Ordinance No. 08-07 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. o8-0,r'7
AN ORDINANCE ADOPTING COMPREHENSIVE PLAN AMENDMENT CPA 2008-00001
TO UPDATE THE GOALS, POLICIES, AND RECOMMENDED ACTION MEASURES
PERTAINING TO STATEWIDE PLANNING GOAL 2: LAND USE PLANNING
WHEREAS, the Tigard City Council directed staff to complete a full update of the Tigard
Comprehensive Plan, including a process for garnering citizen input; and
WHEREAS, the Tigard visioning reports, community surveys, and policy interest team meetings were
utilized to develop draft language for the update of the Tigard Comprehensive Plan; and
WHEREAS, the City has proposed an amendment to the Tigard Comprehensive Plan Topics 1, 11,
and 12 by updating Goals, Policies, and Recommended Action Measures corresponding to Statewide
Planning Goal 2; and
WHEREAS, the Tigard Planning Commission held a public hearing, which was noticed in accordance
with City standards, on April 7, 2008, and recommended approval of the proposed CPA 2008-00001
by motion and with unanimous vote; and
WHEREAS, on June 3, 2008, the Tigard City Council held a public hearing, which was noticed in
accordance with City standards, to consider the Commission's recommendation on CPA 2008-
00001; and
WHEREAS, on June 3, 2008, the Tigard City Council adopted CPA 2008-00001 by motion, as
amended, pursuant to the public hearing and its deliberations; and
WHEREAS, Council's decision to adopt CPA 2008-00001 is based on the findings and conclusions
found in the City of Tigard staff report dated April 7, 2007, and the associated record,which are
incorporated herein by reference and are contained in land-use file CPA 2008-00001.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard Comprehensive Plan is amended to include new text and to rescind existing
text as shown in "EXHIBIT A"; and
SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature
by the Mayor, and posting by the City Recorder.
ORDINANCE No. 08- 07
Page 1 of 2
PASSED: By LA 11C�-j�0(Uc--, vote of all Council members present after being read by
number and title only, this <5 — day of 2008.
2
G
-q 4 Lea-7EeU4
Catherine Wheatley, City ecorder
APPROVED: By Tigard City Council this ')rday o ) 2008.
r
Craig irksen, Mayor
Approved as to form:
City Attorney
• 0(g
ORDINANCE No. 08-
Page2of2
r�
EXHIBIT A
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.and Use PlanninLy
C7)
'To establish a,land use planning process and
policy framework as a basis for all decision and
actions related to use of land and to assure
an adequate factual base for such
decisions and actions. "
. I I
LAND USE PLANNING
ADOPTED AMENDMENTS
DATE CPA# CHANGES
00-00-08 0000-00000 XXX]],=
SECTION COVER PHOTO:CITY STAFF
Plans.
1 City of Tigard Comprehensive Plan
LAND USE PLANNING
and use planning influences the type and character of development in
Tigard, as well as the City's ability to provide and sustain essential urban
services. The type, quality, and amount
of new development and its required urban
services can affect attainment of community
objectives such as quality of life, sense of place ► i
and uniqueness, and a strong local economy.
The Comprehensive Plan and its implementing
regulations are important policy and regulatory
tools needed to achieve the above, and other, ►
community objectives. They are also essential ►
to guide cooperation, coordination, and
partnerships with other governments and / ► ►
agencies that have a stake in the overall well-
being of the Portland Metro Region.
The goals and policies contained in this chapter, as well as all chapters in the
Tigard Comprehensive Plan, establish the legislative policy basis for Tigard's
land use planning program. The program includes the Community Development
Code,regulatory maps, special area plans, etc. In addition, these policies estab-
lish important criteria to be used when initiating regulatory changes or reviewing
and developing code,map, and policy amendments. The policies also provide
guidance on when and how to update the Comprehensive Plan and state the
City's commitment to coordinating the development and maintenance of its
land use program with other affected agencies and jurisdictions.
o
"To establish a land use planning process and policy framework as a basis for all decision
and actions related to use of land and to assure an adequate factual base for such decisions
and actions."
Statewide Planning Goal 2 requires that:
■ City, county, state, and federal agency and special district plans and actions
related to land use be consistent with the comprehensive plans of cities,
counties, and regional plans adopted under ORS Chapter 268 (Metro);
■ Land use plans identify issues, problems, inventories, and other factual infor-
mation for each applicable statewide planning goal;
Comprehensive Plan I City of Tigard 2-1
0
LAND USE PLANNING
■ Specific implementation measures be developed consistent with and
adequate to carry out local jurisdictions' comprehensive plan;
■ Adoption and subsequent amendment of comprehensive plans and their
implementation measures be coordinated with the plans of other affected
governmental units; and
■ All adopted land use plans and implementing measures be periodically
reviewed and revised to address changed conditions and circumstances.
Section 1: Legislative Foundation
Incorporated in 1961, the City of Tigard has experienced rapid growth over the
years.This growth can be attributed to many factors,primarily the close prox-
imity to Portland, a healthy inventory of developable land, and easy access to
major transportation facilities such as Hwy 99W, Hwy 217, and I-5.
Tigard recognized the need to plan for growth and adopted its first Community
Plan in 1971. This plan set the stage for the City's future land use planning
efforts. Shortly thereafter,in 1974, the state adopted the Statewide Planning
Goals. This required that all Oregon jurisdictions prepare and adopt compre-
hensive land use plans and implementing ordinances that comply with the
goals. Subsequently, the City of Tigard updated its Community Plan into a
Comprehensive Plan that was adopted in 1983.
The City completed its first and only Periodic Review of the Comprehensive
Plan in 1989 and since that time the context and scope of land use planning
has changed considerably. For example,Tigard has undertaken several other
planning efforts that are required to be coordinated, from a policy perspective,
with the current Comprehensive Plan. These include the Tigard Triangle Plan,
the Washington Square Regional Center Plan, the Tigard Transportation System
Plan, the Tigard Urban Renewal Plan, and the Tigard Downtown Improvement
Plan. Furthermore,many new state land use laws and administrative rules have
been passed,while Metro has taken the lead in several other areas of urban
growth management. Metro's responsibilities now include the management of
the regional urban growth boundary, transportation planning, natural resource
management, and household and employment allocations to regional jurisdic-
tions. Tigard's Comprehensive Plan must be in compliance with state goals and
laws,while also being consistent with Metro's growth management rules.
One of the biggest growth management challenges that Tigard will face, as
2-2 City of Tigard Comprehensive Plan
LAND USE PLANNING 0:17;
as the rest of the Portland region,is the need to
accommodate up to a million new residents and
commensurate employment growth within the
region as forecasted by Metro's 2030 population '
projection. Cities in the Portland region have
already committed to minimize urban sprawl and •
accommodate a significant part of this growth
within compact urban centers within existing
municipal boundaries. However,part of the i
region's future growth will have to occur at the
"edges" of the urban growth boundary. It is
unlikely that any of this "edge"growth will be
within the City of Tigard because urban level
development in unincorporated Washington
County separates future urban growth areas from
Tigard's city limits. The only factors that would
alter this would be annexation of these lands and/
or changes in policy and intergovernmental cooperation that would allow exten-
sion of City boundaries to noncontiguous future growth areas.The manner in
which Tigard and the rest of the region chooses to address these challenges
will be significant in determining the area's future quality of life, character,and
prosperity.
Another growth management challenge that Tigard faces is the lack of large
vacant parcels available for urban development.This type of development is a
thing of the past and most household and employment growth in Tigard will
be the result of redevelopment and infill.Within residential areas,the City's
land use program assures that infill occurs in a way that is sensitive and comple-
mentary to existing residential neighborhoods. In the City's downtown center,
commercial corridors,regional center,and industrial areas, the Comprehensive
Plan and implementing regulations will guide the development of vibrant and
compact urban housing and employment/shopping areas. In both instances,it
is important that the City's land use planning efforts protect natural resources,
assure the provision of needed public facilities and services,and promote the
development of well designed,high quality urban areas.
The City's land use program also impacts its strong economic ties with other
jurisdictions within the Portland region.A significant portion of Tigard
residents commute to other communities,particularly Portland, for work.
Conversely,most of those who work in Tigard commute from elsewhere.This
Comprehensive Plan I City of Tigard 2-3
04% LAND USE PLANNING
situation will require Tigard to work cooperatively with these other jurisdic-
tions and Metro to develop land use patterns and employment opportunities to
minimize impacts from commuting.
KEY FINDINGS
■ Portland area jurisdictions' comprehensive plans are required to be consis-
tent with statewide planning goals and Metro rules.
■ Most of Tigard's developable land has been urbanized.
■ Future development in single-family residential neighborhoods will likely
consist of small lot partitioning,infill,and redevelopment.
■ Future commercial,employment,and multi-family growth will likely occur
through redevelopment.
■ Tigard's expansion into new urban growth boundary areas is unlikely under
the current policy framework.
■ A well conceived and responsibly implemented land use planning program is
essential to the City's quality of life and economic prosperity.
■ The Comprehensive Plan provides the basis for the City's land use program.
■ A properly balanced mix of land uses is necessary to ensure that it derives
the tax revenues required to fund needed community services.
■ Local governments may assign, to the extent possible, the public facility
costs associated with development to the actual development itself.
■ Compatibility of new and existing development is an important issue in
developed communities.
■ Planned Development standards/regulations are important tools to allow/
encourage high quality/innovative design and quality development.
■ A significant part of the City's currently identified Urban Planning Area has
been urbanized in unincorporated Washington County.
GOAL:
2.1 Maintain an up-to-date Comprehensive Plan,implementing regula-
tions and action plans as the legislative foundation of Tigard's land use
planning program.
POLICIES:
1. The City's land use program shall establish a clear policy direction,
comply with state and regional requirements,and serve its citizens'own
interests.
2-4 City of Tigard Comprehensive Plan
LAND USE PLANNING at
2. The City's land use regulations, related plans, and implementing actions
shall be consistent with and implement its Comprehensive Plan.
3. The City shall coordinate the adoption, amendment, and implementation
of its land use program with other potentially affected jurisdictions and
agencies.
4. The City's land use program shall promote the efficient use of land
through the creation of incentives and redevelopment programs.
5. The City shall promote intense urban level development in Metro-desig-
nated Centers and Corridors,and employment and industrial areas.
6. The City shall promote the development and maintenance of a range of
land use types which are of sufficient economic value to fund needed
services and advance the community's social and fiscal stability.
7. The City's regulatory land use maps and development code shall imple-
ment the Comprehensive Plan by providing for needed urban land uses
including:
A. Residential;
B. Commercial and office employment including business parks;
C. Mixed use;
D. Industrial;
E. Overlay districts where natural resource protections or special
planning and regulatory tools are warranted;and
F. Public services.
8. The City shall require appropriate public facilities are made available, or
committed,prior to development approval and are constructed prior to,
or concurrently with, development occupancy.
9. The City may, upon determining it is in the public interest, enter into
development agreements to phase the provision of required public facili-
ties and services and/or payment of impact fees and/or other arrange-
ments that assure the integrity of the infrastructure system and public
safety.
10. The City shall institute fees and charges to ensure development pays
for development related services and assumes the appropriate costs for
impacts on the transportation and other public facility systems.
Comprehensive Plan City of Tigard 2-5
4 LAND USE PLANNING
11. The City shall adopt regulations and standards to protect public safety
and welfare from hazardous conditions related to land use activities.
12. The City shall provide a wide range of tools, such as planned develop-
anent, design standards, and conservation easements, that encourage
results such as:
A. High quality and innovative design and construction;
B. Land use compatibility;
C. Protection of natural resources;
D. Preservation of open space; and
E. Regulatory flexibility necessary for projects to adapt to site
conditions.
13. The City shall plan for future public facility expansion for those areas
within its Urban Planning Area that can realistically be expected to be
within the City limits during the planning period.
14. Applicants shall bear the burden of proof to demonstrate that land use
applications are consistent with applicable criteria and requirements of
the Development Code, the Comprehensive Plan and,when necessary,
those of the state and other agencies.
15. In addition to other Comprehensive Plan goals and policies deemed
applicable, amendments to Tigard's Comprehensive Plan/Zone Map
shall be subject to the following specific criteria:
A. Transportation and other public facilities and services shall be avail-
able, or committed to be made available, and of sufficient capacity to
serve the land uses allowed by the proposed map designation;
B. Development of land uses allowed by the new designation shall not
negatively affect existing or planned transportation or other public
facilities and services;
C. The new land use designation shall fulfill a proven community
need such as provision of needed commercial goods and services,
employment,housing,public and community services, etc. in the
particular location,versus other appropriately designated and devel-
opable properties;
D. Demonstration that there is an inadequate amount of develop-
able, appropriately designated,land for the land uses that would be
allowed by the new designation;
E. Demonstration that land uses allowed iii the proposed designation
2-6 City of Tigard Comprehensive Plan
n
LAND USE PLANNING
could be developed in compliance with all applicable regulations and
the purposes of any overlay district would be fulfilled;
E Land uses permitted by the proposed designation would be compat-
ible, or capable of being made
compatible,with environmental I J
conditions and surrounding land ,
uses;and
G. Demonstration that the amend-
ment does not detract from the
viabiligr of the City's natural
systems.
16. The City may condition the approval • {
of a Plan/Zoning map amendment to
assure the development of a definite n
land use(s) and per specific design
/development requirements.
17. The City may allow concurrent
applications to amend the Comprehensive Plan/Zoning Map(s) and for
development plan approval of a specific land use.
18. The Council may at any time,upon finding it is in the overall public
interest,initiate legislative amendments to change the Comprehensive
Plan text, Plan/Zoning Map(s) and/or the Community Development
Code.
19. The Planning Commission may at any time recommend to the
City Council that it consider initiating legislative amendments to
the Comprehensive Plan, Plan/Zoning Maps, and/or Community
Development Code.
20. The City shall periodically review and,if necessary, update its
Comprehensive Plan and regulatory maps and implementing measures
to ensure they are current and responsive to community needs,provide
reliable information, and conform to applicable state law, administrative
rules, and regional requirements.
21. The City shall require all development to conform to site design/devel-
opment regulations.
Comprehensive Plan City of Tigard 2-7
0
LAND USE PLANNING
22. The City shall identify, designate, and protect natural resources as part of
its land use program.
23. The City shall require new development,including public infrastructure,
to minimize conflicts by addressing the need for compatibility between it
and adjacent existing and future land uses.
24. The City shall establish design standards to promote quality urban
development and to enhance the community's value, livability; and
attractiveness.
RECOMMENDED ACTION MEASURES:
i. Work with the Oregon Department of Transportation (ODOT),
Metro,Washington County, and others to develop means to equi-
tably assign costs to new development for its impacts on the inter-
state and intra-regional freeway and arterial system.
ii. Develop and maintain land use regulations, standards, and proce-
dures necessary to enhance the design of multi-family, commercial,
and industrial development, and to mitigate impacts on adjacent land
uses.
iii. Implement measures to preserve and enhance the quality and char-
actor of Tigard's residential districts. Examples include managing the
design of infill development, mitigating impacts of adjacent dissim-
ilar land uses, improving quality of streetscapes and the pedestrian
environment, and providing greater access to open space.
iv. Develop and periodically update Citywide Public Facilities and
Transportation System Plans (PFP,TSP) to guide the location,
financing, and timing of future public facilities. Coordinate the
preparation and adoption of these Plans with other affected jurisdic-
tions and agencies.
v Revise the Comprehensive Plan text, maps, and related findings as
needed to maintain reliability and timeliness; to ensure consistency
2-8 Cits,of Tigard I Comprehensive Plan
0
LAND USE PLANNING y
among goals, policies, and recommended action measures; to assure
accuracy of findings; and to comply with state, regional, and federal
laws and rules. This includes review by the Planning Commission
every two years, formal evaluation every five years, and an overall
update at least every ten years.
vi. Monitor and evaluate whether City actions and community condi-
tions and circumstances are consistent with the goal and policy direc-
tion of the Comprehensive Plan. When appropriate, amend the Plan
or adjust City actions,regulations, or standards.
vii. Monitor actions,programs, and policies of federal, state, and
regional governments. When appropriate, amend the Comprehensive
Plan and its implementing regulations and plans to be consistent
,with those of other agencies.
viii.Develop and adopt special district plans to enhance opportunities
for economic development,housing, social vitality, access to transit,
etc.
ix. Actively participate and engage with other Portland Metropolitan
Area jurisdictions and agencies to represent Tigard's interest
involving region-wide land use, transportation, natural resource, and
public facility issues.
x. Implement incentive and redevelopment programs to utilize urban
land and existing public facilities more efficiently.
xi. Review transportation and other public facility plans and projects to
address potential negative aesthetic or operational impacts on neigh-
borhoods and take mitigating action when necessary.
xii. Work with the appropriate agencies to review the methods used
in determining development impacts upon water quality, natural
resources, and other land uses.
xiii.Review and analyze the use of the Planned Development process
as a way to gauge its functionality and whether it is working as
intended.
Comprehensive Plan I City of Tigard 2-9
LAND USE PLANNING
xiv. Proactively evaluate the effectiveness and usefulness of different
elements of the City's land use program,such as maps, codes, and
area plans, and make changes when necessary to further community
objectives.
xv. Develop criteria to identify and protect unique community features
and resources.
xvi.Review and update regulations that are intended to protect the
community from transportation hazards, environmental hazards, and
natural hazards associated with land use activities.
2-10 City of Tigard Comprehensive Plan
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CPA2008-00001 1 Exhibit A
City of Tigard Goal 2:Land Use Planning
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SPECIAL AREAS OF CONCERN
11.1 DOWNTOWN TIGARD URBAN RENEWAL DISTRICT
Citizens have expressed a desire to create a"heart" for their community: a place to live,
work, and play, and to serve as a community gathering place.
Main Street and the surrounding area have served as Tigard's historic center, dating back to
around 1907.Planning for Downtown Tigard's revitalization has been a long-term process,
stretching back at least 25 years. The most recent effort dates back to 2002,with the
announcement of plans for a Washington County Commuter rail line with a planned station
in downtown Tigard. This inspired a small group of citizens and business owners to work on
ideas for Downtown to capitalize on Commuter Rail. A state Transportation and Growth
Management (TGK grant facilitated the hiring of consultants and a more extensive
planning process.A Task Force of 24 citizens was formed to guide the plan's development.
The planning process incorporated high levels of citizen involvement,including community
dialogues,workshops, open house, and a public survey.
CPA2008-00001 3 Exhibit A
City of Tigard Goal 2:Land Use Planning
The TGM grant and planning process resulted in the Tigard Downtown Improvement Plan
(TDIP). The TDIP set forth a vision to create "a vibrant and active urban village at the
heart of the community that is pedestrian oriented, accessible by many modes of
transportation, recognizes and uses natural resources as an asset, and features a combination
of uses that enable people to live,work,play and shop in an environment that is uniquely
Tigard."
An Urban Renewal Plan was developed to implement the TDIP. The tools provided by
urban renewal, including Tax Increment Financing, are intended to attract private investment
and facilitate the area's redevelopment. Tigard voters approved the use of Tax Increment
Financing for Urban Renewal in the May 2006 election.
Key Findings
Existing Conditions
■ The Urban Renewal Area contains approximately 193.71 acres (including 49.57 acres
of right-of-way) and comprises 2.6% of the City's 7496 acres of total land area. It
contains 193 individual properties.The current land uses are dominated by
development with little pedestrian-friendly orientation. Outside of Main Street, the
existing buildings do not create a sense of place and cohesive function, but rather
appear to be spread out and auto-dependent. Block sizes are large for a downtown.
■ In general, downtown properties have low improvement to land (I:L) ratios. Healthy
I:L ratios for downtown properties range between 7.0 -10.0 or more. In Tigard's
Urban Renewal Area 2004-05 I:L averages were 1.43 for commercial properties and
2.79 for multi-family residential. (Report Accompanying the City Center Urban
Renewal Plan.)
■ Under existing conditions, Downtown is underdeveloped and lacks the mix of high
quality commercial, office, residential and public uses suitable for an urban village.
Transportation System
■ The Area is served by two major transportation corridors (99W and Hall Blvd.) with
heavy traffic levels. Many of the other Downtown streets lack complete sidewalks. In
general, there are poor linkages to and within the Downtown.
■ Railway tracks also bisect the Downtown. A planned system upgrade will make both
commuter and freight train operation more efficient and less disruptive to
automobile traffic.
Natural Features
■ Fanno Creek flows through downtown and is the most notable natural feature. The
creek, part of its floodplain and associated wetlands are part of a 22-acre city park
with a multi-use path.
CPA2008-00001 4 Exhibit A
City of Tigard Goal 2:Land Use Planning
Current Zoning Districts and Comprehensive Plan Designations
■ The majority of the Downtown is zoned Central Business District (CBD). While the
current CBD zone allows the mix of uses necessary for a successful downtown, the
regulations lack the language to guide new development to be consistent with the
preferred urban form. As a result, the area has developed without many of the
pedestrian-oriented qualities specified in the Tigard Downtown Improvement Plan
and Metro's 2040 Growth Concept.
■ The Tigard Urban Renewal Area encompasses the original Plan area and several
additional tax lots,which are zoned R-4.5, R-12 (PD), R-25, C-G (General
Commercial) and C-P (Professional/Administrative Commercial.) Several of these
tax lots are located to the northwest of Highway 99W. These additional zones do not
permit mixed use development,which is crucial for successful downtowns.
Community Values
■ According to the Comprehensive Plan Issues and Values Summary, Downtown is
important to Tigard residents;many use it on a weekly basis. Many would like it to
see improvements so it will become a gathering place for the community.
■ Tigard Beyond Tomorrow's Community Character& Quality of Life section,
includes a goal to achieve a fixture where "the Main Street area is seen as a `focal
point' for the community," and "a clear direction has been established for a
pedestrian-friendly downtown and is being implemented."
■ The passage of the Urban Renewal measure in May 2006 by 66% of voters also
shows strong community support for Downtown's revitalization.
Metro Requirements for Town Center Planning
■ Title 6 of the Urban Growth Management Functional Plan requires local
jurisdictions to adopt land use and transportation plans that are consistent with
Metro guidelines for Town Centers.
Goal
15.1 The City will promote the creation of a vibrant and active urban village at the heart
of the community that is pedestrian oriented, accessible by many modes of
transportation,recognizes natural resources as an asset, and features a combination
of uses that enable people to live,work, play and shop in an environment that is
uniquely Tigard.
Recommended Action Measures
i. Provide public, including members of the development community,with regular
informational updates on Urban Renewal progress and an accounting of funds
spent by the City Center Development Agency.
CPA2008-00001 5 Exhibit A
City of Tigard Goal 2:Land Use Planning
Goal
15.2 Facilitate the Development of an Urban Village
Policies
1. New zoning, design standards and design guidelines shall be developed and used to
ensure the quality, attractiveness, and special character of the Downtown as the
"heart" of Tigard,while being flexible enough to encourage development.
2. The Downtown's land use plan shall provide for a mix of complimentary land uses
such as:
A. Retail, restaurants, entertainment and personal services;
B. Medium and high-density residential uses including rental and ownership
housing;
C. Civic functions (government offices, community services, public plazas,public
transit centers, etc);
D. Professional employment and related office uses;
E. Natural Resource protection, open spaces and public parks.
3. The City shall not permit new land uses such as warehousing; auto-dependant uses;
industrial manufacturing; and industrial service uses that would detract from the goal
of a vibrant urban village.
4. Existing nonconforming uses shall be allowed to continue, subject to a threshold of
allowed expansion.
5. Downtown design, development and provision of service shall emphasize public
safety, accessibility, and attractiveness as primary objectives.
6. New housing in the downtown shall provide for a range of housing types,including
ownership, workforce and affordable housing in a high quality living environment.
7. New zoning and design guidelines on Main Street will emphasize a"traditional Main
Street" character.
Recommended Action Measures
i. Develop design guidelines and standards that encourage attractive and inviting
downtown commercial and residential architecture with quality design and
permanent materials, particularly in the building fronts and streetscape. Also
develop appropriate density,height, mass, scale, architectural and site design
guidelines.
I Utilize form based code principles in ways that are consistent with state planning
laws and administrative rules.
CPA2008-00001 6 Exhibit A
City of Tigard Goal 2:Land Use Planning
iii. Adopt non-conforming use standards appropriate to a downtown in transition.
iv. Develop code measures to mitigate any compatibility issues when new
downtown development occurs in close proximity to the Downtown's commuter
rail line.
V. Provide areas in the Downtown where community events, farmer's markets,
festivals and cultural activities can be held.
vi. Designate the Downtown area as the preferred location for Tigard's civic land
uses.
vii. Promote an awareness of the Downtown's history through measures such as
public information, urban design features and preservation of historic places.
viii. Monitor performance of design guidelines, standards and related land use
regulations and amend them as necessary.
Goal
15.3 Develop and Improve the Open Space System and Integrate Natural Features into
Downtown
Policies
1. Natural resource functions and values shall be integrated into Downtown urban
design.
2. The Fanno Creek Public Use Area, adjacent to Fanno Creek Park shall be a primary
focus and catalyst for revitalization.
3. Development of the Downtown shall be consistent with the need to protect and
restore the functions and values of the wetland and riparian area within Fanno Creek
Park.
Recommended Action Measures
i. Acquire property and easements to protect natural resources and provide public
open space areas, such as park blocks, plazas and mini-parks.
ii. Develop "green connections" linking parks and greenways with adjacent land
uses,public spaces and transit.
iii. Incorporate public art into the design of public spaces.
CPA2008-00001 7 Exhibit A
City of Tigard Goal 2:Land Use Planning
iv. Enhance the landscape and habitat characteristics of Fanno Creek as a key
downtown natural resource.
V. Develop and implement strategies to address concerns with homeless persons
and vagrancy in the Downtown and Fanno Creek Park.
Goal
15.4 Develop Comprehensive Street and Circulation Improvements for Pedestrians,
Automobiles,Bicycles and Transit
Policies
1. The Downtown shall be served by a complete array of multi-modal transportation
services including auto, transit, bike and pedestrian facilities.
2. The Downtown shall be Tigard's primary transit center for rail and bus transit
service and supporting land uses.
3. The City,in conjunction with TriMet, shall plan for and manage transit user parking
to ensure the Downtown is not dominated by"park and ride" activity.
4. Recognizing the critical transportation relationships between the Downtown and
surrounding transportation system, especially bus and Commuter Rail,Highway
99W, Highway 217 and Interstate 5, the City shall address the Downtown's
transportation needs in its Transportation System Plan and identify relevant capital
projects and transportation management efforts.
5. Streetscape and Public Area Design shall focus on creating a pedestrian friendly
environment without the visual dominance by automobile-oriented uses.
6. The City shall require a sufficient but not excessive amount of parking to provide for
Downtown land uses.Joint parking arrangements shall be encouraged.
Recommended Action Measures
i. Develop Comprehensive Street and Circulation Improvements for Pedestrians,
Automobiles,Bicycles and Transit
ii. Develop a circulation plan that emphasizes connectivity to, from, and within the
Downtown in the design and improvement of the area's transportation system,
including developing alternative access improvements to Downtown, such as
connections across Highway 99W.
iii. Address public safety and land use compatibility issues in the design and
management of the Downtown's transportation system.
CPA2008-00001 8 Exhibit A
City of Tigard Goal 2:Land Use Planning
iv. Investigate assigning different roadway designations within the general area of
the Downtown as means to support transportation access to Town Center
development such as ODOT's Special Transportation Area (STA) and Urban
Business Area (UBA).
V. Implement an integrated Downtown pedestrian streetscape and landscape plan.
vi. Acquire property and easements to implement streetscape and landscape plans,
and develop needed streets, pathways, entrances to the Commuter Rail park and
ride lot, and bikeways.
vii. Express the themes of an urban village and green heart by utilizing the "unifying
elements" palette from the Streetscape Design Plan to design streetscape
improvements.
viii. Emphasize sustainable practices in street design through innovative landscaping
and stormwater management and provision of multimodal infrastructure.
ix. Encourage sustainability features in the design of Downtown buildings.
X. Encourage the formation of a Downtown Parking and Transportation
Management Association.
xi. Incorporate the Downtown's public investment / facility needs into the City's
Public Facility Plan and implementing Community Investment Plan.
11.2 ecu evEN iG
€indiRgs
CPA2008-00001 9 Exhibit A
City of Tigard Goal 2:Land Use Planning
---------........
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through NPQ #3. it has beeR the opinion of both-the Gity and the IoGal FesideRts that the MuFFay
Bc)ulevaFd Extension to PaGifiG Highway should be IGGated to the west of R-,-," N.A.euRtaiR. GempletweR 9
celleGtor streets.
Findings
The pFesent Fight ef way along MUGh of S.W. I PI st.A.yen,'P and S.W. GaaFde StFeet 06 40 to 45
feet w*de w0th offsets 4 some plaGes. Widening these StFeets te,majw G9IIeGtOF standwds
would impart Some of the exiStiRg homes on these streets,
Some of the tFaffiG now using S.W. 121st Avenue and GaaFde StFeet 68 ROt IGGal, b6it rathe
streets
S.W. GaaFde StFeet and S.VV. 121st AveRue south of Wa'Rut both have FnaRy UPGORtFolled
aGGess points; this Gendition will require speGial design atteRtion when street improverneRts are
rude.
A. d-mFeGt GORneGt'GR betweeR Murray Boulevard OF SGhG"s FmerFy Read, and GaaFde Street
pmposal was Gensidered in detail in the 1975 NPO #3 Plan and was emphatiGally FejeGted by
R9NGI€S
ii.4 TUC CITY QuTeTlC1CJn-n\IS1QCR TUC CnlC1Cn-9A1NG WHEN PREPARING 2-TR[
€€T
IMPRO/EMENT PLANS
THAT-AFFECT S.VV. 121 STT AVENUE OR GA RIDE STREET
a. THE IMPACT ON TUE €�X'STTING--R€GIBE-PIAT-IAA= STRUCTURES AND THEM
ALTERNATIVES WHIGu HAVE THE MINIMUMADVERSE €F=FEGTT-;;`:-TERMS
9�
REn11f`Inir' TUE nICTAni(`E [2CTW€€N THEM EDW€LLING AN6l—TH€
1. Iccvcrvll\,v
THEM crlvvTl\vc vc
STREET; AND
NOISE !MPAGTC 1�n C1^
h THE CCCCf`T TUC !MPRO�M€NTWILL HAVE ONTHE TRAFFIC- F DA/ ANO
A. T7=G'ITcpT1T[cT1Y1[TS -
TUE POSSIBLE NEGATIVE EFFECTS ON OTHER STREET INTERSEGTIONS
G. MINIMIZING THE WISEOFT-kl€SSEM 2TR€€TC AS PART OF THE ART-F=L
SYSTEM FOR THROUGH TRAFFIG.
11.3.2 TUE GIFT nE TI!-'eRn cues 1 WORK WITH nTUER GOVERNMENTAL BODIES FOR
TUE DEVELOPMENT nE AN ARTERIAL ROUTE ,Gf�NN€GTIGN FROM MURRAY
[1 11= —�rrl TTI 1 ARTERIAL cISA TG IS,rrQ 1 G
BOULEVARD OR SGHOLLS FERRY ROAD TO RAGIFIG HIGHWAY. THIS ARTERIAL
ROUTE SUn111 D RC 1 OCATED WEST nC RI III MOUNTeIN AND SHOULD Nar
IZ'43'pTf=pTTPQCfl'-vT-CQ p)T 1 GG WEST pl I:iOGC IY1901\1'1[II\1 AND - \PI
1 ITII 17C RnA1lC U/UICH PASS TUROI GH EXISTING RCSIDF=NTlAl ARCAC INITUIN
TIGARD.
111ARI EMENTATInn1 STRATEGIES
i. S.W. GaaFde Street and-S.VV. 4 21 st A-venue (between Gaarde and VVa'Rut) Shall be developed
as bNe lane Feads with pedeStFian biGyGle paths, FeStFiGted paFkwng and left tuFRORg lanes ar,
2. The undeveloped Iand aleRg RIAI 121st Avenue
(south of VVa'RUt) shall be plaRRed fe
development wR aGGeFdanGe with the IGGat' i . kies that apply to IGGat*Rg MediUM
n
Established" and
,ilio eln nil w
CPA2008-00001 11 Exhibit A
City of Tigard Goal 2:Land Use Planning
3. The Tigard GemmuRwty DevelopmeRt Code shall Fequ;Fe site desiqR review foF aRy developmepA
otheF than aSiRgle eF two family StFUGWFe. The site desiqR Feview shall iRG'ude review of stFeet
41.4 NEIGHBORHOOD PLANNING 0-RC-;.AA'-7A.T'ON#4
POWGiFis
11 A 1 IN THE TI GARB TRIANGL€-(I.E. THAT-- REA BOUNDED BY RAGIF r HIGHWAY,
AY
HIGHWAY 217, AND THE-INT€RSTAT E 5 FFA€EWX�), IN THE MIXED VSE
EMuPI-GYMENT ZONE, HInGiu B€NBLTY RESIDENTIAL DEV€ OPM€NT (I:€., 25
UNITS PER ACRE) SUAI t RC A USE ALLOWED OWED nl ITRI(_HT
11.5 NEIGHBORHOOD PLANNING 0-RG-ANIZA.TION#5
F=*RdiRgS
Highway 217- and the two r-Riffilre-add liness travemiRg the areahave led- to a GeRsoderable amount
of offig-e- -amd-iRdws#ial development aloRg 72Rd AveRue, south of Highway 217.
FneaRS tO both sepaFate and- -huffe-F revid-entlal weas ftom industrial aFeas. These Vegetative
bu#ers exist aIGRg the westem slopes bGFdeFiRg the R911OR9 Hills Subdivision and along Panne
Creek. Thp ROMR9 Hills SubdivisdGR abuts ORdustFially plamed Iand,on We Sides and 66 withiR
appFoximately 600 feet of land plaRRW49F heavy indUS#Ial use.
P01 IQ
1 51 E CITY SHALL= n —BUFFERING €
NG AND SGR €NTNG gEPAIEEN
, ,.v., c c THc Ic c
RESIDEAITIAI AREAS ARID An InIA LNG—_ IAIDI ICTRIeI AREAS AS A PRECONDITION
TO DCVCI nPMENT APPRr1VAl AS F=Q I OW&
DIC
a. ALL�1L-Blntr_e ON INDUSTRIA' 1 AND eu°LI= BE SET QArK a DIST NGE
OF 59 FEET FROM ANI ERTY LINE a RE�;;DF=N -Ir°.LLY
PLANNED AICD AREA•
b. THE SITE PI-AN'�S4.le1 1 PROVIDE CnR TUC 1 CAST INTENSIVE PROPOSED
USES ON THEM `;ITE IN THE AREAS WHIGH ABUT AN ADJOINING
RESIDENT-IAL PLANNED AICD ARCA• ARID
G. BUFFERING AND DGR€€NII G2—HALL RC PROVIDED WITHIN THE Gn FOOT
SETBACK AREA AS RROVIIDDEB -R;r THE STANDARDS GONTAIN Inl
POWGY 6.6.1 IT IS; NOT THE INTENT OF THIS SI 13SE'TION TO REQUIRE
TH€
ENTIRE a9 F€€T T61-B€ LANBBCAR€;,oR�n�EB THE STANDARDS IN
Q 6 1 ARE MET LAI WHICH r`ASC A PORTION OF THE BUFFER AREA MAY RC
USED FOR PARKING; EXGF=PT
1. NO BTRLJG-TUfi€, RA 1 A ENT, OR-BES E PMENT- MAY BE
WITHIN TUE 60 FOOT SETBACK el IRRO Inrrnlnlr_ TU€-ROLLING
ull 1 e e1 IRDnnSION EXrePT 1 nrS it 49nn Al 42 AND AQ• ARID
2. ALL EXISTING VEGETATION' 'A'I L 13E RETAINED nl
AND MAINTelEn
WITHIN TIDE 5-n�T�
- ETReGKAREA cl IRRnt IN-DINr_ THERnoLLINv
HII 1 e et IRnIVISInn' EXCEPT BEHIND LOTS # 39,10,11, 42 OLID A4
ccc.�T✓vvcn v�v�'v,• y\, —�, i�v-^ry
WHERE B€GTION 18.1nn�no—THE BUFFER MATRIX APPLIES AND
18.100.080 APPI IES
(Re" n-Fd. 94 7-011
IMP1 EMENTATInAI STRATEGICS
i. The City shall work with the NeighbeFheed PlannuRg OrganizatieRs and the affeGted pmpepty
CPA2008-00001 12 Exhibit A
City of Tigard Goal 2:Land Use Planning
miRimize the Gutting of tFees OR undeveloped Iand, and pfohibit the Gutting of tFees withiR the
ren,BrementS
iv-clvlrvmcrrcc.
44 G2 ACTION AREAS
eRGOuFaged wR GONURGtiOR with GommwGmal, Light lRdUStFOal and Medium, Medium High and High
GQA6S
GORtFOIS.
POLICIES
ii a. DESIGNATE C ACTION AREAS GONrGE1TRATInn1C OF GENEERA1n nERrIeL
LIGHT INDUSTRIAL, MEDIUM, MEDIUM_HIGH AND HIGH nEIC�oEc�EIT-IA�
X 1 1 11•OGV 1 1 cl)[c�
WHCRC THE Cnl I OWING GRITCRIA ARE SACT
THE ARCA IC r_DnICRAI I v V1F�TkIIN�N€ ( l�llF�T€F� M16€ �1F AIWA' .
me rtl�vz�v--vL�\clvcLc�
. TRANSIT GENTCR OR TRUNK ROUTE.
44AREAS r - T1CTl ' — MWHICH— R�
.... FREQUENTED
pEQUCNTED
13Y
PEDESTRIANS, OR VAGANT [AND WHIGH GQLJLD SUPPORT USES
WC-N 11 D QC DATRnA117C11 QV DCIICCTRIAAIC AA11l/nR TRANS-IT RIDERS
G. AREAS WHICH ARE GURRENTcV .AUTOMOBILE ORIENT-ED MAY PE
r
IN ANTICIDATIO-N OF A !`LJAAIr_`C OF I�`I_QR RFEDSI!_`N 0
PEDESTRIAN WAVE TO BETTER 'NT€DRAT-E THE LJSE INTO THE AGTION
1 GVGa l l\I)[I\ WAYS 1'�C7 BETTER GI\ 1 ITpT.
AREA
11 L2 7 DETERMINE PERMITTED I ICCC THRn1 fru ZONING. FURTHER REG1JI=ATIDN OF
1 I.v.= DETERMINE[1\1.111\c 1 GI\I•IT 1 1 Gv vvcv 11 11 c�rrvvl 1 cvl\1 c
USES IN ACTION AREAS SHALL QC A!Y'n11AD1 ICHED WITH AAI OVERLAY 7n A1C
11'1 HIGH-WMITSCSPECIFIC Al ITMAOR11 R�ORIENTED r•=I ISRd`-AS PERMITTED LJS€S
AND FENGOI IRA('_CC A HIGHER I F=VF= OF 1 ICCC IA/HIC-H ARC PEDESTRIAN AN[)
PUBLIG TRANSIT ORIENT-ED.
T, a":VRCFLnI nRF� THAT—Al=l= nFL%/DtL9,PP.^€R'T PERMITTEDlN AGTIDN AREAS PE
C
DESIGNED TO EACH ITATC PEDESTRIAN MOVEMENT WITHIN' THE GENTCR AND
T9-TRANSIT,
11.6.4 REVIEW ANDI ID-v,-SATE^ DARKInln n gINANG€S To RECOGNUR PARKING
NEEDS Int AGT-IGN AREAS-.
ii.6�5BEVEL-QP A-0€�'^rv",rPL-AND� €ArQH AGT'�ARFEA TQ- PROVIDE G1J1-DA"NGE
FOR FINANGING PLJBLIG IMPROVEMENTS AND INTEGRATING VARIOLJS LAND
USES. PLANS FOR AUTOMOBILE, TRANSIT, PEDESTRIAN AND BIGYGL€
G.IRP`11�PN,OPENeD�;=STORM nR A�F=, SEWERAGE AID '-'G-H�o
aA.41-1- BE lh!Gi=UDF=D. THE rc-GI:P-r.!61=-HAVi—THC PRIMARY RESPONSIBILITY FOR
g =APING T E DESIGN D1 AN BUT WILL GOORDINATEWITH OREGON
DEPARTMENT OF TRANSPORTATION AND TRI_MET
i i a a DEVEI C)PME T- Int THE AGTION AREAS MAY BE SLJ€d€GT TO SPEGIAL
I.v.v ocv GGCrI L1�1\'I II\ Ill[ 1\al
TO GOMPl CTIOAI OF THE DESIGN PIANS.
1 7 ENCOURAGE FORMATION nC LOCAL IMPROVEMENT DISTRICTS OR OTHER
1 1.O., GI\G,rrCrl D c�G 1 ,rrl cla)�1 IWrI. arl G,�rrGl SC 11.11 1
CI IITARI C PROGRAMS FOR CAGH AGTION ARCA TO CINANGE IMPI CMENTATION
CPA2008-00001 13 Exhibit A
City of Tigard Goal 2:Land Use Planning
■_
■_
---------------
T.
ITIEWl.".Mm ill
211 T
0.49 OPOO."W"116
Will
.W.1 I I - - - -
�.
■_
1 0-1 4101 f
■_
N IN NO
Will 11M.
13is#is�
11.9 VMSHINGTON eni ieoe RF=GIONoi GENTER
useful,1R 1995, MetFe GOURG" adopted a Y'SwORaFy plan f-OF Fegienal developmeRt. The 2040 GFAIAdh GGRGep
aGGessible
transpeFtation system.
the FegiOR.
metFopelitaR area. MetF9, workiRg with IOGal jurisdiGtOGRS, then developed the Urban GrOvAh
,
The Task Feme agFeed 9R a 6tudy aFea that-ORGIuder, 4250 aGFes, with vvashmRgtGR SquaFe Mail
Read and Hall Blvd. eR the east, Pmgrem- Mnwns Gnif Gour-se to the ReFth, and Highway 21:7
The Task F=eFGe membem agFeed eR a set Of PFORGiples that would guide developmeRt Qf W,
rersodeRtial uses.
Tni to Leen h;stGFRn+ree6
CPA2008-00001 15 Exhibit A
City of Tigard Goal 2:Land Use Planning
Think GFeatively and be iRnevative iR 'FApFGV"Rg/Fna*Rta*R'Rq quality of life.
l�n�mrn muni//ne4ifi�finn�+I I csi ins
Tri n conn ria+in n
RaR fop a multi modal tFaRspeFtatmen systern that aGGOmmedates iRGreased auto.and
ROR auto travel needs.
PFevide good tFaRspeFtation aGGess to,the Fest of the Fegmen.
Make the GOMMURRY aGGP_S_,6.,*_h'P_f4-Qr_R11 people and medes with GGRReGt*GRS for Ga%,
.
ERGOUFage attFaGtive, high quality development.
Womete long teFm viability for the aFea.Assure available pF*eF to OF
with developmeRt.
BeThe Regienal Center Man Sheuld
Rdwstandable to lay people
Help develop a sense Of GOMMURity with a GGFAFAen ViSqOR, hope and eptimism
Use existing resewGes arm MUGh as possible
ERGeurage nemnatihle and n nlemeRtwy uses
fThem VVash*RgtOR SquaFe Regional GeRteF study aFea wRGIudes land witheR the Gity of ThgaFd, the
1,07-4 aGres eXG'usuve ef pub!*G FightS of way and 1,250 total aGFes. About 4.2 PeFGeht of the Re
The Task F=eFGe evaluated all lands withiR the study aFea fOF future development e
grovAh potential Will GGme #9R; FedevelopmeRt of ex*St'Rg StFUGWres and infill en sites wrrently
used fer suFfaGe parkiRg. Over the next 20 years, apprGxmmately 192 ar-'res of';-;Ad i.A.Fill beGerne
f
f "target
Employment! 9,&^4-y"
Rptgil: 1,�1 a1
CPA2008-00001 16 Exhibit A
City of Tigard Goal 2:Land Use Planning
4#ise: 8,43s
�,nrJ�nirn 180 jobs
RG'r, 2,630.. ogle
a
SquaFe
Mail,
I-nn,mt woll develop at relatively high deRsities. AFeas,neFth Gf IeGust and west of H; hway 217-
areas. Density assumptiGRs )d hAkwf-
Land Use: High density. Moderate Densfty'
^- — ---@ FAR 1.25 ^---@-�-�°-.rR 0.6
Retail —@ FAR 0.6 n PAR 0.3
@FAR 1.0 @ Fera 1.0
50 ni IlApre 2`aDLJ/AGFe
+ . mately 170 200 aGFes ever the Re)d 20 y
Adequate developmeRt and red& I , . aGity exists withiR the study area as a whole to
The RegieRal GeRteF Task ForGe reaGhed agreements eR basiG elements of uFbaR development,
perveds. Highway 21:7, GFeeRbUFg Read, Hall Beulevwd and Schells FeFFY RGad,aFe SubjeGt tO
ReadMighway 21:7 FaMp*RteFseGt"0Rr,. IR additieR, Highway 217- itself is highly GORgested.
The FnajeFffity of the -;;Ad- G-01'eGtOF rgtreets ;R the study area have sidewalks. SGhel,s F=erFy
Read and,Hall BoulevaFd have bike laRes wothon,the study aFea. Highway 217 preseRts a niaj4a+
baFFier fGF pedestrians and biGyGIiStS. The only GeRRertiens betNeeR the east and west sides 9
the highway in the study aFea aFe eveFGFGSS*RgS OR Hall 13GulevaFd, SGheils FeFFY Read and
GreeRbuFg Read. Of there thFee Gressings, sidewalks aFe fouRd eRly OR Hall Bewlevwd and
GFeeRbuFg Read, with bhGyGle lanes GRIY OR SGhells FeFFy Road. The only bake IaRes OR the
a
f
i
Beavwton, Tiqwd and Lake Oswego, as well as pmviding sewmGe te the Tualatin aFea. A wide
within and GGRReGtmR9 to the study aFea.
i
•
CPA2008-00001 17 Exhibit A
City of Tigard Goal 2:Land Use Planning
these Ossues dwing the Phase 11 Implementation preGess-.
aFkulated by the TigaFd City GOURGH, and then defiRed aS GhaFges to -the Task
,
Determine whether the n ed Regional Genter Dlen ZORing ee4es the neer) fer
Map and GORfiFM the hydFOlOg'Gal GhaFaGteFi6tmGS (wetlands and -fish-habitat) of the
ioodplr'a'nn-rea,r-eca'-.-
Assess the steFmwateF management needs feF the RegigRal GeRte.r Plan -a
open spaGe On the area.
i
The Fesults Gf the eRghReeFuRg and eRVwF0RFnentaI analysis show that all of the
Genter te that PFOposed thp IAIRRC Pl:;n rhnmqzd i ery similar futwe peak hc)UF trips,
exiStiRg or proposed.
Pmpesed zening desigmatims applying to FeSGUFGe weas do not in and of themselves
MG&OGatmORS tO City ef Tigard development standards that apply to sates that iRGIude
CPA2008-00001 18 Exhibit A
City of Tigard Goal 2:Land Use Planning
ethers:
,
pmparsals made On the VVSRG Rai;. All elemeRts of the GeRGept Plan Wplrp-fo"Rd to be
feasible:
$97-4 FAOIIOGR !R fedeFal highway trust fuF;d FnGney will be al'GGated diFeGtly to the MetFe
regmeR dWiRg the years 2000 thmugh 2020
private seeter,
POUG €o
ii.9A THE GONC--€QTc AND RRINGIRI=€S-GO":T-AIN€B IN TH€ WASHINGTON SQ i RF=
RF=GIGNA GENTCR PLAN SHALL= DR/l\/IIIc TUC OVERALL GUIDING CReMEVVl1RK
FOR MORE I3F=T-AILF= TANGACTIONS FOR THE AREA THE
CPA2008-00001 19 Exhibit A
City of Tigard Goal 2:Land Use Planning
• ■ r • ■ ■
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11
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QUARRY MIXED I ICC nwEl OPMENIT ARCA KNOWN AS MUG
9 A!1 A TUC AAI I!` nICTRI!'`T IC INITCNInCn TO PROMOTE B€V€I=OPM€AIT WHISH
1�1:10. 1 11 IG I�Ipp 1 vlp I ISIv 1 Ip T111 GI Iv'L.v� 1 L.,-1 ISV.rI�IG
ALLOWS A n41X nr_ 1ICRC INI�11InINlr± R€TAIL, SERVICES, 9FFIG€ !WB
<CCS.r\�O 1S 1111)1 CJI pvCv, II\p Cvpll\��
RESIDENTlel TUR nnlvRn 1ICR rnnnnnRf�rlllL B€�I�NhTIL1N ..�H ,WD
IScplv...1 Ir L. 11 E MI CGv p'pG CJ'Irr1 MF= .�
ENGOURAGE DEVELOPMENTS THAT AI=LOWS. REGRI=E TO WORK, SHOP AND
I NIFE IN.A.GQMP-AGT RCnCCTRIANL_nRIENITCn (cnnnnnl INIITV
Fern ITICC
SHOULD eE Int RI AGF= nR PLANNED T9 €€ GONSTRUGT€B IN TIME
r1,v lcll Icv, nwc 11• 1 v1,v c, cn\ 1 cra• v ,
TO CI IRRORT NEW DEVE OPWNIT
ii Al1R NIC('CCCARV TRANSPORTATION CAGI ITICC AS DETERMINED RV A TRAFFIC
IMDACT—A2-Q€SgMENT,SHOUI—D -RF-=—IN PLACE, OR PI ANN€D T9 BE
CONSTRUCTED,CTCD INI TIME TO CI IRRnRT NEW DC\/CI nR11ACNIT
(r`s°. QFd01�)
12 LOGATIONAL GRITCRIA -
INTRODUCTION
u
Commer6al uses,
'Rdustry; and
The PGI*G*es and leGational GNteFia apply to both legislative and quasi judiGual Iand use aGtmeRs.
GORfOrrnaRGe of quasi land -me aGtiens with this seGtiOR of the GempFehensive Plan shall be
,
III RCCIDENIT1A1
The al!Gwed housing types will be deteFFn;Red by the IOGatieRal GFReFia, allowed deRSities and
POIAGY
QA A THE GIP(SHALLRROVnnG FOR HOUSING DENSITIES INI Arc-ORnAN CE WITH-.-
a.
�ITPPTflCI vIS11vvC11\L-J vcllvl l lco 11\1 cvv vl co1 ulyc 1yl l l 1.
a ARRI IGARI C PLAN POLICIES;
b ARRI ICARI C LOCATIONAL GRITCRIA•AND
6 ARRI ICARI C COMM INIITV DEVELOPMENT C0-DC RRQVICInNIC
(wt—Q�)
T-hp GriteFia well apply to the few FesideRtial densities;
i. Low.,Demsifi1 RermdeRtial
The following arear,aFe designated low density resideRtmal OR the plaR map:
CPA2008-00001 21 Exhibit A
City of Tigard Goal 2:Land Use Planning
/7\ Areas where street faGil:+ien ere limited I +
�>=T ,ncav .,Ilvlc ooccc IPvulava QIG IIIIIICGP a sellesters and lesal streets;
1
as:
(a) Fasil+t+es:
i�—Sewer
Water
gFa'Rage
Ssheels
(p) —Servses:
(iii) Health
11
will Ferna;n
ZGRed n iMent with the a iS+inn development patten.;
(2) The GapaGity of faGilitieS a„d rsew;ses•
1
(3) Areas withdR walking distaRGe of tFaRSdt should be ZORed ibr smaller lots; and
7 Medium DeRSity Residential
OR the plaR map:
(1) Areas whioh a no+r mi++ed to low deRSity development;
1
(5) AFeas wwth*R one half mole Of pUbI!G tFaRSpertatiGR; and
(1) The deRSi+v of developMen+ aFeas hictOkally ed for medium demi+v
develepmert;
(C) The t VpGe phv nd Ratural features�ofTthe area—e'I d the degFee Of—possible
/Z\ The GapaGity of these�n lllnv�
/A\ The distonoe to the p Ihlin transit•
1
$eRteFs;and
(6) The distaRGe fFOM prbrtGovnpeR SpaGe.
3. Medium High and High DeRsity ResideRtial
A. Thp fQ119I.A.9iRg faGtOFS will be the deteFMORaRtS of the areas desigRated fOF high density on
the pIaR reap. ,
(2 Areas whiGh GaR he huftred from IoM density sidential areas order to
kl!eGtOF 9F wtwmal street;
i
(7) Areas 'thin one_,nuaFter mile from neighhorhood and general eemmereial
Areas within 1111 GI IG PQl CGI II III4 ftem I IGI 11'GGI
CPA2008-00001 22 Exhibit A
City of Tigard Goal 2:Land Use Planning
Thiz
medium high and high deRsity planned,aFeas should the Gity adopt mam thaR GRe-ho
density
C.
(1) The tepegmphy and- RRt,-r:;' fpatUFer:, of the aFea and the degFee -of possible
(2) The sapaGity of the seFVises;
IMPI CMENTATION QTRATCC_ICQ
1. The GemMURity Development Gode shall:
Gcmdifieml development in the residential distriGts;
G. Requ*Fe medium deMity, medium high deRsity and high deRSity FesideRtial uses to be
MiRiM61M of 0
of the gFess area to be IandSGaped. The 1andSGapmRg FequmpemeRt-may
design will aGhieve•
(I)— n equally desirable development; and
(2) AR URG'utteFed appearaRGe and opeRness intended by the Iands
rens iirLemeRt;
� �fT
12.2 !'OMMERCIAl
that,
;
6. VehiGle tFips be FedUGed both in teFFnr:.of the,length of veh;Gle trip and total number of
designated aFea-
12.2.1 F9NS1F
TUC CITY SHAT 1
aPROVIDE FOR CnnnnnF–=Rr-I�no€y€6OPM€NT BASED ON THE Pl PF= OF
USE, ITS SIZE AND REQUIRED TRADE AREA.
h ePPI Y el 1 ePPI KART C RAN PO ICIES
-e FI, TTITCITItGIITrGN!'{VGG, R 'i�OLTVTG�.
APPLY TUC AoPonoRlATC I OGATlONAL GRIT€RIA APPLICABLE TO THE
G. T —rrr�ra Gc�cw�� v�nv c
SCALE OF THE PRO ICCT
,i Aleinhherheed Cemmerniel
wwthOR a GlusteF of steres. GGRYeRieMe goods We goods whiGh aFe bought frequeRtly, at leas
CPA2008-00001 23 Exhibit A
City of Tigard Goal 2:Land Use Planning
shops. , The Fange of uses is- limited to there uses wh;Gh Gan be SUrtadned by a lirMit-ad- tr6d--e
aFea.
A.—oGa:e
,(I), TFade AFea. Up to 5000 peGple.
(2) Site Size. Two arra maXimam.
/—r3`,-6Fess,6easable-Area. Varies:
B. LeGatoonal Cruteria
(1)--Spasing and LeGatien
least Gne half[of-al mile.
s#eet.
(2) AGGess
(a) The n ed neater n on of a e is+inn Genter shall pet s este
GharaGteFiStwGS of the MOSt iRtensive use allowed*R the ZORe.
aFteria�o
uentnr tree+ hints ill net dlreGt trafflG through legal
st�Gucoco, StFeet vi,„o„ viiu
(3) Site GharaGtwisties
(a) The site I he of a size whish pan annemmeda+e [the] present and future
uses, but shall Ret eXGeed hvc) '
/A\ Impart Assessment
/�a\ The mleaof then ant shall hen pa+ible with the s ndinn ,
�
system,
mai+tained.
(G) it shall be possible to ;RGerperate the URmque featwes iRte the site design
(d) ArmseGmated lights, noose and aGtivitiers shall ROt unteFfeFe with adj i i
non FeSideRfial uses.
,
vehiGle sales, drive iR FestaWaRtS tO IaLlRdry establishmeRtS. it *6 iRteRded that these uses bee
A.RGaie
(1` T-Fade AFea. `�aF;es:
(2) Site Size. 9epepds GR develepmeRt.
— i3) Gress Leasable Area. Varies.
B. 1 ena+in al (`ri+aria
/'` SpaGiRg a„d 6esalien
/a\ yThe n al aFea rJ
nn+ s„rrn„ned by residential rlis+riots OR mere
than tW9 side
(2}—Assess
/a\ Thep ed aFea OF expansion of a is+inn aFea shall no+ n este trafF,n
CPA2008-00001 24 Exhibit A
City of Tigard Goal 2:Land Use Planning
based eR street GapaGity, exiStiRg and pFGjeGted tFaffiG velumes, the.speed
"mit, 1O1her Of turning 109e1e1is and the, tra{ie generat
ing
GhaFaGteFistmGs of the various types of uses,
(b), The site shall have d*FeG.t aGGeSS fFGFA a majeF GeIIeGt9F eF aFterial StF
(r
(3) Site Gharaslerisliss
uses.
/h\ Site ShRII have high, Sihili+,i
ToT- �"'�'�f
(4) Impact Assessment
/h\ The site nnnfigwatign anA Shall he S Ioh that the nrivaov of
(G) it shall be possible to iRGGFpGrate the unique site featUFes into the site
design and-development ptan
nen Fesid94a! uses.
uses and to pFemote useF GGRvenieRGe throughout the G*
A. Wale
"\ T-FadeaFea. Vafies
(2) Site size. Varies
(3)—Gress leasable area Varies
B. I ooRtio RI rri+aria
'1\ SpasiRg aril 6esatien -
(a) The GemnrehenSive Plan manfives eot bol Inrleries of the rArAFnPFGmaI
(2) AGGess
(a) The n ed use eFexpamieR of a existing aFea Shell nn+ n este treffin
GhaFaGteFisfirDs A-f the v;-;rwn-61s types of uses.
/4\ Site GhaFaGterlStloS
needs.
'h\ The site shall have high visibili .
(4) 1mpast Assessmept
/e\ The Site onoharaoter7Stio6 Shell he S Ioh that the n of -
adjaGeRt ROR GGFnFneFGia' uses Gan be maintained.
/h\ it Shall he possible to i ra+e the 1 que Site featl,res into the Site
design and development pla-n-.
amounts of trade fFOM outside Of SUFFOURding ReighbOFheeds, and shall be IaFge eROUgh tO
CPA2008-00001 25 Exhibit A
City of Tigard Goal 2:Land Use Planning
A. Scale
1/7 mile rar111s
TradeTrade Area Density; The surrounding area potential Fesidential density within
Area GG AGI IGICT. The IG OGI I GCII IG11119 area Ifl T
GRe half mile of a site to be designated fGF GOFAFAURity G9FnFneFG*aI development
Reeds within a distaRGe that is FeaSGRable foF walking 9F b*GYG'iRg. Leme
distames ftom the site.
Food sales up to
(General retail ales up to 10,000 feet establishment
as
permitted uses;
square foot OR size peF establishment.
B. LoGatmonal GF'teF*a
(1) Spacing and 600ation
'a` development-shall be limited to ane
i#eFsestiOR.
(b) COMMURity GOmmeMial dhstF4Gts shall be spaGed at least nnp-h;;If mile from
(2)—Assess
(a) The proposed GGMR;URity GOMFAwGial destrint Ph;;" not be aRt'Gopated to
uses allowed On the zoRe.
/h\ The site shall he Innate(! along a arterial OF nnllentnr street a
stFeet^s.
"` Site-GhaFasteristiss
(a) The site shall he aMiRiMUM of two aures isize Rd amaximum of eight
(4) impact Assessment
(a) The shale 'the nroieot shall hen natihle mgmth s ,ndinn
uses and GonsisteRt iv4h the provisions of this plan. SuGh GOMpatibility and
SUGh GORsideFatiORS may imlude, but are Rot limited to, aRy of the Site
CPA2008-00001 26 Exhibit A
City of Tigard Goal 2:Land Use Planning
site plaR,
.
may be developed independeRtly although the Gity may require that
/o\ Goncienient Pedestrian and hiGYGIiSt p s to a deyelenment site from
The SM GAPAgWatiOR and GharaGteFistiGs and FelatioRship to the stFeet
MaiRtained.
/e\ Unique feet ares f the site should be .inset^erate� Ince the site
cauwcw��co vi the vitt of www p
deveIe
pmeRtq4R-.
/f1 E p�j
lighting, and activities ietcrl with the Gc) mrn u^ipf
GemmeFGmal diStFiGt shall be GORtF011ed or mitigated se that they dO ROt
Sfte:
IMPI EMENTATION CTPATC(11CC
h. Require that-
/1\ Thee s he subject to site desien review;
0
landSGapung be pFevided; and
sa Fy Street improvements he merle Prier to developm
and look at ways to redUGe aGGess PG*RtE Highway; and
17 Z IAllll ICTCIAI
CPA2008-00001 27 Exhibit A
City of Tigard Goal 2:Land Use Planning
ne-n-Rd-u-stri-al 9F uses;
5. Take advantage of exiStmRg transpertatiOR faGilitti%.
1aFqe steFage areas and as having asseGiated e)demal effeGts SUGh as smoke, noose, Oder or
mien
and related C)ff*Ge aGtivities. Uses within this GlassifiGation are of a size and sr-,ake mgWGh maker,
The land use map designates speGifiG weas of the Gity f9F indUS#ial development. Over tome,
howeveF, theFe may be a demand f49F Rew sates. ThwefeFe, the fbiloWng peliGy woll apply Making
P-9NGX
12.3.1 THE CITY SHALL REQ IIDC THAT:
,a CITCC FQR HCA\N IAlnl ICTDIAI DEVELOPMENT CHAI 1 QG
—/1\ SEPARATED BY TOPOGRAPHY ESTABLISHED BUFFERS,
TDAAICDPIDTATION OR (1THCD AION RESIDENTIAL 1 AAIn I ICCC FROM
RESIDENTIAL6Y Y DEVE OPER AREAS.
/7\ LOCATED IN AREAS HA\/LAIC_ RVI C /Ao o A.1 COR /A 1^0
�cT �-ti,vr s,vc,--n n r s,cv cv�n cv�,cv�V titer€TYYi'�aC, f tftT€fYIY tt b�ft M1 td�Fft
r 111 1 CCT!'\D ArrCCC
b. SITES FOR LIGHT IND ICTDIAI DEVELOPMENT SHALL BE.
BUFFERED FROM RESIDENTIAL AREAS TO ENSURE THAT RRIVAGY
AND THE RESIDENTIAL CH°> —TEER OF THEE AR€A ARE
/7\ I0GATCn ON AN ARTERIAL nD GQ66€GTQR STREET ANDTHA—tc�—c,avrc,cv v,� rs�c ARTERIAL cc �cnc
!NDI1CTD1/\I TRAFFICSHAH= NOT BE GHANN€LED THF�Gil�6H
r,.vvv-„cn sc ,
RESIDENTIAL AREAS.
THE SITE SHALL BE OF A C17E ARID SHAPE WHIGH WILL PROVIDE FOR
G. r„c o,c c v,nccc oc �cw rs v,cc rc„v v c
THE SHORT AND I (C1nAIr_ DAAIrc_`C'CAI�C=F—=-DC /A F THEM SHALL HAVE, p
d. THE LAND
FOR
TOPOGRAPHY OF LESS THAN % C DFE, Q-IR. THAT 1T CAN BE
DEMONSTRATED THAT THROUGH -€N1EEERING- T€GHNIQLJ€B AW
LIMITATIONS TO DEVE l PMFENT AND THE PROVISION OF CCD\/IGES GAN
BE MITIG_ATEn
e ,�1T CAN DEMONSTRATED THAT ASSOCIATED LIGHTS, NCNB€ AND
(1THCDEYTCDAIAI CCCCCTC WILL AIl1T IAITCDCCDC ......WITH THE ACTIVITIES
AND LJSF=&QN SLARGLADING PROPERTIES.
f ALL OTHER APPLICABLE E DI AAI POLICIES GAN QC MET
IMP EIIACAITATI(1AI CTDATEC_IEC
I Ind-ustFoal development acqaGent to existing oF planned Fesidential weas shall be GGnditiened to
enr,Wethat
a. The speGift pFoposed use will be Gempatible with acqaGent uses;
suFFeunding areas;
'
/1\ Hn„ro of nno ration•
\
/7nnlivnn,Jnr! Chinni Rg Gharanforis ion•
c ,
/Z\ N8i'ac'
(4)-6ighling; ansa
/C,\ h-Aroo� 4'oc
V17Y�-civf srrvravc�tivv:
CPA2008-00001 28 Exhibit A
City of Tigard Goal 2:Land Use Planning
Femme#ems
sties;
(2) A GiFGU'atd9R-system that pFevides dir-eGt aGGess to aFterm.aIrm er that will
/A\ A nlete set of nFe imposed estrintions (e.g.,.teed restriotiens restriotinn
GC)AtrC)I, Off street parking and site rnainteRaRGe;
(6) ReGggRitiGR of the differing tFanspertatieR FequiFemeRts Of employees and s.
o of landSGapinW
12.4 G-OMM IAIITV 1 ITII ITICC AND CAf`11 ITICC
beRefit of the publiG. These *RG'ude, fQF example, sGheels, libraries, hospitals, parks, golf ,
hese a
sew Ge. T ese far-ilities; Rd uses have a direGt effeGt on the publiG health, safety and welfaFe. They
aFea.
;
aGhieved;
fndustFial kiSe6
;
and
defeRsible space.
POLICY
12.4.1 THE GITV SHAT I PROVIDE FOR THE LOCATION !1C (0-5.4 V11 IAIITV CAGI ITICC IAI A
cc-i-rcv�-rvc-,err-mc�cvv�a r�v,� v, vv,rur,v,�,, , , r avec,,,cv „• r c
a THE ADDI GAQI C D!'1t II'`ICC IN'THIS PLAN;
h THE 1 OGATIONAl GRITCDIA ADDI IG AQI CYTO THE SSGALE AND STANDARDS
v. � m'�cvvr'c'rr•..n•�r acv,�,,�i w c r�, , cnvr w cc n..r, c
OF T� Hr— HE USE,
The fG'IGWiRg list of uses are examples f9F eaGh GategeFy defffiRed undeF this SeGtiw�.'
iiities&FaG6" ies Medium—!R;Past W" ies—�
€aGwtles
min r Imnent I ItilitiesoeFV*Ge Use (GGA
dCePAGes)
Tax Loess &A_einhhnrheed PaFks Gemm,mite Darks
�Utility Dol 11. Fire Hydrants Bus Shelters Golf('n„rsc�
,rz,-,�res�L-►Ftes�,-_ ••,"�,�-�,e4�eF�
GFade Cohools r, lt„ral Exhibits
CPA2008-00001 29 Exhibit A
City of Tigard Goal 2:Land Use Planning
WateF Stomp I ibwy Coniines _
Telephe C '+ h' g C+ t' I erdoes Cra+ernal A. /`i iG
i re w. v�iicoi�iiii vcacivi�
Assembly
Pn-vVeFSubstatien— Middle SGheels
High CGbGGIs
4 Trarde CGhools
Religious Assembly
a Transit Station /within (eRI,\
rommu maty lediniG CaGiG+ces
TT— (`eme+eni Renynlino('enter
PostalSepwmirses P`ommu mity Oeoreatinn
F;Fe Ctac-e�cateen Hospitals
bA laRGeSeWiGe Ma;er Impact services Z&
Util+ties
atside^GBD) Land Fill
/,\ AGGess
(a) Assess tea „iiiier impact, utility—er fasilify, may—be
/I\ Site assess will net cause dan^ere„s in+erre,.+iGR6 oF traffic
/2
/a\ The use shall he allowed n yidert.
Associated lights and- n .sill not interfere with the aotiyi+ies anal
uses pmpeFties;
1 aFge reale Gonstn UGtin and narLino Intl n n he buffered from the
Driyany of acga n+FeGmdential develepme_nts_n_an be maintaine_rl•
(W)/ \ /'�omml unity irde.e+ity Gan w be• w intained••thmugh desip and site
aFea;and
/y\ Buffering n n he used to s n the n oieGt from adjacent uses
(3) Site Gharaeteristies
/a\ The a shall he allowed n girded;
/d\ The oat ural features, if aRy, n he i Gerpemted into the
tel_'
'\ The Ianrd intended for rde elan n+ has an yerage site tonography
of less thaR 0
gFade, OF it Gan be demeRstFated that thrGugh
enginewing teGhniques, all limitations to development and the
Thiss deeS Rot apply
to parks.)
The site i of a size whish Gan a000mmedate [the] present anrt
futwe uses and of a shape whiGh allows feF a site layout in a
maAReF hI,Gh maximizes user Gendenlenee and energy _
GeRsewafien.
2. Medium impaGt Utilities and FaGilities
A. I oGa+monad GFit is
(1) Assess
/a\ There is rtirent arGess from the site to a Gnllenter street anrd trafft Will no+
/G\ There is ubliG transit within one_nuaFter mile of the site
CPA2008-00001 30 Exhibit A
City of Tigard Goal 2:Land Use Planning
M\ ImnaG+Gf the Proposed Ghanne nn Adiaren+I ands
use.
/b\ It..dll r infnrne orderly and timely development.
/---(`,---I=aFge scale Gen&uGtiaR .end aFkinn lett he buffered from the
a4aGORt uses
/fl The site layout Gan and to is+inn Unity identity and street
pa#eFns'
/n9\ Q..fferinn raR screen the nroieGt from adiarent used
� .
/h1 There is adequate a a landsraninn to filter the dust from the site arca -
/3) Site Gh.� aGteristins
i 0
be mitigated. (Netei Thus dGeS Rot apply to parks.)
/h\ The site is of a ze Which n n arrommadate +hen ent and MUM uses-
and
/G\ The unique natural features, if any, Gan he inrnrnnra+ed in+n the design of
the faGilffities 9F aFFaRgeFn9Rt of Iand uses.
3. High Impart Utilities and FaGilities
A--wa;e
(1) AGGeSs
,
/G\ Therein ..hliG+ransit to the site
/2, of the Dronnsed Change OR Adia Gen+Lands
use.
/h\ It will r infnrne orderly and timely develnnment
(G) AsSOGiated lights.and ROOSe Will ROt iRteFfere with the aGtivities and uses OR
/d\ L=.Fge Gale ns+r..ntinn and! aFkinn Into Gan he b ifferer! from the
aEqaGeRt uses:
/eRrivaGy of adiarent residential developments ran he maintain -
-G9MMURity-ideR#mean-be-maintaiRed through design and site-layGut
/n\ Buffering GaR Green the nroiert from adiarent us
/h\ There is adequate landsG n to filter the dust from the site ar
/4\ Site Ghana G+eristirs
/a\ The land intended for develonw.ent has an averone site tonnnranhy of less
rna.
% grade, OF it GaR be demORStFated that thFOugh engiReefing
t�.,,,, „,,�tX10
(b) The unique natural feat .r if any, n n he i GrMnroted into the design of
/G\ The site s Gf a size Whirh Gan NGGnmmedate the n went and fUtWe „s--
AI Gratin al f`ri+er a
/'` AGGess
CPA2008-00001 31 Exhibit A
City of Tigard Goal 2:Land Use Planning
/o\ There is r rhlio transit to the site.
/2 n+of the Proposed Ghanne nn Arlienent I
(a) It IS GOMpatible with surrounding uses, GonsideFiRg sGale, GhaFaGter and
C .tee.
/h\ It will re inforae orderly and timely development
/6\ Ass 'at rJ lights a d n se Will not ipterfer with the aotiyities and uses on
fro the
tai—
/rl\ 1 o r rffe e.+�ar9� soa1 or` orrs�t raslien ani—parl�ing lets sap be h
adjaeeRt use&.
GOMMURity identity ran be maiRtaii;ed thFough design and site layGut
(g) Rrrffe ny oaR the e roiertfrnm arlia p#uses.
M J J
/h\ Them adequate Iandsnof ping to filter the dust from the site M
developments-.
/Z\ Site rhara Gterl CLOG
/a\ Th Ia d ' teRded fpr developp-m r �ent has a n average site torpoagraphy of loos
than a 10% grade, or it aan he demonstrated that through engineerinLr
be mitigated,
The y + f t r
/h7\ I 'f !r n i h r'nonrpnrated into the desig p of
rr
the faG;Iwtwes 9F aRaRgernent of Iand uses.
(r) The t f a ze whish GaR annum elate the present and fr hr me uses
and is of a shape whiGh R-Ile-mas fp-.r a site layout whhGh
IMPLEMENTATION CTDATEGICQ
i. As a paFt Gf the ongoing planning pregmm,the City shall;
r
and SmgRS.
Reeds pmvided by the GeuRty.
12.5
MIXF=D I ICC DISTRICTS
P r-v(1i I G
12.6.1 THE GITV SHAT 1 PROVIDE Cl1D MIXED WISE -DEVELOPMENTS IN Af`f C-)RDANGE
-a ADDI IGAQI C DI AN PO ICIEST
h ADDI GARI G PURPOSE STATEMF=NTS; AND
G. ADDI IGAIRI C GOAAAAI INITy Il C\/CI OPMF=NT!VIAE PROVISIONS
i. Moxed Use GemmeMial
1
To ;;# + ms the no
r) d USe omm al rlio+ria+that form menial
CPA2008-00001 32 Exhibit A
City of Tigard Goal 2:Land Use Planning
074
the-Gity-of Tigafd
2. Mixed Use Employment
A. The purpose ef the Mixed LJse EmpleymeRt(MUF=) land use designation
of the Gommunity and the re
�`. T-e i element the Metre 70410 r_`royAh Gennept and 1 IrbaR GreyAh
3. Mixed Use ResideRtial
The purpose of the Mixed Use ResideRtial (MLJR) land use designation is�
a. Toe ate. ....erle..'..te and high density mixed :....e Fersidential distF'Gtr, n niece
2. Te previde 9PPOFtURities fGF a variety of housiRg types and densities, and to
pFedUGe that housing *R WaYS that residents have a high degree of
i
3. To OnGGFperate limited GOMFAeFGial and reFvqGe uses withiR mixed use
the City of Fd:
POLICIES
r
12.6.2 THE CITY SHAT I APPLY A MIXED USE !'l1MMF=Er'IAI LAND USE DESIGNATION
FOR ARFEAS SHOWN AS RF=�GIQNAI= GENTER IN THE MF=T-RO 2040 GROWTH
(`ONGEDT !l.R TO r1THF=R AREAS IDENTIFIEll RV THE CITY AS APPROPRIATE
FOR MIXED USE!'OMMF=RGIAI DEVELOPMENT.
(Eev. llrrl 01_07)
12.6 3 THE MTV SHALL ADDI V A 11IIIYEII I ISE EMP /1V11AEAIT I AAlll USE DESIGNATION
FOR AREAS SHOWN AS RE(`_IGNA1 F`EIN'TED la
An EMPLOYMENT IN THE METRO
121.5.4 THE CITY SHAT 1 APPLY A 11 MIXE=D USE DESIDENTIAI I AND 1-12-Fm IIESIf`_AIATIIIAI
FOR AREAS SHOWN AS REGInn1A1 rEnITE IN THE METRO 2040 GRCMgH
r-c.rc--rcrcrn cvTvrn�c^vc��� r
IMPLEMENTATION STRATEGIES
i. The Gemmunity Development Gede shall;
b. IRGIude high density and moderate deRsity-Mixed Use EmpleyrneRt Dmstftts;
CPA2008-00001 33 Exhibit A
City of Tigard Goal 2:Land Use Planning
d. Require that
;
development pattem is aGhieve4;�,
e. PFQN dp f9;
aGh*eved ever time;
res a
fleedplaiRS
CPA2008-00001 34 Exhibit A
City of Tigard Goal 2:Land Use Planning