PH-2 <br />Ms. Becky Taylor <br />Solar Setback Calculation - PDT 13-0001 <br />SSB = (2.5 x SPH) + (N/2) - 82.5 or <br />SSB = (2.5 x 22.5) + (90/2) - 82.5 or <br />SSB = 56.25 +45 - 82.5 or <br />SSB = 18.75 feet <br />The proper setback from the existing north property line is (22.5 feet [ROW width] + 18.75 feet [setback <br />to shade point] + 2 feet [eave depth from wall] = 43.25 feet), Thus the distance from the existing north <br />property line to the north wall of proposed Building 1(at the dormer) should be 43.25 feet. <br />r <br />Building 2 setback should follow the same calculation for solar setback, yet the ROW width would be <br />different. EC 9.2790 (4)(b) Existing off-site shade would apply to TL 200 (Map 17 04 2413) because of <br />the large cedar trees located at the southern edge of the lot, if the trees were to remain. However, if <br />the proposed PUD is approved, the same type of PUD would be possible on TL 200, which would likely <br />consist of an access road along the south property line. The cedar trees would need to be removed for <br />the most appropriate street access. The value of the neighboring property, TL 200, will be diminished by <br />the increased shade from Building 2, if the solar setback was not applied. Even if an access road was not <br />continued eastward from the end of Oakleigh Lane, several of the cedar trees will likely need' to be <br />removed because of a southerly lean and potentially may need to be removed due to illness or from <br />distress from the proposed construction of the OMC development. <br />Building 2 should have a setback from the North Property line of 18.75 feet to the shade point (dormer- <br />type ridge line on north wall of Unit 10) which would put the north wall of Building 2 (at the dormer) at <br />20.75 feet south of the property line between TL 200 and TL 400. The PUD application presents a public <br />access path along the north of TL 400 which would provide access to the public land east of TL 400. The <br />City of Eugene has stated on Page 2 of the Public Works Referral response that the proposed bike path <br />connector will require ROW dedication, 13 feet in width. If the bike path were to be City ROW, then the <br />new north property line of TL 400 would be 13 feet south of the existing north property line. This would <br />put the north wall (at the dormer) of Building 2 at 33,75 feet south of the existing property line, (13 feet <br />[ROW width] + 18.75 feet [setback] + 2 feet [eave depth from wall] = 33.75 feet). <br />Shade point definition from EC 9.05 <br />Shade Point. The part of a building that casts the longest shadow onto the adjacent northern lot(s) <br />when the sun is at an altitude of 22.6 degrees and an azimuth ranging from 30 degrees east and west of <br />true south; except a shadow caused by a narrow object such as a mast or whip antenna, a dish antenna <br />with a diameter of 3 feet or less, a chimney, utility pole or wire. The height of the shade point shall be <br />measured from the shade point to lowest grade directly below the shade point. If the shade point is <br />located at the north end of the ridge line of a building oriented within 45 degrees of the true north-south <br />line, the shade point may be reduced by 3 feet. If a structure has a roof oriented within 45 degrees of <br />the true east-west line with a pitch that is flatter than 5 feet (vertical) in 12 feet (horizontal), the shade <br />point will be the eave of the roof. If such a roof has .a pitch that is 5 feet in 12 feet or steeper, the shade <br />Page 2 of 3 <br />1208 <br />