VP 13-07 View from NE 82nd Avenue near Portland International Airport Score: 53.98 Description of Resource The viewpoint is along NE 82nd Avenue slightly north of the Columbia Slough. There are no specific areas where vehicles can pull off the road at this location so the view is generally seen as one drives north or south along NE 82nd. The view is north to Mt. St. Helens and easterly to Mt. Hood over property that is currently undeveloped. There is also a partial view of Rocky Butte to the southeast. Surroundings Northeast 82nd Avenue serves as a major route to the City from the airport. The west side of the road is developed with commercial uses such as motels. The east side of the road is beginning to be developed with uses allowed under the current zoning. The Port of Portland received a conditional use approval in 1988 for a planned business park for approximately 460 acres ofland immediately east ofthis viewpoint. Six phases of development are planned to include office, hotel, restaurant, warehouse, distribution, research and development, light manufacturing and other similar uses. Open space areas will include the existing sloughs and nearby vegetation, landscape setbacks, a central water feature, a water retention area, runway clear zone, and a clear zone buffer area. A portion of the 40-Mile Loop Trail will be included in the busines park to the south of the viewpoint along the slough. Vicinity Map 74 ESEE ANALYSIS OF SCENIC RESOURCES 163357 VP 13-07 Existing Development Potential The current zoning of the entire business park is a mixture of general employment (GE-2LN) and general industrial (GI-2LN). The entire area, including both the viewpoint and most of the land within the view corridors, is within the Columbia South Shore Plan District. The Environmental Conservation zone is in place along the drainage way north of the viewpoint and along the slough south of the viewpoint. The Environmental overlay will restrict development in order to protect the natural wetland and wildlife values of the resources. The area immediately adjacent to the viewpoint area is zoned GE-2LN and is slated for manufacturing and distribution activities on the conceptual land use plan for the planned business park. The area north ofthe drainage way within the Mt. St. Helens view corridor has both GE-2LN and GI-2LN zoning. Both areas are slated for research and development activities and for office uses. Further to the north is a portion of the runways for Portland International Airport. The area within the Mt. Hood view corridor is zoned GE-2LN and is slated for manufacturing and distribution activities within the proposed business park. The area further southeast is zoned GI-2LN and is slated for manufacturing and distribution. Further east, the area is zoned for general manufacturing and general employment activities. There are no height limits in the GE or GI zones. The types of development proposed for the view corridors is generally low-rise, but placement of even low-rise buildings within the view corridors could interfere with the views of the mountains. Zoning Map , GE-2LN t ~ II: , < ',' Ao • , .. : := . , r------;-~----i: I~~ ,to II, ~. ..• ~ GE·2LN '" . SCALE: , J ~,.. ~ PANoRAMAS-VOLUME I 75 ·1c~or-:7 f: u'.1'U· ~, VP 13-07 --------------------------- View Protection Conflicts The potential exists for blocking the views of both mountains with development within this proposed business park. Buildings of even one story would interfere with the identified views ifplaced within the view corridors. However, the business park concept provides for a great deal of flexibility in the placement ofbuildings. Consequences of Protection Economic ConseQ,uences The economic consequences of complete protection of the views of the two mountains and of Rocky Butte depends on the type of development which would be placed on the lands within the view corridors. The zoning of these areas allows a high degree of flexibility in uses and building types. The planned business park also allows flexibility in uses and placement of buildings and roads. Full protection of the identified resource could result in less development than what is currently allowed by the zoning and by the planned business park approval. Shifting development out of the view corridors does not necessarily mean a large reduction in development, however. Some associated development such as surface parking lots and circulation areas could be located within the view corridor without interfering with the views of the mountains. Placement of this type of activity could change the context of the views and lessen their attractiveness unless adequately screened from view. Social ConseQ,uences The viewpoint location is noted as a City entrance way and major focal point in the beautification policies of the Arterial Streets Classification Policy (ASCP) along a designated boulevard. Locations with these designations are intended to have a special landscaping treatment to be coordinated with urban design and sign controls, utility placement and street lighting. The intent of the beautification policies is to encourage the beautification of the City. One of the policies states that the special landscape treatment should consider "Portland's unique natural setting, preservation of existing vegetation, local topography, vistas, driver perception of the roadway design, transit operations, visibility requirements for drivers and pedestrians, abutting land uses, urban design and sign controls, utility placement and street lighting." Entrances are an important part of the City's image. Projecting a good image through the preservation ofviews enhances the City's attractiveness as a place to live and visit. Environmental ConseQ,uences , Portions of the area within the view corridors that are undeveloped are along sloughs and drainage ways. Both the slough and the drainage way to the north of the viewpoint have an Environmental Concern overlay. The EC overlay zone will provide setbacks from the resource that will restrict development. Retention of these areas in a natural state will contribute to protection of the views. Protection of the view will correspondingly restrict development along portions of these natural features. 76 ESEE ANALYSIS OF SCENIC RESOURCES 163357 VP 13-07 Energy ConseQuences If development were restricted to the extent that employment opportunities were forced to locate further from population centers, there would be an associated energy cost of long work trips. However, restrictions on development, in most cases, would be only through alternative placement on the site rather than displacement to a more distant location. Conclusions of ESEE Analysis To the extent that development plans have become final, it is not feasible to limit development - within view corridors. This area of the City is becoming increasingly important for its light industrial development opportunities. Restriction of these opportunities would be inconsistent with the City's economic development policies. Where development plans are not final, the developer should work with the City to preserve, to the extent possible, the identified views. Tentative Recommendation Economic development interests outweigh the value of full protection of this resource. Encourage the property owner, through the development process, to protect views to the extent practical. Do not designate as a protected scenic resource. Applicable Statewide Planning Goals State Goal 8, Recreational Needs, provides for the satisfaction of the recreational needs of the citizens of the state and visitors. The slough to the south is designated as the location of a portion of the 40-Mile Loop Trail. Development of the trail is consistent with preservation of the natural qualities along the slough and the preservation ofviews to the mountains from the trail. State Goal 9, Economy of the State, is intended to provide for the diversification and improvement of the economy of the state. Full protection of the views could place limitations on the location of structures in the view corridor. There could be impacts on development proposed for the planned business park. No other Statewide Planning Goals apply. PANORAMAS-VOLUME I 77 l··~1 "';-~ ~- ( \. VP 19-01 NE l08th and NE Klickitat Viewpoint Score: 53.53 Description of Resource This viewpoint is from a long narrow strip of vacant land north ofNE Klickitat Street and NE 108th Avenue. The strip of land is immediately south of Interstate 84 significantly above the freeway. The views are of Rocky Butte to the west and ofMt. St. Helens, the Glenn Jackson .. Bridge and the Columbia River to the north. The view to the west of Rocky Butte is uninterrupted and may be expected to remain so since only the freeways (1-84 and 1-205) intervene between the grass strip ~d the butte. Surroundings This vacant strip is planted in grass and is used by neighborhood people to walk dogs and to watch fireworks from. The elevation of the strip is approximately 260 feet. The freeway is approximately 220 feet in elevation and the residential land to the north slopes down away from the freeway. the nearest residential areas are at approximately 200 feet. This change in elevation of approximately 60 feet from the grass strip to the nearest residences means that the view to the north is unimpaired by any development allowed outright in the base zone. Much further north, the zoning is commercial, employment and industrial. The maximum height in the commercially-zoned area is 45 feet. There is no height limit in the industrially­ zoned area. Vicinity Map 78 ESEE ANALYSIS OF SCENIC RESOURCES 163957 VP 19-01 Existing Development Potential The land is owned by the State Highway Commission. The strip is not platted for development, but is part of the right-of-way for the freeway. It is zoned R7sr for single-family residential development. Development in the R7 zone is restricted to 35 feet (measured from the midpoint of the highest roof peak and averaged for the entire building).