Ordinance No. 78-27 P d
CITY OF TIGARD, OREGON
ORDINANCE No. 78--2-2—
AN ORDINANCE ADOPTING NEIGHBORHOOD PLANNING ORGANIZATION PLAN NUMBER SIX FOR THE LITTLE
BULL MT. - TUALATIN NEIGHBORHOOD TO THEREBY ATTAIN THE PURPOSES AND OBJECTIVES OF
CHAPTERS 197 AND 227 ORS, INSOFAR AS APPLICABLE WITH RESPECT TO THE NEIGHBORHOOD
PLANNING ORGANIZATION NUMBER SIX 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 Commission, with the
assistance and guidance of Neighborhood Planning Organization Number Six,
the planning staff, and the response of citizens given in public hearing, heretofore
submitted to the City Council documents comprising a plan map and text entitled
Neighborhood Planning Organization Number 6 Plan for the little Bull Mountain-Tualatin
Neighborhood.
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, develop-
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 document is attuned to comply with the require-
ments of a comprehensive plan as contemplated by Chapters 227 and 197, ORS, to 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 February 28, 1978, 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 Planning
Organization Plan Number Six constitutes 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 Plan Text, marked
Exhibit "B", all of which is hereby adopted and promulgated as the comprehensive plan
for the area involved to provide 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 day after its
passage by the Council and approval of the Mayor.
PASSED: By tiIj vote of all Council members present, after being
two times by number and title only, this —-2 IJ day of
1978.
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City lRecorder --City obi and E
APPROVED: By the Mayor, this day of , 1978.
Mayor - City of Tigard
Page '2
ORDINANCE No. 78-
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ADDENDUM TO EXHIBIT B ('
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The Plan Text (Exhibit B) to be amended as follows:
a. Page 2, Suburban Low-Density Residential Development;
include a reference to the two unit per acre density
along the Tualatin River.
b, Page 3, (top of page) add an item D state "Impacts
E
resulting from drainage run-off in this area." Also
amend the 1 dwelling unit per gross acre on the west
slope of Little-Bull Mt. to state 3 dwelling units
per gross acre.
C. Page 6, following policy #12 add a new policy as follows:
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"12a. When developments are proposed in the urban medium
density area for sites which include identified
features worthy of preservation, the planned
development concept shall be utilized if the Planning
Commission determines it the best method for
preservation."
d. Page 8, add to the Institutional Development section the
following statement: t1The intent is that this area be
developed according to high design standards such as
conunonly seen in 'science parks'."
e. Page 10, add S.W. Naeve Street between 109th & Pacific
Highway be listed as a collector street.
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NEIGHBORHOOD PLAN #6
FOR THE LITTLE BULL MOUNTAIN - TUALATIN NEIGHBORHOOD
This section describes the intentions of the Neighborhood Planning
Tigard with respect to the future de
Organization and the City ua f
' . i
providing
t ve.oprnent of the Neighborhood. It is a "policies plan", p E
� guidelines for development in the form of policy statements. These
policies, the accompanying text , er�d the plan map are to be consulted
jointly when evaluating development proposals. These proposals in
. zone change requests, subdivision proposals, changes in the {
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street system, or any proposal requiring public agency review.
This plan is a means of, guiding development in order to achieve de-
, � ` . sired purposes or goals. This section therefore begins with thlan .
statement of goals provided in the city -wide Tigard Community
These goals provide the basis and describe the broad 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
e to relate this part
Community and these goals seryto the whole.
GOALS FROM THE TIGARD COMMUNITY PLAN
1 . The city intends to limit the ultimate population of the
planning area. The comprehensive plan provides for a maxi
mum population of around 115 ,000 people. There are four
categories of residential density, ranging from a surburban
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 environ-
_ ments that will
the housing needs of different
family size and income. The density of population in
the character of residential areas and determines -the demand
for public facilities and services in different parts of the
city.
J�i `` 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.
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 enhancinn the livability of the community. The implemen
1_ _ T_g rd
tation of agreenway system is a major element of ere � ► a
comprehensive plan .
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4. Heavy traffic is noisy, smelly , and dangerous. It conflicts
with residential values with
majormany
trafficthe
routesother
needj��ties
within the city. Therefore,
be designed and located in a manner that will minimize these
inherent conflicts , at the same time allowing Theorists to
comprehensive
reach their destinations quickly and safely.
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plan provides for improvementsibytcategory,he candsitmsets
designates streets andhighwaysThe major street pattern indicated
standards for their design. i
in the comprehensive plan will give notice as to how the city
intends to route major traffic volumes in the future. f
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 "central of business
i ness
district" in the sense that a very large proportion
its
stores and other businesses are oncentrks ateisintheicentral
on of
location. The comprehensive p
lan neighborhood and community shopping centers in locations that
are easily accessible to the areas they serve. These shopping i
centers will be designed in a manner that will minimize land
use and traffic conflicts.
6. 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 isto createremploymensons wholive
opportunities within the community
for there. The plan al.so recognizes the importance of a balanced
tax base in supporting necessary community facilities and
dustrial development will
services . Regulations set for in
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 e. '-
mentary 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 existing 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.
RESIDENTIAL DEVELOPMENT
The Neighborhood Plan describes three types of residential develop—
multi-family and a mixture of, multi
ment. These are single family,
family and commercial .
Suburban Low-Density Residential Develo mp ent
The south and east slopes of Little Bull Mountain are designated
Suburban Low-Density Residential. The south facing slope having a
maximum density of 2 dwelling units per gross acre and the west slope
a maximum density of 1 dwelling unit per gross. A lower residential
density is necessary in these areas due to the following factors:
A. Slope and soil conditions are not suited to higher density
development with resultant road cuts and building excavations.
B. Substantial amounts of timber would be lost if developed at
a higher density.
C. These wooded slopes provide an outstanding natural .feature
of considerable scenic value to the residents of Tigard.
To denude and densely develop them would be a considerable
loss to the community.
Policy Z. The maximum overall density will be 2 dwelling units or
6 persons per gross acre on the south slope of Little BUZZ Mountain
and l dwelling unit or 3 persons per gross acre on the west slope.
This density may apply to individual single family lots ranging
from 20, 000 to 40, 000 square foot minimums or to clustering of
units in a planned unit development.
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 re-
lated to this designation are taken directly from this city-wide plan.
These policies establish density and improvement guidelines for the
Neighborhood.
Policy 2. The maximum overall density of development will be four
dwelling units or Z2 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 individuals to own a larger lot.
Policy 3. Residential subdivisions will be developed with paved
streets, curbs and gutters, street lights, and walkways, ac-
cording to city or county standards. All utilities will be
placed underground,
Policy 4. Development will coincide with the provision of public
streets, water and sewerage facilities. These facilities shaZZ
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 5. Planned unit development will be encouraged on tracts
large enough to 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 accordance with
zoning standards.
PROBLEM : Should any mixing of housing types occur to include
duplexes and apartments in the single family area?
The Tigard Community Plan allows limited mixing of housing types in
the urban low-density residential areas. The committee concluded
that due to the existing predominate single family character of the
Neighborhood, the dispersed housing pattern suggested in the Com
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munity Plan would erode this established single family character and
its desirability as a residential area. The mixture of housing types
is, therefore, to be limited to duplexes scattered among single family
units. These units would be allowed at intersections, adjacent ma-
jor thoroughfares, and as a transition between single and multi- R
family residential uses. The intent is not to put more people in
a less desirable location (two families rather than one) but to pro-
vide a location 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
priced homes. When a duplex is located within this 1type 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 Zorn-density residential is viewed as a positive
asset to be retained. Projects proposed for this area must be
judged according to affects upon this character.
Policy 7. Within the urban low-density residential area, allow du- j
plexes on lots less appropriate for single family homes to in-
cZude locations at street intersections, adjacent major thorough-
fares, and as buffers between multi-famiZy and single family areas.
PROBLEM : The development of residential subdivisions often
result in the loss of desireable natural amenities in order
to provide the standardized plotting and street patterns re-
quired by the zoning and subdivision codes .
Policy 8. When developments are proposed in the urban low-density
area for sites which include identified natural features worthy
of preservation, the planned development concept shaZZ be uti- �
Zized if the Planning Commission determines it the best method
for preservation.
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The planned unit development (P.U.D. ) allows deviation from the
normal zoning standards, when it can be demonstrated a more desir-
able development will result . An example is the reduction of in- E
dividual lot size to enable the creation of park area. The P.U.D.
is often capable of producing a more desirable living environment
1The Tigard Zoning Ordinance requires 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 that land
scape and architectural plans be submitted and approved by the Site
Development Plan and Design Review Board. These approvals insure
compatibility with the existing Neighborhood.
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and it is therefore recommended that the larger vacant parcels be
developed as P.U.D. 's. i
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 appropriate for the area
north of O'Mara and south of Fanno Creek. This area contains two
ponds that form the nucleus 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 adjacent 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 allowing the number of dwelling units which could
be constructed on the park site to increase the density on the re-
mainder 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 donate 3 acres for a park,
80 houses would still be permitted, but on 17 acres. Although the r
density has been increased, recreation space has been provided and ;
the public benefited.
It is important to note this 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 Neighborhood, the intent of the plan must not
be violated by permitting multi-family densities on parcels designated s
-for single family use in an effort to acquire public open space.
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Urban Medium-Density Residential
This land use category provides for multi-family residential develop-
ment . It corresponds to the same category provided in the Tigard
Community Plan and the following six policies are taken directly z
from the Community Plan. These policies establish density and im-
provement guidelines for the Neighborhood.
Policy 9. 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 allow-
ing for streets and other open space. Some areas will have a lower
density owing to topography or existing development patterns.
_ , ; 'PoZicy 10. Urban medium-density residential areas wiZZ be developed
with paved streets, curbs and gutters, and waZkraays, according
to city or county standards. All utilities will be placed under-
ground.
Policy ZZ. 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 j
city or county standards.
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Policy 12. Planned unit development will be encouraged on tracts
Large enough to 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 accordance
with zoning standards.
Policy 13. 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 Z4. High design standards wiZZ be established for signing
and appearance, including the Landscaping of setback areas and
the designation of access. points. ,
PROBLEM : Unfortunately, some apartments have had a detrimental
affect on the Neighborhood. Land not
atcher�xpenseuofby dlanding is
given to the automobile as parking ,
scaping and useable open space for residents .
As provided
the maximum permitted density is 12 dwelling
units per acre.
Policy 8,. This density is well below the 19 to 38 units per
acre allowed when the Neighborhood's existing apartments were con-
structed. 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-sitOrdinancelhas on sbeen .amended ¢,
remedy this situation, the Tigard Zonplgn' The A-2 apartment zone
to conform with the Ti.ga.rd Community gross acre and
now restricts density to a maximum of 12 units per g _
requires landscaping and on-site recreation space.
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PROBLEM : Many existing apartments are poorly sited in re-
lation 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 higher rent schedules
of apartment is desirable to the com-
for their owners. This type.
munity 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 apart-
ment project must be evaluated according to the kind of living en-
vironment produced.
The impacts upon surrounding land use, especially single family homes,
must be considered. Large buildings should not tower over single
family homes, causing windows, balconies and patios to look into
the windows of adjacent homes or apartments.
Policy 15. Apartments should be Located to produce an optimum Living
environment for the occupants. Development criteria should in- i
etude: I
A. Buffering by means of landscaping, fencing and distance
from commercial areas and major traffic carriers such
as Pacific Highway.
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B. On site recreation space as well as pedestrian and
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 Z6. Apartments should be located to produce the least adverse
affects 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 gen-
erates - 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 develop-
ment is a major locational consideration for selecting apartment
sites. Sites were chosen which could be reached without using local
residential streets.
Policy Z7. Avoid locating apartments where access can be gained
only from local residential streets.
Policy 18. The Design Review Board will solicit the opinion of the
Neighborhood Planning Organization before approving development
plans for apartments in this neighborhood.
COMMERCIAL DEVELOPMENT
The Plan proposes two categories of commercial development for the
Neighborhood,. all to be located along Pacific Highway. These are
Retail-Commercial and Residential-Commercial . The Retail category
is intended to accom;,;odate a range of retail and service commercial
uses; and the Residential-Commercial category provides a mixture of
apartments and commercial professional uses.
Policy 19. Development shall 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.
THE PACIFIC HIGHWAY COMMERCIAL AREA
i' As previously iousl mentioned all com-mer c Dual develnlpTnAnt i C nl ann P(i to
be located adjacent to Pacific Highway. However, the majority of
this development is planned to be of the less intensive, and potentially
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more aesthetic, Residential-Commercial type. Therefore, a principal
objective of this plan is to stop the continued spread of strip com-
mercial development to this portion of the highway.
Lands designated Residential-Commercial shall adhere to the standards
of the city's Multi-Family and Commercial-Professional zoning dis-
tricts. The general development scheme to be followed when develop-
ing these properties shall be to locate the commercial-professional
uses along the highway frontage and the multi-family uses behind
these.
PROBLEM : The traffic conflicts created by development
along Pacific Highway result from the access points or
curb cuts onto the highway. Each access point has the
effect of creating an intersection with resultant left
and right hand turning movements oniu and off of the
highway.
Solving the problem of traffic congestion created by strip commercial
development means controlling highway access. This plan proposes
combining of access points as a primary method of control. This
method depends upon some degree of cooperation by the property owner
because access is a property right unless purchased. The state present-
ly controls the location of access points by .requiring permits for
curb openings.
Curb cuts which are close together can usually be combined without
any adverse effects upon business. 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 utilized.
Policy 20. Pacific Highway is developing as a strip commercial t
highway. The traffic-carrying capacity of this highway should
have the highest priority and adjacent commercial development
should be' subordinated to this need.
Policy 21. 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 property on-site traffic cir-
culation and, inhere possible, should be combined with access to
adjacent businesses.
INSTITUTIONAL DEVELOPMENT
The area occupied by Tigard High School , Cook Park and the lands
abutting the Durham Waste Yater Plant, are designated for Institutional
Development . The following uses are deemed appropriate in the -insti—
tutional category:
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1. Institutional zone:
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PERMITTED USES:
Customary Agricultural Operations including
truck farming, fruit orchards, nurser general farming,
farm buildings. Y, greenhouses and usual
Office Buildings for executive or administrative uses and
industrial product sales and service, and professional offices
or similar uses.
Research and Development Laboratories including experimental,
testing aressing facilities.
nd poc
Manufacturing and Assembly of Electronic Instruments and Equip-
ment and Electrical Devices.
Trade, Skills or Industrial Schools.
Publishing Printing, and Bookbinding Facilities.
Manufacturing of Medicines and Pharmaceuticals.
Manufacturing and Assembly of Prc-vision Instruments, Tools or
Devices.
CONDCTIONAL USES:
Indoor and Outdoor Recreation. Facilities including tennis, rac-
quet and handball courts, and swimming facilities.
Institutional Uses including schools, public utilities, such
as waste water treatment .facilities, lodges for fraternal or-
ganizations, and churches.
2. Institutional land use be subject to the specific requirements
of the M-4 zone where applicable.
STREETS
PROBLEM : The majority of Neighborhood streets are inadequate
to serve the current traffic need for safety and efficiency.
The situation will become worse as development increases .
The traffic circulation element of. the Neighborhood Plan is intended
to provide the necessary automobile access to property while minimiz-
ing the impact of traffic upon the residential area. The following
street standards are designed to be of sufficient capacity to accom-
modate future traffic volumes.
STREET STANDARDS
Arterial Streets
e
Purpose: To carry high volume traffic flow and to connect
major traffic generating areas such as residential
neighborhoods, commercial centers, industrial areas,
and nearby communities.
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Arterial Standards:
Right-of-way width 80 feet - 120 feet
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
Residential Arterial Standards : (see figures 1 and 2)
Right-of-way width 90 feet
Pavement width 2.4 feet with a landscaped median
strip and 36 feet at intersections to
accommodate a left turn lane
Moving lanes 2
Volume 6,000-12,000 vehicles per day
Driving speed 25-35 miles per hour
Arterial streets designated by the plan:
Pacific Highway
Hall Boulevard and Durham Road: These two streets are to be
developed according to the standard for residential arterials.
Collector Streets
Purpose: To collect and distribute traffic between arterial and
local streets or directly to traffic destinations. A
secondary purpose is to provide access to abutting proper-
ties.
Collector Standards:
Right-of-way width 60 foot minimum
Pavement width 36-44 feet
Moving lanes 2
Volume 1 ,500-9,000 vehicles per day
Driving Speed 20-35 miles per hour
Collector streets designated by the plan:
McDonald Street
97th-98th Avenues
Sattler Road
Summerfield Drive
Local Streets
Purpose.: To provide access to properties abutting the street.
Local, Standards:
New Streets
Right-of-way 50-60 feet (50 foot minimum)
Pavement width 32-36 feet
> 10
Moving lanes 2
Volume 0 - 1500 vehicles per day
Driving speed 10-25 _miles per hour
Cul-de-sacs 40 foot radius turnaround and 400
feet maximum length
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Example of Residential. Arterial Standard
15' 15' 12' 14' 12' 10' ,
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NEIGHBORHOODJ .
PLAN SIX -- - �
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Urban Medium Density -
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COMMERCIAL ,...�... / — �' J V 4Z.
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INSTITUTIONAL �,� u` "'♦ ( ! - �
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CITY OF TIGARD N PLANNING AREA
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SCALE ;" -400' CITY OF TIGARD, OREGON AUGUST, 1977
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