11/04/1992 - Packet AGENDA
NPO #3 MEETING
WEDNESDAY, NOVEMBER 4, 1992 - 7:30 P.M.
TIGARD CITY HALL
13125 SW HALL BLVD.
TIGARD, OREGON
City of Tigard
JOINT MEETING W17H NPO 7-UPDATE ON POLICE ISSUES-CHIEF RON GOODPASTER
ADJOURN TO REGULAR MEETING
1. CALL TO ORDER
2. ROLL CALL: PORTER BISHOP FROUDE
GARNER HANSEN HELM
MORTENSEN
3. Tree City USA and other options - Bill Gilmore, Metro Forestry.
4. Approve Minutes from October 7, 1992 meeting (attached).
5. CUP 92-0004 - Lorinc - Applicant requests Conditional Use approval to allow the
conversion of an existing single family residence into a residential care facility.
LOCATION. 12435 SW 121st Avenue (WCTM 2S1 3BB, tax lot 6900).
ZONE. R-4.5 (Residential, 4.5 units per acre).
6. SDR 92-0018/MIS 92-0016 - Harris - P.D.G. -Applicant requests approval for the
following development applications: 1) Site Development Review approval to
construct a new drive-through restaurant facility with related site improvement;2)Lot
Line Adjustment to adjust two parcels of approximately 53,143 and 11,761 square
feet into two parcels of approximately 42,232 and 22,672 square feet each.
LOCATION: 13295 SW Pacific Highway (WCTM 2S1 2CB, tax lot 1900) and 10390
SW Park Street (WCTM 2S1 2CB, tax lot 1805).
ZONE. C-G (General Commercial).
1.
7. CPA 92-0007- City of Tigard-Applicant requests Comprehensive Plan Amendment
approval to allow for a proposed amendment to Tigard's Comprehensive
Transportation Plan Map which relates to the future alignment of a collector street
connecting SW Walnut Street and SW Gaarde Street.
LOCATION: City of Tigard
8. Review Notices of Decision received.
9. Other Business.
10. Adjournment
TO ENSURE A QUORUM TO CONDUCT BUSINESS, PLEASE CALL LIZ NEWTON AT
639-4171, EXTENSION 308 IF YOU ARE UNABLE TO ATTEND
h:\1ogin\jo\npo3-a
OCT-08-1992 16:15 FRO RC PROGRAM MANAGEMENT TO 96847297 P.02
NPO #3 NMVL M
October 7, 1992
Joint meeting with NPO 7 convened at 7:02 p.m.
1. NPO #7 joined us for an update from John Acker regarding the comprehensive plan
studies being conducted for the Tigard Triangle. Two potential zoning maps were shown
and input from citizens is welcome. Reverly Fronde emphasized the need to be sure all
residents and businesses in the area receive hearing notices.
2. Jerry Offer went over the proposed amendments to the develvprncnt w;Wc perWuiilg tv
tree removal. Jerry said the city attorney has expressed a need to close some holes in
the code. Bill Gilmore, a certified arborist, from Metro Forestry Inc. had been invited
by Martha Bishop and he talked about lists of urban friendly trees and his participation
in helping communities establish tree ordinances. Sue Lamb, of Tualatin, attended to
provide information about heritage trccs.
3, Jerry Offer also shared the latest information about the proposed Community Commercial
zoning code. Attached are NPO 3's responses to the questionnaire.
4. Art Louie of ODOT and Kirk Hansen attended at the request of NPO 7, to clarify the
issue regarding the lack of a sidewalk on the south side of Seholls Ferry Rd, between 131
Ave. and 135 Ave. He explained that the sidewalk was not included due to the need to
widen the road for a temporary traffic signal at the "Y" of new and Old Scholls Ferry
Roads. Art proposed a compromise to lay a 6' wide asphalt sidewalk at grade with a 4"
high drain barrier between sidewalk and bike Path. Funds for this could he requested
immediately and work done by the contractor before they turn the project over in
December. This proposal was acoeptable. Beverly requested that ODOT plan changes
made in writing to the community.
Joint meeting with NFO 7 adjourned at 9:25 p.m.
5. Roll call for NPO #3: present, Porter, Bishop, Fronde, Garner, Helm and Mortensen.
Excused. Hansen.
6. Minutes from September 2, 1992 approved.
7. Judy Fessler talked about ways to inventory and protect significant trees in the city. She
suggested a grass roots effort among citizens to pool information and energies_ Beverly
mentioned the need for good public relations to make such an effort succeed. Martha
Bishop will invite Bill Gilmore of Metro Forestry to our November meeting to discuss
Tree City US.A. and other options. Interested staff members and NPO 7 are invited to
attend.
OCT-08-1992 16:16 FROM ERC PROGRAM MANAGEMENT TO 96847297 P.03
NpO #3 MMUTE5, OCTOBER 7, 1992-
8.
4928. ZCA. 92-0006: Garrett Annexation request. It was moved and seconded to approve the
request. Motion passed unanimously.
9_ MLP 92-0008: Wittenberg Minor Land Partition, It was moved and seconded to approve
this request with the following concerns; we would like the applicant to make the
ingress/egress onto 114 Ave. instead of Gaarde, we have a concern about the sewer
hookup, and is the applicant responsible for providing a sidewalk on Gaarde? With these
concerns expressed the motion passed unanimously.
Meeting adjourned at 10:15 p.m.
Re.q�ectfully submitted,
Lila Garner
PROPOSAL DESCRIPTION
FILE NO: CLIP 92-0004
FILE TITLE: LORINC
APPLICANT: Joe & Kathy Lorinc OWNER: SAME
12442 SW 122nd Avenue
Tigard, Oregon 97223
REQUEST: A request for Conditional Use approval to allow the
convertion of an existing single family residence into
a residential care facility.
APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.50, 18.98,
18.100, 18.102, 18.106, 18.108, 18.130.
LOCATION: 12435 SW 121st Avenue. (WCTM 2S1 3BB, tax.lot 6900)
ZONE: R-4.5 (Residential, 4.5 units per acre) The R-4.5
zoning allows single family residential units, public
support facilities, residential treatment home, faming,
manufactured home, family day care, home occupation,
temporary use, residential fuel tank, and accessory
structures.
NPO NO: 7 & 3
NPO CHAIRPERSON: ' Cal Woolery / Herman Porter
PHONE NUMBER: 639-4297 / 639-0895
CHECK ALL WHICH APPLY:
STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1992 ,
PLANNING COMMISSION DATE OF HEARING: TIME:7:30
X HEARINGS OFFICER DATE OF HEARING: TIME:7:00
CITY COUNCIL DATE OF HEARING: TIME:7:30
ATTACHMENTS
X VICINITY MAP X LANDSCAPING PLAN
X NARRATIVE X ARCHITECTURAL PLAN
X • SITE PLAN OTHER:GRADING PLAN
STAFF CONTACT: Jerry Offer - 639-4171
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 7 & 3
CUP 92-0004
REQUEST: A request for Conditional Use approval to allow the
convertion of an existing single family residence into
a residential care facility.
APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.50, 18.98,
18.100, 18.102, 18.106, 18.108, 18.130.
LOCATION: 12435 SW 121st Avenue. (WCTM 2S1 3BB, tax lot 6900)
ZONE: R-4.5 (Residential, 4.5 units per acre) The R-4.5
zoning allows single family residential units, public
support facilities, residential treatment home, faming,
manufactured home, family day care, home occupation,
temporary use, residential fuel tank, and accessory
structures.
Please review the attached development proposal and comment on those items listed
below which concern(s) this NPO regarding this application. This listing is a
template to aid in your review of this proposal. Please let us know how you feel
about this development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: []
Signed: Date:
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PROPOSAL DESCRIPTION
FILE NO: SDR 92-0018 / MIS 92-0016
FILE TITLE: HARRIS / P.D.G
APPLICANT: P.D.G. OWNER: Harris Enterprises, Inc.
122 S.E. 27th Ave. 1776 SW Madison
Portland, OR 97214 Portland, OR 97205
REQUEST: Applicant request approval for the following development
applications: 1) Site Development Review approval to
construct a new drive-thru restaurant facility with
related site improvement; 2) Lot Line Adjustment to
adjust two parcels of approximately 53,143 and 11,761
square feet into two parcels of approximately 42,232 and
22,672 square feet each.
APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.106,
18.108, 18.120, 18.162.050, 18.162.060.
LOCATION: 13295 SW Pacific Highway. (WCTM 2S1 2CB, tax lot 1900) and 10390 SW
Park Street. (WCTM 2S1 2CB, tax lot 1805)
ZONE: C-G (General Commercial) The General Commercial zone allow
Public agency and administrative services, public support
facilities, professional and administrative services,
financial, insurance, and real estate services, business
support services, single-family residential units, among other
uses.
NPO NO: 3
NPO CHAIRPERSON: Herman Porter
PHONE NUMBER: 639-0895
CHECK ALL WHICH APPLY:
X STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1992
PLANNING COMMISSION DATE OF HEARING: TIME:7:30
HEARINGS OFFICER DATE OF HEARING: TIME:7:00
CITY COUNCIL DATE OF HEARING: TIME:7:30
ATTACHMENTS
X VICINITY MAP X LANDSCAPING PLAN
X NARRATIVE X ARCHITECTURAL PLAN
X SITE PLAN OTHER:
STAFF CONTACT: Jerry Offer - 639-4171
611 0
• r
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 3
SDR 92-0018 / MIS 92-0016:
REQUEST: Applicant request approval for the following development
applications: 1) Site Development Review approval to
construct a new drive-thru restaurant facility with
related site improvement; 2) Lot Line Adjustment to
adjust two parcels of approximately 53,143 and 11,761
square feet into two parcels of approximately 42,232 and
22,672 square feet each.
APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.106,
18.108, 18.120, 18.162.050, 18.162.060.
LOCATION: 13295 SW Pacific Highway. (WCTM 2S1 2CB, tax lot 1900) and 10390 SW
Park Street. (WCTM 281 2CB, tax lot 1805)
ZONE: C-G (General Commercial) The General Commercial zone allow
Public agency and administrative services, public support
facilities, professional and administrative services,
financial, insurance, and real estate services, business
support services, single-family residential units, among other
uses.
Please review the attached development proposal and comment on those items listed
below which concern(s) this NPO regarding this application. This listing is a
template to aid in your review of this proposal. Please let us know how you feel
about this development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: [J
Signed: Date:
122 S.E. 27th
Plan ing/Design Portland, Oregon 97214
Group Phone: (503) 236-6000
Fax: (503) 232-2357
Planning, Landscape Architecture, Architecture, Civil Engineering
October 7, 1992
Chris Davies
City of Tigard
13125 SW Hall Boulevard
Tigard, OR 97223
Regarding: Site Development Submittal
Dear Mr. Davies:
Enclosed are copies of the site development plans for review. The proposed Hot 'n Now
drive through food distribution facility is to be located at the intersection of Pacific
Highway& SW Park Street.
Hot 'n Now is a new concept facility serving burgers, fries, and soft drinks, which is just
now beginning construction in Oregon. The building is approximately 963 square feet and
has two drive through lanes. There is no interior seating. Landscaping and parking codes
have been met or exceeded.
PDG is the agent for Hot'n Now, and will be available to answer any questions or
provide additional information ormation as needed. Please contact me at 236-6000 shouldY ou have
any questions or need additional requirements.
Sincerely,
Peter Kappertz
Vice President
encl.
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PROPOSAL DESCRIPTION
FILE NO: CPA 92-0007
FILE TITLE: CITY OF TIGARD
APPLICANT: Engineering Department OWNER:
City of Tigard
13125 SW Hall Blvd.
Tigard, Oregon 97223
REQUEST: A request for Comprehensive Plan Amendment approval to
allow for a proposed amendment to Tigard's Comprehensive
Transportation Plan Map which relates to the future
alignment of a collector street connecting S.W. Walnut
Street and S.W. Gaarde Street.
APPLICABLE REVIEW CRITERIA: Statewide Planning Goals: 1, 8, 12.
Comprehensive Plan Policies: 1.1.1, 1.1.2, 4.1.1, 8.1.1, 8.2.1, 11.3.1, 11.3.2.
Community Development Code Chapters 18.22, 18.30, 18.164.
LOCATION: City Of Tigard
NPO NO: 3 & 7
NPO CHAIRPERSON: Herman Porter / Cal Woolery
PHONE NUMBER: 639-0895 / 639-4297
CHECK ALL WHICH APPLY:
STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1992
PLANNING COMMISSION DATE OF HEARING: TIME:7:30
HEARINGS OFFICER DATE OF HEARING: TIME:7:00
CITY COUNCIL DATE OF HEARING: TIME:7:30
ATTACHMENTS
_ VICINITY MAP LANDSCAPING PLAN
X NARRATIVE ARCHITECTURAL PLAN
X SITE PLAN OTHER:
STAFF CONTACT: Randy Wooley - 639-4171
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 3 & 7
CPA 92-0007:
REQUEST: A request for Comprehensive Plan Amendment approval to
allow for a proposed amendment to Tigard's Comprehensive
Transportation Plan Map which relates to the future
alignment of a collector street connecting S.W. Walnut
Street and S.W. Gaarde Street.
APPLICABLE REVIEW CRITERIA: Statewide Planning Goals: 1, 8, 12.
Comprehensive Plan Policies: 1.1.1, 1.1.2, 4.1.1, 8.1.1, 8.2.1, 11.3.1, 11.3.2.
Community Development Code Chapters 18.22, 18.30, 18.164.
LOCATION: City Of Tigard
Please review the attached development proposal and comment on those items listed
below which concern(s) this NPO regarding this application. This listing is a
template to aid in your review of this proposal. Please let us know how you feel
about this development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: [ ]
Signed: Date:
October 1992
Requested Revision to the
Comprehensive Plan Transportation Map
GAARDE STREET EXTENSION
Proposal
Currently, the Comprehensive Plan Transportation Map includes a study area referenceded
to Note 2. Note 2 indicates that two options are under consideration for a future
connection between the Walnut/132nd intersection and the Gaarde/121st intersection.
It is proposed to select one of the two options under consideration and to amend the
Comprehensive Plan Transportation Map to reflect the option chosen.
Histo
r
In 1983, the City of Tigard and Washington County both adopted comprehensive plans
that called for a future extension of Murray Boulevard to connect with the intersection of
Walnut Street and 135th Avenue. Both plans also called for future connections between
Walnut Street and Gaarde Street in the area west of 121st Avenue. No specific
alignments were indicated.
In 1986, Washington Count entered into urban planning area agreements with the cities
9 Y P 9 g
of Beaverton and Tigard. The agreements indicated that the extension of Murray
Boulevard would be designated as a collector street and provided a drawing showing the
alignment between Old Scholls Ferry Road and Walnut Street. In addition, the
agreements stated that an alignment would be developed for a collector street between
the 135th Avenue/Walnut Street and the 121 st Avenue/Gaarde Street intersections. The
agreements established design standards for the road.
In 1989, the City began its Northeast Bull Mountain Transportation Study, intended to
define the future collector street system for the area. Following several public meetings,
including hearings before the Planning Commission and the City Council, most of the
recommendations of the Northeast Bull Mountain Transportation Study Report were
adopted in April of 1990. However, the recommendations regarding the connection
between 135th/Walnut and 121st/Gaarde intersection were not adopted; at the close of
the hearings, two options remained under consideration. In addition, the Council had
heard requests that the urban planning area agreements be amended to delete the
Murray Boulevard connection between Old Scholls Ferry Road and Walnut Street due to
GAARDE STREET EXTENSION - October 1992 Page 1
concerns about through traffic. Selection of the preferred option for the Walnut-Gaarde
connection was deferred pending a decision on whether the urban planning area
agreement would be modified.
In subsequent discussions with other jurisdictions, there was not support for amending
the urban planning area agreements. However, there was support for an agreement on
the timing of the proposed Murray Boulevard extension. As a result, an agreement was
drafted that assures that the Murray Boulevard extension between Scholls Ferry Road
and Old Scholls Ferry Road shall not be opened to through traffic prior to the completion
of other road improvements on the west side of Bull Mountain as provided in the County's
Transportation Plan. The agreement is intended to discourage the development of the
Murray Boulevard extension as a route for through traffic. The agreement has been
approved by Washington County and the cities of Beaverton and Tigard; the agreement
was signed in January 1992.
When Tigard's Comprehensive Plan Transportation Map was updated in 1991, a study
area was added to indicate the two options still being considered for the collector street
connection between Walnut Street and Gaarde Street. The study area is known as "Note
2". A copy of the map is included as Attachment #1.
It is now proposed that the process be completed by adopting one of the options for a
collector street connection between Walnut Street and Gaarde Street.
Report Option
The 1990 recommendation of the City staff was contained in Figure 12-1 of the Northeast
Bull Mountain Transportation Study Report. (See Attachment #2.) Under this plan,
Gaarde Street would be extended as a major collector street west and north from 121 st
Avenue to connect to Walnut Street at a location 300 feet to 400 feet east of existing
132nd Avenue. In addition,the Report recommended that side street access to the major
collector be restricted,that direct driveway access be prohibited, and that reduced design
widths be considered between access points. This option will be referred to as the
Report Option.
NPO Option
The Neighborhood Planning Organization (NPO#3) recommended that Gaarde Street be
extended west from 121st as a minor collector, connecting to 132nd Avenue. The NPO
recommended that the street be designed for a speed of 25 mph. Under this option,
existing 132nd Avenue would provide the collector street connection between Gaarde and
Walnut Streets.
In 1991 a preliminary plat was submitted for a subdivision along the 132nd Avenue
extension west of the Gaarde/121st intersection. During the hearings on the proposed
GAARDE STREET EXTENSION - October 1992 Page 2
0
subdivision, there was substantial discussion of whether the subdivision'should provide
for the westward extension of Gaarde as proposed by the NPO. After reviewing
alternatives submitted by the applicant, the Planning Commission voted to approve a
preliminary subdivision layout that did not directly provide for the Gaarde extension to
132nd. Commission members were persuaded that the site was not suitable for
construction of an east-west collector street due to steep grades. Evidence was provided
that a collector connection to 132nd Avenue could better be provided north of the site
where grades are less steep. On appeal, the Planning Commission's decision was
upheld by the City Council in Resolution 91-75.
Consequently, the NPO Option represented in Attachment #3 shows Gaarde extended
west and north from 121 st to intersect 132nd at a location near Benchview Terrace (north
of the approved subdivision site).
Traffic Comparisons
In conjunction with the Northeast Bull Mountain Transportation Study, future traffic
volumes on the collector street system were forecast. The forecasts assumed full
development of the area, based on maximum practical development under existing zoning
and recognizing the development restrictions of steep slopes, drainageways and existing
subdivisions.
Based on these forecasts, Appendix E in the Northeast Bull Mountain Study Report
contains material on future street capacities. Appendix E indicates that the collector
street system designed to typical City of Tigard standards will provide acceptable levels
of service under projected future traffic volumes, except at a few intersections. Additional
traffic lanes may be needed in the future at some intersections. These intersections are
along the Walnut/Murray connector from 135th to Scholls Ferry Road; along Gaarde
Street near Highway 99W; and possibly at the intersection of 121 st and Walnut.
The information in Appendix E assumed that the Report Option would be adopted.
Selection of the NPO Option would not change the general conclusions stated above.
However, selection of the NPO Option would change traffic projections on some streets,
as discussed below. All discussion is based on work done in 1990 in conjunction with the
Northeast Bull Mountain Transportation Study. Copies of the 1990 Study Report are
available for review in the City Engineering Department.
The NPO Option would reduce the future traffic on Gaarde Street. West of 121st
Avenue,the build-out traffic under the NPO Option would be approximately 5,000 vehicles
per day, compared to 10,000 vehicles per day under the Report Option. Under either
option, the projected volumes exceed the guidelines for a minor collector street and fall
within the volumes typical for a major collector. A two-lane street with a center turn lane
at intersections would be adequate under either option.
GAARDE STREET EXTENSION - October 1992 Page 3
1
On Gaarde Street near Highway 99W, the NPO Option reduces projected traffic volumes
by approximately 20%. The need for future additional turn lanes would be delayed but
the long-term facility requirements would be generally the same as for the Report Option.
On Walnut Street near 135th,the NPO Option reduces projected build-out traffic volumes
from approximately 16,000 vehicles per day under the Report Option to approximately
10,000 vehicles per day under the NPO Option. Any need for additional future lanes at
the 135th intersections would probably be eliminated under the NPO Option.
Traffic removed from Gaarde Street under the NPO Option would divert to other routes.
Impacts would be most noticeable south of Walnut Street on 132nd Avenue and 121st
Avenue. Under the Report Option, 132nd would remain a local street between Walnut
and Benchview. Under the NPO Option, 132nd would become a collector street with a
projected traffic volume of 4,000 vehicles per day. On 121st between Walnut and
Gaarde, the projected traffic under the NPO Option is roughly twice the projected traffic
under the Report Option.
When compared to the Report Option, the NPO Option is projected to increase future
traffic volumes on 121st north of Walnut by approximately 17% and on Bull Mountain
Road west of the 135th extension by approximately 29%. Smaller increases could be
expected on other collector streets including the 135th extension south of Walnut, North
Dakota Street, Bull Mountain Road east of the 135th extension, and the future Sunrise
Lane connection.
These traffic comparisons are summarized in Attachment No. 4.
Land-Use Impacts
In general, both options are located through currently undeveloped property. The
roadways would be constructed as new subdivisions are developed in the area. Roadway
alignments and grades would be coordinated with the design of the new subdivisions.
An exception in the Report Option is the area immediately south of Walnut Street. To
complete the connection to Walnut, it is likely that the City would eventually need to
acquire and remove two existing homes.
An exception in the NPO Option is the area along existing 132nd Avenue south of Walnut
Street. The existing street is narrow and has no sidewalks. Several of the existing
homes have very steep driveways. Widening this portion of 132nd to collector standards
or adding sidewalks would require major reconstruction of driveways. In some cases, it
might be necessary to abandon vehicle accesses to existing garages. Major retaining
walls would be necessary in some locations.
GAARDE STREET EXTENSION - October 1992 Page 4
Coordination with Other Plans
State regulations require that comprehensive plans be coordinated with those of adjoining
jurisdictions. The existing Regional Transportation Plan, the Washington County
Transportation Plan, and the urban planning area agreements with the County and the
City of Beaverton all call for a collector street connection between 135th/Walnut and
121 st/Gaarde intersection. To satisfy State regulations, Tigard must either adopt a plan
consistent with these other existing plans or persuade the other jurisdictions to amend
their plans.
When the other plans were adopted, it was envisioned that the connection between
Walnut and Gaarde would be a direct extension of Murray Boulevard. It could be argued
that neither of the options currently under consideration precisely complies with this
concept. However, the Report Option is more closely in compliance than the NPO
Option.
Operationally, the Report Option shows little difference from the previously planned
concept. Its route is only slightly different from those considered when the
comprehensive plans were adopted. During the Northeast Bull Mountain Transportation
Study, this route was selected and the direct-connection routes were rejected in order to
minimize impacts on existing development. From previous discussions with County staff,
it appears that this option is sufficiently in conformance with existing plans to be
considered in compliance. It appears that adoption of the Report Option would not
require amendment of the other existing plans.
The NPO Option deviates further from the direct-connection concept. As proposed by the
NPO, this option would not comply with the design standards adopted in the urban
planning area agreements. If this option is selected, it appears that Tigard would need
to request corresponding amendments in the other plans and agreements prior to
adopting the plan.
Timing and Funding
Whichever option is chosen, it is anticipated that the improvements will be made as
development of the area occurs. Each subdivision would construct its piece of the
roadway as part of the subdivision improvements. The countywide TIF (Traffic Impact
Fee) ordinance provides for TIF credits to developers who construct portions of this
roadway connection. The TIF credits would apply to all of the Report Option route; it is
not clear which portions, if any, of the NPO Option route would qualify for the TIF credits.
The area immediately adjacent to Walnut Street is already developed and is unlikely to
experience substantial redevelopment within the next 20 years. In this area the collector
street improvements would likely need to be completed by the City. Under the Report
Option, TIF funds could be used be used to complete the collector street. It is not clear
GAARDE STREET EXTENSION - October 1992 Page 5
if TIF funds could be used to upgrade existing 132nd Avenue to collector standards under
the NPO Option.
Preliminary cost estimates indicate that the NPO Option would be more expensive than
the Report Option to construct. Because the NPO Option would traverse more steep
terrain, it would require more earthwork than the Report Option. Widening of existing
132nd Avenue to collector standards would require extensive earthwork, construction of
retaining walls, right of way acquisition, and reconstruction of existing driveways. It is
estimated that the improvements requiring City funding would cost approximately
$150,000 to $200,000 more under the NPO Option.
Since construction is tied to private development of subdivisions, the schedule of actual
construction is not known. If necessary, the City could eventually complete any missing
sections of the roadway and recover the costs from developers as the remaining land is
developed.
Exact Alignments
The Comprehensive Plan Transportation Map describes street alignments in general
terms. Precise roadway alignments are usually determined at the time of actual
development. The precise alignment is typically based on more detailed engineering and
the needs of the specific developments that are proposed.
Therefore, the proposed options describe only the approximate alignment of the future
streets. When specific development proposals are considered, there is additional
opportunity for public review and comment on the specific alignments.
Under either option, the projected future traffic volumes are within the range associated
with major collector streets in Tigard (1,500 to 10,000 vehicles per day). In either option,
it is recommended that major collector standards should apply. The Report Option can
more easily meet the collector standards as it follows a route with more gentle grades.
The NPO Option would traverse a steep rugged area east of 132nd and would require
steeper grades. Existing grades on 132nd Avenue exceed collector street standards.
Discussion
First review may suggest that the NPO Option is more desirable as it has lower projected
future traffic volumes on the Gaarde extension. However, further review shows that
under the NPO Option traffic will be diverted to other existing collector streets such as
121st, 132nd, and Bull Mountain Road. These existing streets are already substantially
developed as low density residential areas and are not well planned for high traffic
volumes. We conclude that it is preferable to carry more of the future traffic increase on
the new roadway where new subdivisions can be appropriately designed to accommodate
the greatertraffic volume. This way,the increased traffic resulting from new development
GAARDE STREET EXTENSION - October 1992 Page 6
will, to a greater extent,-be routed to the new streets created by new development, rather
than to the existing streets. Therefore, we find that the Report Option is the preferable
option for the routing of traffic.
We also find that the Report Option is a better route in that it will have more gentle
grades, has fewer impacts to existing residential properties, and avoids the need to
reconstruct existing 132nd Avenue south of Walnut.
Finally, we find that the Report Option is in compliance with existing regional and local
plans. We are not optimistic that the amendments to existing plans could be obtained to
bring the NPO Option into compliance.
Recommendations
It is recommended that the Note 2 study area on the Comprehensive Plan Transportation
Map be replaced by the Report Option alignment as depicted in Attachment #2. In
addition, it is recommended that Note 2 be revised to read as follows:
"Gaarde Street to be extended west and north from 121st Avenue to
connect with Walnut Street at a point 300 feet to 400 feet east of SW 132nd
Avenue. Direct driveway access shall be prohibited along the Gaarde
Street extension and roadway connections shall be kept to a minimum. The
width of the street may be reduced below the standards for major collector
streets where turn lanes are not required."
rw/note2
GAARDE STREET EXTENSION - October 1992 Page 7
.�- ARTERIAL
�t MAJOR COLLECTOR
A v --- MINOR COLLECTOR
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O APPROXIMATE ALIGNMENT
(Exact alignment to be w
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...; development.
TRAFFIC SIGNAL
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ATTACIUMEENT NO. 2
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Map a d o p t o `� JVNE 11 , 1991 ��' N0TE t� �� as determined by
the Ci t of Tigard
See back for rev > sion schedule
36000 3/ 19;9
--- --- a { t �
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COMPREHENSIVE PLAN TRANSPORTATION MAP NOTES
COMPREIETSIVE PLAN
1. Scholls Ferry Road to be realigned to connect with Davies Road.
TRANSPORTATION FLAP
2. Study area to determine a future connection between the Walnut/132nd
REVISION SCHEDULE intersection and the Gaarde/121 st intersection. A major collector extension of
ORDINANCE DATE Gaarde Street has been recommended by the Northeast Bull Mountain
Transportation Study Report. An indirect connection of minor collectors has
been recommended by NPO #3.
91-22 August 13, 1991
92-0007 March 24, 1992 3. Approximate alignments are shown for the extensions of 132nd Avenue south
of Benchview Terrace, 135th Avenue south of Walnut Street, and Benchview
Terrace west of 132nd Avenue. These streets are to be designed as minor
collectors with a design speed of 25 m.p.h..
4. Study area to determine the configuration of a new connection between
southbound Pacific i-lighway and Main Street.
5. Study area to determine the alignment of a minor collector street connecting
68th Parkway near Red Rock Creek with the Dartmouth Street extension; and
with Hampton Street at 72nd Avenue with the Dartmouth Street extension within
the westerly portion of the Tigard Triangle.
6. Study area to determine the alignment of connections between Highway 217,
Kruse Way, 1-5 and the Tigard Triangle.
7. Connections between Hunziker Street, Hall Boulevard at O'Mara Street
(generally) and Bonita Road.
8. Study area to consider extension of Hall Boulevard southward to connect with
Boones Ferry Road in Tualatin for either pedestrian or vehicular access.
9. A local street connection from 100th Avenue to 109th Avenue intersecting 100th
Avenue either at Sattler Street or at a point at least 100 feet from the existing
Sattler Street intersection.
10. An extension and realignment of 109th Avenue south of the Sattler Street
extension, to intersect Pacific Highway at Royalty Parkway. The realigned
109th Avenue shall intersect Naeve Street at a point approximately 250 feet to
450 feet east of Pacific Highway.
mptrns.per