Ordinance No. 77-69 CITY OF TIGARD, OREGON
ORDINANCE NO. ?7-
AN ORDINANCE ADOPTING NEIGHBORHOOD PLANNING ORGANIZATION PLAN
NUMBER FIVE TO THEREBY ATTAIN THE PURPOSES AND OBJECTIVES OF CHAPTERS
197 AND 227 ORS INSOFAR AS APPLICABLE WITH RESPECT TO THE NEIGHBOR-
HOOD PLANNING ORGANIZATION NUMBER FIVE PLANNING AREA THUS SUPERSEDING
THAT PORTION OF THE TIGARD COMMUNITY PLAN AS ADOPTED BY ORDINANCE NO.
73-6 HERETOFORE APPLICABLE TO THE SAME AREA, AND FIXING AN EFFECTIVE
DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The City Council finds that the Tigard Planning Commis-
sion, with the assistance and guidance of Neighborhood
Planning Organization Number Five, the planning staff, and the re-
sponse of citizens given in public hearing, heretofore submitted to
the City Council documents comprising a plan map and text entitled
"Preliminary Draft of the Neighborhood Planning Organization Number
5 Plan", dated April 19, 1977.
Section 2: That the City Council further finds that said documentary
presentation has as its base and background a thorough
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 concepts for the future
growth
ment and beautification of the neighborhood area, including,adsystem
of streets, parks, and transportation facilities, as well as plans
for the promotion, development, and regulation of industry and the
economic needs of the community, and includes a study and proposal
in general terms of such media as may be advisable for promotion of
the public interest, health, morals, safety,
and welfare of the neighborhood planning aea, and rsaid�nveniencdocumenteis
attuned to comply with the requirements of a comprehens4 ve plan as
contemplated by Chapters 227 and 197, ORS, to the extent applicable.
Section_ 3: The Council further finds that after due and legal notice,
a public hearing was held in the Lecture Room of Fowler
Junior High School, Tigard, Oregon, on July 11, 1977 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 op-
portunity 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 Planning Organization Plan Number Five" con-
stitutes an appropriate and desirable guide for orderly development
of the lands thereby affected, including, as it does, a land use and
traffic circulation map, marked Exhibit "A", and an accompanying
p Ying
e
0
Plan Text, marked Exhibit "B", all of which is hereby adopted and
promulg4ted as the comprehensive plan for the area involved to pro-
vide a basis for 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
Mayor. day after its passage by the Council and approval of the
PASSED: By 07ch,yy vote of all Council members present , after. being
read Yhree times by number and title only, this ,2,2 da of
1977. y
Recorder uaCi y of f'gard
APPROVED: By the Mayor this aj _ day of ,t 1977,
Ua-Y
eT //- it,/ of Tigar
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Ordinance No. 77-
-AHIBIT "B"
NPO # 5 PLAN TEXT
THE PLAN
The following plan narrative describes the intentions of the Neighborhood Planning
Organization and the City of Tigard with respect to the future development of this
Neighborhood. It is a "policies plan", providing guidelines for c:;velopment in the
form of policy statements. These policies, the accompanying text, and the plan map
are to be consulted jointly when evaluating development proposals. These proposals
include zone change requests, subdivision proposals, changes in the street system,
or any proposal requiring public agency review.
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 Tigard Community Plan. These goals provide the basis and describe the broad
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purposes of the Neighborhood planning effort and have been included 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 PLAN (As adopted in"1971)
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.
Tlierp-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 services
in different parts of the city. The citizens of the community should 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 y
different public facilities and services in different parts of the city.
2. The comprehensive plan recognizes the established character of existing
neighborhoods and seeks to preserve and enhance existing neighborhood values.
Future development proposals should be sensitive to the concern of citizens
for their own immediate environment as well as to the well being of the city as
`` a whole. j
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 various parts of the city. The comprehensive plan recognizes
the potential of greenways in enhancing the livability 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 activities 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 comprehensive plan provides for improve-
ments 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. Tigard does not have a "central
business district" in the sense that a very large proportion of its stores and
other businesses are concentrated in the central location. The comprehensive
plan seeks a distribution of neiqhborhood and community shopping centers in
locations that are easily accessible to the areas they serve. These shopping
centers will be designed in a manner that will minimize Sand use and traffic
conflicts.
5. 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 employment .
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 facilities and services. Regulations set for industrial development
will insure high standards that are in the interest of industry and the city
as a whole.
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 he developed on adjacent sites, tied to the greenway system. While
the patterns of existing ideal development and the topography do not always permit
an ideal arrangement of schools and parks, the comprehensive plan will assist the
community to approach this objective.
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NPO #5 PLA.4 POLICIES
for
RESIDENTIAL DEVELOPMENT
y.
Within the Neighborhood, the Tigard Community Plan describes three types of
`�• residential development. These are single family, multi-family and a mixture of
multi-family and commercial. This plan incorporates the first two but excludes
the third category involving a mixture of uses.
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URBAN LOW-DENSITY RESIDENTIAL DEVELOPMENT
The area on the plan map designated Urban Low-Density Residential is intended for
single Family residential development. This designation is used in the Tigard
Community Plan and the first four policies related to this designation are taken
directly from this city-wide plan. These policies establish density and improve-
ment guidelines for the Neighborhood. }'
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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
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desire of individuals to own a larger lot.
POLICY ,2,. Residential subdivision will be developed with paved streets, curbs and
gutters, street lights, and walkways, according to city or county standards. All `
utilities will be placed underground.
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POLICY-3. 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 development and (b) designed to
meet city or county standards. k
POLICY 4, Planned unit development will be encouraged on tracts large enough to
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accommodate ten or more dwellings. Planned unit development will permit a degree
of flexibility in design that will enable a higher quality of development in
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accordance with zoning standards.
PROBLEM: The neighborhood's location adjacent major employment and commercial areas
and bordered by major thoroughfares has be E
7 g gun to result in coversion of land to
commercial and industrial uses in existing residential areas. s
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The above state, problem is one of the primary planning issues t;,_,: the NPO dealt
with in developing the plan. As Tigard has continued to develop the locational
advantages associated with the freeway, state highway 217, and the two railroads
traversing the area have resulted in a considerable amount of industrial develop-
ment. This plan recognizes the locational advantages of properties adjacent the
freeway and railroad, but also attempts to protect residential development which has
already occurred. The intent is to protact the strongest residential areas by
permitting conversion of peripheral areas and by graduating or stepping down the
intensity of land use as residential areas are abutted. The plan is particularly
concerned about achieving a comparability between the broad range of land use
categories which exist in this neighborhood. This is especially important in
relationship to the developing residential area west of ianno Creek. The creek, the
trees and other vegetation found along it, provide an excellent opportunity to both
separate and buffer the residential area from the industrial development associated
with S.W. 72nd. The Tigard Community Plan proposes a natural preserve greenway
system utilizing Fanno Creek, and its tributaries. This plan underscores the
importance of maintaining this natural amenity.
POLICY S�. Insure that residential development is protected from the incompatible
features of industrial land use by means of employing the following lard planning
techniques:
A. As industrial development .approaches residential areas provide for a stepping
down of the intensity of industrial use.
B. Provide protective buffers for residential areas by use of such natural
features such as the Fanno Creek Greenway.
C. Where disparate land use types are closely grouped together, employ strict
site development standards that insure compatibility.
{ POLICY',6. In order to enhance the environment of the residential areas, -natural
amenties such as Fanno Creek and its tributaries as well as existing stands of
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of evergreens, thickets of deciduous bushes, shrubs and trees, particularly where
j' they form a buffer between land use types, should be retained.
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PROBLEM: Should any mixing of housing types occur to include duplexes and
apartments in a single family area?
The Tigard Community Plan allows limited mixing of housing types in the urban low
density residential areas. However, due to the limited size and location residential
portions of the neighborhood, the housing mix suggested in the Community Plan could
erode the existing single family character of the area designated for urban low
density development. There was also concern that mixing of housing types could
result in eventual encroachment by adjacent non-residential uses. The greatest
pressure is for the development of apartments. The mixture of housing types
therefore is to be limited to duplexes scattered among single family units. These
units would be allowed at intersections, adjacent major thoroughfares, and as a
( transition between single and multi-family residential uses. The intent is not to
F put more people in a less desirable location (two families rather than one) but to
provide a location for this type of housing while achieving the most desirable
development. The locations suggested for duplexes are those usually developing
w=~h moderate to lower priced homes. When a duplex is located within this type of
area, the result is usually a more desirable use of the site.l
POLICY`7. 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.
POLICY 8,\ Within the urban low density residential area allow duplexes on lots less
appropriate for single family homes to include locations at street intersections,
adjacent major thoroughfares, and as buffers between non-residential and multi-
r (` family and single family areas.
PROBLEM. The development of residential and subdivisions often result in the loss
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of desirable natural amenties in order to provide the stardAgd zed plott#na
and street patterns required by the zoning and subdivision codes.
POLICY 9. When developments are proposed in the urban low density area for sites
which include identified natural features worthy of preservation, the planned
development concept shall be utilized if the PC determines it the best method for
preservation.
1 The Tigard Zoning Ordinance required duplexes to be considered for approval
by the Planning Commission in a public hearing. Conditions can be placed upon the
approval to insure compatibility with the surrounding homes and in addition the
ordinance requires a 10,000 sq.ft. lot size minimum rather than a 7,500 sq. ft.
lot and landscape and architectural plans to be approved by site design review.
These approvals are required in order to assure compatibility with the existing
neighborhood.
The planned unit development concept sited in the above policy allows deviation from
the normal zoning and subdivision standards when it can be demonstrated that a more
desirable development will result. An example is the reduction of individual lot
size to enable the creation of usable common open areas. The planned unit develop-
ment (PUD) is often capable of producing a more desirable living environment and it
is therefore recommended that the larger vacant parcels having natural amenties
worthy of preservation be developed as PUDs. one such method employs_A clustering of
houses into groups of three to seven, with the land between the clusters devoted to
open space. Developing land as a PUD is a method of retaining open space and
irreplacable natural features by allowing a higher density on the adjacent land. This
is known as density trade-off and is used as an incentive for developers to donate
open space and natural amenties. The trade-off involves allowing the number of
developing units which could be constructed on the park site to increase the density
on the remainder of the parcel. It is important to note that while this system works
for proportionately small trade-offs, it creates problems as the trade-offs get larger.
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For instance, if 20 acres were divided in half, with 10 acres for park and 10 acres
for housing, the development would no longer be single family but multi-family.
Therefore, while trade-offs can be used to benefit the neighborhood, the intent of
the plan must not be violated by permitting multi-family types of development on
parcels designated for single family use in an effort to acquire public open space.
URBAN MEDIUM-DENSITY RESIDENTIAL
This land use category provides for multi-family residential development. It
corresponds to the same category provided in the Tigard Community Plan and the
following five policies are taken directly from the Community Plan. These policies
establish density and improvement guidelines for the Neighborhood.
POLICY 10. 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 existing development patterns.
POLICY`],1. Urban medium-density .residential areas will be developed with paved
streets, curbs and gutters and walkways, according to city or county standards. All
utilities will be placed underground.
POLICY 12'... 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 development, and (b) designed to
meet city or county standards.
POLICY . Site plans will provide for adequate open space to (a) protect adjacent
properties, and (b) provide ample yard space for residents and play space for
youngsters.
POLICY, 14. High design standards will be established for signing and appearance,
including the landscaping of setback areas and the designation of access points.
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PROBLEM: Unfortunately, some apartments have had a detrimental effect on the
Neighborhood. Land not covered by building is given to the automobile as
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parking, at the expense of landscaping and usable open space for residents.
As provided in Policy 10 above, the maximum permitted density is 12 dwelling units
per acre. This density is well below the 19 to 39 ,:nits per acre allowed when the
Neighborhood's existing apartments were constructed. The result of these higher
densities was a site with a two or three story building surrounded by a parking lot
with little or no room left for landscaping or on-site recreation space. To remedy
this situation, the Tigard Zoning Ordinance has been amended to conform with the
Tigard Community Plan. The A-2 apartment zone now restricts density to a maximum
of 12 units per gross acre and requires landscaping and on-site recreation space.
PROBLEM: Some existing apartments are poorly sited in relationship to adjoining
single family development with no aparent concern for achieving a compatibility
between the two types of land use.
Multi-family development is a living environment and its "livability" 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
higher rent schedules for their owners. This type of apartment is desirable to the
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community because they can be better maintained, the residents are more permanent
members of the community and the, structures maintain a higher taxable value over
their life span. Therefore, each apartment project must be evaluated according
to the kind of living environment produced.
The impacts upon surrounding land use, especially single family homes, must be
considered. Large buildings should not tower over single homes causing windows,
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balconies and patios to look into the windows of adjacent hones or apartments.
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f' POLICY '7 S. Apartments should be located to produce an optimum living environment
for the occupants. Development criteria should include:
A. Buffering by means of landscaping, fencing and distance from commercial
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areas and major traffic carriers such as Hall Boulevard.
ell as pedestrian and bicycle access to parks,
B. On site recreation space as w
schools and convenience shopping.
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to minimize the visual effects of parking areas an
C. The siting of buildings F
to increase the availability of privacy.
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uce the lease adverse effects upv;.
POLICY 161. Apartments should be located to prod
` velo ment criteria should include.
single family areas. De p
fencing and distance.
A. Buffering by means of landscaping,
nizing
the conflicts of
B. Compatibility of design recogmass and height
between apartment buildings and houses.
This plan allocates all urban medium density development to one area; the
triangular shaped property between Fanno Creek, Hall Boulevard and Bonita Road.
he
This area contains approximately 74 acres of developable land (deducting t
plain area in the Fanno Creek Greenlood
way) and therefore has the potential of containing
� tits. This area was selected for multi-family development
890 multi-family dwelling un g Boulevard, and its
because of its being adjacent to a major thorou hfare, Hall
adjacency to the Fa^_no Creek Greenway which will provide open space relief for this
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the placement of apartments
medium density residential development. In addition,
in this area will accomplish a stepping down of the intensity of land use by pr
evelopment east of Fanno Creek to the single family
a graduation from the industrial d
development west of Hall Boulevard and south of Bonita Road.
COMMERCIAL DEVELOPMENT
Commercial Development is necessary to meet the needs of the residents and employees
facilities are located just beyond the
for goods and services. The major commercial
ri�-y of, the demand generated in this
boundaries of NPO #5 and will serve the majo
._
area. However, three small areas of commercial development are designated on the plan
the. intersection
ma , These are the intersection of Hall Boulevard and Pacific Highway,'
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of Bonita Road and Hall Boulevard, and the intersection of Upper Boones Ferry Road
/ and S.W. 72nd. The commercial development at Hall and Pacific is actually part of
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the strip commercial development along this portion of the highway and does not
actually relate or orient itself to this neighborhood.
The two remaining commercial areas do orient themselves to the neighborhood, and
are located for ease of access by residents or employees of the area. The commercial
designation at Bonita and Hall is intended to serve as a neighborhood shopping center.
Typical businesses in this center might include a small food market or
delicatessen, a barber shop, a beauty salon, and a self service laundry. The plan's
objective in providing commercial at this location are to:
1. Establish a small limited commercial center in proximity to the residential
development that will serve the immediate shopping needs of neighborhood
residents.
2. To encourage pedestrian shopping and minimize vehicular traffic to community
shopping centers.
3. To protect adjoining lower intensity uses from the adverse affects of noise,
bright signs, vehicular traffic,. and visual blight that are often
associated with commercial development.
The commercial development designated for the intersection of Upper Boones Ferry
and 72nd is intended to serve the needs of the developing 72nd industrial area.
Typical businesses would be restaurants and/or a delicatessen and service establish-
ments such as banks and barber shops.
YOLICY"i,.7. As existing businesses are renovated and new ones are constructed, the site
design review staff will encourage high design standards. Compatibility of land-
scaping, architecture and signing will be sought.
l' POLICY 18.` Require the placement of utilities undergound in new developments and
seek means of placing existing above ground utilities underground.
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POLICY 19. Pacific Highway is developing as a strip commercial highway. The
traffic-carrying capacity of this highway should have the strongest priority and
( adjacent commercial development should be subordinated to this need.
POLICY 20. 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
should be clustered and share common parking 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.
POLICE Development will concide with the provision of public streets, water
and sewer facilities. These facilities shall be (a) capable of adequately serving
all intervening properties as well as the proposed development, and (b) designed to
meet city or county standards.
INDUSTRIAL DEVELOPMENT
This neighborhood contains the largest amount of industrial land in the Tigard
community, 640 acres. This industrial land represents the major employment base
for Tigard and the ability of this area to function well as an industrial community
and provide room-for existing and newly arriving businesses to expand has severe
economic implications for the entire community. A suburban community such as Tigard
invariably finds that a good portion of its residents are employed outside the
community. The result is commuter traffic, less indentity with the community to
operate from. Therefore, a large employment center, such as the industrial area in
NPO #5 represents, is a necessary ingredient towards providing a balanced community
with adequate employment and living opportunities.
\. POLICYX 1��; The industrial portion of the NPO is seen as an economic asset to Tigard
Communityand land use decisions which affect this area must be judged according to
their economic implication.
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While recognizing the very important roles that the industrial area plays in the
! economic fabric of the community, it is also important that it be developed according
t to good principles of community design and in order to produce compatibility with
adjoining land uses. Since adoption of the Tigard Community Plan in 1970, the City
has been applying these planning objectives to industrial development occuring in this
area. Examples are the Sandburg industrial area with its well designed and landscaped
business properties. In addition, the Planning Commission has closely scrutinized
projects choosing to locate adjacent the Rolling Hills residential area and an
example of this review process is the approval of the planned unit development on
72nd and Varnes which retains a large portion of the trees on the site and establishes
design criteria for any buildings which will be located there.
POLICY �,3. Where industrial land adjoins residential land the City's industrial
park zoning classification (m-4) will apply.
POLICY 24. Develop performance standards for industrial areas adjoining residential
areas according to standards established by the DEQ.
There is one instance where this plan finds it unnecessary to rezone M-3 property to
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K N-4 - the approximately 38 acre property west of the Rolling Hilis Subdivision.
This is due to the sloping characteristic of the land, away from Rolling Hills, and
' the designation of the Plan map of a 50 foot wide evergreen vegetative, sight
obscuring and sound attenuating buffer, to include utilization of the existing trees
where feasible. In addition the proximity to residential development requires that
a the following uses normally permitted in a M-3 zone be prohibited as permitted uses:
a. Planing Mill
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b. Sash and door manufacture
The following use normally permitted in a M-3 zone be designated as a conditional
use:
a. Shops; sheet metal, machine and welding
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POLICY �$- Limit the amount of commercial development to occur in the industrial
area, allowing only some growth of existing retail and service commercial in the
area.
NEIGHBORHOOD STREETS
The traffic circulation element of the Neighborhood Plan is intended to provide the
necessary automobile access to property while avoiding congestion and minimizing
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the impact of traffic on the residential area. The system of streets presented on the
plan has been analyzed by a consulting engineer, Carl Buttke, and the results of
this study are included in a report entitled "Traffic Circulation Plan for NPO's
available at City Hall. Considerable concern was expressed by the NPO
regarding the widening of arterial routes now traversing the neighborhood (Hall '
Boulevard and Durham Road) and the impact that these upgradings would have upon the
residential areas. As a results the NPO recommends that Durham Road not be realigned
to connect with Upper Boones Ferry Road at 72nd and that any improvements made to the
major thoroughfares be according to the following standards:.
POLICY Within the residential portions of the NPO, on Durham Road, Hall
Boulevard, and Bonita Road, the City's arterial street standard shall be reduced to
the following standard: The. iiTipro"ved pavement section shall consist of a two lane
roadway with a center turn lane at intersections, a landscaped median strip where
turn lanes are not necessary, a bikepath on one side and a sidewalk on the other;
with all these improvements to take place within a 60 foot wide right-of-way section.
The residential portion of the plan text refers to the proposed development of 74
acres of multi-family residential in the triangular shaped area bounded by Hall
Boulevard, Bonita Road, and Fanno Creek. In order for these properties to develop
in such a manner as to minimize traffic impacts upon Hall Boulevard and Bonita Road
a spine road is proposed which would bisect the narrow and deep properties in this
area, providing vehicular access on one integrated facility. The general alignment
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of such a facility is shown cn the plan map but more detailed engineering design
�- work is required.
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PARKS AND OPEN SPACE
The plan map defines, for the Neighborhood, the greenway system proposed by the
Tigard Community Plan. The drainage ways traversing the neighborhood represent
an environmentally sensitive area which, if improperly managed, can result in
seasonal flooding and related drainage problems, inevitably requiring considerable
public expenditure to remedy. In addition to their capacity of carrying runnoff
water, the stream channel's trees and associated vegetation provide a desirable
natural amenity, helping to ba.lance and soften the effects of development, i.e.
streets, light standards, buildings, etc. The greenway proposal requires the
assistance of property owners and developers whose land is traversed by drainage
ways. While subject properties will retain the same zoning as adjacent properties,
// proposed projects which include land within the greenway will be reviewed according
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to their impacts upon the greenway system and any increase in demand for open space
resulting from the proposed development. This greenway system utilizes the natural
stream channels passing through the Neighborhood as a linear park and proposes that
M the trees and most other vegetation be retained and that a bicycle-pedestrian path
system be constructed along its length. No formal park sites are proposed on the
`plan map; however, the N.P.O. recognizes that usable and desirable open areas are some
of the greatest assets to be found with the Neighborhood. The N.P.O. encourages that
at least one major Neighborhood park site be purchased by the City at some time in the
future and, in addition, that in all new developments efforts be made to preserve as
much usable open areas as is feasible. The following policies are provided in order
to guide the City's planning effort in relation to providing parks and open space to
service the Neighborhood:
Policy �,. When land is developed and includes a designated bicycle p?th
route, easements should be granted to the City. In cases
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where development increase the need for the path, construction
should also be required.
((r Policy'Z6. The construction of pedestrian/bicycle paths is of the highest
tt, priority among needed public improvements in the Neighborhood t
and should be accomplished prior to, or in conjunction with,
improvements to the street system.
Policy 29. Any development along stream channels for recreational purposes
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should not disturb existing trees. In places where trees are
absent; some should be planted. The greenways are not suited
for intensive recreational development and should be restricted to
an all-weather path.and passive areas for resting, picnicing and
related activities.
Policy '30. Recreational facilities will be provided to meet the needs of all
age groups residing in the Neighborhood. Facilities which must
be within close walking distance to be utilized, such as a
neighborhood play field, will be located within the Neighborhood.
Facilities capable of serving a -larger area, such as a tennis
court or senior citizen activity center, can be located adjacent ?
the Neighborhood if found to serve adequately the residents. p'
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CITY OF TIGARD, OREGON
ORDINANCE NO. 77-_
AN ORDINANCE ADOPTING NEIGHBORHOOD PLANNING ORGANIZATION PLAN
NUMBER FIVE TO THEREBY ATTAIN THE PURPOSES AND OBJECTIVES OF CHAP'T'ERS
197 AND 227 ORS INSOFAR AS APPLICABLE WITH RESPECT TO THE NEIGHBOR-
HOOD PLANNING ORGANIZATION NUMBER FIVE PLANNING AREA THUS SUPERSEDING
THAT PORTION OF THE TIGARD COMMUNITY PLAN AS ADOPTED BY ORDINANCE NO.
73-6 HERETOFORE APPLICABLE TO THE SAME AREA, AND FIXING AN EFFECTIVE
DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The City Council finds that the Tigard Planning Commis-
sion, with the assistance and guidance of Neighborhood
Planning Organization Number Five, the planning staff, and the re-
sponse of citizens given in public hearing, heretofore submitted to
the City Council documents comprising a plan map and text entitled
"Preliminary Draft of the Neighborhood Planning Organization Number
5 Plan", dated April 19, 1977.
Section 2: That the City Council further finds that said documentary
presentation has as its base and background a thorough
study of the needs of the area for the relief of traffic congestion,
betterment of housing and sanitation conditions, establishment of
� F land use patterns with basic concepts for the future growth, develop- e
ment and beautification of the neighborhood area, including a system
of streets, parks, and transportation facilities, as well as plans
for the promotion, development, and regulation of industry and the
economic needs of the community, and includes a study and proposal
in general Terms of Such media as may be advisable for promotion of
the public interest, health; morals, safety, comfort, convenience,
and welfare of the neighborhood planning area, and said Jocurnent is
attuned to comply with the requirements of a comprehensive plan as
contemplated by Chapters 227 and 197, ORS, to the extent applicable.
Section 3: The Council further finds that after due and legal notice,
a public hearing was held in the Lecture Room of Fowler
Junior High School„ Tigard, Oregon, on July 11, 1977 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 op-
portunity 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 Planning Organization Plan Number Five" con-
stitutes an appropriate and desirable guide for orderly development
of the lands thereby affected, including, as it does, a land use and
traffic circulation map, marked Exhibit "A", and an accompanying
4
Plan Text, marked Exhibit "B", all of which is hereby adopted and
®
promulgated as the comprehensive plan for the area involved to pro-
vide a basis for present and future guidance in( zoning,a g, subdivision,
partitioning, and regulatory planning or 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.
PASSED: By M cr,Y7 vote of all Council members present, after being
read hree times by number and title only, this .2,2 _ day of
1977.
Recorder - City of Yigard
APPROVED: By the Mayor this 2,z_ day of A f.t_ , 1977.
Y//Z ,
4aklar /- -Citof Tigar
�i'•P.3icYP�L' o� �UtyNc.
r .
Page 2
Ordinance No. 77- _
w
�
"=��S til�n-?'�d _`Gx' g q r
un-it *ger acre den
°`•yam }y .�7,�. un L Uav v��GpTent s f'1
:.•.+ a. .. .�:. .• ,�.,•:.,`.�..•:.tom'
F1 R
'� '��'h:,.,^.tip,� •
A •'
12 nae,l lira s
♦.� = ?:.;ia per a ro T-1
- _ per acre 1
Ir
G Q -1 '♦a' O ` "'S, T1 } � '' ti tea,r�- .^� �. _� �`�.•-,wwr.. y.
• .'�._:_:.�rS-y-.,dry;:;::.�r(a _ _ r. T��, •�y t�.
>.3,par ac e
--' J 6_ :eil _no lir;�s
��.�.�Y� � ! � � � a M-�'Y f^• a� t..1 °
are �ansuiiable for typical industria? development.,
"he � -� zone permits so ;e uses not f: :d in the
U. zone such as ,eneral offices and research and
development laboratories, whic:n are more suitable
n conclusion, a
A. the sloping portio~ of this site. r
sta.'I rec.-rd.e1.'ds that his site (or at least
q L steeper slope Ct?reC t�-}f rZbU t1.t1?1a Rolling ri'1�.S)
be d8s?Ln ped or the Plan for= is, zenirS
iII i:ei _ borhood Streets (see nage 16)
One street standards proposed by the ITTO P_tan present some
�__
problems -from a plan-Tin—g star_dooint. Ali l e -ne s tee . cross
section proposed by the h willhandle the same volume.of
traffic as the desi� beir_S proposed by staff, it does not
require tree donation_ o= r+.gh .-of-;•:av by developers as ad-
;jacent properties are developed.. In addition, the addition
of a landscaped median strip till result in a faci l3 ty more
ca:-.pztib?e :•tit�'1 tine residential land it is L.Mversino. ane
t"'" is attached dr?:•:inos depict the street cross sectio
pro- :� �4
posed by staff for -:all Blvd. , :'grid Diii°�ia.2-Rd. W ori
:rithin the residential portions or the ?.-0. in addition, it
is intended that additional ri oht-of-:'lay be acquired
as a condition of development. The staff also disagrees
ltiith the Plan's reco �tendatio*! f or S.11. 72nd. Consulting,
r o ommee. de r.
traffic eroineer, Carl But t'se has r�c. n_„d that- 72_d be
devele-ped as a standard arteria? road with 0.0 feet of right-
of-way-
_ ht-of-:•:ay' ar?C L; -i ovir_® traffic la-ies. l.�'_his standard should be �
adhered i.o.
1V U.S., Treatment- pians Vicinity
The !,;P0 Plan recommends loe: density residential development
fur the laid south of Durham Road and adjacent 4nQ treat
-
.fur
plant. Staff finds that '`t.'ne con use
in usa 'ihiCil have
c ady arisen X72 y•:2::n 'Che plant ant and adjacent residence
..� .. 'r– rnr+ ilio TT R' A i� i n +1io '
1w.1�.nC. .�v C;,o 4�.. +.LLa .Lvv
s. of p7arehzsi ns the ma jori tv of residence adjace_*zt-w'ze
pla-t in order to eliminate these conflicts. Staff there-
Tore reco* ends that all the .lan? i:z YPOL5 south o' Durham
Road be p?.ar-ned for institutional uses.
r
• i, it r l:� � 1 ;-- - t
V
,, 4 ;
Li
It
r ; �
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i
rk
15' 15' 8' 8' i0' 12 114' 12° 1 10' 10' 5',
Earth
i .t ► Earth
Building Berm r w Berm.
Line c
ca to 6r-4 co -o cc a. , on ra
G Q Ors w p}- d 161
In O to—
1 90' RIGHT OF WAY
T�a�ew Mss.•'
Property
L.a ne Line
e ,
6II CARL H. BUTTKE
CONSULTING ENGINEER -`
P.U. BOX 536 ® ~OUTLAND, OREGON 87207 :. S03 i 223•v7Lt1 / }�!{
TIGARD NPO 4 & 5
TRAFFIC CIRCULATION PLAN PROGRESS REPORT
June 20, 1975
PRESENT TRAFFIC PATTERN
The present traffic pattern was determined by measuring
traffic for a seven-day period on most streets within NPO 4 & 5,
conducting intersection turning movement counts at all key
intersections within the area, through the distribution of an
employee travel questionnaire at certain buildings and from
data developed by the Oregon Department of Transportation.
Sheet No. 1 ir_dicates the average ireekday volume measured
within the study area
f
Analysis of that questionnaire and regional transportation
forecasts made by the Oregon Department of Transportation,
indicate that approximately 25 percent of the traffic enters
and leaves the study area via Pacific Highway and I-5 towards
the northeast, nearly 10 percent to the southwest, approxi—
mately 20 percent to the south via I-5, 72nd Avenue and Upper
Boones Ferry Road, seven percent to the east vie. Bonita and
Haines Roads, 20 percent to the northwest via Oregon 217 and
the remaining 18 percent immediately to the west of the study
area.
t
• w N a � N S_ t / ���
O �
OM it �
I{lltCl 1. �
Tom• �
TC =
i 1900 PQ C
NA/alt tt Ao� + M 2200 NtlYlt
' O �
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ti� s'y `�® fie p cors.a•a • v v d � _
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ROGt1.1000 �
�: I/I S•N/tYKA
�:� fAc OoWIO I
23®o
n d
O O ^ P V �Ltlt1 BONITA RO.
C P
OIYt AROOM �� ®011 .1
Z
R°Sf
it
SATTtVI ST.
0 O`
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O ^ a
4-00c) OURNAM RS ��®� pr 4AtrYCT°Y
L4 ..
Q
CURREtMlr
CAW P.sumil
s0 w w sY1 0
Travel questionnaires were distributed to 41 ,045 employees
and 820 usable copies were .returned. The mode of travel to
t and from work was reported as follows:
Drive Auto 79.0%
Auto Passenger 17.0%
BUS 0.1%
Walk & Other 3.9%
Sixty—one percent of thoserespondi.ng to the questionnaire
indicated an interest in riding the bus to and from work if
service were provided every 30 minutes within a two—block
walk from home or work. They also indicated', on the average,
that they live 12 miles from work. A copy of the question—
mire is shown on the following page. .
STUDY AREA LAND USE
The study area was divided into 29 traffic analysis zones
from which existing and future traffic was estimated, based
on the existing and preliminary full development land use.
The existing and preliminary full development land use by
type .is summarized for NPO 4 &. -5 and was the basis for the
preliminary traffic projections.
t
CARL H. BUTTKE
CC14SULTNG E14"EtA
. . .. ... ...
EMPLOYEE TRAVEL QUESTIONNAIRE
made to determine the travel. characteristics of employees
is being an o,lgoing effort of the- City of Tigard to develop plans
A survey �
w).thin NPO 4 & 5
improved travel circulation. E
answer or write in the answer
Please circle ONLY the CODE IM11BF,R of your I
on the blank provided.
einem l� DC YOT� WORK?
l
Name
Address
o
IN WHAT TYPE OF BUILDING DO YOU WORE? eater & Service
5. Auto D
10 . Office Building 6.6, Retail Establishment
2. Manufacturing 7. Other
3. Warehouse
4. . School
o , ON A TYPICAL �aEMMAY HOW DO YOU TRAVEL TO WORK?
1 . Drive automobile. at same building with you.
2. Auto passenger of someone working at same building with you.
Auto passenger of someone not working
4. Bus
5. Walk
k r, 6. Bicycle
7. Other --- (-
� o WHAT TIME DO YOU ARRIVE AT WORK ON A TYPICAL DAY?
a ' WHAT Tlrtr; yG i0U u">'E wOP ON A TYPICAL, DAY?
. o ON A TYPICAL DAY, DO YOU DRIVE TO & FROM LUNCH? 1 . Yes 2. No
® .. .HOW MANY TIMES A DAY DO YOU DRIVE AWAYFROTH: WORK, EXCEPT TO GO HOME
AT THE END OF THE DAY?
o WHAT IS�YOUR HOl'IE ZIPCODE?
o HOW FAR DO YOU LIVE' FROM WORK`' miles minutes
o HOW LONG DOES IT TAKE YOU TO TRAVEL BFT�11lEli HOME AND WORK.?
® xiOW MANY AUTOMOBILES ARE T11ERE IN YOUR HOUSEHOLD?
W.s� WOULD -YOU RIDE TIM BUS TO WO�RK IF IT CARIE EVERY 30 MINUTES WITHIN T
BLOCKS OF YOUR HONE AND OR
1 Yes 2> No
I
Preliminary
Land Use 1975 Full Development
t
Single Family 554 units 1 ,200 units
Residential 3
Multi Family
Residential 356 units
Mobile Homes
57 units 57 units
Retail
355,000 G.S.F.* 580,000 G.S.F.
Restaurants 18,000 G.S.F. 32,000 G.S.F.
Motels 7,100 G.S.F. 127,000 G.S.F.
t
General Office 450,000 G.S.F. 2,760,000 G.S.F.
Industrial 1 ,235,000 G.S.F. 4,436,000 G.S.F.
Warehouse &
Distribution 387,000 G.S.F. 1 ,700,000 G.S.F.
#G.S.F. Gross Square Feet of Building Area.
This• proaection indicates that NPO 4 & 5 would contain f
approximately 1/3 the office space as the Portland Central
Business District did in 1970. This allocation of office F
space and industrial space seems high.
4
GENERATED TRAFFIC
It is estimated that some 52,000 vehicle trips are made in,
out and within NPO 4 & 5 on an average weekday in 1975. That
is, some 26,000 vehicles are attracted to all the buildings
CARL K BUTTKE
COPOSULTING mvogA
in NPO 4 & 5. The preliminary full, development land use-
indicates that some 150•,000 vehicle trips would be made in,
out and within the NPO 4 & 5 assuming the 1975 level of
transit service and carpooling. The effect of improved
transit service a.[1W ulg`,Liei' aiAtv,..v iiis.G occupancy wt11 UC -
tested with the final transportation analysis.
FUTURE TRAFFIC ASSIGNMENT
The average daily traffic generated from within NPO 4 & 5
under conditions with the preliminary full development land
use were distributed and assigned to the existing street
system referred to as Alternative 1 , and to the street
system designed in the Tigard Triangle Development Plane
plus Kruse flay between I-5 at Oregon 217 and lake Grove.
Alternative 1 a
The future estimated traffic assignment for Alternative 1
(existing system) is shown on Sheet No. 2. It indicates
that under the assumed -condition, the following streets to
function properly would require widening to a 64-foot
roadway, providing four travel lanes plus a left turn lane
in the center:
CARL H. BUTTKE
C0N3triTlll:EMGaklE11 -
66
0 s
[oa
°o r? +
$
P
•.
44
Sn ��i �i• ,Q, rtlRw�yq yN
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Jv SLP 6�4 h W[Ylliyp • w ^ • O v
► Ao wAwrroN fr �•
(ZOIhD e
♦ v �
A ^ O
o
o'.,.A. 3(606 ealiv 9a�
1pcl..oe0
Mc Oa.ulp
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o
o e a c N SONITA R-. 65oa0. 64000
SATTIAR 51.
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CP
o
3 i �
v x pv!` •i-
WRNAM R6 63000 e WAV[ V"
20000 f h
AL
\ `1aNRoaKac/4 TRR�Fic• f40'T IPIClLalO80 VAMsV 'TRAFFIC
CAR•rS SWnM
w
(� Mail Boulevard
l
72nd Avenue
Hunziker Street
Bonita Road
Durham Road
Bampton Street woulcl best be developed as a four-lane
roadway.
f
r
Pacific Highway would be heavily congested between Hall
Boulevard and 1-5.
Alternative 2 t
Alternative 2 contains many features which distribute the
.. traffic better than Alternative 1 and reduce the traffic
volumes on streets within the residential areas within the
triangle area. . The assignment is shown on Sheet No. 3. j
f;
Developing the Oregon 217 and 72nd Avenue interchange into
i
a full diamond interchange serves some 2,300 vehicles daily
in each direction. This traffic, as assigned in Alternative
{
1 , would use Pacific Highway, 72nd Avenue and Hunziker Street.
1
The development of Kruse Way directly serves motorists to
and from the east which would otherwise have used Bonita
Road and then 72nd Avenue. r,
CARL H. BUTTKH
COASUITNO IMO NUM
}i4{Ga }.. O° •N o�
CIO 0
43a� v►`t,� VJ�./y,^•'�JL � ry�
4oq
eTenLt }><5300
• �t90 M�.1aaf
cy a 6t boo
O Q
♦a - � � CLIYT� wl
44 Lf
S
o
osy Oa°�y N �fO Halt YN y
�a
e4y � ~y4:i RaKla40
t4,4► ° �V Sr 2 i C13
r
A° �O M�MeTO 6 Y
0 0
� �•+ye aw �^ .gyp, v.aY} 6oa4 •
Z400
GMlw44 °0°
doaavaoo
sweset•
etCOo d 0
O r�
t _
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p 9 o- eow�rA Re.ip
40
� WlrBotn C
OD
t SArTLt% 51. tcoo I Q N 20
p
40
If
O
i
U/ANAM aoL I3000 Zoaoo 1°`:. 41wfw mrar
a
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1. ,.
NOTE AlTeR NATevt Z
'f)gtt.Y ?Ra1FF tt
7HPLOQ4" J%ZAF FIC NOT Imcf-outD a as K ocorrtcc
r
a
The elimination of 72nd Avenue as a through street between
(� jLnTnptort ;Street and Pacific Highway and using 68tti Avenue and
the through connection between Pfaffle Street and Haines
Road provides improved distribution of traff is within the ;'
I f J
area. f`
However; the overall effect does not reduce the traffic
volumes sufficiently on any one street to change .the cross
section requirements indicated in Alternative 1 , except
possibly for Hunziker Street where a 44—foot street might
be sufficient.
Additional analyses are required to determine if a full
interchange can actually be developed at Oregon 217 and 72nd
Avenue.
CONCLUSIONS
From this preliminary analysis, the following areas should be
addressed from a transportation standpoint in the development
of the NPO 4 & 5 plan. _
1 Greatly improved public transportation service in
the area.
2. Establishment of carpool programs.
3. Possible lowering of office and industrial densities.
For example, the area between Hall Boulevard, Bonita
Road and the railroad might ,be planned as all resi-
dential rather than residential and industrial.
CARL H. BUTTKE
i CONSULMO INGINISM
4. The physical feasibility of development some of
the planned roadways in the triangle area .and
interchanges with Oregon 217.
. j
m
CARL H. 6UTTKE
e
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DRAWING IS LESS CLEAR THAN : •, '
THIS NOTICE, IT IS DUE TO
THE QUALITY OF THE ORIGINAL _
DRAWING.
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