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SDR37-79 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. 1 ;:;,!',,Per,:;'..;, I � l Vii+ .�� I ,. C w+• /;P;�. .7 1 . s . �. —•.- + . , ' '' ' ' )Y ' di( 5/ . • � �t')•• . . . . . , , •• : _stv ,t, . \.1,:‘,-1.,,,, .., , . , . , . . 1. . . , . . ,. .. , ., , . ,. . . ., . .. ", .,. . ,\:.... , .,.,. .. . .: , :. :,H:. . ,, . .:., . „ .,,,' v. •. .. . cr' ''. 12_ t . � -.... Yi -lek` ,. I . � • , , . , , Q . k. is ... , 4 . . i L ' .\ t.......1, ,v0,,,, -( ' ''.)' '' . , ' '9\i'LV �, , , . � . L.c,t ' . . v ,a..J W �- � • � L\ 1 � 1 - y• „:„....\..7 , „.. , , , t...., \ . ' :,,k....,,_:,. ,:k , ''' .'... - L.,,,,,-.. ,...„ .., . ., -. 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''''''':',•!.'.:''''';S';','''..'''''''!?-0 .''''..',- '''''..''- t".....1.1: ...!...\ .' • 11\....) ‘ '(... •' .-'' ''''' '•-•-‘• ‘11114kIlir'c.""q) ' :: ': ••: ' .'.' :-','''''''' . . , I 1 •i t i i 1 i I A r i ,` i i ti it I' I • I i • i i /\�, - 1` , .'hum➢ / �'. F I • Pt , 4C. J. A?� ARCHITECT & I� A? 9 ie ' P E€0IW.I ( 9 : . ° 12 )49 S.W.9 .YY. Over look, Lalce Oswego, 0z;ogon. 9703)4 638-5375 • 1979 Jul 20 1. July 20, t e ' I I I I I City" Recorder . � Tigard , Ia1l I I �I I Tigard, Oregon •+ I I Dear Cit Recorder: I !, I ' • would like to make application for a full review with the City Council as per the request of the Planning Commission, for they decided that the {� City. Council could better answer my request for a building permit. My request is for a permit to put a building on lots 19 thru 22 i Block 3) West Portland heights. • S would like to be notified in plenty of time to prepare for this review. Thank •you very much.hQ , I se d 't Clair • I II I 11 R' • • Ill • I , I a i I { I 1 1, �7 �y r / Q "i l° ;II/, 1 i. F N PO if i Policy 25. In the Triangle Office Park, developments on single parcels of less than one acre will be discouraged. i;. In many cases, the present ent lo.ti ng pattern c onsi sts of relatively small lots which frustrate the plan's objective of providing an office-campus environment for uses such as corporate headquarters and general lease office space. Every effort ' should be made to 'fac,i.litate the aggregation of existing small parcels into larger ', holdings. bevelopment on parcels of less than an acre should only be permitted I' Under special circumstances. Primarily when it can be shown that the plan's 1' objective IIto provide space for relatively large scale development will not be impaired. r2 ot# , � I , I i i AA ,i A. • r. i • I ' (( r'rn .......w�wpr rm�e ev S' S Y • i I • • • • • 1 I I MINUTES TIGARD PLANNING COMMISSION July 17, 1979 Page 7 , 5. That the applicant dedicate to the City that portion of lands with- in and without the floodplain which are needed to continue the green- , , way system as intended in the Comprehensive Plan, with the Staff to recommend to the Commission the appropriate land for dedication. (Note: There was discussion on including a requirement' for the don-- struction of an eight-foot bike path, but partly because this would , be a very short, isolated segment in a plan of unknown timing, this requirement' was dropped.) t f 6. That the applicant receive Site Design Review approval for the green- . .' i1' way area, site plan and landscaping. ,, 7. That applicant dedicate the greenway to the City with an 8° bike path along the greenway fronting the site boundaries. , 8. Geohydrologis t report on methods of assuring that in the light of the • upstream development the proposed construction will not impede flood waters or reduce flood retention. `' Funk seconded the motion, which carried unanimously. w The public hearings portion of the meeting was closed by the President at 10:25, Scheduling of a Planning Commission study session was considered and the , date of August 14 was agreed upon. OLD BUSINESS: Howard presented the problem of Mr. Jack St, Clair, owner of a 100 x 100 foot lot at Hampton and 6Thh Avenue. According to Mr. St. Clair, the property was zoned C-P in 1975. As a member of NPO 4 he opposed the provision , 1 for "discouraging" developments on parcels of less than one acre. His point is that his property was already zoned C-P when the neighborhood plan was adopted, and he felt in view of the grandfather-type situation of his property; he would be allowed to develop under the ordinance establishing the zoning. The City develop g Y Attorney when asked said he had the right to develop under his prior zoning. The $ Planning Director, however, under date of July 2, wrote him that "the Comprehen- ' precedence over existing zones"", and since the NPO plan ""discouraged" AP sx,ve plan takes development of less-than-one-acre parcels, his request for development was denied. There was considerable discussion of the problem of getting numerous owners of , 2500-foot lots to cooperate in developing parcels of an acre or more 7771 In order for Mr. St. Clair to obtain a decision by the City Council, where he felt this matter would have to be settled, Speaker MOVED the Planning Commis- sion sustain the Planning birector in the position he took in his July 2 letter to Mr. St. Clair, and including a waiver of the appeal fee. The motion was 'second- ed by Bonn and carried unanimously, I • I .I I I J •, I I NO � ` �aiatrt,s+n4iutmj1T�- I>) , ii ,,. •., h tT. A , M J. F(p5i.7 ' 1-1r - cH E T 66T-14 VEN -`�'r e, a ,-, e July 9, 1979 r Mr. Aldie 'Toward' Tanning Director City of Tigard 4 i ga,l-d, Oregon fl. Mr. r Dear PLC' ICJ Wax° ti a ' In response »,o your letter to me of July 2, 1979, asking ne to carry the issue , on m property to the Planning Commission for e "higher-level" aeeision, I guess- 1 will have to go along with your request for the ti ;, being. I want to go on record with this letter that I am not relinquishing ing a°'xy of ny legal rights; or standing in regard to zrxy primary position on this issue by acceding to your } a request that I go through a Planning Coimnission hearing again ?' I think it is regrettable that this issue must be dragged on as Mr. Ken Selby guaranteed aye a permit if the City Attorney approved and Mr. Bailey did tell ,r me and Mr. Selby that he approved. Therefore I'w�as �' p� , taken by complete surprise �. . upon receiving a letter signed by you denying the permit. I spoke with you in your office and you assured me Ay permit would be approved if Mr. Dailey believed it should be ' I do not believe�,e e I ate. getting fair and just treatment by your department in this matter and r sincerely hope it does not become necessary to seek a decision in cot rt 4,, 'N -,N.,. r�' Y It .. Laarles . dt. Clair 121 ' SW Overlook Drive EA Lake ds re g ! Oregon 9703 4 ' a. 0.3S/jk r rr p r :.* ?) pp' di 1 . I i ■ i b I ■•r , , . I • 1 I i . ,, • I r: • ' • r ' 1' 1 s o', I . " .a r. , . Charles Jam St p '",l « " . l240 ''S. ivrioo , o$t e o x n 9703 O SD 3749 C z a Q& l x « d ) ` q St. Clairt I have viewed Yo.ur,file and qua tiuthfn Uy X ' . t Lied the ree totlqthi3,•hat.4 spot 1., sVh4 0 1an .£r qui peo ic; . a }yyj yyw�q{µ�ty�w q t� yF yA� j�ypy�y� �y may �Lr�yy�y` �wy�y�y �y �yt� q(y �. W7and NLnfo unat1y+`�ix ia�Ly�ji�AyAs'}L�+F�{A 411q a 'fiF{iu�/'ry♦y'�pFq W�ir;`yN�rh�,pd[tl!0y4a Tu1ileatr°dye}fi gnse,�4�".+I� ly�1'133�y+}�Y.yy!�iehed./'/�����.!y ' . r, 5iJ''UW4�5ri7^M. Ufi' Ii6Y.T3�9.T!Ir'{i 1D fw.'"1 rA zone. y'.�A.J�i,Ai� 'N',7ix 4ik it '13i",'i Wf 'M/!fP+� 'ONE#NMI NiD M�4 �l ky�Td YNr J ',i'VW! 5i� of de pm z t It. agree Fret yon ,have sat to � *hat, AO! you hold , be .e to evlo . eve # the o i zsive plan & it ►d*ne ever I • • . • existing I Aot t-'' and LA this base devolopoent,on 1 kGti''than n + ; s,, 'Idi tc ou a oa .!'. if we allow yon', Q vOnck +a1 , '' :a O o ate'„ , 14..6�,- • , r preen whit*'i :U ; o�e1 o* 1' . , c � td $4 m� .n ktig �1, 4". All a the l : at ; ha. reviewed supports' t C harlot° Plan its the a :i t **tho itzt • • Adtittedly X a y & otio to ,youi Otiv06101,hdOelftro, IAM bow : the ' A . e n o . os. tsoolvo, This to not tl' oasy'I.wad' oat# bUt it d000 , ,v,0 ,e iei • a a, "high ,e ► 'q' and it a .Unwa 'a n pe tO ''he ;' t ntaoi; should Bent i t , , y� iyN y�y�(•.y�•�, y�`,'rypy� de hied.MY�!y� '_{(� py.� T^�� { �}� �y y�yq�{y y�y`1 denial II� yP� kJ ",•�,�.A�M�'YL ANR57 WF9�74Jj YEydAR�A �Y� W � �4� WP�I R3► /4'Yei 6i(�W MNFMiFbA, ,' the Site tosign n Board* b I ' '*t feel that that body is prop4- j .. again-prefer sion ter sioply reqinest,a slab'; is on:Of 'N'PO Policy a it relates to Y01.1 plat*, I nu i00004 pia knoiln4 , a , i t ; gPtor , at gn t4 46d if the' ar ring utuiOien Approvit your • yob 4 UU be c3e.* ,; i voug* `hie ,pO tr t•a a. *11.1 ' d, to & 10 ,'' I I , d I it I ■ I I A I I ' 1 i R • . . a • ^ ' 7 áó \ tago / ",'"".... ?,..0.""in■-°0 4 7110,0J4k) vow, 1W"!;"*""' ' ve.ve4 I 04°, ■ i ,, A.,,. CITY 0 r 1 1 „,:, "4N : P.' , . ,...',,' , RO, Box 23397 1 +4;s If/ C 04er 7, 12420 SAM,Main Tigad,Oregon 97223 YrtnA.r reoCerdsS ,., . • ir,,,,,W47.4.04(14144+11 44 44 M.C.M.404.444 4,404.A 4 4,4 4 June 21, 1979 ' . Charles Sack St. Clair f 1249 SW Overlook ,e Lake Oswego, Oregon 97034 1 Re: SD12. 37-79 - Professional Comm. Bldg. t . t . . Clair; t . Dear Mr St , [ Please be advised that the Planning Director on June 19, 1979 denied your request : for site plan and architectural review of the above referenced projeet due to . , the fact that the applicant's proposal to develop a 10,000 sq, ft, parcel is not in conformance with NPO #4 Policy 25 which states that in the triangle area, 1 development on parcels less than an acre be discourAged. The intent here is to maintain and/or accommodate large office development. A , . If we can be of any further assistance, please do not hesitate to coptact this - . office at 639-4171. Sinkrely, Ili. . Planter 1 tP4 Az:m g. Basar ' Communitc esign NoLe; The iollowilig acknowledgmazt must b,:e. raceivP.d b the City of Tiga,-..d within t , fourteen 0.4) days of your receipt of this letter railure to return this I acknowledgment may result in action by the City of Tigard, I hereby acknowledge this letter documenting the action of the Tigard Planning , Department. I have received and read this letter, and I agree to the decision here documented and to abide by any terms and/or conditions attached. , 41 * ' Signature ' ,, ,,,, Date ,....,,, I .v0 , ° 4'1" / emonows,rattineotot to wormadowatiozoo=st , 4 , i ■ ; 1 ( . • • R STAFF REPORT TIGARD SITE DESIGN REVIEW June 19, 1979 TIGARD CITY HALL 12420 S.W. MAIN ST. , TIGARD, OREGON DOCKET: Site Design Review (SDR 37-79) Professional Commercial Bldg APPLICANT: Charles Jack St. Clair 1249 S.W. Overlook Lake Oswego, Oregon 97034 . • SITE LOCATION: S.W. 67th and Hampton (Wash, Co. Tax Map 2S1 IAD, Tax Lots 19 th ru 2 2) REQUEST: Site plan and design review for a professional office building 7 SITE DESIGNATION: C-P Commercial Professional PREVIOUS ACTION: The, site was annexed to the City of Tigard in September, 1975, by Boundary Commission Order No 846, Subsequently, the lands subject to that order were recommended to be rezoned R-7 by the Tigard Planning Commission (2C 11-75) on November 2, 1975. Furthermore, the Tigard Planning Commission, at their special meeting of November 25, 1975, considered and approved the application (ZC 15- 75 submitted by Hawes and St. Clair in be- ., half of Lyle H. Van Dyke Equity Trust fora zone change from R-7 Single Family Residential to C-P Commercial Professional at 67th and Hampton Streets. SITE PLAN AND DESIGN REVIEW • The applicant is proposing to construct a professional office building on J.. a 10,000 sq. ft.parcel. The site is designated Commercial Professional-Office Park on the NPO #4 Plan and zoned C-P Commercial Professional. The triangle portion of the NPO (approximately 108 acres) has been designated ‘, for Commercial Professional development with the intent that it be, established1 � aa sizeable office park com p lex, featuring a sp acious, campus li- ke setting 4 ,Is allows for consolidation and/or aggregation of land holdings into parcels that will accommodate large office developments development single� (Policy 25) that: ��acre �the Triangle, .. ... � � � � �' Applicable Po Y ) states that: In the Office Park, p g parcels of less than one acre will be disdouiraged.,' The applicant is proposing to develop a 10,000 sq. ft. parcel in this par- ;'' • tioular area. ■ • • • • STAFF REPORT • TIGARD SITE DESIGN^ REVIEW June 19, 1979 SDR 37-79 Page • STAFF RECOMMENDATION Staff recommends denial of applicant's request based upon the following ,find- ' ing: o e 10,000 sr '��� parcel is '� to develop to a I 0 0 a �.�c ;1. . s o in' 1. The t proposal o n T app.L x.c an s prop s p , ,� p conformance with WPO '44 Policy 25 which states that, in the triangle v area, deve1r)pmen?t' on parcels less than an acre be d.tscouragecl. The intent here is to maintain and/or accommoe' tte large office development: i., Report prepared �y e ..,.r"� dab r Report approved b o � .. owar� Cs d I •ty riesi,gn Planner P. * I I in4� Director • at • • I , I I , h r ill I i I , da 1 o N4. K • DESIGN REVIEW APPLICATION CITY OF T:CGARD PLANNING DEPARTMENT, � � �File 4 ` 12420 S.W. Main Street Fee Re c'd Tigard, Oregon ,.�.... 639-4171 Receipt � Date c'd BY 64 MA- • • ! . OLEASE 'PRINT OR TYPE IN INK EILQIILS (:)1411"511"1111i10 PROJECT TITLE: itta mod._ PRd ECT ADDRESS: • ► k .M G A KD TAX MAP rr. TAX LOT(s):10 ,. r.. •►C'.A a CIRCLE AS APPLICABLE: OWNER/DEVELOPER'S NAL4E: ADDRESS:. 9' s'"a iL`�►1.� + .- !�•I_ 1 a 7 (STREET) (CITY (STATE) ZIP � PHONE (BUS'.) : C3 - �. � SICNATUP ,. :t� � e rL � w/ :A.°P-REPRESENTATIVE t S NAME: LJAI ADDRESS R S,( � C C :ll,� i .;,, L. C)$ 5 C (STREET) (CITY) (STATE) (;ZIP) PHONE (BUS) : s I" . I PROPOSED USE: DESCRIPTION, OF PROPERTY • PROPOSED, USE 'o* 4BUILDIMc8 ! UNITS J f Sc Pm. „G d , II SITE SIZE: TOTAL S ..ET. OP BUILDINGS: ,e1' .c SQ. FT. OP PAVxNG t �.... SQ. FT. O.E, LANDSCAPING:H ANTICIPATED D ES E L UP SII ST ✓ter' , L i ANTICIPATED DEVELOPMENT PtAS. S: L l - VALU1ITtoN: -- ' , . ' i, I ' i. . I . , 1 d 1 1 1 , I,. �1 1 �� ' , �•I , � +Ar. I . I ...,,,...,.../.....,.....7!"...■„ • °i • I • I , h. I, ' I 1. 1 i • r , ; • �" • .� I, `i • , I� 1 1 1 � � 1 '?1, x ii• I� . f • f , 1 1 ,i I. 1 li 1• 1 1 • • 1 • i� � i. 1 , • q ,, ,l �� A .. 1 ■e, " �' } . M 1 1. 1 4 • �i 1 1 1 ) '1,' ' , , , .• , • . ' ��,• �' :� 1 1' f I', ,, b I I i. I, l I' ' 1 i, 11 1 y � .u..awwix.�wx✓ x.i�ux.wwwM Uw.iwex.xwua��u�wn„4mw,ui.wx»�� ' ���.�u. .�v ...�rir,.rl...wen,.w�w�aew�N+�w,wwGhMe1^. r A w ' • " i ' » A Y, . • . J A a , .A+.'. u.rvnsxA+..rs M. vJ.....AN✓,AWS..Y..YW.u.Aw..µ.y.v.aw1'..'rW.+1w'w..W:YM�i.WY„wlw.nWlhNkr.e. ADOPTED I I C NPO #4 PLAN TEXT . THE PLAN The followin g plan narrative describes the intentions of the Neighborhood PlI ane ping Organization and the City of Tigard with respect to the future develop- ment of this "Neighborhood. It is a. "policies plan” providing guidelines for development in the. form of policy statements. These policies, the accompanying P text, and the plan map are to be consulted jointly when evaluating development proposals, changes in the street system, or any proposal requiring public agency' review. This plan is a means of guiding developm ent in order to achieve desired purposes r or g�dls, This section, therefore, begins with t he statement goals provided in the c ty-wide ward Communit221.22. 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 Community and these goals serve to relate this part to the whole, ., GOALS FROM THE TIGARD COMMUNITY PLAN (As adopted in 19 ) 1. The city intends to limit the ultimate population of the planning area. The comprehensive plan provides for a maximum population of around 73,000 people, There are four ''categories of residential density, ranging from a suburban density of two,families per acre to a high in selected areas of tip to 40 families per acre. This range of residential densities is intended to I ( provide a variety of living environments that will accommodate the housing needs of different family site and income. The density of population in- fluences the character of residential areas and determines the demand for r 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 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 o citizens for their own immediate environment as well as to the well being of the city as a wholes 3, The comprehensive p l-an takes advantage of the he ns t ura l features 1 that give Tigard dis tinctive ch aracter and quality. These include topogra hic features such as Bull Mountain, Lit tl e B ul 1 Mo artai� and Faino Creek. noxee ad 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 gree w y� in enhancing. �th e l inability of the conmunity. The implementation of a system is a major element t of the Tigard comprehensive plan. I I I I i I I 1 �y ' 1 , Sl� s' ' , i,.t0.._.....�.4 a....w._.....,•.,47..,..,.n 4.. .. ,. ,+.I'... ..L .. . _ ± .t._._x -;.1.. L ..., .. k °,' _,4« .,., .a-,.ww.+.Nx«,„..•nn+w�,.i�w».o,r,,wwri...,.....rrx,FwYw..riw.«ikaWwr.Y.. tr I'll, 'I • r _ r 4 • • 0 ° is is noisy, smell. and dangerous. It conflicts with residential . 4. Heavy traffic� �a �'� values and with many of the other activities within the city. Therefore, . located 'n a manner that �r I�� � �be designed and �loc ted �. .., � major traffic routes need to b d g will minimize these inherent conflicts, at the same time allowing motorists . I to reach their destinations quickly and safely. The comp rehensive 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 sive 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 arras or create unnecessary traffic congestion. Tigard does not have a "central business d�airdistrict" 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 neigh- borhood 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 'land use and traffic conflicts, 6,. There is still an abundanee 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 tc ,'create employment opportunities 'within the community for those per,sons 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 s• s that a dust and th e city as tandard at are �in the interest of industry � � h y a whole. 7. The location of schools and parks affects the livability of Tigard's residential neighborhoods Youngsters in the elementary grades shbuld be able to walk to school and should not have,to cross busy streets Where prssibla parks and schools should be developed on adjacent sites tied to the 'greenwa:tyl system,. While the patterns of existing development ' and and the topography do not always permit an ideal arrangement of schools parks, the comprehensive plan will assist the community to approach this objective. • ( 141110 • II' Il I I y ,_..,,w..u.e..o.,,._.•,u....,..,lr...............v....u,x..,.,,...�....,w.,,•.w,,.,.i..,..,r, „.,M..., ..,• . ...... v .x ,w, ,.-...w C,.w..+...+Rm— .ate,i.h +•■in...,4a,• . r. .a..■ h rw� ,. � w . ,, .,., A' r.,. - .a . w n. ♦. .-. ♦ w.,,n a,...., ♦.. __i.....r..•.ILL+f..w..M hSW nu \rr .W'r...w« rwNWH.ur..+.rw.y. • • NPO #4 PION POLICIES for RESIDENTIAL DEVELOPMENT ' This plan described three types of residential development.� These are single family, multi-family and a mixture of multi-family and commercial-professional, , i URBAN .LOW-DENSITY; RESIDENTIAL DEVELOPMENT The area on the plan map designated,'Urban Low'-Denis . Res i.den•ra:a1 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. Th ese po lacies establish density . I and improvement guidelines for the Neighborhood Policy 10 The maximum overall density of development shall 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 4 space. Some areas will have a lower density owing to topography,_ exist- ing development patterns, or the desire if individuals to own a larger lot. Policy 2'a Residential subdivisions shall be developed with paved streets, curbs and gutters, street lights, and walkways, according.to city or county standards. All utilities will be plaeed underground. (r: V I' Policy 3. 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. Policy Planned d e�elo p meet shall be encouraged on tracts large e enough to accommodate ten or more dwellings. Planned development ent will permit a degree of flexibility in design that will enable a higher quality of development in accordance with zoning standards. PROBLEWt The neighborhood's location adjacent major employment and commercial areas and bordered,, as well as transacted by major, highways, has resulted in conversion of land to non-residential uses The above stated problem is one of the primary issues that the NPO dealt ;. with in developing the plan. As Tigard has continued to dev elo p, the lo�ationa7 advantages associated w ith the Salem Freeway, Highway 217, Hall Boulevard and Pacific Rig of commercial and general Highway, have resulted it substantial amounts genet". �, office development It addition, the majority of land which is directly accessible from the major "1) highways is bein g held for investment purposes 1 ) (;t4 • ' The plan recognizes the locational advantages for businesses and multi-family housing of virtually all the properties in the Triangle portion of the neighbor- . (-,„ hood and of those adjacent arterial streets in the Metzger portiop (north of Pacific Highway). Two methods of protecting existing residential areas and areas properly located for future residential development are proposed: 1. In the Metzger portion9 the most viable residential areas have been identified and slated for protection with only the peripheral • areas being eligible for conversion to compatible non-resideatial uses. • 20 In the Triangle, the most viable residential areas 'have been identi- fied and are slated for protection until 75% of the owner occupants elect to allow their "conversion unit" to be redeveloped according • to the uses specified on the plan map. The conversion units are also delineated on the plan map. In addition to the creation of conversion units to prevent the encroachment of conflicting land uses into viable residential areas, the following buffer policy is provided to protect their perimeter. Policy 5. When land is developed abutting a conversion unit, a 50 foot wide vegetative buffet, designed to provide sound attenuation and sight screening, shall be provided. In cases where an existing undeveloped street e right-of-way exists which is heavi.ly wooded (such as exists on portions of 70th), this footage may be created toward the buffer requirement. ( Policy 6 Insure that residential development is protected from the in- compatible features of non-residential land use by means of employing the following land planning techniques • A. As non-residential development approaches residential areas, provide for a stepping down, of the intensity of land use. B. Provide protective buffers for residential areas by use of natural features such as streams and heavy vegetation. C. Where disparate land use types are closely grouped together, employ strict site development standards that insure • compatibility. PROBLEM: Should duplexes be allowed to locate in areas planned for low density residential use? • The 1971 TigardCoa allows a limited degree of mixing of housing types in the low density residential areas. In this regard, duplexes could be allowed in the low density area at locations best suited for theit Ilse. These units could be allowed at intersections and as a transition between single family and mUlti-family residential uses, The intent is not to pat more people in a 1 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 areas Usually developing with moderate , . . . . , 41 ?,g' to less-than-moderately priced homes. When a duplex is located within this type , of area, the result is usually a more desirable use of the site, 1, ' Policy 7. The single amity character of the area designated on the Plan Map .� . as low density residential is viewed as a positive asset to be retained. ' Projects is proposed for this area must be judged according to effects upon this character. e, if Policy 8., Within the urban low density residential area allow duplexes on Lots, less appropriate for single family homes to include locations at d street intersections, adjacent major thoroughfares, and as buffers ' ; between non-residential and multi-family and single fatally areas. i PROBLEM: The development of residential subdivisions often result in the loss of desirable natural ameut'ies in order to provide the `. . standardized plotting and street patterns required by the zoning s and subdivision codes tl I do , Policy 9. When developments are proposed in the urban low density area for 1 �o sites which include ide tified natural features worthy of preservation, � �is ,' t�_' , the. planned development concept hall; ,be uti.liz ed if ,the ?�1 nni.ngl,C�or,- � P . 'tnission determines it the ;best method for preseriation. ,. �` \ URBAN MEDIUM-DENSITY RESIDENTIAL ' ft,. . This land use category provides for multi-family residential development. It. 1 I, corresponds to the same category provided in the 'Turd' Gominunit. plan_ and the y . following six policies establish density and improvement guidelines for the 11 r, r Neighborhood. .fi tit Policy 10. The maximum overall density of development shall be 12 dwelling i� �1 units or 29 persons per gross acre. This amounts to a standard of 25 square feet of land per dwelling unit,.allowing for streets and other open ',I) spore. Some areas will have a lower density owing to topography or e: 'tsting,l ki development pattern t Policy 11. Urban medium density residential areas shall be developed with 1 paved streets, curbs and gutters, and walkwaye according to city or county standards. All utilities will be placed under;ground: IN d i o erer I I The Tigard Zoning Ordinance requires duplexes to be�c ns:�d d for approval b'� a" the Planning Commission in a public hearing. Conditions can be placed upon the approval to ensure compatibility w ith the su o und i n g home s a. nd, iar� t i itio ni, �the ordinance requires that landscape and architectural plans be sq'bmitted �,��d a pP roved by Site Design Review o These aP P provals ensure compatibility v tFi, the existing Neighborhood 4 lit ) fr.e 1 . ____Lee_ree„,, 'tti, f, :I r ,„ ,,I,f I 10,4k ',i 'II .i.', ( . \. , V r I, . • , :l \ b Policy 12. Development shall coincide with the provision of public streets, water \ and sewerage facilities. These facilities shall be (a) capable of adequately. ,' \N • serving all intervening properties as well as the proposed development, and (b) designed to meet city or county standards. I 1 • Policy 13. Site plans shall provide for adequate open space to (a) protect 1 adjacent properties, and (b) provide ample yard space for residents and play space for youngsters. , Policy 14. high design standards shall be established for signing and appearance, •. including the landscaping of setback areas and the designation of access r 4 points. r.` 7 PROBLEM: Unfortunately, some apartments have, had a detrimental effect on the Neighborhood. hand not covered, by building is given to the automobile as parking, at the expense of landsca in Y; and usable open space for residents. 1 As provided in Policy 10 above, the maximum permitter. 'density is 12 dwelling units per acre. This density is well below the 19 to 3b units per acre allowed �i. 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 4 :4 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 TigardComiunity Plan. The A-2 apartment zone now restricts 1 density to a maximum of 12 units per gross acre 'at d'tequires landscaping and . on-site recreation space. A4 _ r .. PROBLEM: Some existing apartments are poorly situated in relationship , 1e to adjoining single family development with no apparent concern' for A'I •Via► achieving a compatibility between the two types of land use. ,•;l' Multi-family de E l o ment is a living environment and its livabilit y is a primary 4s a w oncern of this plan. Apartment projectg offering a desi r able living environment have the lowest vacancy rates, the lowest turnover of tenants and ate capable of higher .,. _ schedules for their owners. .This type, of apartment is desirable' to the I rent. s zr dwn community because they can be better maintained, the residents are more permanent i members of the community and the structures maintain a higher taxable value over A p Therefore, each apartment project must be evaluated according .�., ;• � ', .heir life span. � ' to the kind of living environment -produced. 4.•, The impacts u po,ri su rro..undiri g land d use, se e esp e c a a l'l`•y single family homes, h om ,e, s� m, ust. be {f considered. Large buildings should not tower over homes causing windows, balconies oni e, S ( and p atios to look into the windows of ad j acent home s o r apartments.\, 1 Policy 15. Apartments should be located to p roduce an optimum� iving env ironment for the occupants. Develop ment criteria sho uld include: a A. tu£ferlrig bY means of landscaping, f encing and di stance fromcom= , mercial areas and major traffic carriers Such as;IHall ou1evatd . il i 1 ( � !•'w�' III i I " I M Nl. �r I I [• V { � ..moo•. ., „, . , , J . i '1 h r >„ r m. r•.0 •u_x r ,i.Nc VH,+I,Ww. wrMriJq•xuY.K.iti..., I 1 r , 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 r of� privacy.�' • I , Policy 16. 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 URBAN HIGH-DENSITY RESIDENTIAL The plan provides for a 1imite6 amount of high-density residential development in the Triangle portion of the NP( . Policy 17. High density housing, at a maximum density of 40 dwelling units per net acre and in the form of medium rise buildings (5 to 8 stories) are an appropriate • use in the area designated Office Park and bounded by the following streets: Atlanta (Haines Road) on the north; 68th on the east; Franklin on the south; • and 72nd on the west. Each proposed high density project shall'be reviewed in a public hearing according to the City's Conditional Use procedures It is necessary,and desirable to provide some housing opportunities in the Triangle where considerable'x,tion�lwh�eri�an�area��.s�larseWas thy.DTr�.s.ra Triangle developed I � . . e ie. will ,exist . the g commuter ti traffic.commer�i addition,, large � u erl �ct►?�xweek � �� �' ' g `p �en entirely v4I into commercial and industrial uses it becomes a no-main°s and at night and weekends. The addition of housing to an area gives it a 24-hour, 7-day 1i.Ke,; and makes the installation of the various public facilities more cost effective by utilizing them daring the off-peak.periods a RESIDENTIAL-CO RC IAL • Within the Metzger portion of the NPO, 71 acres of larva adj ace,.it Pfaffle, Hall Boulevard and Oak Street are given the Residential-Commercial' designation ,, These areas are viewed as suitable for a combination of office and apartment development. Policy 18. The land designated Residential-Commercial adjacent to Oak Street i. $ ut.h of Pfaffle is considered for office development `h a�limited�mixturepofoapart tents. The lan a on either 1u and South mend. with p either � d of Hall Boulevard s intended to be developed primarily into apartment side i d r it uses. COMMERCIAL CO T D EVELOPMENT plan p P o three categories commercial al dev development ent for the neigh oo rhood These ate the i a Cow ercialcategory, oriented to serving the th ro ugh traffi c c on Pacific Highway, Retail Commercial categorY, acc ommodatin g a ran ge of retail an d / service commercial Uses; Professional category, providing for office development and its 8L1pportiv6 uses.I F; / f I I , A 1 , lir IF r I.t /' r - z imimiummumumummoimmikk ° ... • 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 intervenin g° properties as well as the proposed development, and (b) designed to meet city or county standards. THE PACIFIC HIGHWA COMMERCIAL AREA The Plan proposes two categories of commercial development on Pacific Highway. The majority of land, 53 acres, is projected for Highwa Commercial use and , the remaining 12 acres, comprising the Fred Meyer Shopping Center, are designated for Retail Commercial use. . These two areas serge different shopping needs and are, therefore, placed in different categories on the plan map. The Fred Meyer development consists of a community shopping center meeting the basic everyday shopping needs of the community for basic goods and services. In contrast, businesses fronting Pacific Highway tend to serve the passing motorist and are characterized by highway oriented businesses such as drive-ins, service stations, motels and restaurants. PROBLEM The traffic conflicts created by development along Pacific Highway result from the access points or curb cuts onto the highway. g y ' Each access point has the effect of creating an intersection with resultant 11- left and right hand turning movements onto and of of the highway.' r'I Solving the problem, of traffic congestior7 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 presently 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 highway. The traffic-carrying capacity of this highway should have the highest priority and adjacent commercial development should be subordinated, to this need ' and efficiency, t : ighway y the interest of safety� ` Policy 21 In � a he number' f h access points must be kept to a minimum. Whereever possible, businesses on Pacific Highway should be clustered and e c p, share common parking facilities driveways. As new development occurs the number of andpd. .e _. development i� .. access g y arc�:ri' f points shoUld not exceed the e n umber necessary for property on sit e traffic circulation and, where possible, should be combined with access to adjacent businesses. PROBLEM:, The majority of land now planned and zoned for retail commercial in the o :,, : City of Tigard is on Pacific Highway.y g This results in congestion g y a.o•�i g 4 Commercial pattern• r + hopper, on the highway and creates a Lo requiring the s to use his. autoniobile when moving from business to business g • ^°` Another problem resulting from strip commercial development is the type of . commercial community produced. With businesses strung along the highway, ore stop shopping for a variety of goods and services becomes impossible. The shopping trip becomes a series of short excursions on and off the highway, Shopping becomes an unpleasant experience because highway congestion is in creased by intermingling shopping and through traffic. . Such an unpleasant shopping climate will ultimately result in shoppers patronizing communities having more convenient shopping facilities It is generally true that businesses located on a.strip"'highway can be separated into two basic groups', those oriented -to the passing traffic and those serving the larger community. The latter type of business is poorly located on the 'strip because it is 'a generator of traffic, drawing people to it from the sur- rounding community for their, everyday shopping needs. Those commercial facilities serving the larger community are most appropriately located in a shopping center Therefore, the highway-oriented businesses should have priority use of thoroughfare frontage because they rely on the passing motorist and offer services for through traffic while minimizing the attraction of additional Neighborhood traffic. These Uses include most types of drive-in businesses, service stations, carowashes, motels, restaurants, and night clubs. Policy 22. Highway-oriented commercial businesses should have priority use. of Pacific Highway frontage because they are dependent upon the volume , of through traffic for their business. 9 (� Policy 28 Businesses on Pacific, Highway should be oriented, to the existing traffic and not draw additional traffic from the adjacent community, Convenience or neighborhood centers should, therefore, be prohibited froth locating on Pacific Highway. Policy 24. Development shall coincide with the provisions of ptibliu 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. COMMBRCIAL PRO SSIONAL-OFPICt PAR In the Triangle portion of the NPO, 108 acres are indicated for Commercial Professional development& The intent is to develop a sizeable suburban office park complex, featuring a spacious,' campus-like setting that is attractive to offi ce tenants. The e office par k co mplex will re quire su p portin g land use s such as eating and con vention ff iiae s. These ancillary Us es should be located on an individual, permit request basis. The plan indicates a pattern of "super-blocks" that will be created by vacating unneeded segments of existing, i g �a�st�.z�g, dedicated street right-of-way. � These super-blocks will permit the consolidation of land holdings into parcels tha t will accommodate large office developments' , F . �( Pulc 2..,.5 In th e Triangle Park, developments on single parcels of f le s., s than one acre will be discouraged. ' a � q n ' ) �' 1 . , tMAGxI+:WrMwAxwrJ„w:, r wa r .,•a.+,,.,raw .” ., r y. .-w,Fr, .. wu r, a-.,. L �� ugrww w..wtn.+a„I.+.LUU'awe'w1:1N+rMr-1+w..u.....wuw. 1 ✓ �sr , vvr / .. ms ,,,, - - e.In many cases, the present lotting pattern consists of relatively small lots which • 4,w frustrate the plans objective of providing an office-campus environment for uses such as corporate headquarters and general lease office space. Every effort should be made to facilitate the aggregation of existing small parcels into larger holdings. Aev'e1opmen„, parceis of less than an acre should only be permitted under special circumstances, Primarily when it can be shown that the • plan's objective to proviie siadIsmflor relatively large scale development will not be impaired. Policy 26. Within the Office Park area supportive uses such as eating, enter 1 ' tainment, motel and convention facilities are conditional uses, subject to the finding of the Planning Commission that compatibility with adjacent .:x . development is assured and there is a need within the Office Park area for the proposed use `` Policy 27. Building height in the Office Park portion of the Triangle shall not exceed the following standards: A. Between the Interstate 5 Freeway and. 68th Avenue, building r heights up to 75 feet will be permitted. , . w heights up B. Between 68th and 70th Avenues, building he g hts p to 35 feet will be permitted; however, in the area between 69th Avenue and 70th Avenue, building heights shall not exceed 30 feet or include more than two stories as long as , the land directly west of 70th Avenue comprises a residential '- conversion unit which has not yet voted for conversion to non-residential zoning. it INDUSTRIAL DEVELOPMENT The 74 acre portion of the {Tigard Triangle west of 72nd Avenue is slated for high quality industrial development as a research and development park. The Research and Development district is designed to permit research and limited production of precision type products, in conjunction with compatible office activity. The permitted uses would be as follows: 4 - Office Build a s - executive or administration industrial p roaacts sales and service, and professional offices • - Research and Oevelo meat ] aborrato including i nclt d i n g experimental testing t in g and processing facilities, a Nanufacturin andlseb - e lectroi kics instruments, equipment electrical devices and precision tools or devices„ Trade,. Skills or Industrial school , , . ub�.is�ti - P' ngbInditig Eagilitla,,s � � �' '� " ' i Manif a• Manufacturing - medicines es and F harmaco ticals o I:...w , '-' ) -, . J • Policy 28 Development will coincide with the provision, of public streets, water k„ 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 29 industrial development should conform to high standards for building ;• and site design. The Site Design Review. Staff will review the site plan of each proposed development, as provided in the zoning ordinance, in order to evaluate the compatibility of vehicular access, signs,•1ightizig, building placement and designs, and landscaping with adjoinin g uses, both exiI stingg and proposed. The examples of good design, already present in the Neighborhood, should provide the norm for the Design Site Review when considering new developments • and the expansion of existing ones Policy 30. Use .of planned unit development procedures is encouraged in order to better relate industrial„ development with adjoining uses. Policy nil. Industrial development on single parcels of less than an acre will be discouraged. NEIGHBORHOOD STREETS The traffic circulation element of the Neighborhood Plan is intended to provide the necessary automobile access to Commercial and Industrial property while avoiding congestion and minimizing the impact of traffic upon the residential 'u' area. The system of streets represented on the Plan has been analyzed zed b � P Y by a consulting traffic engineer, Carl Buttke, to determine the best method of- minimizing through traffic on residential streets while accommodating the Neighborhood-generated traffic. When the NPO had completed a ptel minary land use plan it was turned over to Mr. Buttke who tested alternate street networks designed to serve the proposed land use pattern. The results of this'study are,included in a report available at City Hall. The report analyzes several alternate Street networks and • recommends a system best satisfying the goal of accommodating the Neighborhood- generated traffic, while Minimizing through traffi,c in residential areas. Following are two of the networks tested. The first is the "do nothing” alternative which tests the existing street networks' ability to handle` an•ticipated n 't traffic loads and the second is the alternative recommended by nis plan. Fox purposes � r . y, the alternatives ate not discussed.se d: An y oi� h .ving a more detaledinterest should consult the complete report. Alternative 1 Alternative 1 an examination of f traffic candt�.ons �;n the 'with the existing circulation system. Basically, it represents a i�do nothingi; . . ifi .. Streets and policy will be improved accommodate assumes g olxc in regard to street mod cations that existing r � to ac.comi� � projected traffic volumes. ( i Ali l�'I } ■ • I ` • . . ,1 +llwtran S y1 . 6u ANY �',.1. is �9 S • w,� -I .'Y1,tt st •. lam'"..., * 00 . , , . . • " . ,f,„.p es 1 , ..,. ., ,�+ 91a J i a rye, �' . . .. .. , .... • • .. . , • c„, ... . . , . . , , . ,,„ ., , . . , ,, ,, .. , , ., . , , • 2 , , .. •: . . , , r F . . ,:, -,., ... ..:.. . , r , . ., : . . . . ..v. h , , ,, .,,e ' , ...-.., . . . „ . , , .. ,,H . „96, . , , , ,,,, . 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Figure 1 indicates the circulation system and the expected average weekday traffic volumes when the Neighborhood is fully developed according to the land uses designated on the plan, map. • The future estimated traffic assignment for Alternative I is shown on figure 20 The existing street system l is inadequate to serve the future traffic needs to • the i 'he neighborhood. The primary deficiencies occur in the Triangle where the proposed business' development creates the need for continuous street system ;. with high capacity connections to the adjacent freeways and Pacific Highway. Alternative 2 The second alternative proposes a street system designed to carry projected future traffic volumes and to, provide adequate vehicular access to all properties located within the neighborhood. The most notable features are a connection of Pfaffle and Dartmouth to form a major east-west link between Pacific Highway and 1-5 and a loop street which would provide access to the land west of 72nd. . { PHASED DEVELOPMENT OF THE STREET PLAN Construction of the proposed street system represents the most substantial public facilities costs which further development of the neighborhood will require. The most efficient method of constructing this system is in phases as development oc- curs. Therefore, development will be permitted in those portions of the neigh- ( borhood where the street system has been improved to meet the increased traffic demands. This phasing of development to coincide with the provision of adequate streets will assure that the traffic demands resulting from further development s. will not exceed the carrying capacity of the street system. Policy 32. The rezoning of property to more intensive uses (or City design approval of projects on previously rezoned properties) will only be per- mitted on parcels served by a street improved to urban standards. The street must be fully improved from the subject parcel to the nearest freeway interchange or Pacific Highway connection. The primary implication of Policy 32 is that the separate property ewuers will have to work cooperatively toward upgrading the streets serving their properties. This can be accomplished lo cal by the l improvement district process which qualifies al the property owners for low interest, long-term financing. In addition retiemnt of the bonds sold to finance the street improvements could come from the proceeds of the tax increment financing method discussed on the following page. phasing g q� e is displayed on figures 3 and 4 a While the intent is to match the has�.n � se uenc� t development to a street improvement sequence, it does not forestall the detrelop g out of sequence providing t necessary improvements at the .soma choose street i. merit occurrin o 'q property y stre n the cost . t r is are made. For instance- one or mere ro ert, owner may to bear th s of those street improvements which would qualify their property for immediate • y d;�at development. Ho wever, the phasing se quence Will be used as the basis for program capital improvements which are publicly funded i Th stie' phrase i,exin 2reet s s.temp refers to present street pattern and not the physical cbndititn of those streets 1 4 A .4, . , v n , . . . . ... .n ..., -.. .I ._ _ w _ ...!,. .A... .o....,,:..1...,_..-..I.s1 4...y../uM ..m,f,tu ';.b.. mr wla.•,u44 ,.w..1.d.., .Y..._..a•,t..a., ...t h" °• . .. e .I•,....J J ::: OAK � ' J[]rii i=. . 11 : f ' rIC i . .-".� i �• ,Tt' vl 1 h 1 1 r 0 r/s.• w t.nNCysA. . a: w S., : i1. • ,�•` `'` f4 r +y.ANt,s••1TA 1�. �„t w `. i'' « 9Mr.¢L«. iT ~may 'i.. !� z a H r t• I Y y • Y P. 5 M p A f f l.t St. AV.� - A st .O Sit - .., u ry' k. 0 t 5.0 .� . BSAi :j Il 'w, , 1 o ? *%y� tl w r '4'..:...;., 1 r �, � O . 1 s > • � K`dk: t i Sd tff M K s t ( ,,. rat w 'i:' i t, . , 2 ' T,.„R7..nu".• 17,E 44 r .171i., . • �` L . , „1 11', . ,,,., a !! • r. ' ell f; v w Y i gro..T!.'�••- ., w1t +' ,1, ' � If�UIK i.''r T np 1 Y .. / �+ 7 oiw Sri r'�ro 0 ` .} 'r • , i7,•' wr.yi. 1ST. 1• • � taa ) x �" a i s r. �i •in 4 4. ,::,. �^ s J Sr jj, t _ L 1 j 1.41/ 1 - Q }' ` f,. 1yx ..V1!70µ %d:.• • r ... .�"1.k' ... k++, r i � I w)1 11. sr y ��",�. 3( i `q1 41.'44'' it r. 1,11.1 , n.. inst ,j____,___ ---1 5-r j I_f-""--"-' 01180114111k1,,"... , , , .i, a td .., 1'r-- 3r I' >a!,''' , ,9 . r—•_..► I)i; i .,Ir,. 1/ &"-. � ( d S k �„ 'I mil 1 1 ~ ,,,2'iGr"``r•�. ' "",I %44•4.•,.. ,, .;11.71 r ( skA,,,,,,,,,,,,t ,r41.1.:„.,...,,,,,. -\--,-7.- v,. ••••.1-4.4 4..■=:.................... ,,,,r,F+,:70-,.:-''''.------- s �■• • r.Q ST > i • , __ _ _' - • Q. Q, ,' - - - . . e - , 1 .4.31 f)1,;,,,,i1 i, L___ •- i - a z ti E , ,ii v,L... /.., _„ lI • Cf)4 9 a k .f tt n a t it , =` t t°E=J I `cr1�l� II --- - 4--"4 . i rte° fit: ` . -V P• t° ETA .V„ ,1.1 r .'- __-I I ; . 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E r+- _ -_ - _--.t!• r ? `' '- • y - '�•i -- - j t'fie. ia e S W.e, - -•i.•e' -J.-- aF>✓ a y{1 •-rY- +'- -+tns i! _ _ -- .4- _ _ - rr bld _ J \ / r ` ` C �� # Sv t , 4 i 4ir.. !��'�'l s 1!::t:: ' 1 j? :21 - .f _mot ; -- -- ft.� �n s:- _f - - f' _ E=u .a.y >� -�r ' t1. 3 t. ¢i,, 7 - t ) '=i- - y -- -- �,' �_ - r - - ��'°•�-_ft - C H � __ ti. - !, _ _ _ 'f..� L.1 rj t _.- 1.!' _ ..n L r L f'a.'+ y.c1 . SW n = FV r T -w �•\ trr.'_« t' - - ��- t y 4 �,._ }' S.W. 7911.AVE: �,_`� �R �1�- .s 1t!' . .:EE" j i _ 1 1 W S l,a - Y['yt"st-�5�j! \ i\'. _ O t'.' l r y` --r � '_r..,•• .a*"'r M arnun w.f." ' t •-- -#� - .I, _ - - - - „ rite✓ - � �`t �' -nth _ _� �u'� t_�- , ` ,s` r ti. ?.T` t i �).,,�-d n. — _3 ,, . N ... 7 ` a d o.E`r.� tsr. tfiLAVL !r ••e r-rr fsT!•rr. n,r t. '' 'T a_ :i- 'rte:,tM:*c.�r.i'tF-•wslL•��,�- r r s k r- xa+` ` yc' w • yF 31� ` r= r. -'f.l - _*b_f',•4!'_i ! ,,,, ,�� '•1!i i r„.„ tii0.Si:Eii� a- V= _ - .t l•i f• a }tea _- J: -_ _'j, - ,t 1- - _ _- !; -_ -- ! .. _ _ - X±� y ...... I a a t i `z i -•_ - -- - - - - _ - - _ - - - ---- - s 7 A.h -»�•a+. •,►. S-- -ad= r -- A1ja - P - - -- _ !St �"L - - -•. ---; .,,,. p, .p _.1. • A ... gi[Dr . __ i _ i J :t ' icK -- - - - - - •_- - -- _ - - - -- - - _ --- ..• ._._ .}9tte. - •- AVT .1 - • - - - 9� s. - • . `�-Vii:°— •°C L. 7 4• �t � •.tr � t i •- t.�tn � \ _I : , ,',� _ -• -_ - __- - - - - ` - -- - _j�F •,it.. r; ., s'' 7...,--:..t ,i+ ' - __ a - - -- - r t 4�=:•� s3.F�4 ',._,.,�i� .L.• `�...� ,d,r'r.�:t• .� y •S't� •,n I• _-..---- -- _ _ - -� fi.-rs-r�_ - --- ---"° j_ �:- - a-- • -- R..:'r�1 _ -- - - t.�t • , • • The planned street system looks far into the future and proposes a collector street network designed to serve the Triangle when all land use has been cone „ verted •tonon-residential types. The industrial park area west of 72nd Street will ,,, not be effectively served by the loop road proposed to pass through it until the >. school and adjacent residential subdivision are converted--an event not likely to occur for a considerable Length of time. Therefore, a subsidiary local Q street system, designed to eventually link up to the collector network, will be . ' necessary to provide access to the individual parcels in the industrial area. , 4 This local system will be designed in conjunction with pri.°crate development proposals for this area at the time they are put forward. The three policies that follow were chosen by the NPO to minimize the impacts of business-oriented traffic upon the residences in the conversion units. Policy 33.' All existing dead-end residential streets in the conversion, units shall. remain closed to through traffic until such time as 75 percent. of the owner occupants have voted to convert the zoning to a non-residential category. Policy 34. Improved streets shall not be used as boundaries or separation between the residential conversion units and commercial-industrial land use areas. Policy 35. S.W. 70th Avenue shall,not be improved until the adjoining con • version unit has voted favorably to convert from residential to office Y park use. In order to provide access to the properties between S.W. 70th and S.W. 68th, as they are developed into commercial-professional ry types of uses, S.W. 69th Avenue shall be improved. STREET CLASSIFICATION « Streets on the plan are designated according to the following classification • system: ARTERIAL STREETS 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. Arterial Standards: Right-of-way width 80 feet 120 feet Pavement width 12 feet per lane Moving lanes 2 - Volume 6,000 - 20,000 vehicles per day Driving speed 25 -- 45 miles per hour Arterial i� l Streets Designated by the Plan: ' Pac ific Highway Hail Boulevard 1 ' AIIMMONIONA r ; . , ' I. . •I A • • lk l Iti t, 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 properties. Standards:Collector Standards o. ' Pavement width 36 40 feet . Right-of-way width 60 foot minimum hC)v�.n • f g lanes Volume 1,500 - 13,000 vehicles per day • Driving speed -•s eed 20 0 miles our 3 ' P er h • Collector Streets Designated by the Plan:' 1 . Requiring,. a p a pavement section: • ?(r;ankl in, • 70th (see Policy 35) • Oak, west of Hall Boulevard ! , Atlanta, west of 68th " Requiring A 40-foot pavement section: 68th I (. 72nd d The Hampton to 69 t h westerly rl y loo P road i The Dartmouth to Pfaffle connection it e (w h 4S feet at the Mater section of Pacific Highway) .1 Pfaffle LI ill Atlanta-Haines, east of 68th , I , n LOCAL t TREFTS All remaining streets not specified for arterial or collector status i II' Purpose:o to provide access to properties abutting the street I; ti Y w 4 Local Standards: i,d New Streets ICI' I ( ih .of-e a 50 60 ft foot 0 (50 of ui na.mt�zri : Pavement width 32 �. 36 ;feet '� j. Mo��r I,ng lanes 2 d 1 Ilk' �o1 �e , Drx l .n speed per da - 0 �. 00 vehicles e day F n p 10 - 25 miles per hour Cul-de-sacs 4 radium turn around . 400 ft u� �„ 40 f t and maximum length ( 1 18 • .I I { I , +' . r 1 �I ,W r , N. A I I 4 s 4 4 4 . i f ; . 4 IMPLEMENTATION' PROGRAM 4., This plan will be implemented by means of guiding the continued development of the neighborhood. Rezoning will be initiated by the city only where necessary to protect the integrity of the plan; in most cases, when an area is zoned for a more intense use then designated by the plan, Therefore, the majority of re- zoning will occur at the request of one or more property owners, primarily when . it can be demonstrated that adequate public facilities are in place to serve the proposed use and that a community need is present,- (see Policy 32.) . The city suffers from a lack of the financial resources required to supply the services which the land use system proposed by this plan will demand. Therefore, the emphasis is necessarily placed upon development to bear a majority of the financial responsibility. A. three-pronged method for financing of the necessary , public facilities is proposed: , 1. The formation of a development district in the Tigard Triangle and the use of tax increment financing to fund improvement projects sponsored by the district, . . 0', 2. The use of Tigard's System development charge funds (a building permit surcharge) in conjunction with State and Federal grant monies to - finance certain street improvement projects and open space acquisition and improvement. , , ((, 3. Require each new development project to participate in the provision of necessary public facilities to and at their site as a condition of zone change and development approval Examples are the extension of necessary ( 0 sewer and water lines, sized to also serve intervening properties, and the dedication and improVemott of adjacent street right-of-way. The first method is to be used only in the Triangle portion of the neighborhood. In this area extensive commercial and industrial development is planned, but available services are wholly inadequate, The tax increment financing system . proposed is a method made possible by Oregon law (ORS 457) which is a System for financing redevelopment activities. The conversion of the Triangle from / residential to office park and industrial Usage would qualify this area as an • eligible redevelopment district, The techniqUe uses the increase in property tax revenue produced by a redevelopment project to finance the necessary public investment in that project. It works in the following way: . , , When a redevelopment plan is adopted, the existing total value of all , • the tatable property in the project atea is determined by the tax , 14 asSessot. Once this baseline iS established, all future property tax 0 tevenues above the base generated by the redevelopment effort which would be collected by all taxing bodies having jutisdiction in the project atea are assigned to finance public improvements (eg., by retiring improvement bonds). The concept of tax increment financing is thus, to pay for necessary public facilities by rechanneling the money . back Collected as a result of the increased taxes on improved property bact kinto the project area. The intent of using this method in the Triangle is not to assemble and clear land, as in a traditional renewal project, but ' . to create the fUnds for needed capital outlays in the area , 'tti 19 , , V ) . , . , i ( I 1 1 ` y ,. �, " p The development of the Tigard Triangle sh o uld occ u r in phases as each elem ent. r1"' of the street circulation system is constructed. The street section of the { plan, figures 3 and 4, recommends a sequence for street i mprovements which should r be used as a basis fo* guiding the development of the Triangle. S it■ • I , I , . I c, . • 1 ti i • • 20 I � i I „ , . '61<..' 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