are �atiafied k�y the prsliminary
plat becau�e the propoaed density is consistent with the deneity
opportunity for the parcele provided by the R-4.5 zoning district.
Tlne applicant has offered to dedicate to the public adciitional
greenway araa beyond the minimum dediaatione that would normally be
required under Plan and Cade requiremente. The additional areas are
thos�s portions of proposed Tract A that are not withi.n the 100 year
floodplain. Because of the additianal dedication, the c�ensity
calcu].atiian for the parcel required by Chapter 18.92 doee not provide
for lb dwelling unite to be developed unleee some credit is given ta
the appLicant for dedication of the non-floodplain areas. The
applicant has requeated that the Commiseinn grant a variance �a �ode
Section 18.92.03D.A� which etates that anly �ensitive ].and areae are
available for a transfer of density opportunitie�. Thie sectian of
the Code daes not allow a tranafex of density opportuniti,es from lande
decliGa�ed for park or right-of-way pur�oeee. The applicant requests
that the area of Tract A that is not within the floodplain (15,038
squaro �eet) be allowed to be included with the eeneitive landa areae
in the density calculation.
Sectian 18.160.124.5 provides the following criteria for a. Va�iance to
a Code st�nd�rd to �ie considered through a subdivision application:
FINAL ORDER 90-20 PC - SU� 91�-0009 - CAPSTONE PAGE 7
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A. �here are apecial circumetance� or conditions affecting the
propezty which are unusual and peculiar to the land as compared
to other land similarly eituated;
S. The variance is neaessary for the proper, design or functinn of
the aubdivi�inn;
C. The granting of a variance will not be detrimen�al to the public
health, safe�y, and welfare ar injurious to the rights af other
owners o£ p�opgrty; and,
D. The variance is neceesary for �he preservation and the enjoyment
af a aubstantial property right becau�e of an extraordinar�
hardship cvhich would re�ult from etrict compl3.ance with the
regulation� of this ordinance.
The special circumetancee aff�cting the requested variance ie ttxe
applicant's deaire to dedicate additional prop�rty to th� City fo�
greenway pur�ases without being penalized by a loea of development
opportunities and the alt�rr�ativss provided by the Code tha.t would
otherwise p�ermit the opportunities sought without attair�ing public
purpoeee of wildlife protectinn and inareased recreational
oppartunitie�. The applicant could retain the full development
opportunity through placing the uplanc� area o£ Tract A inta a private
open apace tract own.ed by the lot owners and there£o�e the u�pland op�n
spaae area would not be dec�ucted fram the buildable area in the
density computation. Thie would yield an oppc�rtunity for 18 d.welling
uni.te. The applicant could alao have included the upland portion of
Tract A within the lot areaa of lots 12 through 16 and through not
having to deduct this area, another two lots could also k►ave be�n
added. The applicant apparently underatands the potential probleme
involved with the long-term maintenancs and responsibilitiea for �
private open epace trac� and �herefore would prefer to �ee thie area
added to the publicly managed and maintained greenway. The applicant
also apparently understands that through adding this upland axea to
the bu3.ldable lot area, residencee could be placed further back an the
lote neceasitat3.ng additional tres removal and eliminating a buffer
from the wetlands. �oth of these eituations allowed by the Cade would
not contribute to the praper deeign and functioning nf the eubdivieion
a� well as the propased plat.
Tlxe granting of i�he requeeted variance would not seem to be
detrimental to any individual's righte and inetead would appear to
further publia purposea. '�he applicant ia attempting �to avail himself
of th� density opportunities already afE•orded by the Code £or this
parti.cular property if nat for the dedication af more area than would
narmally be required for development of thig property and to provide a
public benefit through the additiona]. dedication at the Bame time.
Strict compli.ance with the Code'a density calaulation formula would
result in a hardship tn the appliaan� ttxrough the loes of a potential
lo�. Tk�e applicant could th�n eeek to alleviat� thia hardship through
raapplying for thie eubdivieion with the desired number of lote or
FYNAL ORDER 90-20 PC - SUH 90�-0009 -- CAkS'.L'�'ONE PAGE 8
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additional lota utilizing either of the methode described above. The
City would be hard pressed to deny a guch a subsequent application and
thue the result would b� a paorar deeigned subdivision and no
additional public greenway. I
A11 proposed lots are apprapriately sized and shaped so that th� lota
shQUld be able to be buiit upon in conformance with the requeated
reduced front and side yard aetbacka, and the rear yard and maximum
eitie ooverage atandards �of the R-4.5 zoning dietrict without requiring
variances. The reduction in the front and eide yard setback standarda
ohould be allowed because this will allow homebui.ldera greater
flexibility in eiting homes on the lota with respec� to r�taining
trees. In addition, allnwing the homes to be located further forward
on the lnt� should provide larger rear yards which ahauld reduce tk�e
number of trees that wi,ll meed to be removed in the portions of the
lots that will abut the greenway and the schoolyard.
11. Chapter 18.108 (Accesaj is satiefied because the propoeed grivate
driwe is consistent with private drive improvemsnt standards whiah
require 24 feet o£ pavement, curbs, �i.dewalk on one side, and an
adequately sized turn around. The Code allowa up to six reaidencee �o
b� served by a private drive. The proposed eubdivieion would have five
�residentx.al parcels served by the private driv�.
The Commission will raquire that the private drive be pnsted with no
parking eigns a� requeated by the Fire Dietrict in order tn assure
that adequate ar�a is provided for emergency� vehicle accees to the
sasternmost parcel�. In a3dition, the drive shali. cl�arly be siqned
as a private roadway ao as to make it clear that the responsa.bility
for i+��s maintenance does not lie with the City and to show that i9: ia
not intended for vehicular access to the greenway area.
12o Chapter 18.150 (Tree Removal} r�guires that the number af treea over
six inches in diameicer that ar� remoaed during the course of
construction be minimized. The proposed subdiviaion will preaerve a
number of large trees thrnugh the dedication of park area along the
develapment's northern and eastern sides. The praposed development's
stree�s, utilities, and regidences will r�quire the removal of a
significant number of �rees. However, the number of trees removed
should be minimized through careful study of the eite to be
accomplished through phaaed tree removal. Initial tree removal ahall
be limited ta the proposed public right-of-way and �he private etreet
areas. Individual lots, gotential driveway locations, and potential
building aites will then be easier to see. The developer and City %
etaff can then identify which trees will need to be removed to �
conetruct r�aidences on the lota. The devel.oper shall provide the �
eervices of a certified arboriet for thie analysie. Care ehould be
taken to retain ae many mature treee as poseible through careful site a
planning, curaed drivewaye around treea, and ehared drivewaya where i'
practical. Minimizing tree removal should be a benefit to the ;;
propoaed deveiopment in both property values as well ae atmosphere.
Retaining ae mang treee se practiaal ehould minimize the vieual i:'
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impacts of the praposed development upon long-�term n�eighbors of the
property that have valued its wooded state. No tree removal may occur
prior to Pl�nning Division review and agproval of removal plans for
that phase.
13, Chapters 18.80 (Pla�nned Development) and 18.16Q (Subdivigion) are
eatis`i�d because the propoeal mnete the requirements eet fdrth for
eubmittal and approval of a detailed planned develcapment plan and a
eubdivisicrn pr�liminary plat. The proposed additional. greenway
dedication as well as the requested flexibility with regard to
setbacks are intended �o preeerve ta a significan� extent tlie exiating
landscape fea�ures and amenitiea of the site and adjacent propertiea
�rhile accommociating residential development conaistent witta the
Comprehensive Plan designation for these parcels�. The reaommended
traile to be developed in conjunction with the saxbdivision will
provide for superior pedestrian ci�culatinn in thie area, es�►ecially
with regard to the school.
14. Chapter 18.164 (Street and Utility Standaids) is �atiafi�d becauae the
pro�poaed lote meet minimum frontage and dimens�ianal etand�rds� anrl
b�cause street improvements and utilities will be required ta be
constructed to City construction standards as recommended k�y the
propased conditions af approval which follow ir� Section C.
c. nECZSZOrr
Tlae Planning Commisaion approve4. Zone Change ZON 90-0006, Subdiviaion SU�
90-0009, Planned Development PDI�t .°IO-OQ06, and Varianae VAR 90-0025 subject
ico the following conditions and modificationB:
IINLESS OT1�Ri�IBB N0"PSD, PiLL GdNDITIONS SHALL BB S�ITISFIED AND (�SPLR�ION OF
PIIBLIC 3 FINANCIALLY A3SURSD PRIOR TO ItS(X)RDTNG TE� �INAL PI,�iT
WI�'S WASHINGTON CODNT7C.
l. After review and approval by the Director of Community Developcnent and
the City Engineer, the final plat shall be recorded with Waehington
County. All easements necessary for public utilitiee mu�t appear on
the final plat and be to the atandard aizes epecifi�d by the
Engineering Divieion. The plat ehall clearly show iche ownership and
maint�nance responsibility for the private street. STAFF CONTACT:
John Hagman, Engineering Diviaion (639-4171).
2. Two (2) sets of detailed public improvement plans and profile
conetruction draw3nga shall be eubmitted £or prellminary review ta the
Engineering Department. Seven (7) aete of approved drawinga and one
(1) itemized cpnetruction cast estimat�, all prepared by a
Profeseional Engineer, ehall be submitted for final review aad
approval (NOTE: theae plans are in addition to any drawing� required ;:
by the Building Divieion and should only include sheete ralevant to
public improvements. STAFF COPiTA�T: John flagman, �ngin�ering
Department (639-4171).
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3. Building permits will not be issued and construction of proposed
public improvementa shall not commence until after the Engi.neering
Department hae reviewed and approved the publia improvement plana and
a etreet opening permit o� construction compliance agreement has been
execu�ted. A 100 gercent performance assurance or letter of
commitment, a develaper-engineer agreement, the gayment af a permit
fee and a sign inet�llation/atreetlight fee are required. STAFF' '
CONTACT: John Hagman, Engineering Department (639-4171).
4. �, pxafile of SW Winterlake Drive, ex�endinc� 300 feet west of the .
site, ahall be aubmitted ae part of the publia f.mprovement plans.
�TAP'F CONTACT: Gary Alfson, Engineering Department (639-4171) .
5. �he propoa�d privately-operated roadway p.lan profile and crosa section
d�tails ehall be provid�d as part of the publi� improvement plans.
STAFF' CCrNTACT: Gary Alf�on, Engineering D�partment (C39-4171j.
6. P'ull wic��h etreet improvemente, including traffic control devices,
mailbox clusters, concrete sidewalks, driveway aprone, curbs, '
sephaltic concrete pav�ment, eanitary sewere, stornu dra�inag�,
etreetLights, and underground utilitiea shall be inatalled vaithin th�
subdivieion. Improvaments ahall be deeigned and conatructed �o loaal
etreet standards. STAFF C(2NTACT: Gary Alfacsn, Engineering Departm�r►t
(i639-4171).
7. Driveway cuts aha11 not be permitted within thirty f�et of
inter�ecting right-of-way lines nor within five feet of property
lines unleas the driveway ie ahared by abutting lots. STAFF COtdTACT:
John Hagman, Engineering Department (639-4171).
8. Sanitary sewer and storm drainage detaila ehall be provided as part of
the �ublic improvement plana. Calculatione and a topographic map of
the gtorm drainage baain ahall be provided se a eupplement to the
public improvement plans. Calculations sha11 be basec� on full
development of the aerviaeable area. The location and capacity of
existing, proposed, and future lin�a eh�ll be addressed. STAFF ;
CONTACT: Greg Berry, Engineering Depaxtment (639-4171).
9. Street centerline monumentation shall be provided as followa:
a) Centerline Monumentation
1) In aecordance with Oregon Revised 3tatutes 92.06�, �
subeection (2), the centerline of all stre�t and roadway
rights-of-way ehall be monument�d before the City accept� a
street improvement.
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2) The following centerline monumenta shall be set:
A) All centerline-centerline intereection points. t:
A) All cul-de-sac cent�r pointe. #?�
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C) Curve pointe, beginning and ending pointa (PC�s and
PT'e) .
b) Monument Boxes Required
1) Monument boxes conforming to City standarde will be required
a�ound all centerline intersection points and cul-de-aac
center points.
2) The �ops of all monument boxe� ahall be set to finished
pavement grade. STAFF CONTAGT: John Hagman, Engineering
Departme�nt (639--4171) .
10. The prop�aed Tract � shall be dedicated as greenway - open space to
the City. A monumented bouracYary �urvey ahowing all raew title ].inea,
prepared by a regiet�red profeasinnal, land su�veyor, shall be
submitted to the Ci.ty for r�view and approval prior to recording.
STAFF CONTACT: �John Hagman, Engineering Department (639-4171) .
il. A t�n foot wide tract along the western si.d� of proposed lot 1 shall
be dedicated to the City of Tigard for ex�ension of the
bicycle/pedestrian path to the Mary Woodward School grounds. The
developer sha11 inetall an eight-foot wid� asphalt pathway within this
tract. STAFF CONTACT: John Hagman, Engineering Dept�rtment (639-
4171).
12. The dev�loper ehall be rc�aponeible for conatructing a pathway
extending from the existing bike path northweat of pro�osed 1ot 16 to
the 100 y�ear floodplain area and southeaetward through Tract A to the
original parcel'e eoutheaetern corner. Path location and cone�ruction
shall be coordinated with the Planning Division staff, the Park Board
and Park Department. At the diecretion of the City, all or a portion
o£ the path may be deleted. STAP'F CONTACT: Ron Bunch, Planning
Department (639-4171).
13. The plat ehall provide for adequate site drainage to the public
etoimwater drainage syetem. Privat� storm drains and drainage
easem�nts ehall be provided along the rear lot lines af all propcsed
lots. STAFF CONTACT: Brad Roast, Building Division (639-4171) .
14. Any tree removal on this property muet be approved by the Planning
Diviaion through approval of a tree cutting permit. Trees over eix
inches in diameter shall be removed only ae neceasary to conatruct
etreeta, utilities, and rer�idencea. Tree removal permite will be
neceasary for two stagee: right-of-way clearing and lot preparation.
The applicant shall provide for an arboriet to revi�w the plana for
tree protection. The arboriat or the pl�nning Division may prescribe
protecti�re meaeurea for trees to be retained on the site. Tract A
ahall be clearly separated from the remainder af the subdivision by a
temparary fence during tree removal and grading activitiea. A copy of
the tree remoeal permit ahall be available on-site durinq all trea
removal activitiea. STAFF CONTACT: Jerry Offer, Planning Division
(639-4171).
FINAL ORDER 90-20 PC - SUB 90-0009 - CAPSTONE PAGE 12
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15. An erosion control plan shall b�e provided as part of the public i
improvement drawinge. The Qlan sha11 conform to "Erosion Control !i
Plans � 1'echnical �uidance Handbook, November 1989." STAFP' CONTACT:
Hrad Roagt, Building Division (639-4171).
16. The private drive on Tract A ehall be signed for no parking on one
side. A �ign noting that the drive it� private shall be po�ted at the
drive'e interse�tion with SW Winterlake Pl.ace. STAFF' CONTACT: John
Hagman, Engineering Divieinn (639-4171) .
17. Building setbacke on all parcele ahall be as follawa:
front yard - 15 feet
cnrner yard -10 €eet
ga:rage - 20 fee�
side yard -3 feet (must satisfy Build3.ng Code cninimum atructure
�eparation requirementa)
rear xard - ].5 feet
Garage, aarner yard, and front yard aetbacks shall be measured from
the par�el/Traet B boundary for all lots fronting on the private
drive. STAFF CONT.ro,CT: Brad Roast, Building Diviaion (639-4171).
SUBDIVISION APFROVl'�L SHALL HE 'VALID IF THE PLAT IS RECORDED Hl'ITHIN 18 MONTHS OF
THE FINAL APPROVAL DATL.
It is further ordered that the applicant be notified of the entry of this
order.
PASSLD: Thia ,'�d day of Auguet, 1990, by the P].anning Commiasion of the Cfty
of Tigard.
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Mi on F. F e-P eeident
Tigard Pla g ommission
br/SUB9�0-09.jo
FINAL ORDER 90-20 PC - SUB 90-0009 - CAFSTONE PAGE 13
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AG�NDA ITEM 5•2
3TAP'P' REPdRT TO THE PLY�I�NING Ct,MMISSTOAi
TDSSDAY, AIIGLJ�:� 7, 1990 - 7:00 P.1�S.
TIGARD CITY HALL - TOWId HALL
13125 SW HALL BLVD.
TIGARD, pR 97223
A. FACTS
1. General Tnformation
CASE: CAPSTOI�E 3WBDIVISSOId
Zone Change ZON 9�0-OOOfi, Subdivi.eion SUB 90-0009,
Pl�.nned Deve].opment PDR 90-0006, Variance VAR 90-0025.
R�QUEST� 1. Zone Change to add the PD (P].ann��i Developmont) overlay
zone to taac lots 1800 and 1900;
2. Subdiviaion preliminary plat �eview o� a r�c�xeat to
subdivi.de two parcels totaling approximately 4.96
aares �nto 15 lots ranging in eize between 5,000 and
8,500 square feat and dedication of approximately 2.15
acrea of greenway/park ar�a al;ong 3ummer Creek;
3. Planned Develapment detailed pZan re�riew. The
appliaant requeSts that reduced front yard and s�de
yard aetbacks be permitted in ozder to allow gxeater
£lexibility with regard to bua.lding locatians so as to
r.eduae the r.eed fo� tree removal;
4. A Variance to Community Development Code 3ection
18.92.030 whieh does nnt allow park dedication a€ese
other than floodplaino drainageway� or eteeg slope
areaa to be included in deneity tranefer calculationa.
COMPREHENSIVE PLAN DESIGNATIONp Low Density Residential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 unite per acre)
APPLICANT/OWN�R: Capstone Development Corp.
J. Al1an l�ateraon
12700 SW Pacific Highway
Tigard, �R 97223
LOCATIONs Eastern terminue of SW Ialinterlake Dr�.ve (WCTM 1S1 34CC, Tax
Lots 1800 and 1900)
FLRNNIN�G C:OMMIS3S�N' STAFF REPORT - SUB 90-OOQ9 - CAPSTONE P�►GE 1
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2. Backqround, Information
No previous land use or develogment applicati.one have been reviewed by
the City relative to theee parcels.
3, Vicinitv Information
The site is surrounded by other propertiea zoned R�-4.5. The Village
at Summarla�ce Park subdivieion which is aurrently under development ia
located to �he west. A pedeetrian and bicycle pathway lead�.ng to
Summe�lake Park ie located along the boundary between the curxently
propoeed subciiviaion and the Village at Summerlake Park on the north
side of SW Winterlake Dxive. Mary Woodward Elementary School lies
imm�diately eouth of the prapoeed subdivision. A six-€oot tall chain
iink fsna� is lacated along the schoolyard'e boundary. A wooded
wetland and beaver pond formed by Summer Creek separates the aubject
parc�ls from the Summer Hill Park subdiviaion to �he northeast and
tderestane subdivision to the eaet. Summer I3i11 Park subdi,viainn was
established in 1962 and is ful.ly developed, Merestone aubdivision was
eatabli�hed in 1979 and alao ie fully developed.
4. Site Information and Propoeal Desorintion
Th� eubject site consists of two vacant tax lots tatalling 4.96 acres.
The parcele are heavily wooded with a combi�nation of anature Douglas
fir treee ae we11 as a great variety of lower heigh� decfduou� trees.
The northeaaterra edge of th� property is ].oc�ted within the 100 y�ear
floodplain of 3ummer Cresk and containa wooded wetlands as we3.1. as
formerly marshy area now covered by a beaver pond.
The applicant proposes dividing the parcels intn 16 lots to range in
aize between 5,000 and 8,500 square feet. The appliaant requasts that
a fifteen foot front yard setback and a three foot eide yard setbaak
be permitted in order to allow greater flexibility with regard to
building locatione so as to reduce the need for tree removal. A
twenty foot garage eetback would continue to apply. Code Section
18.80.080.A.4.b and c allow for approval of different aetbacks far a
planned development than would apply under the underlying zoning
dietrict.
The preliminary plat proposea that SW Wintsrlake Drive be extended
approximately 250 feet eastward from ita present temporary terminue to
a cul-de-eac bulb. Thie extenaion ie deeignated �W Winterlake P1ace
�n the preliminary plat. SW W3.nterlake Place would be a fu11y
ianproved public etreet with 34 feet of pavement, curbe, axad sid�walks
on both sides of the street. Eleven of the propoaed lota will have
acce�s directly to SW Win�erlake Place. A private drive will extend
eaetward annther 180 feat from the cul-de-sac bulb �to provide acces�
to proposed lots 6 through 10. The pr�posed private drive will
include 24 feet af pavement with a sidewalk on ane ai.de and wi�l
terminate in a hammerhead atyle turnaround. The praposed private
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drive will be located within an acce�e tract (Tra�t B) to be jointly
owned bx the parcel.s aerved by the private drive.
Approximately 1.6 acres of the original tax lota are propoged �or
dedication to the Ci.ty of Tigard for greenway and park purposes. The
area ie desiqnated ae Tract A on the preliminary plat. Tract A 1f.es
primarily within the 100 year £loodplain of 5ummer Creek althouqh a 30
to 52 foot wide strip of land to the north of proposed lots 13 through
17 whiah is not loaated within the floe�dplain is also proposed to be
dedicated. Public access to Tract A will be provided by a sidewalk
along the n�rthern edge of the propoaed private drive.
The proposed gubdivieion would be provi3ed with a sanitary s�wer that
will extend eastward to an existing �Tnified Sevrer�aqe Agency aanitary
sewer interceptor located within the Summer Creglr floodplain. Storm
drain�ge would be collected by catch basins a� the eastern ende of
the propased SW Winterlake Drive extensinn and the propoeed private
drive and will be routed through storm sew�rs �or diecharge into the
f lood
P
laira area to the eaBt. Water sexvice vaou�.d be pro�rided by
exten�ion of exiating wa�er linee within the Village at 3umimer La3ze
Park aubdivision.
In order to accomplieh the subdivieion as propas�d, the applicant ia
rec�uesting approval of the following requeetes
1. A Zone Change to add the 1�D (Pl.anne�l Deve�lopment) overlay
zone to �ax lots 1800 and J.900;
2. Subdivi�ion preliminary p1a� reviewo
3. Planned Dev�e3.apment detailed plan revisw;
4. A Variance ta Community Development Code Section 18.97..030
which does not allow park dedication areas other than
floodplain, clxainageway, or �teep slope arese �o be included
in density tranefer calculatione. The agplicant propoees
dedication of approximately 0.36 acree of riparian upland
adjacent to the wetlande within the 100 year floodplain for
additional public greenwa�. The app].ioant requ�ets that a
25 percent density tranefer be gxanted in conaideration for
thie prapo�ecl upland dediaatian as ie granted for the
required floodplain dedication.
5. A�c enev and NPO Comments ,
The Eng�.neering Division hae reviewed the proposal and has �ffered the
fol.lowinq comments:
1. Acaese to the eite ie provided by extend�.ng SW Win�e,rlake Drive �
to a cul-de-eaa. A private etreet tnestin;g the requirementa of
subsection 18.1O8.U70.a of the Code, extends from the cul-de-eac
and servee the five eastern most lota.
PLANNIN� COMMI3SION STAFF REPORT - SUB 90-0009 - CAPSTONE PAGE 3
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2. The submitted prelimina�y plat ehows th� Suenmer Creek floodplain
area to be d�dicated as gr��nway.
3. Sanitary sewer service ie available from an ex3.sting line along
Summer Creelt. Storm drainage w�uld be provided by discharging
two stornt clrain sewers tn the floodplain.
The City of Tigard Building Division haa r�viewed the propasal and has
commented that the 100 yeaz floodplain shou].d be adequately marked in
the field eo that it aan be verified that no exaavation rnaterials ar�
placed wi�hin the 100 y�ar floodplain ar�a.
The City of Tigard Parka Board hae r�viewed �he preliminary �lat and
has recommended conditicsns of approval that would heLp mitigate the
proposed subdivi.sion's impacte on Summerlake Park and the eurrounding
wetlands. The following are iseuea that the Park Board dssires to eee
addreseed:
SiQnificant Vectetation: The Board request8 that th� Commiseion
ask the developer to donate the proceeds f.rom the ea].e of
merchantable timber from the sit� to the Parks Fund. These
monies could be uaed epecifically for enhancements tA the
Summerlake wetlands and Summerlake Park improvemente. Tk�e Park
Boarci realizee the limitatione upnn the Commiesion with regard ta
making thie a condition of approval and �herefore the Board fe2t
it more appropriate t� frame the i�asue in terms of a request.
Significant treea and m% j�,�s of. vegetation tha� may be removed
but which currently are .�n cri�ica'1 lcrcations such aa those tY�at
provide buffering, wildlife habitat, or whiah are unique in
chara�ter ahould be replanted with the s�t►e speaiea.
A tree preservation plan ehould be prepared. Treee and other
significant vegetation which are �o be removed should be
identifie8 and checked out on the ground for appropriateness by
the pl�anning Departm�nt.
Trails: The developer should be reaponeible for constructing a
hard surface trail along the west end of the development to the
Mary Woodvaard School praperty. Also, the deveLoper should bear
�.he coet of building a eo�t eurfac�d trail within the gre�nway.
The trail layout and deeign should be approveri by th� Park Board,
s�aked on th� grourad, and approved before conetr_uctior�.
Thc� Tualatin Valley Fira and Rescue District has re�viewed the propoeal
and hae commented that where driving surfacea a3.ong the private drive
do not allow for 20 f�et of un�obetructed area, "�To Parking" eigns
ehall be installed an one or both sidee aa needec3. Tn a�dition, the
Firs District has commented that hydrant plac�ment ehould be
cooxdinated with the Tigard Water District ag well ae �he Fire
Dietrict.
PLANNING C(3MMISSION STAFF REPORT - SUB 90-0009 - CAPSTONE P.AGE 4
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Because of boundary chanqes ap�sroved by the Portland Metropolitan Area '
Baundary Commieaion that became effective in Jun�, 1989, the subject I
parcels remain within the Beaverton School Dietrict although the !
Village at Surnmerlake Park subdivieion to the west is wi_thin the
Tigard School District and Tigard School Diatrcict's Mary Waodward
Elementary School ie immediately to the aouth. The Beaverton School
Dietrict has commented that because of this aituation, the appli.cant
may want to apply to have theae parcels tranaferred to the Tigard
Sahool Dietrict. School dietrict boundary ahanges are obtained
through the A1�ehington Coun�y Educational Service District. This
application should be filed as soon as pc�saibYe �o ae to avoid a
txansfer afiter future residences wi�hin the aubdivision �re accupiad.
The Heaverton Schaal District hae x�ewiewed the propoeal and h�a
cornmented that the proposed eubdivieion would be located withira the
McKay Elementary/Whit�£ord Intermediate High/Beaverton High attendance
boundaries. This subdivision would be expected to generate 5 new
studenta f_ar McRay Elementary, 2 students at Whitford InterenediatQ,
and 2 studenta at BeavQrton High School based on etandarc� enrallmsnt
projection method�. Th� additional stu3ents generated by this
develapment can be hou�ed at the intermsdiate and high school levele.
F�owever, MaKay Elementary ia proj�acted to be at capacity in Segtembero
1990 even with five portable classroame being ueedo The school ie
anticipated to continue to experienae rapid growth due ta new houeing
construation i.n this area of the District. Optione for accommodating
the projected enrollment incr�ases are li.mited unleas the Aistrict can
acquire additional achool sites and paea a bond measur.o whi.ch will
allow for the construction of new schools.
The Tigard School Dietrict requests that a pedeetrian pathway be
provided between 3W Winterlake nrive and the northern boundary of the
Mary Woodward Elementary School yard. The School Di�trict will
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arrange to have a gate inetalled in the achool's fenee.
' The Ti.gaxd Water Distriat has reviewed the proposed subdivisi.on plan
and has commented that the water line muet be extended to the eastexn
end of the pronosed private drive.
PGL haa reviewed the proposal and has off�red no aommenta or
objectiona.
No other comments have been r�ceived.
B. FTNDINGS AND CONCLUSIOPiS
The applicable criteria in thie case are Tigard Comprehenaive Plan policies
2.1.1, 3.2.4, 3.4.2, 3.5.3, 3.5.4, 3.6.2, 4.2.1, 7.1.2, 7.3.1., 7.4.4,
8.1.]., 8.1.3, and 8.4.1 and Cammunity D�velopment Code Chapters 18.50,
1.8.8�, 18.92, ].8.108, 18.150, 18.160, and 18.164.
Ttae Planning etaff aonc:ludee the propcsal will comply with the applicable
Plan policiee and Code criteria baeed u�n the findinqe noted b�low:
PLANNING COMMISSION STAFF REPORT - SUB 90-0009 - CAPSTONE PAGE 5
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].. Plan Policy 2.1.1 ie satisfied bscause Neiqhborhoad Planning
Organization �7 and surrounding property owners w�re given notice of
the public he�ring on the eubdivieion proposal infarming them of their
opportunity to comment on th�s propasal.
2. Plan Policies �.2.4, and 3.5,3 are satisfiod becau.se the preliminary
aubdivision plat propoaee dediaation o£ the portion of the subject
parcele that are within the 100 year floodplain of Summer Creek and
which contain ass�ciated cvetlands far permanent open apace as required -
by thes� pnlicies.
3. Plan Palicy 3.4.2 ie eatisfied because �he pxeliminary plat proposes
d�dicatian of additional area outside of the 100 year floodplair► th�3t I
includee upland riparian vegetation. These a�eas �arovide some
buffering of the wetland habitat from adjaaent development and help I
pr�vent erosion of the creek's banka. In addition, this policy alea
cal1� for de�elop�►ent proposala in tirmlaer covered areas to bc� reviewed
through the planned cievelopment review pracesa as is prapased. The
deneity tranefar allowed t,y the planned devel:op�mm�nt r�view procesa
allows fnr clustering of reeidencee and pratection of ogen space areas
�cahich helps reduce tree xemoval and protect wildlife ha�iitat.
4. Policy 3.5.4 calle for an ir��erconneated �destrian/b.�ke path eygtem
throughout the city. xhis po�licy aan be satisfied thxough th�
Commie�ion requiring the prospectivs developer to provide an eight
foot wide paved pathway along the w�stern edge of proposed lot 1 �to
provide for a conn�ction betw�en the Srxmmerlak� Park pathwaya and Mary
Waodward 5choo7.. The path ahould be located within a 10 faot wide
tract dedioated to the City of Ti�ard. In addition, the developer
shoulct be required to provide a pathway from the snd ot the private
dr3.ve to a pathway roughly paralleling the 100 year flood elevation
line in the greenway and extending weatwa�rd to the exieting paved
pathway along praposed lot 17. xt is recqmmended that the Planning
CAmmieaion not dictate a pathway aurface material for this path but
instead let the developer work aut details regarding the path'e
location with the Park Board and the Park Department.
5. Policy 3.6.1 calle for implementation of the City's adopted park
plane. This policy ie satfefied because the pr�liminary plat calle
for the dedieation of the area of the subject parcels that lies within
the 100 year floodplain and which ie identified on the City's Parks
and Greenways Map as future greenway. Thia objectives of this policy
will ba furthered through the recommended trail conetruction whieh
will improve public acceee ta Summerlake Park and to the wetl.anda
adjacent to Summer Creek.
6. Palicy 402.1 requires that all develo�mnent comply with applicable
federal, etate and regional water quality atandarde. Th� proepective
dev�lnper wi11 be requireci to aubmit an eroeion contral plan
guaranteeing campliance with the eroeion contrc�l at�ndarda for the
Tualatin River baein as a part of the qradinq p�rmit eubmittal and
PLANNING C01�1MISSION STAFF FtEPORT - SUB 90�0009 -� CAPSTONL £'AGE 6
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wi1T be required to follow accepted methada of eroaion control
throughout the development of the proposed eubdivi�i�n.
"7. Policies 7.1.2, 7.3.1, and 7.4.4 can be eatlsfied because aseurance of
the extension af aewer, water, and storm drainage facilities to serve
the cievelopment will be required prior. to approval af the final plat.
The applicant hae indicated that these facilities will be provided
within the eubdivision in coniEprmance with City standards. The
Enqineering Division and other reviewing agencies have indicated that
the preliminary plans for providing theee utilities appe�r adequate.
Detailed public i.m��°ovnment plans wi11 neecY to be �pproved prior tca
recording the plat.
8. Policy 8.1.1 aall for th� prc�vision af a eafe and efficisnt street
syste�n whiah will ac�ommodat� preesnt and futura needs. The proposed
street plan for the subdivision satisfi+�s thia policy because the
development wnuld extend SW W•Lntsrla}ee Drive to a logical terminus;
wauld provide adeq}�at� �rivate street access to five of the propos�d
lots; and both tk�e proposed public and priv�ate etree�s within th�
development would be provided with appropriate pavement widthe,
�idewalks and vehicle turn �:round areas.
9. Po�.icy 8.1.3 will be satiafied when conditions of approval relating to
etreet impravements are complet�sd in conjunetion with the final pla�.
10. Community Development Code Chap�ter 18.50 (R-4.5 Loning district) anci
Chapter 18.92 (Denaity Comput�tiona) are ao� satiefi.ed by the
prgliminary plat becaue� the propo�ed denaity is not completely
con�istent with the density op�cartunity provided by the Y2-4.5 zoning
diatrS.ct and Code dens.�ty tranafer provieiona. However, this
inconeistency resulte from the applicant's affer to dedicate ta the
public adc�itional greenway area beyond the miaimum dedication� that
would normally be required und�r Flan and Code requixementa. The
additional areas are thoee partiona of proposed Tract A that are not
within the 100 year floodplain. The applicant requestB that the
Commiasi.on gr�nt a variance to Code Section 18.92.030.A which states
�hat only sensi.tive land areas a�r� available for a transfer of deneity
opportunities. xhie section of the Code do�s not allow a tranefer of
density opportunities from lands dedicated for park or right-of-w�y
purposes. The applicant requests that the area of Tract A that ie
not within the floodplain (15,038 square fest) be allowed to be
included with the seneitive lands areae in the d�n�ity calculation.
Section 18.160.120.5 providea the follawing criteria for a Variance to
a Code standard t� be considered thraugh a aubdivision application:
A. There are apecial circumetances or canditions aff�cting the
praperty which are unuaual and peculiar to the land as compared
to other land simila�rly s�Ltuatec�;
Ba The variance is neceseary for the proper design or £unetion of
the subdivisian;
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C, The granting of a variance wi11 not be detrimental to the publie
health, safety, and welfare or. injurious to tt�e rights of other
own�ra of property; and,
v. The variance ie neceesary far the preservation and the en7oY►Y►en�
o£ a subatantial propertY right because of an extraordinary
hardship vrhich would zesult from strict compliance with the
regulatians of this ardinance.
The special circumstancee affacting ��e re�e�rt to�the Csty for
applicant'e clesire to dediaa�e addn��ized byp�a losa of development
greenway purposes without being pe
opportunities and the alternatives provided by the Code that woul.d
otherwise permit the opportunitiea eought without attaining p�blic
purposea o€ wildlife protection and increased reareational
opportuniti�s. The applicant Gould retain the full development
opportuni�r throuyh plaoing the upland area of Traat A into s private
open epace tract owned by the lot aumere and therefore tkae upland open
apace area wnuld not be deducted from the buildable area in tlne
density computation. Thia would yield an oppo�tunity for 18 dw�lling
un3.te. The applicant could aleo have included the uplan3 portion of
�'ract A within the lot areas of lots 12 through 26 and through not
having to deduct tPxis area, another two lota could also have been
add�d. The applican� apparently understands the potential prnblems
involved with the long-term mai.nten�nce and reaponeibilities for a
private open apaae trac� and there�oxe would prefer to see thii�Gant
added to the �au�ilicly managed and maa.ntained greenway. The app
also apparently unde�etande that through adding this upland area �.o
the buildabl� lot ar�sa, reeidences could be placed further back on the
lots neceasitating additional tree removal and eliminating a buffer
fxam �he wetlands. Both of these a:ttuationg allowed by the Code vsould
nnt contribute ta the proper design and Functioning of the subdivi.gion
as well as the proposed plat.
The granting of the requeeted variance would not aeem to be
detrimental to any indiviclual°s rights �nd instead would appeag to
further public purpa�sea. The appliaant ia attempting to avail himself
of the d�nsity opportunitfee already afforded by the Code gor this
particular property if not for the decii.cation of more area than would
normally be required far development of this property and to provide a
public benefit thrnugh the additional dedication at the eame time. +
Strict compliance with the Code's densit;y calculation formula would t
result in a hardship to �he �pplicant throuqh the lose of a gotential �
lo�. Tkne applic�nt could then seek to alleviate thig hardehip through �
reapplyixag for this Bubdivision with the desirgd number of lota or
addition�l lots utilizi.ng either of the methods described above. The
City would be hard pressed to d�ny a suah a subsequent application and
thus the r�sul� woul.d k�e a poorer deeign�d subdivision and no
addition�l public greenway. This should be avoided through approval
ot the requeeted vax�i�nee. If the variance ia approved, the proposal
will be conei�tent with Cnde Chaptere 18.50 and 18.92.
F�LANNING COMMTSSION STAFF REPORT - SUB 90-0009 - CAPBTONE
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All proposad lots are a�propriat,ely eized and ehaped ao th�at the� �ots
shauld be able to be built upon in conformanee with the� requeste�i
reduced front and side yard aetbacks, and the rear yard and maximum
site coverage standards of ths R-4.5 zoning district without requiring
variances. The reduction in th� front and side yard setback standards
should be allowed becauee this wi11 allow homebuildere greater
flexi.biiity in siting homes on the 1ot� with respect to retaining
treee. In addition, allowing the homes to be located furth�r f.orward
on the lots should grovide larger rear yards which ehould ��duce trie
number of treee that will need to be rsmaved in the portion� r�f the
lots that will abut the gxeenway and the ach�olyard.
11. Chapter 18.108 (Acceea) is sa�iefied becauee the pro��ed private
drive ie congi�tent with pr�.vate drive improvemeat stanclarde which
rec�aire 24 feet af p�vement, c:urbe, aidewalk on ane aide, and an
adequ�tely aizerl turn around. The Code allowe up to six residences to
be served by a private drive. The gsropoaed subdivision would have five
re�idential parcels served by the priwats driveo
5taff recommende that the Cpmmissi�n require �hat th� private drive be
posted with no parking sic�ns aa requested by tlxe Fire District in
order to aesur� that aclequate axea ia �rovided for emergency vek�icle
acaesa to the easternmoat parcele. Staff alea recommends that the
drive clearly be signed as a private roadway so se to make it clear
that the responsibility for its maintenance does not lie with the City
and to ehow th�t it ie not i.ntended for vehicul�r accese to the
greenway area.
12. Gtxapter 18.150 (Tree Removal) requirea that the number of trees ov�r
gix inchea in diameter that are removed duri.ng the couree of
aonstsuction be minimized. The propo�ed subdivi�ian will praa�rve a
number of large trees thraugh the dedic�tion af paxk area alang th�
development's northern and eastern eidee. The prapoeed development'e
streete, utilitiee, and residenaes will rec;uire the removal of a
significant number of trees. However, th� number of treea removed
should be mini.mized through careful atudy of the eite to be
accomplished through phaaed tres removal. Staff recommende that
initial trec� remaval be limited to the propoBed public right-of-way
and the pzivate street areas. Individual late, potential drive�asy
locationa, and potential buil.ding eites will then be easier to see�.
The developer and City staff can then identify which trees will need
to be removed to conetruct reeidences on tk�e lote, The develoger
should be requixed to provide the eerviaes o� a certified arboriat for
this analysia. Care ehould be taken to retain se many mature trees as
possible through ca�ceful site planning, curved drivewage around treee,
and ahared driveways where practical. Minimizing tree removal shauld
be a benefit to the proposed developmeat in both property values as
well as atmosphere. Retaining ae many tree� ae practi.c�l ehould
minimize the visual impacts of �he praposed deaelopment upon long-term
neighbore of th� property that have valued ite wooded state. No t�e�
PLANNING COMMISSION STAE'F REPORT - SUB 90-0009 - CAPSTONE PAGE 9
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removal may occur prior to Planning Division review and approval of
removal plane for that phaae.
13. Chapters 18.8A (P1.anned Development) and 18.160 (Subdivisiox�) are
satiafied because the propoaal meets the requir�mente set forth for
submittal and approval o£ a d�etailed planned development plan and a
aubdivision preliminary plat. �he propoeed additional greenway
dedication as well as the requested flexibility with regard to
setbacks are intended to preeerve to a �ignificant extent the existii�g
].andscape featuree and amenities of the site and adjacent prapert3.es
while accr�mmodatin,g reaidenti�l development coneistent with the
Comprehensive Plan deeignation for theae parcels. The recommended
traila to be developed in conjuncti.on with the subdivision will
pravide for eup�riar pedestrian �irculation in thia area, eapecially
with regartl to the �chool.
14. Chapter 16.164 (Street and Utility Standarda) is satisfied beaauee the
prapnBed lots meet minimum frontage anc� d.imensional standarda and
because atreet improvements ancl uta.l�.ties will be required to be
conetructed to City conatruction atanc�ards as r�cammended by the
proposed conditions of approval whiah fullow i.n Section C.
C. RECOMMENDATION
Tlae Planning Divi.sion recomm�nda approval of Zone Change ZON 90-0006,
Subdivisian SUS 9q-0009, Planned D�velopm�nt PDR 90-Q006, and Varianae
VAR 90-0025 �ubject to iche followinq conditiona and modifications:
IINILRSS OTSSRWISS NOTBD, �AI.L C70AIDITIONS SHALL BS FATISFI�D 1�ND 00�4l1�LRxION OF
PLIBLIC S FINRIJCYALIaY ASSIIRgD PRIOR 3"O IPE(70RDIN(G RHS FIHPiL FT.AT
WITII WASHIIiGTON COQE�iTX.
l. After review and approval by the Director of Community Development and
the City Engineer, the fiaal plat ehall be recorded with Waahington
County. All easements necessary fox public utilities muet appear on
thQ final plat and be to the etandard eizes specified by the
Engineering Division. The plat ahall clearly show thc� ownership and
maintenance reaponeibility for the private street. STAFF C�NTACT:
John FIagman, Engineering Divieion (639-4171).
2. Two (2) sets of detailed public improvement plane and profile
constxuction drawinge ehali. be aubmitted for preliminary review to the
Engineering Department. Seven (7) sets of approved drawinge and one
(1) :itemized construction coet e�timate, all prepared by a
Professional Engineer, ehall be aubmitted for final review and
approval (NOTE: these plana are in addition to any drawinga required
by the Building Diviei.on and should only include eheete relevan�C to
publi.c improvementsa STAFF CONTACT: �ohn Hagman, Engineering
Department t639-4171) .
3. Building permits will not be issued and conatruction of pra�osed
public improvements shall not commence until after the Engine��ing �
PLANNYNG COMMISSION ST1�FF REPORT - SUB 9Q-0009 - CAPSTONE PAGE 10
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D�partment hae reviewed and approved the public improvement plans and
a street opening permi� or conetructfon comgliance agreement h�s bsen
executed. A 100 percent pe�furmance ae�aurance or letter of
commitment� a developer-engineer agreement, the paym�nt of a pernAit
fee and a eign installr�tion/streetlight fee are required. STAP'F
CONTACT: John Hagmar�, �mgi.neerinc� Department (639-4171).
4. A profile of SW Win��rlake Urive, extending 300 feet west af �he
eite, shall Y�e submitted a� part of the public improva�ment plans.
STAF&' CQY3T'ACT: Gary F�lfeon, Engine�ring Department (639-4171).
5. The proposed privately-operated roadway plan profile and croae a�ction
detaile shall be provided a� part of the publia improvement pl.ans.
STAFP' CONTAC�: Gary Alfa�n, Enqineering D�partm�nt (639�4171j.
6. Full width �street improvem�ente, ia�cluding traffic control d�vicee,
mailbox cluat�rs, concrete aid�walke, driveway aprone, curbs,
asphaltic ooncrete pavement, sanitary sera�rs, �toxm drainage,
et�eetlight�, and underground utilities ahall. be inetalled within the
subcliv3.sion. Irnprov�mente ahall be deaigaxed ancl constrexcted to local
street ata�►darde�. STAFF CANTAGT: Gary Al.faon, E�ngin��ring Aepartment
(539--4171).
7. Driveway cute shall not be ge�snitted within� thirty fset of
3.nteraQCtin� right-nf-way lines noY� within five feet of prc�perty
lines unless the driveway is ehar�d by abut�ing lote. STAF'F CONTACT:
John Hagman, Engineering Departmen� (6�9-4171).
8. Sanitary e��wer and etarm dr�ainage detaile ahall be provided ae part of
the publia improvement plana. Calaulations �nd a topographic map of
the storm drainage basin ehall be provided as a eupplement to the
public improvement plans. Calculatione ah�ll be ba�ed c►n full
d�velopment of th� serviceable area. The lacation and capacit� of !��,
e�cieting, proposed, and future lines sha11 be addreased. STAP'i�
CONTACT: Greg B�rry, Engineering Department (639-4171).
9, Street centerline monumen�ation ehall be provided aa follawe: II
a) Centerline Manumentatfon �i
l) Tn accordance with Oreqon Revised 3tatu�e� 92.060,
�ubeeation (2), the centerline of aYl etreet and roadway
right�-of-way ehall be manumented before the Ci.ty accepte a
street i:mpr�ovem�nt.
2) The following centerline monuments shall be sets
A) All centerline-centerline intereection �ointe. ''
B) All cul-de-eac center pointe.
C) Curve points, kaeginning and ending points (PC'e and '
PT's).
PLANPIING COMMTSSION STAFF' R�PORT - SUB 90-0009 - CAPSTONI� PAG� 11
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b) M�nument Boxes Required
1) Monument boxes conforming to c;itg etandarda will be required
around all centerline interseation points and aul-d�-sac
cente�r pointe. i
2) Ths tops of alI monument boxee ahall be aet to finish�d '
pavement grade. STAFF CONTl�CT: Jahn Hagman, Engineering
l�epartment (639-4171).
1a. The propoeed Tract A shal.l be dedicated as greenway - open epace tp
the City. A monumented boundary eurvey showing al.l neur title lineso
pr�pared by � registered pxofessional, land surveyor, sh�ll be
aubmitted �a ithe City for review and approval prior to r�cordi,ng.
STAFF CONTACTa John Yiagman, Engineering Department (639-4171).
11. A ten foot wide tract along the �vestern side of proposed lot 1 shall
be dedicated to the City o£ Tigard for extension of the
biaycle/pedestrian path to the Mary Woodward School grrsunds. The
developer ehall install an eight-foot wide aeg�hal� pathway wi�hin th3.s
tract. STAFF CONTACT: John Hagman, Enqineering Departmen� (639-
4171) .
12a The develop�r shall be reeponaible for conatruating a pathway
extending from the existing bi.kepath northwest of propoeed lot 16 to
the 100 year floodplain area and southeastward through Tract A to th�
original pa,regl's southeastern corner. Path location and �ans�ruction
sha11 be coordina�ed with the Park Board and Park Department. STAFF
CONTACT: Ron Bunch, Planning Department (639-4171).
13. The plat ehall provide for adequate aite dra3.nage to the public
stormwater drainaqe system. Private storm drains and drainage
eaeements ehall be provided along the rear lot lines of all prAposed
lo�e. ST1�FF CONTR,CT: Brad Roaet, Building Division (639-4171).
14. An tree removal on this ro rt at
y p pe y mu be approved bp the Planning
Diviaion thraugh approval of a tree cutting permit. Trees over six
inches in diameter shall be removed only as necessary to conetruct
strests, utilities, and reeidsnces. Tr�e removal perm3.ts will be
neceeeary for two stages: righ�-af-way clearing and lot preparation.
The applicant shall provide for an arboriet ta review th� plans far
tree protection. The arborist or the Planning Divieion may preecribe
protective measuree for trees to be xetained on the site. Tract A
ahall be clearly eeparated from the remainde� of the aubdiviaion by a
�emporary fence during tree removal and grading activities. A copy of
the tree removal permit ehall be available on-site during al]. tree
removal activities. STAFF CONTACT: Jerry Offer, Planning Division
(639-ai�i�.
15. An eroeion control plan shall. be provided ae part of the public
improvement drawinge. The plan ahall conform to "Eroaion Control
PLANI�TTNG COMMISSION STAFF REPORT - SUB 90-0009 - CAPSTONE PAGE 12
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Plana - Technical Guidance Handbook, November 1989." STAP'F CONTACT: I
Brad Roast, Building Divieian (639-4171).
16. The private drive an Tract A shall be signed f�r no park�ng on ane
aidee A eign notinq �hat the drive is private aha11 be posted at the
drive's int�rs�ction with SW Winterlake Place. �TAFF CONTACT: John
�agman, Engineering Division (639-4171j.
17. Building eetbacka on sYl par.cel� shall be �� folTows:
front yard - 15 fee�
corne� yard �1Q £eet
garage - 20 feet
�ide yar.d �3 feet (must �atisfy Building Code minixnuttt structur�
separation requirements)
rear yard - 15 feet
Gaz�ag�, corner yard, and front yard e�tbac3rs ahall be measur�d from
the parcel/Tract B baundary for al�. lots fronting on ttae private
drive. STAFF CONTACT: Brad l�oast, Building Division (f39-4171). �ii
SUBDIVISION F�.PPRf)VAL SHAI,L BE V1�LID TF THE PLAT I3 RECORDED WTTF3IN 18 MONTHS OF ,
THE FINAI� AP'PROz7AZ DATE.
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P ARED . J Offer � A�PROVED BY: Keith Liden
A iate Planner Senior Planner
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PLANNING COMMTSSION STAFF REPORT - SUB 90-0D09 - CAPSZ'ONE PAG� 13
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PFtOJECT: CAPSTONE 6/14/90
SUBJEC�': DENSITY COMPUTAT'IOI�Y'5
REFERENCE: CITY CODE - 18.9�.020 & . 030
ACREAGE:
Total �ross Acrea�e __________________�___________�______ t�,9�i acr�s
AIREAS TQ BE SUBT'RACTED FRUM THE GRnSS ACREI�,GE:
Flood plaa.n and park areas �___________�v__e____________ �2, 15) acres
Street �reas (publi� & private) ------------------------- 0.5� acres
Net Acreage ----------------------------------------- 2.27 acmes
DENaITY:
Net Square Footage = 2.�7 ac. x 43,SC�� sq.gt./ac. = 98,881 sq.f°t.
9�,�81 �q .ft. / �,500 sq.ft./la�t = 13a18 ------------------- 13 1o�s
Densifiy tiraYasfer from �looefl plain and p�xk areas:
2. 15 ac. x 4�3,560 sq.ft./ac. / �,�00 sq .ft./1vt = 12.49 lots
1�.49 lots x Oo25 = 3. 12 ------------------------------------ � lots
TOTAL NUMHER OE LOTS ALLOWED ---------�----•------- 16 LOTS
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PROJECT OVERVIEW
- LOCATIGN
The 4.96 acre sfte is at the east terminus c�f S.W. Winter Lake Drive
and immediately north o£ the Mary Woociard Elementary School and is
bhac�n as Tax Lots 1800 & 1900 on Assessor's Map iSi-34-CC. A vicinity
map is shown as an inset on the Preliminary Plat.
ZONINfG
The subject propert� is shown on the Tigard Comprehensive Plan as low
density, on� ta five �anits per acre. The zoning is R-4.5.
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E�ISTIddG CONDYT2t3NS
The site is approximately 659 feet deep in �n east�west directi.�n� and
329 feet narth--south. Suaamer Creek flows through the northeast corner
of the sit� and creates a flood plain of approximately 1 .6 acres . That
por�tion of the site outside the flood plain is heavily wood�d with
larg� Douglas firs. -
'The site slopes from �hQ southwest corn�r at eleva�ion 18�'
northeasterly to the flood plain at elevation 169.3 with an average
gradient of approximately six percent.
DEVELOPMSNT PROPOSAL .
The proposal is to r.reate 16 single family detached home sit�s on ttZe
4.96 acre s'ite. S.W. Winter Lake wc�uld be extended into the site and
terminated in a standard City cul-de-s�ac. Due to the configuration of
the site created by the flood �lain, five lots along the south lir�e
will be accessed by means of a private drive.
The £load pl�in and a portic�n of �he heavily wooded area along the
nort� line will be dedicated to the City for park/open space.
All needed utilities are available ta �the site. Storm drainage will
disch�rge into Summer Creek. A preliminary utility plan xs
incorparated in the Preliminary Plat.
A tree cutting plan will be pr.epared and submitted to the Ctty staff
for review prior to any clearing work being performed on the site.
Every effart will be made to preserve trees.
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CITY OE TZGARD PLANNING COMMISSIAN ';II
FINAL ORDER NOe 90-�19 PC
A FINAL ORDER ING;�;.•UDING FINDINGS AND CONCLUSIONS WHICH APPROVES AN APPLICATION
FOR A SIGN CODE EXCEPTION (SCE 90-0003) IiFQUESTED BY MARTTN BROS. SIGNS ANA
TIGARD RETAIL CENTER.
The Ti.gard Planning Commiseion has reviewed the above application at a public
hearingr on Auguet 7, 1990. The Commisaion has baeed its deaision on the facts,
findia�gs, and concluainns nr�ted below.
A. FA('CTS
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1. Gen�ra�l Tnformation
CASE: Sign Code Exception (SCE 90-0003) .
RJrQUEST: For a si.gn code ex�ception approval allowing a 50$ increase in
eign ar�a up to la5 equare feet ger face, anci a 25� increase
in eign hei.ght, up to 25 feet.
COMPI2EHEN�TVE PLAN: Commercial General
ZONE: C-G (Commercial Gene�al) . ;
APPLTCANT: Martin Brathers Signs, Inaorporated
Roy M. Boswell
P.O. Box 1012
Tualatin, OR 97062
OWNER: Tigard Retail Center
15800 SW Boones Ferry Road, C-301
Lake Oswego, OR 97035
L�CATION: 13702 SW Pacific Highway (WCTM 2S1 3DD, Tax Lots 400 and
500).
2. flackaround Informatian
The Hudaon e�rvice etation previou�ly occupied ttaie aite and during the `
laat sevgra]. years the statian had been abandoned. several signe were `
sub'ect ta the si n amortization '-
7 g program which required their removal
because they were s�ightly over-sized and abandoned (Case No. 88-102-Z) . F
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In september, 1989� 3it+a Dev�lopment Revi�w, (SDR 89�-20/V 89-24) was �
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P'INAL ORDER 90-19 PC - SCE 90-0003 MARTIN BROS. PAGE 1 �
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approved to establish a commercial retai.l aenter consisting of three ii
separate buildings. Prior to conetruation of that project, the Hudson
service station and all eiqns on the property were removed. The retail I
centex is now almoet fully developed ancY tenants are beginning to occupy i
the buildings. �I
Recently, the property owner has been reques�ed to xamove several
striiiga of illegal banners, as we11 as an illegal temporary eic�n.
Al�hough a financial assurance has been provided, a fa.nal landacaping
has not beetx provided and a minor amount of landscaping rettiaina to be
completed.
3. Vicinitv Ynformation
Propertiee to the south, sast, and north along Pacific Highway are alao
zoned and developed C-G (Commercial General). Res3.dential prog�erty
zoned R-9.5 (Single family residential, 3.5 units/acre) lies immediately
wegt of the �ubj�ct propertyo The parcel .i� loaated at the soutkawest
cormer of Pacifi.c Highw�y which is an arterial atreet, and Watl�ins
Street whioh ie a minox collectar.
4. �ite Information and Pro�osal Descrivtion
The proj�ct ia developed with three eeparate buildinr�e and will
probably conta�n be,tween six and ten tenants. �,t the gresent time,
automo�ive bueineeees occupy all of the northeastern building and half
of the northweatern buildiag. The third and largeat buildir�g on the
southweet eide of the property is juet beginning to be occupi�d. The
project has 3irect dri.veway acceas onto Paci.fic Highway, as we11 ae
Watkin� Str�et. Presently, there are na freestanding signs on the
prop�rty.
The applicant is requesting permission to conetruct one freest�nding
eign that axceede the normal allowances for sign size and height as
e�cified in th� eign code chapter of the Community Develapment Code.
The applicant propoaea a sign height of 21 feet with an 8-foot clearance
at the bottom and eign dimensions of 13 ft. x 8 ft., for a total of 104
square feet of eign area per face. The applicant indicatea that by
ueinq 9 inch letter copy aa the minimum size, the 13 ft. x 8 ft. eign
dimensione neceeeary to provide adequate room to advertise the different
tenante in the retail oenter.
5. Aaenev and NPO Comments
The Building Diviaion and the State Highway Division have nn objections
to thie propoeal.
NPO #3 reviewed the propoeal on July 18, 199Q and the NPO recommende
that the eign e4de exception not be granted bec�use the buildings are
FIN,AL ORDEIt 90-19 PC - SCE 90-0003 MARTIN BRfJ3. PAGE �
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significan�ly visible and the NPO has consistently recommencied that
add3.tional �ign area not be allowed for other propertiee along Pacific
Highway.
No othe� commenta have been received.
B. FINDINGS AND CONCLUSIONS
The basic standard in the C-G zone allowe for one freestanding sign with a
max3.mum square footage of 70 square feet per faoe and a maximum height of 20
fest. Wall aignage is aleo allowed at a percentage of 15$ of the size of the
wall that the sign is mnunted on. �he Planning Commiesion may grant
additional aign height andjor �ign area, if variation from the atandard pode
requiremente is deemed appropriate i,n accordancs with the criteria f.ound in
Section 18.114.145 and Section 18.114e130.G of the Code.
Section 18.114.130.G.1(c) state�€ that when a premie�s contains mare than a
single tenant, but is nat defined as a shopging centQr (8 or more tenanta),
an additional 50�k of �ign copy area may be permitted under the deaign review
pracess (or sign code exception process in thia case) so as to adequately
identify the separate tenanta wh�n it is determined that the increased sign
area will not deter from the pu�pose of the Code. A shopping center is alsa
eligible for a 50$ eign area increase.
The sign illuetrated by the appliaant ahows adver�ising epace for nine
tenante. As mentioned earlier, one of the thrse buildings ie fully
occupied. F�Zso Hollywood Video ie intended te� ocaupy a �ignificant portion
of the thi�d building. Given the apace that remai.ns, it appears likely that
the center will be ocaupied by mor� tham ei�r tenanta.
Haeed upon the ir�formation present by the applicant, there is adequat�
justification to grant an additional 50� in eign axea but additional aign
h�ight is not consiatent with the applicable eign code criteria. The
incresee in the area of the freestanding sign is necessary to adequately
identify the tenants of the center and thie aize is coneistent with the aode
criteria and with the signage allowed for si.milar retail c�ntera in the City.
I C. DECISION
,
Based upon the diecue�ion above, the Planning Commiseian approves SCE 90-
0003 �ubject to �he following conditione:
l. The freestanding aign shall not exceed 105 ecluare feet per sign face
with a total maximum sign area of 210 square feet. The sign shall meet
the standard height requirements of the Communi�;y Develnpment Code.
STAFF CONTACT: Vi Goodwin, Planning Division, 639-4171.
2. Prior to inetallation of the freestanding eign, a eign permit shall be
approved by the Planning Division. STAFF CONTACTs Vi Goodwin,
Planning Aivieion, 639-417]..
FTNAL QRDER 90-19 PC � SCE 90-0003 MARTIN BROS. PAGE 3
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3. Prfor t,o ieauance of a aign permit and installation af the freeatandinq
aign, sll conditions of SAR 89-20 ehall be sati.efied. STAFF CONTACT.
Kei�h Liden, Plann�.ng Divieion, 639-4171.
4. This approval ie valid if exercised within Z8 months of the final
approvgl date.
It is further ordered that the applic�nt be notified of the entry of this
�rder.
PASSEDs This � day of August, 1990, by the Planning Commiaefon of the City
of Tigard.
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on F. yr V Pre dent
Tigard Planni iseion
SC�90-03.PFO/1cD.
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P'INAL ORDER 90�19 PC - SCE 90-0003 MPIRTIN �ROS. PAGE 4 R
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AGENDA ITEM 5.3
STAFF REPC►RT TO THE PLANNING COMMISSION
HEARTNG DATE: AUGUST 7, 1950 - 7:30 FM
13125 SW HALL BLVD. - TOWN HALL
TIGARD, AREGON 97223
A. FACTS
l. General Intarmation
GASE: Sign Code Exception (SCE 90-U003).
REQUESx: For a sign code exception approv�l allowing a 50$ increase
in ei n area up to 105 square feet per faae, and a ?.5+k
5
increase in sign height, up to 25 fee�.
�OMPREHF;NSIVE PLAN: Cnmmercial General
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ZONE: C-G (Commer�cial Generel).
F,pPLZCANT: Martin Brothers Signs, Incorporated
Roy M. Boswell
P.O. Box 1Q12
Tualatin, oR 97062
OWNER: Tigm,rd Re��il Center
15800 SW Boonee F�rry Road, C-301
Lake Oawego, OR 97035
LOCATION: 13702 SNY Pacific Hiqhway (WCTM 2S1 3DD, Ta.x T,ots �100
and S00) .
2. Backaround Information
The Hudson service statian pr�vioualy oacupied thi.s aite and during
the last �everal yeare the station had been abandoned. Several aigne
were subject to the eign amortization progrann beaause they were
alightly over-aix�d and abandoned signs are required ta be removed by
the Cnde (Case No. 88-1p2-�Z) .
In Septernber, 1989, Site Development Ftevfew, (SDR 89-20/V 89-24) was
ter conei�tin of three `a
approved to eetablieh a commercial retail cen �
separate buildinge. Prior t� conetruction o£ that project, the Hudson
gervice station and a11 signs on the prop�rty were removed. The
retail aenter ie naw almoat fuily developed and tenants are beginning
to occupy the buildinge.
Recently, the propertg nwn�r ha� been requeeted ta remove eeveral
stringe of illeqai banners, as w�ll aa an illegal temporary e�iqn. `'
STAI�F REPQRT - SCE 90-0003 -- MAItTI,N BRQTHERS PAGE 1 =`
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Although a financial assurance has been grovided, a final landacaping
has not been pravided and a minor amount of landgcaping remains to be
co�npleted.
3. Vicinitv Information
Propertiea to the south, eaet, and narth along Pacific Hiqhway are
also zcaned atad developed C-G (Commercial General). Reeidential
. property zoned R-3.5 (Single family residential, 3.5 units/acre) lie
immedia�ely west of the subject property. The parce,l is located at
the eouthw�at corner of Pacific Highway whiah ie a,n arterial street,
and Watkina Street whiah ia a minor collee•tor.
4. 6ite Information and Propoeal Deacriptinn
The project is developed with thre� aeparate building� and wil].
probably contain somewhere between fi.ve and eight tenants. At the
present time, there are two sutomotive businees that occupy two of the
buildings. The third and largest buil�ing on the eouthwest side of
the property ia �ust beginning to be occupied. The project haa direct
driveway accesa onto Pacific Highway, as well as Watkins Street.
Presently there are no freestanding eigns on the property.
The applicant ie reques�ing permiseion to construat � fr8estanding
eign that exceeds the normal allowances for eign sizc� and height ae
found in the sign code chapter of the Community Development Code. The
appliaant proposRS a sign height of 21 feet wi�h an 8-foot clearance
at the bottom and eign riimen�sions of 13 ft. x A ft., for a to�al of
104 scluare feet of sign ar�ea per face. The applicant indicatee that
by uaing 9 inck� letter copy as the minimum aize, the 13 ft. x 8 ft.
�ign dimensions neceasary to provide adequate room to advertise the
different tenante in the r�tail center.
� 5. Aaencv and NPd Comments
The Building Divieion and the State Highway Divi�ion have no
objections to thie propoeal.
� NPO �3 reviewed the proposal on July 18, 1990 and the NPO recommenda
that the eign code exaeption not be granted becauae the buildings are
eignificantly visibl� and the NPO haa consistently recommended that
additional sign area not be allowed for other properties along Pacific
Highway. !�
Na other commente have been received.
B. �'INDING3 AND CONCLUSIONS
The basic etandard in the C-G zone far freestanding signe allowe for ona �
froeatanding aign with a maximum equare footage of 70 square feet per face
and a maximum height of 20 feet. Wall aignage ie also allowed at a
percentage of 15+k of the eize af the wall that thg aign is mounted on. The
STAP'F REPORT - SCT 90-0003 - MARTIN SRI�THER5 PAGE 2
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Planning Commisaion may grant additional sign hsight and/or sign area, if
variation from the stanc�ard Code requirements is deemed appropriata in
accordance with the �riteria found in Section 18.114.145 ansl Section
18.114.130.G of the Code.
Section 18.114.130.G.1(c) st�tes tt�at when a premis�s containe more than a
single tenant, but is nc�t defined as a shopping center (8 or more i�enants),
�n additianal 50� of sign �opy area may be permiti�ed under fi he design
review process (or sign code exception process in this case) so as to
adeqeiately identi�y the e�parate tenante when it is determined that the
increar�ed si.gn area wi11 not deter from the purposs of the Code.
�h� eign illuetrat�d by the applicant ehows advextiaing space for nine
tenant�. Ae mention�d earlier, tiwo of the three buildings are fully
occupied. Also Holl.ywond Videa ie intended to oceupy a �ignificant portion
oF the third building. Given the epace that remain�, it a�ppeara unli3�ely
that the center wiZl be occupied by more than eix tenants. A sirnple
reduction of the number of lines for six or seven tenante would result in a
aign which i� claeer in aiae to the 70 aqu�xe �oot standard whi].e still
providing ad�quate lettering eize and visibility for �he cexater. S`
Bas�d upon the in£ormatian present by the appl�.cank, there does not appear
to D�e adequate justification to grant an additional 50� in eign area.
�lft�r thie aase ia discuased further with the applicazx� during the public '
��,d
hearing, som� additional aign area and height may be justified and '
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coneist�nt with the intent of the Code to minimize the number of signe and
kc�tal sign ar�a aiioCatsa to commercial bue�iaxe��ee. Until additional
iaformation ie pxesen�ed� the staff recomm�nds that �hia proposal be
deniedo
C. RECOMMENDATIOPI
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Based upon the discuesion abave, the etaff recarcumends denial a�f SCE 90-
0003. If additional �ign area ir� approved k►y th�e Pl.anr�ing Commiseion, the
staff r�commenda �hat at a minimum, the followi�g conditione be applied:
1. Prior to instal.lation of the freeetanding eign, a sign permit ahall be
approved by the Planning Divieion. STAFF CONTACT; Vi Goodwin, �
P1.anning Division, 639-4171.
2. Prior to iseuance of a eign permit �nd installation of the ,!
freeatanding aiqn, all conditione of SDR 89-20 ehall be satisfied.
STAE'F CONTACT. Keith Liden, Planning Diviefon, 639-4171. � '
3. This approval is valid if exercised within 18 months of the fin�l
;r,
approval date.
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PREPARED BY: Keith L'iden, Senior Planner 3CE9003/kl
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STAFF REPORT - SCL 90-0003 - MARTIN BROTE3ER3 PAGl� 3 I;.
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V�TM DEVELOl'MENT
REAL ESTATE DEVELOPMENT SERVICES
Ju1y 19, 1990
RE: 5ign Varianc� N�rra�ive
TIGARD RETAIL CEN7CER PARTNERS
Pursuant to Sec�ion 18.114,45 Community Develapment Code, TRCP re-
qu�ats � sign code exception/variance; set fo�th as an approved
option on our pre-approval aonference of NoveYnber 1, 1989 to allow
a 5a� increase in sign area.
Based on topography, depth �rs. width of the development, pasted
sgeed on adjacent Pacific Highway 99W and the limited visibility
of ten�nts due to the surrounding structures, there exists a x��ed
for a 50$ increase in the size of the monument face to effectively
identi.fy tenan�s.
The proQosed sign is set back in an ar�a designated to allow for
2A' sigr� height< Our sa.gn .is designed for 21' to a].low for an 8 �
vi.sible clearance. The 13 ' x 8 ' sign face gives a total of 104 sg.
ft. of face for tenant signage.
, To assur� �naximum impact oP the tenants copy, we conclude that 9'�
iette�c copy is a minimum. The spacing requir�d to achiev�e this,
giv�n the number of tenants, is how we arrived at the 13 ' sign face
height, The spacing around a letter is what determines its legi-
bility, not �imply its size.
The viewing opportunity for tenants in the rear of the center is
minimal due to lot configuration and layout of buildings. North-
bound traffic on Highway 99W would have to completely pass the
center and look back, setting up a vzry difficult cross-read
situation to view wall signs.
The main pylon signage is crucial to tenant identificatian. �'he
viewing angle is a cross-read of approximately 90 plu.s feet and at
the posted speed of 40mph, this angle dictates the praposed
signage. The approach Southbound has similar difficulties.
We feel that these adjustments will insure the consumer easier
access to the services provided by this center and allow the busi-
nesses attempting to serve this community a more beneficial
opportunity.
Visibility is the lifeblood o�f our retail tenants. The monument
signage allows the community the best possible way to find their
required services.
15K(x) S.W. BOONES I�I�RRY RD., SUI"1'L C-3Ul • LAKE OSWEGO. OaEGON 97035 • (�O3) h3S-77(,(}
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�� ;.x o t�,_ �rr•niit No. __ —�___-----.__.__.._ ,
j CITY OF I":CGARD �
SIG�I PERMI"f APPL.T.CATInN j
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1'he a�plicant her<aby applies Pur a permi� for th� work indicated ur as shown iri lh� ;
acctrmpanying plans and specificatiuns.
SIC;N LOCATION FIDDRES.;: ����,��'�'��''_�,dJ �Q 'W ZONTNG: �.'-._�___.._
NFiME OF BUSINESS: _��1��/!`-,�-J�.�!�—C.���,. ------_.._. ._..--- i
APPLICANT/AGfIUT'�� UC. COMPANY:�����,�-���_�_IPHON[:��_��� �
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� The City oP Tigard imposes an annual Busiriess Tax which must be kept current on all �'
� persons daing business ara L'he Cxty. Uo you �re�e�tly have a current Eiu:s.iriess f:`.
;� l�ax? . ...__.
t PROPOSEO SIGN: (CFieck as n�any as apply) °'
i,
n �',;
PERMANENl ('� FREE:STAIUUINC; (�) FREEWAY ( ) .�,
� TEMN'ORARY ( ) WA�I_ ( ) EI.ECT'ROfUTC ( � �
OTNER ( ) BILl.BOA.RD ( � BALLOON ( ) '�
SiGN DIMENSI(�NS: I�,�'C �, EXPIRATION DATE: �
TOTAL SIGN AREA (Sq. Ft. ) : I��'�C ��. � _ �j
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WALL AREA (�q. Ft. j : _.
WA�L. FAGE:
HEIGHT (ft) : �I
� PH�JECTIORI FROM WAL�: � __,_.
i
IL�UMINATION: YES �) NO ( ) TYPE:
1
� COPY:
' NlA7ERTALS: Vl'V� WYl cJY1���1_�Q. `
EXISTING SI S: �p(v� -k`Z' '"y.YYY��r- _�`�1�4� LC�C'ilcs"y-'--� �__S�1'"'� _ ..._...---- .
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ADMINI:�TFtA7'IVE EXCEP'fION: APPROVEU [ ] N/A [ ] AFtEA [ ] HETGH7 [ ] HOG! MU(.:W__.. %
(.Oh1MF NT5: �___..--
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f�l._f�NNING �EPAKTME:NI� All tii��ri ��er�mits inu:>L Mx� <ri:�:ulnr>�.rni���� by [� ��•�+1�? dr��awirx� f
f'��rmit f ee�..�, _--�---�---- _ . ��nd ��l�,l �>7<��n l f wur•k auth��r'izecl urui��r <a si�an ��rr ini t
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F:'L F�(;f RI'CiAI PE RMT 1 I CFRTIFY THAT I AM THE RECORQED OWNER OF THE PROPERTY ;
Ill_��11[Ill-:D; YF:S ( ) Ni� ( ) OR AN AGENT AUTHORIZED BY TNE OWNER, �:
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MEMOI2ANDUM �I
CITY OE' TIGARD, OFtEGON
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TO: City Council, Planning Commieeion, Reviewing Agenciee �
FR0�4: Jerri�IO�fer, Associate Planner
V �
DATL: Julx 91, 1990 ;
1
SUBJI�CT: Zoning Ordinance Amendment ZOA 90-0002 �
I
S�aff has been cantacted by eeve��l existing Tig�rd bueineasea and pr�apective j
induatrial dev�lopers regarding the poesibility of installing above-ground fu�l. �
storage tanke for th� needa of their vehicle fleete. Chapter 18.104 of th� i
Community Development Code prohibits the inetallation of above-ground fu�l
storage tanks with capaciti�s greater than 60 gall.ons in all zoning dfetricte. ,
Busineeses eeekimg to inetall fuel etorage tanke are caught between the City'a �
proh�bition of above ground fuel ��orage tanke and increaaingly etrict federal �
and s�ate regulation� on underground atarage tanke. In addition, these �
ksueinesaee face aubstantial clifficul�iee re�lative to ineuring undergrounai
storage tanks. The increae�d concern with regard to undergraund fuel etorage �
tanke relatee to the potential for graundwater contamination due to undetected
leakage.
A,fter diacueaiona with a representative of the Tualatin Valley Fire and R�scue j
District regarding the Diatxict�s poeition on above-ground fuel storage tanks,
staff has decidec� to propose an amendment to allow above-ground fuel etorage ;
tanks of 6000 gallone or lese individually or 18,A00 gallona in aggreg�te in �
all industrial zones in the City subject to Uniform P'ire Cofle conatruction, ;
eiting, and permit requirements. The proposed amendmenta would also allow I
� above-ground heating oil tanks in all zoning districta whereae the Code i
previouely lirnited the eize of heating oil tanks to 60 gallor�a. The attached �
Code Chapter 18.104 containa the propoeed revisione. A11 additione sre f
underlined. Del�tions are bracketed. The revisione are intended to bring the �
City•e regulationg into �cloeer conformance with the Uniforan Fi�� Code
provieione for above-ground etoraqe t�nke.
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D R A F T
Chapter 18.104
FUEL TANK INSTALLATTONS
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Section8: �
18.104.010 Purpose
18.104.020 Definitions
18.104.030 Applicability of Provieions
18.104.040 Requirements
18.104.010 Purpose
A. The pur.pose of thaae regulations i.a to guid� the installation of
atationary fuel tanka within �he City limite in reaidential, commercial
and industrial zones. (ord. 89-06; Ord. 86-08)
18.104.020 Definitions
A, "Contai�ner" - any 60 gallon or lesa capacity can, bucket, barrel, drum,
or portable tank (except stationary tanks), taak vehicle[s], or [and]
tank can[e] uaed for traneporting or storin_g flammable or combustible
liquids.
B. "Fuel" - Flammable iiqu.ids and aombuatible liquids Claae I, IT, and
III se defined and claseified by the Uniform Fire Code and liauid
� petroleum gas �LPG and propane). [Keroeene or ang hydrocarbon oil or
liquefied petroleum gas conforminq to nationally recognized atandards.
Hydrocarbon oile ghall ha,ve a flashpoint of not l�ss than l0A
�^ahrenk�eit. j
C. "Tank" - a veseel containing mare than 60 U.S. gallona. (Ord. 89-06;
Ord. 86-OS)
18.104.030 Applicability of Proviafone
A. The provisione of this chaptex ehall apply to al.l new and exi�ting
development in all zoning districts. These provieians �ha11 not apply
to nonstationary fusl coatainere. (Ord. 89�-06; Ord. 86-08)
18.104.040 Requir�mente
A. All stationary containers, tanka, �quipment, and apparatus ueed or
i.ntended to be ueed for the atorag0, handl.ing, ua�, or sale of
flammable or combuatible liquids or fuels ehall be of an approved type
aa per the Uni€orm Fire Code.
B. Small tanks of 300 gallona or less or containers with capacitiee af 60
U.S. gallona or leae, ueed or intended to b� uaed fo� the above-ground
,
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D R A F T '
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storage of residen�ial or home hegting fuele Scr�mbustible liquids-
Class II and TII and liquified p�toleum gae) are permitted in all
clietricte whea they conforaa to the etandards and requireme�xte of the [
Uniform P'ire Code and local fire district requirements.
C. Tnatallation of all fuel tanks with capacities greater than SO [T.S.
gallnns for the storage of flammable lic�uids (Claee I) ehall be
psohibited above-graund in a11 oommercial and reeidenti�.l zorring
dietricts.
D. Tnetallation of above-grpund fu�l storage tanka aha11 be permit�ed in
� all industri�.a1 zoning diatricta eubject to Uniforra Fir� Code
conetructian, sitingd and permit requirements. Tanke conta�.ning Class �•
I, TI, or III licsuids ahall not exceed 6,000 gallons 3.ndividual �r �'
18,000 gallon� aggregat� in total volume. Fuel tanka ehgl.l be related `
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to and clearly incidental to an approved nse of the eit�.
[D.] E. Specific concerns of tank placement on a eite with respect to �i
^ topographica,l condit�ions, barxicades, walls, buildinq exits, proxi,mity
to buildinge ar adjaaen� properties, tank aonstruction, and etorage
;
permite far Claas I, II and III liqu3.ds slaall be addreeeed prior to
the time of Building Code permit approv�l and eite cievelopment reeiew
(where applicable), and shall conforni to all requiremenfcs of the 7
Uni.form Fire Cad� and the applical�le fire cliatrict.
[L.] F. A11 underground fuel t�nk and above-gro�und etationary guel etorage �
� contafners may be inetalled in all distrfcta provideds ;
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l. All fuel tank inetallations must be reviewed and approved by the k
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Building Official; and �,
2. Application for the neceesary permi.ta from the City Building '�
Official ehall be aacempanied by a eigned, approved dacument from �
the applicable fire digtrict. (Ord, 89-06; Ord. 86-08) €;
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TUALATIN VALLEY FIItE & RESCUE
AND
BEAVERTON FIRE DEPARTMENT
� 4755 S.W. Griffith Drive• P.O. Box 4755 • Beaverton,OR 97076• (SU3)5?b-246y• FAX 526-2538
�
June 4, 1990
Keith Liden, P1ann�r
City of Tigard
P.c�. 9ox 2'3397
Tigard, Oreqon 97223 .
Dear l�lr. I�idena
Attaehed i,s a copy of the Fire Department's new S.O.P. claxifying
` �alaove grour�d `.�Iammable and combust�ble liquid s�arage tank
installation. ��.Of particular .interest to ynu would be Item #4,
req�aesting zone classification and the City of Tzgard's appre�val
for tank site. We believe tha� th.is wouZd give hath of aur
�urisdictions a c.lo�er/stronger working reTativnship in ap�lyinq
the regula�ions that be�th are responsible for.
If I can ans�re,r. any questions that you may have, plsase feea free
to call me at 526-2�69.
Sincezely,
Gene Birchill
Deputy Fire shal
Be t Pa er
're Marshal
Enc. :
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' STANDARD OPERATING PROCEOURES
� TUALATIN VALLEY FIRE AND RESCUE
FIRE MARSHALS OFFIf:E
Section 7.2.6
- Approved 5/23/90
Revised
� P�ge 1 of 2
COMMUNTTY DEVELOPMENT
SUBJECT: Abaveground tanks installed under Section V �f Fire
Prevention Ordin�nce 90�1 Exception, �
PURPOSE: � To clearly define the appr�ved criteria for tank
installation and the information required to obtain a
, p�rmit to install such tanks�
POLICY It wi11 be the policy nf the Tualatin Valley Fire and
STATEMENT: Rescue to a11ow the aboveground storage of flammable ar
; combustible liqui.ds according to the following
requiremen�s.
AUTHORTTY/ The Fire Marshals Office has the authority and responsi-
RESPOiV52BILITY: bility for implementing and enforcing the procedures
, outlined in this palicy.
` PROCEDURE: Plans and information sha11 be submitted to the Fire
Marshal far approval prior to issuanee af a tank
installation permit.
The minimum required information and documentation sha11
be.
1. 1'ank size and location related to the property line,
public way, or buildings on the same property.
2. Product contained in tanks.
3. Topographical information indicating gravitational
flow from tank site to property lines, buildings, and
public ways. .
� 4, Documentation of the zone classification from the
eity/county :which has jurisdiction and their written ,
approval of the tank site.
5. Tanks shall be protected from vehicular impact.
� 6. Tanks shall be installed in accordance with Article
79 of the` ourrent edi�ion o� the Uniform Fire Code.
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�. " Section 7.2.6
F�-' � Approved 5/23/90
� Revised
f'age 2 of 2
Exception: The Fire Marshal may approve the installation '
of aboveground tanks in accordance with the following: !
The aboveground tank shall be in an enclosure that is
liquid tight and vapor tight withaut backfill. 5ides,
top, and bottom of the enclosure �hall be of rea.nforced �
concrete at least 6 inches thick, with openings for
inspectian through the top only. Tank connections shall
. be so piped or closed so that neither vapors nor liquid
. can escape into th� enclosed spaee. Means shall be •
� provided whereby portable equipment may be employed to
discharge to the outside any vapors which might accumulate
should leakage occu�.
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or
; Other self-diked tank systems may be used that are
� specifically �ested and listed by a na�ional].y recognized
( � testing agency �'or this use. Documentation of the listing
shall be provided prfor to approval.
Tanks containing Class I, II, or IIT-A liquids shall not
exceed 6,000 gallons individual or 18,000 gallons
aggregate. '
APPROVED
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Bert Parker, Fire Marshal Chief, Beaverton Fire Dept.
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Augu.st 1, 1990
NPO �3 - Milatttes '
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The meeting was called to order at 7:12 p.m.
Present: Fortex, Bishop, Frovde, Smm�-tl�
�cc,ZLSed: Hanse�n, I�bxter�en
A'bsent: Klingele
l. Added Agesyda it..�n. 2P�
Electian far �os�.tian of NPa #� se�etary
Namirsated; Narac,�y Smit.h
E].ect�d in favur�, unanim�.sly .
2, The Minutes of NFO #3, dated July 18, 1990 w�xe approved as sulxnitted.
3. Variar�oe VAIR 90-UO2� - Ci�y o� Tigax�
NPO #3 stror�gly objects to front yarcl setback varianc�s as �pplied to
neighborhood/residential zonir�g. Due �o the zoninq designation c�f C-N
(Neighborhood cx��ial) aryd �at there were no la�nz c�bjections fran the
vwn�r - a motion was made tha� the varianae be granted. Motion carried
ursanimously.
4. Fuel Tank r.nstallation - ZOA 90-005 - City of Tigard
A �evi.5eci �rar�.un, c]ated 7/31/90, frcen Jer2y Offex, Assoc�.atre Plant�r,
raas r�ived arad reviewed. NPO #3 feels �e definitions of fla�mnable �
liquids and c�nbustible liquids - Class I, II� and III ° w�r� not definsd
with enouc�h de�th. We would h�ave liked to have had the a��al defiailed
uni�orm fi:re cx�de, A motion was made �that the zon� o�dinarx�e amer�nt be
approved with the follawi.ryg corr.�itions included in th�e ordinarx�: 1)
Detaile�3 defiiu.tion af Class I, II, and III fla�able liquids ar�d
oo�ustible liquids, and 2) adc�quate sGreeni.ng be recNired. in all zones.
Mation carried unanimou.sly.
5. C�thex Busi.ne..�s
g. PYoude eacpla�ned a revised plan sulxnitted by Triad. The revised plan
shar�s c�esagn cYsariges in, 1) tYie apartmex►t c�anq�lex road syst�►, ar�d 2)
the interse�tion area of 109th an�d Naeve R�oad. Fraade stated citizens
are mee�i.ng with dev�eloper ar�d that this issue i.s scheduled for
planni.ng �iuni.ssion ox► 9-4-90. NPO �3 wil'1 make �.nts on this
issue when more inform�tion becxanes available.
2. A m�tion was made �hat � Joiz�t NPO Meetiria, schedule�l for 8-22-90,
be devoted solely � presentations by the NPO's.
Nlption �rri«� unanimously
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