Developer Packet- 7438 NE 47th Ave

Developer Pack

Subject Property

7438 NE 47th Ave, Portland OR 97218

Tax Lot #: 1N2E18BA-00700 Propery ID: R317420 Jurisdiction: City of Portland/ Multnomah Co

Table of Contents 

Property Details



Utilities (Water, Sewer & Gas)



Zoning



Custom Maps



Miscellaneous Items -Demographics -Traffic Report

The information contained is provided by WFG’s Customer Service Department as a courtesy to our customers, and while deemed reliable, is not guaranteed.

Property Details 

Property Tax Information



Assessors Tax Map



Vesting Deed

•

Jurisdictional Information

Property Detail Report Owner: Us Bank Trust Trust Site: 7438 NE 47th Ave Portland OR 97218 Mail: 3701 Regent Blvd #200 Irving TX 75063

Multnomah County Data as of: 01/15/2021

Location and Site Information County: Legal Description: APN: Tax Lot: Twn-Rng-Sec: Neighborhood: Subdivision: Legal Lot/Block: Census Tract/Block

Multnomah SECTION 18 1N 2E, TL 700 0.24 ACRES R317420 1N2E18BA00700 01N / 02E / 18 / NW Cully Association Of Neighbors

007300 / 1137

Lot SqFt: Lot Acres: Land Use: Land Use STD: County Bldg Use: # Dwellings: Map Page/Grid: Zoning: Watershed:

10,364 0.24 100 - Residential, Unimproved Single Family Residence RSFR - Residential Improved

1 1 1/ 0 1 Concrete Composition

Year Built/Eff: Heating: Cooling: Fireplace: Pool: Kitchen:

567-C5 Portland-IG2 Columbia Slough-Willamette River

Property Characteristics Total Living Area: First Floor SqFt: Second Floor SqFt: Basement Fin/Unfin: Attic Fin/Unfin: Garage SqFt:

806 806

Bedrooms: Bathrooms Total: Bathrooms Full/Half: Stories: Foundation: Roof Material:

1923 (1923) Forced Air 1 1

Assessment and Tax Information Market Total: Market Land: Market Structure: Asssessment Year: Assessed Total:

$122,000.00 $122,000.00 2020 $79,980.00

Property Tax: Exemption: Market Improved %: Levy Code: Mill Rate:

$2,060.52

201 25.5471

Sale and Loan Information Sale Date: Sale Amount: Document #: Deed Type: Title Co:

02/21/2018 $263,389.00 2018019166 SHD

Lender: Loan Amount: Loan Type: Price/SqFt: Seller Name:

EIDE,LEONARD EST OF

Prepared By: WFG National Title Customer Service Department 12909 SW 68th Pkwy, Suite 350, Portland, OR 97223 P: 503 603 1700 | 360 891 5474 E: cs@wfgnationaltitle.com | cccs@wfgtitle.com

Sentry Dynamics, Inc. and its customers make no representation, warranties or conditions, express or implied, as to the accuracy or completeness of information contained in this report.

Assessor Map

Parcel ID: R317420 Site Address: 7438 NE 47th Ave Sentry Dynamics, Inc. and its customers make no representations, warranties or conditions, express or implied, as to the accuracy or completeness of information contained in this report.

7/1/20 TO 6/30/21 REAL PROPERTY TAX STATEMENT Multnomah County Oregon ∗ PO Box 2716 ∗ Portland, OR 97208-2716 Phone: 503-988-3326 www.multcotax.org

ACCOUNT NO:

PROPERTY DESCRIPTION CODE AREA:

SITUS: 7438 NE 47TH AVE SECTION 18 1N 2E, TL 700 0.24 ACRES

US BANK TRUST TR % RESICAP 3630 PEACHTREE RD NE STE 1500 ATLANTA GA 30326

VALUES:

LAST YEAR

THIS YEAR

107,000 61,300 168,300

122,000 0 122,000

77,660

79,980

MARKET VALUES: LAND STRUCTURE NET RMV TAXABLE VALUES: NET ASSESSED VALUE

PROPERTY TAXES:

$2,104.91

$2,060.52

The Multnomah Building is temporarily open for in-person Property Tax Payments Only. Please visit proptax.multco.us or call (503) 9883326 for payment options, service hours, and information.

R317420

201 2020-21 CURRENT TAX BY DISTRICT: PORTLAND COMMUNITY COLLEGE PORTLAND PUBLIC SCHOOLS PORTLAND PUBLIC SCHOOLS LOC OPT MULTNOMAH ESD EDUCATION TAXES:

19.91 370.96 159.16 32.60 $582.63

CITY OF PORTLAND CITY OF PORTLAND CHILD LOC OPT EAST MULT SOIL & WATER CD-GOV METRO LOC OPT PORTLAND FIRE/POLICE PENSION URBAN RENEWAL - PORTLAND PORT OF PORTLAND METRO MULTNOMAH COUNTY MULT CO HIST SOCIETY LOC OPT MULTNOMAH COUNTY LIBRARY MULT COUNTY #1 DRAINAGE GENERAL GOVERNMENT TAXES:

305.22 0.00 6.83 0.00 183.93 207.90 4.69 6.48 289.50 0.00 81.36 134.09 $1,220.00

CITY OF PORTLAND BONDS METRO BONDS PORTLAND COMM COLLEGE BONDS PORTLAND PUBLIC SCHOOLS BONDS BONDS AND MISC TAXES:

30.70 28.55 28.21 170.43 $257.89

2020-21 TAX (Before Discount)

$2,060.52

TAX PAYMENT OPTIONS

(See back of statement for payment instructions)

Pay By In Full 2/3 1/3

Discount

Net Amount Due

11/16/20

61.81

$1,998.71

11/16/20

27.47

$1,346.21

11/16/20

NONE

$686.84

DELINQUENT TAXES:

$0.00 $1,998.71

TOTAL (After Discount):

PLEASE MAKE PAYMENT TO: Multnomah County

PLEASE DETACH STUB AND RETURN WITH PAYMENT. RETAIN TOP PORTION FOR YOUR RECORDS. OREGON PROPERTY TAX YEAR

July 1, 2020 to June 30, 2021

Multnomah County Property Taxes Property Address

7438 NE 47TH AVE PORTLAND, OR 97218 DO NOT WRITE IN SPACE BELOW

0001317420

0000068684

PLEASE MAKE PAYMENTS TO:

Code Area

Account Number

Tax Collector, Multnomah County

201

R317420

Payment Options: IN FULL 11/16/20

Net Amount

Amount Paid

2/3 1/3

$1,346.21 $686.84

$1,998.71

11/16/20 11/16/20

Discount is lost and interest applied after due date

0000134621

0000199871

02

Pay Online

WRITE MAILING ADDRESS CHANGES IN AREA BELOW US BANK TRUST TR % RESICAP 3630 PEACHTREE RD NE STE 1500 ATLANTA GA 30326 530

Aerial Map

Parcel ID: R317420 Sentry Dynamics, Inc. and its customers make no representations, warranties or conditions, express or implied, as to the accuracy or completeness of information contained in this report.

Utility As Builts Water As Built Maps

Portland Water Bureau

Sewer As Built Maps Bureau of Environmental Services NW Natural As Built Maps

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Legal Location: T01N R02E Sec18 NW State: OREGON County: MULTNOMAH City: PORTLAND Wallmap: E. PORTLAND

Plat ID:

1-023-035 Plot Date: 2/1/2021

Zoning 

Detailed Zoning Information



Overlay Zones



Zoning Map



Community For Additional Zoning Information Contact: City of Portland Bureau of Development Services 503.823.7300

Title 33, Planning and Zoning 8/10/20

Chapter 33.140 Employment and Industrial Zones

33.140 Employment and Industrial Zones

Sections: General 33.140.010 General Purpose of the Zones 33.140.020 List of the Employment and Industrial Zones 33.140.030 Characteristics of the Zones 33.140.040 Other Zoning Regulations 33.140.050 Neighborhood Contact in EG and I Zones 33.140.055 Neighborhood Contact in EX Zone Use Regulations 33.140.100 Primary Uses 33.140.110 Accessory Uses 33.140.130 Nuisance-Related Impacts 33.140.140 On-Site Waste Disposal Site Development Standards 33.140.200 Lot Size 33.140.205 Floor Area Ratio 33.140.210 Height 33.140.215 Setbacks 33.140.220 Building Coverage 33.140.225 Landscaped Areas 33.140.227 Trees 33.140.230 Ground Floor Windows in the EX Zones 33.140.235 Screening 33.140.240 Pedestrian Standards 33.140.242 Transit Street Main Entrance 33.140.245 Exterior Display, Storage, and Work Activities 33.140.250 Trucks and Equipment 33.140.255 Drive-Through Facilities 33.140.265 Residential Development 33.140.270 Detached Accessory Structures 33.140.275 Fences 33.140.280 Demolitions 33.140.290 Nonconforming Development 33.140.295 Parking and Loading 33.140.300 Signs 33.140.310 Superblock Requirements 33.140.315 Recycling Areas 33.140.320 Inclusionary Housing

140-1

140

Chapter 33.140 Employment and Industrial Zones

Title 33, Planning and Zoning 8/10/20

General 33.140.010 General Purpose of the Zones The employment and industrial zones are for areas of the City that are reserved for industrial uses and for areas that have a mix of uses with a strong industrial orientation. The zones reflect the diversity of industrial and business areas in the City. The zones differ in the mix of allowed uses, the allowed intensity of development, and the development standards. The regulations promote areas which consist of uses and developments which will support the economic viability of the specific zoning district and of the City. The regulations protect the health, safety and welfare of the public, address area character, and address environmental concerns. In addition, the regulations provide certainty to property owners, developers, and neighbors about the limits of what is allowed.

33.140.020 List of the Employment and Industrial Zones The full and short names of the employment and industrial zones and their map symbols are listed below. When this Title refers to the employment or E zones it is referring to the first three listed.

When this Title refers to the industrial or I zones, it is referring to the last three listed.

Full Name General Employment 1 General Employment 2 Central Employment General Industrial 1 General Industrial 2 Heavy Industrial

Short Name/Map Symbol EG1 EG2 EX IG1 IG2 IH

33.140.030 Characteristics of the Zones A.

B.

General Employment. The General Employment zones implement the Mixed Employment map designation of the Comprehensive Plan. The zones allow a wide range of employment opportunities without potential conflicts from interspersed residential uses. The emphasis of the zones is on industrial, industrially-related, and office uses, typically in a low-rise, flexspace development pattern. Retail uses are allowed but limited in intensity to maintain adequate employment development opportunities. The development standards for each zone are intended to allow new development which is similar in character to existing development. The intent is to promote viable and attractive industrial/commercial areas.

1.

General Employment 1. EG1 areas generally have smaller lots and a grid block pattern.

The area is mostly developed, with sites having high building coverages and buildings which are usually close to the street. EG1 zoned lands will tend to be on strips or small areas.

2.

General Employment 2. EG2 areas have larger lots and an irregular or large block pattern. The area is less developed, with sites having medium and low building coverages and buildings which are usually set back from the street. EG2 zoned lands will generally be on larger areas than those zoned EG1.

Central Employment. This zone implements the Central Employment map designation of the Comprehensive Plan. The zone allows mixed-uses and is intended for areas in the center of the City that have predominantly industrial type development. The intent of the zone is to allow industrial and commercial uses which need a central location. Residential

140-2

Title 33, Planning and Zoning 8/10/20

Chapter 33.140 Employment and Industrial Zones

uses are allowed, but are not intended to predominate or set development standards for other uses in the area. The development standards are intended to allow new development which is similar in character to existing development.

C.

D.

General Industrial. The General Industrial zones are two of the three zones that implement the Industrial Sanctuary map designation of the Comprehensive Plan. The zones provide areas where most industrial uses may locate, while other uses are restricted to prevent potential conflicts and to preserve land for industry. The development standards for each zone are intended to allow new development which is similar in character to existing development. The intent is to promote viable and attractive industrial areas.

1.

General Industrial 1. IG1 areas generally have smaller lots and a grid block pattern.

The area is mostly developed, with sites having high building coverages and buildings which are usually close to the street. IG1 areas tend to be the City's older industrial areas.

2.

General Industrial 2. IG2 areas generally have larger lots and an irregular or large block pattern. The area is less developed, with sites having medium and low building coverages and buildings which are usually set back from the street.

Heavy Industrial. This zone is one of the three zones that implement the Industrial Sanctuary map designation of the Comprehensive Plan. The zone provides areas where all kinds of industries may locate including those not desirable in other zones due to their objectionable impacts or appearance. The development standards are the minimum necessary to assure safe, functional, efficient, and environmentally sound development.

33.140.040 Other Zoning Regulations The regulations in this chapter state the allowed uses and the development standards for the base zones. Sites in overlay zones or plan districts and designated historical landmarks are subject to additional regulations which supersede those of this Chapter. The Official Zoning Maps indicated which sites are subject to the additional regulations. Specific uses or development types may also be subject to regulations in the 200s series of chapters.

33.140.050 Neighborhood Contact in EG and I Zones A.

Purpose. Neighborhood contact is required when a new storage structure for any type of fuel will be built on a Bulk Fossil Fuel Terminal because of the impacts that fuel projects can have on the surrounding community.

B.

Neighborhood contact requirement. Proposals meeting the following conditions are subject to the neighborhood contact steps of 33.705.020.B., Neighborhood contact II. All of the steps in 33.705.020.B must be completed before an application for a building permit can be submitted.

1.

The proposed development has not been subject to a land use review; and

2.

The proposed development includes at least one new structure for the storage of any type of fuel on a site with a Bulk Fossil Fuel Terminal use.

140-3

Chapter 33.140 Employment and Industrial Zones

Title 33, Planning and Zoning 8/10/20

33.140.055 Neighborhood Contact in EX Zone Neighborhood contact is a set of outreach steps that must be taken before certain developments can be submitted for approval. Neighborhood contact is required as follows: A.

B.

Neighborhood contact I. 1.

Neighborhood contact I requirements. When proposed development will add at least 10,000 square feet and not more than 25,000 square feet of net building area to a site, the neighborhood contact steps of 33.705.020.A., Neighborhood contact I, are required. All the steps in 33.705.020.A. must be completed before an application for a building permit can be submitted.

2.

Exemption. If the proposed development has already met the neighborhood contact requirements as part of a land use review process, it is exempt from the neighborhood contact requirements.

Neighborhood contact II. 1.

Neighborhood contact II requirements. When the proposed development will add more than 25,000 square feet of net building area to a site, the neighborhood contact steps of 33.705.020.B., Neighborhood contact II, are required. All of the steps in 33.705.020.B. must be completed before an application for a building permit can be submitted.

2.

Exemption. If the proposed development has already met the neighborhood contact requirements as part of a land use review process, it is exempt from the neighborhood contact requirements.

Use Regulations 33.140.100 Primary Uses A.

Allowed uses. Uses allowed in the employment and industrial zones are listed in Table 1401 with a "Y". These uses are allowed if they comply with the development standards and other regulations of this Title. Being listed as an allowed use does not mean that a proposed development will be granted an adjustment or other exception to the regulations of this Title. In addition, a use or development listed in the 200s series of chapters is also subject to the regulations of those chapters.

B.

Limited uses. Uses allowed that are subject to limitations are listed in Table 140-1 with an "L". These uses are allowed if they comply with the limitations listed below and the development standards and other regulations of this Title. In addition, a use or development listed in the 200s series of chapters is also subject to the regulations of those chapters. The paragraphs listed below contain the limitations and correspond with the footnote numbers from Table 140-1.

1.

Household Living uses in I zones. This regulation applies to all parts of Table 140-1 that have a [1]. Household Living in houseboats and houseboat moorages in I zones are regulated by Chapter 33.236, Floating Structures. Household Living in other structures is prohibited.

140-4

Title 33, Planning and Zoning 8/10/20 2.

3.

4.

Chapter 33.140 Employment and Industrial Zones

Group Living. This regulation applies to all parts of Table 140-1 that have a [2]. a.

General regulations. All Group Living uses except for alternative or post incarceration facilities, are allowed by right subject to the regulations of Chapter 33.239, Group Living.

b.

Alternative or post incarceration facilities. Group Living uses which consist of alternative or post incarceration facilities are conditional uses. They are also subject to the regulations of Chapter 33.239, Group Living.

EG Retail Sales And Service limitation. The following regulations apply to all parts of Table 140-1 that have a [3]. a.

Limited uses. Except for sites with historic landmarks, the net building area plus any exterior display, storage, work and other exterior activity area for Retail Sales And Service uses is limited to 20,000 square feet or the square footage of the site area, whichever is less. On sites with historic landmarks, the net building area plus any exterior display, storage, work and other exterior activity area for Retail Sales And Service uses is limited to 20,000 square feet or twice the total square footage of the site area, whichever is less.

b.

Conditional uses. Retail Sales And Service uses that exceed the area limits in Subparagraph B.3.a. are a conditional use.

IG1 commercial limitation. This regulation applies to all parts of Table 140-1 that have a [4]. a.

Limited uses. One Retail Sales And Service or Office use is allowed per site. The square footage of net building area plus the exterior display, storage, work and other exterior activity area may be up to 3,000 square feet.

b.

Conditional uses.

(1) More than one Retail Sales And Service or Office Use on a site is a conditional use.

(2) Any Retail Sales And Service or Office Use where the net building area plus the exterior display, storage, work and other exterior activity area is more than 3,000 square feet is a conditional use.

c.

Prohibited uses.

(1) Except for sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage exterior display, storage, work and other exterior activity area, taken together, may not exceed 20,000 square feet or the square footage of the site area, whichever is less. Retail Sales And Service and Office uses that exceed these area limits are prohibited.

(2) For sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage, work and other exterior activity area, taken together, may not exceed 60,000 square feet or twice the square footage of the site area, whichever is less.

140-5

Chapter 33.140 Employment and Industrial Zones

Title 33, Planning and Zoning 8/10/20

Retail Sales And Service and Office uses that exceed these area limits are prohibited.

5.

IG2 commercial limitation. This regulation applies to all parts of Table 140-1 that have a [5]. a.

Limited uses. Up to four Retail Sales And Service or Office uses are allowed per site. The square footage of the net building area plus the exterior display, storage, work and other exterior activity area may be up to 3,000 square feet per use.

b.

Conditional uses.

(1) More than four Retail Sales And Service or Office uses on a site is a conditional use.

(2) Any Retail Sales And Service or Office use where the net building area plus the exterior display, storage, work and other exterior activity area is more than 3,000 square feet is a conditional use.

c.

Prohibited uses.

(1) Except for sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage, work and other exterior activity area, taken together, may not exceed 20,000 square feet or the square footage of the site area, whichever is less. Retail Sales And Service and Office uses that exceed these area limits are prohibited.

(2) For sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage, work and other exterior activity area, taken together, may not exceed 60,000 square feet or twice the square footage of site area, whichever is less. Retail Sales And Service and Office uses that exceed these area limits are prohibited.

6.

IH commercial limitation. This regulation applies to all parts of Table 140-1 that have a [6]. a.

Limited uses. Up to four Retail Sales And Service or Office uses are allowed per site. The square footage of the net building area plus the exterior display, storage, work and other exterior activity area may be up to 3,000 square feet per use.

b.

Conditional uses.

(1) More than four Retail Sales And Service or Office use on a site is a conditional use.

(2) Any Retail Sales And Service or Office use where the net building area plus the exterior display, work and other exterior activity storage area is more than 3,000 square feet is a conditional use.

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Prohibited uses.

(1) Except for sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage, work and other exterior activity area, taken together, may not exceed 12,000 square feet or the square footage of the site area, whichever is less. Retail Sales And Service and Office uses that exceed these area limits are prohibited.

(2) For sites with a historic landmark, the net building area of all the Retail Sales And Service and Office uses on a site plus the exterior display, storage, work and other exterior activity area, taken together, may not exceed 25,000 square feet or twice the square footage of site area, whichever is less. Retail Sales And Service and Office uses that exceed these area limits are prohibited.

7.

Self-Service Storage limitation. This regulation applies to all parts of Table 140-1 that have a [7]. The limitations are stated with the special regulations for these uses in Chapter 33.284, Self-Service Storage.

8.

Waste-Related limitation. This regulation applies to all parts of Table 140-1 that have a [8]. All Waste-Related uses are conditional uses, unless they meet all of the following conditions in which case they are allowed by right.

9.

a.

The use must be approved by Metro under their authority as prescribed in ORS 268.317;

b.

Metro’s approval of the use must include a mitigation plan. The requirements for the mitigation plan must be approved by the City Council through an intergovernmental agreement with Metro, adopted prior to Metro’s approval of the use; and

c.

The location of the use must be in conformance with Metro’s Regional Solid Waste Management Plan.

Community Service uses in EG zones. This regulation applies to all parts of Table 140-1 that have a [9]. Most Community Service uses are allowed by right. Short term housing and mass shelters are regulated by Chapter 33.285, Short Term Housing and Mass Shelters.

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Table 140-1 Employment and Industrial Zone Primary Uses Use Categories EG1 EG2 EX IG1 IG2 IH Residential Categories Household Living N N Y CU [1] CU [1] CU [1] Group Living N N L/CU [2] N N N Commercial Categories Retail Sales And Service L/CU [3] L/CU [3] Y L/CU [4] L/CU [5] L/CU [6] Office Y Y Y L/CU [4] L/CU [5] L/CU [6] Quick Vehicle Servicing Y Y N Y Y Y Vehicle Repair Y Y Y Y Y Y Commercial Parking CU [15] CU [15] CU [15] CU [15] CU [15] CU [15] Self-Service Storage Y Y L [7] Y Y Y Commercial Outdoor Recreation Y Y Y CU CU CU Major Event Entertainment CU CU CU CU CU CU Industrial Categories Manufacturing And Production Y Y Y Y Y Y Warehouse And Freight Y Y Y Y Y Y Movement Wholesale Sales Y Y Y Y Y Y Industrial Service Y Y Y Y Y Y Bulk Fossil Fuel Terminal L [17] L [17] N L [17] L [17] L [17] Railroad Yards N N N Y Y Y Waste-Related N N N L/CU [8] L/CU [8] L/CU [8] Y = Yes, Allowed L = Allowed, But Special Limitations CU = Conditional Use Review Required N = No, Prohibited Notes: • The use categories are described in Chapter 33.920.

• Regulations that correspond to the bracketed numbers [ ] are stated in 33.140.100.B. • Specific uses and developments may also be subject to regulations in the 200s series of chapters.

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Table 140-1 Employment and Industrial Zone Primary Uses Use Categories Institutional Categories Basic Utilities

EG1

EG2

EX

IG1

IG2

IH

Y/CU [12]

Y/CU [12]

Y/CU [12]

Y/CU [13]

Y/CU [13] L/CU [11] Y N N N N L/CU 11]

Y/CU 13]

Community Service L/CU [9] L/CU [9] L/CU [10] L/CU [11] L/CU [11] Parks And Open Areas Y Y Y Y Y Schools Y Y Y N N Colleges Y Y Y N N Medical Centers Y Y Y N N Religious Institutions Y Y Y N N Daycare Y Y Y L/CU [11] L/CU 11] Other Categories Agriculture L [16] L [16] L [16] L [16] L [16] L [16] Aviation And Surface Passenger Terminals CU CU CU CU CU CU Detention Facilities CU CU CU CU CU CU Mining N N N CU CU CU Radio Frequency Transmission L/CU [14] L/CU [14] L/CU [14] L/CU [14] L/CU 14] L/CU 14] Facilities Rail Lines And Utility Corridors Y Y Y Y Y Y Y = Yes, Allowed L = Allowed, But Special Limitations CU = Conditional Use Review Required N = No, Prohibited Notes: • The use categories are described in Chapter 33.920.

• Regulations that correspond to the bracketed numbers [ ] are stated in 33.140.100.B. • Specific uses and developments may also be subject to regulations in the 200s series of chapters.

10. Community Service in the EX zone. This regulation applies to all parts of Table 140-1 that have a [10]. Most Community Service uses are allowed by right. Short term housing and mass shelters are regulated by Chapter 33.285, Short Term Housing and Mass Shelters.

11. Community Service and Daycare limitations in I zones. This regulation applies to all parts of Table 140-1 that have a [11]. Community Service uses or Daycare uses up to 3,000 square feet of net building area are allowed. Community Service uses or Daycare uses larger than 3,000 square feet of net building area are a conditional use.

Short term housing and mass shelters of any size are prohibited.

12. Basic Utilities in E zones. This regulation applies to all parts of Table 140-1 that have a [12]. Public safety facilities that include Radio Frequency Transmission Facilities are subject to the regulations of Chapter 33.274. All other Basic Utilities are allowed.

13. Basic Utilities in I zones. This regulation applies to all parts of Table 140-1 that have a [13]. Public safety facilities that include Radio Frequency Transmission Facilities are subject to the regulations of Chapter 33.274. Public safety facilities which have more

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than 3,000 square feet of floor area are a conditional use. The approval criteria are in Section 33.815.223. All other Basic Utilities are allowed.

14. Radio Frequency Transmission Facilities. This regulation applies to all parts of Table 140-1 that have a [14]. Some Radio Frequency Transmission Facilities are allowed by right. See Chapter 33.274.

15. Commercial Parking. This regulation applies to all parts of Table 140-1 that have a [15]. Except where plan district provisions supersede these regulations, Commercial Parking is a conditional use in the E and I zones. Within plan districts, there may be special regulations.

16. Agriculture. This regulation applies to all parts of Table 140-1 that have a [16].

Agriculture is an allowed use. Where the use and site meet the regulations of Chapter 33.237, Food Production and Distribution, the applicant may choose whether it is allowed as a Market Garden.

17. Bulk Fossil Fuel Terminals. This regulation applies to all parts of Table 140-1 that have a [17]. a.

Existing Bulk Fossil Fuel Terminals. Bulk Fossil Fuel Terminals that existed on January 13, 2017 are allowed, but the total amount of fossil fuel that can be stored on the site in storage tanks is limited to the fossil fuel storage tank capacity that existed on January 13, 2017. Total fossil fuel storage tank capacity on the site in excess of the capacity that existed on January 13, 2017 is prohibited. Storing coal on the site is prohibited.

b.

New Bulk Fossil Fuel Terminals are prohibited.

C.

Conditional uses. Uses which are allowed if approved through the conditional use review process are listed in Table 140-1 with a "CU". These uses are allowed provided they comply with the conditional use approval criteria for that use, the development standards, and other regulations of this Title. Uses listed with a "CU" that also have a footnote number in the table are subject to the regulations cited in the footnote. In addition, a use or development listed in the 200s series of chapters is also subject to the regulations of those chapters. The conditional use review process and approval criteria are stated in Chapter 33.815, Conditional Uses.

D.

Prohibited uses. Uses listed in Table 140-1 with an "N" are prohibited. Existing uses in categories listed as prohibited may be subject to the regulations of Chapter 33.258, Nonconforming Uses and Development.

33.140.110 Accessory Uses. Uses that are accessory to a primary use are allowed if they comply with specific regulations for the accessory uses and all development standards.

33.140.130 Nuisance-Related Impacts A.

Off-site impacts. All nonresidential uses including their accessory uses must comply with the standards of Chapter 33.262, Off-Site Impacts.

B.

Other nuisances. Other nuisances are regulated by Title 29, Property and Maintenance Regulations.

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33.140.140 On-Site Waste Disposal On-site disposal of solid wastes generated by a use is subject to the same regulations as for uses in the Waste-Related use category. See Table 140-1.

Development Standards 33.140.200 Lot Size Lot size regulations are in Chapters 33.614 and 33.615.

33.140.205 Floor Area Ratio A.

Purpose. Floor area ratios (FARs) regulate the amount of use (the intensity) allowed on a site. FARs provide a means to match the potential amount of uses with the desired character of the area and the provision of public services. FARs also work with the height, setback, and building coverage standards to control the overall bulk of development.

B.

The floor area standards. The FARs are stated in Table 140-2. The FAR standards of plan districts supersede the FAR standards of this chapter.

C.

Bonus FAR. In the EX zone, bonus FAR is allowed as follows. Sites in the other employment and industrial zones are not eligible to use the bonus options. Adjustments to this Subsection, or to the maximum floor area allowed through the following bonuses, are prohibited: 1.

Mandatory inclusionary housing. Bonus FAR is allowed up to the maximum FAR with inclusionary housing bonus stated in Table 140-2 for development that triggers the requirements of 33.245, Inclusionary Housing. The amount of bonus floor area allowed is an amount equal to the net building area of the building that triggers 33.245, up to the maximum FAR with bonus stated in Table 140-2. To qualify for this bonus, the applicant must provide a letter from the Portland Housing Bureau certifying that the regulations of 33.245 have been met.

2.

Voluntary inclusionary housing. Bonus FAR up to the maximum FAR with inclusionary housing bonus stated in Table 140-2 is allowed when one of the following is met: a.

Bonus FAR is allowed for projects that voluntarily comply with the standards of 33.245.040 and 33.245.050. The amount of bonus floor area allowed is an amount equal to the net building area of the building that complies with 33.245.040 and .050, up to the maximum FAR with bonus stated in Table 140-2.

To qualify for this bonus, the applicant must provide a letter from the Portland Housing Bureau certifying that the regulations of 33.245 have been met. The letter is required to be submitted before a building permit can be issued for development, but is not required in order to apply for a land use review; or

b.

Bonus FAR is allowed in exchange for payment into the Affordable Housing Fund.

For each square foot of floor area purchased a fee must be paid to the Portland Housing Bureau (PHB). The Portland Housing Bureau collects and administers the Affordable Housing Fund, and determines the fee. PHB determines the fee per square foot and updates the fee at least every three years. The fee schedule is available from the Bureau of Development Services. To qualify for this bonus, the

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applicant must provide a letter from PHB documenting the amount that has been contributed. The letter is required to be submitted before a building permit can be issued for development, but is not required in order to apply for a land use review.

D.

Transfer of FAR from Landmarks in the EX Zone. Floor area ratios may be transferred from a site zoned EX that contains a Landmark as follows: 1.

Maximum increase in FAR. An increase in FAR on the receiving site of more than 3 to 1 is prohibited. The total increased FAR includes FAR transferred from Landmarks, and additional FAR allowed at the receiving site from bonus provisions, or from other transfers.

2.

Development standards. The building on the receiving site must meet the development standards of the base zone, overlay zone, and plan district except floor area ratio, which is regulated by Subsection C;

3.

Receiving site. The transfer must be to a site that is:

4.

E.

a.

Zoned C or EX; and

b.

Within the recognized neighborhood where the Landmark is located, or to any site within two miles of the Landmark; and

The property owner executes a covenant with the City that is attached to and recorded with the deed of both the site transferring and the site receiving the density reflecting the respective increase and decrease of potential density. The covenant for the receiving site must meet the requirements of Section 33.700.060, Covenants with the City. The covenant for the Landmark transferring the density must meet the requirements of 33.445.610.D., Covenant.

Transfer of FAR from Landmarks in the EG Zones. Floor area ratios may be transferred from a site zoned EG1 or EG2 that contains a Landmark as follows: 1.

Maximum increase in FAR. An increase in FAR on the receiving site of more than 3 to 1 is prohibited. The total increased FAR includes FAR transferred from Landmarks, and additional FAR allowed at the receiving site from bonus provisions, or from other transfers.

2.

Development standards. The building on the receiving site must meet the development standards of the base zone, overlay zone, and plan district except floor area ratio, which is regulated by Subsection C;

3.

Receiving site. The transfer must be to a site that is:

4.

a.

Zoned EG1 or EG2; and

b.

Within the recognized neighborhood where the Landmark is located, or to any site within two miles of the Landmark; and

The property owner executes a covenant with the City that is attached to and recorded with the deed of both the site transferring and the site receiving the density reflecting the respective increase and decrease of potential density. The covenant

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must meet the requirements of Section 33.700.060, Covenants with the City. The covenant for the Landmark transferring the density must meet the requirements of 33.445.610.D., Covenant.

33.140.210 Height A.

Purpose. The height standards work with the FAR, building setback, and building coverage standards to control the overall bulk and intensity of an area. The EG1 zone height limit is the same as the General Commercial zone because the EG1 zone often functions as a transition zone between industrial and residential or commercial zones. The EX zone height limit reflects its use in intense urban areas and the range of uses that are allowed. The other zones do not have height limits because tall buildings in these areas have traditionally not been a problem.

B.

The height standard. The height limits for all structures, except detached accessory structures, are stated in Table 140-2. The height standards for detached accessory structures are stated in 33.140.270. Exceptions to the maximum height standard are stated below.

1.

Projections allowed. Chimneys, flag poles, satellite receiving dishes, and other similar items attached to a building, with a width, depth, or diameter of 5 feet or less may rise 10 feet above the height limit, or 5 feet above the highest point of the roof, whichever is greater. If they are greater than 5 feet in width, depth, or diameter, they are subject to the height limit.

2.

Parapets and rooftop railings may extend 4 feet above the height limit.

3.

Rooftop mechanical equipment and stairwell enclosures that provide rooftop access may extend above the height limit as follows, provided that the equipment and enclosures are set back at least 15 feet from all roof edges on street facing facades: a.

Elevator mechanical equipment may extend up to 16 feet above the height limit; and

b.

Other mechanical equipment and stairwell enclosures that cumulatively cover no more than 10 percent of the roof area may extend up to 10 feet above the height limit.

4.

Antennas, utility power poles, and public safety facilities are exempt from the height limit.

5.

Small wind turbines are subject to the standards of Chapter 33.299.

6.

Roof mounted solar panels are not included in height calculations, and may exceed the maximum height limit if the following are met: a.

For flat roofs or the horizontal portion of mansard roofs, they may extend up to 5 feet above the top of the highest point of the roof.

b.

For pitched, hipped, or gambrel roofs, they must be mounted no more than 12 inches from the surface of the roof at any point, and may not extend above the ridgeline of the roof. The 12 inches is measured from the upper side of the solar panel.

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Table 140-2 Development Standards Standard Maximum FAR (see 33.140.205) Maximum FAR with Inclusionary Housing Bonus (see 33.140.205.C) Maximum Height (see 33.140.210) Min. Building Setbacks Street Lot Line (see 33.140.215) - Lot line abutting an OS, C, E, or I zoned lot - Lot line abutting an R zoned lot Max. Building Stbks (see 33.140.215) Transit Street or Pedestrian District Maximum Building Coverage (see 33.140.220) Min. Landscaped Area (see 140.225) Ground Floor Window Standards apply (see 33.140.230) Pedestrian Standards Apply (see 33.140.240)

EG1 3 to 1

EG2 3 to 1

EX 3 to 1

IG1 no limit

IG2 no limit

IH no limit

NA

NA

5 to 1

NA

NA

NA

45 ft.

no limit

65 ft

no limit

no limit

no limit

5 ft.

25 ft.

0

0

25 ft.

5 ft.

0 See Table 140-3

0 15 ft.

0 See Table 140-3

0 See Table 140-3

0 15 ft.

0 15 ft.

10 ft.

None

10 ft.

None

None

None

85% of site area

85% of site 100% of area site area

100% of site area

85% of site 100% of area site area

15% of site area

15% of site None area

None

15% of site None area

No

No

Yes

No

No

No

Yes

Yes

Yes

No

No

No

Table 140-3 Minimum Building Setbacks and Minimum Landscape Buffer From Residential Zone Lot Lines [1] Zone EG1, EX, IG1

Height of the building wall 15 ft. or less 16 or more Any height

Lots abutting a side lot line of an R zoned lot 5 ft. / 5 ft. @ L3 10 ft. / 5 ft. @ L3 15 ft. / 10 ft. @ L3

EG2, IG2, IH Notes: [1] Does not apply to lot lines that abut lots in the RX zone. See 33.140.215.B.

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Lots abutting a rear lot line of an R zoned lot 0 / none 10 ft. / 5 ft. @ L3 15 ft. / 10 ft. @ L3

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Chapter 33.140 Employment and Industrial Zones

33.140.215 Setbacks A.

Purpose. The setback standards promote different streetscapes. The EG2 and IG2 zone setbacks promote a spacious style of development. The EG1, IG1, and EX zone setbacks reflect the generally built-up character of these areas. The IH zone requires only a minimal setback to separate uses from the street. The setback standards are also intended to ensure that development will preserve light, air, and privacy for abutting residential zones.

In the EG1 and EX zones, the setback requirements along transit streets and in Pedestrian Districts create an environment that is inviting to pedestrians and transit users.

B.

Minimum building setbacks. The setback standards apply to all buildings and structures on the site except as specified in this section. Setbacks for exterior development are stated in 33.140.245 below, and for parking areas in Chapter 33.266.

1.

Generally. The required building setbacks are stated in Table 140-2.

2.

Lot line abutting R-zoned lot, except RX. Building setbacks and required landscape buffering on lot lines that abut lots in residential zones, except RX, are stated in Table 140-3. Required landscaped areas must comply with at least the L3 standard as stated in Chapter 33.248, Landscaping and Screening. Landscaping is not required where buildings abut a lot line.

3.

Exceptions to the building setbacks.

4.

a.

Setback averaging. Outside of Pedestrian Districts and along non-transit streets, the street setback from a street lot line for buildings, decks, balconies, and porches may be reduced to the average of the existing respective setbacks on abutting lots. See Chapter 33.930, Measurements, for more information.

b.

Split zoning. No setbacks are required from an internal lot line that is also a zoning line on sites with split zoning.

Extensions into required building setbacks. a.

The following features of a building may extend into a required building setback up to 20 percent of the depth of the setback. However, except for building eaves, they may not project into the landscape buffer required by Paragraph B.2.

(1) Eaves, chimneys, fireplace inserts and vents, mechanical equipment, fire escapes, water collection cisterns, and planters; (2) Decks, stairways, wheelchair ramps, and uncovered balconies not meeting the standard of subparagraph B.4.b.; and (3) Bays and bay windows extending into the setback also must meet the following requirements: • Each bay and bay window may be up to 12 feet long, but the total area of all bays and bay windows on a building facade cannot be more than 30 percent of the area of the facade; • At least 30 percent of the area of the bay which faces the property line requiring the setback must be glazing or glass block;

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Bays and bay windows must cantilever beyond the foundation of the building; and The bay may not include any doors.

The following minor features of a building are allowed to extend into required building setbacks but may not project into the landscaped buffer required by Paragraph B.2: (1) Canopies, marquees, awnings, and similar features may fully extend into a street setback; (2) Uncovered stairways and wheelchair ramps that lead to one entrance on the street-facing facade of a building may fully extend into a street setback; (3) Uncovered decks, stairways, and wheelchair ramps that are no more than 21/2 feet above the ground may fully extend into a required building setback; and (4) On lots that slope down from the street, vehicular and pedestrian entry bridges that are no more than 2-1/2 feet above the average sidewalk elevation may fully extend into a required building setback.

5.

C.

Detached accessory structures. For sites entirely in residential use, detached accessory structures are subject to the multi-dwelling zone standards of 33.120.280. The setback standards for detached accessory structures are stated in 33.140.270 below. Fences are addressed in 33.140.275 below.

Maximum building setbacks.

1.

Building setbacks on a transit street or in a Pedestrian District. The maximum setback standards of this paragraph apply to buildings that are enclosed on all sides. a.

Where these standards apply. Except as provided in Subsection D. below, these setback standards apply to sites in the EG1 and EX zones.

b.

Measurement.

(1) Where an existing building is being altered, the standards of this paragraph apply to the ground level, street-facing facade of the entire building. See Figures 140-1 and 140-2.

(2) Where there is more than one building on the site, the standards of this paragraph apply to the combined ground level, street-facing facades of all of the buildings on the site. See Figures 140-3 and 140-4.

(3) For buildings where all of the floor area is in residential use, the streetfacing facade of an open porch that meets the following standards is included as part of the ground level, street-facing facade of the building: • For houses, attached houses, manufactured homes and duplexes, the porch must be at least 25 square feet in area. For multi-dwelling structures, the porch must be at least 9 feet wide and 7 feet deep; • The porch must have at least one entrance facing the street; and

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Chapter 33.140 Employment and Industrial Zones

The porch must have a roof that is: − No more than 12 feet above the floor of the porch; and − At least 30 percent solid. This standard may be met by having 30 percent of the porch area covered with a solid roof, or by having the entire area covered with a trellis or other open material if no more than 70 percent of the area of the material is open.

Standards. There are two standards. Subparagraphs C.1.d. and e. specify where each standard applies: (1) Standard 1: At least 50 percent of the length of the ground level streetfacing facade of the building must be within the maximum setback; (2) Standard 2: 100 percent of the length of the ground level street-facing facade of the building must be within the maximum setback;

d.

Outside a Pedestrian district. Where the site is not in a Pedestrian District: (1) One transit street. Where the site is adjacent to one transit street, the standard of Standard 1 must be met on the transit street frontage; (2) Two non-intersecting transit streets. Where the site is adjacent to two transit streets that do not intersect: • Standard 1 must be met on the frontage of the transit street with the highest classification. If both streets have the same classification, the applicant may choose which street; • If one of the transit streets intersects a City Walkway, Standard 1 must be met along both the transit street with the highest classification and the City Walkway; (3) Two or more intersecting transit streets. Where the site is adjacent to two or more intersecting transit streets, Standard 2 must be met on the frontage of the transit street with the highest classification and Standard 1 must be met on an intersecting transit street. If two streets have the same highest classification, the applicant may choose which street.

e.

In a Pedestrian District. Where the site is in a Pedestrian District: (1) One street. Where the site is adjacent to only one street, Standard 1 must be met on that street frontage; (2) Through lot with one transit street. Where the site is a through lot and one frontage is a transit street and one is a non-transit street, Standard 1 must be met on the frontage of the transit street; (3) Through lot with two transit streets. Where the site is a through lot and both frontages are on transit streets, Standard 1 must be met on the frontage of the transit street with the highest classification. If both streets have the same classification, the applicant may choose which street; (4) Through lot with no transit streets. Where the site is a through lot and neither frontage is on a transit street, Standard 1 must be met on one of

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the frontages. The applicant may choose on which street to meet the standard; (5) One transit street and one intersecting non-transit street. Where the site is adjacent to a transit street and an intersecting non-transit street, the following standards must be met: • Standard 2 must be met on the frontage of the transit street, • Standard 1 must be met on the intersecting non-transit street; (6) Two or more intersecting transit streets. Where the site is adjacent to two or more intersecting transit streets, the following standards must be met on the frontage of the transit street with the highest classification and any intersecting transit street: • Standard 2 must be met on the frontage of the transit street with the highest classification. If both transit streets have the same classification, the applicant may choose which street; and • Standard 1 must be met on an intersecting transit street; (7) Three or more frontages, two non-intersecting transit streets. Where the site has three or more frontages, and two or them are transit streets that do not intersect, the following standards must be met on the frontage of the transit street with the highest classification and one intersecting street: • Standard 2 must be met on the frontage of the transit street with the highest classification. If both transit streets have the same classification, the applicant may choose which street; and • Standard 1 must be met on an intersecting street; (8) Two or more frontages, no transit streets, two or more intersecting streets.

Where the site has two or more frontages, none of them are transit streets, and two or more of the streets intersect, the following standards must be met on the frontage of one street and one intersecting street: • Standard 2 must be met on the frontage of one street; and • Standard 1 must be met on an intersecting street.

2.

Exemption. The maximum building setbacks do not apply to primary structures under 500 square feet in floor area, or to detached accessory structures. The street-facing facades of detached accessory structures do not count towards meeting maximum setback standards. See Figure 140-3.

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Figure 140-1 Alteration to Existing Building in Conformance with Maximum Setback Standard

Figure 140-2 Alterations to Existing Building

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Figure 140-3 Calculating Maximum Building Setback When More Than One Building On Site

Figure 140-4 New Buildings on Sites with Buildings That Do Not Meet the Maximum Building Setback

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Alternative maximum setback option for large retailers.

1.

Purpose. The intent of these regulations is to allow deeper street setbacks for very large retail stores locating along transit streets or in Pedestrian Districts in exchange for a pedestrian and transit-friendly main street type of development. These large retail sites can still be transit-supportive and pedestrian-friendly by placing smaller commercial buildings close to the street and by creating an internal circulation system that is similar to streets to separate the parking area into blocks. The intent is to encourage development that will, over time, form a pedestrian-friendly main street along the perimeter of the parking blocks and provide connectivity within the site and to adjacent streets and uses.

2.

Regulation. Sites with a building having at least 100,000 square feet of floor area in Retail Sales And Service uses are exempt from the maximum setback requirement of Table 140-2 and the vehicle area frontage limitations of 33.266.130.C.3 if all of the requirements of this paragraph are met. For sites with frontage on more than one transit street or more than one street in a Pedestrian District, this exemption may be used only along one transit street frontage or frontage along a street in a Pedestrian District. a.

Other buildings on the site have ground level walls within the maximum setback for at least 25 percent of the frontage on a transit street or street in a Pedestrian District. These buildings must be constructed before or at the same time as the large retail store;

b.

Internal circulation system. An internal circulation system that meets the following standards must be provided.

(1) Internal accessways that are similar to streets must divide the site into parking areas that are no greater than 55,000 square feet; (2) These accessways must connect to the transit street, or street in a Pedestrian District, at least every 250 feet; (3) Each internal accessway must have at least one auto travel lane, curbs, and unobstructed sidewalks on both sides. One of the following must be met: • The sidewalks must be at least 10 feet wide and planted with trees a maximum of 30 feet on center. Trees must be planted in the center of unpaved tree wells at least 18 square feet, with a minimum dimension of 3 feet. The unpaved area may be covered with a tree grate. Tree wells must be adjacent to the curb, and must be located so there is at least 6 feet of unobstructed sidewalk; or • The sidewalks must be at least 6 feet wide. There must be a planting strip at least 4 feet wide. The planting strip must be between the curb and the sidewalk, and be landscaped to at least the L1 standard except that trees cannot be grouped.

(4) Along each internal accessway that intersects a transit street, parking must be provided between both sidewalks and the auto travel lanes except for within 75 feet of the transit street intersection, measured from the street lot line, where parking is not allowed; 140-21

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(5) Curb extensions that are at least the full depth of the parking must be provided, as shown in Figure 140-5, at the intersections of internal accessways that have parking; and (6) The internal accessways are excluded from the portion of the parking and loading area used to calculate required interior landscaping. c.

Connections between sites. This standard applies to all commercial, office, or institutional development that is adjacent to sites either developed for commercial, office, or institutional use, or zoned C, E, or I. The system must connect the buildings on the site to these adjacent sites.

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Chapter 33.140 Employment and Industrial Zones Figure 140-5 Internal Circulation System

33.140.220 Building Coverage A.

Purpose. The building coverage standards work with the FAR, height, and setback standards to control the overall bulk of structures. The standards assure that taller buildings will not have such a large footprint that their total bulk will overwhelm adjacent development or be inconsistent with the desired character of the zone. In the EG1, EG2, and IG2 zones, the standards work to assure that buildings will not dominate areas they are in. There is no limit to building coverage in the EX and IG1 zones because of the existing built-up character of the zones. There is no limit in the IH zone because the zone is designed to provide development flexibility.

B.

The building coverage standards. The maximum building coverage for a site is stated in Table 140-2. The building coverage limits apply to all buildings and covered structures.

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33.140.225 Landscaped Areas A.

Purpose. Landscaping is required to help soften the effects of built and paved areas.

Landscaping also helps cool the air temperature, intercept rainfall and reduce stormwater runoff by providing non-paved permeable surface. Landscaping can also provide food for people and habitat for birds and other wildlife. Landscaping is required for all employment and industrially zoned lands abutting R-zoned lands to provide buffering and promote the livability of the residential lands.

B.

Minimum landscaped area standard. The required amounts of landscaped areas are stated in Table 140-2. Required landscaped areas must be at ground level and comply with at least the L1 standard as stated in Chapter 33.248, Landscaping and Screening. However, up to one-third of the required landscaped area may be improved for active or passive recreational use, or for use by pedestrians. Examples include walkways, play areas, plazas, picnic areas, and unenclosed recreational facilities. Any required landscaping, such as for required setbacks or parking lots, applies towards the landscaped area standard.

33.140.227 Trees Requirements for street trees and for on-site tree preservation, protection, and overall tree density are in Title 11, Trees. See Chapter 11.50, Trees in Development Situations.

33.140.230 Ground Floor Windows in the EX Zone A.

Purpose. In the EX zone, blank walls on the ground level of buildings are limited in order to: •

• • •

Provide a pleasant, rich, and diverse pedestrian experience by connecting activities occurring within a structure to adjacent sidewalk areas, or allowing public art at the ground level; Encourage continuity of retail and service uses; Encourage surveillance opportunities by restricting fortress-like facades at street level; and Avoid a monotonous pedestrian environment.

B.

Required amounts of window area. In the EX zone, all exterior walls on the ground level which are 20 feet or closer to a street lot line, sidewalk, plaza, or other public open space or right-of-way must have windows. The windows must be at least 50 percent of the length and 25 percent of the ground level wall area. Ground level wall areas include all exterior wall areas up to 9 feet above the finished grade. The requirement does not apply to the walls of residential units, and does not apply to the walls of parking structures when set back at least 5 feet and landscaped to at least the L2 standard.

C.

Qualifying window features. Required window areas must be either windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall. Display cases attached to the outside wall do not qualify. The bottom of the windows must be no more than 4 feet above the adjacent exterior grade.

D.

Exceptions for Public Arts. Outside of the Central City plan district, public art is allowed instead of meeting the ground floor window provision. Covenants for the public art will be required, following the regulations of Section 33.700.060, Covenants with the City, to ensure the installation, preservation, maintenance, and replacement of the public art. To

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qualify for this exception, documentation of approval by the Regional Arts and Culture Council must be provided prior to approval of the building permit.

33.140.235 Screening A.

Purpose. The screening standards address specific unsightly features which detract from the appearance of an area.

B.

Garbage and recycling collection areas. In all zones except the IH zone, exterior garbage cans, garbage collection areas, and recycling collection areas must be screened from the street and any adjacent properties. Screening must comply with at least the L3 or F2 standards of Chapter 33.248, Landscaping and Screening.

C.

Mechanical equipment. Mechanical equipment located on the ground, such as heating or cooling equipment, pumps, or generators, must be screened from the street and any abutting residential zones by walls, fences, or vegetation. Screening must comply with at least the L2 or F2 standards of Chapter 33.248, Landscaping and Screening, and be tall enough to screen the equipment. Mechanical equipment placed on roofs must be screened in one of the following ways, if the equipment is within 50 feet of an R zone:

D.

1.

A parapet along facades facing the R zone that is as tall as the tallest part of the equipment;

2.

A screen around the equipment that is as tall as the tallest part of the equipment; or

3.

The equipment is set back from roof edges facing the R zone 3 feet for each foot of height of the equipment.

Other screening requirements. The screening requirements for parking, exterior storage, and exterior display areas are stated with the regulations for those types of development.

33.140.240 Pedestrian Standards A.

Purpose. The pedestrian standards encourage a safe, attractive, and usable pedestrian circulation system in developments in the employment zones. They ensure a direct pedestrian connection between abutting streets and buildings on the site, and between buildings and other activities within the site. In addition, they provide for connections between adjacent sites, where feasible.

B.

The standards. The standards of this section apply to all development in the EG1, EG2, and EX zones except houses, attached houses, and duplexes. An on-site pedestrian circulation system must be provided. The system must meet all standards of this subsection.

1.

Connections. The on-site pedestrian circulation system must provide connections as specified below: a.

Connection between streets and entrances.

(1) Sites with one street frontage.

Generally. There must be a connection between one main entrance of each building on the site and the adjacent street. The connection may

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•

•

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not be more than 20 feet longer or 120 percent of the straight line distance, whichever is less.

Household Living. Sites where all of the floor area is in Household Living uses are only required to provide a connection to one main entrance on the site. The connection may not be more than 20 feet longer or 120 percent of the straight line distance, whichever is less.

Tree preservation. If a tree that is at least 12 inches in diameter is proposed for preservation, and the location of the tree or its root protection zone would prevent the standard of this paragraph from being met, the connection may be up to 200 percent of the straight line distance.

(2) Sites with more than one street frontage. Where the site has more than one street frontage, the following must be met: • The standard of B.1.a(1) must be met to connect the main entrance of each building on the site to the closest sidewalk or roadway if there are no sidewalks. Sites where all of the floor area is in Household Living uses are only required to provide a connection meeting the standard of B.1.a(1) to one main entrance on the site; • An additional connection, which does not have to be a straight line connection, is required between each of the other streets and a pedestrian entrance. However, if at least 50 percent of a street facing facade is within 10 feet of the street, no connection is required to that street. b.

2.

Internal connections. The system must connect all main entrances on the site, and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas, and any pedestrian amenities.

Materials. a.

The circulation system must be hard-surfaced, and be at least 6 feet wide.

b.

Where the system crosses driveways, parking areas, and loading areas, the system must be clearly identifiable, through the use of elevation changes, speed bumps, a different paving material, or other similar method. Striping does not meet this requirement. Elevation changes and speed bumps must be at least 4 inches high.

c.

Where the system is parallel and adjacent to an auto travel lane, the system must be a raised path or be separated from the auto travel lane by a raised curb, bollards, landscaping or other physical barrier. If a raised path is used it must be at least 4 inches high and the ends of the raised portions must be equipped with curb ramps. Bollard spacing must be no further apart than 5 feet on center.

3.

Lighting. The on-site pedestrian circulation system must be lighted to a level where the system can be used at night by the employees, residents, and customers.

4.

EG1 and EX zones. The land between a building and a street lot line must be landscaped to at least the L1 level and/or hard-surfaced for use by pedestrians. This 140-26

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area may be counted towards any minimum landscaped area requirements. Vehicle areas and exterior display, storage, and work activities, if allowed, are exempt from this standard. Bicycle parking may be located in the area between a building and a street lot line when the area is hard-surfaced.

33.140.242 Transit Street Main Entrance A.

Purpose. Locating the main entrance to a use on a transit street provides convenient pedestrian access between the use and public sidewalks and transit facilities, and so promotes walking and the use of transit.

B.

Applicability.

C.

D.

1.

Generally. In the EX and EG1 zones, all sites with at least one frontage on a transit street, and where any of the floor area on the site is in nonresidential uses, must meet the following standards for the nonresidential uses. If the site has frontage on more than one transit street, the standards of Subsection C, below, must be met on at least one of the transit streets;

2.

Small housing types. Houses, attached houses, manufactured homes, duplexes, attached duplexes, triplexes, and fourplexes must meet the standards of subsection 33.140.265.D, Residential Main Entrance, instead of the requirements of this section.

Location. For the portion of buildings that conform to the maximum building setback, at least one main entrance for each nonresidential tenant space on the ground floor must meet the standards of this section. The ground floor is the lowest floor of the building that is within four feet of the adjacent transit street grade. The main entrance must: 1.

Be within 25 feet of the transit street;

2.

Allow pedestrians to both enter and exit the building; and

3.

Either: a.

Face the transit street; or

b.

Be at an angle of up to 45 degrees from the transit street, measured from the street property line, as shown in Figure 140-6.

Unlocked during regular business hours. The main entrance that meets the standards of Subsection C must be unlocked during regular business hours.

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Title 33, Planning and Zoning 8/10/20 Figure 140-6 Transit Street Main Entrance

33.140.245 Exterior Display, Storage, and Work Activities A.

Purpose. The exterior development standards of this section are intended to assure that exterior display, storage, and work activities: • •

• • B.

Will be consistent with the desired character of the zone; Will not be a detriment to the overall appearance of an employment or industrial area, and exterior activities in the EG1 zone will be limited to a similar level as exterior activities in the Commercial Employment zone; Will not have adverse impacts on adjacent properties, especially those zoned residential; and Will not have an adverse impact on the environment.

Exterior display.

1.

Employment zones. Exterior display of goods is allowed as follows. The setback and landscaping standards for exterior display areas are stated in Table 140-4: a.

Exterior display of goods is allowed in the EG1 zone except for uses in the Industrial categories. Exterior display of goods is not allowed for uses in the Industrial categories in the EG1 zone.

b.

Exterior display of goods is allowed in the EG2 zone.

c.

Exterior display of goods is allowed in the EX zone except for the display of motor vehicles, recreational vehicles, motor vehicle parts and supplies, building materials, and goods associated with an industrial use.

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Industrial zones. Exterior display of goods is allowed in the I zones. The setback and landscaping standards for exterior display areas are stated in Table 140-4.

Exterior storage.

1.

Employment zones. Exterior storage is allowed in the EG1 zones but is limited to 20 percent of the site area for all uses except lumber yards and other building material stores. Exterior storage is allowed in the EG2 zones. Exterior storage is not allowed in the EX zones. The setback and landscaping standards for exterior storage areas are stated in Table 140-4.

2.

Industrial zones. Exterior storage is allowed in the I zones. The setback and landscaping standards for exterior storage areas area stated in Table 140-4.

D.

Exterior work activities. Exterior work activities are allowed in the industrial zones but not the employment zones. The setback and landscaping standards for exterior activity areas are stated in Table 140-4.

E.

Other exterior activities. Outdoor eating areas are allowed as an exterior activity in the employment and industrial zones.

F.

Paving. All exterior development areas in the EG1, EX, and IG1 zones must be paved.

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Table 140-4 Exterior Development Setbacks and Landscaping [1] Exterior Display Abutting a street Abutting a C, E, I, CI or IR zone lot Abutting an R or OS zone lot Exterior Storage Abutting a street [2, 3] Abutting a C, E, I, CI or IR zone lot Abutting an R or OS zone lot Exterior Work Activities Abutting a street [2, 3]

Abutting a C, E, I, CI or IR zone lot Abutting an R zone lot

EG1, IG1

EG2, IG2

EX

IH

5 ft. / L1

10 ft. / L1

5 ft. / L1

0

0

5 ft. / L3

10 ft. / L3

Not Allowed Not Allowed Not Allowed

5 ft. / L3, or 5 ft./ F2 + L2 0 / F1

25 ft. / L3, or 25 ft. / F2 + L2 0 / F1

5 ft. / L3, or 5 ft./ F2 + L2 0

5 ft. / L4, or 10 ft. / L3 Not allowed in EG1; 5 ft. / L3, or 5 ft./ F2 + L2 in IG1 Not allowed in EG1; 0 / F1 in IG1 Not allowed in EG1; 5 ft. / L4, or 10 ft. / L3 in IG1

10 ft. / L4, or 25 ft. / L3 Not allowed in EG2; 25 ft. / L3, or 25 ft. / F2 + L2 in IG2 Not allowed in EG2; 0 / F1 in IG2 Not allowed in EG2; 25 ft. / L3 or 25 ft. / F2 + L2 in IG2

Not Allowed Not Allowed Not Allowed Not Allowed

Not Allowed

0

Not Allowed

25 ft. / L3

0 10 ft. / L3

10 ft. / L4, or 25 ft. / L3 5 ft. / L3, or 5 ft./ F2 + L2

Notes: [1] The development standards first state the required setback, then the required landscaping standard.

[2] If parking areas are placed between exterior storage areas and the street, an F2 screen only is required on the edge of the storage area.

[3] When the F2 + L2 option is used, the fence must be placed along the interior side of the landscaped area.

33.140.250 Trucks and Equipment The regulations for truck and equipment parking apply to business vehicles that are parked regularly at a site. The regulations do not apply to pick-up and delivery activities, or to the use of vehicles during construction, or other service at the site which occurs on an intermittent and short-term basis. The truck categories are defined in Chapter 33.910.

A.

Light and medium trucks. The parking of light and medium trucks and similar equipment is allowed in areas that meet the perimeter development standards for parking areas. The areas must be paved.

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Heavy trucks. The parking of heavy trucks and similar equipment is allowed in zones that allow exterior storage. The development standards for exterior storage must be met in the area where the heavy trucks and similar equipment are parked.

33.140.255 Drive-Through Facilities Drive-through facilities are allowed in the zones which are intended for auto- accommodating development. They are not consistent with or supportive of areas where the desired character is pedestrian-oriented development. The standards for drive-through facilities are stated in Chapter 33.224, Drive-Through Facilities.

A.

EG and I zones. Drive-through facilities are allowed in the EG and I zones.

B.

EX zone. Drive-through facilities are prohibited in the EX zone.

33.140.265 Residential Development When allowed, residential development is subject to the following development standards: A.

Generally. Except as specified in this section, base zone development standards continue to apply;

B.

Existing buildings. Residential uses in existing buildings have no density limit within the building;

C.

New development. Residential uses in new development are subject to the development standards of the EX zone, except as specified in this section;

D.

Residential main entrance.

1.

2.

Purpose. The main entrance standards serve several purposes: •

The main entrance standards, together with the window and garage standards ensure that there is a physical and visual connection between the living area of the residence and the street;

•

They enhance public safety for residents and visitors and provide opportunities for community interaction;

•

They ensure that the pedestrian entrance is visible or clearly identifiable from the street by its orientation or articulation; and

•

They ensure that pedestrians can easily find the main entrance, and so establish how to enter the residence.

•

Ensure a connection to the public realm for development on lots fronting both private and public streets by making the pedestrian entrance visible or clearly identifiable from the public street.

Where these standards apply. a.

The standards of this subsection apply to houses, attached houses, manufactured homes, duplexes, attached duplexes, triplexes, and fourplexes in the employment and industrial zones.

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3.

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b.

Where a proposal is for an alteration or addition to existing development, the standards of this section apply only to the portion being altered or added.

c.

On sites with frontage on both a private street and a public street, the standards apply to the site frontage on the public street. On all other sites with more than one street frontage, the applicant may choose on which frontage to meet the standards.

d.

Development on flag lots or on lots which slope up or down from the street with an average slope of 20 percent or more are exempt from these standards.

Location. At least one main entrance for each strucutre must: a.

Be within 8 feet of the longest street-facing wall of the structure; and

b.

Either: (1) Face the street. See Figure 140-7; (2) Be at an angle of up to 45 degrees from the street; or (3) Open onto a porch. See Figure 140-8. The porch must: • Be at least 25 square feet in area; • Have at least one entrance facing the street; and • Have a roof that is: − No more than 12 feet above the floor of the porch; and − At least 30 percent solid. This standard may be met by having 30 percent of the porch area covered with a solid roof, or by having the entire area covered with lattice or other open material if no more than 70 percent of the area of the material is open.

4.

E.

Duplexes on corner lots. Where a duplex is on a corner lot, the requirements of Paragraph C.3, above, must be met for both dwelling units. Both main entrances may face the same street.

Street-facing facades.

1.

2.

Purpose. The standard: •

Together with the main entrance and garage standards, ensures that there is a visual connection between the living area of the residence and the street;

•

Enhances public safety by allowing people to survey their neighborhood from inside their residences; and

•

Provides a more pleasant pedestrian environment by preventing large expanses of blank facades along streets.

Where this standard applies. The standard of this subsection applies to houses, attached houses, manufactured homes, duplexes, attached duplexes, triplexes, and fourplexes in the Employment and Industrial zones. Where a proposal is for an alteration or addition to existing development, the applicant may choose to apply the standard either to the portion being altered or added, or to the entire street-facing

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facade. Development on flag lots or on lots that slope up or down from the street with an average slope of 20 percent or more are exempt from this standard.

3.

The standard. At least 15 percent of the area of each facade that faces a street lot line must be windows or main entrance doors. Windows used to meet this standard must allow views from the building to the street. Glass block does not meet this standard.

Windows in garage doors do not count toward meeting this standard, but windows in garage walls do count toward meeting this standard. To count toward meeting this standard, a door must be at the main entrance and facing a street lot line.

Figure 140-7 Main Entrance Facing the Street

Figure 140-8 Main Entrance Opening Onto a Porch

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Garages.

1.

Purpose. These standards: •

Together with the window and main entrance standards, ensure that there is a physical and visual connection between the living area of the residence and the street;

•

Ensure that the location and amount of the living area of the residence, as seen from the street, is more prominent than the garage;

•

Prevent garages from obscuring the main entrance from the street and ensure that the main entrance for pedestrians, rather than automobiles, is the prominent entrance;

•

Provide for a more pleasant pedestrian environment by preventing garages and vehicle areas from dominating the views of the neighborhood from the sidewalk; and

•

Enhance public safety by preventing garages from blocking views of the street from inside the residence.

2.

Where these standards apply. The requirements of Paragraphs F.3 and F.4, below, apply to houses, attached houses, manufactured homes, duplexes, attached duplexes, triplexes, and fourplexes. When a proposal is for an alteration or addition to existing development, the standards of this section apply only to the portion being altered or added. Development on flag lots or on lots which slope up or down from the street with an average slope of 20 percent or more are exempt from these standards.

3.

Length of street-facing garage wall. The length of the garage wall facing the street may be up to 50 percent of the length of the street-facing building facade. See Figure 1409. For attached houses and attached duplexes, the standard applies to the combined length of the street-facing facades of the attached units.

4.

Street lot line setbacks. a.

Generally. A garage wall that faces a street may be no closer to the street lot line than the longest street-facing wall of the dwelling unit. See Figure 140-11.

b.

Exception. A street-facing garage wall may be up to 6 feet in front of the longest street-facing wall of the dwelling unit, if: (1) The street-facing garage wall is 40 percent or less of the length of the building facade; and (2) There is a porch at the main entrance. The garage wall may not be closer to the street lot line than the front of the porch. See Figure 140-12. The porch must meet the following: • The porch must be at least 48 square feet in area and have minimum dimensions of 6 feet by 6 feet; • The porch must have a solid roof; and • The roof may not be more than 12 feet above the floor of the porch.

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Exemption. Where a lot has more than one street lot line, and there is an existing dwelling unit on the lot, this standard must be met only on the street-facing facade on which the main entrance is located.

33.140.270 Detached Accessory Structures A.

Purpose. These standards are intended to maintain separation and privacy to abutting residential lots from nonresidential development.

B.

General standards.

C.

1.

The regulations of this section apply to detached accessory structures on sites with non-residential uses. For sites where all of the floor area is in residential use, detached accessory structures are subject to the standards of Section 33.120.280. Detached garages that are accessory to residential development are also subject to the standards of 33.140.265, Residential Development.

2.

Unless stated in this section, the height and building coverage standards of the base zone apply to detached accessory structures.

Setbacks.

1.

Uncovered accessory structures. Uncovered accessory structures, such as flag poles, lamp posts, signs, antennas and dishes, mechanical equipment, uncovered decks, play structures, and tennis courts, are allowed in a street setback, but not in a required setback from an abutting residential zone.

2.

Covered structures. a.

Covered structures, such as storage buildings, greenhouses, work shed, covered decks, and covered recreational structures, are subject to the setbacks for buildings.

b.

Water cisterns that are 6 feet or less in height are allowed in side and rear setbacks, including setbacks abutting a residential zone.

c.

See Section 33.140.265, Residential Development, for additional requirements for garages that are accessory to residential development.

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Figure 140-9 Length of Street-Facing Garage Wall

Figure 140-10 Length of Street-Facing Garage Wall Exception

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Chapter 33.140 Employment and Industrial Zones Figure 140-11 Street Lot Line Setback

Figure 140-12 Garage Front Setback Exception

33.140.275 Fences A.

Purpose. The fence regulations promote the positive benefits of fences without negatively impacting the community or endangering public or vehicle safety. Fences near streets are kept low in order to allow visibility into and out of the site and to ensure visibility for motorists. Fences in any required side or rear setback are limited in height so as to not conflict with the purpose for the setback.

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B.

Types of fences. The standards apply to walls, fences, and screens of all types whether open, solid, wood, metal, wire, masonry, or other material.

C.

Location and heights.

1.

Fences along street lot lines, including pedestrian connections. a.

EG1, IG1 and IH zones. In EG1, IG1, and IH zones, fences up to 3-1/2 feet high are allowed in a required street building setback, including setbacks from pedestrian connections.

b.

EG2, EX and IG2 zones. In EG2, EX and IG2 zones, within 10 feet of a street lot line, fences that meet the following standards are allowed: (1) Fences that are more than 50 percent sight-obscuring may be up to 3-1/2 feet high; (2) Fences that are 50 percent or less sight-obscuring may be up to 8 feet high.

c.

D.

EG2 and IG2 zones. In EG2 and IG2 zones, fences that are more than 50 percent sight-obscuring may be up to 8 feet high within the street building setback if they are more than 10 feet from the lot line.

2.

Fences along other lot lines. Fences up to 8 feet high are allowed in required building setbacks along all other lot lines.

3.

Fences in all other locations. The height for fences in locations other than described in Paragraphs C.1 and 2 is the same as the regular height limits of the zone.

Reference to other regulations. Electrified fences are regulated under Title 26, Electrical Regulations. The use of barbed wire is regulated under Title 24, Building Regulations.

33.140.280 Demolitions A.

Generally. Demolition on a site that requires a demolition permit is subject to the tree preservation and protection requirements of Title 11, Trees. See Chapter 11.50, Trees in Development Situations.

B.

Historic resources. Demolitions of historic resources is regulated by Chapter 33.445, Historic Resource Overlay Zone.

33.140.290 Nonconforming Development Existing development that does not conform to the development standards of this chapter may be subject to the regulations of Chapter 33.258, Nonconforming Situations.

33.140.295 Parking and Loading The standards pertaining to the minimum required and maximum allowed number of auto parking spaces, minimum required number of bicycle parking spaces, parking lot placement, parking lot setbacks and landscaping, and loading areas are stated in Chapter 33.266, Parking And Loading.

33.140.300 Signs The sign regulations are stated in Title 32, Signs and Related Regulations.

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33.140.310 Superblock Requirements Developments in the EX zone which are on land that includes vacated rights-of-way may be subject to the superblock standards of Chapter 33.293, Superblocks.

33.140.315 Recycling Areas Requirements for recycling areas are regulated by the Bureau of Planning and Sustainability. See Section 17.102.270, Businesses and Multifamily Complexes Required to Recycle, of the Portland City Code.

33.140.320 Inclusionary Housing The standards pertaining to inclusionary housing are stated in Chapter 33.245, Inclusionary Housing.

(Amended by: Ord. No. 165376, effective 5/29/92; Ord. No. 165594, effective 7/8/92; Ord. No. 166920, effective 10/1/93; Ord. No. 167186, effective 12/31/93; Ord. No. 167189, effective 1/14/94; Ord. No. 169535, effective 1/8/96; Ord. No. 169987, effective 7/1/96; Ord. No. 170704, effective 1/1/97; Ord. No. 171219, effective 7/1/97; Ord. No. 171718, effective 11/29/97; Ord. No. 173259, effective 5/14/99; Ord. No. 173593, effective 9/3/99; Ord. No. 173729, effective 9/8/99; Ord. No. 174263, effective 4/15/00; Ord. No. 174980, effective 11/20/00; Ord. No. 175204, effective 3/1/01; Ord. No. 175837, effective 9/7/01; Ord. No. 175966, effective 10/26/01; Ord. Nos. 175965 and 176333, effective 7/1/02; Ord. No. 176469, effective 7/1/02; Ord. No. 177028, effective 12/14/02; Ord. No. 177422, effective 6/7/03; Ord. No. 177404, effective 7/1/03; Ord. No. 178172, effective 3/5/04; Ord. No. 178509, effective 7/16/04; Ord. No. 178832, effective 10/21/04; Ord. Nos. 179980 and 179994, effective 4/22/06; Ord. No. 180619, effective 12/22/06; Ord. No. 181357, effective 11/9/07; Ord. No. 182429, effective 1/16/09; Ord. No. 183598, effective 4/24/10; Ord. No. 184524, effective 7/1/11; Ord. No. 185412, effective 6/13/12; Ord. No. 185915, effective 5/1/13; Ord. No. 185974, effective 5/10/13; Ord. No. 186639, effective 7/11/14; Ord. No. 186053, effective 1/1/15; Ord. No. 187216, effective 7/24/15; Ord. No. 187471, effective 1/1/16; Ord. No. 188077, effective 12/9/16; Ord. No. 188142, effective 1/13/17; Ord. No 188162, effective 2/1/17; Ord. No. 188177, effective 5/24/18; Ord. No. 188958, effective 5/24/18; Ord. No. 189000, effective 7/9/18; Ord. No. 189488, effective 12/2/19; Ord. No. 189807, effective 12/18/19; Ord. No. 189805, effective 3/1/20; Ord. No. 190023, effective 8/10/20.)

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Chapter 33.430 Environmental Zones

33.430 Environmental Zones

430

Sections: General 33.430.010 Purpose 33.430.015 Purpose of the Environmental Protection Zone 33.430.017 Purpose of the Environmental Conservation Zone 33.430.020 Environmental Reports 33.430.030 Relationship to Other Environmental Regulations 33.430.033 Relationship to Scenic Resources Zone 33.430.035 Other City Regulations 33.430.040 Overlay Zones and Map Symbols 33.430.050 Subareas of Environmental Zones 33.430.060 Where These Regulations Apply 33.430.070 When These Regulations Apply 33.430.080 Items Exempt From These Regulations 33.430.090 Prohibitions Development Standards 33.430.110 Purpose 33.430.120 Procedure 33.430.130 Permit Application Requirements 33.430.140 General Development Standards 33.430.150 Standards for Utility Lines 33.430.160 Standards for Land Divisions and Planned Developments 33.430.165 Standards for Property Line Adjustments 33.430.170 Standards for Resource Enhancement Projects 33.430.175 Standards for Right‐of‐Way Improvements 33.430.180 Standards for Stormwater Outfalls 33.430.190 Standards for Public Trails 33.430.195 Standards for Tree Removal in the Scenic Resources Zone Environmental Review 33.430.210 Purpose 33.430.220 When Review is Required 33.430.230 Procedure 33.430.240 Supplemental Application Requirements 33.430.250 Approval Criteria 33.430.260 Use of Performance Guarantees 33.430.270 Special Evaluation by a Trained Professional 33.430.280 Modification of Base Zone Development Standards Natural Resource Management Plans 33.430.310 Purpose 33.430.320 Scope 33.430.330 Procedure 33.430.340 Components 33.430.350 Approval Criteria for Adoption and Amendment

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Corrections to Violations of This Chapter 33.430.400 Purpose 33.430.405 Correction Options 33.430.407 Recurring Violations of This Chapter Notice and Review Procedure 33.430.410 Purpose 33.430.420 When These Regulations Apply 33.430.430 Procedure Map 430‐1 Balch Creek Watershed Protection Plan Area Map 430‐2 Columbia Corridor Industrial and Environmental Mapping Project Area Map 430‐3 East Buttes, Terraces and Wetlands Conservation Plan Area Map 430‐4 Fanno Creek and Tributaries Conservation Plan Area Map 430‐5 Johnson Creek Basin Protection Plan Area Map 430‐6 Northwest Hills Natural Areas Protection Plan Area Map 430‐7 Skyline West Resource Protection Plan Area Map 430‐8 Southwest Hills Resource Protection Plan Area Map 430‐9 East Columbia Neighborhood Natural Resources Management Plan Area Map 430‐10 (Smith and Bybee Lakes Natural Resources Management Plan Area — repealed on 12/31/13) Map 430‐11 Forest Park Natural Resources Management Plan Area Map 430‐12 Peninsula One Natural Resources Management Plan Area Map 430‐13 Middle Columbia Corridor/Airport Natural Resources Inventory Environmental Mapping Project Area Map 430‐14 Bank Reconfiguration and Basking Features Area

General 33.430.010 Purpose Environmental zones protect resources and functional values that have been identified by the City as providing benefits to the public. The environmental regulations encourage flexibility and innovation in site planning and provide for development that is carefully designed to be sensitive to the site's protected resources. These regulations also help meet other City goals, along with other regional, state, and federal goals and regulations. The environmental regulations also carry out Comprehensive Plan policies and objectives.

33.430.015 Purpose of the Environmental Protection Zone The Environmental Protection zone provides the highest level of protection to the most important resources and functional values. These resources and functional values are identified and assigned value in the inventory and economic, social, environmental, and energy (ESEE) analysis for each specific study area. Development will be approved in the environmental protection zone only in rare and unusual circumstances.

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Chapter 33.430 Environmental Zones

33.430.017 Purpose of the Environmental Conservation Zone The Environmental Conservation zone conserves important resources and functional values in areas where the resources and functional values can be protected while allowing environmentally sensitive urban development.

33.430.020 Environmental Reports The application of the environmental zones is based on detailed studies that have been carried out within ten separate areas of the City. The City’s policy objectives for these study areas are described in the reports. Each study report identifies the resources and describes the functional values of the resource sites. Functional values are the benefits provided by resources. The values for each resource site are described in the inventory section of these reports. The City has adopted the following ten environmental study reports: • • • • • • • • • •

Balch Creek Watershed Protection Plan Columbia Corridor Industrial and Environmental Mapping Project East Buttes, Terraces and Wetlands Conservation Plan Fanno Creek and Tributaries Conservation Plan Johnson Creek Basin Protection Plan Northwest Hills Natural Areas Protection Plan Skyline West Conservation Plan Southwest Hills Resource Protection Plan ESEE Analysis and Recommendation for Natural, Scenic and Open Space Resources within Multnomah County Unincorporated Areas Middle Columbia Corridor/Airport Economic, Social, Environmental and Energy (ESEE) Analysis

33.430.030 Relationship To Other Environmental Regulations Some of the eight study areas discussed under Section 33.430.020 impose additional environmental regulations in Plan Districts. These additional regulations either supplement or supersede the regulations of this Chapter. Paragraph 33.700.070.E describes the hierarchy of regulations within the Zoning Code.

Additionally, Natural Resource Management Plans may contain regulations that supersede or supplement the regulations of this chapter. Whenever natural resource management plan provisions conflict with other provisions of this chapter, the natural resource management plan provisions supersede. Non-conflicting provisions supplement the provisions of this chapter. Maps 430-9, 11 and 12 show Natural Resource Management Plan areas.

The following Plan Districts and Natural Resource Management Plans have additional regulations that may supersede or supplement the environmental regulations of Chapter 430: • • • • • • •

The Balch Creek Watershed (see Chapter 33.563, Northwest Hills Plan District) Cascade Station / Portland International Center Plan District (see Chapter 33.508, Cascade Station / Portland International Center [CS/PIC]) The Columbia South Shore within the Columbia Corridor (see Chapter 33.515, Columbia South Shore Plan District) Johnson Creek Basin (see Chapter 33.537, Johnson Creek Basin Plan District) Northwest Hills Natural Areas (see Chapter 33.563, Northwest Hills Plan District) Skyline West Conservation Plan area (see Chapter 33.563, Northwest Hills Plan District) East Columbia Neighborhood Natural Resources Management Plan (separate document) 430-3

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Forest Park Natural Resources Management Plan (separate document) Natural Resources Management Plan for the Peninsula Drainage District No. 1 (separate document) • Portland International Airport Plan District (see Chapter 33.565, Portland International Airport Plan District) This chapter contains only the City's environmental regulations. Activities which the City regulates through this chapter may also be regulated by other agencies. In cases of overlapping City, Special District, Regional, State, or Federal regulations, the more stringent regulations will control. City approval does not imply approval by other agencies.

• •

33.430.033 Relationship to Scenic Resource Zone When a Scenic Resource zone has been applied at the location of an environmental zone environmental review must include consideration of the development standards of Chapter 33.480, and the scenic qualities of the resource as identified in the Scenic Resources Protection Plan or the Central City Scenic Resources Protection Plan.

33.430.035 Other City Regulations Other City regulations such as Title 10, Erosion Control, and Title 11, Trees, may apply to sites in the environmental overlay zones.

33.430.040 Overlay Zones and Map Symbols There are two environmental overlay zones.

A.

The Environmental Protection overlay zone is applied wherever the City determines that highly significant resources and functional values are present. The Environmental Protection overlay zone is shown on the Official Zoning Maps with the "p" symbol.

B.

The Environmental Conservation overlay zone is applied wherever the City determines that significant resources and functional values are present. The Environmental Conservation overlay zone is shown on the Official Zoning Maps with the "c" symbol.

33.430.050 Subareas of Environmental Zones Environmental overlay zones contain resource areas and transition areas. Resource areas contain significant resources and functional values. Transition areas surround the resource areas. Resources and functional values within transition areas are not significant, but they provide a buffer for the significant resources and functional values within the resource area. The transition area is measured as the first 25 feet inward from an environmental zone boundary. The remaining area is the resource area. See Figure 430-1. The following are three exceptions: A.

Where part of an environmental zone boundary is also the City Limits, there is no transition area.

B.

Where environmental zone boundaries are contained within other environmental zone boundaries, there is no transition area.

C.

Where environmental zone boundaries abut other environmental zone boundaries, transition areas are only measured from the combined outer-most boundaries of the environmental zones.

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Chapter 33.430 Environmental Zones Figure 430-1 Environmental Zone Subareas

33.430.060 Where These Regulations Apply These regulations apply to all environmental zones, except those in the Columbia South Shore Plan District that are south of NE Marine Drive, those in the Cascade Station/Portland International Center Plan District, City-owned land within the Forest Park Natural Resources Management Plan area, and the Peninsula Drainage District No. 1 Natural Resources Management Plan area. See also Section 33.430.030, Relationship to Other Environmental Regulations.

33.430.070 When These Regulations Apply Unless exempted by Section 33.430.080, below, the regulations of this chapter apply to the following: A.

Development;

B.

All land divisions and property line adjustments;

C.

Removing, cutting, mowing, clearing, burning, or poisoning native trees and plants listed in the Portland Plant List;

D.

Planting or removing trees and plants listed on the Nuisance Plants List, and planting or removing non-native non-nuisance trees and plants;

E.

Changing topography, grading, excavating, and filling;

F.

Resource enhancement; and

G.

Dedication and expansions of rights-of-way.

33.430.080 Items Exempt From These Regulations The following items, unless prohibited by Section 33.430.090, below, are exempt from the regulations of this chapter. Other City regulations such as Title 10, Erosion Control, and Title 11, Trees, must still be met. When no development or other activities are proposed that are subject to 430-5

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the development standards or review requirements of this chapter, tree removal or pruning allowed under the exemptions below is subject to the tree permit requirements of Title 11, Trees.

A.

Change of ownership;

B.

Temporary emergency procedures necessary for the protection of life, health, safety, or property;

C.

Existing development, operations, and improvements, including the following activities: 1.

Maintenance, repair, and replacement of existing structures, exterior improvements, roads, public trails, public rest points, public viewing areas, public interpretative facilities, and utilities. Replacement is not exempt whenever coverage or utility size is increased;

2.

Continued maintenance of existing gardens, pastures, lawns, and other planted areas, including the installation of new irrigation and drainage facilities, new erosion control features, and the installation of plants except those listed on the Nuisance Plants List.

Change of crop type or farming technique on land currently in agricultural use.

Pruning trees and shrubs within 10 feet of buildings and structures attached to buildings, such as decks, stairs, and carports;

3.

Changes to existing disturbance areas to accommodate outdoor activities such as gardens and play areas so long as plantings do not include plants on the Nuisance Plants List and no trees 6 or more inches in diameter are removed;

4.

Alterations to buildings that do not change the building footprint and do not require adjustments to site-related development standards;

5.

Operation, maintenance, and repair of the following:

6.

a.

Irrigation systems;

b.

Stormwater management systems;

c.

Pumping stations; and

d.

Erosion control and soil stabilization features;

Operation, maintenance, and repair of drainage facilities, flood control structures, and conveyance channels that are managed by Drainage Districts as defined in ORS 547, and where the activity is conducted or authorized by the Drainage District. This exemption does not apply if dredge spoils are placed onto the top of banks of the drainageway, or onto portions of the environmental overlay zone above the ordinary high water mark. Operation, maintenance, and repair of drainage facilities include: a.

Dredging and channel cleaning below the ordinary high water mark and vegetative maintenance within the minimum floodway cross-section of drainageways;

b.

Operation, maintenance, and repair of drainage district pump stations, water control structures, or levees;

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7.

Chapter 33.430 Environmental Zones

c.

Reconfiguring the cross-section of drainage channels below the ordinary high water mark, or changing the location of the low flow channel within a wider drainage channel; and

d.

Stabilizing banks and restoring levees back to original condition and footprint;

Removal or trimming of vegetation when no development or other activities subject to the development standards or review requirements of this chapter are proposed, if the following are met: a.

All vegetation removal or trimming activities must be surrounded or protected to prevent erosion and sediment from leaving the site or negatively impacting resources on the site. Permanent erosion control, such as replanting areas of bare soil, must be installed.

b.

The vegetation proposed for removal or trimming is one of the following: (1) Trees or plants listed on the Nuisance Plants List; (2) Dead, dying, or dangerous trees or portions of trees when they pose an immediate danger, as determined by the City Forester or an arborist.

Removing these portions is exempt only if all sections of wood more than 12 inches in diameter either: • Remain, or are placed, in the resource area of the same ownership on which they are cut; or • Are removed, if the City Forester authorizes removal of diseased wood because it will threaten the health of other trees; (3) Non-native non-nuisance trees and plants; (4) Trees or tree limbs that are within 10 feet of an existing building and structures attached to buildings, such as decks, stairs, and carports; (5) Trees or plants that exceed the height restriction of a view corridor with special height restrictions designated in the Scenic Resources Protection Plan or Central City Scenic Resources Protection Plan; or (6) Within the Scenic Resource zone, tree limbs may be trimmed to maintain a view. Tree removal is not exempt.

8.

Pruning trees in accordance with Title 11 permit requirements;

9.

Alterations to existing houseboats or replacing houseboats in existing slips;

10. Development over existing paved surfaces that are over 50 feet from any identified wetland or water body; and 11. Land divisions or Property Line Adjustments where all properties are developed, no additional building sites are created and no additional development is proposed.

D.

The following new development and improvements: 1.

Planting of native vegetation listed on the Portland Plant List when planted with handheld equipment;

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Chapter 33.430 Environmental Zones 2.

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Public street and sidewalk improvements meeting all of the following: a.

Improvements must be within an existing public right-of-way used by truck or automobile traffic; and

b.

Streets and sidewalks must not exceed the minimum width standards of the Bureau of Transportation Engineering.

3.

Groundwater monitoring wells constructed to the standards of the Oregon Water Resources Department and water quality monitoring stations, where access is by foot only;

4.

Utilities installed above or below developed portions of public rights-of-way;

5.

Utility service using a single utility pole or where no more than 100 square feet of ground surface is disturbed outside of the top of bank of water bodies and where the disturbed area is restored to the pre-construction conditions;

6.

Temporary site investigative work including soil tests, land surveys, groundwater and water quality monitoring stations when all of the following are met: a.

The work is conducted using hand-held equipment only;

b.

The disturbance is temporary;

c.

Disturbance areas are restored to pre-existing conditions; and

d.

No native trees are removed.

7.

Installation of temporary fencing to protect resource enhancement project planting areas, or to close off or control the use of illegal trails. The fence must be removed within 5 years;

8.

Installation of signage as part of public recreational trail and resource enhancement projects;

9.

Additional disturbance for outdoor uses such as gardens and play areas where the added disturbance area meets all of the following: a.

The added disturbance area does not exceed 500 square feet;

b.

The total disturbance area on the site does not exceed standards in Table 430-1;

c.

No native trees 6 or more inches in diameter are removed; and

d.

The disturbance area is located at least 30 feet from the top of bank of a stream or drainage and at least 50 feet from the edge of a wetland.

10. Trails meeting all of the following: a.

Trails must be confined to a single ownership or be within a public trail easement;

b.

Trail widths must not exceed 30 inches, stair width must not exceed 50 inches, and trail grade must not exceed 20 percent except for the portion of the trail containing stairs; 430-8

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Chapter 33.430 Environmental Zones

c.

Plant trimming must not exceed a height of 8 feet and a width of 6 feet as shown in Figure 430-2;

d.

No native trees 6 or more inches in diameter and no native shrubs larger than 5 feet tall may be removed;

e.

Trails must not be paved; and

f.

Trails must be at least 15 feet from the top of bank of all water bodies.

Figure 430-2 Trail Vegetation Pruning and Maintenance Area

11. All land divisions with tentative plans, final plans, and recorded plats showing all of the following for every lot created or adjusted; and Property Line Adjustments with plans showing all of the following for each lot adjusted: a.

Building sites at least five feet from all resource areas. For the purpose of this subsection, “building site” means an area of any shape in which a square 40 feet by 40 feet will fit;

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Chapter 33.430 Environmental Zones

E.

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b.

Public and private utilities (including water lines, sewer lines or drain fields, and stormwater disposal facilities) where none of these utilities are in a resource area; and

c.

Streets, driveways, and parking areas where all pavement is at least ten feet from a resource area.

Hand removal of trash, provided that native vegetation is not removed or damaged.

33.430.090 Prohibitions

The following items are prohibited in all environmental zones. Prohibitions apply to both transition areas and resource areas:

A.

The use, packaging, transportation, or storage of hazardous substances, except as follows: 1.

Transportation of hazardous substances through environmental zones by rail or on designated truck routes is allowed; and

2.

Use of consumer quantities of hazardous substances within environmental zones is allowed subject to the regulations of this Title. Consumer quantities of hazardous substances are packaged and distributed in a form intended or suitable for sale through retail sales outlets for consumption by individuals for purposes of personal care and household use.

B.

The planting or propagation of any plant listed on the Nuisance Plants List;

C.

Exterior work activities, unless in conjunction with a river-related or river-dependent use.

See Chapter 33.910, Definitions; and

D.

Dumping of yard debris or trash.

Development Standards 33.430.110 Purpose These development standards are intended to: A.

Encourage sensitive development while minimizing impact on resources;

B.

Provide clear limitations on disturbance within resource areas;

C.

Ensure that new development and alterations to existing development are compatible with and preserve the resources and functional values protected by the environmental zones;

D.

Provide clear planting and erosion control requirements within resource areas;

E.

Buffer the resource area from the noise, fumes, lights, and motion of vehicular traffic associated with industrial, commercial, and multi-dwelling residential uses; and

F.

Limit the impacts on resources and functional values resulting from construction of certain types of utilities.

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33.430.120 Procedure A.

Generally. Compliance with the development standards of this chapter is required for all development in the environmental zones and is determined as part of the building permit or development permit application process. For proposals that cannot meet all of the standards, Environmental Review is required. Where a proposal can meet all the standards, the applicant may choose to go through the discretionary environmental review process, or to meet the objective standards of this chapter.

The development standards are Sections 33.430.140 through .190; Sections 33.430.150 through .190 address specific types or aspects of development, while 33.430.140 applies to proposals not covered by the more specific sections. A proposal may be subject to several sections. For example, construction of a house may be subject to the General Development Standards of 33.430.140, the standards of 33.430.150, Utilities, and the standards of 33.430.180, Stormwater Outfalls. If the proposal can meet the general standards and standards for utilities, but not those for a stormwater outfall, environmental review is required only for the stormwater outfall. To be eligible to use the development standards for an aspect of a proposal, all of the standards within the relevant section must be met.

B.

Adjustments prohibited. Adjustments to these standards are prohibited. Proposals that do not meet all the standards within each relevant section require approval through environmental review described in Sections 33.430.210 through .280.

33.430.130 Permit Application Requirements A building permit or development permit application that is reviewed for compliance with the standards of this chapter requires more information than a permit not affected by these provisions.

The information in Subsections A and B must be submitted with permit application plans.

Submission of the information in Subsection C is optional.

A.

B.

An existing conditions site plan including: 1.

Location of all Environmental Zone lines on the site;

2.

Outline of any existing disturbance area, including existing utility locations;

3.

Location of any wetlands or water bodies on the site or within 50 feet of the site.

Indicate the location of the top of bank, centerline of stream, or wetland boundary as appropriate;

4.

Within the disturbance area, all trees that are 6 or more inches in diameter must be indicated by size and species. Trees outside of the disturbance area must be shown as crown cover with an indication of species composition; and

5.

Topography shown by contour lines at 2 foot vertical contours in areas of slopes less than 10 percent and at 5 foot vertical contours in areas of slopes 10 percent or greater.

Proposed development plan including: 1.

Outline of the proposed disturbance area, including all areas of proposed utility work;

2.

Location and description of all proposed erosion control devices; 430-11

Chapter 33.430 Environmental Zones

C.

Title 33, Planning and Zoning 8/10/20

3.

A stormwater management plan;

4.

A landscape plan indicating the size, species, and location of all vegetation to be planted in the environmental zone;

5.

Trees proposed to be preserved and trees proposed to be removed. For trees to be preserved, tree protection, meeting the requirements of Chapter 11.60, Technical Specifications, must be shown. A tree plan may also be required to comply with Chapter 11.50, Trees in Development Situations; and

6.

Where applicable, the location and specifications of the site enhancement option with dimensions, a list of plants on the Nuisance Plants List to be removed, and a landscape plan indicating the size, species, and location of all vegetation to be planted.

Photographs of the site are not required but are encouraged to supplement the existing conditions site plan.

33.430.140 General Development Standards The standards below apply to all development in the environmental zones except as follows: • • • • • • •

Utilities subject to Section 33.430.150; Land divisions subject to Section 33.430.160; Property line adjustment subject to Section 33.430.165; Resource enhancement projects subject to Section 33.430.170; Rights-of-way improvements subject to Section 33.430.175; Stormwater outfalls subject to Section 33.430.180; and Public recreational trails subject to Section 33.430.190.

Standards A through C and G through S apply to new development. Standards D through S except L apply to alterations to existing development. Only standards E, J, K, N, Q, R, and S apply in Transition areas. All of the applicable standards must be met.

A.

The maximum disturbance area allowed within the resource area on the site is determined by subtracting all portions of the site outside the resource area from the number listed in Table 430-1.

OS and RF Zone Maximum 5,000 sq. ft.

Disturbance [1] Area

R20

Table 430-1 Maximum Disturbance Area Allowed

5,000 sq. ft.

[1]

R10

R7

R5

All Other Zones

5,000 sq. ft.

[1]

3,500 sq. ft.

[1]

2,500 sq. ft.

[1]

50% of the base zone building coverage or 1 acre, whichever is less [1]

Note: [1] Subtract the amount of area on the site outside the resource area from the number given in the table.

B.

The disturbance area is set back at least 5 feet from the resource area of any environmental protection zone;

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D.

Chapter 33.430 Environmental Zones

The disturbance area must be set back at least: 1.

Fifty feet from the edge of any identified wetland, from the top of bank of any identified water body within the Columbia Corridor, or any identified water body within a protection zone on lots zoned R10, R20, or RF. When reconfiguration of the bank is carried out in accordance with subsection .170.A, below, results in the top of bank shifting landward, the applicant may choose to measure the setback from the original top of bank. When this occurs, a survey of the original top of bank line and the new top of bank line must be submitted for verification and then recorded with the County recorder. In all cases the disturbance area must be set back at least 5 feet from the new top of bank line;

2.

Thirty feet from the top of bank of any identified water body within a protection zone on all lots except those zoned R10, R20 or RF; and

3.

Thirty feet from the centerline of any identified water bodies within a conservation zone except those within the Columbia Corridor.

For alterations to existing development, one of the following must be met: 1.

The disturbance area does not exceed the limitations of Table 430‐1 and the disturbance area is not expanded into or within five feet of the resource area of an environmental protection zone; or

2.

If the existing disturbance area now exceeds the limitations of Table 430‐1, alterations are allowed within the existing disturbance area if the following are met: a.

The existing disturbance area may not be expanded; and

b.

Increases in building coverage and exterior improvement area are allowed if a site enhancement option is completed on the site. Applicants must show that an area equivalent in size to at least 50 percent of the area proposed for development will be enhanced following one or more of the options described in Table 430‐2. If the proposed development is less than 100 square feet, the minimum enhanced area will be 50 square feet.

E.

The proposed development is set back at least 5 feet from the resource area of any environmental protection zone;

F.

The proposed development must be set back at least: 1.

Fifty feet from the edge of any identified wetland, from the top of bank of any identified water body within the Columbia Corridor, or any identified water body within a protection zone on lots zoned R10, R20, or RF. When reconfiguration of the bank is carried out in accordance with subsection .170.A, below, results in the top of bank shifting landward, the applicant may choose to measure the setback from the original top of bank. When this occurs, a survey of the original top of bank line and the new top of bank line must be submitted for verification and then recorded with the County recorder. In all cases the proposed development must be set back at least 5 feet from the new top of bank line;

2.

Thirty feet from the top of bank of any identified water body within a protection zone on lots zoned R7 through IR; and 430‐13

Chapter 33.430 Environmental Zones 3.

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Thirty feet from the centerline of any identified water bodies within a conservation zone except those within the Columbia Corridor.

G.

The proposed buildings must be set back at least 5 feet from the edge of the disturbance area;

H.

Where the distance between a building and the edge of the disturbance area is less than 10 feet, additional temporary disturbance area is allowed. The edge of the additional temporary disturbance area may extend no more than 10 feet from the building. The temporary disturbance area must be replanted with three different native shrub species at a minimum 1‐gallon size or bare root, planted at a density of 3 plants per 10 square feet with the remaining area planted with native groundcover using a minimum of 4‐inch pots at a density of 8 plants per 10 square feet;

I.

Temporary disturbance areas and portions of the resource area where removal of non‐ native vegetation occurs must be replanted so that the area achieves a 90 percent vegetation cover within one year;

J.

Tree removal and replacement standards.

1.

Removal of native trees is allowed as follows: a.

Trees removed from resource and transition areas must be replaced as shown in Table 430‐3. Trees less than 6 inches in diameter do not have to be replaced.

b.

In resource and transition areas, the combined total diameter of all trees removed may not exceed 225 inches, counting only native trees that are at least 6 inches in diameter;

c.

In resource areas, trees may be removed only if one of the following is met: (1) Within 10 feet of existing or proposed buildings and structures attached to buildings, such as decks, stairs, and carports; (2) Within 10 feet of proposed driveways or right‐of‐way improvements; or (3) To create up to 500 square feet of permanent disturbance area for uses such as gardens and play area.

2.

Non‐native non‐nuisance trees may be removed if each tree at least 6 inches in diameter is replaced as shown in Table 430‐3;

3.

Trees listed on the Nuisance Plants List may be removed, if each tree at least 6 inches in diameter is replaced with one native tree; and

4.

For replacement of non‐native trees and trees in transition areas, applicants may pay a revegetation fee as described in Table 430‐2 in lieu of planting on the site. The fee is based on the number of trees required under Table 430‐3, Option A.

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Table 430‐2 Minimum Site Enhancement Options Option Option 1 Restoration Planting

Option 2 Impervious Surface Reduction

Option 3 Parking Lot Retrofit

Option 4 Revegetation Fee

K.

Action Remove plants listed on the Nuisance Plants List. Plant the area with native plants at the following minimum planting density: 10 plants per 50 square feet at a ratio of one tree, two shrubs, and 7 groundcover plants. Trees must be at least one‐half inch in diameter, shrubs must be at least 1 gallon, and groundcover plants a minimum pot size of 4 inches. The remaining area may be seeded with native grass seed.

Remove impervious surface to improve stormwater management, and replant the area with native plants at the following minimum planting density: 10 plants per 50 square feet at a ratio of one tree, two shrubs, and 7 groundcover plants.

Trees must be at least one‐half inch in diameter, shrubs must be at least 1 gallon, and groundcover plants must be a minimum pot size of 4 inches. The remaining area may be seeded with native grass seed.

Replace existing interior parking lot landscaping with a vegetated infiltration basin using native plants. The minimum planting ratio for this option is one tree and two shrubs for every 50 square feet of planting area, and groundcover plants to cover the remaining area, planted on 12‐inch centers. Trees must be at least one‐half inch in diameter, shrubs must be at least 1 gallon, and groundcover plants a minimum pot size of 4 inches. Enhancements must be approved by the Bureau of Environmental Services as meeting the Stormwater Management Manual, and must also comply with parking lot landscape requirements of this Title.

Pay a revegetation fee.

1. Fee use and administration. The revegetation fee is collected by BDS and is administered by the Bureau of Environmental Services. The fees collected are used for revegetation projects on public or private property within the same watershed as the site.

2. Calculation of required fee contributions. Applicants must contribute the cost to purchase and plant trees, shrubs, and groundcover plants as set out in 3. below. The cost to purchase and plant trees and plants will be adjusted annually as determined by the Director of BES based on current market prices for materials, labor, and maintenance.

3. Required fee contribution. The applicant must contribute the following revegetation fee before a building permit will be issued: ‐ The cost to purchase, plant, and maintain one tree, two shrubs, and 7 groundcover plants for every 50 square feet of planting area; ‐ The fee calculation will be rounded up to the next multiple of $10; and ‐ The minimum area to be used in this calculation is 50 square feet. Calculations that are not a multiple of 50 will be rounded up to the next multiple of 50.

Replacement trees must be at least one‐half inch in diameter; shrubs must be in at least a 1‐gallon container or the equivalent in ball and burlap. All trees and shrubs must be selected from the Portland Plant List and planted on the site within the environmental zone. Conifers must be replaced with conifers and shrubs must consist of at least two different species;

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Nuisance plants.

1.

Remove plants on the Nuisance Plants List in an area on the site that is equal to 50 percent of the size of the proposed permanent disturbance area, or from the entire site, whichever is less.

2.

Plant removal must occur outside of the permanent and temporary disturbance areas.

3.

Nuisance plant removal entails actions such as the removal of: roots, the above ground portion of the plant, and the seeds of the plant such that existing non‐ nuisance or newly installed plants are able to grow and survive. The non‐nuisance plants are maintained free of nuisance plants.

4.

The cleared area must be replanted as follows: a.

Seed the entire area of removal with a native grass seed.

b.

Install seven groundcover plants and two shrubs per 50 square feet.

Groundcover plants must be a minimum size of four inch pots and the shrubs a minimum size of one gallon pots.

c.

Removed native and non‐native non‐nuisance trees are replanted in accordance with Section 33.430.140.M.

d.

Planting native species listed on the Portland Plant List is required.

M. All vegetation planted in a resource area is native and listed on the Portland Plant List.

Plants listed on the Nuisance Plants List are prohibited;

Table 430‐3 Tree Replacement in Environmental Overlay Zone Size of tree to be removed (inches in diameter) At least 6 and up to 12 More than 12 and up to 20 More than 20 and up to 25 More than 25 and up to 30 More than 30

Option A (no. of native trees to be planted) 2 3 5 7 10

Option B (combination of native trees and shrubs) not applicable 1 tree and 3 shrubs 3 trees and 6 shrubs 5 trees and 9 shrubs 7 trees and 12 shrubs

N.

The minimum front and street building setback and garage entrance setback of the base zone may be reduced to any distance between the base zone minimum and zero. Where a side lot line is also a street lot line the side building and garage entrance setback may be reduced to any distance between the base zone minimum and zero. Parking spaces may be allowed within the first 10 feet from a front lot line, and within a minimum side street setback;

O.

Maximum front or street setbacks are as follows: 1.

The front building or street setback of the base zone is the maximum building setback for primary structures.

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2.

On a lot with more than one street lot line the maximum setback standard applies to the street lot line that is farthest from the resource area.

3.

In zones with no minimum front or street setback, the maximum setback is 10 feet.

P.

Fences are allowed only within the disturbance area;

Q.

Parking and truck area buffers: 1.

Auto and light truck areas. For commercial, industrial, and multi‐dwelling residential uses, parking areas for autos and light trucks include a ten foot perimeter buffer from the resource area. The buffer is landscaped with plants listed on the Portland Plant List to at least the L2 standard, as stated in Chapter 33.248, Landscaping and Screening;

2.

Medium and heavy truck areas. Where allowed by the base zone, the parking, loading, and maneuvering areas for medium and heavy trucks include a ten foot perimeter buffer from the resource area. The buffer is landscaped with plants listed on the Portland Plant List to at least the L3 standard, as stated in Chapter 33.248, Landscaping and Screening;

R.

Exterior lights must be spaced at least 25 feet apart. Incandescent lights exceeding 200 watts (or other light types exceeding the brightness of a 200‐watt incandescent light) must be placed so they do not shine directly into resource areas; and

S.

Exterior storage and display areas include a ten‐foot perimeter buffer from the resource area. The buffer is landscaped to at least the L3 standard, as stated in Chapter 33.248, Landscaping and Screening.

33.430.150 Standards for Utility Lines The following standards apply to private connections to existing utility lines and the upgrade of existing public utility lines in resource areas. All of the standards must be met unless exempted by Subsection F. A.

The disturbance area for private connections to existing utility lines is no greater than 10 feet wide;

B.

The disturbance area for the upgrade of existing public utility lines is no greater than 15 feet wide;

C.

The utility construction does not occur within a stream channel, identified wetland, or water body;

D.

Disturbance areas must be planted with native species listed in the Portland Plant List according to the following densities: 1.

Three different native shrub species are required at a minimum 1‐gallon size or bare root, planted at a density of 3 plants per 10 square feet;

2.

The remaining area must be planted with native groundcover using a minimum of four inch pots at a density of 8 plants per ten square feet; and

3.

Below the top of bank on slopes greater than 30 percent or in riprap areas, live stakes, 2 to 12 inches in diameter, may be substituted for the requirements of D.1 and D.2 430‐17

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above. Stakes must be installed at a density of 2 to 4 stakes per square yard. Detailed specifications for installing live stakes are found in the Erosion Control Manual.

E.

F.

Tree removal and replacement standards are as follows: 1.

Native trees more than 12 inches in diameter may not be removed. Each native tree more than 6 but less than 12 inches in diameter that is cut must be replaced as shown in Table 430‐3;

2.

Non‐native non‐nuisance trees may be removed, if each tree 6 or more inches in diameter is replaced as shown in Table 430‐3;

3.

Trees listed on the Nuisance Plants List may be removed if each tree 6 or more inches in diameter is replaced with one tree;

4.

Replacement trees and shrubs must meet the planting standards in 33.430.140.K; and

5.

Where a utility line is approximately parallel with the stream channel at least half of the replacement trees must be planted between the utility line and the stream channel, except where a utility easement precludes tree planting.

Exemption. If a proposed utility line or upgrade to a utility line runs through an area that has already been approved as a disturbance area, or allowed by the standards of this chapter, it is exempt from Subsections A, B and D.

33.430.160 Standards for Land Divisions and Planned Developments The following standards apply to land divisions and Planned Developments in the environmental overlay zones. All of the standards must be met.

A.

All development is outside the resource area of the environmental protection zone;

B.

Where there is a house on the site that is in the environmental protection zone, it may remain if a new lot is created that meets the following: 1.

The existing house will remain; and

2.

A new lot is created that is no larger than required to contain the existing house, garage, minimum required setbacks, a 12‐foot wide driveway, and an open area of 20 feet by 20 feet.

C.

Resource areas of the environmental protection zone that are outside of lots being created under the provisions of Subsection B., above, are located entirely within environmental resource tracts. The tracts must be owned in common by all of the owners of the land division site, by a Homeowners’ Association, by a public agency, or by a non‐profit organization; and

D.

The total amount of disturbance area allowed within the resource area of the environmental conservation zone is either the amount listed in Table 430‐4 or 1 acre, whichever is less, minus the amount of area outside the resource area;

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Table 430‐4 Maximum Disturbance Area for a Land Division and PD Allowed Within the Resource Area[1] OS and RF R20 Zone R10 Zone Zone Maximum 5% of site 12% of site 15% of site Disturbance area area area Area Notes: [1] Disturbance area includes utility construction.

R7 Zone

R5 Zone

All Other Zones

17% of site area

22% of site area

50% of the base zone building coverage

E.

Resource areas outside designated disturbance areas must be placed entirely within environmental resource tracts. The tracts must be owned in common by all of the owners of the land division site, by a Homeowners’ Association, by a public agency, or by a non‐ profit organization;

F.

Tree removal is allowed as follows: 1.

Native trees. In residential zones, the combined total diameter of native trees cut may not exceed 225 inches per dwelling unit, counting only native trees that are at least 6 inches in diameter. In all other zones, native tree removal is limited to the boundaries of the approved disturbance area. Native trees must be replaced as shown in Table 430‐3;

2.

Non‐native non‐nuisance trees. Non‐native non‐nuisance trees may be removed, but must be replaced as shown in Table 430‐3; and

3.

Nuisance trees. Trees listed on the Nuisance Plants List may be removed, but must be replaced. Each tree 6 or more inches in diameter must be replaced with one native tree.

G.

The standards of Subsections 33.430.140.B, C, and K through R must be met.

H.

Streets, alleys, walkways, and stormwater facilities are not created within 50 feet of an identified wetland or water body. The standard does not apply to recreational trails identified by the Comprehensive Plan;

I.

New right‐of‐way and roadway widths do not exceed the maximums listed in Table 430‐5; and

J.

Utility construction must meet the applicable standards of Section 33.430.150. Private utility lines on a lot where the entire area of the lot is approved to be disturbed and where the private utility line provides connecting service directly to the lot from a public system are exempt from this standard.

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Table 430‐5 Maximum Right‐of‐way and Roadway Widths Base Zone OS and RF – R7 R5 R2.5 – IR and C, E, I, and CI

Type of Street Through Through Through

Right‐of Way Width 35 feet 40 feet 40 feet

Roadway Width 20 feet 20 feet 28 feet

OS and RF – R5 R2.5 ‐ IR and C, E, I, and CI

Dead‐end Dead‐end

35 feet 40 feet

20 feet 28 feet

33.430.165 Standards for Property Line Adjustments The following standards apply to Property Line Adjustments (PLAs) in the environmental overlay zones that do not meet one of the exemptions in 33.430.080.C.11 or 33.430.080.D.11. For purposes of this section, the site of a Property Line Adjustment is the two properties affected by the relocation of the common property line. All of the standards must be met.

A.

A Property Line Adjustment may not result in any property being entirely in the environmental protection zone, unless that property is entirely in the environmental protection zone before the PLA, or the property will be dedicated or limited by deed restriction to the uses allowed in the OS zone.

B.

The amount of area on each property that is outside of the resource area of the environmental overlay zone may not be reduced below the square footage in Table 430‐6.

A property that contains less than the area listed in Table 430‐6 outside of the resource area of the environmental overlay zone may not move further out of conformance with Table 430‐6.

Table 430‐6 Minimum Area Required Outside of Resource Area

Minimum Area Required

OS through R10 Zones 5,000 sq. ft.

R7 Zone

R5 Zone

All Other Zones

3,500 sq. ft.

2,500 sq. ft.

50% of the base zone building coverage or 1 acre, whichever is less

33.430.170 Standards for Resource Enhancement Projects The following standards apply to resource enhancement projects in the environmental zones. The applicant for projects that will take place within the area shown on Map 430‐14 may choose to meet all of the standards of subsection A, all of the standards of subsection B, or all of the standards of subsection C. Applicants for projects that will take place outside the area shown on Map 430‐14 must meet all of the standards in subsection C. A.

Bank reconfiguration. The following standards apply to bank reconfiguration projects that take place in the Bank Reconfiguration and Basking Features Area shown on Map 430‐14.

Slough and drainageway banks, which are the area between the ordinary high water mark and the top of bank, may be regraded when all of the following are met: 1.

The activity is conducted or authorized by the Multnomah County Drainage District #1 or Peninsula Drainage District #2; 430‐20

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2.

The final slope above ordinary high water after grading is 33 percent or less (33 percent slope represents a rise to run ratio equal to 1:3);

3.

Rock armoring may not be used except surrounding outfalls, inlets, culverts and bridge crossings, the rock armoring cannot exceed a distance of 5 feet from those features, and must be planted with live stakes of native plant stock, one half inch in diameter.

Stakes must be used at a density of 2 to 3 stakes per 9 square feet. If the armoring is located on a levee, live stakes are not required;

4.

The placement of large wood on the bank is allowed to improve bank stabilization if installed above the Base Floodplain Elevation (BFE), as defined on the Federal Emergency Management Agency Flood Insurance Rate Maps;

5.

Trees or snags, 6 inches or greater in diameter, that are removed landward of the new top‐of‐bank must be replaced and meet the following: a.

Each tree or snag, 6 inches or greater in diameter, removed must be replaced as specified in Table 430‐3, Tree Replacement;

b.

Replacement trees and shrubs must be native and selected from the Portland Plant List;

c.

Replacement shrubs must be in at least a 2‐gallon container or the equivalent in ball or burlap;

d.

Replacement trees must: (1) Be at least one‐half inch in diameter and have a maximum height‐at‐ maturity that will not project above the height limit of the h overlay zone; and (2) Be planted within a transition area or resource area on a property owned by the applicant; or for which the applicant possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure success of the mitigation; or can demonstrate legal authority to acquire the site through eminent domain;

e.

6.

If the replacement trees are planted within 100 feet of the Columbia Slough main channels or secondary drainageways, the trees must be planted above the Base Floodplain Elevation (BFE), as defined on the Federal Emergency Management Agency Flood Insurance Rate Maps.

The area between the ordinary high water mark and the new top of bank must be revegetated as specified in Figure 430‐3 and Table 430‐7, Bank Revegetation.

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Title 33, Planning and Zoning 3/1/21 Figure 430‐3 Bank Revegetation

Table 430‐7 Bank Revegetation Zone (See Figure 565‐2)

Water Body

Zone 1 Sloughs and drainageways; except on levees Zone 2

On levees

Zone 1 and 2

Planting Requirements A mix of native emergent wetland vegetation planted at a rate of 50 plugs of vegetation per 100 square feet of area, ten native shrubs for every 100 square feet of area and a native grass and forb seed mix at a rate of 30 pounds per acre. No trees may be planted in Zone 1.

A. Outside of the Airport Subdistrict of the Portland International Airport plan district, one native tree, three native shrubs and four other native plants for every 100 square feet of area. Trees may be clustered.

B. Within the Airport Subdistrict of the Portland International Airport plan district, Option A or ten native shrubs for every 100 square feet of area and a native grass and forb seed mix at a rate of 20 pounds per acre.

A native grass and forb seed mix at a rate of 50 pounds per acre or a grass seed mix approved by the US Army Corps of Engineers for use on levees applied at a rate of 50 pounds per acre.

7.

Disturbance areas related to structure removal must be replanted with native plants to achieve a 90 percent vegetative cover within one year. Disturbance area that is related to the removal of structures from the water is exempt from this standard;

8.

No structures are proposed except for public viewing areas developed as part of the project. The public viewing areas must meet the following: a.

The viewing area contains no more than 500 square feet of permanent disturbance area;

b.

The viewing area is at least 30 feet from the top of bank of a stream, drainageway, wetland, or other water body;

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9.

B.

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c.

The viewing area is not in the floodway;

d.

Native trees more than 10 inches in diameter are not removed; and

e.

Each 6 to 10‐inch diameter native tree removed is replaced at a rate of three trees for each one removed. The replacement trees must be a minimum one‐half inch diameter or 3 to 5‐gallon conifers and be native trees listed on the Portland Plant List. All trees must be planted on the site; and

Temporary disturbance areas may be seeded with non‐native seed that is sterile and is certified as 100 percent weed‐free for erosion control purposes until replanting occurs.

Basking features. The following standards apply to the placement of large wood or large rocks as basking features for wildlife in the Bank Reconfiguration and Basking Features Area shown on Map 430‐14. The placement of large wood or large rocks as basking features for wildlife within the Columbia Slough, Whitaker Slough, Buffalo Slough, Peninsula Canal, or other drainageways or identified wetlands is allowed when all of the following are met: 1.

The activity is conducted or authorized by the Multnomah County Drainage District #1, Peninsula Drainage District #2 or the City of Portland Bureau of Environmental Services;

2.

No native trees are removed;

3.

The basking feature is installed above the Base Floodplain Elevation (BFE), as defined on the Federal Emergency Management Agency Flood Insurance Rate Maps;

4.

Disturbance areas related to structure removal must be replanted with native plants to achieve a 90 percent vegetative cover within one year. Disturbance area that is related to the removal of structures from the water is exempt from this standard;

5.

No structures are proposed except for public viewing areas developed as part of the project. The public viewing areas must meet the following:

6.

a.

The viewing area contains no more than 500 square feet of permanent disturbance area;

b.

The viewing area is at least 30 feet from the top of bank;

c.

The viewing area is not in the floodway;

d.

Native trees more than 10 inches in diameter are not removed; and

e.

Each 6 to 10‐inch diameter native tree removed is replaced at a rate of three trees for each one removed. The replacement trees must be a minimum one‐half inch diameter or 3 to 5‐gallon conifers and be native trees listed on the Portland Plant List. All trees must be planted on the site; and

Temporary disturbance areas may be seeded with non‐native seed that is sterile and is certified as 100 percent weed‐free for erosion control purposes until replanting occurs.

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All other resource enhancement projects. The following standards apply to all other resource enhancement projects not addressed by subsections 170.A or B. All of the following standards must be met: 1.

There is no excavation or fill of, or construction activity within any wetland or water body;

2.

There is no net fill, or increase in the amount of soil on the site;

3.

No native vegetation listed on the Portland Plant List is removed except as allowed by C.5. below. Non‐native trees and vegetation may be removed;

4.

Disturbance areas related to structure removal must be replanted with native plants to achieve a 90 percent vegetative cover within one year. Disturbance area that is related to the removal of structures from the water is exempt from this standard;

5.

No structures are proposed except for public viewing areas developed as part of the project. The public viewing areas must meet the following:

6.

a.

The viewing area contains no more than 500 square feet of permanent disturbance area;

b.

The viewing area is at least 30 feet from the top of bank;

c.

The viewing area is not in the floodway;

d.

Native trees more than 12 inches in diameter are not removed;

e.

Each 6 to 12‐inch diameter native tree removed is replaced as shown in Table 430‐3. Replacement trees and shrubs must comply with the planting standards of Subsection 33.430.140.K; and

Temporary disturbance areas may be seeded with non‐native see that is sterile and is certified as 100 percent weed‐free for erosion control purposes until replanting occurs.

33.430.175 Standards for Right‐of‐Way Improvements The following standards apply to unimproved and partially improved rights‐of‐way. All of the standards must be met. New rights‐of‐way that are part of a proposed land division or planned development must be reviewed under the Standards for Land Divisions and Planned Developments in Section 33.430.160.

A.

The proposed paved roadway portion of the right‐of‐way must not be more than 26 feet wide and 2600 square feet in area;

B.

The proposed disturbance area for the right‐of‐way improvement must;

C.

1.

Be at least 50 feet from the edge of any wetland or waterbody;

2.

Be at least 5 feet from the resource area of any environmental protection zone; and

3.

Be no larger than 3300 square feet in area;

Planted areas, including stormwater swales, must be planted with native plants from the Portland Plant List; 430‐24

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D.

Trees within the right‐of‐way may be removed within the improvement area and within 10 feet of the edge of the improvement. In no case may the combined total diameter of all trees removed exceed 225 inches, counting only native trees that are at least 6 inches.

Trees other than native trees are exempt from this standard and may be removed without being counted as part of the 225 inches; and

E.

The right‐of‐way improvements meet the development requirements of the City Engineer or the Permanent Rule for Private Rights‐of‐Way.

33.430.180 Standards for Stormwater Outfalls The following standards apply to the installation of stormwater outfalls. All of the standards must be met.

A.

The temporary disturbance area for the stormwater outfall is no greater than 10 feet wide;

B.

Native trees 12 or more inches in diameter may not be removed. Each native tree at least 6 inches but less than 12 inches in diameter that is removed must be replaced as shown in Table 430‐3;

C.

Non‐native non‐nuisance trees may be removed. Each tree at least 6 inches in diameter must be replaced as shown in Table 430‐3;

D.

Trees listed on the Nuisances Plant List may be removed. Each tree at least 6 inches in diameter must be replaced with one tree.

E.

Replacement trees and shrubs must comply with the planting standards of Subsection 33.430.140.K; and

F.

Temporary disturbance areas must be planted with native species listed in the Portland Plant List according to the following densities: 1.

Three different native shrub species are required at a minimum 1‐gallon size or bare root, planted at a density of 3 plants per 10 square feet; and

2.

The remaining area must be planted with native groundcover using a minimum of 4‐ inch pots at a density of 8 plants per 10 square feet;

G.

When constructed open channels or vegetated swales are proposed, the slope between the stormwater source and the waterbody does not exceed 15 percent at any point;

H.

Only one outfall pipe may be used on a site. The outfall pipe size may not exceed 4 inches in diameter; and

I.

If an outfall riprap pad is used it must be planted with live stakes of native plant stock, one‐ half inch in diameter. Stakes must be installed at a density of 2 to 3 stakes per square yard.

Detailed specifications for installing live stakes are found in the Erosion Control Manual.

33.430.190 Standards for Public Trails The following standards apply to public trails and viewing areas developed in conjunction with the public trail. All of the standards must be met.

A.

The trail is located on public property or within a public trail easement;

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B.

The trail is no longer than 5,000 feet and no wider than 4 feet with a maximum vegetation clearance of 8 feet high and 2 feet on either side of the trail (see Figure 430‐4);

C.

If the trail crosses a waterbody it is constructed above the top of bank;

D.

If a public viewing area is proposed, the following must be met:

E.

1.

The viewing area may create up to 500 square feet of permanent disturbance area;

2.

The viewing area is at least 30 feet from the top of bank of a stream, drainageway, wetland or other water body; and

3.

The viewing area is not in the floodway;

Tree removal and replacement standards: 1.

Native trees up to 12 inches in diameter and non‐native trees of any size may be removed with hand‐held equipment or equipment with a wheel/surface‐to‐ground pressure of no more than 7.5 psi;

2.

Trees that are more than 6 inches in diameter that are removed must be replaced as shown in Table 430‐3; and

3.

Replacement trees must meet the planting standards in 33.430.140.K.

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Figure 430‐4 Trail Vegetation Pruning and Maintenance Area

33.430.195 Standards for Tree Removal in the Scenic Resources Zone The following standards apply to removal of native trees up to 12 inches in diameter and non‐native trees of any size that are located within an Environmental overlay zone and the Scenic Resource zone: A.

Trees may be removed with hand‐held equipment or equipment with a wheel/surface‐to‐ ground pressure of no more than 7.5 psi;

B.

Trees that are more than 6 inches in diameter that are removed must be replaced as shown in Table 430‐3, and replacement trees must be planted outside of the Scenic Resource overlay zone;

C.

Temporary disturbance areas caused by the tree removal must be replanted to meet one of the following options. Shrubs planted to meet this standard may be counted towards meeting the replacement requirements shown in Table 430‐3: 1.

Option 1. Three shrubs and four other plants must be planted for every 100 square feet of temporary disturbance area; or

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D.

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Option 2. Three shrubs must be planted for every 100 square feet of temporary disturbance area and the remainder of the temporary disturbance area must be seeded with a grass and forb seed mix at a ratio of 30 pounds per acre; and

Replacement plantings must meet the planting standards in 33.430.140.K.

Environmental Review 33.430.210 Purpose Environmental review is intended to: A.

Prevent harm to identified resources and functional values, compensate for unavoidable harm, and ensure the success of mitigation and enhancement activities;

B.

Provide a mechanism to modify the development standards of this Chapter if the proposed development can meet the purpose of these regulations;

C.

Provide flexibility for unusual situations. The review provides for consideration of alternative designs for development that have the least impact on protected resources in the environmental conservation zone and more exacting control over development in the environmental protection zone;

D.

Allow for more accurate maps and more certainty for property owners by allowing for the location of the environmental zone boundary to be modified when permitted changes to a resource occur or when the boundary location is determined more precisely on a specific site through a more detailed environmental study; and

E.

Provide for the replacement of resources and functional values that are lost through violations of this Chapter.

33.430.220 When Environmental Review is Required Environmental review is required for all development in an environmental zone that does not meet the development standards of Sections 33.430.140 through .190 and for violations of this chapter.

Environmental review is also required when an applicant wishes to fine‐tune the zone boundary location based on a detailed environmental study. The City Council, Planning and Sustainability Commission, or Director of BDS may initiate an environmental review for environmental zone boundary amendments to reflect permitted changes in the location or quality of resources or functional values. Removal of environmental zone boundaries are processed as a change of an overlay zone, as stated in Chapter 33.855, Zoning Map Amendments. The zone boundary change procedure does not apply to changes caused by violations of this chapter. The procedure for violations of this chapter is described in Section 33.430.400.

33.430.230 Procedure Environmental reviews are processed through the following procedures: A.

Property Line Adjustments, resource enhancement activities, public recreational trails, rest points, view points, and interpretative facilities are processed through the Type Ix procedure.

B.

The following are processed through the Type II procedure:

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C.

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1.

Roads, driveways, walkways, stormwater disposal, and buried connections to existing utility lines;

2.

Public safety facilities;

3.

Environmental zone boundary modifications;

4.

All other uses and development in resource areas of Environmental Conservation zones; and

5.

Development within the Transition Area only.

All other uses or development in resource areas of Environmental Protection zones are processed through the Type III procedure.

33.430.240 Supplemental Application Requirements In addition to the application requirements of Section 33.730.060, the following information is required for an environmental review application: A.

Supplemental site plans required. One copy of each plan must be at a scale of at least one inch to 100 feet. The following supplemental site plans are required:     

Existing conditions; Conditions existing prior to a violation (if applicable); Proposed development; Construction management; and Mitigation or remediation.

A mitigation site plan is required whenever the proposed development will result in unavoidable significant detrimental impact on the identified resources and functional values. A remediation site plan is required whenever significant detrimental impacts occur in violation of the Code and no permit was applied for. The Director of BDS may waive items listed in this Subsection if they are not applicable to the specific review; otherwise they must be included. Additional information such as wetland characteristics or soil type may be requested through the review process.

1.

2.

The existing conditions site plan must show the following for the entire site: a.

Special flood hazard area and floodway boundaries;

b.

Boundaries of the resource area and the transition area. These boundaries may be scaled in relation to property lines from the Official City Zoning Maps;

c.

Topography shown by contour lines at two foot vertical contours in areas of slopes less than ten percent and at five foot vertical contours in areas of slopes ten percent or greater;

d.

Drainage patterns, using arrows to indicate the direction of major drainage flow; and

e.

Existing improvements such as structures, or buildings, utility lines, fences, etc.

The proposed development site plan must show the following:

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3.

4.

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a.

In areas of the site that have been or will be part of the permanent disturbance area, distribution outline of shrubs and groundcovers, with a list of most abundant species;

b.

In areas of the site that are and will remain undisturbed: Tree crown cover outline, and generalized species composition;

c.

A grading plan showing proposed alteration of the ground at two‐foot vertical contours in areas of slopes less than ten percent and at five‐foot vertical contours in areas of slopes ten percent or greater;

d.

Trees six or more inches in diameter, identified by species, with trees proposed to be preserved and removed indicated. In the case of violations, also indicate those that were cut or damaged by stump diameter and species;

e.

Proposed development, including proposed buildings, walkways, decks, retaining walls, bridges, garages, utility lines, stormwater management systems; and

f.

Proposed planting areas.

A construction management site plan must show the following: a.

Areas that will be temporarily or permanently disturbed, including equipment maneuvering areas, and perimeter controls;

b.

Areas where existing topography and vegetation will be left undisturbed;

c.

Location of site access and egress;

d.

Equipment and material staging and stockpile areas;

e.

Erosion control measures; and

f.

Measures to protect trees and vegetation. Tree protection must meet the requirements of Chapter 11.60, Technical Specifications.

A mitigation or remediation site plan must show the following: a.

Dams, weirs, or other in‐water structures;

b.

Distribution outline, species composition, number, and percent cover of groundcovers to be seeded or planted;

c.

Distribution outline, species composition, size, number, and spacing of shrubs to be planted;

d.

Location, species, number, and size of each tree to be planted;

e.

Stormwater management features, including retention, infiltration, detention, discharges, and outfalls;

f.

Water bodies to be created, including depth;

g.

Water sources to be used, including volumes; and

h.

Information showing compliance with Section 33.248.090, Mitigation and Restoration Plantings.

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Supplemental narrative. The following is required: 1.

Impact evaluation. An impact evaluation is required to determine compliance with the approval criteria and to evaluate development alternatives for a particular site. The alternatives must be evaluated on the basis of their impact on the resources and functional values of the site. In the case of a violation, the impact evaluation is used to determine the nature and scope of the significant detrimental impacts. To the extent that the site resources and functional values are part of a larger natural system such as a watershed, the evaluation must also consider the cumulative impacts on that system. The impact evaluation is based on the resources and functional values identified as significant in the reports listed in section 33.430.020; a.

An impact evaluation includes: (1) Identification, by characteristics and quantity, of the resources and their functional values found on the site; (2) Evaluation of alternative locations, design modifications, or alternative methods of development to determine which options reduce the significant detrimental impacts on the identified resources and functional values of the site; and (3) Determination of the alternative that best meets the applicable approval criteria and identify significant detrimental impacts that are unavoidable.

b.

An impact evaluation for a violation includes: (1) Description, by characteristics and quantity, of the resources and functional values on the site prior to the violation; and (2) Determination of the impact of the violation on the resources and functional values.

2.

Construction management plan. Identify measures that will be taken during construction or remediation to protect the remaining resources and functional values at and near the construction site and a description of how undisturbed areas will be protected. For example, describe how trees will be protected, erosion controlled, construction equipment controlled, and the timing of construction; and

3.

Mitigation or remediation plan. The purpose of a mitigation or remediation plan is to compensate for unavoidable significant detrimental impacts that result from the chosen development alternative or violation as identified in the impact evaluation. A mitigation or remediation plan includes: a.

Resources and functional values to be restored, created, or enhanced on the mitigation or remediation site;

b.

Documentation of coordination with appropriate local, regional, special district, state, and federal regulatory agencies;

c.

Construction timetables;

d.

Operations and maintenance practices;

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e.

Monitoring and evaluation procedures;

f.

Remedial actions for unsuccessful mitigation; and

g.

Information showing compliance with Section 33.248.090, Mitigation and Restoration Plantings.

33.430.250 Approval Criteria An environmental review application will be approved if the review body finds that the applicant has shown that all of the applicable approval criteria are met. When environmental review is required because a proposal does not meet one or more of the development standards of Section 33.430.140 through .190, then the approval criteria will only be applied to the aspect of the proposal that does not meet the development standard or standards.

A.

Public safety facilities, rights‐of‐way, driveways, walkways, outfalls, utilities, land divisions, Property Line Adjustments, Planned Developments, and Planned Unit Developments. Within the resource areas of environmental zones, the applicant's impact evaluation must demonstrate that all of the general criteria in Paragraph A.1 and the applicable specific criteria of Paragraphs A.2, 3, or 4, below, have been met: 1.

General criteria for public safety facilities, rights‐of‐way, driveways, walkways, outfalls, utilities, land divisions, Property Line Adjustments, Planned Developments, and Planned Unit Developments; a.

Proposed development locations, designs, and construction methods have the least significant detrimental impact to identified resources and functional values of other practicable and significantly different alternatives including alternatives outside the resource area of the environmental zone;

b.

There will be no significant detrimental impact on resources and functional values in areas designated to be left undisturbed;

c.

The mitigation plan demonstrates that all significant detrimental impacts on resources and functional values will be compensated for;

d.

Mitigation will occur within the same watershed as the proposed use or development and within the Portland city limits except when the purpose of the mitigation could be better provided elsewhere; and

e.

The applicant owns the mitigation site; possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure the success of the mitigation program; or can demonstrate legal authority to acquire property through eminent domain.

2.

Public safety facilities. The public benefits of the proposal outweigh all significant detrimental impacts;

3.

Rights‐of‐way, driveways, walkways, outfalls, and utilities; a.

The location, design, and construction method of any outfall or utility proposed within the resource area of an environmental protection zone has the least significant detrimental impact to the identified resources and functional values of

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other practicable alternatives including alternatives outside the resource area of the environmental protection zone;

4.

B.

C.

b.

There will be no significant detrimental impact on water bodies for the migration, rearing, feeding, or spawning of fish; and

c.

Water bodies are crossed only when there are no practicable alternatives with fewer significant detrimental impacts.

Land divisions, Property Line Adjustments, Planned Developments, and Planned Unit Developments: a.

Proposed uses and development must be outside the resource area of the Environmental Protection zone except as provided under Paragraph A.3 above.

Other resource areas of Environmental Protection zones must be in environmental resource tracts;

b.

There are no practicable arrangements for the proposed lots, tracts, roads, or parcels within the same site, that would allow for the provision of significantly more of the building sites, vehicular access, utility service areas, and other development on lands outside resource areas of a conservation zone; and

c.

Development, including building sites, vehicular access and utilities, within the resource area of a conservation zone must have the least amount of detrimental impact on identified resources and functional values as is practicable.

Significantly different but practicable development alternatives, including alternative housing types or a reduction in the number of proposed or required units or lots, may be required if the alternative will have less impact on the identified resources and functional values than the proposed development.

Resource enhancement projects. In resource areas of environmental zones, resource enhancement projects will be approved if the applicant's impact evaluation demonstrates that all of the following are met: 1.

There will be no loss of total resource area;

2.

There will be no significant detrimental impact on any resources and functional values; and

3.

There will be a significant improvement of at least one functional value.

Public recreational facilities. In resource areas of environmental zones, public trails, rest points, public viewing areas, and interpretative facilities will be approved if the applicant's impact evaluation demonstrates that all of the following are met: 1.

Proposed development locations, designs, and construction methods are less detrimental to identified resources and functional values than other practicable and significantly different alternatives;

2.

The public benefits of the proposal outweigh all significant detrimental impacts;

3.

Areas disturbed during construction, that do not contain permanent development, will be restored with native vegetation that is similar to the vegetation existing on the site and found on the Portland Plant List; and 430‐33

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D.

There will be no significant detrimental impact on resources and functional values in areas designated to be left undisturbed.

Modification of zone boundaries. Modifications of environmental zone boundaries that reflect permitted changes in the location or quality of resource areas will be approved upon finding that the applicant's statement demonstrates that either Paragraph D.1 or D.2 below are met. For the minor modification of environmental zone boundaries based on a more detailed site specific environmental study, the applicant's impact evaluation must demonstrate that Paragraph D.3 below is met: 1.

Successful mitigation. An approved mitigation plan has been successful and a new, restored, or enhanced resource exists which, depending on its degree of significance, should be included in either the resource area of an Environmental Conservation zone or the resource area of an Environmental Protection zone; or

2.

Approved loss of resource area. All of the following must be met:

3.

E.

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a.

All approved development in a resource area has been completed;

b.

All mitigation required of this development has been successful; and

c.

The identified resources and functional values at the developed site no longer exist, or have been subject to a significant detrimental impact.

The proposed environmental zone line location accurately reflects the location of the significant or highly significant resources and functional values on the site, plus 25 feet of transition area. The significant or highly significant resources are identified in the Resource Site Inventory of the relevant Environmental Study Report, see 33.430.020.

Other development in the Environmental Conservation zone or within the Transition Area only. In Environmental Conservation zones or for development within the Transition Area only, the applicant's impact evaluation must demonstrate that all of the following are met: 1.

Proposed development minimizes the loss of resources and functional values, consistent with allowing those uses generally permitted or allowed in the base zone without a land use review;

2.

Proposed development locations, designs, and construction methods are less detrimental to identified resources and functional values than other practicable and significantly different alternatives;

3.

There will be no significant detrimental impact on resources and functional values in areas designated to be left undisturbed;

4.

The mitigation plan demonstrates that all significant detrimental impacts on resources and functional values will be compensated for;

5.

Mitigation will occur within the same watershed as the proposed use or development and within the Portland city limits except when the purpose of the mitigation could be better provided elsewhere; and

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F.

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The applicant owns the mitigation site; possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure the success of the mitigation program; or can demonstrate legal authority to acquire property through eminent domain.

Other development in the Environmental Protection zone. In Environmental Protection zones the applicant's impact evaluation must demonstrate that all of the following are met: 1.

All sites within the Portland city limits, in which the proposed use or development is possible, are also in the resource areas of Environmental Protection zones;

2.

Of these sites, development on the proposed site would have the least significant detrimental environmental impact;

3.

There is a public need for the proposed use or development;

4.

The public benefits of the proposed use or development outweigh all significant detrimental impacts;

5.

There will be no significant detrimental impact on resources and functional values in areas designated to be left undisturbed;

6.

The mitigation plan demonstrates that all significant detrimental impacts on resources and functional values will be compensated for;

7.

Mitigation will occur within the same watershed as the proposed use or development and within the Portland city limits except when the purpose of the mitigation could be better provided elsewhere; and

8.

The applicant owns the mitigation site; possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure the success of the mitigation program; or can demonstrate legal authority to acquire property through eminent domain.

Corrections to violations. For corrections to violations of this Chapter the application must meet all applicable approval criteria stated in subsections A through F above, and paragraphs 1, 2.b and 2.c, below. If these criteria cannot be met, then the applicant’s remediation plan must demonstrate that all of the following are met: 1.

The remediation is done in the same area as the violation; and

2.

The remediation plan demonstrates that after its implementation there will be: a.

No permanent loss of any type of resource or functional value;

b.

A significant improvement of a least one functional value; and

c.

There will be minimal loss of resources and functional values during remediation until the full remediation program is established.

33.430.260 Performance Guarantees The Director of BDS may require performance guarantees as a condition of approval to ensure mitigation or remediation. See Section 33.700.050, Performance Guarantees.

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33.430.270 Special Evaluation by a Professional A professional consultant may be hired to evaluate proposals and make recommendations if the Director of BDS finds that outside expertise is needed due to exceptional circumstances. The professional will have expertise in the specific resource or functional value or in the potential adverse impacts on the resource or functional value. A fee for these services will be charged to the applicant in addition to the application fee.

33.430.280 Modifications That Will Better Meet Environmental Review Requirements The review body may consider modifications for lot dimension standards or site‐related development standards as part of the environmental review process. The review body may not consider modifications to standards for which adjustments are prohibited. Modifications are done as part of the environmental review process and are not required to go through the adjustment process. Adjustments to use‐related development standards (such as floor‐area ratios, intensity of use, size of the use, number of units, or concentration of uses) are subject to the adjustment process of Chapter 33.805. In order to approve these modifications, the review body must find that the development will result in greater protection of the resources and functional values identified on the site and will, on balance, be consistent with the purpose of the applicable regulations. For modifications to lot dimension standards, the review body must also find that the development will not significantly detract from the livability or appearance of the area.

Natural Resource Management Plans 33.430.310 Purpose Natural resource management plans provide an alternative to case‐by‐case environmental reviews.

These plans provide the means to evaluate the cumulative effects of development and mitigation proposed at different times and in different places within the same large ecosystem. These plans are of particular value in areas of multiple ownership. These plans also provide opportunities for coordination with, or joint adoption by, other local governments; special districts; and regional state, and federal agencies.

33.430.320 Scope Natural resource management plans must cover large ecosystems such as a forests, creeks, sloughs, or watersheds. These plans must address all resources and functional values conserved and protected by environmental zones within the plan boundaries. The plan must also address all significant detrimental impacts of uses allowed by the plan.

33.430.330 Procedure Adoption and amendment of natural resource management plans is a legislative procedure.

Whenever natural resource management plan provisions conflict with other provisions of this chapter, the natural resource management plan provisions supersede. Non‐conflicting provisions supplement the provisions of this chapter.

33.430.340 Components The applicant must submit a natural resource management plan with the following components: A.

Management objectives to maintain or enhance resources and functional values;

B.

Lists of allowed and prohibited uses; 430‐36

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C.

Maps of areas where these uses are allowed and prohibited;

D.

Types of mitigation or enhancement required;

E.

Maps of areas reserved for these mitigation or enhancement actions;

F.

Timetables for development, mitigation, and enhancement; and

G.

Procedures and criteria for approving uses.

33.430.350 Approval Criteria for Adoption and Amendment.

A natural resource management plan, or an amendment to a natural resource management plan, will be approved if it meets the following approval criteria: A.

Compliance with Sections 33.430.310 through 350;

B.

Compliance with Statewide Planning Goals and the Portland Comprehensive Plan; and

C.

If the natural resource management plan is approved as part of a plan district, the criteria for adoption of plan districts that are in Section 33.500.050 are met.

Corrections to Violations of This Chapter 33.430.400 Purpose The purpose of Sections 33.430.400 and .405 is to ensure the timely restoration and remediation of natural resources and functional values that have been degraded due to a violation of this chapter.

These sections establish a process to determine which review requirements will be applied to remedy a violation that takes place in the environmental overlay zone. The type of review required depends on the circumstances of the violation. Section 33.430.405 details methods for correcting such violations and Title 3 of the City Code details the enforcement penalties.

33.430.405 Correction Options Applicants must choose one of the following options to correct environmental code violations.

A.

When these options may be used.

1.

If all of the following are met, the applicant may choose Option One, Option Two, or Option Three: a.

Tree removal: (1) Only non‐native trees have been removed; (2) No more than 12 diameter inches of native trees have been removed; or (3) No more than one of the following has been removed:  A Madrone 4 inches or less;  A Garry Oak 4 inches or less; or  A Pacific Yew 2 inches or less;

b.

The proposal will remove all illegal development; and

c.

The proposal will replant illegal clearing.

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If any of the following apply, the applicant may not use Option One, but may chose either Option Two or Option Three: a.

Tree removal. More than 12 diameter inches of native trees have been removed;

b.

More than one of the following has been removed: (1) A Madrone 4 inches or less; (2) A Garry Oak 4 inches or less; (3) A Pacific Yew 2 inches or less;

c.

Any of the following has been removed: (1) A Madrone larger than 4 inches; (2) A Garry Oak larger than 4 inches; or (3) A Pacific Yew larger than 2 inches.

B.

3.

If the applicant cannot meet Options One or Two, Option Three must be used.

4.

If the violation also violates a condition of approval of a land use review and no trees have been removed, the applicant may choose Option One or the process described in Section 33.730.140. The applicant may not choose Options Two or Three.

5.

If the violation also violates a condition of approval of a land use review, and trees have been removed, the applicant must use the process described in Section 33.730.140. The applicant may not choose one of the options in this section.

Option One, Remove and Repair. This option results in removal of illegal development and replanting and repair of any damage. All of the requirements of this subsection must be met, and the notice and review procedure described in Sections 33.430.410 through 33.430.430 must be followed. Adjustments and modifications to these requirements are prohibited.

1.

All items and materials placed in the area of violation are removed using hand‐held equipment and no new disturbance area is created;

2.

Any soil compaction resulting from the violation is tilled or otherwise broken up to a depth of 6 inches prior to planting; and

3.

Violation remediation planting. The area to be planted is the area disturbed by the violation. All of the following must be met: a.

The area disturbed by the violation activity must be replanted;

b.

One tree, 1 shrub, and 5 groundcover plants are required to be planted for every 50 square feet of planting area. Plants must be native and selected from the Portland Plant List;

c.

A second area, equal in size to the area disturbed by the violation activity, must also be replanted as remediation, or 7 additional plants as described in B.3.b. must be planted on the site for every 50 square feet disturbed;

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4.

C.

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d.

Any plants on the Nuisance Plants List on the Portland Plant List must be removed from the planting area and within 10 feet of the planting area;

e.

Trees must be a minimum one‐half inch in diameter unless they are oak, madrone, or conifer, which may be 3 to 5‐gallon size. No more than 10 percent of the trees may be oak or madrone. Shrubs must be a minimum of 1‐gallon size. All other species must be a minimum of 4‐inch pots; and

f.

The requirements of Section 33.248.090, Mitigation and Restoration Planting, must be met.

For violations involving the removal of trees, three native trees must be planted on the site for each tree removed, in addition to other remediation vegetation planted. If any tree removed was a Garry Oak, Madrone, or Pacific Yew, the replacement trees must be of the same species. Planted trees must be a minimum one‐half inch in diameter unless they are oak, madrone, or conifer, which may be 3 to 5‐gallon size.

Option Two, Retain and Mitigate. This option results in legalizing the illegal development and mitigating for any damage. All of the requirements of this subsection must be met and the notice and review procedure described in Sections 33.430.410 through 33.430.430 must be followed. Adjustments and modifications to these standards are prohibited.

1.

The applicable standards of Section 33.430.140 through .190 must be met; and

2.

Violation remediation planting. The area to be planted is the area disturbed by the violation. Where development is approved for the area disturbed by the violation, an area of the same size elsewhere on the site must be planted. All of the following must be met:

3.

a.

The area disturbed by the violation activity must be replanted;

b.

One tree, 1 shrub, and 5 groundcover plants are required to be planted for every 50 square feet of planting area. Plants must be native and selected from the Portland Plant List.

c.

A second area, equal in size to the area disturbed by the violation activity, must also be replanted as remediation, or 7 additional plants as described in C.2.b must be planted on the site for every 50 square feet disturbed;

d.

Any plants on the Nuisance Plants List on the Portland Plant List must be removed from the planting area and within 10 feet of the planting area;

e.

Trees must be a minimum one‐half inch in diameter unless they are oak, madrone, or conifer, which may be 3 to 5‐gallon size. No more than 10 percent of the trees may be oak or madrone. Shrubs must be a minimum of 1‐gallon size. All other species must be a minimum of 4‐inch pots; and

f.

The requirements of Section 33.248.090, Mitigation and Restoration Planting, must be met.

For violations involving the removal of trees, three native trees must be planted on the site for each tree removed, in addition to other remediation vegetation planted. If any tree removed was a Garry Oak, Madrone, or Pacific Yew, the replacement trees

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must be of the same species. Planted trees must be a minimum one‐half inch in diameter unless they are oak, madrone, or conifer, which may be 3 to 5‐gallon size.

D.

Option Three, Environmental Review. This option requires Environmental Review, using the approval criteria and procedures below: 1.

Approval criteria. The approval criteria of Subsection 33.430.250.G must be met.

2.

Review procedures. Reviews are processed as follows: a.

Type III. The following situations require a Type III review: (1) The removal of trees that exceeds the quantity of environmental standard 33.430.140.J. (2) Any development, exterior alteration, or exterior improvement within a wetland, stream channel, drainageway, or waterbody.

b.

Type II. All other environmental reviews to correct environmental code violations are processed through a Type II procedure.

c.

All environmental reviews must provide the information required in Section 33.430.240, Supplemental Application Requirements.

33.430.407 Recurring Violations of This Chapter A.

Recurring violations on a site. Sites where there have been more than one environmental violation while in the same ownership may be subject to fines under Title 3.

B.

Recurring violations by an individual or business. Individuals or businesses who have committed more than one environmental violation may be subject to fines under Title 3.

Notice and Review Procedure 33.430.410 Purpose The purpose of this notice and review procedure is to notify the public of the permit review process for development proposed in areas having identified significant resources and functional values.

33.430.420 When These Regulations Apply These regulations apply when a building permit or development permit application is requested within the resource area of the environmental conservation zone and is subject to the Development Standards of Section 33.430.110 through .190, 33.430.405.B, or 33.430.405.C. These regulations do not apply to building permit or development permit applications for development that has been approved through environmental review.

33.430.430 Procedure Applications for building permits or development permits as specified in Section 33.430.420 will be processed according to the following procedures: A.

Application. The applicant must submit a site plan with an application for a permit. The site plan must contain all information required by 33.430.130, Permit Application

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Requirements, and any additional information required for a building permit or development permit review.

B.

Notice of an application.

1.

Notice on website. Upon receipt of a complete application for a building or development permit, the Director of BDS will post a notice of the application on the BDS website and mail a notice of the request to all recognized organizations within 400 feet of the site. The posted notice of the application will contain at least the following information: 

A statement that a building or development permit has been applied for that is subject to the Development Standards of Section 33.430.110 through .190, 33.430.405.B, or 33.430.405.C.



The legal description and address of the site;



A copy of the site plan;



The place where information on the matter may be examined and a telephone number to call; and



A statement that copies of information on the matter may be obtained for a fee equal to the City’s cost for providing the copies.

The notice will remain on the website until the permit is issued and administrative decision is made, or until the application is withdrawn.

2.

C.

E‐mailed notice to recognized neighborhood associations. At the time a notice is posted on the BDS website, the Director of BDS will e‐mail information about the internet posting to all recognized neighborhood associations and neighborhood coalition offices within 400 feet of the site. When an e‐mail address is not available, the notice will be mailed to the neighborhood association and coalition office.

Posting the site and marking development. The applicant must post notice information on the site and identify disturbance areas as specified below.

1.

Posting notice on the site. The applicant must place a public notice about the request on the site when the application is deemed complete by the Bureau of Development Services. A posted notice must be placed on each frontage of the site. If a frontage is over 600 feet long, a notice is required for each 600 feet, or fraction thereof. Notices must be posted within 10 feet of a street lot line and must be visible to pedestrians and motorists. Notices may not be posted in a public right‐of‐way. The posted notice will contain the same information as the notice posted on the internet.

2.

Marking proposed development on site. Prior to inspection of the site, the applicant will mark all trees over six inches diameter to be removed on the site and the building and pavement outlines with high visibility tape. The extent of the disturbance area must be marked with orange construction fencing or similar highly visible material. For corrections to violations, the disturbance area and remediation area to be planted must be identified with high visibility tape or similar high visibility material.

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Site inspection. A BDS inspector will inspect the site prior to issuance of the permit and will provide the Director of BDS with one of the following: 1.

An inspection report that confirms the accuracy of the site plan and conformance with the applicable development standards; or

2.

A check sheet identifying the deficiencies in the plan. Deficiencies must be corrected before a building permit is approved, or they may be addressed through environmental review as described in Sections 33.430.210 through 33.430.280.

E.

Comments. Any interested person may comment on the permit application by writing and specifically identifying errors or non‐compliance with development standards.

F.

Response to comments. If a comment is received, the Director of BDS will respond in writing or in a manner suitable to the comment. The response will specifically address each comment that concerns compliance with the development standards of Section 33.430.140 through .190. The Director of BDS will recheck permits for compliance with development standards and approve the permit if compliance is reaffirmed or when identified deficiencies are corrected, and when all applicable standards and regulations of the Zoning Code are met.

(Amended by: Ord. No. 167293, effective 1/19/94; Ord. No. 168698, effective 4/17/95; Ord. No. 169375, effective 10/4/95; Ord. No. 171219, effective 7/1/97; Ord. No. 171260, effective 7/12/97; Ord. No. 171740, effective 11/14/97; Ord. No. 173015, effective 2/12/99; Ord. No. 174263, effective 4/15/00; Ord. Nos. 175965 and 176333, effective 7/1/02; Ord. No. 177422, effective 6/7/03; Ord. No. 178509, effective 7/16/04; Ord. No. 178657, effective 9/3/04; Ord. No. 178961, effective 6/13/05; Ord. No. 179540, effective 9/26/05; Ord. No. 180619, effective 12/22/06; Ord. No. 181357, effective 11/9/07; Ord. No. 183598, effective 4/24/10; Ord. No. 183534, effective 7/1/10; Ord. No. 184235, effective 11/26/10; Ord. No. 183534 and Ord. No. 184524, effective 7/1/11; Ord. No. 184944, effective 11/18/11; Ord. No. 185915, effective 5/1/13; Ord. No. 184944, effective 12/31/13; Ord. No. 186639, effective 7/11/14; Ord. No. 186053, effective 1/1/15; Ord. No. 187216, effective 7/24/15; Ord. No. 188177, effective 5/24/18; Ord. No. 188958, effective 5/24/18; Ord. No. 189002, effective 7/9/18; Ord. No. 190023, effective 8/10/20; Ord. No. 190241, effective 3/1/21.)

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Chapter 33.400 Aircraft Landing Zone

33.400 Aircraft Landing Zone

400

Sections: 33.400.010 Purpose 33.400.020 Map Symbol 33.400.025 Relationship to Federal Regulations 33.400.030 Height Limits 33.400.040 Exceptions to Height Limits Map 400-1 Aircraft Landing Overlay Zone Boundaries

33.400.010 Purpose The Aircraft Landing Overlay Zone provides safer operating conditions for aircraft in the vicinity of Portland International Airport by limiting the height of structures, vegetation, and construction equipment.

33.400.020 Map Symbol The Aircraft Landing zone is shown on the Official Zoning Maps with a letter "h" map symbol (for height).

33.400.025 Relationship to Federal Regulations The Aircraft Landing overlay zone supplements, but is subordinate to, federal airspace regulations administered by the Federal Aviation Administration (FAA). Development and structures that meet the requirements of the Aircraft Landing Overlay Zone may still be subject to review by the FAA. 33.400.030 Height Limits All structures, vegetation, and construction equipment within the Aircraft Landing Overlay Zone are subject to the height limits of this section. Map 400-1 shows the boundaries of the overlay zone.

The Aircraft Landing Overlay Zone Map, available in the Development Services Center shows the height limits.

A.

E, I, CI2, and OS zones. In the employment, industrial, CI2, and open space zones, the height limits are shown on the Aircraft Landing Overlay Zone Map. When the base zone height is more restrictive than the Aircraft Landing Overlay Zone height, the base zone height applies. The Aircraft Landing Overlay Zone Map is available at the Development Services Center.

B.

R, C, IR, and CI1 zones. In the residential and commercial/mixed use, IR, and CI1 zones, structures are regulated by the base zone height limits rather than the height limits of this chapter.

C.

All zones. In all zones, structures taller than the limits of Subsection A or B are subject to Section 33.400.040.

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33.400.040 Exceptions to Height Limits An application for a building permit or land use review for a structure that will exceed the height limits of Section 33.400.030 must be accompanied by an approval letter from the Federal Aviation Administration. The letter, called "determination of no hazard to air navigation," states that the proposal will not create safety problems. The application for FAA approval is available on the Federal Aviation Administration website or from the Aviation Department of the Port of Portland.

(Amended by: Ord. No. 176469, effective 7/1/02; Ord. No. 184521, effective 5/13/11; Ord. No. 188177, effective 5/24/18; Ord. No. 188958, effective 5/24/18.)

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Chapter 33.471 Prime Industrial Overlay Zone

33.471 Prime Industrial Overlay Zone

471

Sections: General 33.471.010 Purpose 33.471.020 Map Symbol 33.471.030 Applying the Prime Industrial overlay zone 33.471.040 Initiating a Quasi-judicial Comprehensive Plan Map Amendment Use Regulations 33.471.050 Self-Service Storage 33.471.060 Commercial Outdoor Recreation 33.471.070 Major Event Entertainment 33.471.080 Parks and Open Areas Uses

General 33.471.010 Purpose The purposes of the Prime Industrial overlay zone are to protect land that has been identified in the Comprehensive Plan as Prime Industrial, and to prioritize these areas for long-term retention. Prime Industrial Land is suited for traded-sector and supportive industries and possesses characteristics that are difficult to replace in the region. In Portland, Prime Industrial land consists of the Portland Harbor, Columbia Corridor, and Brooklyn Yard industrial districts. These freight-hub districts include Oregon’s largest seaport, rail hub, and airport. Existing and potential multimodal freight access in these districts support interregional transport, exporting industries, and associated industrial businesses and activities. The regulations protect these areas by preventing, or requiring an off-set for, conversion of the land to another zone or use that would reduce industrial development capacity.

33.471.020 Map Symbol The Prime Industrial overlay zone is shown on the Official Zoning Maps with the “k” symbol.

33.471.030 Applying the Prime Industrial overlay zone The Prime Industrial overlay zone is to be applied to all land designated as Prime Industrial in the Comprehensive Plan except for land that is zoned Open Space.

33.471.040 Initiating a Quasi-judicial Comprehensive Plan Map amendment.

In the Prime Industrial overlay zone, an applicant is prohibited from initiating a quasi-judicial Comprehensive Plan Map amendment unless the amendment is from Mixed Employment to Industrial Sanctuary.

Use Regulations 33.471.050 Self-Service Storage Self-Service Storage is prohibited in the Prime Industrial overlay zone.

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33.471.060 Commercial Outdoor Recreation In the I and EG zones, Commercial Outdoor Recreation uses are limited to 20,000 square feet. More than 20,000 square feet in Commercial Outdoor Recreation use on a site is prohibited.

33.471.070 Major Event Entertainment Major Event Entertainment is prohibited in the Prime Industrial overlay zone.

33.471.080 Parks and Open Areas Parks and Open Areas are prohibited in the Prime Industrial overlay zone except for the following: A.

Parks and Open Areas that are 2 acres or less in size are allowed;

B.

Nature preserves are allowed;

C.

Recreational trails and boat launching areas are allowed. Trailheads, parking areas, bathroom facilities, educational kiosks and other development or facilities that are accessory to a recreational trail and boat launching areas are limited to 2 acres per site; and

D.

Off-site mitigation is allowed if the mitigation is for impacts that occur in the Prime Industrial overlay zone.

(Adopted by: Ord. No. 188177, effective 5/24/18. Amended by: Ord. No. 188958, effective 5/24/18.)

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Chapter 33.565 Portland International Airport Plan District

33.565 Portland International Airport Plan District

565 Sections: General 33.565.010 Purpose 33.565.020 Where These Regulations Apply 33.565.030 Relationship to Other Regulations and Agencies Use Regulations 33.565.100 Additional Allowed Uses in the Airport Subdistrict Development Regulations 33.565.110 Archaeological Resource Protection Regulations in the Airport Subdistrict 33.565.200 Supplemental Application Requirement 33.565.210 New Airport Capacity 33.565.220 Landscaping 33.565.230 Pedestrian Standards for Specified Uses 33.565.240 Transportation Impact Analysis Review 33.565.250 Development and Availability of Public Services in the SW Quadrant Special Notification Requirements in the Airport Subdistrict 33.565.310 Mailed Public Notice for Proposed Development 33.565.320 Posted Public Notice Requirements for Land Use Reviews Regulations in the Middle Columbia Slough Subdistrict 33.565.400 Zoning Map Amendments 33.565.410 Additional Development Standards Environmental Overlay Zones 33.565.500 Purpose 33.565.510 Relationship to Other Environmental Regulations 33.565.520 Where and When These Regulations Apply 33.565.530 Measuring Setbacks 33.565.540 Exemptions 33.565.550 Development Standards 33.565.560 Special Procedures for Wildlife Hazard Management Notice and Review Procedure for Permits Within Environmental Overlay Zones 33.565.600 Purpose 33.565.610 When These Regulations Apply 33.565.620 Procedure Map 565‐1 Portland International Airport Plan District Map 565‐2 Portland International Airport Plan District Areas of Archaeological Interest

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General 33.565.010 Purpose The regulations of this chapter implement elements of the Airport Futures Land Use Plan by addressing the social, economic, and environmental aspects of growth and development at Portland International Airport (PDX). PDX is a unique land use within the City and requires tailored regulations to address wildlife hazards and impacts to transportation and natural resources. The plan district provides flexibility to the Port of Portland—owner of PDX—to address a constantly changing aviation industry, while addressing the broader community impacts of operating an airport in an urban context.

The regulations of this plan district protect significant identified environmental resources consistent with the requirements of airport operations, while maintaining or enhancing the capacity of public and private infrastructure within and serving the district. Additionally, the regulations protect significant archaeological features of the area.

The plan district has two subdistricts: the Airport Subdistrict and the Middle Columbia Slough Subdistrict.

The Airport Subdistrict includes the airport passenger terminal, terminal roadway area, airfield, and other support facilities most of which are owned and operated by the Port of Portland. Also included are other airport‐related uses which are generally tenants of the Port. Within the Airport Subdistrict are two unmapped areas known as airside and landside (See Chapter 33.910, Definitions). Airside includes an area defined by a perimeter security fence and the airside uses associated with the airfield which includes runways, taxiways, lighting, etc. The perimeter security fence is not mapped since the fence may move over time due to federal and operational requirements. An area outside the fence—the runway protection zone—is also part of Airside. The airfield and airside uses are also treated differently due to federal regulations. Landside includes the passenger terminal, airport access roadways, parking lots, aircraft maintenance facilities, cargo hangars, maintenance buildings, fire and rescue facilities, and other similar types of development. Also within the Airport Subdistrict is the SW Quadrant Subarea, shown on Map 565‐1.

The remainder of the plan district is the Middle Columbia Slough Subdistrict. The primary purpose of the regulations for this subdistrict is to promote eco‐industrial development on sites that transition to industrial use from golf course use.

33.565.020 Where These Regulations Apply The regulations of this chapter apply to the Portland International Airport plan district. The boundaries of the plan district and subdistricts are shown on Map 565‐1 at the end of this chapter and on the Official Zoning Map. The regulations of Sections 33.565.010 through .030 and .110 apply to the entire plan district. The regulations of Sections 33.565.100 and 200 through .240 and 33.565.310 through .320 apply only in the Airport Subdistrict. Section 33.565.250 applies only to the SW Quadrant subarea of the Airport Subdistrict. Sections 33.565.400 and .410 apply only in the Middle Columbia Slough Subdistrict.

Sections 33.565.500 through .560 apply in the Environmental Overlay Zones.

Because Federal regulation preempts local rules, development in the Airside portion of the plan district — other than new runways — is not subject to the regulations of this chapter.

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Chapter 33.565 Portland International Airport Plan District

33.565.030 Relationship to Other Regulations and Agencies This chapter contains only some of the City’s regulations for the plan district. Other chapters of the Zoning Code may apply in the plan district, including the Noise Impact Overlay Zone, the Aircraft Landing Overlay Zone, and the Environmental Overlay Zones. Activities the City regulates through the Zoning Code may also be regulated by other agencies. In particular, because a large area of the plan district is owned by the Port of Portland and was originally purchased for aviation use, the Federal Aviation Administration (FAA) reviews development proposals and amendments to this chapter to ensure that there are no adverse impacts on airport operations. While the regulations of this plan district have been designed to minimize any potential conflicts, City approval does not imply approval by the FAA or other agencies.

Use Regulations 33.565.100 Additional Allowed Uses in the Airport Subdistrict The following additional uses are allowed in the Airport Subdistrict: A.

Aviation and Surface Passenger Terminals are allowed in the IG2 zone; and

B.

Hotels and motels are allowed in the EG2 and IG2 zones.

Development Regulations 33.565.110 Archaeological Resource Protection Archaeological evidence has confirmed that American Indians used the plan district area prior to entry of EuroAmericans to the Portland area. The Port of Portland continuously updates an inventory of cultural resource sites on Port‐owned property and is required by Federal regulations to address cultural resources in any development project.

Although the zoning code does not address new discoveries of archaeological resources found during project construction, applicants should be aware of state and federal regulations that apply to such discoveries.

Areas shown on Map 565‐2 must meet the requirements of Section 33.515.262 Archeological Resources Protection.

Regulations in the Airport Subdistrict 33.565.200 Supplemental Application Requirement Applications for building permits, zoning permits, or land use reviews in the IG2 zone must include documentation of current activity levels in terms of Million Annual Passengers. This demonstrates whether a Transportation Impact Analysis Review is required. See Section 33.565.240, Transportation Impact Analysis Review.

33.565.210 New Airport Capacity A.

Purpose. Because the potential impacts of a third parallel runway at the airport are so significant, this section prohibits additional runways. The effect of the prohibition is that a legislative project to amend this plan district would be necessary to add a third runway. The legislative project would require the City and Port of Portland to engage the regional

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community in a cooperative effort to create a development plan for the airport that addresses transportation and infrastructure needs, as well as community impacts, by exploring alternatives to a potential third runway.

B.

Regulations: 1.

New runways are prohibited; however, extending, widening, or reconfiguring existing runways, taxiways, or airfield roadways is allowed; and

2.

New passenger terminals. a.

New passenger terminals for General Aviation are allowed.

b.

New commercial passenger terminals with passenger processing facilities are allowed only if they have access directly from Airport Way; if they do not have access directly from Airport Way, they are prohibited.

33.565.220 Landscaping A.

B.

Purpose. Plant selection is an especially important component of the plan district. Collisions between birds and aircraft ("bird strikes") are a significant hazard to aircraft, birds, and public safety in and around Portland International Airport due to existing natural features and ecosystems. In an effort to reduce this hazard, the Airport Plant List provides a selection of appropriate plant materials and spacing standards that increase the distance between plants that may be used in the plan district. The Airport Plant List is part of the Portland Plant List. These plants were selected because they are generally non‐seeding or non‐fruiting and therefore do not attract wildlife. In addition, they do not provide attractive roosting habitat for species posing a threat to aviation safety.

The airport landscaping standards: 

Preserve and enhance Portland’s urban forest;



Promote the reestablishment of vegetation in urban areas for aesthetic reasons;



Establish and enhance a pleasant visual character which recognizes aesthetics, wildlife hazard, and aviation safety issues;



Unify development, and enhance and define public and private spaces; and



Define the parking and circulation areas

Airport subdistrict. No landscaping is required inside the perimeter fence or within 300 feet of the perimeter fence. All landscaping, screening, and development outside the perimeter fence in the Airport Subdistrict must meet the following requirements: 1.

Only trees and shrubs listed in the Airport Plant List section of the Portland Plant List may be planted. An applicant may request to use a tree or shrub not listed in the Airport Plant List by using the process outlined in the Airport Plant List.

2.

All trees and shrubs must meet the spacing and diversity requirements of this section.

3.

Where meeting the spacing standards results in fewer plants or less plant diversity than required by other provisions of this Title, the number of plants required is reduced to meet the spacing standard of this section.

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Spacing standards: a.

Non‐columnar trees must be planted at a distance of at least 40 feet on center.

b.

Columnar trees must be planted at a distance of at least 25 feet on center.

c.

Evergreen shrubs may be planted adjacent to each other in groups of up to five. If there is more than one group of evergreen shrubs, there must be at least 10 feet between each group of shrubs. If shrubs are not planted in groups, there must be at least 10 feet between each shrub.

d.

5.

There must be at least 10 feet between trees and shrubs.

Plant diversity standards a.

Tree diversity (1) If there are more than 8 required trees, no more than 40 percent of them can be of one species. If there are more than 24 required trees, no more than 24 percent of them can be of one species. This standard applies only to trees being planted to meet the regulations of this Title, not to existing trees.

(2) No more than 20 percent of trees may be evergreen trees.

b.

Shrub diversity (1) No more than 50 percent of shrubs may be evergreen.

(2) If more than 25 shrubs are required, no more than 75 percent of them can be of one species.

6.

Ground cover. The remainder of the required landscaped area must be planted in ground cover plants.

33.565.230 Pedestrian Standards for Specified Uses A.

Purpose. The pedestrian standards encourage a safe, attractive, and usable pedestrian circulation system for Retail Sales And Service and Office uses. They ensure direct pedestrian connections among sidewalks, paths used by both bicycles and pedestrians, buildings, and other activities.

B.

The standards. The pedestrian standards of the EG and EX zones apply to all sites in the Airport subdistrict with Retail Sales And Service or Office uses, except: 1.

The standards apply to the area of each ground lease, rather than to each site; and

2.

Paths used by both bicycles and pedestrians may substitute for required sidewalks or pedestrian‐only connections.

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33.565.240 Transportation Impact Analysis Review A.

Purpose. The regulations of this section ensure that the impacts of airport growth on the surface transportation system will be identified and mitigated.

B.

When an Airport Transportation Impact Analysis (TIA) Review is Required. An Airport Transportation Impact Analysis Review is required for any proposed development in the IG2 zone once the airport begins serving more than 21 Million Annual Passengers (MAP).

See Chapter 33.806, Airport Reviews. As part of the review, the Port of Portland may request approval of development for an additional increment up to 6 MAP. Each time the airport begins serving the additional increment of 6 MAP, another TIA Review is required.

The Port of Portland may not request approval of an increment larger than 6 MAP. The Port may also request a TIA Review at any time.

C.

Supplemental application requirements. In addition to the application requirements of Section 33.730.060, the applicant must submit the following: 1.

A description of proposed development, or growth scenarios;

2.

A Transportation Impact Analysis (TIA) that includes the following: a.

Delineation of the study area, and rationale for the delineation;

b.

Traffic forecasts and distribution;

c.

Where development is proposed, primary traffic access routes to and from the study area;

d.

Evaluation of: (1) Access requirements; (2) Impacts on street function, capacity and level of service; (3) Impacts on transit operations and movements; (4) Impacts on pedestrian and bicycle routes and safety; and (5) Impacts on the immediate airport area and adjacent neighborhoods.

e.

Recommended mitigation measures, including transportation system management, transportation demand management, and transportation improvements.

33.565.250 Development and Availability of Public Services in the Southwest Quadrant A.

Purpose. The regulations of this section ensure that adequate public services are available prior to development in the Southwest Quadrant.

B.

When a Southwest Quadrant Public Services Review is required. A Southwest Quadrant Public Services Review is required when a proposal will increase development in the land side of the Southwest Quadrant by more than 40,000 square feet. The area of development

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includes the square footage of any floor area plus the square footage of any exterior development. See Chapter 33.806, Airport Reviews.

Special Notification Requirements in the Airport Subdistrict 33.565.310 Mailed Public Notice for Proposed Development When development is proposed within the Airport Subdistrict, all of the steps in this section must be completed before an application for a building or zoning permit is submitted.

A.

Purpose. Mailed public notice informs interested neighborhood associations and district neighborhood coalitions of proposed airport development that is not subject to a land use review and provides them with an opportunity to attend a public meeting to get more information and discuss the proposed development.

B.

Where and when mailed public notice is required. Proposals that were part of a land use review are exempt from the requirement of this subsection. Mailed public notice is required in the IG2 zone:

C.

1.

When the proposed development will add more than 10,000 square feet of gross building area to the site; or

2.

When the value of the proposed development will exceed $624,950.

Requirements. The requirements for mailed public notice are: 1.

The applicant must send a letter to the neighborhood associations and district neighborhood coalitions of the site or adjacent to the site, by registered or certified mail. The letter must contain, at a minimum, contact information for the applicant, the date, time and location that the project will be presented at a public meeting and a description of the proposed development, including the purpose of the project, total project square footage and project valuation. The letter must be sent at least 14 days before the public meeting where the project will be presented.

2.

Copies of letters required by this section, and registered or certified mail receipts, must be submitted with the application for building or zoning permit.

33.565.320 Posted Public Notice Requirements for Land Use Reviews Posting of notice on the site is required for Type III land use reviews. The requirements for posting notices in Section 33.730.080 apply to sites in the plan district zoned IG2; however, the number and location on the site, specified in Subsection 33.730.080.A, are superseded by the requirements of this section.

A.

B.

Outdoor notices. Posted notices must be placed at the following outdoor locations: 1.

At each of the two main crosswalks in the arrivals roadway area; and

2.

At each of the two pedestrian bridges to the P1 parking garage.

Indoor notices. Posted notices must be placed at the following locations inside the terminal building and must be visible to passengers and others in the building: 1.

On the second floor of the terminal at each of the two main escalators;

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2.

On the second floor at each of the two circulation throats; and

3.

On the first floor of the terminal at each of the two main escalators.

Roadway notice. One posted notice must be placed along a roadway within 800 feet of the proposed structure or development activity. If the nearest roadway is more than 800 feet from the proposed structure or development activity, the notice must be placed at the intersection closest to the proposed structure or development activity.

Regulations in the Middle Columbia Slough Subdistrict 33.565.400 Zoning Map Amendments The IG2 zone is the only zone that can be requested during a Zoning Map Amendment on the sites shown on Map 565-4. Requesting a zone other than IG2 is prohibited. In addition, the Prime Industrial overlay zone must be applied in conjunction with the zone change to IG2.

33.565.410 Additional Development Standards A.

Purpose. The following development standards promote ecologically beneficial design by requiring buffers and plantings that provide ecological function and contribute to ecosystem services such as multi-objective stormwater management, cleaning and cooling of air and water, wildlife habitat, biodiversity, and aesthetic values. The development standards help reduce future demands on infrastructure, and reduce adverse impacts from development both on and off-site. The standards also buffer industrial development from abutting residential development and open space uses, and provide a pleasant work environment for employees.

B.

Where the standards apply. The standards in this Section apply to development in the IG2 zone in the Golf Course/IG2 Transition Area shown on Map 565-4.

C.

Development standards.

1.

Minimum landscaped area standard. At least 20 percent of site area must be landscaped.

Area improved for active or passive recreational use, or for use by pedestrians, does not count toward the required landscaped area. Other required landscaping, such as setbacks and parking lot landscaping, applies toward the landscaped area standard. Area covered by an eco-roof also applies toward the landscaped area standard.

2.

Native plants. At least 75 percent of all plants planted to meet Title 33 landscaping requirements must be native plants from the Portland Plant List.

3.

Vegetated setback. a.

All development must be set back 25 feet from a residential zone or open space zone. The area within the vegetated setback may be applied toward the required landscaped area standards;

b.

Required plants and planting densities. One of the following standards must be met:

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(1) One tree, three shrubs, and four other ground cover plants are required to be planted for every 100 square feet of setback area. Trees may be clustered.

Plants must be native plants from the Portland Plant List; or (2) One tree and three shrubs are required to be planted for every 100 square feet of setback area, and the entire setback area must be seeded with a native grass and forb seed mix at a ratio of 30 pounds per acre. Trees may be clustered.

Plants and seeds must be native plants from the Portland Plant List; and c.

4.

One‐third of all trees planted must be native conifer trees from the Portland Plant List.

Exterior lighting. Exterior lights must be shielded and placed so that they do not shine upward or into environmental overlay zones, or into the vegetated setback area required

by Paragraph C.3.

Environmental Overlay Zones 33.565.500 Purpose The environmental regulations in the Portland International Airport plan district work in conjunction with the standards of Chapter 33.430 to:     

Protect inventoried significant natural resources and their functional values specific to the plan district, as identified in the Comprehensive Plan; Address activities required to manage Port facilities, drainageways and wildlife on and around the airfield for public and avian safety; Address resource mitigation and enhancement opportunities consistent with managing wildlife and vegetation on and around the airfield for public safety; and Encourage coordination between City, county, regional, state, and federal agencies concerned with airport safety and natural resources.

Protect inventoried significant archaeological resources where those resources overlap with an environmental protection zone or environmental conservation zone.

33.565.510 Relationship to Other Environmental Regulations The regulations of Sections 33.565.510 through 33.565.620 either supplement or supersede the regulations of Chapter 33.430. Whenever a provision of this plan district conflicts with Chapter 33.430, the plan district provision supersedes.

The following sections supersede or supplement the regulations of Chapter 33.430:    

Exemptions in Section 33.565.540 supplement exemptions in section 33.430.080; Standards in Section 33.565.550 supplement or supersede standards in Sections 33.430.140 through .190; When wildlife hazard management is proposed and an environmental review is required the procedure type specified in Subsection 33.565.560.A supersedes the procedure type specified in Section 33.430.230; When wildlife hazard management is proposed and an environmental review is required the requirements of Subsection 33.565.560.B supersede the requirements of Subsection 33.430.240.B;

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

When wildlife hazard management is proposed and an environmental review is required the approval criteria of Subsection 33.565.560.C supersede the approval criteria of Subsections 33.430.250.E through .F;  The environmental Plan Check notice and review procedures of Sections 33.565.600 through .620 supersede the notice and review procedures of Sections 33.430.410 through .430.

This chapter contains only the City’s environmental regulations. Activities that the City regulates through this chapter may also be regulated by other agencies. City approval does not imply approval by other agencies.

33.565.520 Where and When These Regulations Apply The regulations of Sections 33.565.510 through 33.565.620 apply to all environmental zones in the Portland International Airport plan district. The boundaries of this plan district and the subdistricts are shown on Map 565‐1. Unless exempted by section 33.565.540, the regulations of Sections 33.565.500 through 33.565.620 apply to the activities listed below. Items not specifically addressed in these sections must comply with the regulations of Chapter 33.430.

A.

Development;

B.

Removing, cutting, mowing, clearing, burning or poisoning native vegetation listed in the Portland Plant List;

C.

Planting or removing nuisance plants listed in the Portland Plant List;

D.

Changing topography, grading, excavating, and filling;

E.

Dedications, expansions, and improvements within rights‐of‐way;

F.

Road improvements; and

G.

Resource enhancement.

33.565.540 Exemptions In addition to the exemptions listed in 33.430.080, the following items are exempt from both the environmental regulations of the Airport Plan District and Chapter 33.430, Environmental Zones.

Other City regulations, including Title 10, Erosion Control, and Title 11, Trees, still apply: A.

When performed to comply with the FAA Part 77 Regulated Surface requirements or a FAA authorized Wildlife Hazard Management Plan: 1.

Crown maintenance of trees that project above, or will upon maturity project above, the height limit delineated by the h overlay zone;

2.

Crown maintenance of trees that are identified in the FAA authorized Wildlife Hazard Management Plan as attracting wildlife species of concern;

3.

Mechanical removal of grasses and shrubs less than 3 feet in height;

4.

Discing to reduce habitat that attracts wildlife species of concern as identified in the FAA authorized Wildlife Hazard Management Plan; and

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B.

Grading or filling of ponding water; ponding water does not include water bodies identified as a slough, stream, drainageway or wetland in the natural resources inventory.

When performed within the existing landscaped area of a golf course in a transition or resource area of an environmental zone: 1.

C.

Chapter 33.565 Portland International Airport Plan District

Existing development, operations, and improvements, including the following activities: a.

Maintenance, repair, and replacement of structures and exterior improvements.

Replacement is not exempt whenever coverage is increased;

b.

Continued maintenance of existing planted areas, including but not limited to topdressing, leveling tees, and rebuilding greens, and pruning trees and shrubs within proper arboricultural practices. Such pruning is exempt from Title 11 permits. Topping trees is prohibited.

c.

Installation and removal of irrigation and drainage facilities, erosion control features, signage, and fencing; and

d.

Changing topography, grading, excavating, and filling in areas that are within an environmental conservation zone. Removal of trees or snags is not included in this exemption.

e.

When removing dead, dying, or dangerous trees from existing planted areas, the requirement that sections of wood greater than 12 inches in diameter remain, or be placed, within the resource area as required by Section 33.430.080 does not apply.

Existing exterior work activities associated with existing development. Expansion of these areas is not included in this exemption.

33.565.550 Development Standards Unless exempted by section 33.565.540 or by 33.430.080, the standards of this section and the standards of 33.430 must be met. Compliance with the standards is determined as part of a development or zoning permit application process and processed according to the procedure described in 33.565.600 through .620. For proposals that cannot meet the standards, environmental review is required as described in Sections 33.430.210 through .280 and, where applicable, 33.565.560. Adjustments to the standards are prohibited. Other City regulations, including Title 10, Erosion Control, and Title 11, Trees, still apply.

A.

General development standards 1.

Tree and snag removal. a.

If the tree or snag, 6 inches or greater in diameter, is removed as part of a resource enhancement project, the requirements of 33.565.550.B apply;

b.

If the tree or snag, 6 inches or greater in diameter, is removed for either of the following reasons, then the standards in Subparagraphs 1.c through 1.g, below must be met instead of 33.430.140.K:

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(1) the tree or snag currently projects, or the tree will upon maturity project, above the height limit of the h overlay zone; or (2) the tree or snag is identified in the FAA authorized Wildlife Hazard Management Plan as attracting wildlife species of concern. c.

Each tree or snag, 6 inches or greater in diameter, removed must be replaced as specified in Table 565‐1, Tree and Snag Replacement;

Table 565‐1 Tree and Snag Replacement Size of tree or snag to be removed (inches in diameter) 6 to 12 13 to 18 19 to 24 25 to 30 over 30

Option A Option B (no. of trees to be planted) (combination of trees and shrubs) 2 not applicable 3 1 tree and 3 shrubs 5 3 trees and 6 shrubs 7 5 trees and 9 shrubs 10 7 trees and 12 shrubs

d.

Replacement trees and shrubs must be native and selected from the Portland Plant List;

e.

Replacement shrubs must be in at least a 2‐gallon container or the equivalent in ball or burlap;

f.

Replacement trees must: (1) Be at least one‐half inch in diameter and have a maximum height‐at‐ maturity that will not project above the height limit of the h overlay zone; and (2) Be planted within a transition area or resource area on a property owned by the applicant; or for which the applicant possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure success of the mitigation; or can demonstrate legal authority to acquire the site through eminent domain.

g.

2.

If the replacement trees are planted within 100 feet of the Columbia Slough main channels or secondary drainageways, the trees must be planted above the Base Floodplain Elevation (BFE), as defined on the Federal Emergency Management Agency Flood Insurance Rate Maps.

Wildlife exclusions. Instead of standards listed in 33.430.140, all of the following standards must be met when installing wildlife exclusionary structures or fencing to comply with the FAA authorized Wildlife Hazard Management Plan within the resources area or transition area of the conservation or protection overlay zone: a.

Trees or snags, 6 inches or greater in diameter, that are removed must be replaced to meet the standards in Subparagraphs 1.c through 1.g, above; and

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Title 33, Planning and Zoning 3/1/19 b.

3.

4.

5.

6.

B.

Chapter 33.565 Portland International Airport Plan District

Temporary disturbance areas must be replanted so that the area achieves a 90 percent vegetation cover within one year. Vegetation must be native and selected from the Portland Plant List.

Golf cart paths. Instead of the standards listed in 33.430.140, all of the following standards must be met for new or relocated golf cart paths: a.

The disturbance area must be set back at least 5 feet from the resource area of any environmental protection zone;

b.

The golf cart path is no more than eight feet wide;

c.

The disturbance area is no more than 18 feet wide;

d.

Trees or snags, 6 inches or greater in diameter, removed must be replaced and meet the standards in Subparagraphs 1.c through 1.g above;

e.

Temporary disturbance areas must be replanted so that the area achieves a 90 percent vegetation cover within one year; and

f.

Exterior lights must be spaced at least 25 feet apart. Incandescent lights exceeding 200 watts, or other light types exceeding the brightness of a 200‐watt incandescent light, must be placed so they do not shine directly into the resource area of the protection overlay zone.

Golf course vegetation. References to the Portland Plant List in Chapter 33.430 are superseded by the following: a.

Grasses and forbs planted in the existing landscaped portions of the resource or transition area on a golf course may be non‐native; and

b.

Poa annua may be planted to maintain existing landscaped portions of the resource or transition area on a golf course.

Golf course disturbance. Instead of standards listed in 33.430.140, any activity that changes topography or results in grading, excavating, or filling of areas in an environmental protection zone must meet the following standards: a.

The activity is in an existing landscaped area of the golf course; and

b.

The activity results in disturbance of less than 10,000 square feet;

Vehicle or pedestrian crossings. New or altered vehicle or pedestrian crossings of the Middle Columbia Slough, Whitaker Slough, Buffalo Slough, or Elrod Slough must be by bridge except as follows: a.

At locations where BES determines that a water control structure is necessary;

b.

The addition of guard rails to an existing crossing.

Standards for resource enhancement. An applicant may choose to meet all of the standards of 33.430.170 or all of the standards of this section. In either case, the applicant must meet the standards of 33.430.170.C.4 through 6.

565‐13

Chapter 33.565 Portland International Airport Plan District 1.

Title 33, Planning and Zoning 3/1/19

Wetland habitat conversion. Within the Airport Subdistrict, conversion from an emergent or herbaceous wetland to a scrub‐shrub or forested wetland is allowed if all of the following are met: a.

There may be no excavation, fill, grading or construction activity;

b.

The habitat conversion area must be replanted, at a minimum, in accordance with one of the following options: (1) Ten native shrubs for every 100 square feet of area and a native grass and forb seed mix at a ratio of 20 pounds per acre; or (2) One native tree, three native shrubs and four other native plants for every 100 square feet. Trees may be clustered;

2.

c.

Trees must have a maximum height at maturity that will not project above the height limit delineated by the h overlay zone; and

d.

Permanent irrigation is not allowed.

Forest or woodland habitat conversion. Within the Airport Subdistrict, forest or woodland conversion to a different native tree association is allowed if all of the following are met: a.

There may be no excavation, fill, grading or construction activity;

b.

The habitat conversion area must be replanted, at a minimum, to meet one of the following: (1) Generally. One native tree, three native shrubs and four other native plants for every 100 square feet of area. Trees may be clustered. Trees must have a maximum height at maturity that will not project above the height limit delineated by the h overlay zone; (2) Exception. If the maximum height of all appropriate tree species would project above the height limited delineated by the h overlay zone, the habitat conversion area must be replanted with at least 10 native shrubs for every 100 square feet of area and a native grass and forb seed mix at a ratio of 20 pounds per acre;

c.

Permanent irrigation is not allowed.

33.565.560 Special Provisions for Wildlife Hazard Management These provisions apply to wildlife hazard management activities that are required in order to implement a Federal Aviation Administration (FAA) authorized Wildlife Hazard Management Plan within environmental overlay zones in the Airport Subdistrict.

A.

Procedure type. Within the Airport Subdistrict, all activities required in order to implement an FAA authorized Wildlife Hazard Management Plan within the resource area or transition area of the conservation or protection overlay zones that require environmental review are processed through the Type II procedure.

565‐14

Title 33, Planning and Zoning 3/1/19 B.

C.

Chapter 33.565 Portland International Airport Plan District

Application requirements. Within the Airport Subdistrict and for activities required to implement an FAA authorized Wildlife Hazard Management Plan, an alternatives analysis is not required. Specifically, instead of the supplemental narrative requirements of 33.430.230.B, the following is required: 1.

Activity description. Describe the activity and why it is necessary to implement an FAA authorized Wildlife Hazard Management Plan;

2.

Documentation of resources and functional values. Documentation of resources and functional values is required to determine compliance with the approval criteria. In the case of a violation, documentation of resources and functional values is used to determine the nature and scope of significant detrimental impacts. a.

Identification, by characteristics and quantity, of the resources and their functional values found on the site;

b.

In the case of a violation, determination of the impact of the violation on the resources and functional values.

3.

Construction management plan. Identify measures that will be taken during the activity or remediation to protect the remaining resources and functional values at and near the site and a description of how undisturbed areas will be protected. For example, describe how trees will be protected, erosion controlled, equipment controlled, and the timing of activity; and

4.

Mitigation or remediation plan. The purpose of a mitigation or remediation plan is to compensate for unavoidable significant detrimental impacts that result from the chosen activity or violation as identified in the impact evaluation. A mitigation or remediation plan includes: a.

Resources and functional values to be restored, created, or enhanced on the mitigation or remediation site;

b.

Documentation of coordination with appropriate local, regional, special district, state, and federal regulatory agencies;

c.

Activity timetables;

d.

Operations and maintenance practices;

e.

Monitoring and evaluation procedures;

f.

Remedial actions for unsuccessful mitigation; and

g.

Information showing compliance with Section 33.248.090, Mitigation and Restoration Plantings.

Approval criteria. The following approval criteria apply to activities required in order to implement an FAA authorized Wildlife Hazard Management Plan within the resource area or transition area of the conservation or protection overlay zones that require environmental review. These criteria supersede the criteria in 33.430.250.E and F: 1.

There will be no significant detrimental impact on resources and functional values in areas designated to be left undisturbed;

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Chapter 33.565 Portland International Airport Plan District

Title 33, Planning and Zoning 3/1/19

2.

The mitigation plan demonstrates that all significant detrimental impacts on resources and functional values will be compensated for;

3.

Mitigation will occur within the same watershed as the proposed use or development and within the Portland city limits except when the purpose of the mitigation could be better provided elsewhere; and

4.

The applicant owns the mitigation site; possesses a legal instrument that is approved by the City (such as an easement or deed restriction) sufficient to carry out and ensure the success of the mitigation program; or can demonstrate legal authority to acquire property through eminent domain.

Notice and Review Procedure for Permits Within Environmental Overlay Zones 33.565.600 Purpose The purpose of this notice and review procedure is to notify the public of the permit review process for development proposed in areas having identified significant resources and functional values.

33.565.610 When These Regulations Apply These regulations apply when a building permit or development permit application is requested within an environmental overlay zone and is subject to the Development Standards of Section 33.430.110 through .190, 33.430.405.B, or 33.430.405.C, or 33.565.510 through .580. These regulations apply instead of the regulations of 33.430.410 through .430. These regulations do not apply to building permit or development permit applications for development that has been approved through environmental review.

33.565.620 Procedure Applications for building permits or development permits as specified in Section 335.430.420 or 33.565.610 will be processed according to the following procedures: A.

Application. The applicant must submit a site plan with an application for a permit. The site plan must contain all information required by 33.430.130, Permit Application Requirements, and any additional information required for a building permit or development permit review.

B.

Notice of an application.

1.

Notice on website. Upon receipt of a complete application for a building or development permit, the Director of BDS will post a notice of the application on the BDS website and mail a notice of the request to all recognized organizations within 400 feet of the site. The posted notice of the application will contain at least the following information: 

A statement that a building or development permit has been applied for that is subject to the Development Standards of Section 33.430.110 through .190, 33.430.405.B, 33.430.405.C, or 33.565.510 through .580.



The legal description and address of the site;



A copy of the site plan;

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Title 33, Planning and Zoning 3/1/19

Chapter 33.565 Portland International Airport Plan District



The place where information on the matter may be examined and a telephone number to call; and



A statement that copies of information on the matter may be obtained for a fee equal to the City’s cost for providing the copies.

The notice will remain on the website until the permit is issued and administrative decision is made, or until the application is withdrawn.

2.

C.

D.

E‐mailed notice to recognized neighborhood associations. At the time a notice is posted on the BDS website, the Director of BDS will e‐mail information about the internet posting to all recognized neighborhood associations and neighborhood coalition offices within 400 feet of the site. When an e‐mail address is not available, the notice will be mailed to the neighborhood association and coalition office.

Posting the site and marking development. The applicant must post notice information on the site and identify disturbance areas as specified below.

1.

Posting notice on the site. The applicant must post public notice of the proposed activity or development following the procedure listed in 33.565.320.C. The posted notice will contain the same information as the notice posted on the internet.

2.

Marking proposed development on site. Prior to inspection of the site, the applicant will mark all trees over six inches diameter to be removed on the site and the building and pavement outlines with high visibility tape. The extent of the disturbance area must be marked with orange construction fencing or similar highly visible material. For corrections to violations, the disturbance area and remediation area to be planted must be identified with high visibility tape or similar high visibility material.

Site inspection. A BDS inspector will inspect the site prior to issuance of the permit and will provide the Director of BDS with one of the following: 1.

An inspection report that confirms the accuracy of the site plan and conformance with the applicable development standards; or

2.

A check sheet identifying the deficiencies in the plan. Deficiencies must be corrected before a building permit is approved, or they may be addressed through environmental review as described in Sections 33.430.210 through 33.430.280.

E.

Comments. Any interested person may comment on the permit application by writing and specifically identifying errors or non‐compliance with development standards.

F.

Response to comments. If a comment is received, the Director of BDS will respond in writing or in a manner suitable to the comment. The response will specifically address each comment that concerns compliance with the development standards of Section 33.430.140 through .190 and 33.565.560 through .580. The Director of BDS will recheck permits for

565‐17

Chapter 33.565 Portland International Airport Plan District

Title 33, Planning and Zoning 3/1/19

compliance with development standards and approve the permit if compliance is reaffirmed or when identified deficiencies are corrected, and when all applicable standards and regulations of the Zoning Code are met.

(Added by Ord. No. 184521, effective 5/13/11. Amended by: Ord. No. 186639, effective 7/11/14; Ord. No. 187216, effective 7/24/15; Ord. No. 188177, effective 5/24/18; Ord. No. 188958, effective 5/24/18.)

565‐18

Title 33, Planning and Zoning 5/13/11

Chapter 33.470 Portland International Airport Noise Impact Zone

33.470 Portland International Airport Noise Impact Zone

470

Sections: 33.470.010 Purpose 33.470.020 Short Name and Map Symbol 33.470.030 Where These Regulations Apply 33.470.035 Corrections 33.470.040 Regulations for Residential Uses

33.470.010 Purpose The Portland International Airport Noise Impact Overlay Zone reduces the impact of aircraft noise on development within the noise impact area surrounding the Portland International Airport. The zone achieves this by limiting residential densities and by requiring noise insulation, noise disclosure statements, and noise easements.

33.470.020 Short Name and Map Symbol The Portland International Airport Noise Impact Overlay Zone is also referred to as the PDX Noise zone, and is shown on the Official Zoning Maps with a letter "x" map symbol (for PDX).

33.470.030 Where These Regulations Apply The regulations of the chapter apply within the Portland International Airport Noise Impact Overlay Zone. There are several contours within the zone. The boundaries of the 65 DNL and 68 DNL noise contours are based on the 1990 Portland International Airport Noise Abatement Plan.

The 55 DNL noise contour is based on the 2035 50th Percentile Forecast Noise Exposure Map in the 2010 Portland International Airport Master Plan Update.

A set of quarter-section maps, known as the PDX Noise Zone Maps, is available for viewing at the Development Services Center. The maps are the official reference maps for the PDX Noise Zone regulations. The maps show the 55 DNL noise contour and each successively higher noise contour in one DNL increments.

33.470.035 Corrections An owner may request that the Planning and Sustainability Director initiate a correction to the location of the noise contours shown on the PDX Noise Zone Maps for their property. The owner must show, and the Director must find, that the noise contours do not conform with the location shown in the 1990 Portland International Airport Noise Abatement Plan Update for the location of the 65 and 68 DNL contours, or the 2010 Portland International Airport Master Plan Update for the location of the 55 DNL contour. Corrections are processed as stated in Section 1.01.037 of the Portland City Code.

33.470.040 Regulations for Residential Uses A.

Noise disclosure statement in the 55, 65, and 68 DNL. The regulations of this subsection apply to sites in the 55, 65, and 68 DNL contours. Before a building permit is issued for new residential construction or reconstruction where the total cost of improvements is 75 470-1

Chapter 33.470 Portland International Airport Noise Impact Zone

Title 33, Planning and Zoning 5/13/11

percent or more of the total assessed improvement value of the site, the owner must sign the City's noise disclosure statement. The noise disclosure statement acknowledges that the property is located within the 55, 65, or 68 DNL noise contour and signifies the owner's awareness of the associated noise levels. The noise disclosure statement must be recorded in the County records by the owner. A packet containing the noise disclosure statement is available at the Development Services Center.

B.

Noise easement in the 65 and 68 DNL. The regulations of this subsection apply to sites in the 65 and 68 DNL contours. Before a building permit is issued for new residential construction or reconstruction where the total cost of improvements is 75 percent or more of the total assessed improvement value of the site, the owner must dedicate a noise easement to the Port of Portland. The easement authorizes aircraft noise impacts over the grantor's property at levels established by the DNL noise contour. Any increase of the DNL noise level above that stated on the easement will not void nor be protected by the easement. The easement forms are available at the Development Services Center.

C.

Noise insulation required in 65 and 68 DNL. The regulations of this subsection apply to sites in the 65 and 68 DNL contours. New dwelling units allowed by this chapter within the 65 and 68 DNL contours must be constructed with sound insulation or other means to achieve a day/night average interior noise level of 45 dBA. Reconstructed dwelling units where the total cost of improvements is 75 percent or more of the total assessed improvement value of the site must also meet this standard. Garages and similar accessory structures that do not include living area are not subject to this requirement.

D.

1.

Certified by acoustical engineer. An engineer registered in Oregon who is licensed in acoustical engineering must certify that the building plans comply with the performance standard for sound insulation prior to the issuance of a building permit.

2.

City provides list. The City, in consultation with the Port of Portland, will provide a list of at least three registered engineers licensed in acoustical engineering.

3.

Port of Portland pays for sound insulation certification. At an owner's request, the Port of Portland is responsible for the costs of the noise insulation certification of dwelling units submitted by an engineer on the City list. The Port of Portland will pay for the cost of the certification required by this section, but not design, materials, or labor costs associated with installing the sound insulation. The owner has the option to retain any registered engineer licensed in acoustical engineering not on the list, at the owner's expense.

Residential use and density.

1.

Within the 68 DNL noise contour. Where any part of a site is within the 68 DNL noise contour, it is subject to the following: a.

New residential uses.

(1) New residential uses prohibited. New residential uses are prohibited within the 68 DNL or higher noise contour except as allowed specifically by this subsection. If a site is divided by a 68 DNL noise contour all dwelling units must be located entirely outside the 68 DNL noise contour.

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Title 33, Planning and Zoning 3/1/20

Chapter 33.470 Portland International Airport Noise Impact Zone

(2) Exemption. Sites that had a Farm and Forest, Limited Single Family, Low Density Single Family, or Medium Density Single Family Comprehensive Plan Map designation on January 1, 1981 or a County Residential Comprehensive Plan designation or zoning on that date are exempt from this prohibition.

Dwelling units added to these sites must meet the requirements of this chapter for residential development within the 65 DNL contour. b.

Replacement housing.

(1) Existing housing within the 68 DNL noise contour may be replaced within 5 years if it is damaged or destroyed by fire or other causes beyond the control of the owner. A houseboat that is intentionally removed from its slip by the owner may be replaced within 5 years. A manufactured dwelling that is intentionally removed from a manufactured dwelling park may be replaced within 5 years.

(2) Natural disasters. The replacement time of 5 years is extended to 15 years for manufactured dwelling parks if: • Manufactured dwelling units are damaged or destroyed by a natural disaster such as a flood, earthquake, fire or other causes beyond the control of the manufactured dwelling park owner; and • At least 30 percent of the manufactured dwelling units in the manufactured dwelling park are either destroyed or significantly damaged. A unit is significantly damaged if the repair cost is 75 percent of the value of the unit.

2.

3.

Within the 65 DNL noise contour. Where a site is within the 65 DNL noise contour, it is subject to the following: a.

Sites that have a residential Comprehensive Plan Map designation are prohibited from developing to a residential density higher than that of the R10 zone.

b.

Except as provided in paragraph D.3, sites that have a commercial Comprehensive Plan Map designation are prohibited from developing to a residential density higher than that of the RM2 zone.

In the Hayden Island plan district, residential density may be transferred as specified in 33.532.240.

(Amended by: Ord. No. 164244, effective 7/1/91; Ord. No. 165376, effective 5/29/92; Ord. No. 174263, effective 4/15/00; Ord. No. 176469, effective 7/1/02; Ord. No. 178509, effective 7/16/04; Ord. No. 182429, effective 1/16/09; Ord. No. 183124, effective 9/18/09; Ord. No. 184521, effective 5/13/11; Ord. No. 189805, effective 3/1/20.)

470-3

Zoning Subject Property Tax Lots

Industrial

Parks & Open Spaces

OS

NE A

IRP

E TP OR

RIM

ER ET

RD

IG2

NE 46TH AVE

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

LN

N F OOT

RD

NE 55TH AVE

420 Feet

NE 47TH AVE

105 210

N E C OR

N BUF E FAL ST O

NE 42ND AVE

´

0

TA L

NE A IR TRANS W AY

NE CR YS

NE SKYPORT WAY

NE BUFFALO ST

OS

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Contours 20

20

Subject Property

20

20

Tax Lots

5' Contours

15

25

RD

LN

20

15

15

20

15

20

TA L

NE 47TH AVE

140 Feet

15

70

NE CO RN FO OT

15

15

35

20

´

0

10

10

NE CR YS

25

20

15

15

15

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

15

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Flood Plain Tax Lots

Subject Property

NE A

Streams

IRP

E TP OR

RIM

ER ET

RD

Flood Plain Wetlands Rivers

420 Feet

NE 47TH AVE

105 210

RD

NE A IR TRANS W AY

LN

N F OOT

NE BUFFALO ST

NE SKYPORT WAY

NE 46TH AVE

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

N E C OR

N BUF E FAL ST O

NE 42ND AVE

´

0

TA L

NE 55TH AVE

NE CR YS

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Aerial Subject Property Tax Lots

NE CO RN FO OT

´

0

35

70

140 Feet

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

TA L

LN

NE 47TH AVE

NE CR YS

RD

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Aerial Topo 20

20

Subject Property

20

20

Tax Lots

5' Contours

15

25

RD

LN

20

15

15

20

15

20

TA L

NE 47TH AVE

140 Feet

15

70

NE CO RN FO OT

15

15

35

20

´

0

10

10

NE CR YS

25

20

15

15

15

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

15

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Community Tax Lots Subject Property

8 9 s : o n m n { n

Fire Stations Hospitals Schools

SUNDERLAND ASSOCIATION OF NEIGHBORS

Libraries Neighborhoods

PORTLAND PDX AIRPORT AREA

Rivers Park

´

0

225 450

900 Feet CULLY ASSOCIATION OF NEIGHBORS

CONCORDIA

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

Many Nations Academy

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

Transit Tax Lots

NE COURIER CT

Park & Ride

OR IRP A NE

Transit Centers Bike Routes

M RI

NE

MA

RY

Bus Lines Light Rail

OHSU Tram

ST

NE NE J MC OH CA NS O N AV E M ST PBE LL

RD

RYA NT

NE S

ST

KYPO

N BURN E ETT R

RT W AY

Whitaker Ponds Nature Park

NE 46TH AV E

NE B

NE

NE 55TH AVE

680 Feet

NE 47TH AVE

170 340

NE BUFFALO ST

NE 42ND AVE

´

0

NE SKYPORT WAY

T

B UF FAL O

NE CO RN FO O T

LN

CH

NE

TAL

RS

NE CR YS

EN ST OWI TH

Park

NSO OH ST N

NE J

MI LL E

£ n

E TP

RD

NE

ü Æ

ER ET

NW AY

Light Rail Stops

X

OL SO

Bus Stops

X

Catkin Marsh Natural Area

NE AIRTRANS WAY

Subject Property

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

NE COL UMB IA NE L OM B

N LIBER E TY TE R

ARD

ST

B LV

D

NE 42ND AVE

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

D

Vacant Tax Lots

Subject Property

NE A

Vacant Lots

IRP

E TP OR

RIM

ER ET

RD

Park

NE 46TH AVE

Customer Service Department 12909 SW 68th Parkway, Suite 350 Portland, OR 97223 (503) 603-1700 cs@wfgnationaltitle.com

LN

N F OOT

RD

NE 55TH AVE

420 Feet

NE 47TH AVE

105 210

N E C OR

N BUF E FAL ST O

NE 42ND AVE

´

0

TA L

NE A IR TRANS W AY

NE CR YS

NE SKYPORT WAY

NE BUFFALO ST

Whitaker Ponds Nature Park

This map is a copy of public record and is provided solely for information purposes. WFG National Title assumes no liability for variations, if any, in dimensions, area or location of the premises or the location of improvements.

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Population Quick Facts Population 2025 Projection 2020 Estimate 2010 Census 2000 Census Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 35,496 33,975 31,797 31,445 4.48% 6.85% 1.12%

2020 Est. Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over

33,975 1,881 2,005 1,967 994 1,148 1,299 5,471 6,288 5,193 3,618 2,823 982 306

Age 16 and over Age 18 and over Age 21 and over Age 65 and over 2020 Est. Median Age

27,794 27,128 25,980 4,111 38.53

2020 Est. Average Age

38.46

5.54% 5.90% 5.79% 2.93% 3.38% 3.82% 16.10% 18.51% 15.29% 10.65% 8.31% 2.89% 0.90% 81.81% 79.85% 76.47% 12.10%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Population Quick Facts 2020 Est. Population by Single-Classification Race White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone Some Other Race Alone Two or More Races 2020 Est. Population by Ethnicity (Hispanic or Latino) Hispanic or Latino Not Hispanic or Latino 2020 Est. Population by Sex Male Female Copyright © Claritas, LLC 2020. All rights reserved.

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 33,975 23,448 69.02% 4,748 13.97% 452 1.33% 1,387 4.08% 129

0.38%

1,931 1,879

5.68% 5.53%

33,975 4,077 12.00% 29,898 88.00% 33,975 16,879 49.68% 17,096 50.32%

16515 SW Upper Boones Ferry Sitewise Online Demographics 7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Pop-Facts: Household Quick Facts Households 2025 Projection 2020 Estimate 2010 Census 2000 Census

13,998 13,321 12,276 11,800

Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

5.08% 8.51% 4.03%

2020 Est. Households by Household Income

13,321

Income Less than $15,000 Income $15,000 to $24,999 Income $25,000 to $34,999 Income $35,000 to $49,999 Income $50,000 to $74,999 Income $75,000 to $99,999 Income $100,000 to $124,999 Income $125,000 to $149,999 Income $150,000 to $199,999 Income $200,000 to $249,999 Income $250,000 to $499,999 Income $500,000 or more 2020 Est. Average Household Income

$

996 785 800 1,242 2,022 1,782 1,488 1,236 1,554 844 460 112 105,290

2020 Est. Median Household Income

$

86,436

White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone

$ $ $ $

94,297 56,366 62,183 89,104

Native Hawaiian and Other Pacific Islander Alone

$

54,869

Some Other Race Alone Two or More Races

$ $

43,429 101,972

Hispanic or Latino Not Hispanic or Latino

$ $

44,277 90,242

7.48% 5.89% 6.01% 9.33% 15.18% 13.38% 11.17% 9.28% 11.67% 6.34% 3.45% 0.84%

2020 Median HH Inc. by Single-Classification Race

2020 Est. Households by Household Type Family Households Nonfamily Households 2020 Est. Group Quarters Population

13,321 7,375 55.36% 5,946 44.64% 1,384

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Household Quick Facts

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

2020 Est. Households by Household Size

13,321

1-person 2-person 3-person 4-person 5-person 6-person 7-or-more-person 2020 Est. Average Household Size

3,701 4,670 2,293 1,513 639 277 228 2.45

27.79% 35.06% 17.21% 11.36% 4.80% 2.08% 1.71%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Household Quick Facts 2020 Est. HHs by Type by Presence of Own Children Married-Couple Family, own children Married-Couple Family, no own children Male Householder, own children Male Householder, no own children Female Householder, own children Female Householder, no own children Copyright © Claritas, LLC 2020. All rights reserved.

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 7,375 2,246 2,854 271 344 890 769

30.46% 38.70% 3.68% 4.66% 12.07% 10.43%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) Population 2025 Projection 2020 Estimate 2010 Census 2000 Census Growth 2020-2025 Growth 2010-2020 Growth 2000-2010 2020 Est. Population by Single-Classification Race White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone Some Other Race Alone Two or More Races

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 35,496 33,975 31,797 31,445 4.48% 6.85% 1.12% 33,975 23,448 69.02% 4,748 13.97% 452 1.33% 1,387 4.08% 129

0.38%

1,931 1,879

5.68% 5.53%

2020 Est. Population Hispanic or Latino by Origin

33,975

Not Hispanic or Latino Hispanic or Latino Hispanic or Latino by Origin Mexican Puerto Rican Cuban All Other Hispanic or Latino

29,898 4,077 4,077 3,077 113 115 772

2020 Est. Hisp. or Latino Pop by Single-Classification Race

4,077

White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone Some Other Race Alone Two or More Races

88.00% 12.00% 75.48% 2.78% 2.81% 18.93%

1,493 36.61% 137 3.35% 187 4.59% 20 0.49% 4

0.10%

1,846 45.28% 390 9.58%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) 2020 Est. Pop by Race, Asian Alone, by Category

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 1,387

Chinese, except Taiwanese Filipino Japanese Asian Indian Korean Vietnamese Cambodian Hmong Laotian Thai

179 12.93% 81 5.83% 173 12.44% 74 5.34% 50 3.58% 671 48.39% 4 0.27% 0 0.00% 36 2.58% 12 0.85%

All other Asian Races, including 2 or more

108

7.79%

2020 Est. Population by Ancestry Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scottish Scotch-Irish Slovak Subsaharan African Swedish Swiss Ukrainian United States or American Welsh West Indian (except Hisp. groups) Other Ancestries Ancestry Unclassified

33,975 32 0.09% 79 0.23% 216 0.64% 389 1.15% 2,021 5.95% 469 1.38% 138 0.41% 3,500 10.30% 78 0.23% 54 0.16% 2,286 6.73% 716 2.11% 26 0.08% 908 2.67% 339 1.00% 53 0.16% 281 0.83% 514 1.51% 464 1.37% 15 0.04% 633 1.86% 496 1.46% 90 0.26% 54 0.16% 1,038 3.06% 162 0.48% 37 0.11% 14,126 41.58% 4,760 14.01%

2020 Est. Pop Age 5+ by Language Spoken At Home

32,094

Speak only English

26,679 83.13%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) Speak Asian or Pacific Island Language Speak IndoEuropean Language Speak Spanish Speak Other Language

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 1,492 4.65% 740 2.31% 2,848 8.87% 334 1.04%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) 2020 Est. Population by Sex Male Female

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 33,975 16,879 49.68% 17,096 50.32%

2020 Est. Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over

33,975 1,881 2,005 1,967 994 1,148 1,299 5,471 6,288 5,193 3,618 2,823 982 306

Age 16 and over Age 18 and over Age 21 and over Age 65 and over 2020 Est. Median Age

27,794 27,128 25,980 4,111 38.53

2020 Est. Average Age

38.46

5.54% 5.90% 5.79% 2.93% 3.38% 3.82% 16.10% 18.51% 15.29% 10.65% 8.31% 2.89% 0.90% 81.81% 79.85% 76.47% 12.10%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) 2020 Est. Male Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over 2020 Est. Median Age, Male

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 16,879 959 5.68% 1,019 6.04% 1,012 5.99% 517 3.07% 580 3.44% 671 3.97% 2,692 15.95% 3,222 19.09% 2,674 15.84% 1,716 10.16% 1,284 7.61% 433 2.56% 100 0.59% 38.07

2020 Est. Average Age, Male

37.69

2020 Est. Female Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over 2020 Est. Median Age, Female

17,096 922 986 955 477 568 628 2,780 3,066 2,519 1,902 1,539 549 206 39.02

2020 Est. Average Age, Female

39.20

5.39% 5.77% 5.59% 2.79% 3.32% 3.67% 16.26% 17.93% 14.74% 11.13% 9.00% 3.21% 1.21%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 1) 2020 Est. Pop Age 15+ by Marital Status Total, Never Married Males, Never Married Females, Never Married Married, Spouse present Married, Spouse absent Widowed Males, Widowed Females, Widowed Divorced Males, Divorced Females, Divorced 2020 Est. Pop Age 25+ by Edu. Attainment Less than 9th grade Some High School, no diploma High School Graduate (or GED) Some College, no degree Associate Degree Bachelor's Degree Master's Degree Professional School Degree Doctorate Degree 2020 Est. Pop. Age 25+ by Edu. Attain., Hisp./Lat. No High School Diploma High School Graduate Some College or Associate's Degree Bachelor's Degree or Higher Copyright © Claritas, LLC 2020. All rights reserved.

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 28,122 12,391 44.06% 6,332 22.52% 6,059 21.55% 10,646 37.86% 1,115 3.97% 664 2.36% 141 0.50% 523 1.86% 3,304 11.75% 1,460 5.19% 1,845 6.56% 24,681 844 1,192 3,818 5,036 1,685 7,498 3,414 773 422

3.42% 4.83% 15.47% 20.41% 6.83% 30.38% 13.83% 3.13% 1.71%

2,164 706 296 581 580

32.64% 13.69% 26.87% 26.80%

16515 SW Upper Boones Ferry Sitewise Online Demographics 7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Pop-Facts: Demographic Snapshot (Part 2) Households 2025 Projection 2020 Estimate 2010 Census 2000 Census

13,998 13,321 12,276 11,800

Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

5.08% 8.51% 4.03%

2020 Est. Households by Household Type

13,321

Family Households Nonfamily Households

7,375 55.36% 5,946 44.64%

2020 Est. Group Quarters Population

1,384

2020 HHs by Ethnicity: Hispanic/Latino

984

7.38%

7.48% 5.89% 6.01% 9.33% 15.18% 13.38% 11.17% 9.28% 11.67% 6.34% 3.45% 0.84%

2020 Est. Households by HH Income Income < $15,000 Income $15,000 to $24,999 Income $25,000 to $34,999 Income $35,000 to $49,999 Income $50,000 to $74,999 Income $75,000 to $99,999 Income $100,000 to $124,999 Income $125,000 to $149,999 Income $150,000 to $199,999 Income $200,000 to $249,999 Income $250,000 to $499,999 Income $500,000+ 2020 Est. Average Household Income

$

13,321 996 785 800 1,242 2,022 1,782 1,488 1,236 1,554 844 460 112 105,290

2020 Est. Median Household Income

$

86,436

White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone

$ $ $ $

94,297 56,366 62,183 89,104

Native Hawaiian and Other Pacific Islander Alone

$

54,869

Some Other Race Alone Two or More Races

$ $

43,429 101,972

Hispanic or Latino

$

44,277

2020 Median HH Income by Single-Class. Race or Ethn.

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2) Not Hispanic or Latino

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi $ 90,242

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2) 2020 Est. Family HH Type by Presence of Own Children

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 7,375

Married-Couple Family, own children Married-Couple Family, no own children Male Householder, own children Male Householder, no own children Female Householder, own children Female Householder, no own children

2,246 2,854 271 344 890 769

2020 Est. Households by Household Size

13,321

1-person 2-person 3-person 4-person 5-person 6-person 7-or-more-person 2020 Est. Average Household Size 2020 Est. Households by Presence of People Under 18

3,701 4,670 2,293 1,513 639 277 228

30.46% 38.70% 3.68% 4.66% 12.07% 10.43%

27.79% 35.06% 17.21% 11.36% 4.80% 2.08% 1.71%

2.45 13,321

Households with 1 or more People under Age 18

3,831 28.76%

Households with No People under Age 18

9,490 71.24%

Households with 1 or more People under Age 18 Married-Couple Family Other Family, Male Householder Other Family, Female Householder Nonfamily, Male Householder Nonfamily, Female Householder Households with No People under Age 18 Married-Couple Family Other Family, Male Householder Other Family, Female Householder Nonfamily, Male Householder Nonfamily, Female Householder

3,831 2,374 61.98% 332 8.66% 1,065 27.79% 34 0.90% 26 0.67% 9,490 2,732 28.78% 284 2.99% 596 6.28% 2,723 28.69% 3,157 33.26%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2) 2020 Est. Households by Number of Vehicles No Vehicles 1 Vehicle 2 Vehicles 3 Vehicles 4 Vehicles 5 or more Vehicles

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 13,321 1,044 7.83% 4,731 35.52% 5,504 41.32% 1,492 11.20% 444 3.33% 106 0.80%

2020 Est. Average Number of Vehicles

1.69

Family Households 2025 Projection 2020 Estimate 2010 Census 2000 Census

7,750 7,375 6,803 7,175

Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

5.08% 8.41% -5.19%

2020 Est. Families by Poverty Status 2020 Families at or Above Poverty

7,375 6,666 90.39%

2020 Families at or Above Poverty with Children

3,161 42.86%

2020 Families Below Poverty 2020 Families Below Poverty with Children 2020 Est. Pop Age 16+ by Employment Status In Armed Forces Civilian - Employed Civilian - Unemployed Not in Labor Force 2020 Est. Civ. Employed Pop 16+ by Class of Worker For-Profit Private Workers Non-Profit Private Workers Local Government Workers State Government Workers Federal Government Workers Self-Employed Workers Unpaid Family Workers

709 568

9.61% 7.70%

27,794 2 0.01% 19,015 68.41% 931 3.35% 7,846 28.23% 18,552 11,388 61.39% 2,305 12.42% 1,374 7.40% 667 3.59% 358 1.93% 2,393 12.90% 68 0.36%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2) 2020 Est. Civ. Employed Pop 16+ by Occupation Architect/Engineer Arts/Entertainment/Sports Building Grounds Maintenance Business/Financial Operations Community/Social Services Computer/Mathematical Construction/Extraction Education/Training/Library Farming/Fishing/Forestry Food Prep/Serving Healthcare Practitioner/Technician Healthcare Support Maintenance Repair Legal Life/Physical/Social Science Management Office/Admin. Support Production Protective Service Sales/Related Personal Care/Service Transportation/Moving 2020 Est. Pop 16+ by Occupation Classification Blue Collar White Collar Service & Farm 2020 Est. Workers Age 16+ by Transp. To Work Drove Alone Car Pooled Public Transportation Walked Bicycle Other Means Worked at Home

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 18,552 431 2.32% 942 5.08% 508 2.74% 1,060 5.71% 481 2.59% 540 2.91% 675 3.64% 1,432 7.72% 75 0.41% 1,498 8.07% 1,181 6.37% 356 1.92% 317 1.71% 356 1.92% 273 1.47% 2,479 13.36% 1,971 10.62% 696 3.75% 208 1.12% 1,536 8.28% 784 4.23% 753 4.06% 18,552 2,442 13.16% 12,681 68.36% 3,429 18.48% 18,227 10,457 57.37% 1,826 10.02% 2,021 11.09% 564 3.09% 1,344 7.37% 262 1.44% 1,753 9.62%

2020 Est. Workers Age 16+ by Travel Time to Work* Less than 15 minutes 15 to 29 Minutes 30 to 44 Minutes 45 to 59 Minutes 60 or more Minutes

2,443 7,076 4,299 1,298 1,369

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2)

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

2020 Est. Avg. Travel Time to Work in Minutes*

30.76

2020 Est. Occupied Housing Units by Tenure

13,321

Owner-Occupied Renter-Occupied

8,805 66.10% 4,516 33.90%

2020 Occupied Housing Units: Avg. Length of Residence Owner-Occupied Renter-Occupied

12 5

16515 SW Upper Boones Ferry Sitewise Online Demographics 7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Pop-Facts: Demographic Snapshot (Part 2) 2020 Est. Owner Occupied Housing Units by Value

8,805

Value Less than $20,000 Value $20,000 to $39,999 Value $40,000 to $59,999 Value $60,000 to $79,999 Value $80,000 to $99,999 Value $100,000 to $149,999 Value $150,000 to $199,999 Value $200,000 to $299,999 Value $300,000 to $399,999 Value $400,000 to $499,999 Value $500,000 to $749,999 Value $750,000 to $999,999 Value $1,000,000 to $1,499,999 Value $1,500,000 to $1,999,999 Value $2,000,000 or more 2020 Est. Median All Owner-Occupied Housing Unit Value

2020 Est. Housing Units by Units in Structure 1 Unit Attached 1 Unit Detached 2 Units 3 or 4 Units 5 to 19 Units 20 to 49 Units 50 or More Units Mobile Home or Trailer Boat, RV, Van, etc.

Dominant structure type

2020 Est. Housing Units by Year Structure Built Housing Units Built 2014 or Later Housing Units Built 2010 to 2013 Housing Units Built 2000 to 2009 Housing Units Built 1990 to 1999 Housing Units Built 1980 to 1989 Housing Units Built 1970 to 1979 Housing Units Built 1960 to 1969 Housing Units Built 1950 to 1959 Housing Units Built 1940 to 1949 Housing Units Built 1939 or Earlier 2020 Est. Median Year Structure Built**

81 34 18 23 2 28 55 576 1,786 2,140 2,702 1,083 231 11 33 $

0.92% 0.39% 0.21% 0.26% 0.02% 0.32% 0.63% 6.54% 20.29% 24.30% 30.69% 12.29% 2.62% 0.13% 0.38%

483,993

13,956 433 3.10% 10,785 77.28% 580 4.16% 479 3.43% 964 6.91% 170 1.21% 46 0.33% 415 2.97% 85 0.61% 1 Unit Detached 13,956 935 6.70% 194 1.39% 986 7.07% 779 5.58% 486 3.48% 974 6.98% 886 6.35% 1,750 12.54% 2,274 16.30% 4,692 33.62% 1950

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Demographic Snapshot (Part 2) Dominant Year Structure Built

Copyright © Claritas, LLC 2020. All rights reserved. * This row intentionally left blank. No Total Category. **1939 will appear when at least half of the Housing Units in this reports area were built in 1939 or earlier.

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 1939 or Earlier

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Census Demographic Overview (Part 1)

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Population 2025 Projection 2020 Estimate 2010 Census 2000 Census

35,496 33,975 31,797 31,445

Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

4.48% 6.85% 1.12%

2010 Population by Single-Classification Race White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone Some Other Race Alone Two or More Races

31,797 21,161 66.55% 5,072 15.95% 433 1.36% 1,253 3.94% 141

0.44%

2,079 1,657

6.54% 5.21%

2010 Population By Ethnicity Not Hispanic or Latino Hispanic or Latino

31,797 27,766 87.32% 4,030 12.68%

2010 Hispanic or Latino by Single-Classification Race

4,030

White Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone

1,371 34.01% 117 2.89% 168 4.18% 16 0.40% 5

0.12%

Some Other Race Alone Two or More Races

1,997 49.56% 356 8.83%

2010 Population by Sex Male Female Male/Female Ratio

31,797 15,791 49.66% 16,005 50.34% 0.99

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Census Demographic Overview (Part 1) 2010 Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over Age 16 and over Age 18 and over Age 21 and over Age 65 and over 2010 Median Age

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 31,797 2,210 6.95% 1,799 5.66% 1,529 4.81% 914 2.87% 1,154 3.63% 1,589 5.00% 6,424 20.20% 5,838 18.36% 4,183 13.15% 3,521 11.07% 1,501 4.72% 748 2.35% 385 1.21% 25,924 81.53% 25,344 79.71% 24,190 76.08% 2,634 8.28% 35.48

16515 SW Upper Boones Ferry Sitewise Online Demographics

2010 Male Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over 2010 Median Age, Male

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 15,791 1,125 7.13% 916 5.80% 792 5.02% 470 2.98% 578 3.66% 809 5.13% 3,163 20.03% 3,086 19.54% 2,066 13.08% 1,678 10.62% 694 4.39% 294 1.86% 120 0.76% 35.14

2010 Female Population by Age Age 0 to 4 Age 5 to 9 Age 10 to 14 Age 15 to 17 Age 18 to 20 Age 21 to 24 Age 25 to 34 Age 35 to 44 Age 45 to 54 Age 55 to 64 Age 65 to 74 Age 75 to 84 Age 85 and over 2010 Median Age, Female

16,005 1,085 884 737 444 576 780 3,262 2,752 2,116 1,843 808 454 264 35.86

Pop-Facts: Census Demographic Overview (Part 1)

Copyright © Claritas, LLC 2020. All rights reserved.

6.78% 5.52% 4.60% 2.77% 3.60% 4.87% 20.38% 17.20% 13.22% 11.52% 5.05% 2.84% 1.65%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Census Demographic Overview (Part 2)

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Households 2025 Projection 2020 Estimate 2010 Census 2000 Census

13,998 13,321 12,276 11,800

Growth 2020-2025 Growth 2010-2020 Growth 2000-2010

5.08% 8.51% 4.03%

2010 Households by Household Type Family Households Non-family Households 2010 Group Quarters Population

12,276 6,803 55.42% 5,473 44.58% 1,448

2010 Hispanic or Latino Households

947

7.71%

2010 Households by Household Size 1-person 2-person 3-person 4-person 5-person 6-person 7-or-more-person

12,276 3,307 4,334 2,122 1,436 599 252 226

26.94% 35.30% 17.29% 11.70% 4.88% 2.05% 1.84%

16515 SW Upper Boones Ferry Sitewise Online Demographics Pop-Facts: Census Demographic Overview (Part 2) 2010 Households by Type and Presence of Children

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 12,276

Married-Couple Family, own children Male Householder, own children Female Householder, own children

2,075 16.90% 248 2.02% 816 6.65%

Married-Couple Family, no own children Male Householder, no own children Female Householder, no own children

2,638 21.49% 318 2.59% 708 5.77%

Non-family Households

5,473 44.58%

2010 Households by Presence of People Under Age 18 HH with 1 or More People Under Age 18: Households with No People Under Age 18:

12,276 3,528 28.74% 8,748 71.26%

HH with 1 or More People Under Age 18: Married-Couple Family Other Family, Male Householder Other Family, Female Householder Nonfamily, Male Householder Nonfamily, Female Householder

3,528 2,190 62.08% 305 8.63% 975 27.65% 32 0.92% 26 0.72%

Households with No People Under Age 18: Married-Couple Family Other Family, Male Householder Other Family, Female Householder Nonfamily, Male Householder Nonfamily, Female Householder

8,748 2,523 28.84% 262 2.99% 548 6.27% 2,509 28.68% 2,906 33.22%

2010 Occupied Housing Units by Tenure Owner-Occupied Renter-Occupied

12,276 8,129 66.22% 4,147 33.78%

Copyright © Claritas, LLC 2020. All rights reserved.

16515 SW Upper Boones Ferry Sitewise Online Demographics Retail Market Power Opportunity Gap Report

By Retail Store Types

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 2020 Demand

2020 Supply

Opportunity Gap/Surplus

$

756,253,022 $

934,100,029 - $

177,847,008

$

651,919,888 $

753,392,388 - $

101,472,515

Motor vehicle and parts dealers (NAICS 441) Automobile dealers (NAICS 4411) New car dealers (NAICS 44111) Used car dealers (NAICS 44112) Other motor vehicle dealers (NAICS 4412) Recreational vehicle dealers (NAICS 44121) Motorcycle, boat, and other motor vehicle dealers (NAICS 44122) Boat dealers (NAICS 441222) Motorcycle, ATV, and all other motor vehicle dealers (NAICS 441228)

$ $ $ $ $ $

146,031,063 123,589,728 110,365,587 13,224,141 11,995,155 3,870,896

$ $ $ $ $ $

226,111,425 - $ 169,645,619 - $ 133,438,212 - $ 36,207,407 - $ 27,614,254 - $ 14,632,966 - $

80,080,364 46,055,888 23,072,624 22,983,265 15,619,100 10,762,070

$

8,124,259 $

12,981,289 - $

4,857,029

$

2,895,886 $

5,389,235 - $

2,493,349

$

5,228,373 $

7,592,054 - $

2,363,681

Automotive parts, accessories, and tire stores (NAICS 4413)

$

10,446,179 $

28,851,551 - $

18,405,373

Automotive parts and accessories stores (NAICS 44131) Tire dealers (NAICS 44132)

$ $

6,176,225 $ 4,269,954 $

15,450,274 - $ 13,401,277 - $

9,274,050 9,131,323

Furniture and home furnishings stores (NAICS 442) Furniture stores (NAICS 4421) Home furnishings stores (NAICS 4422) Floor covering stores (NAICS 44221) Other home furnishings stores (NAICS 44229) Window treatment stores (NAICS 442291) All other home furnishings stores (NAICS 442299)

$ $ $ $ $ $ $

14,761,702 7,935,282 6,826,420 2,530,659 4,295,762 461,488 3,834,274

$ $ $ $ $ $ $

17,053,790 - $ 13,644,375 - $ 3,409,416 $ 561,814 $ 2,847,602 $ 23,466 $ 2,824,136 $

2,292,089 5,709,093 3,417,004 1,968,845 1,448,160 438,022 1,010,138

Electronics and appliance stores (NAICS 443) Household appliance stores (NAICS 443141) Electronics stores (NAICS 443142)

$ $ $

11,753,603 $ 1,731,165 $ 10,022,439 $

7,312,593 $ 394,819 $ 6,917,774 $

4,441,010 1,336,346 3,104,665

$

48,739,772 $

39,903,079 $

8,836,693

$ $ $ $ $

43,015,957 23,931,113 1,592,303 3,553,949 13,938,592

$ $ $ $ $

38,178,246 $ 33,643,553 - $ 180 $ 477,961 $ 4,056,552 $

4,837,711 9,712,440 1,592,122 3,075,988 9,882,040

$

5,723,815 $

1,724,833 $

3,998,981

$

852,963 $

345,434 $

507,529

$

4,870,852 $

1,379,399 $

3,491,453

$ $

91,270,506 $ 79,843,190 $

93,048,147 - $ 89,465,701 - $

1,777,640 9,622,511

$

76,709,952 $

74,530,867 $

2,179,084

$ $

3,133,239 $ 2,826,047 $

14,934,833 - $ 2,648,873 $

11,801,595 177,175

Total retail trade including food and drink (NAICS 44, 45 and 722) Total retail trade (NAICS 44 and 45)

Building material and garden equipment and supplies dealers (NAICS 444) Building material and supplies dealers (NAICS 4441) Home centers (NAICS 44411) Paint and wallpaper stores (NAICS 44412) Hardware stores (NAICS 44413) Other building material dealers (NAICS 44419) Lawn and garden equipment and supplies stores (NAICS 4442) Outdoor power equipment stores (NAICS 44421) Nursery, garden center, and farm supply stores (NAICS 44422) Food and beverage stores (NAICS 445) Grocery stores (NAICS 4451) Supermarkets and other grocery (except convenience) stores (NAICS 44511) Convenience stores (NAICS 44512) Specialty food stores (NAICS 4452)

16515 SW Upper Boones Ferry Sitewise Online Demographics Retail Market Power Opportunity Gap Report

By Retail Store Types

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi

Meat markets (NAICS 44521) Fish and seafood markets (NAICS 44522) Fruit and vegetable markets (NAICS 44523) Other specialty food stores (NAICS 44529) Baked goods and confectionery and nut stores (NAICS 445291 + 445292) All other specialty food stores (NAICS 445299) Beer, wine, and liquor stores (NAICS 4453)

$ $ $ $

932,294 339,306 576,541 977,906

$ $ $ $

602,959 $ 88,071 $ 647,118 - $ 1,310,724 - $

Opportunity Gap/Surplus 329,334 251,235 70,577 332,818

$

531,921 $

319,654 $

212,267

$ $

445,986 $ 8,601,268 $

991,071 - $ 933,573 $

545,085 7,667,695

Health and personal care stores (NAICS 446) Pharmacies and drug stores (NAICS 44611) Cosmetics, beauty supplies, and perfume stores (NAICS 44612) Optical goods stores (NAICS 44613) Other health and personal care stores (NAICS 44619) Food (health) supplement stores (NAICS 446191) All other health and personal care stores (NAICS 446199)

$ $

40,311,199 $ 33,318,373 $

27,279,365 $ 25,870,386 $

13,031,833 7,447,987

$

2,546,470 $

350,640 $

2,195,830

$ $ $ $

1,604,241 2,842,114 1,015,240 1,826,874

Gasoline stations (NAICS 447)

$

Clothing and clothing accessories stores (NAICS 448) Clothing stores (NAICS 4481) Men's clothing stores (NAICS 44811) Women's clothing stores (NAICS 44812) Children's and infants' clothing stores (NAICS 44813) Family clothing stores (NAICS 44814) Clothing accessories stores (NAICS 44815) Other clothing stores (NAICS 44819) Shoe stores (NAICS 4482) Jewelry, luggage, and leather goods stores (NAICS 4483) Jewelry stores (NAICS 44831) Luggage and leather goods stores (NAICS 44832)

$ $ $ $ $ $ $ $ $ $ $ $

2020 Demand

Sporting goods, hobby, musical instrument, and book $ stores (NAICS 451) Sporting goods, hobby, and musical instrument stores (NAICS $ 4511) Sporting goods stores (NAICS 45111) $ Hobby, toy, and game stores (NAICS 45112) $ Sewing, needlework, and piece goods stores (NAICS $ 45113) Musical instrument and supplies stores (NAICS 45114) $ Book stores and news dealers (NAICS 4512) $ Book stores (NAICS 451211) $ News dealers and newsstands (NAICS 451212) $ General merchandise stores (NAICS 452) Department stores (NAICS 4522) Other general merchandise stores (NAICS 4523) Warehouse clubs and supercenters (NAICS 452311) All other general merchandise stores (NAICS 452319)

$ $ $ $ $

2020 Supply

$ $ $ $

419 1,057,921 4,482 1,053,439

$ $ $ $

1,603,823 1,784,193 1,010,759 773,434

57,908,805 $

18,177,598 $

39,731,207

35,164,795 25,502,909 1,239,875 5,556,576 1,020,636 14,639,678 1,088,757 1,957,387 5,170,504 4,491,382 3,949,247 542,135

$ $ $ $ $ $ $ $ $ $ $ $

43,370,051 - $ 31,345,877 - $ 126,662 $ 5,924,094 - $ 600,818 $ 23,222,919 - $ 697,920 $ 773,463 $ 8,783,714 - $ 3,240,460 $ 2,289,943 $ 950,517 - $

8,205,257 5,842,967 1,113,213 367,519 419,818 8,583,240 390,837 1,183,924 3,613,210 1,250,921 1,659,303 408,382

9,736,022 $

10,383,673 - $

647,651

8,415,825 $

10,075,066 - $

1,659,241

5,779,144 $ 1,626,575 $

7,384,338 - $ 771,804 $

1,605,194 854,772

510,555 $

1,549,233 - $

1,038,678

499,551 1,320,197 1,197,398 122,798

$ $ $ $

369,691 308,608 308,227 380

$ $ $ $

129,860 1,011,589 889,171 122,418

85,574,867 17,429,798 68,145,068 57,476,057 10,669,010

$ $ $ $ $

137,967,040 - $ 2,028,110 $ 135,938,929 - $ 135,568,535 - $ 370,394 $

52,392,177 15,401,688 67,793,861 78,092,474 10,298,616

16515 SW Upper Boones Ferry Sitewise Online Demographics Retail Market Power Opportunity Gap Report

By Retail Store Types

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 2020 Demand

2020 Supply

Opportunity Gap/Surplus

Miscellaneous store retailers (NAICS 453) Florists (NAICS 4531) Office supplies, stationery, and gift stores (NAICS 4532) Office supplies and stationery stores (NAICS 45321) Gift, novelty, and souvenir stores (NAICS 45322) Used merchandise stores (NAICS 4533) Other miscellaneous store retailers (NAICS 4539) Pet and pet supplies stores (NAICS 45391) Art dealers (NAICS 45392) Manufactured (mobile) home dealers (NAICS 45393) All other miscellaneous store retailers (NAICS 45399) Tobacco stores (NAICS 453991) All other miscellaneous store retailers (except tobacco stores) (NAICS 453998)

$ $ $ $ $ $ $ $ $ $ $ $

15,067,236 865,356 3,519,605 1,450,991 2,068,614 2,278,109 8,404,165 2,539,976 1,229,605 821,853 3,812,730 1,045,064

$ $ $ $ $ $ $ $ $ $ $ $

22,090,071 - $ 212 $ 4,504,507 - $ 3,593,840 - $ 910,668 $ 2,874,937 - $ 14,710,415 - $ 2,834,172 - $ 443 $ 0 $ 11,875,800 - $ 1,887,131 - $

7,022,836 865,145 984,902 2,142,849 1,157,947 596,828 6,306,250 294,196 1,229,162 821,853 8,063,070 842,067

$

2,767,666 $

9,988,669 - $

7,221,003

Non-store retailers (NAICS 454) Electronic shopping and mail-order houses (NAICS 4541) Vending machine operators (NAICS 4542) Direct selling establishments (NAICS 4543) Fuel dealers (NAICS 45431) Other direct selling establishments (NAICS 45439)

$ $ $ $ $ $

95,600,321 87,098,194 1,278,379 7,223,749 2,639,788 4,583,961

$ $ $ $ $ $

110,695,555 - $ 110,695,460 - $ 0 $ 95 $ 17 $ 78 $

15,095,235 23,597,269 1,278,379 7,223,654 2,639,772 4,583,882

Food services and drinking places (NAICS 722) Special food services (NAICS 7223) Food service contractors (NAICS 72231) Caterers (NAICS 72232) Mobile food services (NAICS 72233) Drinking places (alcoholic beverages) (NAICS 7224) Restaurants and other eating places (NAICS 7225) Full-service restaurants (NAICS 722511) Limited-service restaurants (NAICS 722513) Cafeterias, grill buffets, and buffets (NAICS 722514) Snack and nonalcoholic beverage bars (NAICS 722515) Ice cream, soft serve and frozen yogurt shops (NAICS 7225151 + 7225152) Doughnut shops (NAICS 7225153) Bagel shops (NAICS 7225154) Coffee shops (NAICS 7225155) Cookie shops (NAICS 7225156) Other snack and nonalcoholic beverage bars (NAICS 7225157)

$ $ $ $ $ $ $ $ $ $ $

104,333,135 8,493,280 6,966,033 1,404,929 122,318 4,762,069 91,077,785 44,585,379 38,660,695 1,402,042 6,429,669

$ $ $ $ $ $ $ $ $ $ $

180,707,641 - $ 11,515,740 - $ 10,332,361 - $ 621,542 $ 561,836 - $ 17,856,340 - $ 151,335,562 - $ 95,259,789 - $ 33,204,351 $ 1,047,314 $ 21,824,107 - $

76,374,510 3,022,460 3,366,328 783,387 439,519 13,094,271 60,257,778 50,674,409 5,456,344 354,728 15,394,438

982,059 $

161,066 $

820,993

GAFO* General Merchandise Stores-452 Clothing & Clothing Accessories Stores-448 Furniture & Home Furnishings Stores-442 Electronics & Appliance Stores-443 Sporting Goods, Hobby, Book, Music Stores-451 Office Supplies, Stationery, Gift Stores-4532

$ $ $ $ $

1,010,378 292,825 2,746,121 44,672

$ $ $ $

2,561,989 - $ 1,267 $ 9,216,103 - $ 319 $

1,551,610 291,558 6,469,982 44,353

$

1,353,613 $

9,883,364 - $

8,529,750

216,091,652 - $ 137,967,040 - $ 43,370,051 - $ 17,053,790 - $ 7,312,593 $ 10,383,673 - $ 4,504,507 - $

59,097,148 52,392,177 8,205,257 2,292,089 4,441,010 647,651 984,902

$ $ $ $ $ $ $

156,994,508 85,574,867 35,164,795 14,761,702 11,753,603 9,736,022 3,519,605

$ $ $ $ $ $ $

16515 SW Upper Boones Ferry Sitewise Online Demographics Retail Market Power Opportunity Gap Report

By Retail Store Types

7438 NE 47th Ave, Portland, OR 97218 0 - 2 mi 2020 Demand

* GAFO (General merchandise, Apparel, Furniture and Other) represents sales at stores that sell merchandise normally sold in department stores. This category is not included in Total Retail Sales Including Eating and Drinking Places.

Retail Market Power data is derived from two major sources of information. The demand data is derived from the Consumer Expenditure Survey (CE Survey or CEX), which is fielded by the U.S. Bureau of Labor Statistics (BLS). The supply data is derived from the Census of Retail Trade (CRT), which is made available by the U.S. Census. Additional data sources are incorporated to create both supply and demand estimates.

The difference between demand and supply represents the opportunity gap or surplus available for each merchandise line in the specified reporting geography. When this difference is positive (demand is greater than the supply), there is an opportunity gap for that merchandise line; when the difference is negative (supply is greater than demand), there is a surplus.

Copyright © 2020 Environics Analytics. All rights reserved.

2020 Supply

Opportunity Gap/Surplus

Traffic Listing 7438 NE 47th Ave, Portland, OR 97218 February 24, 2021 Map

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Cross Street

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2.

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4.

5.

6.

7.

8.

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10.

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12.

13.

14.

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NE 47th Ave NE Cornfoot Dr Northeast Cornfoot Road NE Cornfoot Dr NE Airtrans Way NE 47th Ave NE Cornfoot Dr NE Airtrans Way NE Columbia Blvd NE 47th Ave NE Columbia Blvd NE 42nd Ave NE 42nd Ave NE Columbia Blvd NE 42nd Ave NE Columbia Blvd

NE Cornfoot Dr NE 47th Ave NE 55th Ave NE 55th Ave NE Courier Ct NE Buffalo St NE 55th Ave NE Courier Ct NE 42nd Ave NE Buffalo St NE 42nd Ave NE Columbia Blvd NE Columbia Blvd NE 42nd Ave NE Columbia Blvd NE 52nd Ave

N W E E N N W N E N W E N W S E

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Volume

Type/Year

Dist. (mi)

3,750

Published

(1993)

0.0

4,257

Published

(1994)

0.0

6,421

Current Year

0.0

5,097

Current Year

0.2

3,020

Current Year

0.4

5,917

Current Year

0.4

9,547

Current Year

0.4

3,826

Current Year

0.4

30,596

Published

(2000)

0.4

7,041

Published

(2000)

0.4

26,484

Published

(2000)

0.5

6,047

Published

(2000)

0.5

6,047

Published

(2000)

0.5

Current Year

0.5

29,041 1,950 25,755

Published

(1997)

0.5

Current Year

0.5

Data Source: Kalibrate TrafficMetrix