Ordinance No. 74-25 CITY OF TIGARD, OFLEGON
O IDI aANCE iio. 711 — —
All ORDINANCE: ADOPTING 'rdEIGHB0RH0OD PLAMNIING 0RGAilI7A7.'I0id ALAI'.
NW,1BI:R ONE TO THEREBY ATTAINT TIIL PURPOSES A:dD 0 JECTIVLS OF
CHAPTERS 197 A;dD 227 ORS I dSOFAR AS APPLICABLE; WITH RESPECT TO
r� 1"J THUS � � ra*n • 'If
1'Hc: ASH AVF.i3DE D07;Ai1O,c�,� �iLAi�IbIl.IG AhaA liiu� UPisTiS�:,i:_i,u `l'Ii.._
PORTION OF THE TIGARD COIMMUIdITY PLAN AS ADOPTED BY ORDINANCE
Wn. '73-6 ITPRETOFORE APPLICABU TO TIME SAT•IF AREA, AND I'IYI'Iu
AN EFFECTIVE DATE.
`1'HlE CITY OV TIGARD ORDAINS AS FOLLOIlS:
Section 1: The City Council finds that the Tigard .Planning Coraimis-
sion, with the assistance and guidance of _Neighborhood
Planning; Organization Iumbei One, the planning„ staff, and the re-
sponse of citizens ;-liven in public hearing;, heretofore submitted
to the City Council documents comprising a plan :ap and text
entitled "Preliminary Draft of the Ash Avenue - Downtown ieighbor--
hood Plan", dated AuEust 27, 1973.
Section 2: That the City Council further finds that said documentary
presentation has as its base and background a thorouh
study of the needs of the area for the relief of traffic congestion,
betterment of housing and sanitation conditions, establishment of
land-use patterns with basic coacepts for the future -rowth, develop-
�f the neiChbori,nod area. includin- a sys-
tem !Ial.i beautification v .• -��,-•-•-- -
tem of streets, parks and transportation facilities as well as
pians for the promotion, development and re^ula.tion of industry and
the economic needs of the community, and includes a study and pro-
posal in general terms of such media. as may be advisable for prPomo-
tion of the public interest, health, morals, safety, comfort, con-
venience and welfare of the neighborhood planning area, and said
document is attuned to comply with the requirements of a comprehen-
sive plan as contemplated by Chapters 227 and. 197, 0R3, to the ex-
tent applicable.
Section 3: The Council further finds that after due and legal notice,
a public hearing was held in the Doard Room of the
Tigard School District Administration Building, Tigard, Oregon; on
May 20, 1974, at 5:00 P.M. by the City Council at which time an
oral presentation and pictorial display of the plan was given, and
all interested persons were afforded an opportunity to be heard with
respect thereto and to comment thereon.
Section 4: in furtherance of the above findings, the City Council
hereby determines that the comprehensive land use plan
denoted "Neighborhood Planninc Organization Plan !dumber One" with
respect to the Ash Street downtown area constitutes an appropriate
and desirable Luide for orderly development of the lands thereby
affected, including, as it does, a land use and traffic circulation
map, dated March 15, 19711, marked Exhibit "A", and an accompanying
Plan-Text, all of which is hereby adopted and promulgated as the
comprehensive plan for the area involved to provide a basis for
Page 1 0RDINA21ICE 140. 74 :,L 5
yr ,
present and future guidance in zoning, subdivision, partitioning
and regulatory planning of the area.
Section 5: This Ordinance shall be effective on and after the
31st day after its passage by the Council and approval
{
of the Mayor.
i
1C1 iJ JSa
r""^"D: By unanimous vote of all Council members present,
after being read three times by number and title
only, this
20th day of Nay, 1974.
Recorder - City of `l'iga d.
APPROVED: By the Mayor this 20th day of Itay, 1974.
i
Mayor -'!City of T card
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Page 2 — ORDINANCE NO. 74 — eZ5
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NEIGHBORHOOD
PLAN ONE .......................
ASH
AVENUE
DOWNTOWN 0
AREA
RESIDENTIAL
Urban Low Density
M Urban Medium Density
COMMERCIAL y. EN
M Retail
Highway
M Commercial-industrial
❑ Commercial-Professional
INDUSTRIAL
M
STR E
OPEN SPACE
PROPOSED STREETS
MEMO
0!MARA
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ILL IIEW7
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SCALE 199=4 00'
F2O 01 M 3W DJ T. STA
800
---CITY OF TIGARD, OREGON MAY, 1974
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RESA3ENT#AL INDUSTRIAL
Single family
a=S+1a[me s+�,ra_-rzs. :ac:-�=:ri to,••..• _ :acs�i:sora:�.e 2�:�i+e z tee:aoe.si
rs-'vci:stern a¢tAe atim o2 a^reaa x=.csn.I ;r;.revs aoc one - sear:seers. .:3 Yee: e:to
w aseresj ter 3-t, Fars amem-
PG/:_ wMc.
anximass,tw:rz/l_-.yof ot•.ee:
_mai vm1U s:2 j Ymx,•mr .ctre.�-IIcOes P-117 ls: 1pc-•Siesta roc _xs:K to y.-C-sea _
ase $,ewt Ase-ta u A s-.aacz.•c cf 7:4C aqua feet cf les Y.rt sof^ase¢L »ten xc�uea't+- %.eve-atmm2 cr= X_.^_Ea: +sect L•tit'r. ae.-rc2=i Suers-seal!I--stain.:.act
Per Lr'J e...14 larva-s: Se i11a.wC to ie aLC ism/.l'ie_'t is aZfa�K acC�a
ag -a_—at--mr� �npmen +vasa�.k.
Sot are4s w'�sw A_cw-x+'17 ov-ri tc zonegraper, a_ Ba2f.rLt9 bT awye.a1:amearap-si. 'ear*me:..s-
eZl.ting tsaal3�ecL;--=:-L x Sri de•'•s- YY.'..c.-
2. 'C A 1L_'da �2. so-
'mace pa%ie gel i'!ai Aar tleki tri,:- S1Y era
JGY:ai 1"AC:ff.�:�.vYO�C$tl/30Gtlaw4'S. }�
Ffi 2: Eaait-1,1.1.uDGlliaiuda w_.As mss.cyrd stn a• Oa S/ri racrd.Lix apson a,ear as pseastrtaa.m STREETS
Peaec sszeru, testas and dracssn, street_=gets is naey'l. .s.csas u i4-, +creels aac<edesnl—
PLMAREA sel.iwys aatea,iiag to t17 <tt7 -- . s.,
.-rWties w:li ae p.er_.e;-.a.r¢ctrG- Tae s.Us of s..,-A"to mias/u tee rash-sS/KU
a .. _3'+ lad s--+Sa me to Stress.ten A.s:s.:-1e7:2 iG;_�^_f Yf: �e Eo*aaaG=f 7iscg trafllc sm:l¢tr.sts2ntae
+.• •.: �.e:.apse 2 rill:ciao/'4 pairs.-=7- uC2aln tea reeihAmxL;;yenlm:!L2e'.fe*�90 rode Add-
Aslia A t.' sets,sand a+w.w' Ulan of
Eirde _ _t.a. ft.-C _I. U. be�'-�•_^�.-%
,Aar KL !hats iteral Lratflc t25r"LJ Kl/b marded ae sew aizML
f lieties+.hallyrase�!eai caPaalseeof+da4aavnT nerelog FC"1^. 15; r-save::.,se/ocatac to G:Sc
was donaLb *< .�tere��(D) rgneA An,d m tees c, +Salle syr oua'nga for Wa L-sfu sae:.sees sy:.es m_ora_
_";i!'L, a-.d 4i$ .t7 Lr�.408Ly ELea_ �i e4�.lrN effKti aLCMti.
ta.-c..
valspaeet crl4ria aaR'.:e.iocl;cs.
A. Buffering by+save cf luasc.pial,readied sae FC1:CY 25; Asn Aetrraa—!A be sztan-ad s:.-cas yam Creak,
dittiada. w.-a>„,.-Access,to tee asignootawoa'A°"iaN_/Al Area,
POLICY t: PlaaEd unit ase.:-p eat e..1 Ae ea_A&A_an Ltacti wi�4 it':a11fj ICL".t a=[ . 4l�f---La assault A.
aowife larg.eru;g.to.ccoancaw Asn os son+veil`
belt with _ya. P..mec
sass ee.A:+punt.112 petmix a me`tee of r.11 dill is B. a t2D t Cr S:da �ytils:.eg L-,a cx^.-;:a '+sage tc Sin.t.-s:f:.c�>oal:a tae strAAx as acts u—La.the.Chet will vee tris a a1gly, quality cf Le*elcfemt Am:ea:ae4. •� on ps"Issnt+ _ -
d:RAnCe wI LY arena.tArdar6J.
2$: Y-k.Aya2l.0>.strict-:—the n L^aniixl
PC---'6; tI.=l«.1int_Arts+".men access cm An part.—wf try mAigaeormood.
POLICY 5: Tis Plan.users+36 acreaor i aultl-family da+cloy- 9- Ad omly fro'y.cel re.—U-1 Aerate.
Kfit Asa 3.d0:seas!a-'
family dsvAlc"mnei,dsta
proms.. t premed sante il,.a.615 aultl-fsally PC_CY 5t; mrw street. %" as oaetrv;Aee AA asaeiepar2ft
ua:is Add 935 aleale-sally unit.. PC ICT`7: nae O..I ?seer..S°src 1L` -=--t the do tpini-:R cYt[L^a and saw nererL uv mac*w%. Of to streets
s P.-pe
1 tar 142Q:borhora PI—Ing see Organrtam satima l-=1 Pproe- ctNt.d b7 the new deeeleAmeet. #tte smtee %mm.1.E
PGSICY 6; Sae single Iame11 be—tsr of the ane c a ted Sea deMldpeent glans far ap.rtmeau Set this lellaoes- aT tee plan.sen;,.ages aveaae eArrAnu rcR-.trua LS.m aC
b m try resin ry as urhan tow Cse.�t a Sia .
7 nald.eClel le thea time.
tit CSM-aL^vrta..-La to<onattvdtad as
poafsSve taut sc D. the parcel taay erweerav an dAvaloped.
staves A .alned. Ptrojeeca IIro-
�} posed foe thea ane stet 6e edged eecor4L{to ffect.
durham upset this eherecter.
COMMERCIAL OPEN SPACE
POISCY 9: saLala the ni-Dea lw-dopriat_ ordaateal area, Aller
to Inc s on lots leas At
for aligns family buffA
to lads/o<ntions et that Satenectioms Aad as buffers
°+teem saltl-felly and 41.91.family arae.. POLICY 18: pacific HS POLICY 31: The City is urged U acquire the O'Nars Para site
feway is devaloping m a it o.thin
tial hlgaarp.
The t.a ea:-rying eapecity 1 LRla as L'twm ca the 21aa.
hlghrq should nave the highest priories and djacmt
ces-xLl denlopeent should D.avDordStut.d to lata POLICY 32: vben land is d—loy.d And Include$a daAipstad
multi-family bicycle path routs, eusrnta should be granted to the
City. la caa...he-dsv.lapee.t tocnasea the need far
POLICY 19: In the interest of se!.t7 Add efficlvu the the+umber of h1 T. Data, eoaatiVCL1om 4hgald Alao be required.
ebwaT°aceta ypo3ata mat be kept to A mi i-
//�� ^
POLICY tl: The teg.en�menu density of tleveloynent rill De sae• wbe clue ered rale, br rn coseA om Pacific HS hsa,
VICINITY
/ - A I��/ A /� A 12 Qeelling aside or 29 persons per groes.tree Tal° alwuld De clustered end shnrs eento perking afacilnum flea POLICY 33: Asp lud.streetf liapre,wenent pthevpe es theand Neighborhood
V ■v_ ``!C■ i �/ H smaaata to ataadan of 2500 aquarc feet of land yet sad drlverA7a. Aa new Qavelopaent octan,the number would include facilities for the pedestrian am Dley-
a dreL'Sng unit allowing for atneta and other open apace. of.class yoiaU hould of exceed the number necessary .list.
y Some arena will have a lover density owing to topography for proper on-elte traffic circulation add when poa°lble
or existing development patterns. abould De combined lith+cases to add-net bualaeasee.
POLICY 34: The City anduld adopt a flood plain add fill or-
POLICY 20: Highnp oriented commercial business.!should her. dinence eo as to restrict development add fS113ag 1a the
POLICY 9: Urban medium-demity naidential shat will be priority use of Pacific HSgbwg7 frontage because they Famne Creek flood plain. Thin Sa r.qulnd for public
developed with paved street., curba and gutters, d re depeadeat upon the volume of through traffic for safety and to insure the minSeneace of this natural
sighborhood Planning Organization Y° °according to e1Ly or county standards. phi their business' ...at. Until the necessary nglmeeriag atudi.
utilities will be placed underground. completed Add An ordinance adopted,n°tilling should
be allowed Sn Fsmo Creek within the limits of the 300
POLICY 21: Buaineeaes on Pacific Highway should be oriented year flood level Aa defined by Yashlagt°a County.
CLIFF ASHLEY Chairman POLICY 10: Development viii coincide with the provieiob of to the existing traffic and hot draw additional traffic
ASHLEY, JAMES A. HART public traess,water aha aewernge tectlltiea. These from the djeeent eo®at3ty. Coaventeace ase neighborhood DIANE ANDERSON fee �SAereeAnhall be(a)cepable f adequateip aervlmg cmte a should therefore De prohibited from locating on POLICY 35: Asp recnat!an development along the Creek should
MICHAEL KAYATT niag properties as veil as the proposed d°- Pacific Highway. mot diatrvb the existing trees. In certain places,more
velopmant,
and(b)desired to meet city or county trees and native getatiom allouLld be planted. The green-
PHILLIP EDIN GEORGE PENROSE ntaadardn. w>;ys are not nuitea for intensive recreation use and de
POLICY 22: Because Pacific Higb-V Se not intended to provide velopment should be restricted to An ell-weather path and
DON FELLER POLICY 11: Planned halt derail thO°ve enloone,shoppiarea ng for
uld neighborhood ccmaerelal.eedn, passive ansa for renting,picnicking And re t,d activitles.
KATHY ST. PIERRE tracts large enough to accp°omeodaiellten encouraged
Neighboraood. provide tale function for the
DON HANSCN LYNN WAKEM Planned unlit development will permit n degnA of=_
billty in design that will enable a higher quality of POLICY 23: She redevalopent of DowmLow should be accompl3ahed
development in accordance with boning standards, 3n orris,to hake 1t complemante,to newer shopping arcate
Convemience,appearence and the needs of the shopping pub-
he
y, POLICY 12: Site plans will provide for adequate open lie Aacold be primary consideraitons.
City
On�1'I
to
(a)protect adjacent r P apace
V Council properties, end(b)provide
ample yard space for residents and play space for POLICY 24: In order to accomplish the redevelopment of Downtown,
youngsters. baAredAeovelolwdenL plan moat De completed. This project should
Mlnated 67 a coamittee Y local buelneasmam.
FLOYD H. BERGMANN, Mayor CHARLES Le NORTON
J. E. COOK J. ALLAN PATERSON
ROBERT C. MOORE
Planning Commission
THOMAS 0. WHITTAKER, JR., Chairman NORMAN HARTMAN
ROBERT S. BALL ALAN We MICKELSON
RALPH C. BARKHURST CLARENCE NICOLI
CHARLES FRAZIER EDNA SAKATA
HARRIS HANSEN, JR.
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{
CITY OF TIGARD
® P. O. ®ox 23557
t12420 S. W. Whin
Tigard,Oregon 97223
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a
ACKNOWLEDGMENTS
' CITY COUNCIL CITY PLANNING COMMISSION
Floyd H. Bergmann, Mayor Thomas Whittaker, Chairman
John C Cook Robert C. Ball
Robert C. Moore Ralph C. Barkhurst
I" Charles L. Norton Charles Frazier
J. Allan Paterson Harris Hansen
Norman Hartman
Alan W. Mickelson
Clarence Nicoli
Edna Sakata
( CITY STAFF
Bruce Clark, UJ-6y
Administrator
Richard Bolen, Planning Director
I Jerald Powell, Associate Planner
John Laws, Assistant Planner, Graphics
Patricia Trachsel, ' Planning Secretary
{ ENGINEERING CONSULTANT
Carl Buttke, Traffic Engineer
NEIGHBORHOOD PLANNING.ORGANIZATION NO. 1 CITIZEN COMMITTEE
.. .
Cliff Ashley, Chairman, O'Mara St. Larry Koch Hall Blvd.(resignedj, replaced by
Joan
St.
Diane Anderson, Joan Corliss, Burnham St.
Phillip Edin, Ash Drive
Don Feller, Frewing St. George Penrose, Main St.
James A. Hart, Hillview St. Borrie Smith, Village Glenn
Don Hansen, ,Ash St. Dr. (resigned), replaced by
Mary Kayatt, O'Mara St. KaLdy St Pierre, Ash Ave.
Lynn Wakem, Village Glenn Dr.
STATUS OF TIGARD N.P.O. NO. 1 PLAN
(1) Adopted by the
Ord.-ard N.C75 161 Ord.2No.175-22; Ord.
.. No. 74-25,
No. 75-3g.
i
t(t ETABLE OF CONTENTS
E. 7TS
1
i
I
I. INTRODUCTION
Page No.
A. LOCATION OF THE NEIGHBORHOOD 1
B. PURPOSE OF THE PLAN �
C. METHOD OF PREPARATION 2
II. THE NEIGHBORHOOD TODAY
A. THE NATURAL ENVIRONMENT 3
B. EXISTING. DEVELOPMENT PATTERN 5
i
i_ B1. THE NEIGHBORHOOD PLAN
A. GOALS FROM THE TIGARD
COMMUNITY PLAN 11
B. RESIDENTIAL DEVELOPMENT
1. Urban Low Density 14
2. Urban Medium Density 17
C. COMMERCIAL DEVELOPMENT
1 . Pacific Highway Commercial Area 23
2. The Downtown (Main Street
_
Commercial Area 29
D. INDUSTRIAL DEVELOPMENT 33
E. NMIGHBORHOOD STREETS 35
F. PARIS AND OPEN SPACE 41
t
IV RECOMMENDATIONS 46
i
V ADDENDA 47 ►
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LIST OF FIGURES
Page N®.
' 1 I AND USE MAP - 4
2. 1973 DAILY TRAFFIC VOLUMES 7
i 3. MARGIN CONTROL STRIP 26
4. -A METHOD OF DOWNTOWN
IMPROVEMENT 30
5. STREET STANDARDS (CROSS-
SECTION 34
6. STREET FRONTAGE LANDSCAPING 38-
7
87. PEDESTRIAN BICYCLE PATHWAY
PLAN AS APPLIED TO NPO 1 42
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INTRODUCTION
This report represents the efforts of an elected citizen group
and the City of Tigard to plan for the future of the neighbor-
hood encompassed by this study. The citizens comprising the
i Neighborhood Planning Organization (NPO) have analysed existing
and anticipated problems and identified valued assets requiring
preservation.
A two-part narrative describes the results: (1) an inventory of
existing Neighborhood conditions; and. (2) the plan, a guide for
iuture development.
LOCATION OF THE NEIGHBORHOOD
Within the Tigard Community, three thoroughfares, Pacific High-
way, Hall Boulevard and McDonald Street bound the Neighborhood
and define it. They identify a neighborhood, an area where
proximity results in common concerns and a need for organized
problem solving. The Neighborhood is approximately three-fourths
of a square mile in area and contains 1750 people. A sizeable
! business area also exists.
PURPOSE OF THE PLAN
The Neighborhood Plan is a revision and refinement of the TiBeard
Community Plan, adopted in October 1971. The Community Plan
provides a general development guide for a twenty squaremi e
area which includes Tigard and its surrounding area. Owing to
the area',s size, the 1971 plan took a "broad-brush" approach
„µ which, in a general way, established the appropriate location for
each type of land use within the community.
As a first step, the C_o_m_mu�nit Plan has fulfilled a necessary
function. To further this fiction, neighborhood planning is a
necessary and vital supplement, focusing on the unique problems
and assets of individual portions of the Tigard community. In
many instances, the Neighborhood Plan uses the Community Plan as
a basis. For example, this plan incorporates the goals of tie
Tigard Community Plan as they express the broad and long range
purposes for Tigard's planning program. In addition, several
policies relating to single family and multi=family development
have also been included. However, the Neighborhood Plan also
stresses significant differences and purports to serve as a de-
tailed supplement to the ,Tigard Community Plan. Where conflicts I
appear, it supercedes the previous plan and=escribes the City of
Tigard's intentions with respect to the Neighborhood's future
development.
Page 1
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MTHOD OF PREPARATION
The preparation of this plan involved a combination of research w
and analysis by the city planning staff and a series of twenty-two
work sessions with the Neighborhood Planning Organization. The
formation of the N. P. 0. was a project in itself. Initially,
a meeting was held to inform residents and businessmen of a pro-
posed neighborhood planning study and the City's intent to enlist
citizen participation. Using volunteers from this meeting, two
mai] surveys were conducted which resulted in the election of an
Aloven member body - nine rovsea--e„+.S and t:iC businessmen to ;
• w fi y_. t...-.-. s C i'...n...c th- PT. P. fl omr�l,.�.tres�'] a
serve anae��z��a� ocl�.�. v.lir� .a.vi...cu' v..,. a.• . . v• ..:..�.....a,... u
methodology of first identifying existing and anticipated prob-
lems and then determining solutions to those problems. The follow-
ing plan is the result of this problem solving approach. '
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THE NATURAL ENVIRONMENT
The Neighborhood is characterized by gently rolling topography
sloping toward Fanno Creek, a dominant feature of the area. The
land south and west of the Creek rises steadily from 150 to 280
feet. offering some surprising views of the Tualatin Valley and
Mt. Hood.
Ir Fertile soils, generally of the Quatama Loam type are present.
i These soils are listed as moderately well-drained by the U. S.
Soil Conservation Service and septic tanks can be used to a
limited degree. Analysis of their capabilities and limitations
show them generally appropriate for urban development. Agri-
culturally, these soils are used primarily for orchards, vege-
table crops, small grains, pasture and woodland. While �avin tig ,
was practiced here in the past, the majority of land has been
converted to use by homes and businesses.
j Fanno Creek receives run-off water from a sizable drainage basin
1 and flooding is common during the winter months. Except during
more 'serious .floods, the overflow water is confined to low and
poorly drained flood plain land adjacent the Creek. These low
areas are important to the community in several ways. They work
to diminish the severity of flooding by providing overflow basins
which receive flood water during periods of peak runoff. This
water is stored in the flood plain area and is slowly returned to
the stream as its level subsides. The temporary impounding` of
water also provides a source for recharging the ground water table.
l Another feature of importance to a developing area is the natural
habitat supported by the stream. Fanno Creek, its tributary stream
and the adjacent flood plain all provide natural areas in the midst
of surrounding development. This natural asset has not been de-
veloped due to the flooding hazard and drainage difficulties. The
result is a relatively natural area supporting various trees, black-
berries, grasses, ducks and pheasants. After 1976, when the sewage
treatment plant at Durham begins operation and the existing plants
discontinue discharge of effluent into Fanno Creek, it will again
become capable of supporting a fish population.
{ a continues to develop, this undeveloped natural land
As the P: p - ,
will be an incalculable asset to the Neighborhood;_however, a
great threat to the lowlands .is caused by increased land values
to be gained by the filling of the flood plain. As vacant land
decreases, the pressures increase to fill land in these areas.
Once filled and developed, an invaluable natural asset is lost and
the flood hazard has been increased on other portions of the stream.
Filling is presently occurring in many places along Fanno Creek, ,in-
cluding two locations within the Neighborhood. These are north of
s _ the Creek where it passes under Hall Blvd. and north of Ash where 'a
warehouse building has recently been constructed. Currently, the
City lacks an ordinance to control filling in the flood plain.*
i
Refer to addenda item "a"
Page 3'
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11-AND
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CJ HOUSES
APARTMENTS
/ e ,
® COMMERCIAL $�
INDUSTRIAL
LL DN L S
PUBLIC FACILITIES / sw •'o`s g,o$
100 YEAR FLOOD PLAIN
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EXISTING DEVELOPMENT PATTERN j
This section describes the extent of existing development, in-
cluding utilities and public facilities. The intent is to pro-
vide an understanding of the existing Neighborhood as a basis for
planning its future.
1
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RESIDENTIAL
Residential development occupies the majority of developed land �
in the Neighborhood. (See figure l) The existing 830 dwelling
can
b , ,a i•.iderl i n+r, three categories: 331 single family, t
461 multi-family and 38 mobile homes. It is notable that
apartments outnumber houses.
The apartment units have been located primarily adjacent to Hall
Boulevard and to the rear of businesses that front Pacific Highway.
These sites were originally zoned for apartments based on the
philosophy of using apartments as a buffer between single family
and conflicting uses such as businesses fronting major streets.
This type of zoning has resulted in problems which are discussed
in the plan section with multi-family development.
ngle family area is located in the interior, with
The existing si �
the exception of some older homes scattered' through;the business
area. The initial residential development of this insular area
occurred on large lots so that the use of "septic tank disposal
systems could be accommodated. The result is a_large ,lot develop-
systems could
typified by deep lots, often having a relatively
narrow street frontage.
With the extension of sewer-lines these
bdivided, however, their long narrow.
large lots could be re-su
shape often makes this impractical. The more recent residential
development has occurred on sewers, permitting smaller lot sizes.
These developments include the Village Glen subdivision on Ash
_
E Avenue and the smaller subdivisions on Cresmer and Barnham" Drives.
c : These; recent developments are indicative of the future develop-
ment pattern.
evelopment 'pattern.
i
COMMERCIAL
Commercial development has taken place along Pacific Highway and
Typical
on Main Street. highway businesses include gas stations,
omobile oriented establishments. They
restaurants and other. aut
have developed in re5porse to increasing traffic volumes on Pacific
Highway. While these businesses provide a, service to the Highway
motorist they also cause congestion, increase traffic accidents
and produce a lineal commercial area, discouraging one stop shopping
and 'pedestrian use. The result of this type of development iits
Portlandd
advanced stages is exemplified by 82nd Avenue in East .
p
Page 5
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Tn contrast to Pacific Highway, Main Street is more oriented r
to the community's needs for goods and services. This area be-
came the commercial center of the rural Tigard community when
the railroad began to serve Tigard in 1907. At that time Tigard
served as a commercial trade center for a wide farming area. r-
Two buildings remain from this period, the feed store which was
adjacent the old Tigard Railroad Station and the First Bank of
Tigard, now the City Hall. Main Street provides community iden-
tity as the traditional town center.
As Tigard has evolved from a farm community to a suburban
community, the Downtown has changed in response to changing
market demand. This evolution will continue as the area grows.
The Downtown supports a wide range of-uses including govern-
ment offices, professional services, retail businesses, person-
al services and miscellaneous business activities. Downtown
exhibits a mixture of new and old buildings. The majority of
new construction has been east of the railroad right-of-way
which bisects the area. Several older buildings exist in the
western portion and some are ripe for demolition to make way
.for new construction. While some of the older buildings need
replacing, the availability of less expensive commercial space
fulfills a community need for businesses which cannot afford a '
shopping; center location. For instance, businesses requiring
a large floor area such as furniture and office supply stores
or less profitable ventures such as antique and craft shops
can benefit from a lower footage cost for commercial space.
The,better, older structures can be retained to fulfill this
purpose.
The Downtown is strategically located in relation to major' k
traffic routes. It ,is directly accessible from Pacific High-
way and Hall Boulevard, both major thoroughfares, and is link-
ed to the surrounding community by johnson, Tigard, Commercial,
Greenburg and Hunziker Streets. Unfortunately, the residential
portion of the Neighborhood does not have direct access into
Downtown but must use Pacific.. or Hall. In addition to avail- s
able access, the Pacific Highway Viaduct exposes the area to
the view of 25,000 vehicles per day using that facility.
Owing to its centralized location, and rapidly growing market
area, Downtown has the potential for continued growth and pros ! `
perity. However, its future depends upon its ability to keep
pace with the 'changing demands of the consumer. The present �
consumer trend is toward centralized shopping, offering a range
t
of goods and services in an attractive and convenient setting.
Any move toward the introduction of Light Rail Transit on exist-
ing railroad right-of-way ;could provide an additional stimulus ,
Page 6 .E
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Page 7
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to Downtown development by providing a terminal location for
such a transit mode.
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INDUSTRIA M
Light industrial uses have developed adjacent the railrcad
tracks along Burnham Street and to some Extent Commercial
;street. Industrial uses have extended into this area from the
larger industrial area to the southeast across Hall Boulevard.
The industrial land on Burnham provides space for small scale �
industries such as cabinet Shops, chine chops and contractors
offices. These businesses require smaller lots than are avail-
able in the typical industrial subdivision as found on Hunziker
or 72nd Avenue. Burnham Street is being converted from an area
'
of vacant land and houses a light -industrial area.
to g
STREETS
The existing street pattern is not adequate to serve this
developing Neighborhood. With the exception of Main and Cresmer
Streets, no streets meet the minimum city standard requiring
50 feet of right-of-way and a 34 foot pavement width with curbs
and sidewalks. As" a result of these sub-standard streets, the
Neighborhood lacks facilities for either walking or bicycling.
The school district prefers to bus children who live within
walking distance of school. because of the risks involved in
walking along Neighborhood streets.
Traffic counts are increasing steadily on Neighborhood streets. r
The street system and the 1973 traffic volumes are shown on
figure 2. pacific Highway is presently carrying 28,000 vehicles
per day at Fall Boulevard and 20,000 vehicles per day at the
intersection of McDonald Street. As a comparison, Interstate
Highway 5 has an average daily volume of 38,000 vehicles as it
passes the City of Tigard. The heavy traffic volumes on Pacific
Highway includes a sizeable amount of truck traffic and affects
adjoining property with noise and air pollution. This situation
will become worse as traffic increases: Hall Boulevard traffic
is averaging six to eight thousand vehicles per day; Main Street
a surprising_ four to six thousand vehicles per day and McDonald
twothousandvehicles per day.
Traffic volumes within the residential portion of the Neighbor-
hood are relatively light according to th., ju dgment of Carl
Buttke, traffic engineering consultant, retained by the City to
t..
Page 8
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study the traffic segment of the plan. The heaviest volume
street is Frewing Street with a volume of 1,700 vehicles per
day at Pacific Highway, 1,200 at Ash Avenue and 700 vehicles
per day at O'Mara Street. All. other internal streets have been
measured to carry less than 1,000 vehicles per day.
Tri-Met presently serves tha Neighborhood with one bus line, the
No. 44, Tigard-King City. It passes the Neighborhood on Pacific
Highway with approximately one hour service, except during the
peak periods when service is more frequent. This bus line oper-
ates between Sherwood and downtown Portland with approximately a
25 to 30 minute ride between Tigard and downtown Portland.
A second bus line, the No. 45 Greenburg, serves the downtown por-
tion of the Neighborhood, providing service to Washington Square
t,. and downtown Portland via Greer_burg Road from Tigard. A new line
is being considered by Tri-Met, connecting Lake Oswego, Tigard,
Washington Square, Beaverton and Cedar Hills. It is not presently
known if this line will pass through the Neighborhood.
PUBLIC FACILITIES
Included in this subsection are the various public and semi-public
uses such as schools, parks, churches and utility services. Lo-
cated in the downtown area is the City Hall, Post Office, Library,
Fire Station and utility offices for water, electricity, P -d tele-
} phone services.
The Neighborhood has three churches -- two on Pacific Highway and
one on Hall Boulevard at O'Mara Street. There are also two fra-
tTemple, on Pacifici
ernal organizations, a Grange Hall and Masonic ;
There are no parks in the Neighborhood and only one school. This
school, Fowler Junior High, will be replaced in the fall of 1974
by a new facility outside the Neighborhood. ** The Tigard School
District currently has no plan to locate a school within this
t
1 The results of Mr. 'Buttke's study are included in a
report available at City, Hall. This study projects
future trafficvolumes and tests eight alternate
�.. street; networks for their ability to serve future
traffic.
Refer to addenda item "b"
Refer to addenda item "c"
Page 9
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Neighborhood, thereby resulting in all children attending schools
outside the Neighborhood. Presently, only students living north I
of Fanno Creek attend Fowler Junior High. The majority of
junior high students attend Twality Junior High to the Neighbor- A
hood's south. Most elementary students attend Templeton Elemen-
'tary School adjoining 'Iwality on 97th Avenue. All high school
students attend the District's only high school located on Durham }
Road.
I
Without parks, the only recreation facilities are on the Fowlev
Junior High site. These are of limited benefit and include an ;;
outdoor basketball. court and lighted baseball diamond. Re- t
creation space is available at Twality and `I'empeton Schools ana
is within walking distance for most residents of the Neighbor- E
hood, varying from one half to slightly more than a mile. r
Facilities include a -tennis court, baseball diamonds, a track
and an equipped. playground.
Sewer facilities are provided in the northern portion of the
Neighborhood with extensions into the southern portion located r
in the newer subdivisions. The City' s sewage treatment plant
is located on Fanno Creek at Ash Avenue. This plant is to be
phased out when the new Durham plant on the Tualatin River begins
operation in the spring of 1976»
The entire Neighborhood has water service, which is supplied by
the Tigard Water District.
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1 ;
THE PLAN
This section describes the intentions of the Neighborhood
Planning Organization and the City of Tigard with .respect to
the future development of the Neighborhood. It is a "policies
plan", providing guidelines for development in the form of
policy statements. These policies, the accompanying text,
and the plan map are to be consulted jointly wren evaluating
development proposals. These proposals include zone change
requests, subaivision proposals, changes in the street system,
4 or any proposal requiring public agency review.
�i
This plan is a means of guiding development in order to achieve
desired purposes or goals. This section therefore begins with
the statement of goals provided in the city-wide Ti and Commun-
ity Plan. These goals provide the basis and descri e theroad
purposes of the Neighborhood planning effort and have been in-
cluded in this plan in their entirety. The Neighborhood is a
portion of the larger Tigard Community and these goals serve to
relate this part to the whole.
GOALS FROM THE TIGARD COMMUNITY PLP-N
1. The city intends to limit the ultimate population of the
planning area. The comprehensive plan provides for a
maximum population of around 115,000 people. There are
four categories of residential density, ranging from a
suburban density of 2 families- per acre to a high in
_,.. selected areas of up to 40 families per acre. This range
of residential densities is intended to provide a variety
of living environments that will accommodate the housing
needs of different family size and income. The density of
population influences the character of residential areas
and determines the demand for public facilities and ser-
vices in different parts of the city. The citizens of the
communityshould know the density of development that is
planned for different parts of the city as it affects their
own neighborhoods. City officials need to know the demands
for different public facilities and services in different 5
parts of the city.
r 2. The comprehensive plan recognizes the established character
of existing neighborhoods and seeks to preserve and en-
hance existing neighborhood values. Future development
proposals should be sensitive to the concern of citizens
Page ll
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for their own immediate environment as well as to the well
being of the city as a whole.
3. The comprehensive plan takes advantage of the natural
features that give Tigard a distinctive character and
quality. These include topographic features such as .Bull '
Mountain, Little Bull Mountain and Fanno Creek, Fanno
Creek and its tributary streams provide natural drainage
ways and make possible a system of greenways connecting t
various parts of the city. The comprehensive Man recog-
nizes the potential of greenways in enhancing the livabil-
ity of the community. The implementation of a greenway
system is a major element of the Tigard comprehensive plan.
4. Heavy traffic is noisy, smelly, and dangerous. It conflicts
with residential values and with many of the other activit-
ies within the city. Therefore, major traffic routes need
to be designed and located in a manner that will minimize
these inherent conflicts, at the same time allowing motorists
to reach their destinations quickly and safely. The com-
prehensive plan provides for improvements in the traffic
system. It designates streets and highways by category,
and it sets standards for their design. The major street
pattern indicated in the comprehensive plan will give notice
as to how the city intends to route major traffic volumes
in the future.
5. Convenience is a major objective in locating shopping
facilities and other businesses. At the same time, their
location should not conflict with residential areas or create
unnecessary traffic congestion. Tigarddoesnot have a
"central business district" in the sense that a very large
proportion of its stores and other businesses are concen-
trated in the central location. The comprehensiveplan seeks
a distribution of neighborhood and community shopping centers
in locations that are easily accessible to the areasthey �.
serve. These shopping centers will be designed in a.manner
that will minimize land use and traffic conflicts.
b. There is still an abundance of vacant land .in the Tigard
area that has potential for industrial development and the
comprehensive plan is designed to encourage its use for
this purpose. An objective of the plan is to create employ-
ment opportunities within the community for those persons '
who live there. The plan also recognizes the importance of
a balanced tax base in supporting necessary community facil-
ities and services Regulations set for industrial develop-
ment' will insure high standards that are in the interest
of industry and the city as a whole. -
6
Page 12
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Page 1:3" � g
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7. The location of schools and parks affects the livability
of Tigard's residential neighborhoods. Youngsters in the
elementary grades should be able to walk to school and
should not have to cross busy streets. Where possible,
parks and schools should be developed on adjacent sites,
tied to the greenway system. While the patterns of exist-
ing ideal development and the topography do not always
permit an ideal arrangement of schools and parks, the com-
prehensive plan will assist the community to approach this
objective.
DENT H- F
RESI��.+a IAL DEV�LUYMt.NI
Within the Neighborhood, the Tigard Community Plan describes `
three types of residential deve opment. These are single
family, multi-family and a mixture of multi-family and com-
mercial. This plan incorporates the first two but excludes G
the third category involving a mixture of uses.
URBAN LOW-DENSITY RESIDENTIAL DEVELOPMENT
The area on the plan map designated Urban Low-Density Residen-
tial is intended for single family residential development.
=s designation is used in the Tigard Community Plan and the ,
first four policies related to t is des gna on are aken E.
.directly from this city-wide plan. These policies establish
density and improvement guidelines for the Neighborhood.
POLICY 1. The maximum overall density of development will be
four dwelling units or 12 persons per gross acre. This
amounts to a standard of 7500 square feet of land per
dwelling unit allowing for streets and other open space.
Some areas will have a lower density owing to topography,
existing development patterns, ;or the desire ,of individ-
uals to ol�z a larger lot.
POLICY 2. Residential subdivisions will be developed with
paved streets, curbs and gutters, street lights, and walk-
sways, according to city or county standards. All utilities
will be placed underground.
POLICY 3. Development will coincide with the provision ofA
public streets, water and sewerage facilities. These � �
facilities shall be (a) capable' of adequately serving all s...
Page 14
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intervening properties as well as the proposed develop-
ment and (b) designed to meet city or county standards.
POLICY ed unit development will be encouraged on tracts
POLI 4. Plane p g
large enough to accomodate ten or more dwellings. Planned
unit development will permit a degree of flexibility in
design that will enable a higher quality of development in
accordance with zoning standards.
w PROBLEM: The Community Plan shows a proportionally small area
for single family development. This will result in the
encroachment of apartments and even businesses into an
area which has previously been devoted to single family
homes.
The Community Plan devotes a greater amount of land to com-
mercial and multi-family uses than to single family develop-
ment. In fact, the remaining large undeveloped parcels in
the Neighborhood are all designated for either commercial or
multi-family uses. Responding to this issue, an area consid-
ered most suitable for single family use has been established
M on the plan map. This area was selected by analyzing the
existing development pattern and natural features. For ex-
ample, streams and their 'adjacent vegetation can provide
separation and physical buffering from conflicting land use
_.m As a 'result, the single family area has been expanded con-
siderably over what is indicated on the Community Plana This
area is of sufficient size to maintain and enhance the'exist-
ing single family character while insulating it from conflicting
uses:
.
PROBLEM: What is the proper ratio of single family
to multi-
family units?
As stated in the previous section, multi-family units present
a majority over single family units. In dealing with this
issue,, the committee searched for an empirical basis to estab-
lish a desirable ratio between the two housing types. However,
no acceptable method could be found for establishing such a
�Y guideline. The decision was therefore made to let the; ratio
establish itself by mapping those parcels best situated for
each housing type. The following policy states the results
rt:
of this method.
POLICY 5: The Plan reserves 36 acres for multi-family develop-
ment and 380 acres for single 'family development which will
Page 15
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produce, at planned densities, 615 multi-family units and I
935single family units. -
t . E
PROBLEM: Should any mixing of housing types
occur to
nclude r^
duplexes and apartments in the single
g y area?
i
The Tigard Community Plan allows limited mixing of housing
types i
ur an ow-density residential areas. The committee _
a
ide that due to the limited size and central location
d V1aV.e.lw�... .- .� .'.... UG _caV911V1i+V Plan P
of the Neighborhood, the housing suggesteu ter, 'li
would erode the existing single fam: -y character and its desira-
t ,.+ ;x ng
�bility as a residential area. There was also concern ���� .u�..==•a
of housing types could result in eventual encroachment by ad-
jacent commercial and possibly industrial uses. Because this
area borders Pacific Highway and 'the commercial-industrialarea
northeast of Fanno Creek, pressures exist to develop land IYAO
uses other than single family homes. The greatest pressure is
for the development of apartments. The mixture of housing types f
is therefore to be limited to duplexes scattered among single
family units. These units would be allowed at intersections
and as a transition between single and multi-family residential
uses. The intent is not to put more people in a less desirable
location (two families rather than one) but to provide a locat-
ion for this type of housing while achieving the most desirable
development. The locations suggested for duplexes are those
areas usually developing with moderate to less than moderately
pricgd homes. When a duplex is located within this typl of area,
the result is usually a more desirable use of the site.
POLICY 6: The single family character of the area designated on
the plan map as urban low density residential is viewed as
a positive asset: to be 'retained. Projects proposed for this
area must be judged according to effects upon this character. *
1The Tigard Zoning Ordinance requires duplexes to be con-
sidered for approval by ;the Planning commission in a pub-
lic hearing. Conditions can be placed upon the approval
to insure compatibility with the surrounding homes and in
addition, the ordinance requires that landscape and archi k
tectura.l plans be submitted and approved by the Site De-
velopment ;Plan° and Design Review Board. These approvals
insure compatibility with the existing Neighborhood. r
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POLICY 7. Within the urban low-density residential area, allow
duplexes on lots less appropriate for single family homes
to include locations at street intersections and as buffers
between multi-family and single family areas.
PROBLEM. Changes in technology, the economy and people's life
styles are occurring at an increasing pace. As a result
of this change, plans such as this one run the risk of
_ becoming prematurely obsolete.
* this concern for the plan becoming outdated,
In response v^„ -
methods of arranging homes other than the standard subdivision
x form are a possibility. The planned unit development (P. U. D. )
allows deviation from the normal zoning standards, when it can
be demonstrated a more desirable development will result. An
example is the reduction of individual lot size to enable the
creation of park areas. The P. U. D. is often capable of pro-
ducing a more desirable living environment and it is there-
fore recommended that the larger vacant parcels be developed as
P. U. D. 's.
One P. U. D. method employs a clustering of houses into groups
of 3 to 7, with the land between the clusters devoted to public
open space. This type of development seems especially approp-
riate for the area north of O'Mara and south of Fanno Creek.
This area contains two ponds that form the nuclea.s of a proposed
park site. Developing this land with a P. U. D. concept is one
method of acquiring a park site by allowing a higher density on
the adiacent land. This method of open-space acquisition is
known as density trade-off and it is used as an incentive for
developers to donate park space. The trade-off involves allow-
ing the number of dwelling units which could be constructed
on the park site to increase the density on the remainder of
the parcel. As an example, if 20 acres are to be developed in
the urban low-density area, the total number of houses permitted
is 80. If the developer is requested to dopa to 3 acres for a
park, 80 houses would still be permitted, but on 17 acres. Al-
though the density has been increased, recreationspace has been
provided and the public benefited.
It is important to note tLs system works for proportionally
small trade-offs, but creates problems as the trade-offs get
larger. For instance, if the same 20 acres were divided in
half with ten acres for park and ten acres for housing, the
development would no longer be single family but multi-family.
Therefore, while trade-offs can be used to benefit the Neighbor-
hood, the intent of the plan must not be violated by permitting
multi-family densities on. rarrcels designated for single family
use in an effort; to acquire public open space,
i
Y
Page 17
URBAN MEDIUM-DENSITY RESIDENTIAL
This land use category provides for multi-family residential
development. It corresponds to the same category provided in
the Turd Community Plan and the following six policies are }
taken directly from the Community Plan. These policies estab-
lish density and improvement guidelines for the Neighborhood. r'
f
POLICY 8: The maximum overall density of development will be
12 dwelling units or 29 persons per gross acre. This
amounts to a standard of 2500 square feet of land per
dwelling unit allowing for streets and other open space.
Some areas will have a lower density owing to topography
or =-Xisting development patterns.
POLICY y: Urban medium-density residential areas will be de- F
veloped with paved streets, curbs and gutters and walk-
ways, according to city or county standards. All utilities
will be placed underground.
POLICY 10: Development will coincide with the provision of
public streets, water and sewerage facilities. These
Facilities shall be (a) capable of adequately serving
all intervening properties as well as the proposed de-
velopment, and (b) designed to meet city or county stan-
dards. `
POLICY 11: Planned unit development will be encouraged on
tracts large enough to accomodate ten or more dwellings. F
Planned unitdevelopment will permit a degree of flexi-
bility
in design that will enable a higher quality of de-
velopment in accordance with zoning standards. '
i
a
POLICY 12: Sitelana will
p provide for adequate open space to
(a) protect adjacent properties, and (b) provide ample
yard space for residents and play space for youngsters. i
f
POLICY 13: High design standards will be established for sign- �
ing and appearance, including the landscaping of setback
areas and the designation,of access points. < c
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PROBLEM: Unfortunately, some apartments have had a detri-
mental effect .on the Neighborhood. Land not covered by
building is given to the automobile as parking, at the
expense of landscaping and usable open space for residents.
As provided in Policy 8 above, the maximum permitted density
_ is 12 dwelling 'units per acre. This density is well below
the 19 to 38 units per acre allowed when the Neighbor-hood's
existing apartments were constructed. The result of these
h g,'^^^ densities was a site with a two or thrcc sto. building
aq.3.-114♦ 4c.ra i"`y
surrounded by a parking lot with little or no room left for f
landscaping or on-site recreation space. To remedy this sit-
uationthe Tigard Zoning Ordinance has been amended to con-
form with the �Tii a__nd Communit,V Plan. The A-2 apartment zone
4 now restricts dens xt to a maximum of 12 units per gross acre
and reouires landscaping and on-site recreation space.
i
PROBLEM: `rlany existing apartments are poorly sited in relation
to adjoining development. In some cases, apartments have
been located where they conflict with single family homes
or where they. become part of a commercial development.
Multi-family development is a living environment and its
"Liveability" is a primary concern of this plan. Apartment
projects offering a desirable living environment have the
lowest vacancy rates, the lowest turn-over of tenants and are
capable of tigherrent schedules for their owners. This. type
of apartment is desirable to the community because they can be
better maintained, the residents are more permanent members of j
the community and the structure's maintain a higher taxable value }
over their life -span. Therefore, each apartment project must
be evaluated according to the kind of living environment pro-
duced.
The impacts upon surrounding land use, especially single family
_ homes, must be considered. Large buildings should not tower
over single familyhomes causing windows' balconies and
� , _patios ,
to look into the windows of adjacent homes or apartments.
POLICY 14: Apartments should be located to produce an optimum
living environmentfor the occupants. Development criteria
should include:
A. Buffering by means of landscaping, fencing and distance
from commercial areas and major traffic carriers such
as Pacific Highway and Hall Boulevard:'
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B. On site recreation ssce as well as pedestrian and
11
bicycle access to parks, schools and convenience
shopping.
C: The siting of buildings to minimize the visual effects
of parking areas and to increase the availability of
privacy.
POLICY 15: Apartments should be located to produce the least
adverse effects upon single family areas. Development
criteria should include:
A. Buffering by means of landscaping, fencing and distance.
B. Compatibility of design recognizing the conflicts of
mass and height between apartment buildings and houses.
PROBLEM: The higher density of multi-family land use generates
additional traffic. This places an additional load on
local residential streets providing access to a multi-
family area.
The ability of streets to move cars to and from multi-family
development is a major locational consideration for selecting
apartment .sites. Sites were chosen which could be reached with-
out using local residential streets. To accomplish this object-
ive, additional streets are proposed (see plan map) and discussed
in the streets section.
One multi-family area is shown on the plan that will generate
some traffic on local residential streets. This is the area
adjacent Fanno Creek on Ash Avenue. In order to keep traffic
on Ash' Avenue-below the 1500 vehicles per day designated as the
imaximum"volume for local residential streets, (see Streets 8
section page 34 ) the overall development density of this area
is-encouraged to be 10 dwelling units per gross acre. This is r--
a reduction of 2 units per acre compared to other multi--family
areas. This lower density is achieved by means of proposed du-
plex
uple ` development adjacent the single family dwellings on Ash
Avenue and Hill Street. Development of this land at duplex
densities of eight dwelling units per gross acre, and the re-
maining multi-family land at 12 units per gross acre, will re-
sult in an overall average density of approximately 10 dwelling
units per gross acre. The placement of duplex development on
the approximately four acres adjacent the single family area
will provide a transition between existing homes and future apart-
ment development. N`
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An additional concern is the proper "timing" of multi-family
development depicted adjacent Ash Avenue. According to Policy
10, this land should be developed at multi-family densities only
when adequate streets, sewer and water facilities are provided.
Ash Avenue is not currently adequate to carry additional traffic !
generated by additional multi-family development. 1 The plan
predicates the development of apartments at this location upon i
the extension of Ash Avenue across Fanno Creek to Burnham Street.
This provides a more direct route out of the Neighborhood for
apartment traffic and will minimize the impact upon Local
residential streets, t
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J POLICY 16: Avoid locating apartments where access can be
gained only from local residential streets.
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POLICY 17: The Design Review Board will solicit the opinion
of the Neighborhood Planning Organization before approv-
ing development plans for apartments in this Neighbor-
hood. s
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COMMERCIAL DEVELOPMENT
The Tigard Community Plan describes three types of commercial y
deve opment or t e NeigEborhood. These are the Residential-
Commercial category, combining less intensive commercia "`uses
., suc iH as ' ices with multi-family developments; General Commer �
cial, accomodating a range of retail and service commercial
uses; and Commercial-Industrial, a combination of heavier buss- E
ness uses and ligrii in us ry. A comparison of this Neighbor-
hood
Plan with the Community Plan reveals that major changes
have been made in the commercial section. There are two sep-
arate commercial areas to be considered, Pacific Highway and t
the Downtown, and they are discussed individually in the follow-
ing text.
�a 7Mr. Bu
take s traffic analysis showed volumes will
exceed the maximum of 1500 vehicles per day per-
mitted on a local street if additional apartments
are constructed in this area at this time.
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Page _21
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P cif i c HighwaY
Strip Development
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Page 22
THE PACIFIC HIGHWAY COMMERCIAL AREA
PROBLEM: The traffic conflicts created by development along
Pacific Highway result from the access points or curb
V_ cuts onto the highway. Each access point has the effect
of creating an intersection with resultant left and right
hand turning movements onto and off of the highway.
µ The type of commercial development taking place on Pacific
Highway is typical of suburban traffic arterials. Beaverton's
r C-_—Von Road and Beaverton-Hillsdale Highway are examples of
.,: a strip commercial pattern. Commercial development along
major highways begins with the location of businesses oriented
to the traffic on the highway. At that point the businesses
are scattered and do not appreciably interfere with the highway's
traffic carrying capacity.
Early commercial uses established a precedent for later com-
mercial zoning. This first zoning was based upon the exist-
ing development pattern and was not the result a a compre-
hensive
o prehensive planning study. It resulted from the mistaken belief
that all lots on major thoroughfares are potential business
sites. There was a lack of concern for the effects upon the
traffic carrying .capacity and safety of the street and also
the type of commercial community being produced. Zoning in
this fashion has resulted in overzoning for business, leading
to excessive land speculation, excessive public expenditures
for improvements (the recent widening of Pacific to include
a turning lane is an exaLple), loss of tax revenue on ,unim-
proved property and tax delinquencies. The current develop-
ment pattern presents many problems, a major one being the
limitations'placed upon the carrying capacity of the highway.
Pacific Highway should have a Singular purpose$ to move traffic
safely and efficiently through the community. Providing access
to adjacent property must be subservient to this purpose.
History shows that when businesses are allowed to locate along
a thoroughfare, with no limit to the number of curb cuts ' serious
congestion results and it becomes necessary to build a by-pass
route. When the by-pass is built, the old thoroughfare is
left with declining and blighted businesses due to the'drag in
traffic volumes which formerly supported them.
" Salviag the. probleo of traffic congestion created bystri
p
commercial development means controlling highway access. This
._ plan presents two methods of control: a frontage road' and com-
bining of access 'points. Both of these methods are dependent
upon some degree of cooperation by the property owner because
access is a property right unless purchased. The state presently
Page 23
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controls
the location of access points by requiring permits
for curb openings.
The proposed frontage road (see plan map) extends from Garrett
Street and intersects with Pacific east of the existing Hientz
Auto Repair at 13578 S. W. Pacific Highway. The highway front-
age from Garrett to the auto repair shop is a sizeable piece
of undeveloped land and one of the few places along Pacific
where sufficient land is available for a frontage road recess-
ad from the highway. The proposed frontage road replaces an
existing frontage roadway which, due to the angle of inter-
section with the highway, would not properly for
serving commercial development. The existing frontage right-
of—way should be exchanged for a recessed right--of-way.
Land adjacent the frontage road is designated for commercial-
professional development and the frontage road will enhance
its desirability for this type of use by providing access
separate from congestion and allowing better site utilization.
The second method of controlling highway access is by limiting
and combining access points. Curb cuts which are close together
can usually be combined without any adverse effects upon busi-
ness. As new businesses are constructed the access points
should be the minimum required for proper traffic circulation
and where possible, existing curb cuts can be utilize. An
additional feature can be added to render access control more
effective and more attractive. A device known as a margin
control strip can be placed along the highway edge. It con-
sista of a concrete divider containing landscaping and street
graphics. The effect is to define the highway edge, clearly a
designating access points while improving the appearance of
if
the highway by providing a unified design and lining the high w
.. way with trees and Cather landscaping.
POLICY 18: Pacific Highway is developing as a strip commercial
highway. The traffic carrying capacity of this highway
should have the highest priority and adjacent commercial
development should be subordinated to this need:
POLICY 19: In the interest of safety and efficiency, the
number of highway access points must be kept to a minimum.
Wherever possible, businesses on Pacific Highway shoctld
be clustered and share common perking facilities and
driveways. As new development occurs the number of
access points should not exceed the number necessary
for proper on-site traffic circulation and where possible
should be combined with access to adjacent businesses.
Page 25
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CONTROL STRIP SECTION
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Margin Control Strip
�aces� 7�,.•4 t�t�� n�y,, '2�ptf �4{hj4'
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IMPROVEMENT OF EXISTING STRIP HIGHWAY
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Page 26
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PROBLEM: The majority of land now planned and zoned for retail
commercial in the City of Tigard is on Pacific Highway. Ibis
results in congestion on the highway and creates a commercial
pattern requiring the shopper to use his automobile when mov-
ing from business to business.
Another problem resulting from strip commercial development is
With
the type of commercial community
for ity produceda variety ofnesses goods andg
along the highway, one stop s
services becomes impassible. The shoppingn and off the highway. becomesseries
of short excursions o
unpleasant experience because highway congestion is increased by f
Such an unpleasant-
intermingling
intermingling shopp7ng and through traffic. l �l-
shopping climate will ultimately result in shoppers patronizing
communities having more convenient shopping facilities.
3 Businesses located on any strip highway can be separated into two �
-'s• basic groups: those oriented to the .passing traffic and those
s is
serving the larger community. The litter aYpeneratorof 1ofstraffic,
poorly located on the strip because g
drawing people to it from the surrounding community foCrveng the
everyday shopping needs. Those commercial facilitiese
larger community are most appropriately located in a shopping
center or centralized area such as the Downtown. Therefore, the
highway oriented businesses should have priority use of thorough-
highway on the passing motorist and offer
fare frontage because they r
services for through traffic while minimizing the attraction of
od traffic. These uses include most types
additional iVeighoorho
of drive-in businesses, service stations, car washes, motels, F
restaurants, night clubs and gift and antique shops.
Based upon the preceding facts, the plan map shows h o t pecommer-
of
commercial uses to be.located on Pacific Highway: g
ial and commercial-professional uses are intended to minimize
- the generation of additional traffic and the commercial-professional
offices ,are chosen for the relatively low traffic volumes produced
by this type of commercial use. The highway-commercial uses will
... minimize the attraction of additional traffic to the highway,
serving primarily existing traffic, rather than drawing it from
surrounding residential areas. The Commercial-professional office
uses will provide a qualitative break in the strip development of
Pacific :Highway.
These businesses are characterized by attractive
buildings on well-landscaped sites with signs appropriate to
offices overall
site development. In additior_, ,traff c generated by The zoning
sists primarily of persons employed on the premises.
of that, portion of land abutting Pacific Highway traversing the
Neighborhood is proposed to remain C-3, ueneral Commercial zone, j
y. Page 27
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Main
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with the above-stated preference for types and locations of land
uses providing policy direction for businesses wishing to locate
abutting on the highway= and to be used by the Planning Commission
and City Council when considering permits and land partitionings.
POLICY 20: Highway-oriented commercial businesses should have
priority riorit use of Pacific Highway frontage because they are
dependent upon the volume of through traffic for their i
business.
� I
POLICY 21: Businesses on Pacific Highway should be oriented
rrs _ _n not ,ara,, ad i ti onal traffic i
to the exis'tiiig �s-d L 1� allu .�.. dra,_,
from the adjacent community. Convenience or neighborhood
centers should, therefore, be prohibited from locating on
Pacific Highway.
i t
THE DOWNTOWN COMMERCIAL AREA
PROBLEM: Main Street could fulfill a community need for con-
solidated commercial space resulting from the proposed
restricted expansion of community-oriented businesses
along Pacific Highway. However, in order to meet this need,
the Downtown must be able to compete with the convenience
offered by shopping centers.
k
The 1971 Ti-ard Communit7t Plan proposes that the Downtown busi-
ness' distri.ct develop according to a commercial-industrial classifi-
cation, the stated purpose being "to permit", in this older part E
of the city,-a mixture of businesses and light industrial uses that ;
are compatible and do not readily fit into a planned shopping center. j
.,. Typical establishments are automobile, boat and mobile home dealer- 1
ships, -fanxm and heavy equipment sales and service outlets, con-
struction material -outlets and garden stores. The Community Plan !
therefore assumes that Downtown does not have the potential to be
come an`attractive and convenient retail center capable of competing
with shopping; centers. This plan disagrees with the Community Plan
assumption and recommends the redevelopment of Downtown as a community f
oriented shopping area.
i!!
POLICY 22: Because Pacific Highway is not intended to provide I
convenience shopping for neighborhood commercial needs, the E
Downtown area should provide this function for the Neighbor-
hood.
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P� A Method �.
of
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Downtown
Improvement i
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POLICY 23: The redevelopment of Downtown should be accomplished
in order to make it complementary to newer shopping areas.
Convenience, appearance and the needs of the shopping pub-
lic should be primary considerations.
Downtown redevelopment is needed, not only to provide space for
1 businesses unsuited for location on Pacific Highway, but also
to provide identilty for the Tigard community. While the term
"community identity" may seem somewhat abstract, an element of
the quality, of life in a community is the extent to which its
I , residents identify with and have a sense of belonging to that
comm1_1gJ i::y, Tn order to identify oneself with a community; it
must have identifiable features. In sprawling suburban areas, 1,
where everything has the same look of newness, identity is a
hard commodity to find. Downtown is the historical center of
town and redevelopment should emphasize this fact. This heri-
tage could possibly provide a theme for Downtown redevelopment.
x . An early Oregon village or such theme could provide a focus for
t is to make Downtown Tigard a
community identity. The inten
unique commercial area combining its centralized location and
1 history to mark the center of the Tigard Community.
The Community Plan proposes a civic center for the old Fowler
Junior 'High site. This would concentrate, in a highly access-
ible location, a number of public uses: governmental offices,
the city library and school district administration offices.
This plan does not include an in-depth study of futvre commun-
ity needs for a civic center. However, in terms of the recom-
mendations made for redevelopment of Downtown, it is essential
that the future' civic center be located somewhere in the Downtown
area. . Locating the Tigard governmental offices in the Downtown
area is necessary to aid ,establishment.of a community center.
Therefore, eprimary objective of the .redevelopment plan for
Downtown must be to provide _space for a governmental center, The
combination of a civic center and post office will draw people
t4 the Downtovrn and be of considerable benefit 'to. businesses
^ located there.
As part of conducting this study, a meeting was held with the
Tigard ,,Development Corporation, an organization of Downtown
businessmen. The subject of redevelopment was discussed and the
meeting concluded with a request by the members for the City r
nt to prepare a preliminary program for redevelop-
planning departme
ment. This;program was prepared and it stated as its goal:
To improve successfully the viability of Downtown
as a retail, commercial, governmental and community
center for the citizens of Tigard i
Page 31
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Industrial
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Dev
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A two phase project was proposed. The first phase is a short
term project intended to rejuvenate the appearance and vitality
of the area fronting Main Street. The second phase is a major
redevelopment program encompassing the entire Downtown area,
including the area from Main Street to Ash Avenue. Consider-
able interest has been shown in this program to revitalize the
Downtown area and the Redevelopment Planning Advisory Committee 2
has been formed to coordinate the two phase program. If success-
ful, these programs will be of considerable benefit to both
the community and Downtown business.
POLICY 24: In order to accomplish the redevelopment of Downtown,
a redevelopment pian musk be completed. LI-Lis � ec t sh0uiu
�
be coordinated by a committee of local businessmen.
s
INDUSTRIAL DEVELOPMENT
Residential and commercial classifications occupy the majority
of land in the planning area. Generally, the smaller industrial i
area confines itself to a small band of land along the railroad.
PROBLEM: What types and how much industrial land use would be
s
compatible within the neighborhood setting?
d
As previously discussed, the Tigard Community Plan designates
the Downtown area for Commercial-Industrial development. The
Neighborhood Plan replaces this category with separate desig-
nations for retail, commercial and industrial uses. However,
one area, Burnham Street southeast of Ash Avenue, remains
commercial-industrial. It is intended to provide, a transition
from the commercial area to the north and the industrial area
to the south and to maintain'a mixture of compatible industrial
and commercial uses. The land remaining to the south will de-
velop according to the standards of the M-4, Industrial nark
Zone. Any manufacturing firms that exist as non-conforming
uses, should receive encouragement to relocate in an appropriate
zone.
POLICY 25: The area designated on the Plan Map Commercial-
Industrial should be developed to the General Commercial,
C-3 zone and the industrial area should be developed to I
the standards of the M-4, Industrial Park zone.
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GOLlECTDR :,
STREET
II�I!IIIIIII I' PROPERTY LINE
PRIM is WJES CEDV
s:PN.NTII,*GMFP eLIS ZONE. t.
Standard Arterial Street
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LAME 4
CROSS WAL-W- m
t
24'LANES 2MIMIIZ'' 24'LANES^
PgRpJNG
60' PAVEMENT II I''II'��I _' -
80,=_-120'RISNT-Of:,v"y tQCgB�, PR'�PERTY LINE
PLANTiN6 SfRJP �::_ b-fRFET :,
Ir." NAL
SIDE WAX-
DePEN VINO ON '
AVA;LA&UTY OF Standard Collector Street
PEDES"TKWNWAY
PROPERTY LINE . 2G'DRIVING tPNE5 PN*.
44'PAVFMEw
D'RIVIN9 LANE^-✓ 1.3.1 GRi6HTOF.WAY
� � rTT1S"1 46'WO13NG 64Y
l II � 1 1
DRIVEWAY
- - - . ----�-- trOke
Standard Local Street
Standards
�?q'DRIVING 11W2S � 7
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Page 34
POLICY 26; Truck traffic servicing industrial firms should not
be allowed to use Ash Avenue when it is extended across
Fanno Creek.
STREETS
PROBLEM: The majority of Neighborhood streets are inadequate
to serve the current need for traffic safety and effi-
ciency. The situation will become worse as development
increases.
f The traffic circulation element of the Neighborhood Plan is in-
tended to provide the necessary automobile access to property
while minimizing the impact of traffic upon the residential
( area. More heavily traveled collector streets are designated
S for the business portion of. the Neighborhood while all streets
in the- residential area, with the exception of McDonald Street,
are planned to be constructed to local street standards.
Streets on the plan are designated as follows:
ARTERIAL STREETS
Purpose: To carry high volume traffic flow and to
connect major 'traffic generating areas
such as residential neighborhoods, commer-
cial centers, industrial areas, and nearby
communities.
Arterial Standards:'
Right-of-Way width 80 feet - 120 feet
t Pavement width 12 feet per lane
Moving lanes 2-4
Volume 6,000-20,000 vehicles
per day
Driving speed 25-45 miles per hour
Arterial streets designated by the plan:
Pacific Highway
Hall Boulevard
COLLECTOR STREETS
4 Purpose: To collect and distribute traffic between
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arterial and local 'streets or directly to
traffic destinations. A secondary Pur- --
pose is to provide access to abutting F
properties.
Collector Standards:
E
Flight-of-way width 60 foot minimum
Pavement width 44 feet (two 13 foot i
moving lanes and E
two
foot park-
9 _o i
ing lanes. Lo iCFV r ter.
of pavement at in-
tersections and ` t
crosswalks.)
2
Moving lanes
Volume
1,500-6,000 vehicles
Ve per day
Driving speed 20-35 utiles per hour r t
Collector streets designated by the plan:
main Street
Commercial Street
Burnham Street
cDonaldSStreet
Ash Avenue from Hill Street to �am Street
LOCAL STREETS
Purpose: To provide access to properties abutting the
street.
t
Local Standards:
New Streets
Sight-of-way 50-60 feet( 50 foot
nim=Phvemenrb width 32-36 fejt t
Moving lanes 2
Volume 0®1A5 ' vehicles per
S
Driving speed 10$2255 miles per hour
Cul-de-sacs 40, foot radius turn-
around and 400 feet
maximum length. 1 �
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S
Existing Streets i
Improvements to existing local streets in
the residential portion of the neighbor-
hood will be made upon existing right-of-
ways whenever possible. This will avoid
the taking of landscaped front yards of f
homes built near these rights-of-way.
Local,streets designated by the olan
t .
All remaining streets not specified for
arterial or collector status.
As previously mentioned, the streets section is planned to mini-
mise traffic impacts upon the residential area by providing a j
convenient intra-Neighborhood circulation system. This is accom-
plished by two primary methods: (1) providing new streets and
extensions of existing streets to disperse the traffic load, and
(2) locating high traffic generators such as apartments ad-
jacent to or easily accessible to arterial streets.
To verify the proposed street system's ability to accomplish its
stated purpose, Mr. Carl Buttke, consulting traffic engineer,
tested eight, alternative circulation systems through a proced-
ure of forecastin¢ the amount of traffic using the streets pro-
posed in each alternative. The forecasts were based upon estim-
ated traffic volumes at full Neighborhood development. The re-
sults of this study are included in a 40 page technical addendum
to this plan document. The Plan incorporates Mr. Buttke's re-
commended system making one addition - the extension of O'Mara
Street to Hill Street. This is provided to accomplish maximum
dispersion of Neighborhood traffic and more specifically, to
reduce traffic volumes on Ash Avenue.
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POLICY 27: The movement of through traffic should be restricted
within the residential portion of the Neighborhood. Addit-
ional traffic controls will be needed as new streets are
constructed. These controls should be designed to dis-
courage through traffic and reduce speeds on local streets.
Responding to the increasing amounts of traffic currently using
the residential streets of the Neighborhood, no collector is
designated on the plan for this area.
All streets in the residential area are to be of the local street
type. This standard is preferred to the collector because wider
streets tend to induce higher speeds and traffic volumes. In
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LILT.
NRIYINR LINES
T PI RNING NRE —~ I
VAY
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Street Frontage Landscaping
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Ash Avenue at Fanno Creek
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fact, landscaping treatment along the street frontage is en-
couraged, placing curb side
parking in-bays between landscaped
[T areas that extend to the edge of the driving lane (see figure 6).
This type of treatment creates the appearance of the narrower
street, tending to slow traffic.
f
A major purpose of the newly-proposed streets is to provide
access to areas reserved for multi-family development. The r
residential section of this plan states that apartment locations I
should be avoided where access can only be gained by means of
local residential streets. To� lnprove apartment area access, �
two streets are proposed; the extension of Ash-Avenue across
Fanno geek to Burnham Street and the extension or hili. Street
to Hall Boulevard. 'these new streets enable traffic generated
from the planned apartment-duplex development on Ash Avenue z
to gain access to the Neighborhoods arterial streets without
using the residential streets to the south. The multi-family
area adjacent Pacific Highway has direct access to the highway.
An additional benefit
provided by the extension of Ash Avenue �
will be more convenient access from the Neighborhood to Downtown:.
businesses. This makes possible local and convenience shopping
trips without venturing onto Pacific Highway. It will also aid
the economic viability of downtown redevelopment by making the
area more easily accessible to a larger market.
The extension of Ash Avenue considers the increased traffic which
will result and the effects u
pon adjacent pronert�►. The..traffic
to ,be considered here will be going into the downtown shopping
area.. This traffic will be generated from the Neighborhood and
to some extent the Neighborhood south of McDonald. The traffic
on Ash Avenue will not be excessive due to its relatively smrll
service area and traffic volumes are not expected to exceed '. 300
vehicles per day at- full Neighborhood development.
Narrowing the appearance of Ash Avenue is recommended
pro-
viding landscaped ureas between parking tr
bicycle p � bays. A pedestrian and
y path.should also be provided adjacent Ash. A four-wary
stop should be placed at the Intersection of Ash and Hill to '
slow traffic coming down the Ash Avenue hill.
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V POLICY 28: Ash Avenue should be-extended across Faenno Creek,
enabling access to the Neighborhood's commercial area with-
Out using Pacific Highway. Design Features;should be used a
to slog traffic and make the street as safe
as possible.
POLICY 29; Trucks should be restricted from the residential {
portions, of the-Ne,igghborhood.
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y y t
The plan's proposal for building new 'streets-to serve antici-
pated future traffic volumeff raises. a new--question. 'When will.
these now streets--be needed? This can- be answered simply by
stating that the proposed new streets will become necessary as
the developments -they are intended to serve take -place.
Of the new streets pla=.,ed, only one is currently needed to
serve existing development. This is the extension of Ash Ave-
nue which currently serves 52 hones and _a, 34`gm t apartment com-
plex. Extending Ash will reduce traffic valves on the "upper"
pv ti= —— 4+ a^ z-�;s .T`rew_bw_ by mrcrv3ding' an outlet dor
traffic at the eastern end. Most substantiarlly affected -will
be traffic generated from the existing apartments whose resi-
dents will find the Ash extension_a more direct means of getting
to City arterial streets. In addition to the existing apartment
development on Ash Avenue, the Plan shows approximately fourteen
acres-for-apartment and duplex development.
P®12C' 30 New streets will be constructed as development
occurs and new streets are necessary to carry traffic
created by the new development. Of the streets proposed
by the plan$ ,only Ash Avenue warrants construction at this
time. All other streets should be constructed as the par-
cels they traverse are developed.
Another aspect ,of transportation .is the need for bicycle and
pedestrian paths. Date to the overlap with the area of rec-
reation, they are discussed In the Parks and Open Space section`
of this document.
pARgS AND OPT SPACE
this section is intended' to deal with the Neighborhood's future
needs for recreation space. The .Tigard Ct Plan specifies
y the development of one parr in conjunction wi anementary
school. site. The.Tigard School District has; expressed little
iw� cru+ �p d.p ,.. *s.d.} awe®�{ �� arw►a a9 '# the 11Ys4 t�lefw�gg+4+sws�w� d OMS
,- .K8 Vii 4 �/ $i. R.^.,'fUs ure elamenta J wchooi 'Mi VIpW {i�8$,AiRfV/,i.4CVi6' V4iY9
eliminating the possible benefit of an integrated school am
p,arkit�.
Page
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.DARN, s;
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3 R�� C'MAaA ST
. A`*sA Ween eT`
14uvlsW ST.
� ,�v4� aluvlsw n
o
man ® ®��
a e ` XlMosa as.
THE TIGARD AREA
COMPREHENSIVE PEDESTRIAN
BICYCLE PATHWAY PLAN
AS 'APPLIED TO NPO #1
Prepared By:
Pedestrian—Bicycle
Committee
Pathway ;
.Page 42
PROBLEM; The demand for recreational opportunities increases
yearly. In a similar manner, the space necessary to con-
struct outdoor and indoor recreation facilities diminishes
as land developments are completed. Parks, pedestrian path-
s, and bikes must compet( for the remainder of open
space in the Neighborhood.
This plan proposes one park site for the Neighborhood. The
gently rolling land north of O'Mara Street contains a pond that
i could provide the nucleus of a neighborhood park. This-
beauti-ful site, having a v ie a of- the Tualatin Vakiey to- the north and
containing ponds and trees, offers an opportunity to to provide
recreation benefits to the entire Neighborhood. This potential
contrasts with the typical park located on a flat, square parcel
and having a baseball diamond in each corner. A desirable size
for a neighborhood park is 10 acres.
P011CY 31: The City is urged to acquire the O'Mara Park site
as shoran on the plan.
Another form of needed neighborhood open space is the bicycle
and pedestrian paths proposed for the natural drainage ways.
The Tigard Community Plan adopted such an .idea and labeled it
the Green�ra�r aim. The system's spine is Panno Creek, linking
the adjoining community by means of its tributai streams. As
stated in the Coamnity Plan, the objective of this system is:
"To establish a greenway that will (a) tie together recreation
areas, schools, and their service areas; (b) provide protective
buffers between incompatible land uses; (c) reduce Flood hazard
by restricting development along natural drainage ways; (d) pro-
vide opportunities for passive recreation activities; ' (e) afford
alternate pedestrian and bicycle circulation routes separated.
from the street system and motorized vehicles;- and" (f) preserve
the amenity of the area." The need of the pedestrian and bi-
cyclist to move freely and safely in the community is essential.
The paths on the plan are intended to link commercial, recreation-
al and residential areas both within and beyond the Neighborhood®
The Meighborhood Plan expands upon the greenway system as shownt..
within the Connunity Plan document.
In addition to the greenway system, a Comprehensive PedestriaAn
Bicycle Pathway Plan for the Tigard area has been formulated by
the` Pedestrian-Bicycle Pathway Committee and adopted by the City
Council. The Committee's Plan proposes an area-wide-pathway
system, linking schools, parrs, shopping and residential areas.
The routes and development priorities proposed by the Compre-
hensive Pedestrian Bicycle Pathway Plan are consistent with the
Page 43' 4
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objectives of the Neighborhood Plan and should be used for guid-
ing the development of pathways in the Neighborhood.
POLICY 32: When land is developed and includes a designated
bicycle path route, easements spould be granted to the
City. In cases where development increases the need for
the hath; construction should also be required.
POLICY 33: Any street improvement project in the Neighborhood
should include facilities for the pedestrian and bicyclist.
CLEAN FILL k.
>: WANED
f�
PROBLEM: Fanno Creek provides a natural buffer between the
Neighborhood's residential and business areas._ In addition,
the ;greenway system offers a potential for recreation and
environmental benefits to the Neighborhood. These benefits
will be lost unless measures are implemented to save them.
t.
Currently, no regulations control land fills in the floodplain.
A brief recapitulation of previous discussions shows ;that con ' ,
tinued fill work will diminish the storage capacity of these
overflow areas with the resultant decrease of run-off time and
increased downstream flooding. It will also destroy the natural
vegetation adjacent the stream, eliminating wildlife habitat,
trees and other plant materials that give character to the green-
way system.
POLICY 34: The City should adopt a flood plain and fill ordin, `
ance so as to restrict`development and filling in the Fanno
Page 44
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Creek flood plain. This is required for public safety and
to insure the maintenance of this natural asset. Until the .
necessary engineering studies are completed and an ordin-
ance adopted, no filling should be allowed in Fanno Creek
within the limits of the 100 year flood level as defined
by Washington County.
POLICY 35: Any recreation development along the Creek should
( not disturb the existing trees. In certain places, more
trees and native vegetation should be planted. The green- {
_,ecr__y..:...., ....r s .,____,o i
ways are not Su1tEC1 fOr lnienslve L'CV1 Ccla.i.va♦ ..a"c niiu ucvc.i.vp—
meat should be restricted to an all-weather path and passive
areas for resting, picnicking and related activities.
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�s�'•�� 1�'ir ; '�' x a � .'i # .: hs✓ �': l,,.t�# dug r �.�Fa�"" sx#+.P�'t� 5,��*',3�r'"
*�"�.z'r.t;�.`Y,.:kk�. +s"&aIs1:6�3"� '{"�.� ��.di5x._ �Y'�'.��..a.;�-.f`z�ai�i x��� �"a, aw'�, r z�i ��, E �.:�,..rfr,n g - t ^, � z•'sr`r�a' sp+�,,r - ..
'' d @'" f' ''�`" �;,n-r, a f t:„ae}�n Esc _"`��•I-.c' ssc.a s.:^'T��..oa.,`"3'' 6d" ..
RECOMMENDATIONS
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l
Because each policy i; a recommended course of action, this ?
section is- necessarily brief. It includes those actions which }
must be taken if this plan is to become a useful and effective
document. These recommended actions are as follows:
1. The Neighborhood Planning Organization recommends
that the Tigard City Council and Planning Commission
adopt this Plan as the official statement of land use
policy for this area. This Plan shall supersede the
Tigard Community Plan where conflicts exist between
them. t
2. The existing zoning pattern must be brought into con
tormance with the Neighborhood Plan in order to im-
plement the Plan's proposals
3. The opinion of the Neighborhood Planning Organization
should be sought when major decision and/or develop-
ment"proposals affecting this area are being considered
'by the City.
4. A resolution should be adopted by the City Council giving
official recognition to the Neighborhood Planning Organi-
zation and prescribing bylaws;to define their function
within the land use decision making process'.
Page 46
ADDENDA
i
{ Page 3 (a)
On August 26, 1974, the City Council adopted Ordinance
No. 74-50 restricting the filling of flood plain lands.
This ordinance will result in a minimum of property
damage during :Moods, qualify property owners for
federal flood insurance and save tax dollars by pre
�. serving a natural drainage system rather than necessi-
tating construction of a piped system. #
Page 9 (b) 1
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Tri-Met bus line no. 78 now serves Lake Oswego, Washington
Square, Beaverton, Cedar Hills and the Downtown area and
northeast portion of Tigard.
rage g (c)
1.
The new Folder Junior High School, located at S. W.
Tiedeman and Walnut streets, has replaced the old
1 facility formerly located at S. W. Scoffins and Main
St. within the Plan Neighborhood.
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