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Ordinance No. 00-18 CITY OF TIGARD, OREGON ORDINANCE NO. 00-j8_ AN ORDINANCE ADOPTiNG THE WASHINGTON SQUARE REGIONAL CENTER PLAN WITH DELAYED IMPLEMENTATION AND ADOPTING FINDINGS AND CONCLUSIONS WHEREAS: 1. Applicant City of Tigard has requested approval of amendments to the Comprehensive Plan Map, Comprehensive Plan Transportation Map, Comprehensive Plan and Community Development Code applicable to the Washington Square Regional Center; 2. The Planning Commission has recommended endorsement of the amendments, with implementation delayed until further specific studies have been prepared; 3. The proposed amendments would incorporate a specific land use, urban design, and land use plan for the Washington Square Regional Center, amending the existing adopted twenty-year land use, transportation and urban design plan 4. Implementation of the text and map amendments should wait for: a. Development of recommendations for storm water drainage; b. Development of recommendations for open space, environmental and natural resource issues; C. Preparation of strategies and a financial plan for transportation improvements; 5. The proposed text amendments are consistent with all relevant criteria as stated in the Findings and Conclusions in Support of Washington Square Regional Center Plan (Exhibit F); and 6. The City Council met on February 8, 2000 and voted to adopt the Washington Square Regional Plan,with implementation of the plan to take place when specific implementation measures as noted above (item#4) are met. THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The Washington Square Regional Center Plan (Exhibit A) is hereby adopted. SECTION 2: The Comprehensive Plan is hereby amended as shown in the attached Exhibit B with the amendment to take place at the time stated in Section 7 of this ordinance. SECTION 3: The Comprehensive Plan zoning reap is hereby amended,with the amended map to be in the form of Exhibit C. This amendment shall take place at the time stated in Section 7 of this ordinance. SECTION 4: The Comprehensive Plan transportation map is hereby amended, with the amended map to be in the form of Exhibit D. This amendment shall take place at the time stated in Section 7 of this ordinance. SECTION 5: The Community Development Code is hereby amended to add a new chapter, "Washington Square Regional Center," in the form of Exhibit E, with the amendment to take place at the time stated in Section 7 of this ordinance. SECTION 6: The Findings and Conclusions in Support of Washington Square Regional Center Plan (Exhibit F) are hereby adopted. SECTION 7: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor and posting by the City Recorder. The amendments provided for in Sections 2, 3, 4 and 5 shall be made when the City Council by resolution finds that recommendations for storm water drainage, recommendations for open space and strategies and a financial plan for transportation improvements for the Washington Square Regional Center have been prepared and adopted by the City Council. 40 PASSED: By c�r7 _votes of all Council members present after being reactby nu er and title only, this ly�aay of- 2000. Catherine Wheatley, City Recorqgr s� APPROVED: By Tigard City Council this /� day o , 2000. Approved as to form: Brian J. Moore, Council President /j' `-amity Attorney 31� Date G:Vf\washsgord.wpd OR©. OD- IS "x..54 2' r 'n Y r 41All �J + 1 It�� f 1 y r ���. �� t•f i "Ti Q '6. 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Lindley,ASLA Cogan Owens Cogan Kittelson &Associates Claire Levine Christine Rains Graphic]Design This project is partially funded by a grant from the Transportation and Growth Management(TGM) Program,a joint program of the Oregon Department of Transportation and the Oregon Department of Land Conservation and Development. This TGM grant is financed,in part,by federal Intermodal Surface Transportation Efficiency Act, 40 local government,and State of Oregon funds.Additional funding was provided by Metro and the City of Tigard. The contents of this document do not necessarily reflect the views or policies of the State of Oregon.' TABLE OF CONTENTS 1. BACKGROUND 1 r 2. PROCESS AND STAKEHOLDER PARTICIPATION 5 Task Force x Public Involvement Guiding Principles S 3. REGIONAL CENTER DEVELOPMENT PLAN 13 Regional Expectations&Growth Targets Overall Vision Urban Design Concepts i Urban Design by District Private Sector Involvement in Achieving the Vision 4. PARKS AND OPEN SPACE 29 The Washington Square Greenbelt Open Space Network Parks Recommendations 5. LAND USE INNOVATIONS 6. TRANSPORTATION SYSTEM PLAN 43 System Needs and Problems Recommended Improvements Overall District Improvements 7. PARKING STRATEGY 61 Key Findings—Existing Conditions Forecast Conditions Parking Strategies 6. PLAN IMPLEMENTATION 67 Coordination Next Steps i�rotcC- Lifii7 vi.CiciiSitiY2 Ar2aa Transportation Implementation, Priorities&`Phasing Parking APPENDIX 75 YppN{NMMNIMF 1. BACKGROUND In 1995, Metro Council adopted a visionary plan The 2040 Growth Concept resulted from eaten- for regional development. The 2040 Growth Con- sive regiu.ial discussion about the future of the Port- cept describes strategies that make the most efficient land metropolitan area. Once the Growth Con- use of urban land in the face of cept was adopted, Metro dramatic population growth. OVERALL VISION working with the local juris- The 2040 Growth Concept will dictions, developed and help the region create and pre- The Washington Square adopted the Urban growth serve livable neighborhoods, Regional Center is a vital Management Functional Plan and promote a useful, acces- regional center serving the in 1996. Local citizens and sible, free-moving transporta- needs of Washington County governments were then tion system with a wide variety charged to determine the best of convenient transportation residents way to create regional centers choices. given the values,interests and • preserve resir4ential needs of residents and busi- One of the key elements of the neighborhoods nesses. 2040 Growth Concept was the designation of regional centers. offer an innovative This regional center plan sum- These are areas containing con- transports-ion service that marizes the results of a thor- entrated commerce,Iocal gov- makes it easy for people to ough public discussion about ernment and retail services,and reach their destinations the future of the Washington housing served by high-quality Square study area. It demon- transit. The Washingtonstrates the way the people of Square area is one of three re- • focus on Washington Square Tigard and Washington gional centers in Washington Mall as a communityresource County incorporated their ex- County and one of eight in the pectations for the future into metropolitan region. • feature a linked greenbelt of the regional framework plan. parks and open space easily The center of the Washington reached by residents and The resulting work creates an Square study area is Washing- employees exciting vision of a dynamic, ton Square Mall, a major re- compact and interconnected gional retail center. Office com- community. The Washington plexes at Lincoln Center and Nimbus provide com- Square Regional Center Plan acknowledges and pro- mercial and financial support to the region. Cur- motes the important role that this area plays in rently,the area supports 15,000 jobs. About 5,000 Portland's metropolitan area and its position as a people live in approximately 2,300 housing units regional resource. It also recognizes the distinct de within the area. velopment patterns and functions already estab- ddowaaw awr M lished within the planning area, and suggests ways ment while maximizing the efficiency of space re- to build and enhance each district's unique charac- quired for parking and circulation.A green belt of teristics. parks and open space — linked by bike and pe- r destrian trails—will ensure residents and employ- Residents of high density neighborhoods will have ees a nearby respite from the more intense urban easy access to nearby jobs,essential services and tre- landscape. mendous retail resources. Highway 217, the major freeway that bisects the study area, will be bridged by overpasses,allowing pedestrians and bicyclists,as Members of the Washington Square Regional Cen- well as cars and transit, to move back and forth be- ter Task Force are proud to present this vision of the tween destinations. future to the P eoP o Ti and , Improved transit Beaverton ton and ,i include a "people le Washington ..:::..tit:. ,.: :}.; :.x mover serving a > Countywho rel t'.4it?,� commuter rail sta- #tri �x y� on this vital dis- ��11 ! . fi:ation w111 en- } x,Jrtg'R tric.for housing, v. hance circulation � employment, `��':�. ?• :within the d shopping, in enter- help r - hel the center ac- } ab ':. tainment and qft commodatO re . a : senti al seri ces. i r people an dev el oP I RX , >fe ,}> #�%Y F�.•�.ef <' < fM. s..c. `s tars } sis na gg s # i2YNe+` e>N:jyr #;V� ,.:n....:.::::::: ..:.:.:.. .. :.:....>}: :.; :.}.;..r.,;.'>#::«:.,•... :�><.>,x';33:>,: ::tiw::#>t#�::3;>; c: ,n# 'sem:g SM sy. y} .c }> xY fi X23 .....................:....::.:..: .....................::::..:.:. n;. nrc: n5. S. } .d} x f' s#y= •3} +G :ill:?i,} a3x+:...•f t� aV W. }n: na. n?tel :y. —Wl f Study area ■ 2. PROCESS AND STAKE"OLDER PARTICIPATION Within the context of Metro's 2040 Growth Con- ington square Regional Study area would include cept and the Urban Growth Management Func- 1,250 acres, with Washington Square Mall ap- tional Plan, local governments in Washington proximately in the center. The area is bounded County initiated a study of land use, transporta- generally by Fanno Creek on the west, SW tion and other functions around Washington Greenburg Road and Hall Boulevard on the east, Square. Progress Downs Golf Course to the north, and Highway After considerable discus- 217, including the Ash sion, a citizen task force Creek area on the southern (described below) reached border. consensus that the Wash- . Task faree members reached consensus during 17 meetings over more than a year. _ MOghY W1IN AfIW TASK FORCE In 1998, the Tigard City Council appointed 23 The task force met 18 times between June 3, 1998 people- to serve on the Washington Square Re- and August 24, 1999. All meetings were open to gional Center Task Force.Task force members rep- the public. Early in the process,members and con- resent neighborhoods,schools,business and prop- sultants took a bus tour of the study area and re- F erty owners, state viewed areas of in- and local govern- terest and concern. ments and public interest groups. The task force (Please see the title reached all agree- page of this docu- ments by consen- ment for a com- sus. The group plete list of task agreed on decisions force members.) after extensive re- view of technical The task force's data, public input charge was to iden- from open houses tify issues and set and surveys, and general policy for discussion by tae recommendatWtis force members arMV about land. use, others in atten- transportaion , Open/souse in Washington Square Malo one ofshme public dance at task force open 'space, aes- meetings held meetings. thetics and other issues relevant to development around Washing- A Technical Advisory Committee (TAC) worked ton Square. Task force members kept in close con- closely with the consultants throughout the process. tact with the organizations or neighborhoods they TAC members represented staff of local and state represented to inform others about the process and government agencies that will be responsible for opportunities for participation. They reported on implementing the recommendations. Jurisdictions i the concerns of their constituents at task force include the cities of Tigard, Beaverton, and Port- meetings. land,Washington County,the Oregon Department of Transportation,Metro and Tri-Met. rmuuawra.w. A PUBLIC INVOLVEMENT A continuing task force September 28, 19'98— goal was to engage as 10 a.m. to 4 p.m. Ap- many people as possible proximately 200 people in the planning process. dropped by during this To that end, the task two-hour meeting, and force, consultants and y IT ' the staff received 81 writ- staff undertook a com- " „ V�� ten questionnaires from prehensive outreach pro- i +%{' ,j those in attendance:Sep- gram. tember 28, 1998 — 6 p.m. to 8 p.m., Metzger They produced bro- Elementary School. Ap- chures and flyers distrib- proximately 200 people uted b task force mem- 'k ` Y � �f�.� attended, and staff re- bers and inserted in _;` "' ceived 160 written ques- news a ers and commu- "`" P P "� �..v tionnaires from those in nity newsletters. These Threepublie open houses were hosted by the task attendance. products informed the force. March 8, 1999----5.30 community about the to 9 p.m.,Tigard Water rogress of the study, re- Building.Approximately ported on issues arising at 90 people attended,and task force meetings and they returned 32 written notified the community questionnaires. about public involvement opportunities. , A list of written responses and other relevant docu The task force hosted t ments from the public in- three public open houses, volvement process is in- with a final one sched- w eluded in the appendix to uled for September 15, b this document.The docu- 1999. The meetings were ments are compiled under held: Alembers of the conamuniay pro id-d� separate cover. questionnaires at the open hornet. z� W. RifAUMI C1MfR RI lwY GUIDING PRING4PLES 0 oe In March of 1999,task force members agreed on a set a ° of principles that would guide development of all rec- ommendations. These principles, which had been affirmed previously by members of the public at a o 0 series of open houses, are as follows: t Creation/Preservation of Area Identity «o ° •�'° �/' • Reinforce a distinctive regional center while rec- ognizing and respecting the character of the �i • P nearby residential community. 's° • Facilitate transitions from one use to another;for example, single to multifamily residential uses. -;; :��-p; '�_' - _ _ Preserve and enhance Metzger Park and consider additional parks. • Encourage environmentally-friendly development. • Try to keep historic trees. _ 0 O • Retain and develop quality housing,including af- fordable housing,for all income levels. xo _ Build for our children, have a sense of steward- 1'1 ship. i •,cnw unu n,:m W • Think creatively and be innovative in improving/ O ®M 1UM lE maintaining quality of life. •N� ease eee o� „ ° ®®®® • Consider market forces and development patterns. a iaan 5 ao 89Ea Be „ e, 1, o a � G 1 I.. • Consider transportation needs for the whole study area. • Maintain and preserve floodplains and wetlands. ` �\ Government/institutionalIssues `•� % Considerall political boundaries and facilitate co- operation among jurisdictions. 4• / • Maintain neighborhood schools. iY ._ ' IT • Identify and reinforce what makes the learning ' e r..;• " (educational) environment viable. Transportation N1 • Strive for a self-sufficient, connected transporta- tion system. :�' �'��,J�^((!�•'�'•',��'' '; a S � Plan for a multi-modal transportation system that accommodates increased auto and non-auto travel needs. ; ... .N Respect and enhance local street networks and "" ^ '�.• neighborhood livability. ranwaana„auw . 4 THE REGIONAL CENTER PLAN SHOULD: • Be understandable today people. Be implementable within a reasonable,staged pe- riod of time. r Help develop a sense of community with a com- mon vision,hope and optimism. _ • Be based on statistics and facts for population, employment and other factors. �.. - Use existing resources as much as possible. • Encourage compatible and complementary uses. • Maintain an acceptable level of service and safety . Contain solutions to common problems. on regional roads, minimizing the effect on re- a, Avoid conflict with-other regional centers. gional roads outside the study area. • Provide goad transportation access to the rest of the region. • Make the community accessible for all people and modes with connections for cars, bikes, pe- destrians and transit. • Maintain a high level of accessibility within and to the regional center. • Use appropriate street and streetscape design. • Encourage attractive,high quality development. • Promote long-term viability for the area.Assure infrastructure is available prior to or with devel- opment. rao.w.aun..nw 3. REGIONAL CENTER DEVELOPMENT FLAN REGIONAL EXPECTATIONS AND GROWTH TARGETS Metro's 2040 lE. ated a desired Urban Growth ;' '^ '"-e T development Management ,, scenario for the Functional ' k' t t-� t ' year 2020 Plan estab- aimed at ensur- lished what it ti;ri` "`,it,,.�` Lam,: ing the Wash- called "target y' ington Square growth capac- ` ; !' ___ ,�-,� li '' study areas ca- i ty" for each ' pacify to absorb jurisdiction in 'r. t. its share of re- s: the regigional growth. The target fig- The task force: . ures are identi- -. =� ' r i ' ` j ;'• '�t.;'?s, used the 2040 fled both by Plan' tar,-et ta. o i+t jurisdiction ``' Ij Ir 1 i numbers as a d,more nar- :;., Tei';'� : basis for creat- wly, for ":;,,,c�` � } _r)1 r�l ing develop- mixed use at- 7 `�, Ja� 3t.;� ment scenarios eas in each ju- + ii3;:• + ' ��_,' ,;Y for the City of .'• ' -.yti=iii ' .•,.., �� risdiction.The �'�_= _�' ;.' ', i- { _ Tigard. The fi- goal of setting ,A'r. nal numbers are these target i.,�. � _ 1 ��, �-( larger than numbers 1s to �} ' ='' r`•``, "' �� those indicated r- _ prepare the I •4, ` ' �f, y �� ,,. for Tigard metropolitan alone reco niz- region for an- ing that the r ticipatedhous- ,, _ stuidly area in- ing and job �, ,' clunes parts of growth. _, Beaverton and �`� _ unincorporated Working from Washington a variety of op- '.ad %}1i ; I X{. '= County. tions and pro- 1 . 1 I 1 posals, the icc- Before looking gional Center Study Area ®Englewood Park [:!".Wetlands 100-year Floodplain at projected Task Force ere- ;u City Boundaries = ;.Greenways :!•10-foot Contours growth in the Environmental Features 4 aaw+u.aawaswor area, it is important to have an idea of existing job Total Employment: 9,804 jobs and housing concentrations. Currently,about 5,000 Retail/Service; 1,188 jobs people live in approximately 2,300 housing units Office: 8,436 jobs within the 1,250 acre planning area. About 18,000 Housing. 1,500 units people work inside the study area, which also has Residents: 2,530 people heavy retail and commercial development. Regional cen _ - ter planning t r`� r was based onI %F_ l_—IE _. 'l; � 1 transportation T . . i .. -Lt -- , and develop- F �_ mens capabil- Y -1 icy and then area's capacity to absorb the77 ` . ; — followin g - minimum tar- gets ar ers within 20 - - r years: d 4 LandCasegories ^/Study Arca ED Infill Potential Vacant /\/Analysis Sub-Area [D Parking Lou Tigard Owned n/City Boundary 1-7 Other Public ®County Owned [-;Redevelopment Opportunity M Title 3 100-year Flood Plains Bsiddu6le Lands MOIaYY pllq■•110, The Washington Square Regional Center Task Force From this information, task force members identified based its work on the regiods growth assumptions plus where within the study area growth should occur;what the estimates of new development necessary to accom- new development should look like;.and what infra- modate this growth. The Task Force also considered structure would be necessary to preserve and enhance lands which should be preserved in their natural or livability throughout the district. enhanced state,such as wetlands,stream corridors and flood plains. Opportunities for development on va- The following pages describe avision of planned growth cant land, infill for the entire re- on under-uti- Multi-modal bridge gional center lized properties Multi-modal and in each of f Pedestrian such as surface Center- � bridge the five districts parking lots, commuter Golf Course of the Washing- and redevelop- rail,people : ton Square Be- ment possibili- mover,transit gional Center center ties were also _ ;;tie. Washington study area. The considered, .�0 ��� ..•, .�,;;r,�$j Square visions are in- Z.'� ;: inu tended to help Research indi- S1 4 � " develo went the region ab- :�' ,.a a e Cates that 227 Inf:u . �D ad 4 P sorb growth Wes could po- duipme q '. . / Plaza while respect- rentially ac- Metzger ing the values, commodate Park expectations new develop- and choices of ment withint Washington the study area. - Ov` O a County resi- ,• •a, This includes •'•'Q, •• � dents, employ- , . . ... o . 42 vacant com- Re, eloprnent1 G °6, •',V ees, businesses mercial acres opI'ort`nity ° ', ' [�[ and property and 17 acres �� o a:� • �[][ owners. available for residential infill; 129 acres Infill ,; Metzger with redevelop- devdoprneu School ment opportu- nities; and 38 Greenbelt Greenbelt surface parking Fanno Creek Pedestr* lots that could `~ Greenbelt bridge �.l be built upon. LocustextenslAsk Creek on- 1 I �! multi-modal bridge New development New development Development Concept �fPC•NWE6NYVI Ow NMMW0WW__' a OVERALL VISION Many of the basic elements of Washington Square The task force based its work on Metros 2040 Regional Center are already in place.The area con Growth Concept and Functional Plan guidelines, tains one of the state's largest and busiest retail cen- guiding principles adopted by the task force and rec- ters; extensive job development in one-story and ognition of existing conditions, to create an overall f taller office buildings;and an established residential vision that calls for: neighborhoods served by schools and parks. • ~ •� • ...r irk...,e..• •• ,_, jet i •e�l� o S � r I p Vti tea► 6 1 ? J e a vital regional center serving the needs of preservation of residential neighborhoods Washington County residents for with some infill of single family and duplex employment, housing, shopping and housing where appropriate; professional services; -.CaiC P • Us Aw oil ke 9-2510'T';1105 r i� x Li { mow.?/�1a..e�9� f .... �,. pix%.N �;;,'� .:'� �i`.. � ,u .5ar.;a• ��,�irl , :i�`�sl k,• esu s; 'law, , I 1 yrs-r tlalOMlpM,YI PUw' r URBAN DESIGN CONCEPTS The previous section describes -- Lincoln Center. Densities will briefly the vision for Washington �_ "�: decrease toward the residential Square as a regional center.The '�_�• neighborhoods near the outer following paragraphs summarize edges of the study area. Design some of the major themes that will encourage open spaces and drove development of specific `� streets to create a livable and design concept elements. These ``' ' friendly community environ- are based on the guiding prin- went. ciples established by the task force early in the process. They Private property consider- reflect specific issue areas and the ations. Newland designations way the various geographic dis- will offer property owners flex- tricts within the regional center ibiliry to transition to higher will interconnect. densities and better uses while Pedestrian oriented streets allowing existing uses to re- Parks and open space. An open space network pre- main. New streets will be located on property lines serves and enhances floodplain, wetland and wild- wherever practical. Street planning will try to avoid life habitat areas while creating creation of parcels that will nmih a green belt around the regional , be economical to develop. center. The plan calls for acqui- sition'of land for new parks; -` i RegionaUneighborhood char- preservation of Metzger Park 0.. 1 acteristics. The regional cen- and links to destinations in and ter contains a continuum of around the open space by paths ` uses, from surrounding resi- dential areas to the dense! de- and pedestrian-oriented streets; y and preservation of Metzger veloped commercial and em- School as a community re- ployment center. New mixed- source. �• use zoning designations en- courage each district within Environmentally4riendly de- the study area to evolve in a velopment. Development will way that is relevant to its par- be designed on a human scale = " ! ticular context,while support- and preserving open space,wet- _ ing a combination of housing, lands and floodplains. The / ~ commercial, retail and em- highest density development ployment uses. This mix will ;.ill occur around the rnall and contribute to the vitality and A livable andfriendly create desirable places to live eommunity environment and work. gOgM,qMqt9NY Innovative features. The design '" nity resource,with better pedes- concept calls for a greenbelt,new trian,bicycle and transit connec- mixed-use zones,a people mover tions to the rest of the regional system, bridges and other links center and other parts of the re- between parts of the study area. gion. New plazas and entertain- All of these will contribute to an ment features will reinforce its enhanced quality of life by en- G, function within the larger area. couraging new developments to 4. Better auto and pedestrian access integrate with the heritage and will also link the mall to retail bric of the existing community. opportunities across 217. Housing. The design concept Mixed-use development. encourages a variety of housing Mixed-use development is an im- types, including single family _ portant feature of the regional detached, duplexes, fourplexes, center. Mixed use projects may rowhouses and new multi-fam- include a variety of retail, office, ily developments. Good bicycle, housing,light industrial and en- edestrian and transit connec- tertainment facilities. Such ions and a mix of land uses en- projects reduce stress on transpor- sure convenient links to services tation systems by allowing people and employment. Good bicycle,pedestrian and transit to live close to jobs, services and connections assure convenient links entertainment. Mixed-use devel- Transitions. Building heights, to services and employment. opment also creates shared park- floor area ratios and building de- ing opportunities. Mixed-use sign guidelines will encourage _ projects add to an areas round- workable transitions between the-clock vitality with more different land uses. Vegetation, people in buildings and on the setbacks and other design ele- 0 6i streets more hours every day. menta will create a protective i First_floor retail and food estab- buffer between development and lishments add charm and inter- environmentally sensitive areas. est to office and residential build- ings. New zoning regulations The Mall. Washington Square will facilitate mixed-use develop- Mall is an important regional fa- n ment. However, financing for cility and will be a focal point of such projects may be more chal- the regional center. The mall will i {I lenging to find than for conven- become even more of a commu- Mixed-useprvjectsa"to ahearea's tional developments. vitality with mrrepeople in buildings and on streets more hours every day. M YO,MYMRDpa9Y Transportation and infrastructure. Achievement of During implementation,local governments will work the vision set forth in this document relies on sig- with property owners to set aside land for parks and nificant infrasructure investment and a regional com- open space. These areas will offer residents and mitment to financing needed projects. Transporta- employees balance in urban.living with easy access tion improvements are essential to accommodate an- to enjoy nature,sit quietly or engage in active recre- ticipated growth. This includes better auto access ation,offsetting the intensity of urban developments. and creating a truly multi-modal transportation sys- tem that promotes use of bicycles, transit and pe- destrian transportation. Infrastructure to manage The following sections discuss the way the vision stormwater and control flooding is also essential to and guidelines have been translated into specific the regional center's future. Parks and open space recommendations. are other infrastructure features that are supported by a parks master plan. Market forces and development patterns.When cre- ating a far-reaching plan for an emerging commu- nity it is essential to balance fiscal realities with vi- i ='- sionary thinking. Local governments and commu- nity members recognize that property owners and developers require realistic returns on investments if they are to build in a way that will accommodate the growth anticipated for this area. When imple- menting the framework plan, local governments must avoid excessive development regulations that will stifle new construction. Communities must use creative strategies to prevent and remove obstacles to the type of development necessary to create a vi- brant regional center. Open space provides balance in urban living. ` / 1 MOW W 9�MYpW1 URBAN DESIGN BY DISTRICT On the 2040 Growth Concept map, the Washing- Each of these districts has a unique character, and ton Square area is designated as a regional center in each serves an easily identifiable function within which orderly new development and redevelop- the community. The task force's charge was to pre- ment would serve many functions for Washington serve the existing characteristics of these districts County residents. In reviewing existing land uses, while allowing and encouraging appropriate new the task force recognized that the area designated or redevelopment. The task force recognized the "Washington Square" is actually five distinct dis- need to learn more about the interactions of these tricts: The commercial core and the golf course; different neighborhoods and improve the social, the primarily residential Metzger neighborhood; economic,insfrastructure and transportation links the office and financial area around Lincoln Cen- between them. ter and Ash Creek; and two areas of :{ ,. W y .. ? ; The followind efl flex-office an lightparagraphs }F,ti. V+ industrial e .did::? :FSt >�. scribe h t � .. .�. c the ask P h :.mow �iJ r.�r y�: mens generally re �',: �%'�" } �{.;� ry�}: �;<: :'� forces vision for fu- g Y `` :, ferred to as Nimbus r�...� '��, > ;�• .,�' »�:,:'%'�q�;�;�': }#�<�:a€< ' ,'{>� tore development and Fanno Creek. of each distrix,rec- Although the Nim- s `%�Si'`, ?rig:,: t�� •i.��:t o nizing the im- us/Fanno Creek portance for them district is essentially > to function to- the s o- thes ams in c harac g echer to creat «r e an ter throughout, the ,<_`~' '_ :�s; :; : efficient regional g ��:•�' Task Force viewed center. it as two separate districts, as one is within the City of Tigard, the other within Beaverton. ig :i•.ti's.?c`.� i<Fe' F':a';r � }��`k<} 3. }p,V .23r.W> t f•' z.�:• xr..; �A. u3�3 «a? X: r.»v: •=if" { �.S h.l •::5.: ^tJ. .::fin:F=•; ..�?A :J33A• aJ:^t p • Drstriets within the study area YgOM,p�I„gYO. ■ DISTRICT A: THE COMMERCIAL CORE AND GOLF COURSE Washington Square is noted throughout the Portland One of the urban design elements that can contrib- region for the Washington Square Mall and other dy- ute to an enhanced feeling of community in this pan namic retail development. The framework plan calls of the study area is an emphasis on open space and for the 895 acres includ- pedestrian amenities that ing and immediately out- balance increased density. side the mall and encom- a The mall itself may pro- passing both sides of High- 4 vide an opportunity for way 217 to accommodate .,4 developing a new public the highest densities of the plaza that offers a place five districts. oa__a .�', to rest, sit, read, have `` as lunch or visit with In addition to the mall and ; 9 4 y friends. In addition,the existing retail development r ® mss• urban design concept in this area should include '�:� ° � s?:�_ calls for expanding the office towers housing many existing plaza next to the new jobs and high density, Concept sketch showingstructures, transit center and better four to five-story residential new arterial and infill development linkine all the pedestrian g buildings. This dis- areas inside the mall trict will be highly area. 3 urbanized,with sig- nificant transit,pe- The task force also destrian and bike has proposed creat- y improvements, as ing an entertainment ' well as enhanced area within the com- D . traffic access and mercial and retail circulation. core. Cinemas along l the freewa would be 5 s Today,this district coupled with a view- contains nearly 89 ing area at the mall's - acres of surface highest point. � Typical mid-rise office and parking, of which commercial development 22 have been iden- District A also in- Development concept tified as potential eludes the Progress infill locations. These lots represent the single great- Downs GolfCourse.The task force recommends work- est opportunity for new development in the district. ing with the community to develop a pedestrian path :> ;::<:«:;_::>« connecting to neighborhoods and ultimately linking to "' other open spaces on the district's periphery. MWM1pNN71MY M DISTRICT B: METZGER The Metzger area is an es- Retail development to tablished residential neigh- meet the weeds of imme- borhood located east of diate neighborhood resi- Greenburg Road and north dents will be housed in of Locust Street. Full Bou- two-story mixed-use levard is the district's north- buildings. New buildings ern and eastern boundary. ;. provide parking at the rear The task force agreed that : to preserve the pedestrian Metzger should remain pri- orientation of local streets. marily residential, with infill complementing exist- Metzger should be a ing uses. Densities would neighborhood that sup- increase approaching the ports children and fami- district's west end to create lies. Metzger School and a transition toward play fields will remain and Greenburg Road and the be enhanced as an impor- very high density mall Metzger is an established neigbborhood comprised of tant neighborhood asset. area. single family homes and undeveloped parcels on Metzger Park, although narrow streets. Higher density residential not in the study area,will New building would con- developments are occurring around the edges of she continue to provide open sist of"single family units neighborhood space and recreation facili- and duplexes. Small apartment or condominium ties for Metzger residents. complexes could be built along the periphery of the district on Greenburg Road and Hall Boulevard. .1ne}i7cient development can plssce A simple layout can provide greaterpresnme on surrounding lands. po- xr£s maximum alwithoutcro vding 5 k of otmw eurno cruor DISTRICT Ca LINCOLN CENTER - ASH CREEK Lincoln Center is buildings. Shops characterized by and restaurants office develop- will serve office meat. It is an em- «•. workers. ployment center _ '' �• housingmanypro- w -; �'` -� South of Locust, fessional services _ - the emphasis will and commercial ,: - '" be on residential enterprises.Imme- development at a diately adjacent to 4 a density of about this office park and 100 units to an . . south of Locust is acre. The resi- a mixed-use resi- dential neighbor - dential and com- �N" hood,which will mercial area thatbe somewhat less ,v - a dense than the has the capacity to house more people , office develop- androvide more ment, will b p Ash Creek District is planned to absorb the highest mixed usement, jobs and services. and qfflce densities outside ofthe retail core. come a trans tional area ap- The task force envisions proaching Ash Creek the current nature of Lin- and the projected green Coln Center to continue 1 ► r" s belt that will surround ' M M — with more of the ;i - `� the district. Plantings, same. It will expand on setbacks and other miti- its role as a commercial y' '' gation and enhance- and financial resource to ` ment techniques will Washington County, buffer Ash Creek and with construction of new f x '�';, r adjacent sensitive areas buildings four stories or 4 ID4 4 from disturbance. Wet- higher. Retail facilities f '�' +� °±s','¢ s lands and floodplains, will arise along +°' already protected, will Greenburg Road in one become a part of a dis- or two-story mixed-use , trict-wide open space configuration. ate..._ s Southrvess Half ofAsh Creek District shoudug Lincoln Center and future potential development f rmMl rplY YfWY �I DISTRICTS D & Ea NIMBUS - FANNO CREEK Districts D&E function as one neighborhood. They rail line and station to serve this employment area have been given different district designations because and the regional center. A commuter rail station they lie in two different jurisdictions: Tigard and near Scholls Ferry Road would offer tremendous de- Beaverton.The main de- velopment incentives, velopment features in ` as well as improving this area are one-story '- access to this busy light industrial and office •• commuter district. buildings created to ac- P • The task force envi- commodate Washington sions the station as a County's high tech in- mixed-use facility with dustry and related ser- bus transfer access to vices. Densities here the people mover,out- should be increased to a door plazas and a va- moderate density scale, riety of amenities serv- and this part ofthe study ing commuter needs. area should remain an employment center. The Commuter rail would improve access to this busy district. An important aspect task force believes that of development in this any of these buildings have '- ' " area is improved pedestrian, the potential to be redeveloped and transit access. The task into more efficient and taller of- force wants to reinforce and fice and mixed-use facilities to strengthen the districts' rela- accommodate more jobs. The tionships with Beaverton and districts have capacity for new adjacent neighborhoods. four-story office buildings as well as some residential devel- Fanno Creek and its delicate opment. riparian areas lie at the out- skirts of Districts D & E. In The corridor along 217 addition to enhancing pedes- through these districts will con- trian and bicycle access to tinue to attract retail develop- A mix ofcommercia4 retail and residential Fanno Creek, design concepts ment. uses linked to a commuter rail station and for these districts call for care- a multimodal center fiil buffering and sensitive land A key to making the best use of this district will be use planning to create an environmentally sensi- enhanced public transit. The task force srrongly rec- tive transition between some of the highest den- ommends creation of a commuter sity development. J r l 3?pry ,�,t�.n� ��^.''illi`. '' 1�""%;.s'�f. /• `% r MgOM401lIIq WTNF PRIVATE SECTOR INVOLVEMENT IN ACHIEVING THE VISION To achieve the densities envisioned here,local govern- result in discouraging development. Local govern- ments will be responsible for making major infrastruc- ments and community members must be prepared ture improvements that will support access in and out to work with the development community to en- of the regional center, provide for greenspace, offer sure that property development remains an attrac- environmental protection,particularly flood control, tive investment within the regional center. and ensure other essential services. Successful build-out will rely on coordination between The actual block-by-block build-out of the area, private developers and public service providers. If however,will be the responsibility of private devel- new development occurs before adequate infrastruc- opers. Market forces,financing and other issues will ture improvements are made, the district risks in- determine the extent developers redevelop existing creased traffic and stormwater problems. Local gov- land uses or fill in vacant land and parking lots. ernments should create timelines for infrastructure investment that can guide private investment. To attract private investment,local governments and community members must be sensitive to the reali- The appendix to this document contains specific data ties of the market place. Market conditions may about available acreage and infill and redevelopment affect the type and extent of development that is potential. It also contains charts indicating recom- feasible at a giver. time. Furthermore, aggressive mended building heights and floor area ratios necesimik regulations intended to promote the vision,protect nary to achieve specific job and housing targets. the environment, encourage trans}- use, etc., may aaaw aMuawr d 0 4@ PARKS AND OPEN SPACE Open space in any city significantly contributes to citi- choices for residents, employees and visitors to bike zens'and visitors'quality of life. Open space includes or walk comfortably from place to place within the parks, plazas, natural areas, wetlands, cemeteries, golf regional center, reducing the number of short trips courses or landscaped spaces next to highways. These in automobiles. Open spaces would also provide areas are not necessarily available for public access. How convenient access to transit, further reducing reli- ever, all open space is intended to create a visual and ance on automobiles. This all adds up to less con- physical respite from urban development. Parks and gestion and cleaner air. plazas create a framework for livability that knits places together into neighborhoods and communities. The Today is the time to establish these places. At no other Fen Way in Bos- point in the fu- ton, a series of Bfcyclel cure will there small and large pedestrian be a better op- parks linked by a path portunity to stream with ponds end. School create such a '� complete and and pools, enliw r, ,gib Gay P ens the commu- ^gy"""m "' Course lasting contri- � ; nity and attracts ,. 4 a ++.,. bution to the visitors from all I + livability and Ceme *ver the world. ' '� tmy future of the olden Gate Park ! ` 'Wa s h i n g t o n in San Francisco, Square Re- Central Park and `'"` Mpg F gional Center. Battery Park in q Establishing an Manhattan, and interconnected the mall in Wash- open space sys- ington DC are ex- 4 �3 . . s :cm and a green amples of open belt around the spaces that pro- ' center would foundly influ- 6 potentially add enced the develop- ' property value meat and livabil- and attract ity of their sur- Fanno quality devel rounding cities. - Creek Bicycle) opments that �� .dt pedestrian ultimately will .. trail The Washington Multi-modal create a great Square open bridges with _y Ash place to live space system pedestrian links Pedestrian Creek and work. would provide bridge fern space map YYPMI GMfM PLOY THE WASHINGTON SQUARE GREENBELT Today,Fanno and Ash Creeks converge in the south- The task force targeted six to eight acres of wetland west portion of the study area near North Dakota and floodplain areas in the south just north of High- Street and the Southern way 217 for preservation Pacific Rail Line. These _` -- as open space. These sen- two creeks flow through a d� sitive lands lie within an variety of floodplain and area that is envisioned to wetland areas that wrap absorb nearly half of the around the west, south, regional center's projected and eastern edges of the d e residential growth. The regional center study area. task force also allocated Progress Downs Golf - f another two acres of pro- Course, certain forested ,�� tected open space along areas around Taylor's Fanno Creek. Ferry Road and Whitford Middle School create a - The green belt exists to- "green link" around the .-jjyF - r- day as an incomplete northern ed e. These r:= g -----,s. i green space around the re- form a natural greenbelt. gional center. A contin ous trail system wou Much of the wetland and s �^, - provide access and links to flood plain areas are on lie— s -- residential, employment public lands. The City of I F and commercial districts Tigard manages park Apathsystem would link and provide pedestrian lands in the southern por- recreation areas andparkfacilPties. and bicycle connectivity tion of the study area near between destinations in where Fanno and Ash the area. The path system Creek join. Other wet- 1•t �� would also link recreation finds are privately owned. w areas and park facilities V1 such as Metzger Park, Within the western green �—t Progress Downs Golf belt lies an incomplete pe- Course, Fanno and Ash destrian and bike trail and Creek and Whitford park system that connects o • Middle School play fields. the neighborhoods be- Special treatments along tween Scholls Ferry Road IX Hall Boulevard and across and Hall Boulevard with Oleson Road connecting the Fanno Creek natural Agateway sharks the transition to the golf course are nec- areas. into a neighborhooeL essary for continuity. MCpM.pytMt�1.OY A trail system around visitors to circulate the edges of the golf throughout the center. course would provide , Washington Square will pedestrian connections A become, upon comple- to the club house, tion of the open space Fanno Creek trail sys- network and path sys- tem,Whitford Middle '4 �� tem, a walkable place School and to destina- with less reliance on au- tions across Highway t tomobiles. 217. Pedestrian bridges across Highway public plazas arepart of the open space network. The trail system re- 217 north of the Hall Boulevard overpass and south quires special design to avoid sensitive environmen- of Greenburg Road would complete the connec- tal and habitat areas while providing places for tions. people to sit and walk. Crossings over Fanno and Ash Creeks must be sited to prevent adverse im- An internal network of open spaces, plazas, pedes- pacts on wildlife habitat and wetlands. A native trian oriented streets and access ways connect to the plant program should complement federal,state and green belt creating ways for residents,employees and regional requirements to create a model urban natu- ral area that will benefit future generations. B d _A r\ P y. r A _ •b 9 t Piazas become part of the transportation Public plazas provide for a.variety of system,linkingpedestrians to transit service. activities such as a farmers market. g0•M3 E{MI.,(Y6f ■ OPEN SPACE such-,!;playgrounds,soccer,little NETWORK �a � ;� league baseball, softball, tennis -�.-" and model boating.They would An internal open space network ,, connect to other parts of the identifies parks,plazas,streets and community through the open access ways that provide choices - space network. This version of for residents,employees and visi- park development is consistent tors to walk or bike throughout 0 with the Tigard Regional Parks the regional center. Public plazas Master Plan. provide a variety of places for pedescrianpro snenades between major community events, farmers mar- anchorstoresprovide connectivity kets, festivals and other exhibits through Washington Square MaIZ that help create a sense of neigh- RECOMMENDATIONS borhood. ;each of the plazas is linked to a system of pedestrian-oriented access ways and streets and is The City of Tigard should: connected to the internal pathway system in the mall. • seek to purchase lands to complete the Green Public plazas would be located at the commuter rail Belt around the Washington Square Regional station, in the center of and at the east end of the Center. Washington Square Mall,and in the south end near • purchase or request dedications of park lands Ash creek. adjacent to significant new developments t-hft would benefit from parks and open space. The illustration above shows • begin discussions and ac- connectivitythrough the mall by quire the rights to construct enhancing pedestrian prom- pedestrian bridges over High- enades between anchors. The way 217. pedestrian system also provides ' , , .investigate the feasibility convenient connections and Fre- of n of forming a public private quent service to the people partnership with the mall to mover and transit routes. develop the central plaza. • cooperate with private land PARK USES owners and commuter rail representatives to encourage Active community use parks the operation of commuter would be located at Metzger rail and the development of a Grade School, Whitford rail station and plaza. Middle School and in two other study the feasibility,align- locations: in the Fanno Creek mens and phasing of a people and Ash Creek corridors. These ►a'adriron 3 mover that would provide ac- parks would offer active uses SMS cess to the open space system, parks and plazas. Greenbelt and pedestrian Linkages ■ 5. LAND USE INNOVATIONS . MIXED-USE DEVELOPMENT A key element in the region's ability to achieve its Mixed-use developments offer excellent opportuni- goals for the Washington Square Regional Center ties for sharing parking. Generally, residents need will be mixed-use development. The task force be- parking spaces in the evenings and at night, while lieves that development that combines more than employees need the spaces during the day. There- one land use on one site will help the region meet its fore, office or retail uses complement housing for density expectations while minimizing problems of- the purpose of sharing parking. Restaurants and ten associated with growth. movie theaters can easily share parking with offices because Two of the most severe prob- of the difference in parking lems associated with higher demand times. densities are traffic conges- tion and parking. Mixed- Development of housing,en- use projects can address ,.� tertainment and retail adds these in several ways. First, ,�~ q A vitality and interest to a com- by building housing in prox- munity. The sense of"eyes on imity to work places,people the street' created by people ay not need to use cars to living in an area and using the reach their work. The more public right,of--way at all mixed-use development in times of day enhances safety an area, the more options and encourages others to use employees have to live near the area. Ground floor uses their work site. .` such as stores, coffee shops and restaurants give pedestri- When an office develop- \` ans interesting views as they ment shares a site with din An "eyes on the street"sense is created Gypeople walk past buildings — and ing and retail businesses,em- =ngthepubiie ghts-of-wayataa"mesofday. also contribute to sidewalk ployees are less likely to need safety. their cars once they get to their jobs,making it pos- sible for them to carpool or use transit,bicycles or to The bulk of this section addresses proposed regula- walk to work. tory changes that will make it easier for local gov- ernments and developers to site and build mixed- use projects in Tigard,Beaverton and unincorporated Washington County. awl ��•• ..... ....... Zn i _ t--"--II !,. (rr t^'_r• ...' , • ►• •- IwJi un� �• •fir 3i,�av irl•:�lf�r.r�a—n((. r• (1� ��mt �■ 'u,..n�iw•v.. .�!` ����:I:I {�--Fg�i ta.Rlllff �r.11�o nu4_ "• • • - • • . �.� d•.+�••.re>/ i1/tum•r 1/'1_77 �:[�-� I - ,(�(R\fry .,��,� i►` qfl!■ �„'4• r 7 ;; . . Mr- ! r` p••. ', nA - pf e,I14 �1 • A trrrf's+�MW • •• n nn all... IRsllt^ to • • ••� { b`�1�'I��� .,fir F�T -• • - ` DOW gq �,G illi �_��y. nninn a I lu. i 'o '' t A��.. • • • AM •L O .n Nilo\2 7_iL-r tturl �p�ryI, � y�i[I-`z ••' c Z1•�r ��=�r! ����.'•i �'=_" : _ n •■T�I:�i► r tea;.. ...-- • r �nu.G���lil• �w�'��'lf t��� � I��j�=e_c�=_`It , _._r..tlll r ..�- • r r i�:�11 •� rti•+-i`•stn:- �� Mk`3 f • • � • �-1:21=�`+ _,� i�{ I!�illi.•� f�+:.•R1 w�' a/�.T - � A A �- 0 I f; MOIOM,pMH WIMI MIXED-USE COMMERCIAL MIXED-USE EMPLOYMENT The purpose of the Mixed Use Commercial(MUC) The purpose of the Mixed-Use Employment(MUE) land use designation is to: land use designation is to: • create a dense mixed-use commercial create a mixed use employment district that district that forms the commercial core of is complementary to the rest of the commu- the Washington Square Regional Center; nity and the region; • provide opportunities for employment and • provide opportunities for major retail for new business and professional services in goods,and services,office employment, and close proximity to retail centers and major housing to locate in proximity, and with transportation facilities; good access to,transportation services; provide for major retail goods and services accessible to the general public, and minor • implement the Metro 2040 Growth Con- retail goods and services accessible to the cept and Urban Growth Management public which works and lives within the Functional Plan for areas within the City of MUE district; Tigard designated Regional Center. provide for groups and businesses in centers; • provide for residential uses that are compat The regional center plan recommends that land ible with and supportive of retail and em- Wound the Washington Square Mall and land im- ployment uses. mediately west of Highway 217 be designated a implement the Metro 2040 Growth Con- mixed-use commercial district. Principal develop cept and Urban Growth Management ment in these areas would be office buildings,retail Functional Plan for areas within the City of and service uses. A zoning designation of MUC Tigard designated Regional Center and would also allow mixed-use development and hous- Employment. ing at densities of 50 units an acre. MUC districts would encourage larger buildings with parking un- Mixed-use employment districts refer to areas with der, behind or alongside the structures. concentrations of office, research and development, and light manufacturing industrial uses. Commer- cial and retail support uses are allowed, but are lim- ited. The zoning would permit residential develop- ment compatible with the district's employment char- acter. Lincoln Center is an example of an area desig- nated MUE-1, the high density mixed-use employ- ment district.The Nimbus area is designated MUE- 2,requiring more moderate densities. uowwann auw MIXED-USE RESIDENTIAL The purpose of the Mixed-Use Residential (MUR) The Tigard Community Development Code is rec- land use designation is to: ommended to include: • create moderate and high density mixed use • a Mixed-Use Commercial Disti ct; residential districts in proximity to other • both high density and moderate density mixed use districts; Mixed-Use Employment Districts; and • provide opportunities for a variety of hous- • both high density and moderate density ing types and densities, and to produce that Mixed-Use Residential Districts. housing in ways that residents have a high degree of pedestrian amenities, recreation Development standards are proposed that require: opportunities and access to transit; • minimum residential densities and floor area • incorporate limited commercial and service ratios (FAR.) be achieved; uses within mixed-use projects that provide • limiting certain commercial uses so that a benefits and amenities to residents, but are pedestrian-oriented development pattern is compatible with residential uses. achieved; • implement the Metro 2040 Growth Con- • design standards for pubic improvements, cept and Urban Growth Management site design building design, signs and land- Functional Plan for areas within the City of scaping are achieved in order to create highAh Tigard designated Regional Center, quality,pedestrian-oriented developments; • all areas be subject to site development The MUR designation is appropriate for predomi- review; nantly residential areas where mixed uses are per limited adjustments, and phasing so that mitted when compatible with the residential use. development standards can be achieved over Areas will be designated high density (MUR-1) or time; moderate density(MUR-2). • improvements to pre-existing uses and developments so that existing residents and businesses may continue to thrive; • incentives to preseve and enhance significant wetlands, streams and floodplains. The primary development standards proposed for each of these new zones is summarized in the fol- lowing table. ■ SELECTED DEVELOPMENT STANDARDS IN MIXED-USE ZONES MUC MUE 1 MUE 2 MUR 1 MUR 2 Dimensional Requirements Minimum Building Height 2 stories 2 stories None 2 stories None Maximum Building Height 200' 200' 60' 75' 45' Density Requirements Minimum Floor Area patio(FAR) 1.25 1.25 0.6 0.6 0.3 Minimum Residential Density `0 units/acre 50 units/acre 25 units/acre 50 units/acre 25 units/acre Maximum Residential Density None None 50 units/acre None 50 units/acre Recognizing that protection of natural resources is areas, consistent with the requirements of the City an important objective for the regional center, the of Tigard, Metro Title 3 and rules and standards task force incorporated the most current identifica- utilized by the Unified Sewerage Agency under agree- tions of floodplains, wetlands and water courses ment with the City of Tigard, and the City's water within the planning area. Regulations for develop- resources overlay district, including a 50' riparian ment within and adjacent to these natural resource buffer, apply within the regional center. A figure showing these resource areas is included on page 13. DEVELOPMENT CAPACITY WITHIN THE REGIONAL CENTER The consultants and the task force studied land avail- The task force concludes that the proposed zoning able for development and redevelopment within the map and the minimum density requirements in the study area. Available land estimates helped the task, draft development code will allow adequate levels of force determine the potential for creation of new employment and housing growth to meet Metro's jobs and housing in the area. target growth allocations for the City of Tigard as well as Washington County's housing targets for this Estimates indicate that building to minimum den- area. This conclusion is based on the assumption sities,the regional center can accommodate 10,100 that the downtown Tigard Town Center can accom- new jobs and 2,067 new housing units. This breaks modate approximately 600 new jobs. down to 7,443 jobs in Tigard and Washington County, excluding the Nimbus-Fanno Creek Dis- trict located inside the City of Beaverton. Housing capacity excluding that district is 1,871 units. uaaivaraa awr CM TRANSPORTATION SYSTEM PLAN Transportation is one of the major areas of empha- The challenge to regional center plan participants sis in regional planning. Perhaps there is no part of was to ensure access to this emerging regional cen- the region in which transpm-ration plays a more criti- ter by all transportation modes. The task force cal role than in this section of Washington County. wanted to balance air quality issues,congestion con- : NORTH :.__......_. (NOT TO KAL �' .................."L�, I S 17IP �¢ ✓ i. V 210 �N Q M. wI � t *. 8 m..........._.......^........ ...�.. TOW... WASHINGTON SQUARE SM E3 as „s,••.,••. t°' MALL•/ I �t: >i y ( ..... .........._.a.SW t,k1iM4N it i x 5T o r pU .7C .t c�#'---._. J._..__o.SW co,Rh r SW,IANDAM ST .... ST r. ................_._..._ rain,, SvIMIMi ; SWp��5TST DWRE. RD .i wn IlIH�HtHlH{NI�IHIHr■ ;......; , j .:. m. ....„sW PINES +SINOY -K - vs SWISPRUCE S f ........... ..... it 211 Ir �. ...._..._. s 217 SW %...„"L ..._ ' �PFAFfLE ST ARTERIAL ._ visislsi/lais MA,1OR COLLECTOR max' 'kx e• MINOR COLLECTOR Recommended Roadway Functional Classification uwow a.au nw, terns, desires to reduce space allocated to parking, The task face recomn;ends that local governments bicycle,pedestrian and auto safety,and increased fo- and businesses work closely with Tri-Met and coor- cus on transit. In addition, the task force found it dinate with the Regional Transportation Plan to,bring important to address barriers to pedestrian access(busy about necessary changes in the Washington Square streets,lack of sidewalks,etc.)as away to make shared Regional Center. parking between complementary uses more attractive. E The following sections offer a current analysis of Task force members identified establishment of a transportation issues within the study area, discuss commuter rail line as a high priority project for im- future issues and provide a variety of strategy rec ` proving access to the regional center. In addition, ommendations. they strongly support development of a people mover system that will help commuters,shoppers and resi- dents circulate between destinations throughout the regional center. SYSTEM NEEDS AND PROBLEMS A thorough analysis of existing transportation con- Sidewalks and bike lanes.The majority ditions in the study area was undertaken by the con- the arterial and collector streets in the stu sulting team. In summary, they found: area have sidewalks. Scholls Ferry Road and Hall Boulevard have bike lanes within the • Traffic congestion. Major roadways in the study area. Highway 217 presents a major study area experience significant traffic con- barrier for pedestrians and bicyclists. The gestion during weekday peak periods. High- only connections between the east and west way 217, Greenburg Road, Hall Boulevard sides of the highway in the study area are and Scholls Ferry Road experience traffic de- over-crossings on Hall Boulevard, Scholls lays.The major capacity constraints occur at Ferry Road and Greenburg Road. Ap- the Hall Boulevard/ proach'*ng these three crossings, - Scholls Ferry Road inter- only Hall Boulevard and section, the Scholls Ferry Greenburg Road have sidewalks, Road/Nimbus Drive in- with bicycle lanes only on tersection, and the Scholls Ferry Road. The only Greenburg Road/High- bike lanes on the east side of the way 217 ramp intersec- Washington Square Mall are on tions. In addition,High- Hall Boulevard. way 217 itself is highly congested. Greenburn'Road today. i ■PMW pMMPVpI • Transit.The Washington Square Transit Cen- tinue to be clogged. In addition, other sec- ter is located in the northeast parking area of tions of Hail Boulevard,Greenburg Road,and the Washington Square Mall. This transit cen- Cascade Avenue and Oleson Road will also ter serves as a bus stop for routes 43,45, 56, experience congestion. Traffic estimates do 62, 76 and 78. These routes connect Wash not predict congestion_on local Metzger area ington Square to transit centers in downtown streets directly east of Washington Square Portland, Beaverton, Tigard and Lake Os-, Mall. wego, as well as providing service to the Tualatin area. Riders found that buses on ex- RECOMMENDED IMPROVEMENTS isting routes don't run frequently enough and don't offer enough direct connections. A The task force recommends a series of projects to im- wider selection of transit tools could create a prove access by transit, bicycle, pedestrians and mo- less congested, less torized vehicles into and auto-dependent F --. throughout the district. transportation sys- The following paragraphs tem within and describe those projects that connecting to the the task force feels should study area. be pursued. In some cases, -,; the task force expressed an • Future traffic con- interest in specific major gestion. In the fu- projects, but members rec .ture, those areas al- ognized them as outside the ready identified as charge of the Task Force. experiencing traffic Those are listed on the fol- congestion will con- lowing pages,as well. Streets have a balance ofpedestrian,bicycle and vehicular featrs w MOIDMl9fMfY NYOY OVERALL DISTRICT IMPROVEMENTS • Development of a "Transit Access and Ac- traffic problems. The task force members iden- tion Plan" in concert with Tri-Met. Im- tified a menu of needs,including more frequent proved transit service and a wider set of trap- service on existing bus lines, more direct con- sit options will be very important in helping nections to other locations, creation of a com- the regional center grow without increasing muter rail line,transit center improvements,and I NORTH j (NOT TO SCALE N 17 2*0 Oftm,lama r 4 .� / �..�... z 2 I i'•+yc WASHINGTON o > i yo , SQUARE ;`sw engo�R s ;.; MALL N f SW LEHMAN .;ice.✓ _+ S ST f g0 i S `� ....... ESW C ! sw l w T _ , ..... sr..... +unu s 4' SW WCU°T ST 1 'UK P` •1^ W OAK T .1: SW SPRUCE 5T 217 ...�............%... --...SW fifAf'Ft£571.,...._ rn r rr NEW ROADWAY ,:_...... ...... .: ' ......� :< UPGRADE EXISTsNG ROADWAY ! PHASING 01" KEY MOTOR � I VEHICIX TREATMENTS Recommended Motor Vehick System. Improvements rmrwtrntanw design of a people mover to help circulation Improvements to the regional roadway system. within the regional center. Local govern- A number of task force recommendations are ments, businesses and Tri-Met should work aimed at increasing road capacity and reducing together to develop incentives and strategies congestion throughout the district. Increased to increase transit use. density will bring more traffic, as well as more fr� ! ! (NOTTO............... .. t ..� .................... ......1 i S, ".217 1: ! _ gt � h•.. 210. 4. V �I TLL[ ,c ST r sqLANDAW. ST g �t Cyt. t I Sl �. (1-2 9k � �,� SW I.DLUST,ST 4L „ rws.wrstyw .!■ ,�F SW iLOCUST S SWCAKe�TSs' � a; SM!OAK ST - S P XA ; ASN r -1._. , . t ST 1 _ _ ffR SW`:SPRUCr ST r <,..------- 217 �1 Commuter Rail Station Ti 7 / Commuter Rail , i �� ♦ __ 1.. .._, , Existing Bus Routes r i � � SW PFAFF'1,E ST.- ... 41111$k► Future Pedestrian/BirydeAnnectiot5s •q•=�s4vov New Bus Service ......w- Sidewalk Imptovemfnts � A. 'Ifs-N+ Pedestrian Access Improverp�Ls �. Improved Alignment �' < Transit Center Improverrtl� .� -_• - ®- Enhanced Pedestrian/Bicycle Treatments YaYMtNMw PY•Y i short-term visits for shopping and professional vard and at the Scholls Ferry Road/Hall Boule- services. The vitality of the area will depend vard intersection and offer a new, direct route upon ensuring relatively free-flowing traffic from the north to the south ends of the district. at major intersections, on arterials and into With pedestrian and bicycle improvements,this and out of key commercial areas. Some key route will open significant transportation op- road improvements that will affect the entire tions for people working in the Nimbus devel- district include: opment. • A bridge over High..way 217 connecting Nina- • A bridge over Highway 217 connecting Lo- bus Drive to the Mall area. Highway 217 is cust to Nimbus. The task force recommends a major physical and psychological dividing building a second overpass over the railroad line in the Washington Square area.The task right-of-way and Highway 217 once the Nim- force recommends development of a two-lane bus extension is-completed. The Regional road over the highway and the rail corridor Transportation Plan already has identified a providing motor vehicle, bicycle and pedes- form of this recommendation. Construction trian access between the Nimbus employment of the overpass will offer vital connectivity in center and the commercial core. The recom- the regional center,as well as relieving conges- mendation also calls for a ramp to Cascade tion on Hall Boulevard and Scholls Ferry Road Avenue. In addition to linking two previously east of Nimbus Drive. Additionally,pedestrian disconnected parts of the regional center, the and bicycle facilities should link to the Fan over-crossing would relieve traffic at the Hall Creek Bikeway and residential ncighborhoodW Boulevard/Scholls Ferry Road intersection and the Hall Boulevard/Highway 217 interchange by allowing westbound mall traffic to bypass • these congested areas. Bicycle and pedestrian hy :3i_r: connections would link to the Fanno Creek :. ., Bikeway. • Extending Nimbus Drive to Greenburg ls• s it it 1 5-1 is• Road. The task force recommends construc- 64' tion of a road linking Hall Boulevard at the northwest corner of the study area to Greenbur Road at the south end. This Abri�lgeshouklaccommodaseperlesrrians, g bicyclists and motorized vehicles. project will relieve congestion on Hall Boule- . . rnow�am..,ru« • A collector system at Oak-Lincoln-Locust. • Widening Hall Boulevard to three lanes be- To help traffic move more freely once cross- tween Oleson Road and the southern bound- freeway connections are built, the task force ary of the study area. Hall Boulevard is a state recommends improvements to this street sys- arterial.roadway and a major travel corridor tem. The intent is to distribute east/west traf- through the regional center. Upgrading this road- fic between Locust and Oak Streets and im- way will reduce cut-through traffic in surround- prove accessibility to the Lincoln Center com- ing residential neighborhoods and will provide mercial district. It also would improve access overall improvements in traffic flow throughout to residetial areas for bicyclists and pedestri- the area. In the short-term, pedestrian and bike ans, as well as autos. The task force recom- improvements are needed. mends that local governments apply traffic management techniques here to protect The task force recognizes that the Regional Trans- neighborhood streets (see discussion on dis- portation Plan calls for expansion of Hall Bou- trict improvements). levard to five lanes. However,the task force en- dorses an expansion to three lanes while acquir- ing right of way for a five lane roadway. :d ,S61 J/'yk3>a g"A S/. ;�i'; r.`:�% tag puking p.kina -'-- u• 8' s' IP 11' II' S• e' 16• 1s' f' n' 11' n' u' u• S' IF er „• Parking and shade trees create a buff+erfor pedestrians Sidewalks,median snips and plantings make typical on typical streets designated minor collectors. streets designated major collectors more comfortable and convenient for pedestrians. • Yqu/Y�ifM1.A101' • Interchange capacity im- interest in bicycling, both for >rovetnents at Highway commuter and recreational pur- 217. The Scholls Ferry m ``' poses. The task force wants to Road/Highway 217 inter- "'" ensure that bicyclists have easy, change and the Hall Bou- " safe access to employment, levard/Highway 217 in- housing and retail development, terchange are both gate- as well as to greenspace around ways into the regional the district. Many of the study center.doth are extremely areas busiest streets and bridges congested during peak Commuter rail would improve access to aren't wide enough for installa- �, Ahs-:rosy district. yciiuu� iliroug,.�+it the tion of bike lanes in the road- day. The task force views improvements to way. In this case,an acceptable alternative is these interchanges as critical to alleviating con- creation of off-street bike paths parallel to the gestion along High- street. The task force way 217,increasing recommends identifying access to the area Multi-modal commuter rail potential bicycle routes and helping the dis- Gomstation/bus 6-people mover rauter � transfer center connecting to existing trict serve its role as rail bikeways, neighbor- a regional center. Bus hoods and activity cen- I m p r o v e m e n t s j o f ters. Specifically, it regsk should include up- "'• ,;d;' ommends extending tlW grades of all af- Fanno Creek Bikeway to ca:. fected access ramps. ,-�' dy People the east along Ash Creek. The task force rec- ' ' u • , � :.' mover ommends that ct :.! Commuter rail.The these improve- o Portland region's ex- ments be identified x perience demon- as significant needs ' strates that rail service in Metro's Highway attracts rew riders to 217 Major Invest- �, p v. • transit.,Creation of a ` ment Study,and lo- c� ° • commuter rail system cal governments has strong appeal if should coordinate s Washington Square with regional trans- ? becomes a more portation planning �, densely developed efforts. '. employment center. People mover Existing railroad • Bike paths. In- right-of-way offers creased densities I the potential to de- will bring greater velop commuter rail Transitsystern MODML pVILLRLO. s service between Wilsonville + People mover. The task force mem- and Beaverton, with the pos- bers recommend a people mover cir- sibility of links to the existing culator that will travel throughout the MAX system. Currently, a district, linking jobs, housing, retail consultant team is analyzing a and services. Members believe such a the potential for such rail ser- servicewould be veryvaluable,not only vice in an unrelated study. If to people living'and working in the the study's outcome recom- 11eople mover area, but for people coming in who mends pursuit of this option, may want to combine avisit to the doc- the task force would like to see this rail sys- tor,the bank and the accountant with a shopping tem serve the Washington Square Regional trip. Determining what this service would look Center, with a station and associated park like,who would operate it,where it would run and and ride near Scholls Ferry Road in the Nish- other fundamentals was outside the charge of the bus area. Task force members believe that task force. However,members strongly encourage commuter rail should be a high priority for local governments and transit providers to pursue the regional center. the feasibility of such a system. 4 b ff 1 COLA O O 'll' I1• 1 15' 3r a ISI The people mover can travel in an exclusive right-of- way designed with pedestrian and bicycle facilities. al o e O € n• n' s• n• u' e• ls' A multi-modal commuter rail station, n' bus&people mover transfer center. The people mover can travelin the traffic lane as it circulates tbrougb she regional center. ' raawanuaw. DISTRICT IMPROVEMENTS The task force has identified a number of site spe- cific improvements that will enhance the safety and atmosphere of the various districts. Each of these reflect the expectations for increased development and the distinct characteristics and functions of the five districts within the overall regional center. Affi- ,� ya r r/s. , Districts within the regi®nal center. Y09M/ptlNNW1 DISTRICT A: THE COMMERCIAL CORE AND GOLF COURSE The recommendations in this district address pri- Transportation Planning Rule requirements of side- marily circulation, transit and pedestrian access to walks on arterials and collectors and would improve and from the mall and affecting other retail in the pedestrian access in this area that transitions be- area. They also reflect a desire to include Progress tween the financial and the retail areas. Downs Golf Course into the district-wide green belt. Mall area street develop- ment. Improve SW Eliander Transit �` ° #� ""'` Lane SW Washington center amenities. t.. yef, ,j'y '?r •"' ' The Washington Square Mail Square Road,SW Palm Bou- Transit Center is an impor- IAMRlevard and the roadway tant link to the rest of the re- bounding the cemetery to full gion. The task force hopes W i W i W I- Vstreet standards, with side- that improved pedestrian walks and bicycle lanes. amenities will make this fa- Typical section shouting sidewaks along These improvements are key cility safer and more attrac- Greenburg that would improve access between to pedestrian, auto and bi- tive to encourage transit use. fsnancial and retail areas. cycle access and circulation roposed improvements in- into and throughout the re- aude a covered pedestrian path to the mall and bet- tail core. Currently, people have difficulty getting ter pedestrian links to other retail and commercial from one retail facility to another on foot. For ex- establishments. Tri-Met's ample, Hall Boulevard Transit Choices for Liv- Target customers have no ability Study has already _ direct pedestrian connec- identified these improve- tion to the mall. Local ments as high on the ° �, governments must estab- community'sprioritylist. 163Ci' lish policies and incen- tives to encourage private � r 'k Sidewalks on Greenburg. , k developers to include As development begins to these infrastructure im- p s S y f 2� �•` xnp fill out the area, local gov- a provements with redevel- ernments should build s op ment.Creative publid sidewalks along Greenburg s private partnerships can Road. This recommenda- ` assist with financing and tion is consistent with state Suggested improvements will make it safer and coordination. easier to walk from one place to another. .y :<: pyx R!f3'1% y Mmw wMunum ■ Pedestrian amenities within the Evaluate pedestrian crossings on Commercial Core.Provide pedes- l a Greenburg Rd.and Hall Boulevard trian treatments such as raised pe- These two very busy streets are destrian refuges and designated physical and psychological barriers r walkways within the mall's park- to pedestrians. The task force rec- ing areas. Provide pedestrian/bi- ognizes that mid-block crossings can cycle connections between Wash- help pedestrians significantly. How ington Square Mall and adjacent ever,the also have associated disad- retail establishments. Suggested vantages. Task force members rec- improvements will make it safer ommend evaluating right-of-way and easier for people to walk from '` �G' impacts,construction costs,impacts one place to another within the " on traffic flow and pedestrian de- commercial core and limit the mand for mid-block, raised pedes- need for vehicle traffic within the trian refuges on Greenburg and core. Local governments shoWd Better connections between Hall. adopt policies that encourage cre- Washington square Mall and adjacent stores wiU make it safer ation of these improvements as re- for people to walk. Evaluate a golf course pedestrian development occurs. trail. A pedestrian trail within thask Progress Downs Public Golf Cour Relocate Park&Ride to a permanent site.The task would provide a safe walking and exercise area for force believes that the location of the Tri-Met Park neighborhood residents and allow more people to & Ride at Scholls Ferry Road and Highway 217 use this existing open space. The task force recom- adds to traffic congestion by bringing cars into the mends studying the feasibility of providing pedes- district during peak hours. This was originally in- trian paths from neighborhoods to and through- tended to be a temporary sire. The task force rec or around—Progress Downs Golf Course.The trail ommends finding a new,permanent location for this would be similar to the popular pedestrian path facility outside the regional center. around Glendoveer Golf Course. , MiO11LLNMAMWI DiRTRICT B: THE MERCER NEIGHBORHOOD The task force identified transportation improve- pedestrian crossings, controlling speed through ments that would protect and preserve this signage and patrols, and building pedestrian paths neighborhood's residen- to adjacent neighbor- tial character while of- tea. • hoods. fering residents more commute and recreation Sidewalks on Hall. options. Sidewalks have not been built at several spots on Neighborhood traffic Hall Boulevard. The management.To control • L task force recommends traffic speeds, ensure completing the sidewalk safety for pedestrians and -' - system as called for by bicyclists and,in general, _ the state's Transporta- reduce the impact of tion Planning Rule. higher traffic volumes on Specifically, complete neighborhood streets, r '•��"- " the sidewalk on the e task force recom north side of SW Hall A traffic median can help maintain the mends pursuing an ag- Metzger District's residential character. Boulevard Near Cas- gressive traffic manage cade Avenue and the menrstrategy on Locust Highway 217 bridge, Street between Lincoln allowing pedestrians on Street and Hall Boule- the north side of Hall vard, on Lincoln Street Boulevard to access between Locust and Oak safely the south side of Streets, and on Oak w. T-- Hall Boulevard and the Street between Lincoln Highway 217 over- Street and Hall Boule- crossing, using the pe- vard. Elements of this i destrian crossing signal strategy might include a `: at Cascade Avenue. providing for bicycle ac- _— - cess, establishing safer _ A neighborhoodgateuway helps establish the district identity. rF,` f A PtlOMItlMHPtq' DISTRICT C: LINCOLN CENTER -ASH CREEK This area,a center for financial those made by transit, pedes- and commercial development, trian and bike travel. Pedes- is Blared for high density office trian and bike facilities devel- . and residential development. oped in concert with new Adjacent to a residential neigh- housing and offices will be a borhood, it will be important step toward achieving these re- for this area to provide easy pe- r gional goals. destrian and bicycle access be- q 'tom tween homes and jobs. A par- Highway 217 parallel road- ticular goal is to protect the High density offlee and way.The task force considered Metzger neighborhood from residential developments this as an alternative to wid- the impacts of increased traffic, �, ening Hall Boulevard to five while assuring free-flowing ve- lanes. There is the possibility hicular movement throughout a of building a road parallel to the district. + " Highway 217 to provide new At access to Lincoln Center andwra Pedestrian and bicycle connec- , t o ��. the Washington Square MaW tions in new developments, � � � � �;�` � The task force encourages Metro has established goals for „2 � b ,« Metro to review this option in 4. the region to reduce the num- °pa,s 't� its Highway 217 Major Invest- ber of trips by auto relative to , , ' ment Study. Financial and commercial development is centered in District C. ��_;.,;:aids+,guy.::>;<_'c>:<i}3:. ,?�»,£?z'�%::�ahTx, �,,..:"•t o .ri u• S' n' u• n, y. �s. A typical new road parallel to Highway 217 would provide access to Lincoln Center and Washington Square. 4 waow.aawawr DISTRICT D: DISTRICT Dec E: NIMBUS - FANNO CREEK SOUTH OF NIMBUS - FANNO CREEK NORTH SCHOLLS FERRY ROAD AND SOUTH OF SCHOLLS FERRY ROAD Cascade Avenue pedestrian and bicycle improve- ments. The task force considered, but did not rec- Nimbus bus service.Tri-Met's Transit Choices for ommend, capacity improvements to Cascade Av- Livability identified bus service to Nimbus work enue. However, members recognized the need to places as a regional priority.The task force supports provide pedestrian and bicycle facilities on this im- Tri-Met's intention to develop this service in one to portant north/south road. five years. DISTRICT E: NIMBUS NORTH OF SCHOLLS FERRY ROAD Sidewalk completion on Hall Boulevard at Cascade Avenue. A short gap exists in the sidewalk on the north side of Hall Boulevard between Nimbus Drive .aftand the Highway 217 bridge. Completing the side- alk will help improve pedestrian access to the other D side of the street by making it easier to reach the crossing signal at Cascade Avenue. Bus service to Nimbus workplaces is a regional priority,for Tri Met. t rlf li '- s t f �h�� ' 4 MpOKN gMMflWI s TABLE 1 SUMMARY OF RECOMMENDED MULTI-MODAL TRANSPORTATION SYSTEM TREATMENTS Impacted Travel Mode Nimbus Bus Service N/AZ Sidewalks on Greenburg Road and Hall Boulevard X N/A3 Transit Center Amenities X N/A2 Sidewalk Construction on Hall at Cascade X $40-50/sq yd Evaluate Goif Course Pedestrian Trail X $15-20,0004 Mall Area Street Development X X X N/A3 Pedestrian Treatments in Commercial Core X N/A-" Evaluate Pedestrian Crossings on Greenburg/Hall X X $10-15,0004 Neighborhood Traffic Management X X X $30-50,000 Develop Oak-Lincoln-Locust Street Collector System X Construction of Lincoln Street connection $8-12/sq. ft is Reconstruction of Existing Roadways $5-7/sq.ft Widen Hall Boulevard to Three Lanes X $4.7 million 5 Pedestrian/bicycle Connections in New Developments X X N/A3 Mall-to-Nimbus Highway 217 Over-crossing X X X $15-25 million Nimbus Extension/Realignment X X X $10-15 million Locust-to-Nimbus Highway 217 Over-crossing X X X $15 million 5 Highway 217 Interchange Capacity Improvements X $70-100 million s Cascade Avenue Pedestrian/Bicycle Improvements X X N/A3 Cascade/Scholls Ferry Intersection Improvements X $5-7 million Evaluate Off-road,Parallel Bicycle Paths X $10-25,000 4 'To be used for general planning guidance. 2Identified in Tri-Met's Transit Choices for Livability Study. 3 To be incorporated with development and roadway improvement projects. Cost to conduct an engineering/planning study. 5 Cost estimated obtained from the Regional Transportation Plan improvement list for expansion to five lanes. • wwo+rawww� ■ 7. PARKING STRATEGY Parking management is important to the success of KEY FINDINGS a regional center. On the one hand,easily accessible EXISTING CONDITIONS parking--- and the perception that parking will al- ways be available—is critical to many services and The consulting team analyzed current conditions retail facilities. Office-based businesses have come in the study area to determine these findings: to expect adequate parking for their employees, as well as for their customers.On the other hand,land • The overall parking supply in the Washing- set aside for parking adds to developer overhead with- ton Square Regional Center is adequate to out bringing in direct revenues. meet existing demand. • Office developments currently experience Finally,the region is committed to increasing the per- considerable parking pressure during week- centage of transit, bicycle and pedestrian trips for day peak demand. In particular, office de- daily commutes.This implies creating a strategy that velopments on Nimbus Drive and in the Lin- will provide enough parking to coln Center development are ef- keep an area competitive, but s fectivelY g Yfull during weekday peak wv,r i re %�9 ,�v ,ar= 3u y ,� „ ' , with.enough restrictions to en- '` �ti°,;�� fx , � � hours. qurage employees and others to • Complementary land uses 0"ok toward alternatives to"one present opportunities for shared person-one car”commutes. parking. For example, restau- rants and offices tend to expe- The Washington Square Re rience peak use at different ional Center Task Force has g � k.,r � w times, making it possible for evaluated existing and projected r..,., these different uses to share the parking conditions. From this same parking spaces without information,they have agreed on conflict. However, barriers to a recommended parking strategy intended to help pedestrian access such as railroad tracks and the district balance the critical need to attract busi- lack of sidewalks limit the feasibility of shared nesses,residents and shoppers vvith the long-term goal parking in many cases. of managing demand on the transportation systema AOpMM MMM PVA A FORECAST CONDITIONS PARKING STRATEGIES The consultants used anticipated changes in land uses Key Objectives to determine future parking needs. They did not fac- tor in significant new parking(except for that planned The Washington Square Regional Task Force iden- with specific new developments), changes in transit; tified four objectives to drive decision-making about bicycle or pedestrian travel or shared parking arrange- parking strategies.They are: ments. • Ensure sufficient parking to support eco- • Changes in land uses anticipated by the Wash- nomic activities in the area. In retail areas, ington Square Regional Center Plan will in- customer parking in prime spaces will crease overall peak parking demand in the area receive priority consideration. by approximately 90 • Employee parking percent. In some at- demand can and eas,parking demand p ' should be reduced by will increase by more + - encouraging fewer than 200 percent. Qy single-occupant com- • Redevelopment on �. mute trips. Parking d surface lots would a ` r strategies should be eliminate about ° ' ` consistent with other 8,000 existing park- 10 AL transportation im- ing spaces. D 010, + provement elements Available parking * ' that support alternative spaces effectively " .► ' mode travels. will be full during m Secure bicycle racks the weekday peak Surfueeparkanglots surround development. and lockers should be periods, even if the provided at various maximum allowable parking ratio is applied. locations,primarily by employers. Parking supply will be adequate for weekend New municipal parking facilities should be conditions in the overall study area. However, provided to serve multiple uses,with an high-density commercial areas will experience emphasis on supporting economic activi- weekend parking pressures. ties. • A high priority is maintaining residential parking in existing neighborhoods. ■ ppOMlGpppup' EMPLOYMENT-BASED STRATEGIES COMMERCIAL/RETAIL PARKING Employment-based parking management strategies Parking management strategies should ensure that can help reduce parking demand and encourage a the most convenient parking spaces are available to variety of travel modes.These strategies can be imple- customers and visitors. Some principles to accom- mented by public agencies and private employers. plish this are described below. • Transit service should be provided to serve • Local governments and key constituent groups employees in clustered office developments. should agree on a parking management plan Bus service on Nimbus Drive is a priority and (PMP)that will cover a variety of issues. Items is included in Tri-Met's Transit Choices for to be addressed include: Livability plan. • ways to reduce single occupancy trips; • Nominal parking fees will encourage consid- • a parking strategy to support commuter eration of commuter alternatives, and rev- rail(should the Scholls Ferry Station have enues may be used to support improved fa- parking? If so, what should it look like cilities for transit, carpools, bicycles and pe- and who should be encouraged/allowed destrians.This is an option that local govern- to park there?);and ments, property owners and building man- • strategies to increase shared parking op- agement companies may want to consider. portunities. • Employer-run programs to reduce parking • On-street parking in commercial areas should demand include: be restricted to short-term parking to ensure - on-site bicycle lockers and showers adequate tern-over in prime locations. Park- ' a carpool-matching service, to help em- ing meters may be needed to assure compli- ployees find people in their neighborhoods ance and to provide a funding source for fu- with whom to drive or ride ture parking supply. ' free or preferential parking for carpools • A uniform "way-finding" system should be free or subsidized transit passes. created to direct customers to any public park- ing facilities built in the study area. Direc- tion signs posted at the main entry points into the regional center can use arrows and text to help drivers find parking as quickly as pos- sible.This can reduce the need for drivers to drive slowly through an area looking for park- ing, interfering with traffic flow and adding air pollution. ■oww anyvuw ■ INCREASE© PARKING SUPPLY/ RESIDENTIAL PRIORITY PARKING SHARED PARKING As parking demand increases, the community may Any new parking structures or surface lots should be need to implement a residential parking priority located to serve uses with complementary demand strategy, particularly in the. Metzger and Lincoln patterns.For example,movie theaters have the high- Center areas. Such a strategy would reduce con- est parking dernand on evenings and weekends and flicts between residents'parking needs and spill-over could share parking facilities with offices that need parking from the commercial areas. the parking primarily during weekdays. Regulations should require retail space to be built into the first floor of any new parking structure. b Originally,planners intended the Park&Ride lot to be at its present location only temporarily. If a new lot is sited within the regional center,planners should consider the following: 0 opportunities to serve local demand during evenings and weekends for such land uses as movie theaters and churches; • the destinations of primary users (are they coming into the district or leaving their cars to catch transit out of the district). Transportation improvements should focus on reduc- ing barriers to pedestrian access(lack of safe crossing areas at streets and railroad tracks,lack of sidewalks, no direct route, etc.) to encourage walking between different business and,ultimately to and from shared parking. NOO4/.NfN NIM 8. FLAN IMPLEMENTATION Implementation of the Washington Square Re- gional Center Plan will require the cooperation, effort and funding of a variety of public and pri- vate entities. Among the parties involved and the actions required are: Multi-modal bridge Mints-modal Pedestrian Center- bridge commuter Golf Course rail;peopk mover,transit M center M Washington Square Mall development Plaza Metzger 4 1 Redevelopment a opportunity ai Infill w; '..,� r� �1 Metzger School Greenbelt r Greenbelt Fanno Creek 1'edestria r------ Greenbelt bridge Ash Creek Locust extension- New elopment New multi-modal bridge develo ment Development Concept Algpy.IRR,9R40Y • Cities of Tigard and Beaverton and Wash- • Employers:promotion of transit,carpool,pe- ington County: destrian and bicycle commuting to preserve • adoption of zoning code amendments, valuable parking spaces for customers of re- parking policies,ratios and regulations, tail businesses and service providers. comprehensive plan amendments and • Residents: participation in developing traffic other regulations affecting private devel- management and parking strategies. opment in the five districts. Proposed regulatory language, including design guidelines, comprehensive plan and COORDINATION zoning changes,are included in the ap- pendix to this document; The timing and coordination of development will • approval of key transportation improve- play an important role in the success of the regional ments for regional funding; center build-out. All parties agree that key infra- Cities of Tigard and Beaverton,Washington structure improvements must be in place before County,Metro and ODOM development of building densities increase significantly. a financing strategy—and pursuit of funds — to pay for significant infrastructure im- The task force has identified a number of important provements,including transit,road and high- transportation improvements that must be com- way improvements, rail, pedestrian and bi- pleted before the regional center can absorb signifi- cycle facility development,parking facilities, cant increases in jobs and housing. Similarly, thift environmental protection,parks and open area requires substantial investment in stormwat space development, etc.; drainage. Too much development in anticipation of • Tri-Met: actionto expand service, upgrade these improvements may overwhelm existing systems facilities and relocate the Park&Ride; creating a disincentive for future projects. Private property owners and developers: in- terest in and commitment to infill and rede- The task force has recommended language in the velopment in the Washington Square Re- comprehensive plan that requires necessary infra- gional Center study area,as well as a consen- structure be in place, or planned for completion in sus on creating pedestrian and bicycle ameni- the proper time frame,before new developments are ties,to pursue share parking and follow other approved. development policies that will contribute to the vision of a regional center. ranw awNnia NEXT STEPS Complete review and adoption of new regu- lations. Staff and consultants will work on The Washington Square Regional Center Task Force revisions of relevant comprehensive plans, has prepared a work plan to move the Regional Cen- zoning ordinances and creation of the Public ter Plan from concept to reality. The work plan Improvement Plan with the goal of quick calls for completion of essential activities within eight adoption by the City of Tigard. to ten months of approval of the Regional Center Prepare financing plan for public improve- Plan. Local government officials,consultants,stake- ments.City staff and consultants will review holders and the public will be asked to: financing options,including studying the fea- sibility of establishing an urban renewal dis- • Review regional center plan proposals. Steps trict.The final product will include an over- will include: all funding and phasing strategy. • Reaching agreement on specific options Develop a Transportation Demand Man- and proposals for analysis agement Plan.Transportation demand man- * Conducting detailed environmental agement (TDM) involves looking compre- evaluation hensively at transportation needs in an area • Identifying physical and policy constraints and developing ways to reduce stress on road • Refining final recommendations. systems, parking availability and air quality. • Refine recommendations for transportation City of Tigard staff will work with stakehold- improvements.Citystaffand consultants will ers(major employers,retailers,property man- assess needs, review task force recommenda-- agers,etc.) to develop strategies to encourage .tions and create final recommendations for people to walk, bike, carpool or use transit. transportation improvements throughout the study area. Each activity will be conducted with extensive pub- • Develop recommendations for stormwater lic outreach,through surveys, public hearings and drainage. City staff and consultants will as- other tools.The goal is to ensure that implementa- sess needs, review alternatives and create fi- *ion reflects the spirit, intentions and interests of nal recommendations for stormwater drain- people living, working, operating businesses and age throughout the study area. owning property within and adjacent to the proposed • Refine recommendations for open space de- regional center. velopment.City staff and consultants will as- sess needs,review task force recommendations and create final recommendations for open space preservation and new park identification. • Prepare implementation strategies for all public improvements.City staff and consult- ants will refine inventories, recommend new code and policy revisions for local govern- ments and develop a timeline with action steps. MOp11M 0{tlt�flVq' PROTECTION OF SENSITIVE AREAS TRANSPORTATION IMPLEMENTATION, PRIORITIES Recognizing that protection of natural resources is AND PHASING an important objective for the regional center, the task force incorporated the most current identifica- The recommended Transportation Master Plan for tions of floodplains, wetlands and water courses the Washington Square Regional Center describes within the planning area. Regulations for develop- an integrated system designed to serve the needs of ment within and adjacent to these natural resource regional as well as local travel, and to encourage a areas,consistent with the requirements of Metro Title balance of travel modes. in some cases, the effec- 3 and rules and standards utilized by the Unified tiveness of specific recommendations would be Sewerage Agency under agreement with the City of weakened by the absence of other plan elements. Tigard, apply within the regional center. A figure showing these resource areas is included on page 13. The task force, therefore, analyzed the full set of recommendations to determine the highest priority The Task Force strongly supports the protection stan- projects and the most effective phasing for their con- dards included in the Water Resources Overlay Dis- struction. The priorities and phasing are indicated trict of the Community Development Code. Par below: ticularly the 50 foot riparian buffer requirements along the Ash and Fanno Creek wetland areas. Ad- ditional incentives for enhancing natural resources Key Motor Vehicle Projects along these corridors are proposed in zoning code amendments. 1. Highway 217 over-crossing connecting Wash- ington Square Mall to the Nimbus office de- velopments. This project will represent the first step toward eliminating Highway 217's function as a barrier within the district. It will connect office and retail development on both sides of the freeway. 2. Nimbus Drive extension to Greenburg Road. The second major project to pursue after agreement on the Nimbus-Mall connec- tion is this extension of Nimbus Drive. It will relieve congestion on Hall Boulevard and at the Scholls Ferry Road/Hall Boulevard in- tersection. .,m+ugraa ww, d 3. Highway 217 over-crossing on Locust Street. 2. Neighborhood traffic management mea- This second crossing will provide additional sures. The City of Tigard, along with local east-west access over the highway and improve residents and businesses, should work to- connections within the district. Building this gether to plan and implement traffic man- connection before completing the Nimbus agement measures along Locust,Lincoln,and Drive extension would limit the over- other applicable streets.These measures will crossing's effectiveness. be critical to preserving a safe neighborhood street system. The community should pre- 4. Development of the collector system along pare strategies and specific tactics as soon as Oak,Lincoln and Locust Streets. These im- possible to ensure that measures are in place provements,along with neighborhood traffic no later than the opening of the Locust Street management,will be important in helping ex- over-crossing. isting neighborhoods absorb increased traf- fic. 3. Pedestrian crossings on Greenburg Road and Hall Boulevard Traffic engineers, in concert 5. Hall Boulevard widening.The task force rec- with residents and businesses,should evaluate ommends this as the last of its five priorities potential crossing improvements as traffic vol- to give the community time to evaluate the umes increase.ODOT and the City ofTigard impacts of new development and other traf- should begin cooperating on evaluation, de- fic improvements on the area. With devel- sign and implementation as soon as possible. opment of the Nimbus Drive extension and .the new Highway 217 over-crossing, Hall 4. Sidewalk construction on Hall Boulevard at Boulevard may not need widening within the Cascade Avenue.The existing gap in the side- study area. However,-this statement is not walk and over-grown vegetation create barri- meant to negate other regional needs identi- ers to pedestrian circulation and hinder ac- fied for Hall Boulevard cess to the sidewalks on the Hall Boulevard bride over Highway 217. ODOT could be- gin building this sidewalk soon. Key Transit, Bicycle and Pedestrian Projects 5. Mall area street development.Improvements 1. Nimbus bus service. Tri-Met has identified of Eliander Lane, Washington Square Road bus service to Nimbus office developments and Palm Boulevard that include pedestrian, as a priority, with service to start in one to bicycle and transit amenities can contribute five years. The Cities ofTigard and Beaverton, significantly to better access in the commer- as well as businesses along proposed routes, tial core. These streets should be brought into should work with Tri-Met to encourage compliance with full street standards. The speedy implementation. City ofTgard should ensure that the preferred pedestrian and bicycle amenities are included in the appropriate City codes and ordinances. amsu anw aua 6. First phase of a people mover system. The The Washington Square Regional Center has great task force recommends that local govern- potential for shared parking. However,as the park- ments and businesses pursue an analysis of a ing strategy noted,lack of pedestrian amenities,high people mover system that will help circula- traffic volumes, railroad tracks and other barriers tion within the regional center. make shared parking less attractive. Public and pri- vate investment in sidewalks, street and rail cross- 7. Commuter Rail.The task force strongly sup- ings and other pedestrian enhancements would in- ports the creation of commuter rail service crease the potential that different uses(e.g.an office within the Regional Center and location of building and a movie complex)could share the same a station to serve the district. Existing and parking spaces. future freight service should be considered in the planning process. Shared parking agreements between property own- ers are fairly straightforward. Although many prop- erty owners worry about liability issues,owners who PAR K I N C participate in shared parking agreements have found that liability is not a greater concern with shared Shared parking can be a significant asset to mixed- parking than with more traditional parking arrange- use areas and is actively encouraged by the task ments. force. Shared parking can occur in several ways: Metro has published a handbook on shared parkirmh • Investment by a single developer that creates that contains sample shared parking agreements f parking for a shopping center or other collet- property owners. tion of uses; • Investment of public funds for parking struc- tures, as has been done in downtown Portland and Tualatin; • Agreements between private property owners. MCI,M{pVYMW 0 APPENDIX Task Force Recommendations for Comprehensive Plan Amendments,August 1999. Task Force Recommendations for Mixed Use Zoning Districts and Design Standards,August 1999. Meeting Minutes and Agendas,Washington Square Regional Center Task Force June 3, 1998 July 15, 1998 August 19, 1998 (Bus Tour) September 16, 1998 November 18, 1998 December 16, 1998 January 20, 1999 February 17, 1999 April 21, 1999 May 19, 1999 June 1, 1999 June 9, 1999 June 16, 1999 Washington Square Regional Center Study: Open House Report Summary of open houses at Washington Square Mall and Metzger Elementary School Washington Square Regional Center Study: Verbatim Comments Written comments from participants at open houses held at Washington Square Mall and Metzger Elementary School Notice of March 8 Public Meeting Press Release: March 8 Public Meeting Washington Square Regional Center Study Open House Report. Report on Tigard Water Building open house Minority Report to the Washington Square Regional Center Task Force Concerning Proposed Upzoning of the Ash Creek Werland &Floodplain Area,August 24, 1999 Washington Square Regional Center Study Final Public Event, Metzger Park Hall, September 15, 1999, tl01YM1tlM1111,IY01 CORnESPONDENCE Petition submitted by Elisabeth R. Braam, September 29, 1998 Letter from Michael Neunzert, November 30, 1998 Memo from James Coleman, City Attorney's Office, December 9, 1998 Memo from Pat Whiting, February 17, 1999 Letter from Jim Grimes, Oregon Dept. of Fish &Wildlife, March 8, 1999 Letter from Mike Donovan, Metzger Park LID Advisory Board, March 13, 1999 Letter from Nancy Lou Tracy, March 22, 1999 Letter from Michael Neunzert,April 13, 1999 Letter from Dr. Gene Davis,April 14, 1999 Letter from Trudy Knowles,April 16, 1999 Letter from Robin Smith, May 5, 1999 Letter from Jill Tellez, May 6, 1999 Letter from David A. Abrams, May 13, 1999 Letter from Mike Houck,Audubon Society of Portland, May 19, 1999 Memo from Barbara Fryer, City of Beaverton, May 21, 1999 Letter from Ward Rader, Chair, CPO 4-M, May 28, 1999 Letter from Ann Beier, Oregon Department of Land Conservation and Development,June 2, 1999 Letter from Michael Neunzert,June 4, 1999 Petition from Pieter and Elisabeth Braam,Janna and Brandon Herbst andCharles Harper,June 13, 1999 Letter from Sue Marshall,Tualatin Riverkeepers,June 16, 1999 "The Danger of Building in Flood Plains,"written by David Warren, Risk Management Consultant Petition from Pat Whiting re Ash Creek Wetland and Floodplain re-zoning, May 19, 1999 Letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing,June 9, 1999 Letter from Trudy Knowles,June 21, 1999 Statement of Pat Whiting,June 23, 1999 Letter from Brian Wm. L,ightcap,June 25, 1999 Letter from Gene Davis,July 5, 1999 Letter and petition from Stephen W. Perry,July 6, 1999 Letter from Trudy Knowles,July 13, 1999 Letter from Brian Wegener,Tualatin Riverkeepers,July 19, 1999 Letter from Jere Retzer, Crestwood Headwater Group,July 19, 1999 Letter from Trudy Knowles,July 27, 1999 Letter from Gene Davis,July 28, 1999 Letter from U.S. Department of the Interior Fish and Wildlife Service,July 28, 1999 Position Statement,Ash Creek Coalition,July 28, 1999 Letter from Pat Whiting,July 28, 1999 Letter from Trudy Knowles,August 14, 1999 Letter from Pat Whiting,August 22, 1999 Letter from U.S. Department of the Interior Fish &Wildlife service,August 23, 1999 Letter from Trudy Knowles, August 24, 1999, with Metro resolution on protection of environmentally sensitive lands a aao.wae*a cruor a OTHER DOCUMENTS: Ash Creek Wetland/Floodplain Map Reference Booklet of FEMA,Washington County, USA,Tigard Re- source Maps, February 12, 1999 Unbuildable Lands Resolution, Metro, September 25, 1997 Washington County Ordinance 0.535 of the Raleigh Hills Town Center downzoning of a wetland area proposal EXHIBIT B - ORDINANCE NO. 00-13 WASHINGTON SQUARE REGIONAL CENTER STUDY Final Draft 'ask Force Recommendations for Comprehensive Plan Amendments to Implement the Washington Square Regional Center Plan August 25, 1999 Add the following to implementation strategies, under policies 1.1.1 and 1.1.2: Implementation strategies 1. The Comprehensive Plan Future Land Use Map and the Official Zoning District map will reflect the plan policies and apply land use categories in the following manner: n. Mixed Use Commercial District-Principle development in these areas will be high density office buildings,retail and service uses. A zoning designation of MUC will also allow mixed-use development and housing at densities of 50 units an acre. MUC districts will encourage larger buildings with parking under, behind or alongside the structures. The Regional Center Plan recommends that land around the Washington Square Mall and land immediately west of Highway 217 be designated a mixed-use commercial district. 0. Mixed Use Residential District-The MUR designation is appropriate for predominantly residential areas where mixed uses are permitted when compatible with the residential use.Areas will be designated high density(MUR-1)or moderate density(MUR-2). Locations within the Washington Square Regional Center are appropriate for this mixed-use designation. Add a new section 11.8 with the following: 11.8 WASHINGTON SQUARE REGIONAL CENTER In 1995,Metro Council adopted a visionary plan for regional development.The 2040 Growth Concept described strategies to make the most efficient use of urban land in the face of dramatic population growth,to create and preserve livable neighborhoods,and to promote a useful, accessible transportation system. One of the key elements of the 2040 Growth Concept,was the designation of regional centers. These are areas of concentrated commerce,local government services and housing served by high-quality transit. Washington Square is one of three regional centers in Washington County and one of nine in the region. The 2040 Growth Concept resulted from extensive regional discussion about the future of the 1 Washington Square Regional Center Comprehensive Plan Amendments 812' Portland metropolitan area. Metro,working with local jurisdictions,then developed the urban Growth Management Functional Plan in 1996 to implement the Growth Concept. Local citizens and governments were then to determine the best way to create regional centers given the values, interests and needs of residents and businesses of that community. The following findings and policies summarize the results of a thorough public discussion about the future of the Washington Square Regional Center area. It demonstrates the way the people of Tigard and Washington County incorporated their expectations for the fixture into the Regional Center Plan. Findin s • With the adoption of the Urban Growth Management Functional Plan,local governments, businesses,residents and property owners in Washington County began a study of land use,transportation and other functions around Washington Square. • In 1998,the Tigard City Council appointed 23 people to serve on the Washington Square Regional Center Task Force. Task Force members represent neighborhoods,schools, business and property owners,state and local governments and public interest groups. The task force=s charge was to identify issues and set general policy for recommendations about land use,transportation,open space,aesthetics and other issues relevant to development around Washington Square. The Task Force also oversaw a public involvement process. • The Task Force agreed on a study area that includes 1250 acres, with Washington Square Mall approximately in the center. The area is bounded by Fanno Creek on the west, SW Greenburg Road and Hall Blvd.on the east,Progress Downs Golf Course to the north, and Highway 217 and Ash Creek on the south. • The Task Force members agreed on a set of principles that would guide development of all recommendations. These principles are as follows: Creation/Preservation of Area Identity • Reinforce a distinctive Regional Center while recognizing and respecting the character of the nearby residential community. • Retain and develop quality housing,including affordable housing,for all income levels. • Facilitate transitions from one use to another;for example,single to multifamily residential uses. • Preserve and enhance Metzger Park and consider additional parks. • Encourage environmentally friendly development. • Try to keep historic trees. • Build for our children:Have a sense of stewardship. • Think creatively and be innovative in improving/maintaining quality of life. • Consider market forces and development patterns. 2 Washington Square Regional Center Comprehensive Plan Amendments 812 • Maintain and preserve floodplains and wetlands. GovernmenOnstitutional Issues • Consider all political boundaries and facilitate cooperation among jurisdictions. • Maintain neighborhood schools. • Identify and reinforce what makes the learning(educational)environment viable. Transportation • Strive for a self-sufficient,connected transportation system. • Consider transportation needs for the whole study area. • Plan for a multi-modal transportation system that accommodates increased auto and non- auto travel needs, • Respect and enhance local street networks and neighborhood livability. • Maintain an acceptable level of service and safety on regional roads,minimizing the effect on regional roads outside the study area. • Provide good transportation access to the rest of the region. • Make the community accessible for all people and modes with connections for cars, bikes,pedestrians and transit. • Maintain a high level of accessibility within and to the regional center. • Use appropriate street and streetscape design. • Encourage attractive,high quality development. • Promote longterm viability for the area.Assure infrastructure is available prior to or with development. The Regional Center Plan Should • Be understandable to lay people • Be implementable within a reasonable,staged period of time • Help develop a sense of community with a common vision,hope and optimism • Be based on statistics and facts for population,employment and other factors • Use existing resources as much as possible • Encourage compatible and complementary uses • Contain solutions to common problems • Avoid conflict with other regional centers. • The Washington Square R•-:nional Center study area includes land within the City of Tigard,the City of Beaverton and in unincorporated Washington County. The study covers approximately 1,074 acres exclusive of public rights-of-way and 1,250 total acres. About 4.2 percent of the net land area within the study area is vacant. • The Task Force evaluated all lands within the study area for future development or redevelopment capacity through 2020.Land identified as having development or redevelopment potential if it is currently vacant,has infill capacity,holds an opportunity for redevelopment or currently is used as a large(greater than one acre)surface parking 3 Washington Square Regional Center Comprehensive Plan Amendments 8/2 lot, The vast majority of growth potential will come from redevelopment of existing structures and infill on sites currently used for surface parking. Over the next 20 years, approximately 192 acres of land will become available to accommodate employment and residential growth within the study area. • Metro,s Regional Urban Growth Management Functional Plan established "target growth capacity" for each jurisdiction in the region.The goal of setting these target numbers is for each part of the region to be prepared to accommodate housing and job growth. The target growth capacity for the Washington Square Regional Center is based on accommodating the following new jobs and housing units between 1998 and 2020: Employment: 9,804 jobs Retail: 1,188 jobs Office: 8,436 jobs Lodging: 180 jobs Housing: 1,500 units Residents: 2530 people • A development program for the Washington Square Regional Center provides for the target employment and housing growth capacity. Areas including the districts around the Washington Square Mall, the Lincoln Center office complex,and an emerging mixed- use district south of Locust will develop at relatively high densities. Areas north of Locust and west of Highway 217 will develop at more moderate intensities,but generally greater than existing intensity in these areas. Density assumptions are summarized below: Land Use: High Density: Moderate Density: Office @ FAR 1.25 @ FAR 0.6 Retail @ FAR 0.6 @ FAR 0.3 Lodging @ FAR 1.0 @ FAR 1.0 Housing @ 50 DU/Acre @ 25 DU/Acre • This development program will require approximately 170-200 acres over the next 20 years. Adequate development and redevelopment capacity exists within the study area as a whole to accommodate development as long as densities assumed above are achieved. • The Regional Center Task Force reached agreements on basic elements of urban development,environmental protection,and transportation facilities. The Washington Square Regional Center Plan describes the vision for the regional center. • The Task Force demonstrated an impressive amount of interest in mixed-use neighborhoods and developments. Increasing land value and transportation costs will 4 Washington Square Regional Center comprehensive Plan Amendments 812 contribute to the desire of workers and employers for proximity of housing and work sites. The regional center,s urban design concept incorporates the need for improved transportation links,higher density,variety of land uses and services and a quality of environment necessary to create a desirable,livable community in the face of dramatic population growth. • Major roadways in the study area experience significant traffic congestion during weekday peak periods. Highway 217,Greenburg Road,Hall Boulevard and Scholls Ferry Road are subject to traffic delays.The major capacity constraints occur at the Hall Boulevard/Scholls Ferry Road intersection,the Scholls Ferry Road/Nimbus Avenue intersection,and the Greenburg Road/Highway 217 ramp intersections. In addition, Highway 217 itself is highly congested. • The majority of the arterial and collector streets in the study area have sidewalks. Scholls Ferry Road and Hall Boulevard have bike lanes within the study area. Highway 217 presents a major barrier for pedestrians and bicyclists. The only connections between the east and west sides of the highway in the study area are overcrossings on Hall Boulevard, Scholls Ferry Road and Greenburg Road. Of these three crossings,sidewalks are found only on Hall Boulevard and Greenburg Road,with bicycle lanes only on Scholls Ferry Road. The only bike lanes on the east side of the Washington Square Mall are on Hall Boulevard. • The Washington Square Transit Center is located i i the northeast parking area of the Washington Square Mall. This transit center serve:;as a bus stop for routes 43,45,56, 62,76 and 78. These routes connect Washington Square to transit centers in downtown Portland,Beaverton,Tigard and Lake Oswego,as well as providing service to the Tualatin area. A wider selection of transit tools could create a less congested,auto- dependent transportation system within and connecting to the study area. • In the future,those areas already identified as experiencing traffic congestion will continue to be clogged. In addition,other sections of Hall Boulevard,Greenburg Road, and Cascade Avenue and Oleson Road will also experience congestion. Traffic estimates do not predict congestion on local Metzger area streets directly east of Washington Square Mall. POLICIES 11.8.1 THE CONCEPTS AND PRINCIPLES CONTAINED IN THE WASHINGTON SQUARE REGIONAL CENTER PLAN SHALL PROVIDE THE OVERALL GUIDING FRAMEWORK FOR MORE DETAILED IMPLEMENTING ACTIONS FOR THE AREA. THE IMPLEMENTING ACTIONS INCLUDE AT A MINIMUM: a. Comprehensive plan map and zoning map amendments including transportation plan. g Washington Square Regional Center Camprehenslve P1anAAmendments 8/2 b. A public facilities plan for the area including a financing plan. C. A transportation improvement plan for the area including a financing plan. d. A parks and open space plan for the area including a financing plan. e. A recognition of the Regional Center Boundary for the purpose of establishing local,regional and state funding priority in order to accomplish the,concepts and principles of the plan. 11.8.2 THREE DISTINCT TYPES OF MIXED USE DISTRICTS SHALL BE ESTABLISHED FOR THE WASHINGTON SQUARE REGIONAL CENTER. THESE DISTRICTS ARE: a. MIXED USE COMMERCIAL DISTRICTS(MUC). THE REGIONAL CENTER PLAN RECOMMENDS THAT LAND AROUND THE WASHINGTON SQUARE MALL AND LAND IMMEDIATELY WEST OF HIGHWAY 217 BE DESIGNATED A MIXED USE COMMERCIAL DISTRICT. PRINCIPAL DEVELOPMENT IN THESE AREAS WILL BE OFFICE BUILDINGS,RETAIL AND SERVICE USES. A ZONING DESIGNATION OF MUC WILL ALSO ALLOW MIXED-USE DEVELOPMENT AND HOUSING AT DENSITIES OF 50 UNITS AN ACRE. MUC DISTRICTS WILL ENCOURAGE LARGER BUILDINGS WITH PARKING UNDER,BEHIND OR ALONGSIDE THE STRUCTURES. b. MIXED USE EMPLOYMENT DISTRICT(MUE). MIXED USE EMPLOYMENT DISTRICTS REFER TO AREAS WITH CONCENTRATIONS OF OFFICE,RESEARCH AND DEVELOPMENT,AND LIGHT MANUFACTURING INDUSTRIAL USES. COMMERCIAL AND RETAIL SUPPORT USES ARE ALLOWED,BUT ARE LIMITED. THE ZONING WILL PERMIT RESIDENTIAL DEVELOPMENT COMPATIBLE WITH THE DISTRICT=S EMPLOYMENT CHARACTER. LINCOLN CENTER IS AN EXAMPLE OF AN AREA DESIGNATED MUE-1,THE HIGH DENSITY MIXED-USE EMPLOYMENT DISTRICT.THE NIMBUS AREA IS DESIGNATED MUE-2,REQUIRING MORE MODERATE DENSITIES. C. MIXED USE RESIDENTIAL DISTRICTS(MUR). THE MUR DESIGNATION IS APPROPRIATE FOR PREDOMINANTLY RESIDENTIAL AREAS WHERE MIXED USES ARE PERMITTED WHEN COMPATIBLE WITH THE RESIDENTIAL USE.AREAS WILL BE DESIGNATED HIGH DENSITY(MUR-1)OR MODERATE DENSITY(MUR-2). Proposed Amendment to Chapter 8. Transportation. Add a new Policy: 6 Washington Square Regional Center comprehensive Plan Amendments 8/2 8.1.9 THE CITY SHALL ADOPT THE FOLLOW1,NG TRANSPORTATION IMPROVEMENT STRATEGY IN ORDER TO ACCOMMODATE PLANNED LAND USES IN THE WASHINGTON SQUARE REGIONAL CENTER: a. Addition of bus service for employees in the Nimbus office development. This service has been identified as a priority in Tri-Met=s'i'ransit Choices for Livability study.Tri-Met expects to begin service within one to five years. b. Improvements to the Transit Center Amenities in Sub-Area A,including a covered pedestrian path of the mall and improved connections to other retail and commercial establishments would create a significant difference in this area=s pedestrian environment. C. In cooperation with the City of Beaverton and Tri-Met,identification of a new Park&Ride site to replace the existing site that was intended to be temporary. d. Sidewalks on Greenburg Road and completion of sidewalk system on Hall Boulevard will improve connectivity and access,plus construction of pedestrian crossings on Greenburg and Hall. e. A pedestrian trail within and/or around the Progress Downs Public Golf Course presents an opportunity to provide a safe neighborhood walking/exercise area and to serve more of the population using existing resources. f. Recommended mall area street improvements include bringing SW Eliander Lane, SW Washington Square Road,SW Palm Boulevard and the roadway around the cemetery to full street standards. This includes building sidewalks and bicycle lanes. g. Within the mall area parking area,recommend raised pedestrian refuges and designated walkways to connect bicyclists and pedestrians to the mall and adjacent retail establishments. h. Improve multi-modal accessibility,safety and neighborhood traffic management on Locust Street between Lincoln Street and Hall Boulevard,Lincoln Street Between Locust and Oak Streets,Oak Street between Lincoln Street and Hall Boulevard,and on other streets as the need arises.The goal is to improve safety, bicycle accessibility,pedestrian crossing,control traffic speed and improve pedestrian connections. i. Develop Oak,Lincoln and Locust as collectors. Acquire right-of-Nay to allow a five-lane roadway,and develop Hall Boulevard to a three-lane facility as an initial phase. 7 Washington Square Regional Center Comprehensive Plan Amendments 812 j. Provide pedestrian/bicycle connections between SW Borders Street and Greenburg Road. k. Provide pedestrian/bicycle connections on local streets to,from and within new developments and redevelopments, 1. Create a two-lane,local level over-crossing of Highway 217,from Washington Square to Nimbus Avenue,including pedestrian and bike facilities and people mover extending to Fanno Creek Bikeway. In. Extend Nimbus Avenue to Greenburg Road,including bike and pedestrian facilities.This includes realignment of Greenburg Road and related improvements. n. Construct a regional level over-crossing of Highway 217 connecting Locust Street N:n:bus Avenue and providing for a people mover. o. Reinforce need for interchange capacity improvements at Hall Boulevard and Scholls Ferry Road in the upcoming Highway 217 Major Investment Study. P. Design a frontage road to improve access to Washington Square Mall. q. Add bike and pedestrian facilities on Cascade Avenue. r. Identify potential bicycle network alignments with connections to existing bikeways,neighborhoods and activity centers,with particularly emphasis on extending the Fanno Creek Bikeway along Ash Creek. S. Strongly support commuter rail service and a commuter rail station within the Regional Center. Connect the station with other activity centers by an efficient people mover system t. Adopt the functional classification plan for streets internal to the Washington Square Regional Center as shown on Figure 1. The following policies apply to local streets within the regional center: 1. Local street spacing shall be a maximum of 530 feet. 2. Access way spacing shall be a maximum of 330 feet. 3. Spacing of signalized intersections on Major Arterials shall be a minimum of 600 feet. 4. Existing rights of way will,to the greatest extent possible,be utilized for a local street system. Right of way vacations will be considered only when all other policies in this subsection are met. g Washington Square Regional Center Comprehensive Plan Amendments 8/2 U. The transportation projects describrU in this section s ou _ be ad3ed to 6e City o Tigard,s Transportation System Plan. The City,ODOT and Metro should work to include these improvements in regional and state implementation programs. 11.8.3 NECESSARY PUBLIC FACILITIES INCLUDING SEWER,WATER AND DRAINAGE FACILITIES, SHOULD BE IN PLACE OR PLANNED TO BE CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENTS. 11.8.4 NECESSARY TRANSPORTATION FACILITIES,AS DETERMINED BY A TRAFFIC IMPACT ASSESSMENT,SHOULD BE IN PLACE OR PLANNED TO BE CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENTS. Proposed Amendment to Chapter 12.Locational Criteria. Add a new vection 12.5: 12.5 MIXED USE DISTRICTS POLICY 12.5.1 THE CITY SHALL PROVIDED FOR MIXED USE DEVELOPMENTS IN ACCORDANCE WITH: a. APPLICABLE PLAN POLICIES; b. APPLICABLE PURPOSE STATEMENTS;AND C. APPLICABLE COMMUNITY DEVELOPMENT CODE PROVISIONS. 1. Mixed Use Commercial A. The purpose of the Mixed Use Commercial(MUC)land use designation is: 1. To create a dense mixed-use commercial district that forms the commercial core of the Washington Square Regional Center; 2. To provide opportunities for major retail goods and services,office employment,and housing in close proximity,and with good access to transportation services; 3. To implement the Metro 2040 Growth Concept and Urban Growth Manaeement Functional Plan for areas designated Regional Center within 9 Washington Square Regional Center Comprehensive Plan Amendments 812 the City of Tigard. 2. Mixed Use Employment A. The purpose of the Mixed Use Employment(MUE)land use designation is: 1. To create a mixed-use employment district that is complementary to the rest of the community and the region; 2. To provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities; 3. To provide for major retail goods and services accessible to the general public,and minor retail goods and services accessible to the public which works and lives within the MUE district; 4. To provide for groups and businesses in centers; S. To provide for residential uses which are compatible with and supportive of retail and employment uses. 6. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center and Employment within the City of Tigard. 3. Mixed Use Residential A. The purpose of the Mixed Use Residential(MUR)land use designation is: 1. To create moderate and high density mixed use residential districts in close proximity to other mixed-use districts; 2. To provide opportunities for a variety of housing types and densities,and to produce that housing in ways that residents have a high degree of pedestrian amenities,recreation opportunities and access to transit; 3. To incorporate limited commercial and service uses within mixed-use projects that provide benef=its and amenities to residents,but are compatible with residential uses. 4. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center within 10 Washington Square Regional Center Co=,rehensine Plan Amandmenta 8/2 1 , the City of Tigard. Policies 12.5.2 THE CITY SHALL APPLY A MIXED USE COMMERCIAL LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER IN THE METRO 2040 GROWTH CONCEPT. 12.5.3 THE CITY SHALL APPLY A MIXED USE EMPLOYMENT LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER AND EMPLOYMENT IN THE METRO 2040 GROWTH CONCEPT. 12.5.4 THE CITY SHALL APPLY A MIXED USE RESIDENTIAL LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER IN THE METRO 2040 GROWTH CONCEPT. IMPLEMENTATION STRATEGIES 1. The Community Development Code shall: a. Include a Mixed Use Commercial District; Aft b. Include high density and moderate density Mixed Use Employment Districts; C. Include high density and moderate density Mixed Use Residential Districts. d. Require that: 1. Minimum residential densities and floor area ratios(FAR)be achieved; 2. Certain commercial uses be limited so that a pedestrian-oriented development pattern is achieved; 3. Design standards for pubic improvements,site design,building design, signs and landscaping are achieved in order to create high quality, pedestrian-oriented developments; 4. All areas be subject to Site Development Review, e. Provide for: 1. Limited adjustments,and phasing so that development standards can be achieved over time; 2. Improvements to pre-existing uses and developments so that existing residents and businesses may continue to thrive; 'A TnrPntivec to nreserve and enhance significant wetlands.streams and I1 Washington Square Regional Center Comprehensive Plan Amencbents 8/2 floodplains. 12 Washington Square Regional Center Comprehensive Flan Amendments 812 .k• . .a, �r � �,...� ._.t.>rir a ,.t. �*:eCrr .;:_ � •; r a� V t. 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Perhaps there is no part of was to ensure access to this emerging regional cen- the region in which transportation plays a more criti- ter by all transportation modes. The task force cal role than in this section of Washington County. wanted to balance air quality issues,congestion con- (NOT TNOitO T$CAL .j c 0 210 /! r m Sw � i ' ,¢jf■` a �jaf�te.......... .�• may. _ -/ \ .a tl "[� \. / '�K ^^.^..•-.. \�r1y rt ■■■ `�WASHINGTON SOUARE \ MALL,," \�A r �g wl '.SW If f ® 11ST 111 j Si air�aiattirrsas`l'!N@49"151 X'A\ SWME <i��Ra isla1na:ai`�i 1S if �- ,..,, Ott P AS SWSPRUCE SP'ti UCE S it 17 :sir FFAFFLE MMM i .�..��. ARTERIAL '( _ aiamsiauia MAJOR COLLECTOR ••• * MINOR COLLECTOR JVecommcrsded R*ardaraS Funcsiorzad Classification EXHIBIT E - ORDINANCE N0. 00-18 WASHINGTON SQUARE REGIONAL CENTER STUDY Final Draft Task Force Recommendations for Mixed-Use Zoning Districts and Design Standards A-ibis..25, 1999 Chapter 18.630 WASHINGTON SQUARE REGIONAL CENTER 18.630,010 Purpose A. This Chapter will implement the vision,concepts and principles contained in the Washington Square Regional Center Plan,prepared by a Task Force appointed by the City of Tigard. B. Metros Regional Urban Growth Management Functional Plan target grm nth capacity for the Washington Square Regional Center will be met by permitting mixed use development within the Regional Center at densities appropriate for an urban center. C. A mixed use Regional Center will contain�variety of districts that vary in scale,predominant use,and character. Distinct districts,connected to each other and to the rest of the region by a multi-modal transportation system,will provide a range of working,living and shopping opportunities. Amok D. Improved multi-modal transportation links,higher densities,variety of land uses,and enhanced environmental qualities will all contribute to create a desirable,livable community in the face of dramatic population and employment growth. E. New mixed-use zoning districts,along with existing residential zoning districts in established areas,are appropriate for the Regional Center. 18.630.020 List of Washington Square Regional Center Mixed Use Zoning Districts A. (MI T(,1_ Uxed i isc Commercini nistrict This designation includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings,retail,and service uses. Also permitted are mixed-use developments and housing at demities of 50 units per acre. Larger buildings are encouraged in this area with parking under,behind or to the sides of buildings. B (Mi IF)- Mixed)I Ise Empllolnnent Districts•This designation applies to areas where employment uses such as office,research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited,and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. n _ ". ur tri a ... - a :nanny C. (, I1�..MIxP(7 IItiP RL11iIL'Y IIIA) -/ • • ��. Ilie Wl vt,ucsigiiaii ni is appropriate o p.wvi residential areas where mixed-uses are permitted when compatible with the residential use. A high density(MUR-1)and moderate density(MUR-2)designation is available. 18.G30-/ November 2?, 1999 7-oning Districts&(design Standards-WNRC' 18.630.030 Uses (Insert Sections A, B and C from commercial use section(18.520.030)• Table 18.630,1 USE TABLE:MIXED-USE ZONES Use Categories IVIIIC NUE i and 2 MUR 1 and 2 Residential Household Living — p P Group Living p R(IYC R(lyc R(IYC Transitional Housing C C C Home Occupation R(2) R(2) R(2) Housing types Single Units,Attached 12(3) R(3) p Single Units,Detached Accessory Units R(3) R(3) R(3). Duplexes R(4) R(4) R(4) R(3) R(3} p Multi-Fainily Units P P p Manufactured Units N N N Mobile Home ParksJSubdivisions N N N Civic(institutional) Basic Utilities C(5) C(5) C(5) Colleges C . C C Community Recreation P C C Cultural Institutions P P N Day Care P P P/C(G) Emergency Services P P N Medical Centers C C C Postal Service P p N Public Support Facilities P p 1, Religious histitutions 1, P C Schools C _C C Sociai/►Yat mal/Clubs/l,odgcs 1, C Zoning GiS:ricts&1 esfgn Standards-WSRC 18.630-2 November 3ti 1999 .4 Use"Categories MUC MUE I and 2 Ivt"i3Yc f and 2_ Commercial Commercial Lodging P P N Eating and drinking establishments P P R(7)(8) ErirciWn�nL ent-Onented - Major Event Entertainment C N " - Outdoor Entertainment C N N - Indoor Entertainment P P N -Adult Entertainment C N N General Retail - Sales-Oriented P (9) R(7x8)R - Personal services P R(9) R(7)(8) - Repair-Oriented R(9) R(9) N - Bulk Sales R(9) R(9) N - Outdoor Sales N N N - Animal-Related N N N Motor Vehicle Related Motor VehicleSales/Rentat R(10) R(10) N Motor vehicle Servicing/Repair N N N - Motor Vehicle Fuel Sales C C N Office P P R(7)(8) Self-Service Storage N N N Non-Accessory Parking _ P P N Industrial Industrial Services N N N Manufacturing and Production - Light Industrial N R(1 i} N - General Industrial N N N - Heavy Industrial N N N Railroad Yards N N N Research and Development N R(ll) N Warehouse/FreightMovement N R(IOxt1) N Waste-Related N N N Wholesale Sales N R(10)(l1) N P=Permitted R=Restricted C=Conditional N=Not Permitted L Group living with five or fewer residents permitted by right;group living With six or more residents permitted as conditional use. 2. Permitted subject to requirements Chapter 18.742. 3. Pre-existing housing units permitted. Conversion of pre-existing housing units to other uses is subject to the requirements of this Chapter. 4. Permitted subject to requiren:cots Chapter 18.710. 5. Except water,storm and sanitary sewers,which are au'L.vw by..b.--. G. In-hone day care Which nmcets all state requirements permitted by right,freestanding day care centers which Zoning Districts&Design Standards-If:SRC 18.630-3 November 2Z 1999 meet all state requirements permitted conditionally. 7. This use is allowed only in mixed-use developments. Commercial uses shalt oecu no - o the total floor area within the mixed-use development,and shall be permitted only when no mormt than of densities are met. 8. The maximum building fwtpr int size permitted for any building occupied entirely by a commercial use or uses shall be 7,500 square feet. 9• New retail and sales uses larger than 60,000 square flit of gross leasable area per building or business constructed after this section is effective shall be prohibited. 10. Permitted as an accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. 11•All activities associated with this use,except employee and customer parking,shall be contained within building(s). 18.630.040 Development Standards A. Compliance ce geqLLimdAll development must comply with: I• All applicable development standards contained in the underlying zoning district,except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320,and Sub-Sections C and D of this Section; 2• All other applicable standards and requirements contained in this title. B. De c1olpment Standards. Development standards which apply within mixed-use zones in the Washington Square Regional Center are contained in Table 18.630.2 below. Existing developments which do not meet the standards specified for a particular district may continue in existence and be altered subject to the provisions of Section 18.630.050. Zoning Districts&Design.S'landardc-W,SRC 78.630-4 November 22, 1999 Table 18.630.2 DEVELOPMENT STANDARDS IN MIXED-USE ZONES MUC MUEI MUE2 MUR1 MUR 2 DIMENSIONAL REQUIREMENTS Minimum Lot Area None None None None None Minimum Building Setbacks 0 0' 0' 0'front;10' lU Sont and rear,0' rear,0' interior side; interior side; 5'streetside 10'streetside Maximum Building Setbacks Commercia1:10' 20'front;0' 20'front;0' 20'front;0' 20'front;0' front& rear and rear and rear and rear and streetside;0' interior side; interior side; interior side; interior side; interior side& 20' streetside 20' streetside 20' 20'streetside rear, (1 X2) (I X2) streetside (I X2) Residential: (I X2) 20'front;0'rear and interior side; 20'streetside (IX2) Minimum Building Height 2 stories 2 stories None 2 stories None Maximum Building Height 200' 200' 60' 75' 45' DENSITY REQUIREMENTS(3)(6) Minimum Floor Area Ratio(FARX4) 1.25 1.25 0.6 0.6 0.3 Minimum Residential Density(5) 50 units/acre 50 unitsiVcre 25 units/acre 50 25 units/acre units/acre Maximum Residential Density(5) None None 50 units/acre None 50 units/acre 1. Side and rear yard setbacks shall be 20 feet when the zone abuts a residential district. 2. The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses in the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC, or zoning districts which are not mixed-use. For MUC and MUE zones,the requirements for Commercial Zones apply. For MUR zones,the requirements for the Neighborhood Com;nercial Zone apply. 3. For purposes of determining floor area ratio and residential densities,the net development area shall be used to establish the lot arca,determined per Section 18.715.020 A. 4. The minimum and maximum floor area ratios shown in Table 18.630.2 apply to all non-residential building development and mixed-use development which includes a residential component. In mixed-use developments, Zoning Districts&Design Standards-If SRC 18.630-5 November 22, 1999 residential floor area is included in the calculations of floor area ratio to determine conformance with minima and maximum FAR. 5, Notwithstanding the requirements of 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per net acre as shown in Table I8.630.2, The inrTablens for l8 630. u density transfei described i. 18.?15.030 apply,using``rc minimum and maximum density shown 6. The maximum density requirements for developments that include or abut designated Water Resources Overlay District Riparian Setbacks per Chapter 18.797 are described in Section 18.630.040(E). C. Adj��StmPntc to f)Pnci RP ;rPmPnr� The density requirements shown in table 18.630-2 are designed to implement the goals and policies of the Comprehensive Plan.These requirements apply throughout the Regional Center zoning districts,but the City recognizes that some sites are difficult to develop or redevelop in compliance with these requirements.The adjustment process provides a mechanism by which density requirements may be adjusted up to twenty five percent(25%)of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met. Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. 1. Approval Criteria. Adjustment requests will be approved if the review body finds that the applicant has shown that approval criteria I through 4 below,are met. a. Granting the adjustment will equally or better mP,et the purpose of the regulation to be modified;and b. The proposal will be consistent with the desired character of the area;and C. If more than one adjustment is being requested,the cumulative effect of the adjustments results in a project which is still consistent with the overall purpose of the zone; d. Any impacts resulting from the adjustment arc mitigated to the maximum extent possible. 2. Procedure. Requests for an adjustment are processed along with the development proposal for which the application has been filed. 3. Ineligible regulations. Adjustments are prohibited for the following items: a. To allow a primary or accessory use that is not allowed by the regulations b. As an exception to any restrictions on uses or development which contain the words "prohibited"or "not allowed' C. As an exception to a qualifying situation for a regulation,such as zones allowed or Zoning Districts&Design Slandords-W,SRC 18.630-6 November 22, 1999 . M 1 items being limited to new development. d. As an exception to a definition or clasgification e. As an exception to the procedural steps of a procedure or to change assigned procedures. D. Phasing of M-wefnnment Standar&. Projects may use the Site Development Review process(Chapter 18.366 to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site,to the minimum development standards established in this Chapter or greater,can be achieved at ultimate build out of the site. The Planning Director may waive or modify the approval period(Section 18.360.030 C)and phased development time schedule(Section 18.360.030 E.1)for projects approved under this section. E. Density Rcgieirementc for Df-.yn1npmnntq inehirfing or Ahnning Rirnarian Sethack Notwithstanding the density requirements in Table 18.630.2,the maximum residential density and mixed-use and non- residential floor area ratio for developments that include or abut Riparian Setbacks shall be no greater than 110 percent of the minimum residential density and floor area ratios in all Mixed Use zones, except when the following are met: 1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division of State Lands Wetlands Restoration and Enhancement Program,and if applicable 2. Fish Habitat within the development is enhanced in conformance with the Oregon Division of State Lands Fish Habitat Enhancement Program,and if applicable 3. The overall flood storage capacity of the 100-year floodplain within the development is increased by 10 percent. If the enhancements described above are approved,or if enhancements are already in existence,the maximum residential density standards shown in Table 18.630.2 and no maximum floor area ratio standards for mixed use and non-residential developments shalt apply. 18.630.050 Pre-Existing Uses and Developments within the Washington Square Regional Center Mixed Use Districts A. ApplicabilitV. Pre-existing housing units in mixed use districts are permitted. Conversion of pre- existing housing units to other uses is subject to the requirements of this Chapter.Notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However,future additions,expansions,or enlargements to such uses or structures,shall be'limited to the property area and use lawfully in existence at the time of adoption of this ordinance(date). 1. An addition,expansion,or enlargement of such lawfully preexisting uses and structures up to twenty(20%)of the gross floor area lawfully in existence at the'ime of adoption of this ordirlancr,will he aflnuirrl r provided th=��^1i^«^.t of such„.v!p^$ed addition,expansion.yr r--"" rr enlargement demonstrates substantial compliance with all appropriate development standards in this Code•or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition,expansion or enlargement Zoning Districts clic Design Standards-W.SRC 18.630-7 November 22, 1999 allows. 2. All additions,expansions,or enlargements of existing uses or structures that take place after using the 20 percent addition,expansion,or enlargement exception shall be in conformance with the development standards of this Code.Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter per Section 18.360.040.1): 3. If a pre-existing use is destroyed by,fire,earthquake or other Act of God,then the use will retain its pre-existing status under this provision so long as it is substantially reestablished within three(3)years of the date of the loss. The reestablished use shall be in conformance with the development standards of this Code. Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter per Section 18.360.040.D. CHAPTER 18.630,100 WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS 18.630.110 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center,including creating a high-quality mixed use area,providing a convenient pedestrian and Ank bikeway system,and utilizing streetscape to create a high quality image for the area. op B. Development conformance, All new developments, including remodeling and renovation projects resulting in non single family residential uses,are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes,developments will be required to dedicate and improve public streets,connect to public facilities such as sanitary sewer,water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. C. (conflicting standards. The following design standards apply to all development located within the Washington Square Regional Center within the MUC,MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code,standards in this section shall govern. 18.630.120 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography,barriers such as railroads or freeways,or environmental constraints such as major streams and rivers prevent street extensions and connections. i. Design Option a. Local street spacing shall provide public street connections at intervals of no more Zoning Districts&Design Standards-WNW' 18.630-8 November 22, 1999 than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option a, Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. 18.630.130 Site Design Standards A. Oompliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2,governing criteria for granting a variance,is satisfied. 1. Building placement on Major and Minor Arterials-Buildings shall occupy a minimum of 50% of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. 2. Building setback-The minimum building setback from public street rights-of-way shall be 0 feet;the maximum building setback shalt be 10 feet. 3. Front yard setback design-For setbacks greater than 0',landscaping,an arcade,or a hard- surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. 4. Walkway connection to building entrances-A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Tabic 18.520.2. 5. Parking location and landscape design-Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When. buildings or phases are adjacent to more than one public street,primary street(s)shall be identified where this requirement applies. If located on the side,parking is limited to 50%of the street frontage and must be behind a landscaped area constructed to an L- I Landscape Zoning Districts&Design Standards-WSRC 18.630-9 Noventher 22, 1999 Standard. The minimun depth of the L-I landscaped area is five feet or is equal to the building setback,whichever is greater. Interior side and rear yards shall be landscaped to a L- 2 Landscape Standard,except where a side yard abuts a public street,where it shall be landscaped to an L-I Landscape Standard. 1$.630.140 Building Design Standards A. Non-residential buildings. Au noirresiacnuai Guiiaings snau cotttply:vitn the rollowing design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance,is satisfied. I . Ground floor windows-All street-facing elevations within the Building Setback(0 to 10 feet) along public streets shall include a minimum of 50%of the ground floor wall area with windows,display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50%of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building comer. 2. Building facades-Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features:(a)a variation in building materials;(b)a building off-set of at least 1 foot;(c)a wall area that is entirely separated from other wall areas by a projection,such as an arcade; or(d)by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. 3. Weather protection-Weather protection for pedestrians,such as awnings,canopies,and is arcades,shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk,and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. 4. Building Materials-Plain concrete block, plain concrete,corrugated metal,plywood,sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. 5. Roofs and roof lines-Except in the case of a building entrance feature,roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. 6. Roof-mounted equipment-All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. B. Residential-nnlyand Mixer#-t Ise Buildings. For residential-only buildings and mixed-use buildings where;the predominant use is residential,the reniiirements ofC'hapter 1$•720-Design Compatibility Standards shall apply. Zoning Districts&Design Standards-WSW' 18.630-10 No%,encber 22. 1999 18.630.150 Signs ® A. S' ctanrtarrlc. In addition to the requirements of Chapter 18.780 of the.Development Code the following standards shall be met: 1. Zoning district regulations-Residential only developments within the MUC,MUE and MUR Zones shall inlet the sign rc'quireiiicnts fur the R40 zone 18.780.1308;non-residential developments within the MUC zone shall meet the sign requirements for the commercial zones, 18.780.130C non-residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D and non-residential development within the MUR zones shall meet the sign requirements of the C-N zone, 18.780.130E. 2. Sign area limits-The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted. 3. Height limits-The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted. 4. Sign location-Freestanding signs within the Washington Square Regional Center shall not be permitted within required L-I landscape areas. 18.630.160 Entry Portals A. Reeqniredfor_ationc. (Reserved) •18.630.170 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable. The locations were the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 Low Screen-For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening,shall apply. In addition the L-I standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major orminor arterial,trees shall be planted at 3-2 inch caliper,at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-f6ot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping-For general landscaping of landscaped and screened areas within parking lots,and along local collectors and local streets,planting standards of Chapter I8.745,11A7 Landscaping and Screening,shall apply. In addition,trees shall be provided at a minimum 2.2 inch ra!inrr,-at a mammon cnarinn nF2S2 F .,.bs shall be of Cs __•_. -----r-., »...............a...,.».....zi ....... .,�.�.. .,onu�� vv v a s12�.and quality�Ci achieve. the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Toning Districts&Design.S(andarde-MYRC 18.630-11 November 22, 1999 18,630.180 Street and Accessway Standards A. Functional Classifications and Street Sections, The Recommended Roadway Functional Classification Map and Street Cross Sections attached shall govern the improvement and construction of major streets within the Washington Square Regional Center. 18.630.190 Design Evaluation The provisions of Section 18.620.090-Design Evaluation apply within the Washington Square Regional Center. Zoning Districts&Design.Standards-W.SRC 18.630-12 November 22, 1999 t EXHIBIT F - ORDINANCE NO. 00-18 Hearing Date: March 14,2000 7:30 PM SECTION 1: APPLICATION SUMMARY CASES: FILE NAME: WASHING'!ON SQUARE REGIONAL CENTER Comprehensive Plan Amendment CPA 1999-00007JZON 1999- 000011ZOA 1999.00004 PROPOSAL: A request for approval of legislative Comprehensive Plan Map, Rezone and Text Amendments within the area known as the Washington Square Regional Center. Specifically, the request includes redesignation from Low Density Residential, Medium-Density Residential, Medium-High Density Residential, Commercial Professional and General Commercial to new zoning designations of Mixed Use Employment 1&2, Mixed Use Residential 1&2, and Mixed Use Commercial. Specific implementing amendments to the Comprehensive Plan, Development Code, and.amendments to the Comprehensive Plan Transportation Map are proposed; however, implementation of the plan shall be delayed until certain conditions are met as outlined in the findings and conclusions outlined below. The request further includes a request for approval of a zone change from C-P (Commercial Professional), C-G (General Commercial), CN (Neighborhood Commercial), R-40 (40 units per acre), R-25 (Residential, 25 units per acre), R-12 (12 units per acre), and R-4.5 (Residential, 4.5 units per acre) to new zoning designations of MUE . 1&2 (Mixed Use Employment), MUR 1&2 (Mixed Use Residential), and MUC (Mixed Use Commercial). The request also includes amendments to the Community Development Code to add a new section entitled YJashington Square Regional Center"to provide new zoning districts. APPLICANT: City of Tigard 13121 SW Hall Boulevard Tigard, OR 97223 OWNER: Various STAFF REPORT CPA 199940002 Page 1 _ COMPREHENSIVE PLAN DESIGNATION: Low Density Residential, Medium Density Residential, High Density Residential, Commercial Professional, Neighborhood Commercial, and General Commercial ZONING DESIGNATION: R-4.5 (Residential, 4.5 units per acre), R-12 (Residential, 12 units per acre), R-25 (Residential, 25 units per acre), R-40 (Residential, 40 units per acre), CN (Neighborhood Commercial), CP (Commercial Professional), and CG (General Commercial) LOCATION: The area is bounded generally by Fanno Creek on the west, SW Greenburg Road and Hall Boulevard on the east, Progress Downs Golf Course to the north, and Highway 217, including the Ash Creek area, on the southern border. APPLICABLE REVIEW CRITERIA: Statewide Goals 1-19; Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, and12.2.1; Community Development Code Chapter 18.390.060, Ask and 18.390.060(6). SECTION II: BACKGROUND INFORMATION Site History: In 1996, Metro adopted a visionary plan that would limit the expansion of the Portland Metro Area Urban Growth Boundary yet accommodate growth. This regional plan is known as the Metro 2040 Plan. Focusing development and growth in regional centers represented a key aspect of supporting growth of the area and preserving livability. Regional centers are areas containing concentrated business, local government, retail services, and housing served by high-quality transit. The Washington Square area represents one of three regional centers in Washington County and one of seven in the metropolitan region. To ensure that enough housing and employment is located within the urban growth boundary, Metro's Functional Plan requires that local jurisdictions plan for their respective assigned growth targets for jobs and housing. Tigard's assigned target capacity in the Washington Square Regional Center is 9,804 jobs and 1,500 housing units. Washington County's housing density target of approximately 500 housing units is inciuded in "i igard's argot, so that the single-family Metyger neighborhood can be preserved. STAFF REPORT CPA 1999-M2 Page 2 Washington Square Regional Center Mixed Use Districts: Mixed Use Employment 1&2, Mixed Use Residential 152,and Mixed Use Commercial With funding from a Transportation &Growth Management(TGM) Grant, a master planning effort was undertaken to define the boundaries of the Regional Center and propose transportation and land use designations intended io reflect a!1-a uy year plani io g iioi f-Co�. To assist the planning effort, Tigard City Council appointed a 23 member task force. Task force members represented neighborhoods, schools, businesses, property owners, state, regional, local governments,and public interest groups. The Washington Square Regional Center Task Force directed staff and consultants in the preparation of the land use and transportation development concept of the Washington Square Regional Center. The Task Force met for over a year and was made up of area residents, business owners and developers, and representatives Of the Planning Commission, Metro, and the Oregon Department of Transportation (ODOT). The recommendations for the Washington Square Regional Center were intended to not only meet the Metro Design Concept for the Regional Center, but also to meet the neighborhood goals for the area. The vision for the Washington Square Regional Center, as developed with the assistance of the Task Force, is guided by the following: Overall Vision: • The Washington Square Regional Center will be a vital regional center serving the needs of the Washington County residents. • Preserve existing residential neighborhoods. • Offer an innovative transportation service that makes it easy for people to reach their destinations. • Focus on Washington Square Mail as a community resource. • Feature a linked belt green belt of parks and open space easily reached by residents and employees. Guiding Principles-Creation/Preservation of Area Identity. • Reinforce a distinctive regional center while recognizing and respecting the character of the nearby residential community. • Retain and develop quality housing, including affordable housing,for all income levels. • Facilitate transitions from one use to another; for example, to multifamily residential uses. • Preserve and enhance Metzger Park and consider additional parks. • Encourage environmentally friendly development. STAFF REPORT T CPA 1999-=2 Page 3 • Try to keep historic trees. ® • Build for our children; have a sense of stewardship. • Think creatively and be inno ative in improving/m_lntaInil lg qua=tji of ii c. • Consider market forces and development patterns. • Maintain and preserve floodplains and wetlands. Government/institutional Issues: • Consider all political boundaries and facilitate cooperation among jurisdictions. • Maintain neighborhood schools. • Identify and reinforce what makes the learning (educational) environment viable. Transportation: • Strive for a self-sufficient, connected transportation system. • Consider transportation needs for whole study area. • Plan for a multi-modal transportation system that accommodates increased auto and non-auto travel needs. • Respect and enhance local street networks and neighborhood livability. • Maintain an acceptable level of service and safety on regional roads, outside the study area. • Provide good transportation access to the rest of the region. • Make the community accessible for all people and modes with connections for cars, bikes, pedestrians, and transit. • Maintain a high level of accessibility within and to the regional center. • Use appropriate street and streetscape design. • Encourage attractive, high quality development. • Promote long-term viability for the area. Assure infrastructure is available prior to or with development. STAFF REPORT CPA 1999-0002 - Page 4 The Regional Center Plan should: • Be understandable to lay people. • Be implementable within a reasonaule, Staged parlod of ti+i6 . • Help develop a sense of community with a common vision, hope and optimism. • Be based on statistics and facts for population, employment, and other factors. • Use existing resources as much as possible. • Encourage compatible and complementary uses. • Contain solutions to common problems. • Avoid conflict with other regional centers. The resulting plan reflects these guiding principles. The plan was completed and the Washington Square Regional Center Task Force accepted this plan in September of 1999. Vicinity Information:The affected parcels and street system are within the area known as the Washington Square Regional Center. The area is generally bordered by Fanno Creek on the west, SW Greenburg Road and Hall Boulevard on the east, Progress Downs Golf Course to the north, and Highway 217, including the Ash Creek area, on the southern border. It was the consensus of the Washington Square Regional Center Task Force that the Washington Square Regional Study area would include 1,250 acres with Washington Square Mail located in approximately the center of the study area. The total study area includes land within unicorporated Washington County and the City of Beaverton. Site Information and Proposal Description: The site is approximately 1,250 acres in size. The proposed land use actions include amendments to the Comprehensive Plan to update references to the Washington Square Regional Center and include a description of the regional center zones (Mixed Use Employment 1&2, Mixed Use Residential 1&2, and Mixed Use Commercial), update the adopted transportation element of the Comprehensive Plan and amend the Development Code to include a new chapter that addresses development standards in the Washington Square Regional Center. Some of the zoning shown is outside of Tigard's jurisdiction and adoption of these zoning districts, transportation linkages, and design standards are recommended to the jurisdictions of Washington County and the City of Beaverton. SECTION III: FINDINGS AND CONCLUSIONS Both the requested Comprehensive Plan amendments and Development code amendments are subject to the same criteria within the Tigard Municipal Code (see Section 18.30.120). The following staff evaluation and findings are therefore intended to address both the requested amendments to the Comprehensive Plan and amendments to STAFF REPORT CPA 1999-0002 Page 5 the Development Code. The relevant criteria in this case are Statewide Goats 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12.21; and Community Development Code Chapter 18.390:060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2.1.1 and Tigard Community Development Code Chapter 18 provide for citizen participation and notice. Notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of .Land Conservation and Development. A public hearing notice was mailed out to all property owners within the Washington Square Regional Center, as well as property owners located within 500 feet of the proposed land use action. In 1998, Tigard City Council appointed 23 people to serve on the Washington Square Regional Center Task Force. Task Force members represented neighborhoods, schools, business, property owners, state, and local governments, and public interest groups. The task force met 17 times between June 3, 1998, and August 18, -1999. All meetings were open to the public and time was set aside on every meeting agenda to solicit public comment. Three public workshops were held. One was held on September 28, 1998; one workshop was held at Washington Square during the day and another at Metzger School in the evening. A second public workshop was held on March 8, 1999, at the Tigard Water Building and a final public open house was held on September 15, 1999, at Metzger Park Hall to present the findings of the Task Force. Metro provided a $10,000 grant to the City of Tigard to supplement the City's public outreach program. This goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. This goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. In addition, the proposal is intended to implement the vision for a Regional Center that is expressed in Metro's 2040 Growth Concept and comply with Metro's Functional Plan. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. This goal is not applicable because no aaricultural lands are involved in this legislative plan and code amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. This goal is not applicable because no forest lands are involved in this legislative plan and code amendment. STAFF REPORT CPA 1999.0002 Page 6 Open Saaces Scenic, and Historic Areas,and Natural Resources: Goal 5 requires, In part, that adopted comprehensive plans be revised to conserve and protect natural resources and scenic resources. This goal is net because the plan protects all resources as follows: 1. Open spaces: Some of the goals of the Washington Square Regional Center Plan are as follows: "[fjeature a linked green belt of parks and open space easily reached by residents and employees and [pjreserve and enhance Metzger Park and consider additional parks." The Washington Square Regional Center supports existing open space protections and identifies the need for 12 additional acres of open space. 2. Scenic resources: This part of the goal is not applicable because no identified scenic views exist in this area. 3. Historic areas: This part of the goal is not applicable because no historic areas are inventoried for the portion of the Regional Center located in the City of Tigard. 4. Natural resources: The City of Tigard has existing regulations protecting natural resources. The Washington Square Regional Center plan is providing an optional development standard to provide incentives to developers to enhance natural resource areas. The following incentive is proposed under 18.630.040(E) of the Washington Square Regional Center comprehensive plan amendments: "Density Requirements for Developments including or abutting riparian setback. Notwithstanding the density requirements in Table 18.630.2, the maximum density and floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110 percent of the minimum residential density and floor area ratios in all Mixed Use Zones, except when the following are met: 1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division of State Lands Wetlands Restoration and Enhancement Program, and if applicable 2. Fish Habitat within the development is enhanced in conformance with the Oregon Division of State Lands Fish Habitat Enhancement Program, and if applicable 3. The overall flood storage capacity of the 100-year floodplain within the development is increased by 10 percent." Air Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of Tigard complies with this goalthrough its adopted comprehensive plans and policies regarding water resources (Tigard Comprehensive Plan Volume II, Chapter 4 and Tigard Development Code standard: 18.797). Natural Disasters and Hazards: Goal 7 requires the maintenance and improvement of the quality of the air, water, and land resources of the state. This City of Tigard has existing regulations that address natural disasters and hazards. Washington Square Region ial Center ala^v.",.-s -t affect these provisions. ® Recreational Needs: Goal 8 requires that the recreational nerds of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. This goal is not applicable because •' l 'Issu-.s or das#;ina4inn ruenrf i",les are involved. f10 recreational I�auz.a vi MGaNI lquv� v......� .... E_co_nomic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. This goal has been met because the plan continues to promote opportunities for a variety of economic activities vital to the health, welfare and prosperity of Tigard citizens. The mix of uses will encourage a diversity of development with emphasis on employment based uses. During the planning process for the Washington Square Regional Center, consultants performed an analysis of development and redevelopment opportunities in the study area. The study shows that approximately 170 acres of land will be needed over the next 20 years to accommodate the development densities outlined in the Washington Square Regional Center Plan. The report summarizing these opportunities is attached to this staff report. Please refer to exhibit A. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location,type and density. The new Nixed Use Residential 1&2 zones will encourage higher density housing than currently exists. Mixed Use Residential 1 will require a minimum residential density of 50 units per acre and Mixed Use Residential 2 will require a minimum residential density of 25 units per acre. The existing commercial and commercial professional zones do not allow opportunities for residential development with the commercial and office development. The new zoning will provide provisions that allow retention of existing residences thereby preserving affordable housing, while still providing the opportunity for high-density housing. Goal 10, Housing, is, therefore, met because the proposal provides for additional housing opportunities as called for both in the City's Comprehensive Plan and the Metropolitan Housing Rule, in addition to the Metro 2040 Plan. One of Washington County's strategies to meet their required housing densities recommended that the area in unincorporated Washington County be rezoned from R-5 to R-40 to comply with Metro residential growth targets. The Task Force is recommending that the single-family zoning remain and that Washington County's share of the Washington Square Regional Center residential growth targets be located elsewhere within the Washington Square Regional Center, threreby preserving an existing single-family neighborhood. The analysis of available land done by the consultants confirm that additional dwelling units can be accommodated elsewhere within the Regional Center. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. Because the Washington Square Regional Center plan includes the adoption of a transportation system plan and parks and open space plan to support the proposed land uses, this goal is satisfied. Street and utility improvements are addressed in Chapter 18.810 of the Tigard Development Code. Transportation: Goal 12 requires a safe, convenient and economic transportation system. The Washington Square Regional Center Transportation Plan has been STAFF REPORT CPA 1$99-=2 Page 8 extensively analyzed to evaluate the impacts that the proposed new zoning categories would have on transportaJon systems. The project team has worked closely with the Wnshington Square- Regional Center Task Force, has reviewed the draft Regional Center Plan and past traffic studies for proposed development projects in the study area, and has conducted a planning analysis of the 2020 traffic volume forecasts for the area-wide roadway system. Although traffic will be increased with the development of tho p vpvsvd 'Alasshinogtvn vlrlf- M Rleginnal f`nnter tl;c trn�n studies show that traffic congestion will exist in the future with or without the proposed land use changes. The proposed mixed-use zones will cre-ate the potential to capture some of the auto trips going in and leaving the Regional Center. The Washington Square Regional Center Pian proposes to improve the transportation through the following improvements: work with regional partners to develop a commuter rail system; improve transit both to and within the regional center; improve local street connections; improve sidewalks and bike lanes; and widen key regional streets. In addition, the proposed transportation improvements as part of the Regional Center plan include a series of pedestrian/bicycle improvements that will increase the.ability to use alternate modes of transportation. Attached is a summary of proposed transportation improvements for the Washington Square Regional Center area (please refer to exhibit B). This memorandum describes the final evaluation of alternatives for motor vehicle, bicycle, pedestrian, and transit travel modes, and describes a recommended Transportation Master Plan for the Washington Square Regional Center. One of the recommendations of the transportation element of the Washington Square Regional Center is to eventually widen Hall Boulevard to five lanes. The Metro Regional Transportation Plan shows that Hall Boulevard will need to be widened to five lanes to accommodate traffic in the area over the twenty year planning "orizon. The Washington Square Regional Center recognizes that the Regional Transportation Plan calls for expansion of Hall Boulevard to five lanes; however, the task force endorses an expansion to three lanes while acquiring right of way for a five lane roadway. This goal is satisfied because the total projects outlined above will create a transportation system that can support the proposed land use changes. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The proposed Washington Square Regional Center design concept would allow the opportunity to build residential development in commercial and industrial areas and, therefore, create the opportunity for people to live in close proximity to work and/or shopping. In addition, the transportation improvements proposed outline a series of bicycle/pedestrian improvements that will increase the alternate modes of travel. This goal is satisfied. STAFF REPORT CPA 1999.3002 Page 9 Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. This goal is not applicable because urban growth boundary Issues are not involved. Willamette River Greenway: Goal 1S requires Wrvavcuvn, ..0..e.....,«o.., and enhancement of lands along the Willamette River as the Willamette River Greenway. This goal is not applicable because Willamette River Greenway issues are not involved. Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental,economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. This goal is not applicable. Coastal Shorelands: Goal 17 requires conservation, protection, and, where appropriate, restoration of coastal shoreiands. This goal is not applicable. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. This goal is not applicable. Ocean Resources: Goal 19 requires conservation of the long-term values, benefies, and natural resources of the nearshore ocean and the continental shelf. This goal is not applicable. COMPLIANCE WITH FEDERAL AND STATE STATUTES OR GUIDELINES Oregon Administrative Rule: Section 660-12-060 states that plan amendments which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. Section 660-12-060 of the Transportation Planning Rule requires that amendments to acknowledged comprehensive pians and land use regulations which may significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity and level of service of the facility. Plan or regulation amendments significantly affect a transportation facility if it changes the functional classification of a transportation facility; changes facility standards, creates levels of service which are inconsistent with the functional classification of the facility, or would reduce the level of service below the minimum acceptable. The list of projects outlined in the Transportation Element of the Washington Square Regional Center Plan will create a functional transportation system that can support the proposed land use changes, and this plan is compatible with Metro's Functional Plan Goals and Policies, and Metro's Regional Transportation Plan. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES STAFF rEP4RTA 1O°°=L00? Pane 10 General Policies: Policy requires that legislative changes are consistent with statewide planning goals and the regional development plan. The proposal is consistent with statewide planning goals as addressed above under 'Statewide Goal.'. The proposal conforms with the applicable portions of the Metro "Urban Growth Management Functionai Pian that was approved for adoption on October 24, 1996, by the Metro Council. The "Growth Concept" map associated with the Functional Plan indicates this area as a "Regional Center". Since most of the concept area for the proposed Washington Square Reaional Center is located within the City of Tigard, we took the lead in developing the plan for this area. The Metro Framework Plan has the following description: "These regional centers would become the focus of compact development, redevelopment and high-quality transit service, multi-modal street networks and act as major nodes along regional through routes.. The Growth Concept estimates about 3 percent of new household growth and 11 percent of new employment growth would be accommodated in these regional centers. From the current 24 people per acre, the Growth Concept would allow for about 60 people per•acre (Regional Framework Plan, pp.17-18, December 11, 1997)." Citizen Involvement: Policy 2.1.1 states that the City shalt maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Planning Commission and City Council hearings were legally advertised. The meetings of the Washington Square Regional Center Task Force were open to the public and time was provided during each meeting for the public to make comments. Public workshops and open houses were held during the planning process for the Washington Square Regional Center. Notice was sent of the workshops to property owners within 500' of the study area to ensure that they had the opportunity to learn about our planning process and to participate in it. Metro provided the City with a $10,000 grant to help facilitate an extensive public involvement program. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. This policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi-family housing and to provide for an overall density of ten units per acre. The City is currently in compliance with this rule. The proposed Washington Square Regional Center design concept will encourage a variety of housing types including single-family detached, duplexes, fourplexes, rowhouses, and new multi-family developments. Transportation_ Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The list of projects outlined in the Transportation Element of the Washington Square Regional Center Plan will create a functional transportation system that can support a safe and efficient roadway system that meets current needs and anticipated future growth. Transit: Policy 8.2.2: THE CITY SHALL ENCOURAGE THE EXPANSION AND USE OF PUBLIC TRANSIT BY: STAFF REPORT CPA 1999-=2 Page 1 t a. LOCATING LAND INTENSIVE USES IN CLOSE PROXIMIrt TO TRANSITWAYS; The Washington Square Regional Center Plan encourages the development of intense land uses in close proximity to existing bus lines in Washington Square, on Greenburg Road, on Hall Boulevard, and in proximity to the proposed commuter rail station. L 6V11r%0%"r% MATIY10% r%r% O�n�/ti\1r a.T/1 4.Ir �+.+uumum ■U .'�• ........ w■o�u�. ww V IIVOORP ORM I INN P'RO V IS ONS INTO O a HE c 0111Aro�mNi i T DEVELOPMENT CODE - WHICH REQUIRE DEVELOPMENT PROPOSALS TO PROVIDE TRANSIT FACILITIES;AND The existing development code addresses the provision of transit facilities C. SUPPORTING EFFORTS BY TRI-MET AND OTHER GROUPS TO PROVIDE FOR THE NEEDS OF THE TRANSIT DISADVANTAGED. Tri-Met has been involved in the development of the Washington Square Regional Center Plan and the City continues to wort:with Tri-Met on issues of the transit disadvantaged. Energy: Policy 9.1.1: THE CITY SHALL ENCOURAGE A REDUCTION IN ENERGY CONSUMPTION BY INCREASED OPPORTUNITIES FOR ENERGY CONSERVATION AND THE PRODUCTION OF ENERGY FROM ALTERNATIVE SOURCES. The Washington Square Regional Center Plan will encourage reduction in energy consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit. Locational Criteria: Policy 12.1.1: THE CITY SHALL PROVIDE FOR HOUSING DENSITIES IN ACCORDANCE WITH: a. Applicable Pian Policies; The Washington Square Regional Center Plan is creating mixed-use zones that will allow high-density esidential zones and plan policies regarding these zones to address the goals of Metro 2040. b. Applicable Locational Critieria; 4. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; One of the goals of the Washington Square Regional Center Plan is to preserve existing residential neighborhoods which is why the City is recommending to Washington County to leave the Metzger neighborhood with its existing single-family zoning. Areas proposed for higher density zoning are located next to or within existing commercially zoned area. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; The existing development code has buffering standards. One of the goals of the Washington Square Regional Center Plan is to facilitate transitions from one use to another, for example, multifamily residential uses, which is why the higher density zones will be located closer to existing commercially zoned areas. (3) Areas which have direct access from a major collector or arterial street; The Washington Square Regional Center Area is surrounded by collector and arterial streets such as, Hall Boulevard, Scholls Ferry Road, and Highway 217. In addition, the transportation element of the plan includes new collector streets to support existing and new deveiopment. (4) Areas which are not subject to development limitations; The existing Tigard Development Code addresses issues of site development limitations. (5) Areas where the existing facilities have the capacity for additional development; STAFF REPORT GPA 1999-W-0 2 Page 12 The transportation element of the Washington Square Regional Center plan adds transportation improvements to the existing comprehensive plan to support existing and new development and land use densities. (6) Areas within one-quarter mile of public transit; Bus lines exist to serve Washington Square Mall, on Scholls Ferry Road, and on Greenburg Road. In addition, commuter raii is being studied That will r"ui"n through the Regional Center. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and Washington Square Mall, Burlington Plaza on Cascade Avenue, and Lincoln Center are located within the Regional Center. (8) Areas adjacent to either private or public permanent open space. The Greenway Park area is located next to the Regional Center and the plan identifies the need for additional open space in the regional center, as part of one of the implementation strategies. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; One of the goals of the Washington Square Regional Center Plan is to preserve the existing single-family character of the Metzger neighborhood. In addition, Tigard's existing development code standards address issues of land use compatibility and buffering. (2) The capacity of the services; The transportation element of the Washington Square Regional Center plan adds transportation improvements to the existing comprehensive plan to support existing and new development and land use densities. In addition, the Tigard Development Code has a section that addresses public service and utility improvements. (3) The distance from public transit; and Bus lines exist to serve Washington Square Mall, on Scholls Ferry Road, and on Greenburg Road. In addition, commuter rail is being studied that will run through the Regional Center. (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. One of the goals of the Washington Square Regional Center Plan is to preserve existing single-family neighborhoods, to facilitate transition of land uses, and to reinforce a distinctive Regional Center while recognizing and respecting the character of the nearby residential community. Polite 12.2.1 NEW COMMERCIAL ZONES a. PROVIDE FOR COMMERCIAL DEVLEOPMENT BASED ON THE TYPE OF USE, ITS SIZE AND REQUIRED TRADE AREA The new commercial zones will not differ significantly from existing commercial uses in the City plan and code, except for that they will allow a mix of commercial and residential development. b. APPLY ALL APPLICABLE PLAN POL!CIES Exhibit C is the attached plan policies that will be added to the City's plan regarding the new Mixed-Use Commercial areas. C. APPLY THE APPROPRIATE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE OF THE PROJECT. STAFF REPORT CPA 1999-0002 Page 13 Exhibit C is the attached plan policies that will be added to the City's plan regarding the new Mixed-Use Commercial areas. PROVISION OF ADDITIONAL OR REVISED COMPREHENSIVE PLAN LANGUAGE Certain Comprehensive Plan language will require amendment or additional language to address the proposed Washington Square Regional Center Plan. Exhibit C includes the specific language from the Comprehensive Plan that requires amend rnenAt. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision Making: Legislative: Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, implementing ordinances and maps. Section 18.30.390(G) lists the factors upon:which the Planning Commission and City Council shall base their decisions. The factors and responses are as follows: 18.390.060 TYPE IV PROCEDURE This land use action involves legislative and quasi-judicial amendments therefore, as per Type IV procedures a two hearings one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 1. The Statewide Planning Goals and Guidelines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under'Statewide Goals' in this staff report. 2. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in Section IV under 'Compliance with Federal and State Statutes or Guidelines'. 3. Any applicable METRO regulations; In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed plan will define how we can accommodate the expected growth, and prevent the Metzger area from the necessity of upzoning. Please refer to exhibit C for the Washington Square Regional Center Plan Amendments and Zoning Ordinance. 4. Any applicable comprehensive plan policies; and These standards are addressed under'Compliance with Plan Policies" in this staff report. 5. Any applicable provisions of the City's implementing ordinances. The Implementing ordinances%cj arc :.O:i train__ i.^: fhc .i��Ird Community Development Code, which are addressed in this section of the staff report. STAFF REPORT CPA 1999-0002 Nage 14 f EXHIBITS: EXHIBIT A: Washington Square Development & Redevelopment Opportunities Memorandum EXHIBIT B: Washington Square Regional Center Transportation Plan EXHIBITC: Washington Square Regional Center Comprehensive Plan Amendments and Zoning Ordinance STAFF REPORT CPA 1999.0002 - Page 15 } Kar 24 S9 (14. 14p John C, Spencer 1 (5031 292-2723 p.2 EXHIBIT A - FINAL ORDER (WASHINGTON SQO.W REGIONAL CENTER) - AS ATTACHED TO ORDINANCE NO. 00-3.8 la" 0 • P In REGIONAL CENTER STUDY CITY OF TIGARD 17125 SW Fog 864 Tigard O-g-57223 Ph*ft 503.639.4171 Fax 503 684.r297 T A E K F O R C E Pdrdpd Mepbet9d`°°� a,ulmcan,ftw\ WASEINGTON SQUARE REGIONAL CENTER W-+i% C-aty �� DEVELOPMENT and Pro REDEVELOPMENT OPPORTUNITIES Te�ds�c.� Nelieng�s Final Task Force Development Allocations Nada 88nasCorrvrebas 1MKA Task Force Meeting of February 17,1999 COOT adhwtAn No��& March 24, 1999 P Ion K%;44 M1kw 0-114— Oan waft AisaiaAondUegonRa7 anfTtarratAdovtc IWa�IE lynf�Asoa..+rs Adele Newtn �adWonmNaas Thad Mayor Nanadodw c% PnydatdQUA AAcoger�3v+ ;"Rewdm t6&ssia GG,P Md�e.ae Ea,�sah Bmeax+CiryCard WSW= r�dco�� Tratport d- A[\Mitis .Mar 24 99 04.- 14p John C. Spencer 1 (5031 282-272i p.3 IIMODUCI`ION This summary report contains the results of data collection and analysis of land uses and vacant lands within the Washington Square Regional Center study area,an assessment of development Potential within the area,and a development allocation scenario which describes the year 2020 condition. Mapping of a variety offeatures within the study area was undertaken by the City of Tigard. Data from Metro,Washington County,City of Beaverton and the City of Tigard was utiliv ,and field surveys and aerial photo checking was undertaken to verify information. Specific information on vacant land and redevelopment potential was verified with property owners,residents and business interests in the study area. EXISTING CONDITIONS The Washington Square Regional Center study area includes lands within the City of Tigard,City of Beaverton and in unincorporated Washington County. Approximately 1,074 acres exclusive of public rights-of-way are included within the study area. The area is shownon the attached figure. Table I stnnnarizes land area including vacant lands within each of five sub-areas established for study purposes. Table I WASHINGTON SQUARE REGIONAL CENTER STUDY Existing Conditions Sub-Area A Sub-Area B Sub-Areas C Sub-Area D Sub-Area'E Total(Acres) E217-Green. N.Locust S.Locust W217-S.Scholls W217-N.Scholis (Acres) (Acres) (Acres) Acres) (Acres) Gross Area 895.4 153.0 216.0 168.7 351.0 1784.1 Net Area 537.2 91.8 129.6 101.2 210.6 1070.5 Public 186.2 0.0 6.5 0.0 0.0 642.3 Vacant 4.3 8.9 20.2 7.3 4.3 44.9 Source:City of Tigard and Spencer&Kupper Sub-Area A is bound by Hwy.217 on the west,SW Greenburg Road to the east and includes the Progress Downs Golf Course to the north. Area B lies east of SW Greenburg Road to SW Hall Boulevard and SW Locust Street. Area C is south of SW Locust Street between SW Greenburg Road and SW Hall Boulevard to Hwy.217. Areas D and E lic west of Hwy.217 to Fanno Creek. Area D is south of SW Scholls Ferry Road,area E north. Approximately 4.2%of the net land area within the study area is vacant. Development and Redevelopment Opportunities PaW*2 March 24. 19" Mar 24 99 04; 14p John C. Spencer 1 (503) 282-2723 p,4 1 . son NORTH dM � (NOT TO SCAI!<) 17 4 l 210 f ccLa o < ul ; 4 �y WASHINGTON > Z m SQUARE o SW B ST MALL 04 <SW LEHMAN z AST Z� c4 l • m SW COR i Sw MDAM ST �♦ ti SQUARE RD Sit ; sw ILOCUST ST YL o SW OAK 5T " SW OAK ST go• ��' _ASH _CR£fK ��� � SW PINE ST LN SW SPRUCE ST 217 n 2 �` NERC Ro SW PFAFFLE ST • �= ��C1o1ML CC1ff11tf7UOT ~ �� 6iTf of Tic ARe SITE VICINITY MAP WASHINGTON SQUARE REGIONAL CENTER FIG e 3RE ®V TIGARO OREGON 1 ■cam OCTOBER 1998 alar 24 59 04s15p John C. Spencer 1 (5031 282-2723 DEVELOPMENT AND REDEVELOPMENT OPPORTUNITIES All lands within the study area were evaluated as to their future development or redevelopment capacity over a twenty year time frame(2020). Table 2 mumarizes the analysts.for each sub- district. Lands identified as having future development or redevelopment capacity are currently vacant,have infill opportunity,have redevelopment opportinity,or are c urently used as large (greater than one acre)surface parking lot. Esch of these categories is defined in the table. The vast majority of land available to accommodate future growth within the study area will be in the form of redevelopment of erdsti ng structures,and infill on sites currently utilized for t; dace parking lots. The'assumptions used to determine had available in these two categories were developed with property owners and development interests knowledgeable of the study area. Over the next twenty years,approximately 192 acres of land area will be available to accommodate employment and residential growth within the study area. Development and Redevelopment Opportunities Page 3 March 24. 1999 Mar 24 SS .04; 15p John C. Spencer 1 (5031 292-2723 p.6 Table 2 WASHINGTON SQUARE REGIONAL CENTER STUDY Development and Redevel0pinent Opportunity Sub-Ani A Sub-Ana B StrtrArea C Sub-Area D Sub-Area E Total(Acres) E217-Green N.Locust &Locust W217-S.Scholts W217-N.Scholls Acres) (Acres Acres Acres (Atxes Vaeantt 4.3 8.9 20.2 7,3 4.3 44.9 Mill 1.0 9.9 5,7 16.6 t]�P°ttuartyz Re ievetopment 11.4 2.2 20.6 14.9 20.1 69.2 Opportunity' Parking Lot 22,2 4.4 5.8 6.4 38.7 Redevelopment' Potential 14.7 29.3 44.0 commercial Redevelopment' Gross Totals 38.9 20.9 S0.9 42.7 60.2 213.5 AOL Source:City of Tigard and Spencer&Kupper 'parcel is completely vacant or contains a small shed or similar small structure. $ar«s appears large enough to accommodate additional duelling units or businesses. 'Value of improvements is generally less than value of parcel,and/or a large portion of the parcel is used for outdoor storage or parking °Assumes for surface parking lots in the vicinity of Washington Square Mall(A):50.of existing area to remain surface parking;half of the remaining area(25%or total)available for redevelopment,the remaining arra used for structured parking Total existing surface parking lots=88.75 acres. For surface parking lots west of 1- 217(D and E)assume that 500/6 alt available for redevelopment For surface parking lots in the vicinity of Lincoln Center(C),assume 75%are available for redeuelopment For existing light industrial/conumerciat areas west of 1-217(D and E),25%of the total developed area available for redevelopment Total existing area is 175.99 acres. GNct total=901/o of Bross Total Development and Redevelopment Opportunities Page 4 March 24,1999 .Har 24 99 04: 16p John C. Spencer 1" [5031 282-2723 p,? �s TARGET GROWTH FOR THE REGIONAL CENTER The Metro Urban Growth M wgement.Eunedonal Pjan',19%establishes target growth capacity for each jurisdiction in the region. City of Tigard Wrn Mixed-Use areas Dwelling Unit Capacity 6,073 Units 981 Units Job Increase 14,901 Jobs 8,026 lobs These growth targets for mixed-use areas were used for planning purposes to develop future growth scenarios for the Washington Square Regional Center study area. The Regional Center Task Force has had several work sessions evaluating options and refining a desired developtncnt scenario. Both the target employment and dwelling unit assumptions for the most recent scenarios are higher than the figures noted above for mixed-use areas to reflect that the study area includes areas within the City of Beaverton and unincorporated Washington County as well as the City of Tigard. Table 3 summarizes a development scenario for the Washington Square Regional Center, The scenario is based on accommodatii tg*.he fohlowing job and housing targets: Growth Scenario Summary:1998-2020 Employment: 9,804 jobs Retail: 1,188 jobs Office: 8,436 jobs Lodging: 180jobs Rousing: 1,500 units Residents: 2530 people Estimates were made of needed building area to accommodate both employment types.and housing,and land needed for parking at target parking ratios. Two scenarios were then identified, which represent"bookends"as to the amount of land needed within the study area to accommodate the growth targets. The lfigh Density Scenario assumed high floor area ratios(FAR ratio of building area to site area)and residential densities,mixed-use buildings,and also assumed that new parking would be predominantly constructed in parking structures. Approxitnately 120 acres would be needed. The Moderate Density Scenario assumed floor area ratios and housing densities within the range that exists in the study area today,and also assumed that most new parking would be constructed on surface parking lots. Approximately 220 acres would be needed. 7- table I-Target Capacity for Housing and Employment Units-Year 1994-2011,Urrian Groufh Management Functional Plon,Metro,1996. Development and Rodevelopment Opportunities Page 5 March 14, 1999 i ,Mar 24 99 04: 16p Jahn C. Spencer 1 (5051 282-2723 p.8 a u 00 N � '� N '1•.. • � z oz � d o .4 Fi 6 [[7 a d Y p pp p O OS YU O� 00 O O H m roi a Pyr w En d c'' F+ cam+ a .rr `azCr o m a� y PI CH -tr'' � ii � CA 47 'a Cl VI h h h ti ti N C CO en CY Wp4v�i ayi Zi lag F C C G 8Incc V .� m uai a a � � wwww w m Cl £ o co a o cs Cli pfn a 63 uyp�W�oo V °/ V N N '�• y C) [L .�yy Y CA 10 O J V O PPPPPP C Z <waz ax J a� �a 49, 4- Eo Marr+ 24 89 04: 17p John C. Spaancor t 1 (5031 282-2723 P�3 , Table 4 shows a refined development program for the study area by subarea. This program provides for the same target ea9loymeut and housing as do the scenarios described in Table 3. Sub-Areas A and C aro asauned to develop at higher densities than the nest of the study area. These sub-areas include the areas around the Washington Square Mall and the Iaacoln Center office couplex. Sub-Areas B,D and E are assumed to develop at intensities more moderate,but generally greater than existing iatensity in these areas. Density assumptions are summarized below•. Land Use: High Density: Moderate Density: Offioe @ FAR 1.25 @ FAR 0.6 Retail @ FAR 0.6 @ FAR 0.3 Lodging @ FAR 1.0 @ FAR 1.0 Housing @ 50 DU/Acre @ 25 DU/Aare This re6aed development program will require approximately 170 acres over the next 20 years. Table 4 shows the amount of net land available for development within each sub-area. Adequate development and redevelopment capacity exists within the study area as a whole to accommodate development at densities assumed in Table 4. Sub-Area B is shown to need approximately two additional acres to accommodate the growth allocated to this area. It is anticipated that that growth will likely occur in adjacent sub-areas. The analysis shown in Table 4 is for general planning purposes only. More detailed analysis of zoning capacity will be required to re5ae ultimate development allocations. ��tx� Development and Redevelopment OppomiWties Page 7 Manch 24,1999 Mar 24 99 04; 18p John C. Spencer 1 (503) 282-2723 p. 10 21 g 0 o d op r a h N f h W � �A 8 m n m o o W03 v o A 10, u !0 tl1 ^ 011 w MIR o p A n n e+ d c n oe V? g h h o o ®C�®Ql® � r yby y. Sir ITS 3 li iFl, a� C�R1 V1 <O .�Sr 1 EXHIBIT B — FINAL ORDER (VIASHINGTON SQUARE REGIONAL CENTER) — AS ATTACHED TO ORDINANCE NO. 00-18. K KMELSON & ASSOCIATES, INC. TRANSPORTATION PI.ANNINGfrRAFFIC ENGINEERING 510 SW ALOFR;SMITE 700 • FORTLANO,OR 97205 • (503)228-5230 • FAX(503)273-8189 MEMORANDUM To: Laurie Nicholson,City of Tigard cc: Lidwien Rahman,ODOT John Spencer,Spencer&Krupper From: Beth Wemple,Justin Jahnke,&Judith Gray,Kittelson&Associates,Inc. Date: June 25, 1999 Project: Washington Square Regional Center,KAI Project.#2879 Subject: Transportation Master Plan—Deliverable 2B This memorandum describes the final evaluation of alternatives for motor vehicle, bicycle, pedestrian,and transit travel modes,and describes a recommended Transportation Master Plan for the Washington Square Regional Center. BACKGROUND Transit, Pedestrian, Bicycle Transportation Opportunities to improve multi-modal access to/from and within the Washington Square Regional Center were evaluated in a separate memorandum (Alternative Transportation Modes) regarding bicycle, pedestrian, and transit facilities. Existing deficiencies in transit, pedestrian, and bicycle access were identified.Several potential treatments were described aimed at providing a safe and efficient transportation system for all travel modes in the Washington Square Regional Center. Motor Vehicle Transportation Three alternative transportation system concepts were developed to meet future motor vehicle demand in the Washington Square Regional Center.These concepts were described and evaluated in detail in a previous Technical Memorandum(Transportation System Improvement Alternatives). The following briefly repeats the three initial concepts: Alternative A was designed to test the effect of a series of regionally significant transportation system treatments, which either provided alternate routes through the area for regional traffic,or improved the capacity of existing congested corridors. The specific treatments tested under Alternative A include: • Alternate northbound Highway 217 ramp arrangement at Hall Boulevard. • New over-crossing of Highway 217 from Locust Street. • New corridor connecting Greenburg Road south of Highway 217,to Hall Boulevard west of the existing Nimbus Avenue intersection. • Neighborhood circulation roadway Alternative B was developed to test the effect of a series of locally significant transportation system treatments, which primarily provided alternate connections for Washington Square Mall %W,IT PDXIWRKIProjGIe128791RGPORTtm-2b.doc Washingtnrt Square Regional Center Technics/Memorattdurt� Jura 25, 1049 Reoorru>rended TransPofUdon Master Fran traffic to access the regional transportation network. It was expected that this could assist in reducing predicted congestion on critical. regionally significant locations in'the study area, particularly Hall Boulevard.Specific e;ements of Alternative B include: �Q1 Highway 217 Over-crossing from Washington square ' •� Highway 217 Over-crossing from Locust Street alignment • Neighborhood Circulation Roadway Under Alternative C, a new roadway connection to the Washington Square Mall from SW Hall Boulevard(immediately north of Highway 217) would be provided to relieve congestion on SW Locust Street and SW Hall.Boulevard east of the Washington Square Mall. ALTERNATIVE TRANSPORTATION SYSTEM ELEMENTS Following the evaluation of the three alternative motor vehicle system concepts,components of the system concepts were identified as potential elements of animproved transportation system. The project team isolated individual components of the Alternatives A,B,and C as elements of a single master plan integrating regional and local transportation improvements.The individual elements are j listed below Oong with the findings of the evaluation by the task force and project team.Pedestrian, bicycle,and transit system treatments are listed as well. Nimbus Bus Service Incorporate bus service to serve employees in the Nimbus office developments. This new service was identified in Tri-Met's Transit Choices for Livability study and is expected to be implemented within-one-to-five year time frame. RECOMMENDED Sidewalks on Greenburg(Sub-Area A) Provide sidewalks on the west side of Greenburg Road adjacent to the Mall as development occurs. Treatment Evaluation Provision of sidewalks on Greenburg Road is consistent with State Transportation Planning Rule (TPR) requirement of sidewalks on arterials and collectors, and would' improve pedestrian connectivity and access in this transition area to the commercial core. RECOMMENDED Transit Center Amenities(Sub-Area A) Improve amenities at the Washington Square Mall Transit Center, including a covered pedestrian path to the Mall, and improved connections to other retail and commercial establishments in the vicinity.This is consistent with Tri-Met's Transit Choices for Livability plan. Treatment Evaluation Transit is a key component of the Regional Center transportation system. The Transit Center in Washington Square Mall is the hub for all routes serving the Regional Center. Tri-Met's Transit Choices for Livability Study identifies improved amenities as a high community priority. P RECOMMENDED Kates-tscn'ss�,lar- �, _ 2 W&WWwton square Reglonal Center rechnicsl me na"M ✓UM25, 1999 Recommended rranspartadon Master Plan Sidewalks on Hall(Sub-Areas B&C) . Complete sidewalks on Hall Boulevard as development occurs. Treatment Evaluation Several gaps in the sidewalk network exist along Hall Boulevard. Provision of -sidewalk-- on arterials is a requirement of the-TPR. Completing the existing network will improve pedestrian circulation and access. D RECOMMENDED Sidewalk Construction on Hall Boulevard at Cascade(Sub-Area E) Complete the sidewalk on the north side of SW Hall Boulevard near Cascade Avenue and Highway 217 bridge,allowing pedestrians on the north side of SW Hall Boulevard to safely access the south side of Hall Boulevard and the Highway 217 over-crossing via the pedestrian crossing signal at Cascade Avenue. Treatment Evaluation A short gap exists in the sidewalk on the north side of Hall Boulevard between Nimbus Avenue and the Highway 217 over-crossing. Sidewalks on the over-crossing are only provided on the north side.Therefore,filling this gap will help ensure pedestrian safety. D RECOMMENDED Evaluate a Golf Course Pedestrian Trail(Sub-Area A) Evaluate the feasibility to provide pedestrian pathway or trail connections from neighborhoods to and through(or around)Progress Downs Golf Course(similar to the popular pedestrian trail around . Glendoveer Golf Course). Treatment Evaluation A pedestrian trail within the Progress Downs Public Golf Course presents an opportunity to provide a safe neighborhood walking/exercise area and to serve a greater portion of the population with existing resources. RECOMMENDED Mall Area Street Development(Sub-Area A) Improve SW Eliander Lane, SW Washington Square Road, SW Palm Boulevard and the roadway bounding the Cemetery to full street standards, including sidewalks and bicycle lanes. These improvements would require policies to ensure that treatments would occur with redevelopment Treatment Evaluation This treatment is a key component in providing pedestrians and bicycle access and circulation from the area surrounding the Mall to and within the retail core of the Regional Center. Barriers within the commercial core area hinder direct pedestrian access between retail establishments,potentially encouraging added vehicle trips onto the surrounding roadway.For example,customers shopping at the Target store on Hall Boulevard have no direct pedestrian connection to Washington Square Mall.This encourages vehicle trips onto Hall Boulevard in order to visit these two retail businesses. ➢ RECOMMENDED Awtels�n&Assocla tes,Inc. page.2 waswno4an Square Rvglarw CSrttar Men>anzrxfcarr �'echn/oa/ Jum-25, 15999 Rdoorr Mndod rrenspvtta4bnMasterP/an Pedestrian Amenities within the Commercial Core(Sub-Area A) Provide pedestrian treatments such as raised pedestrian refuges and designated walkways within the mall parking areas. Provide pedestriardbicycle connections between Washington Square mall and retail establishments adjacent to the Mall(e.g., connections to the mall from Target,and between the Fuddruckern and'rare), Treatment Evaluation There is a high volume of-motor vehicle traffic within the parking lots of the Washington Square Mall.Pedestrian treatments,such as raised pedestrian refuges and designated walkways within the Mall parking areas, will provide safe walking access to retail and other activities'and minimize potential pedestrian and vehicle conflicts.Additionally,W-estrian and bicycle connections between retail establishments will reduce the existing barriers within the commercial cone and discourage vehicle trips onto the surrounding roadway. Policies should be implemented to support pedestrian and bicycle connections as redevelopment within the core occurs.These are public improvements recommended on private right-of-way;and would therefore require implementing policies to ensure that treatments would occur with redevelopment. ➢ RECOMMENDED Park&Ride Improvements(Sub-Area A) Improve amenities at the existing Park&Ride lot to promote this as a viable transportation option. Treatment Evaluation The Park & Ride lot at Scholls Ferry Road and Highway 217 serves commuters leaving the Washington Square Regional Center.However,vehicle trips associated with the parking lot impact the already congested roadways within the Regional Center system.Since, its current location was originally intended to be a temporary site, a new location (or locations) should be identified to better serve.Regional Center travel demands ➢ NOT RECOMMENDED(Improvements at existing Park&Ride) D RECOMMENDED(Identify location(s)for new Park&Ride) Evaluate Pedestrian Crossings on Greenburg and Hall(Sub-Area A) Evaluate feasibility of mid-block raised pedestrian crossings on Greenburg Road and Hall Boulevard Treatment Evaluation Hall Boulevard and Greenburg Road are barriers to cast/west non-motorized travel.Providing mid- block raised pedestrian crossings would provide additional opportunities for pedestrians to cross these streets. There are advantages and disadvantages associated with constructing mid-block crossings. An evaluation of right-of-way impacts, construction costs, impacts to traffic flow, and .pedestrian demand for mid-block raised pedestrian refuges on these two roadways would be beneficial. D RECOMMENDED Neighborhood Traffic Management(Sub-Area B) Implement neighborhood traffic management on Locust Street between Lincoln Street and Hall Boulevard, Lincoln Street between Locust Street and Oak Street, and Oak Street between Lincoln Street and Hall Boulevard(e.g. bicycle accessibility,pedestrian crossing treatments, speed control treatments,and pedestrian connections into adjacent neighborhoods). Kit te/son&Assoclates,Inc. Page 4 Washington Square Reg/on4 e Center Tectuticat Memorandum ' June 25, 1999 Recommended Transportation MasterPan Treatment Evaluation D Oak Street,and Locust Street currently serve as major east/west connections into the Regional Center Area.Implementing a traffic management program'on these streets could control travel speeds, create a safer pedestrian and bicyclist environment and thus minimize the negative imnonta - a..J .L L-.L..__._�___-_ .�.+. SSvCraL%AA 4u argot[ rv[u[[SC Str4'ct5.dCEI,VMMCtVU1:U Oak Lincoln-Locust Collectors System(Sub-Area C) Develop Oak Street as east/west collector(connecting Hall Boulevard and areas east to Lincoln Street). Develop Lincoln Street as a north/south collector connecting Oak Street to Locust Street. Under this treatment,Hall Boulevard would require widening to five lanes(see next element). Treatment Evaluation Distributes east-west traffic between Locust Street and Oak Street,and improves accessibility to the Lincoln Center commercial district,and neighboring residential areas for vehicular,pedestrian and bicycle modes..This treatment is mutually exclusive to the Highway 217 parallel roadway treatment described later. '➢ RECOMMENDED Widen Hall Boulevard to Five Lanes Widen Hall Boulevard to a five-lane arterial section between Oleson Road and the southern boundary of the study area,consistent with the RTP recommendations. Treatment Evaluation Hall Boulevard is a state arterial roadway and is a major travel corridor through the Regional Center. Upgrading the facility reduces cut through traffic in surrounding residential areas, and improves the level of service for regional trips through the area. ➢ RECOMMENDED Borders Street Pedestrian/Bike Connection(Sub-Area B) Provide pedestrian/bicycle connection between SW Borders Street and Greenburg Road Treatment Evaluation A vacant parcel east of Greenburg Road would serve as the alignment for a pedestrian/bicycle connection between Borders Street and Greenburg Road. However, the parcel is planned for the development of a.hotel,and an alternative alignment has not been identified. ➢ ,NOT RECOMMENDED Pedestrian&Bicycle Connections in New Developments(Sub-Area C) Provide pedestrian/bicycle connections on local streets in new developments. Treatment Evaluation Provision of pedestrian and bicycle connections in new developments is consistent with Metro's regional goal to increase the modal share of pedestrian and bicycle trips. Y RECOMMENDED k7ttelson&Assoclates,Inc. Pago 5 Wsshln�p/l+an Squaro Regtonat Center Ter./uiJcal Mernorangrwn June 25, tg99 Reoomrr nded Ti i�spon'atbn"aster Pan Nimbus-to-Cascade Pedestrian Connections(Sub-Area E) Consider pedestrian connections from Nimbus Ave to Cascade Ave. Treatment Evaluation Currently, peAestrian access between these two key north-south roadways can require significant out-of-direction travel due to the existingland use s development, the railroad tracks and the distance betweenestrian connections. Increasing Basin pedestrian connections 8 Q between office developments and retail activities(across or over the railroad tracks) will reduce the reliance on motor vehicle travel between neighboring properties. However, this connection should be incorporated as part of the Mall-to-Nimbus over-crossing,and is not recommended as a separate treatment. D NOT RECOMMENDED Mall-to-Nimbus Avenue Over-Crossing(Sub-Area A) Provide a Highway 217 over-crossing connecting Washington Square to Nimbus Avenue,including pedestrian and bicycle facilities extending to Fanno Creek Bikeway. Treatment Evaluation Provide a two-lane,local level over-crossing of Highway 217,from Washington Square to Nimbus Avenue. The over-crossing must clear both Highway 217 and the rail corridor before meeting Nimbus Avenue at grade. Ramped connections to Cascade Avenue will promote accessibility between two previously disconnected sub-areas of the Regional Center. Provides relief to the Hall Boulevard/Scholls Ferry Road intersection, and the Hall Boulevard/Highway 217 interchange by allowing westbound Mall traffic to bypass these congested areas. - RECOMMENDED Nimbus Avenue Extension to Greenburg Road(Sub-Areas D&E) Extend Nimbus Avenue to Greenburg Road, including facilities for pedestrian and bicycle modes. Re-align Greenburg Road to be continuous along Nimbus Avenue with the existing Greenburg Road forming a T-intersection with the new Nimbus Arterial.The new connection would provide arterial level access from Greenburg Road to.Hall Boulevard along the existing Nimbus Boulevard. The arterial would be a three-to-four lane,35mph facility. Treatment Evaluation Passes through the existing Nimbus Avenue/Scholls Ferry Road intersection, and where possible uses the existing Nimbus Avenue alignment. Serves regional demand between northwest and southeast of the regional center.Provides opportunity for motorists to divert off of Hall Boulevard to gain access to Hall Boulevard north and west of the study area. The arterial forms a connected system with the recommended Locust Street,and Nimbus Avenue/Mall over-crossings of Highway 217. Assists in relieving congestion on Hall Boulevard, Scholls Ferry Road (east of Nimbus Avenue),and the Highway 217 interchange intersections.Is likely to require grade separation at the intersection of Nimbus Avenue/Scholls Ferry Road by the 2020 horizon. ➢ RECOMMENDED Locust-to-Nimbus Over-Crossing of Iiighway 217(Sub-Arca A) Construct a regional level over-crossing of Highway 217 connecting Locust Street to Nimbus Avenue. Includes ramn connecti0^s to Cascade Avenue and Zither an at-grade or grade separated crossing of the railroad tracks. Also, includes pedestrian and bicycle amenities extending to Fanno Creek Bikeway. Klttelson&Assoclates,Inc. Page 6 Washington Square Reglomil Center Techn/cal Memorandum .klm 75, 1939 Recommended Transportadbn Mastwpan Treatment Evaluation A form of this over-crossing has been identified in the Regional Transportation Plan. This over- crossing will form a vital element for east-west connectivity in the Regional Center, as well as providing regional connectivity and congestion relief on Hall Boulevard and Scholls Ferry Road (east of Nimbus Avenue). This plan recommends a two lane "major collector" over-crossing connecting to Greenburg Road at the existing Locust Street intersection at its eastern end, and a T intersection at its western end at Nimbus Avenue.Intermediate connections to the Mall and ramped connections to Cascade Avenue are also recommended. ' A RECOMMENDED Interchange Capacity Improvements on Highway 217(Sub-Area A) Recommend that Highway 217 interchange capacity improvements at Hall Boulevard and Scholls Ferry Road be identified as significant needs in the upcoming Highway 217 Major Investment Study. Treatment Evaluation The Scholls Ferry Road/Highway 217 interchange and the Hall Boulevard/Highway 217 interchange both serve as gateways into the Washington Square Regional Center. Under existing conditions,both are extremely congested during the p.m. peak period and during other peak periods of retail and commercial activity.In order to facilitate access(existing and future)to and from the Regional Center, it is imperative that these interchanges be considered as critical points for relieving congestion along the Highway 217 corridor,and thes increasing access to the Washington Square Regional Center. RECOMMENDED(Component of forthcoming Highway 217 Major Investment Study) Highway 217 Parallel Roadway(Sub-Area C) Provide new access to Washington Square Mall via a roadway parallel to Highway 217 with a Hall Boulevard under/over-crossing.Hall Boulevard could remain a three-lane road from Highway 217 through Oleson Road. This treatment is mutually exclusive to -the Collector System on Oak, Lincoln,and Locust Streets.This treatment would likely be integrated into capacity improvements identified on Highway 217. Note that Hall Boulevard is currently planned to be a five-lane facility from Scholls Ferry Road through Durham Road south of the Regional Center Study area. Maintaining Hall Boulevard as a three-lane facility would severely constrain the flow of traffic through the area. Treatment Evaluation A road parallel to Highway 217 in this area could be constructed as a frontage road or collector- distributor depending on the desired connectivity to adjacent land uses and the degree of congestion relief planned for Highway 217. This project would likely be integrated into the larger regional transportation system and should be identified as a possible congestion relief option to be tested in the upcoming Highway 217 Major Investment Study.. ➢ RECOMMENDED(Component of forthcoming Highway 2l7 Major Investment Study) Lincoln Street Over-Crossing(Sub-Area C) Construct a Highway 217 over-crossing connecting Lincoln Street to Grcenburg Road, including ispedestrian and bicycle facilities. Vttelson&Assocla ton,Inc. Pago 7 waswngton Square Regtorw Canter Tecnnk;at Merrwratmqum Jexre 25, x999 Rvoommeaded Ttansportado"mastorRasn Treatment Evaluation The analysis showed that this treatment would serve a relatively low travel demand and would not likely warrant the cost of construction.The over-crossing could provide connectivity benefits for pedestrians and cyclists depending on the connections to the surrounding pedestrian/bicycle system. A NOT RECOMMENDED Cascade Avenue Upgrade(Sub-Area D)Upgrade traffic carrying capacity of Cascade Avenue and develop with pedestrian and bicycle design amenities. Treatment Evaluation . Additional motor vehicle capacity is not needed on Cascade Avenue. Due to the close proximity , improvements to the Cascade Avenue/Scholls Ferry Road intersection should be considered integral to improvements at the Highway 217/Scholls Ferry Road interchange.A possible grade separation at the Cascade Avenue/Scholls Ferry Road intersection assists in relieving congestion on Scholls Ferry Road by reducing the effects of closely spaced signalized intersections:Connectivity within the Regional Center area is provided with ramp connections to both recommended over-crossings of Highway 217. This provides improved connectivity to the Mall, Greenburg Road and Locust Street,and aids in reducing congestion on both Hall Boulevard and Scholls Ferry Road. Pedestrian and bicycle amenities should be implemented on Cascade Avenue as surrounding land develops or redevelops. These improvement requirements should be incorporated into City of Beaverton planning documents. NOT RECOMMENDED -Capacity Improvements Al> RECOMMENDED—Intersection improvements at Scholls Ferry Road and ramp connections to proposed Highway 217 over-crossings(Component of forthcoming Highway 217 Major Investment Study) RECOMMENDED-Pedestrian and Bicycle amenities on Cascade Avenue. Cascade Avenue Realignment(Sub-Area D) Realign Cascade Avenue south to connect with the new Nimbus Avenue arterial. Eliminate the intersection of Cascade Avenue/Greenburg Road. Treatment Evaluation Most of the potential benefits of this realignment would be achieved by the Nimbus Avenue extension to Greenburg Road(the new arterial).Also,this treatment would impose a second major intersection on the new arterial without significant benefits in system capacity. Corridor benefits would be achieved on Greenburg Road by increasing the spacing of signalized intersections in .proximity to the Highway 217 ramp intersections. ➢ NOT RECOMMENDED Identify Separate Parallel Bicycle Paths(i.e.,Ash Creek) Identify potential bicycle network alignments with connections to existing bikeways, neighborhoods, and activity center. Specifically, extend the Fanno Creek Bikeway along Ash Creek. Mtte/son&Assoclates,Mc. Page a Washtr�7ton Squm�re RepJartat C�snter 1'echntcu!Merr}orarxtc�vgr ✓carters, ryas Reconv7 odrra tswrratfonMaste'rqan Treatment Evaluation Provision of off-street parallel bike paths is include! in Metro's Street Design Guidelines as an alternative bicycle treatment when roadway widths on high-volume streets preclude bicycle lanes. This is the case of most of the major-roadways and bridges in the study area. Therefore, such parallel facilities should be.considered.Specifically,Metro's Regional Bicycle System Map shows the Fanao Creek Bikeway(as an off-street multi-use path)extending from its current alignment to the south along Tiedeman Avenue. D RECOMMENDED COmmuter Rall System Commuter reit service between Wilsonville and Beaverton on existing railroad right-of-way. Consider a station in the vicinity of Scholt"s Ferry Road.If implemented connect to regional center transportation system.This improvement is included in the Regional Transportation Pian process, Evaluation Considerable interest has been expressed regarding a potential commuter rail system serving Beaverton and Wilsonville.•That project is being evaluated in a separate study and a specific recommendation is outside the scope of this study. However, if the-commuter service is implemented, it should be incorporated into the transportation system in the Washington Square Regional Center. People Mover Interest was expressed in a people mover system connecting the retail,recreational,residential and commercial areas of the Regional Center. Such a system could be above grade or at grade on a separate alignment or in shuttle buses on the recommended transportation system.If implemented, it should be incorporated into the transportation system in the Washington Square Regional Center. RECOMMENDED TRANSPORTATION MASTER PLAN Table 1 summarizes the elements of the recommended Transportation Master Pian. The table identifies the travel modes impacted by each element,and also provides"order of magnitude"cost information for planning guidance. Table 2 shows the lanes, functional classifications,and design classifications on the major study area facilities. Figures 1 and 2 graphically depict the recommended transportation system improvements. A7tte/_-Gn associates,Inc. Page 9 u nd 2���vara Rsglonal center TeGrnka/"of nomnd,4m RecpmMWWad TtgnsportattartMas!erPlan Table I Summary•of Recommended Multi-Modal Transportation System Treatments Im cted Travel!alode 4! Financial Project Namet T Programming Factors Nimbus Bus Service N/A Sidewalks on Greenberg Road and Hall Boulevard X N/A Transit Center Amenities X N/A Sidewalk Construction on Hall at Cascade X $d0-50/sq yd Evaluate Golf Course Pedestrian Trail , X $15-20;000 Mall Area Street Development X X X N/A Pedestrian Treatments in Commercial Core X N/A Evaluate Pedestrian Crossings on Greenburg/Hall X X__ $10-15,000 Neighborhood Traffic Management X X X $30-50,000 Develop Oak-Lincoln-Locust Street Collector System X Construction of Lincoln Street connection $8-12/sq.ft Reconstruction of existing roadways $5-7/sq.ft Widen Hall Boulevard to Five Lanes X $4.7 million Pedestrian/bicycle Connections in New Developments X X N/A Mall-to-Nimbus Highway 217 Over-crossing X $15-25 X X million Nimbus Extension/Realignment X $10-15 X X million Locust-to-Nimbus Highway 217 Over-crossing X X X $15 million Highway 217 Interchange Capacity Improvements X $70-100 million Cascade Avenue Pedestrian/Bicycle Improvements X X N/A Cascade/Scholls Ferry Intersection Improvements X $5=7 million Evaluate Off-road,Parallel Bicycle Paths X $10-25,000 To be used for general planning guidance. `Identified in Tri-Met's Transit Choices for Livability Study 3 To be incorporated with development and roadway improvement projects. 4 Cost to conduct an engineering/planning study. S Cost estimated obtained from the Regional Transportation Plan improvement list Kittelson&Assoc/ates,Inc. Page 10 Waaf ft(on Square RegAwmi Caterer TecJu bW Memorandum June.2,9, 19M Reconvne►rtdedTransportabbaMaster Ran Table 2 Recommended Street Characteristics Cross Proposed Tigard Metro qftreieat Impacted Roadway Section Street Classification Com Nimbus over-crossing: 2-lane Major Collector Comm Washington Square to Nimbus bridge Locust Street over-crossing2-lane Major Collector Community Street bridge tY Nimbus Extension: 3 to 4 Arterial Community Street Greenburg to Nimbus Avenue lanes Lincoln-Greenburg Over-crossing bridge Minor collector Community Street Eliander Lane,Palm Boulevard, 2 lanes Local Street N/A Washington Square Road Oak Street/Lincoln Street lanes Minor Collector Community Boulevard Road Parallel to Highway 217* 2 lanes Major Collector Regional Street Cascade Avenue 2 to 3 Minor Collector- Community Boulevard lanes Greenburg Road 3 to 5 Major Collector Community Street lanes Hall Boulevard 5 lanes Arterial Regional Street Scholls Ferry Road 5 lanes Arterial EIERegional Street !widening Streets 2 lanes -Local Street N/A element is a mutually exclusive with to the Oak-Lincoln-Locust collector system,and theassociated- of Hall Boulevard to five lanes east of Oleson Road. AWtolson e4 Assoc/atos,inc. Page 1 f (NOT TQ s gk, 17 � s� 210 a in cn -.3 m i c s` �y WASHINGTON p� SQLIAREo SW 60 ER Scq q MALL N a SW LEHMAN o ST SW ST 1 SW LANDAM ST a SW LOCUST ST ` ®~ oz co � cn SW OAK � s s SW OAK ST Go SW PINE ST - ASN _.CR f fK � � 3 � �.. , sw r yy SW SPRUCE ST O % j ,F, : 2<1 a a pF N o o m n FNeU 217 rn R SW PFAFFLE ST Rlc$oltll cewrER cruor IN x CITr OF TICARO LEGEND o— NEW ROADWAY RECOMMENDED MOTOR VEHICLE UPGRADE EXISTING ROADWAY SYSTEM IMPROVEMENTS PHASING OF KEY MOTOR WASHINGTON SQUARE REGIONAL CENTER FIGURE D >xi TIGARD, OREGON VEHICLE TREATMENTS IJUNE 1999 2879 OWLS Fl .879P�µia all (NOT 7p SCALE Sw 17 y�o '♦ 210 a O S. • W O ' y� Q � 910 i�¢ �� oa SW BOWER ST �� � e N ®` ¢ SW LEHI M N ST i `W CuR_ EES ♦ �j', = SW LOCUST ST ST SW LANDAM ST SW LOCUST ST to 9y SW OAK:ST a ¢ SW OAK ST SW PINE ST fK Pyy Lra 5 _ - to SW SPRUCE ST O \ x 4� _ ¢ 217 N ¢ . m �' g 1n � to 'r O o fiJ 1\ � �FFe�BpR rn I� i a C Rp SW PFAFFLE ST RpGgNLL G41fi'ERfTYOf GITT OF TIGARO ' In addition to the improvements shown above, sidewalks and bicycle lanes should be provided On SW Scholls Ferry Rd., SW Holl 81vd., SW Greenburq Rd., and SW Oleson Rd. as development and/or other roadway improvements occur. FGEND ■No- FUTURE PEDESTRUW/BICYCLE CONNECTIONS .II■11.11.11■ NEW BUS SERKCE RECOMMENDED PEDESTRIAN, BICYCLE, ..R'...a SI"AUT IMPROVEMENTS �—► PEDESTRIAN ACCESS IMPROVEMENTS AND TRANSIT SYSTEM IMPROVEMENTS 4-0 0M7atovW ALIGNMENT WNW tE►+TER IMPROVEMENTS WASHINGTON SQUARE REGIONAL CENTER FIGUjFI.AL QT �C POTENTML PEDESTRm CROSSING TIGARO, OREGONREFUGE rtffl F.kMF_"�D PEOESTRlMI/�LYCLE TREATMENTS JUNE 1995 2879 OWGS879F202 Washington Squans RegANW Canter TechnAca/Memorandum June 25, >999 ReQommended Tratrsportat/on MaLWWFYan TRANSPORTATION SYSTEM IMPLEMENTATION Recommended improvements identified in this memorandum are intended to supplement improvements identified in Metro's Regional Transportation Plan (RTP). Furthermore, the implementation of capacity improvements at the Highway 217 interchanges is critical to many elements of the motor -vehicle system improvements. The elements of the recommended Transportation iViaster Plan comprise an integrated system designed to serve the n€p*of reg. o as.ve:l s� local avel,and to provide a balanced system for all travel modes. In several cases the effectiveness of individual treatments would be reduced by the absence of other elements of the system. Therefore, the most complex elements of the recommended motor vehicle system were reviewed to determine the most effective phasing for the implementation of these elements. The recommended phasing is described below. This is followed by a similar discussion of the alternative travel mode treatments. Phasing of Key Motor Vehicle Treatments 1. Early implementation of the Highway 217 over-crossing connecting Washington Square Mall to the Nimbus office developments will serve local traffic accessing-the Mall from the west, providing needed relief to the congested regional system. This will be a first step toward providing local connectivity within the Regional Center area and crossing the Highway 217 barrier. .2. The extension of Nimbus Avenue to Greenburg Road(Nimbus Avenue Extension)should be implemented after the Nimbus-Mall over-crossing. This treatment will relieve congestion on Hall Boulevard,and at the Scholls Ferry Road/Hall Boulevard intersection..Gonstruction of this extension can be followed by construction of the Highway 217 over-crossing on the Locust Street alignment. 3. The Highway 217 over-crossing on the Locust Street alignment should be constructed after the Nimbus Avenue extension to Greenburg Road,to provide an additional east-west connection over Highway 217 and improve connectivity within the study area.Constructing the connection prior to the Nimbus Drive extension would sharply limit the effectiveness of this connection. 4. Development of the Collector System along Oak Street, Lincoln Street, and Locust Street should begin concurrent to the construction of the Locust-to-Nimbus Highway 217 over- crossing in order to accommodate associated traffic volumes. This stage should also include neighborhood traffic management in area. S. The widening of Hall Boulevard to five lanes should follow construction of the Locust-to- Nimbus Highway 217 over-crossing and development of the Oak, Lincoln, Locust collector system. This will provide the opportunity to monitor changes in traffic associated with these and other system treatments. It is feasible that with development of the Nimbus Avenue extension and the new Highway 217 over-crossing,Hall Boulevard may not need to be widened within the study area. This however, is independent of other regional needs identified for Hall Boulevard. Kkte!sart&Assaaiates,/ha. Page 14 Washington Square Regional Center Technical Memorandum Jun~25, 1999 RecomrrWided TransportaVon Mastar Plan Implementation Pedestrian/Bicycle and Transit Treatments Several of the alternative mode treatments should be implemented as development occurs in site specific areas. This requires ensuring that the preferred pedestrian and bicyclist amenities are included in the appropriate City codes and ordinances.In other cases,a proactive approach will be required to see.the alternative mode treatments to completion.Specifically, Nimbia Bw Service. This treatment has been identified by Tri-Met with a one-to- .five year time frame.'Tigard, Beaverton, and businesses likely to receive benefits from this service should work with Tri-Met to achieve implementation. Neighborhood Traffic Management measures should be implemented alorC Locust, Oak and Lincoln Streets to ensure a safe environment conducive to all neighborhood activities. Measures should be in place no later than opening day of the recommended Locust Street over-crossing. Traffic management measures could be developed and implemented as soon as possible. Pedestrian Crossing Treatments on Greenburg Road and Hall Boulevard should be evaluated to ensure safety as traffic volumes increase. Coordination(between ODOT and the City of Tigard), evaluation,design and implementation could begin as soon as possible. - Sidewalk Construction on Hall Boulevard at Cascade Avenue.The existing gap in the sidewalk and over-grown vegetation are barriers to pedestrian circulation and hinder access to the sidewalks on the Hall Boulevard bridge over Highway 217. ODOT- could construct this sidewalk in the immediate term. Mall Area Street Development. In order to create a more pedestrian/bicycle-friendly environment within the commercial core of the Regional Center, the existing and future internal roadways (Eliander Lane, Washington Square Road, Palm Boulevard) should be improved to full street standards including pedestrian/bicycle and transit amenities. This requires ensuring that the preferred pedestrian and bicyclist amenities are included in the appropriate City codes and ordinances CONCLUSION The purpose of this transportation plan is to address the growing transportation needs in the Washington Square Regional Center in a manner consistent with Metro's Region 2040 concept for this area. The system improvements were designed to serve local and regional transportation demand for all travel modes. The recommended transportation system was developed with input from residents of surrounding neighborhoods, property owners, and developers, as well as representatives of public agencies. Following this framework plan, more refinement and implementation will be necessary to apply more specifics to tilt recommendations (e.g. roadway alignments, location of sidewalks, connections to Fanno Creek Pathway). Tigard, Beaverton,Washington County and ODOT should begin coordinating objectives and policies. Further, strong recommendations and participation in the Highway 217 Major Investment Study and the Wilsonville-Beaverton Commuter Rail planning efforts (and other future transportation related projects in this corridor) will yield attention to the transportation issues related to the Washington Square Regional Center. lOttelson&Assoclates,Inc. Page 15 WasNngtm square Reglorw Center re .kai June 25, 1999 Homed rnmVortabbn Master plan The long-term vision for this Regional Center will not be achieved without a great deal of planning and collaboration between the public and private sectors. The magnitude of improvemeots identified in this plan,cannot be shouldered completely by either the private or public sector. In the near term, implementing small-scale pedestrian and bicyclist projects as well as championing the Nimbus-Washington Square Mali overcrossing and the Nimbus Arterial extension will, from a transportation perspective-begin the process of developing the Regional Center. Ultimately, the future transportation system must be a multi-modal system addressing regional and lel t�Vel demands within and tolfrom the Washington Square Regional Center. KITTELSON & ASSOCIATES, INC, TRANSPORTATION PLANNINWRAFFIC ENGINEERING 610 SW AIDER,SUITE 700 • PORTLAND.OR 97205 • (503)228.5230 FAX(503)273-6169 TECHNICAL MEMORANDUM To: Laurie Nicholson,City of Tigard cc: Lidwien Rahman,ODOT John Spencer,Spencer&Knipper From: Justin Jahnke,Judith Gray&.Beth Wemple,Kittelson&Associates,Inc. Dater June 2S, 1999 Project: Washington Square Regional Center Project N: 2879 Subject: Transportation System Treatment Alternatives—Deliverable 2A_ INTRODUCTION This technical memorandum documents the findings of the future transportation system analyses for 'the Washington Square Regional Center.Based on an evaluation of the future(year 2020)baseline transportation system,system deficiencies were identified and potentiaLimprovements to the motor vehicle transportation system were developed and analyzed.An evaluation was also conducted of the transit,pedestrian,and bicycle systems in the Regional Center.Deficiencies were identified and improvements were developed to support alternative mode travel demand. MOTOR VEHICLE TRANSPORTATION SYSTEM The analysis of the motor vehicle transportation system includes analysis of a future(2020)baseline transportation network to estimate the future travel demands and associated congestion points within the study area. Improvement elements were then identified to treat specific problem areas and then integrated into three alternative system improvement concepts. Analysis Period and Evaluation Criteria Metro has recently moved from a one-hour peak assignment to a two-hour peak assignment. This two-hour assignment is representative of the average operating condition during the two highest hours during the p.m.period. This change in methodology was introduced in an attempt to simulate peak demand spreading over a two-hour period, due to the future transportation demands of the region. Metro has identified evaluation criteria that recommend deficiency thresholds that describe operating standards for use with this two-hour peak assignment. These criteria use link based volume to capacity ratios to categorize operation into categories of"(deal Conditions", "Preferred Operating Standard", "Acceptabie Operating Standard", "Unacceptable Operating Standard", and "Grossly Unacceptable". Wb,Wngton squOre Reg/onal Center Transpormobn System Pro!®ot-2879 June 25, 1999 Page;.2 Different deficiency thresholds have been established dependent on the location of the r+oa facility by surrounding land use type. This study focuses on the Washington Square area being designated as a"Regional Center"under Metro's Urban Growth Management Functional Plan, The relevant deficiency thresholds and operating standards are described in Table 1. These standards have been adopted for use in this study. Table 1 Motor Vehicle Level of Service Deficiency Thresholds and Operating Standards ('Ivo-hour p.m.peak average) rLocm-_ation by Land Ideal Preferred Acceptable Operating Unacceptable Orossl gn Type Conditions Operating Standards yOperating Unacceptabtt Standards (Approaching Standard(Exceeds Deficiency Defrciert*y Threshold) Threshold) In entral City, I---I—hour 1"hour at LOS 1•hour at LOS F;2 1"hour at LOS F; —Y—hour average Regional Centers, average is E;2'hour at hour at LOS E;(2 2nd hour at LOS F; is worse than Town Centers, LOS D or LOS E;(2 hour hour average is 0.96 (2 hour average is LOS F(greater Main Streets,and better(0.90 average is 0.90 to 1.00) 1.01 to I.Toy than 1.10)• Station or less) to 0.95) Communities °Demand/capacity of greater than 1.0(during two-hour p.m.peak)will start to spread nto a third ihour the peak ,however, some drivers will choose slow out of direction alternative routes to avoid the high level the Peak ion. Future Baseline Transportation Network An initial network assignment was performed to provide-an estimate of the future travel demands and associated congestion points within the study,prior to specific improvements due to the regional center concept. Network Description The baseline 2020 transportation network was developed by reviewing and revising Metro's regional travel demand model transportation network that is under development for the current Regional Transportation Plan Update. Planned transportation network improvements in the Washington Square Regional Center area and on the surrounding transportation system were identified and incorporated into the baseline future transportation network. The baseline transportation network system improvements included pedestrian and bicycle projects, transit projects and roadway improvement projects. Figures 1 and 2 summarize the roadway system improvements by comparing the existing transportation network io the Baseline future transportation network. In summary the major improvements in the baseline future transportation network included: Transit Improvements • Peak Hour Commuter Rail Service from Wilsonville to Beaverton • Bus Service from Washington Square Regional Center to Lewis&Clark College • Bus Service from Cedar Mill Town Center to Washington Square Regional Center • Bus Service from Washington Square Regional Center to Jantzen Beach • Bus Service from Sunset Transit Center to Washington Square Regional Center ffighway System Int1wovenrents • Highway 217-additional capacity between 1-5 and US 26(six lanes assumed) • 1-lighway 217 ramp metering,and Advanced Traffic Management Systems Krtte/son&.Associates, Inc. Portl,lnd, Oregon Washtrrgtwr Square RegJonat ertter PaYect•2879, TranspwU6L7n System TreadnentAlteMah`ves page.3 Jttne 25, IW9 • Highway 217 and I-5 interchange reconstruction • 99W upgrade to seven lanes Arteriad/Local Street System Improvements • Nimbus Avenue extension from Hall Boulevard to Denney Road • Highway 217/Greenburg Road ramp improvements • highway 217 over-crossing from Washington Square Regional Center to Cascade Plaza • Hall Boulevard widening to five lanes between Scholls Ferry Road and Durham Road • Extension of Taylors Ferry Road to Oleson Road(three lanes) • Greenburg Road widening to five lanes between Washington Drive and Tiedeman Avenue Appendix A provides a more detailed summary of the improvements, as well as other significant improvements in the area, that are included in the project baseline forecast model, and Metro's estimated project costs. In addition to the future improvements described above, a number of pedestrian and bicycle improvements'have been identified by Metro for the study area. These-improvements are not included in the adopted transportation network, however this will not significantly effect results of the transportation model assignments, as information from Metro indicates that the overall mode splits with these improvements do not significantly vary from those reported for the adopted network.The proposed future pedestrian and bicycle improvements include: • Oleson Road bike lanes, sidewalks, lighting,crossings,bus shelters and benches between Fanno Creek and Hall Boulevard Sidewalk, lighting, crossing, bus shelter and bench improvements for Scholls Ferry Road, Hall Boulevard,Greenburg Road,Oleson Road,Cascade Avenue and neighborhood streets • Sidewalk, lighting, crossings, bus shelter and bench improvements for Scholls Ferry Road between Beaverton-Hillsdale Road and Hall Boulevard • Hall Boulevard bikeway, sidewalk, and pedestrian crossing improvements between Oak Street and Highway 99W. Existing and Future Traffic Volumes A Baseline 2020 two-hour p.m. peak period vehicular travel demand forecast was obtained from Metro. This forecast assigned the trips generated by the Regional Center land uses (adopted by Tigard and Metro as part of the 2040 Functional Plan process)' to the adopted Baseline 2020 'The land use forecasts form the basis for the trip end estimation process in the transportation model. The 2020 land use forecast and trip generation estimates are based on Metro targets for die Regional Center. Therefore it would be theoretically correct to modify the land use characteristics to reflect the specific Regional Center concept being developed by this project. However,the regional transportation model is limited in its ability to focus on a relatively small area such as this study area. Metro advised that unless trip generation levels varied by more than 10"/o under the specific Regional Center concept,then a full land use estimation calculation would not produce significant differences in the trip generating behavior of the model. The land use changes proposed under the specific Regional Center concept produced a decrease in total trip generation estimates of 9.8%for TAL's within the study area. The existing 2020 trip table was therefore conservatively adopted for use in this assessment. This allows a consistent comparison of die performance of the alternativc transportation systems with the future baseline assignment. Katte/scn*.Assoc/ates,Inc. Portland,Oregon l Washington Square Reglora/Center rmnspprtapronsystem rrea&ntentAlternadves pfWact•2879 June 25 f999 Page.4 Afthk Transportation Network. Metro also provided a 1994 two-hour p.m, peak vehicular travel demand forecast. Figure 3 shows the 1994 forecast and Figure 4 shows the 2020 forecast, respectively, The 202.0 forecast included an applied mode split of: • 5%pedestrian/bicycle • 4%transit • 65%single occupant vehicle • 26%high occupancy vehicle(which yields an average auto occupancy of 1.17 passengers per vehicle) Comparing Figures 3 and 4 shows that there is significant traffic growth forecast on regional and local streets in the study area,in particular on the following corridors: • Hall Boulevard • Locust Street • Greenburg Road • Oleson Road • Taylors Ferry Road(due to the future connection to Oleson Road) Existing and Future Traffic Congestion Based the assigned volume to capacity ratio calculations, and Metro's two-hour peak deficiency thresholds, Figures 5 and 6 show the 1994 and 2020 forecast two-hour p.m. peak period areas of unacceptable and grossly unacceptable operation. Comparing the two figures shows•that, as compared to Metro's 1994 analysis,there will be a significant growth in congestion in the study area. Figure 6 shows that during the future two-hour p.m. peak period, there will be unacceptable or grossly unacceptable vehicular operating conditions on: • Hall Boulevard west of Scholls Ferry Road, • Oleson Road north of Hall Boulevard, • Scholls'Ferry Road south-west of Highway 217,and • Cascade Boulevard north and south of Scholls Ferry Road. Travel Demand Analysis Travel demand patterns were evaluated using select link analyses from Metro's travel demand model. For pre-selected roadway segments (links), the select link analyses show how many vehicles are traveling on the roadway segment during the two-hour p.m.peak period,where the vehicles originate from,to cross the road segment,and where the vehicles travel to, after crossing the road segment. Results of these select link analyses are reported in Appendix B. Results from these travel pattern analyses show: • There is significant demand for travel along Hall Boulevard from south of Highway 217 to west of Highway 217 toward Beaverton; • There is also significant demand for travel between Oleson Road north of Hall Boulevard and Hall Boulevard west of Highway 217 toward Beaverton; KItte/son&Associates,Inc. Portland, Oregon Wkslr4Vtvn Squam RagAwW Oenter Protect-,287.9 Transporta4ba System Tres&nentA/t rna&es page.S J(&m 26.1999 • The Washington Square Mail generates a significant number of trips into and out of the regional center area in all directions. • Travel through Hall Boulevard/Scholls Ferry Road to the west is high;and • The majority of vehicles on Highway 217 are traveling through the study area; however on Highway 217 between Scholls Ferry Road and Greenburg Road there is a high exchange of vehicle trips indicating that motorists might be using Highway 217 for local instead of regional trips. These results indicate that congestion within the Washington Square Regional Center study area is produced by competing demands between two different transportation needs. Regional transportation demands direct traffic through the study area on Highway 217, Hall Boulevard, Scholls Ferry Road,Greenburg Road and Oleson Road. Competing with this through traffic demand are local access and connectivity needs of the Washington Square Mall, the Nimbus Avenue commercial precinct,the Lincoln Center,and the Metzger residential area. The regional transportation demands arc generally summarized on Figure 7. 'Limited alternatives exist to serve these regional demands,which focuses trips onto a limited number of corridors. These same corridors are the primary access points for the Washington Square Mall and other non-retail employment centers. Future Transportation System .Alternatives Alternatives Development In attempting to find solutions to the predicted future congestion within the study area,it is important to address the significance of the regional and local transportation demands. By addressing these general demands individually, and testing specific improvements designed to cater for,and separate these demands, it is possible to develop a set of improvements to relieve particular aspects of future congestion within the study area. Using this methodology of alternative concept development, a series of three alternative future transportation systems were developed and tested using the Metro emme/2 model. As a general summary of the performance of these alternatives,Tables 2a—2d summarize the key features of each of the alternatives,as well as the benefits that each provides to critical corridors and intersections within the study area. Potential environmental impacts that each alternative may cause are broadly identified. Each of the three alternatives is described and discussed in detail in the following sections. Alternative "A General Description This alternative was designed to test the effect of a series of regionally significant transportation system improvements,which either provided alternate routes through the area for regional traffic,or improved the capacity of existing congested corridors. Iattersorr&Associates,Inc, Portland,Oregon Washington Square Reglonal Center Transportation System TreatmentAltemaVves P ieot.'2679 Duna 25 1999 Page.,6 The specific improvements tested include: • Alternate northbound Highway 217 ramp arrangement at Hall Boulevard. • New over-crossing of Highway 217 from Locust Street. • New corridor connecting Greenburg Road south of Highway 217,to Hall Boulevard west of the existing Nimbus Avenue intersection. , These improvements are shown conceptually on Figure 8. Details of Proposed Improvements Highway 217 Ramp Arrangement This concept rearranged the existing northbound.ramp configuration to Highway 217 at Hall Boulevard. The existing ramp connects Scholls Ferry Road, south of Hall Boulevard, to the northbound travel lanes of Highway 217. This forces all traffic accessing Highway 217 northbound to use Scholls Ferry Road. An alternative form was developed to replace the existing northbound ramp from Scholls Ferry Road. This included a loop ramp connecting Hall Boulevard eastbound to Highway 217 northbound. In conjunction with this loop ramp, an additional ramp connecting Hall Boulevard westbound to Highway 217 northbound was proposed. Both ramps meet on a frontage road that connects to Highway 217 at a single metered ramp terminal north of the-Hall Boulevard over-crossing. The Hall Boulevard termini of both ramps would be located west of the Hall Boulevard intersection with Scholls Ferry Road. Greenburg Roast—,Hall Boulevard Connection This connection is proposed to allow an alternate route for travel demand presently on Hail Boulevard, between areas to the northwest and areas to the southeast. By providing this alternate route the aim is to relieve congestion on Hall Boulevard, in particular at the Scholls Ferry Road/Hall Boulevard intersection. A general two-lane connection is proposed,with a design speed of 35mph. Widening at intersections would be required to accommodate tum lanes. Figure 8 shows the general alignment. At its northern end, the facility would intersect with Hall Boulevard west of the existing Nimbus Avenue intersection.The facility's intersection with Scholls Ferry Road would be combined with the existing Scholls Ferry Road/Nimbus Avenue. At its southern end,this new corridor would make a four-way intersection with the existing Greenburg Road/Tiedeman Avenue intersection. Locust Street Over-crossing of Highway 217 A form of this over-crossing has been identified in the RTP, and based on the future baseline analysis, the demand for a connection of this type exists. This link will provide an additional east- west connection over Highway 217, providing increased connectivity and east west capacity within the study area. As a regional level connection, the alignment of the link is proposed to meet the existing Locust Street/Greenburg Road intersection and then proceed on a direct path over Highway 217 and Cascade Avenue, and then meet the new proposed Greenburg flail Boulevard connection. The facility Kine/son d ilssociates,Inc. Portland,On.von Wash/ngton Square Regional Center Pro/eoP 2BJ9 TranspRxtatJonSystemTreatmentAlter.;aftms page J June 23.1999 would in general be a two lane facility with a design speed of 35niph. A ramp is proposed between this over-crossing and Cascade Avenue. Neighborhood Circulation Roadway To serve potential future development east of Greenburg Road, the concept for a new circulating roadway was developed. This roadway would connect to Greenburg Road,south of Highway 217, making a four-way intersection with Cascade Avenue at Greenburg Road. The proposed roadway then crosses over Highway 217, between Greenburg Road and Hall Boulevard, before continuing north to meet Locust Street, between Greenburg Road and Hall Boulevard. Volume to Capacity Analysis The volume to capacity ratios for the study area are shown in Figure 9. Compared to the baseline future transportation analysis, corridor congestion on Cascade Avenue, south of*Scholls-Ferry Road is reduced. This is due to the Hall Boulevard — Greenburg Road connection,which shifts traffic further west to access areas to the west using Scholls Ferry Road. The volume to capacity ratios show that congestion is increased in the vicinity of the Hall Boulevard/Scholls Ferry Road intersection. Link Volumes and Intersection Performance The assigned traffic volumes for this alternative are shown in Figure 10. Appendix C contains the select link analysis plots. The impact due to these improvements at the main points of interest within the study area are summarized in Tables 2a—2d. The most significant of the improvements in these tables is the 30% reduction in volume of Scholls Ferry Road, west of Cascade Avenue. This was reflected in the volume to capacity ratio discussed above. The section of Hall Boulevard between Oleson Road and Locust Street shows a 12% reduction from the base forecast. This is a direct result of the new Hall Boulevard—Greenburg Road connection, and the high-standard Locust Street over-crossing. This connection can therefore be seen to provide congestion relief, in particular on Hall Boulevard. In combination with the Locust Street over- crossing,it provides an alternate connection between both Hall Boulevard and Scholl Ferry Road to the west,and areas to the south and east of Highway 217. The benefits of this new connection are not obvious in all areas of the network. The select link analyses revealed a general decrease in volumes in Hall Boulevard on all sections east of the new corridor. However, latent demands in the congested system caused a redistribution of trips to fill this newly available capacity. This was particularly evident on Hall Boulevard between Scholls Ferry Road and Oleson Road. As can be seen from the volumes in Figure 10,the l{all Boulevard—Greenburg Road connection will carry two way volumes ranging between 1,200 and 4,500 vehicles during the two hour peak period. K1tte/sorr a Assoclates,Inc. Portland;Oregon WasNngton Sguam Regional Cev iW rran,1aottabb" WM rr6a&nentAitemaM,,gR PWect-2879 June 25 1999 Page.8 The section between the Locust Street over-crossing and Scholls Ferry Road has the highest two hour volumes. The level of demand at this location introduces significant northbound left-turning volumes to the intersection at Scholls Ferry Road. These left turning volumes are likely to be difficult to accommodate using an at grade intersection when opposed by the projected volumes on Scholls Ferry Road. The increased standard of the Locust Street over-crossing from the future base, transportation network does not impact significantly on volumes on Locust Street between Greenburg Road and Hall Boulevard in the peak period. Due to the regionally significant trip generation of the Washington Square Mall, and the demand between the Mall and northbound Highway 217, the proposed rearrangement of the Highway 217/Hall Boulevard ramps did not provide benefits to the system. In particular,the new arrangement resulted in the addition of a further 1,000 northbound right turning vehicles to the already over- saturated intersection,which cannot reasonably be accommodated using an at grade intersection. Other than the discussed improvements at the Scholls Ferry Road/Cascade Avenue intersection,only the Hall Boulevard/Nimbus Avenue intersection is benefited by the proposed improvements. Again, this is due to the proposed Hall Boulevard—Greenburg Road connection. Alternative "B" General Description This alternative was developed to test the effect of a series of locally significant transportation system improvements, which primarily provided alternate connections for Washington Square Mall traffic to access the regional transportation network. It was expected that this may assist in reducing predicted congestion on critical regionally significant locations in the study area, particularly Hall Boulevard. Key components of Alternative"B"include: • Highway 217 over-crossing from Washington Square Mall to Nimbus Avenue • Highway 217 over-crossing from Locust Street to Nimbus Avenue • Neighborhood circulation roadway The tested improvements are shown in concept form on Figure 11. Details of Proposed Improvements Highway 217 Over-crossing from Washington Square A local connection from the northeastern area of the Washington Square Mall was proposed to connect the Mall to Cascade Avenue. This connection would provide twofold benefits to the existing transportation system. It would provide a local connection between the Mall and the commercial districts on Nimbus and Cascade Avenues. In addition it provides an alternate route for trips both in and out of the Mall to access both full Boulevard west of Ifighway 217, and Scholls Ferry Itoad, Kitte/son&Associates,Inc. Port/and,Oregon WaWngtwr Square Reglonal Center PAYect'2879 Tignsporrallon System TreatrnentAltematives Page.-JLAw 25,'1999 ® west of Highway 217. This allows the bypass of both the congested Hall Boulevard/Scholls Ferry Road intersection,and the Scholls Ferry Road/Highway 217 interchange ramp intersections. These are the primary congestion points in both the existing and future transportation system in the area, and any relief obtained from diverting Mall traffi::from these intersections will be beneficial to their. operation. Highway 217 Over-crossing from Locust StrAet alignment Another local level over-crossing of Highway 217 was proposed to connect the Mall to Cascade Avenue south of Scholls Ferry Road. This would allow diversion of traffic from existing congested intersections on Scholls Ferry Road. As shown on Figure 11, by design this connection would be made in a manner that reduces the level of through traffic that uses it. While it would still be physically possible to.travel from Locust Street or Greenburg Road to Cascade Avenue via this connection,the intent for the link is to primarily serve Mall generated traffic demands. Neighborhood Circulation Roadway As a modification to the form of this roadway tested in Alternative "A", this circulating roadway would connect directly*to Greenburg Road,north of Highway 217. A connection was then proposed from this intersection with Greenburg Road directly to the Mall. Volume to Capacity Analysis With the proposed improvements in place, several locations of congestion still remain in the network. These can be seen from the reported volume to capacity ratios in Figure 12. Notable locations include: • Hall Boulevard westbound,west of Scholls Ferry Road. • Oleson Road,north of Hall Boulevard. • Scholls FenYRoad westbound east and we st of Nimbus Avenue. • Greenburg Road,south of Cascade Avenue. • New Loop Connection—between the Locust Street over-crossing and Greenburg Road. Compared to the Base Network, locations where congestion is reduced by these improvements include: • Cascade Avenue,north of Scholls Ferry Road. • Minor Improvements on Hall Boulevard. Link Volumes and Intersection Performance The assigned traffic volumes for this alternative are shown in Figure 13. Appendix D contains the select link analysis plots. The impact due to these improvements at the main points of interest within the study area are summarized in Tables 2a—2d. The most significant of these impacts is shown on Hall Boulevard between Locust Street and Oleson Road, where a reduction of 20% of total trips on this link was observed. This is associated with a major redistribution of traffic within the system caused by the new link between Greenburg Road and the Washington Square Mall (western end of the Neighborhood Circulation Roadway). The Alternative B volume plot shows 4,000 vehicles in the two-hour peak period on this link,all of which are diverted from either Hall Boulevard,or Greenburg Road north of the new connection. Immediately south of this new connection, volumes on Greenburg Road increase around 500 vehicles. As can be seen by the volume to capacity ratios, this Klnelson d Assocletes,/nc. Poruand, Oregon -""" Washlnpten Square Regional Center Tiansaw'tatlon System TreatrnentAltemaftees &leot:2&79 June 25, 1999 Page.10 redistribution will not significantly impact either Greenburg Road or Tiedeman Avenue south of Highway 217. The select link analysis for the proposed over-crossing between the Mall and Nimbus Avenue,shows a diversion of regional trips of around 1,000 vehicles in the two hour period, from Hall Boulevard and Oleson Road,onto the new over-crossing.These trips are headed either to Nimbus Avenue,or to . westbound,Scholls Ferry Road. This diversion was the major component of volumes on the new over-crossing (57%), which highlights the degree of congestion that exists at the Scholls Ferry Road/Hall Boulevard intersection. The Mall over-crossing did not therefore capture Mall generated trips to and from areas to the west of Highway 217 as had been anticipated. Out of 5,000 to 6,000 vehicle trips from the Mall that could potentially use this connection, only around 10% did so. The vast majority of westbound Mall generated trips therefore continued to travel through the Scholls Ferry Road/Hall Boulevard intersection in spite of the predicted congestion levels. In this system, the Locust Street over-crossing carries 1,900 vehicles, an_increase of some 350 vehicles from the Base condition. The Mall generates 50%of the trips on this link. None of the intersections within the study area were significantly effected by the system changes introduced in this alternative. Alternative "C" General Description Alternative C was developed to relieve congestion on SW Locust Street and SW Hall Boulevard cast of the Washington Square Mall by providing a new roadway connection to the Washington Square Maly from SW Hall Boulevard. Figure 14 graphically depicts the proposed new link under Alternative C. Details of Proposed Improvements The new roadway would be a three-lane,35-mph facility parallel to Highway 217 between Hall Boulevard and Washington Square Mall.The roadway would connect to Hall Boulevard at a signalized T-intersection north of Highway 217. The roadway would terminate at the Washington Square Mail without any intermediate automobile access.A grade separation would be constricted at SW Greenburg Road.Bike lanes and sidewalks . would be provided on both sides. Volume-to-Capacity Analysis Figure 15 shows the volume-to-capacity ratios under Alternative C.The most significant impact with respect to volume-to-capacity ratios is evident on Hall Boulevard near the intersection with the proposed connecting link.The volume-to-capacity ratios on Hall Boulevard deteriorate on either side of Highway 217. However, directly north of the new connection, conditions improve considerably. Plots of the select link analysis are provided in Appendix E. On Locust Street, volume-to-capacity ratios improve in both directions, but were already within "ideal" operating range. However, given the residential area and potential pedestrian/bikc route on this street,reduced volumes are of more significance than indicated by impact on traffic conditions. Irtte/son&sissocfafas,Inc. Portland,Oregon WaWfutan Square ReglgneJ tenter pr ec42@79 Tmn4carta4'gn S)Wem Trea&mwtAMwn*&ws page.y f The volume-to-capacity ratio on SW Greenburg Road westbound from Highway 99W shows improvement from 1.04(unacceptable)to 0.97(acceptable), A slight increase in the volume-to-capacity ratio is shown on Pfaffle Street. However, conditions .remain within the"ideal conditions"range. Link Volumes and Intersection Performance . The assigned traffic volumes under this alternative are shown in Figure 16. The proposed new link between Hall Boulevard and Washington Square Mall provides access from the south and east. Figure 15 shows a reduction in traffic volumes on Greenburg Road near Highway 217;and on SW M-111 Boulevard north of the new connection. Traffic volumes are shown to increase south and east of the Mall,including on SW Hall south of the new roadway,as well as on Pfaffle Strreet. Select link analysis shows that approximately 70% of the traffic served by the new facility is from the south on Hall Boulevard and from Highway 99W. Approximately 20 to 30% is from Pfaffle Street,and a small portion(9%from,2%to)is from Locust Street. In the base case,approximately 55%of traffic on Locust Street was through traffic traveling between Hall Boulevard and west of Highway 217.The addition of the new facility reduced overall volumes on Locust Street,with an hssociated increase in the share of through traffic to approximately 72%. 1i a proposed connection diverts significant traffic volumes from Hall Boulevard and reduces the need for widening Hall Boulevard to five lanes between the new connection and Oleson Road. Table 2a Key Transportation System Considerations Feature jAlternative B jAlternative C Improves East/West Connectivity over Highway 217 yes yes yes Develops Secondary Travel option to Hall Blvd. yes yes no Maintains Hall Blvd.at 3 lanes(Locust St.to Oleson no no yes Rd.) Maintains Hall Blvd.at 3 lanes(south of Locust St.) no noM-yes Provides Alternate Connections to the Mall no yesModifies the flail B1vdJHighway 217 interchange yes nopgrades the role of Locust St. yes no lattel"n A Associates;Inc. Portland,Oregon` lN4whotm square Aeokml center P�Iect 28 9 rMnWOf&4bnSYstern rreatmentA/tem ffvw Jam 25, 1899 Page:92 Table 2b Relieves Corridor Congestion Corridor Alternative A Alternative B 7(66%) Highway 217(between Greenburg Rd.and Hall Yes(2%) Yes(2%) Blvd.) Hall Blvd.(west of Cascade Ave.) Yes(8%) No Hall Blvd.(between Scholls Feiry Rd.and Oleson No Yes(5%) Rd.) Hall Blvd.(between Oleson Rd.and Locust St.) Yes(12%) Yes(20%) Hall Blvd.(south of Locust St.) Yes(6%) Yes(3%) Scholls Ferry Rd.(west of Cascade) Yes(30%) Yes(21/0) No Scholls Ferry Rd.(between Cascade and Hall) No Yes(2%) No Table 2c Relieves Intersection Congestion Intersection Alternative A Alternative B Alternative C VHall vdJCascade Ave./Hwy 217 Southbound No No No ntersection vd/Scholls Ferry Rd. No No No Scholls Ferry RdJCascade Avenue Yes No No Greenburg RdJHighway 217 No No ANo Scholls Ferry Rd./Nimbus Avenue No o Hall Blvd./Nimbus Avenue Yes No Oleson RdJHall Boulevard No No Table 2d Potential Environmental Impacts Arca Alternat*AAINrn�ative MAIternativeAsh Creek Wetlands Yes Fanno Creek WetlandsYesNo lGtde/son&Associates,/x. PM-ffand,Oregon WasNngton Square Reglona/Center Pt�eo�2@79 TiatrsocnWdon System Tawtnentslttema6i as Page.13 June 25, 1999 ------------ ® ALTERNATIVE MODE TRAVEL As a designated Regional Center,the Washington Square area is intended to be highly accessible by both auto and public transportation,and to have a fully improved network of multi-modal streets.An evaluation of existing transit service, bicyclelpedestrian. facilities, and area; c-ennectivit"r,, and, improvements to support alternative mode accessibility to,from,and within the study area. Existing Facilities A review of existing alternative transportation facilities was conducted. Specifically, transit service and pedestrian/bicycle facilities,were inventoried with respect to the extent of facilities provided relative to design and policy guidelines, general system deficiencies, and specific gaps in connectivity.Also,a general review of neighborhood connections within the study area is provided. A summary of the findings is provided below. A more detailed inventory of alternative mode connections in the study area is provided in Appendix F. Existing Transit Service - Figure 17 depicts the existing transit service provided within the study area. Transit access to Washington Square Transit Center is available from the downtown Portland Transit Center, Tigard Transit Center(via Route 43), Beaverton Transit Center(located near the Hall Boulevard/Tualatin- Valley Highway intersection), Lake Oswego Transit Center (located in downtown Lake Oswego), and the Tualatin area(Meridian Park Hospital).Routes 43,45, 56,and 62-operate at intervals of 20- 30 minutes during weekday peak periods. On routes 76 and 78, peak period headways are 20 minutes.Transit routes and service frequency are listed in Appendix F. Two key transit system deficiencies identified in the study area are the lack of transit service on SW Nimbus Avenue between SW Hall Boulevard and SW Scholls Ferry Road,and the lack of a covered walkway between Washington Square Mall and the Transit Center. As previously noted, Tri-Met's Transit Choices for Livability project identified transit service on SW Nimbus Avenue as well as improved amenities at transit stops as needed improvements. Existing Bicycle Facilities Striped bicycle lanes along study area roadways were identified and are shown in Figure 18. As the figure shows, bicycle lanes are provided on both sides of SW Scholls Ferry Road throughout the study area, including the Highway 217 bridge. SW Hall Boulevard and SW Greenberg Road are partially striped for bicycles. The bicycle lanes on Scholls Ferry Road and Hall Boulevard provide access to the six bus routes in the study area and to the Washington Square Transit Center. Bicycle locking amenities are provided at Washington Square Mall,including at the Transit Center. Specific deficiencies related to bicycle connectivity in the study area include the following: • Inadequate crossing opportunities are provided over Highway 217. The only designated bicycle crossing over Highway 217 is on SW Scholls Ferry Road, where high speed and high volume motor vehicle traffic limit safety and comfort to bicyclists. • No striped bicycle lanes are provided on SW Miall Boulevard west of Scholls Ferry Road or south of SW Pfaffle Street. • Most of SW Greenburg and SW Oleson Roads are without striped bike lanes. Bike lanes are provided only along the east side of SW Greenburg Road south of Highway 217. latte/son 6 Assoclates,/nc. Porriana;Oregon KU—MInWton Square Regional Center TrensPwtetivn S,yss(OM Treatment Mennadves PtOect 2879 June 25, 1999 Page,14 • Within the Washington Square circulating roadways,there are no striped bicycle lanes $leadin to . the transit center. Existing Pedestrian Facilities Figure 19 shows the existing sidewalks in the study area. Most of the major roadways provide at least partial sidewalks and sidewalks are provided along the Highway 217 bridges'on SW Hall Boulevard near Cascade Avenue(south side only),SW Greenburg Road,and on SW Hall Boulevard near SW Pfaffle Street. However, frequent gaps in the sidewalks hinder pedestrian circulation. As Figure 19 phows, gaps exist in the sidewalks on each of the major study roadways. Also, safe pedestrian crossing opportunities are limited in some parts of the study area. Pedestrian treatments within Washington Square Mall are minimal. Key deficiencies in the pedestrian system include: • Sidewalks are not provided on SW Scholls Ferry Road between SW Cascade Avenue and SW Washington Square Road. • Sidewalks are not provided along the west side of SW Greenburg Road adjacent to the Washington Square Mail. • Sidewalks along SW Hall Boulevard east of SW Greenburg Road-SW Oleson Road have frequent interruptions. • On SW Hall Boulevard near the P&W railroad tracks, a gap in the sidewalk and overgrown vegetation hinder pedestrian access to the Highway 217 bridge. • There is no sidewalk on SW Hall Boulevard leading to the:Pli'ghway 217 bridge near Pfaffle Street,although sidewalks are provided on the bridge. • No walkways are provided on SW Scholls Ferry Road over-crossing of Highway 217. • No pedestrian crossing treatments are provided along SW Greenburg Road between SW Locust Street and SW Hall Boulevard,a distance of nearly one-half mile. • No pedestrian crossing treatments are provided on SW Hall Boulevard south of Oak Street, hindering pedestrian access to the Highway 217 crossing at SW Pfaflle Street. • ,Minimal sidewalk connections are provided into Washington Square Mall. Sidewalks provided from SW Hall Boulevard (along SW Eliander bane) have gaps on both sides of the street. A sidewalk is continued along the east-west street south of the Target store'(one side only) but stops adjacent to the Transit Center. A sidewalk is provided on SW Washington Square Road from SW Greenburg Road but stops prior to the main shopping area. • Inadequate formal pedestrian facilities are provided between retail services within the study area. Several locations within the Washington Square Mall show pedestrian paths worn in the landscaped areas. Existing Neighborhood Connections Neighborhood connections within the study area were reviewed with respect to Metro's'intersection spacing guidelines, as well as system connections between neighborhoods and Washington Square Mall. • A significant connectivity gap exists between the Nimbus Avenue business developments and Washington Square Mall due to limited opportunities for crossing Highway 217. Sidewalks are provided on SW flail Boulevard only, while bicycle lanes are provided only on S1V S<-holls Gerry road. Transit connections can be made on either SW Hall Boulevard or SW Scholls Ferry Klitelson&/lss6ciutc=s`,irx. Portland,Oregon Wash/t g4m Square Regional Center PAVacG 2878 rMnsP0rt2 ton System Tmadrrent AlfemaWes Page.r5 June 25 1999 ® Road.(Note: SW Hall Boulevard and.SW Scholls Ferry Road are separated by an approximate distance of 600 feet along Nimbus Avenue). • Sidewalks and bicycle lanes are not provided on most of the streets within the Metzger residential neighborhood. Additionally, the intersection spacing tends to be higher than the design guidelines for new residential developments.However,vehicle traffic is not high enough too hinder the safety and comfort of pedestrians and bicycles. The approximate grid layout of the streets in the neighborhood provides relatively direct access for most locations within the neighborhood. However, protected crossing opportunities are limited an SW Hall Boulevard and on SW Greenburg Road east of Washington Square Mall.The limited crossing opportunities, coupled with frequent gaps in the sidewalks and bicycle lanes constrain bicycle and pedestrian connectivity from the neighborhood to'other areas within the . regional center area. • Residential streets off of SW Pfaffle Street have no direct connections to the north,requiring out- of-direction travel to access Washington Square Mall. Also, the street system layout within the Progress neighborhood (north of the mall, off of SW Scholls Ferry Road) includes an internal closed loop(SW Crestwood Court)requires out-of-direction travel for trips to the south. Alternative Travel Meade System improvements The specific improvements identified for the study area were grouped into two categories: 1) improving system links in the existing multi-modal transportatiaimetwork; and 2) providing new neighborhood connections within the study area. These improvements are described below and are depicted in Figure 20. Improvements to Existing System Links Several major roadways in the study area are intended to provide a balanced multi-modal travel function, and as such should provide designated pedestrian and bicycle accessways consistent with Metro's guidelines for street design. Several deficiencies were identified in the alternative mode travel network within the study area. In general, as development and roadway improvements occur on SW Hall Boulevard, SW Scholls Ferry Road, SW Oleson Road, and SW Greenburg Road, sidewalks and bicycle lanes should be provided along roadways and over bridges. Any new arterials and collectors that may be constructed within the study area should also provide sidewalks and bicycle lanes. Where roadway width is insufficient to provide bike lanes, Metro policy allows that a wide outside lane is acceptable if average daily traffic (ADT) is 10,000 to 20,000. If ADT exceeds 20,000 ane roadway width is insufficient toprovide bike lanes,a parallel bikeway should be developed(Reference:6). Also,transit service should be provided along Nimbus Avenue connecting employees in the area to SW Hall Boulevard and SW Scholls Ferry Road, consistent with Tri-Met's Transit Choices for Livability plan. ANte/son Q srssoaeates,/nc. Port/and,Oregon Washington Square Regional Center Transp0rTa1f0n.'41stem Tnea&nenlA'temadvas PnVecd 2879 June 25, 1999 Page.78 Other potential improvements to the systems for alternative travel modes are as follows: • Complete the sidewalk on the north side of SW Hall Boulevard near Cascade Avenue and Highway 217 bridge. Since sidewalks over Highway 217 are provided only on the south side of SW Hall Boulevard, filling this sidewalk gap will permit pedestrians on the north side of SW Hall Boulevard to safety access the south side of Hall Boulevard via the pedestrian crossit►g signal at Cascade Avenue. • Complete sidewalks on SW Hall Boulevard east of SW Oleson Road-SW Greenburg Road through SW Pfaffle Street.Significant gaps exist on the east approach to SW Oleson Road-SW Greenburg Road,and again along the north/south portion of the roadway. Another significant gap exists north of SW Pfaffle Street and the Highway 217 bridge,although pedestrian facilities are provided on the bridge itself. • Provide sidewalks on the west side of SW Greenburg Road adjacent to Washington Square Mall. • Provide pedestrian and bicycle facilities on SVS/ Cascade Avenue as development in the area occurs. Improved Neighborhood Connections Eastside Designated Pedestrian/Bicycle Route Opportunities to provide a designated pedestrian/bicycle connection to Washington Square Mall from residential neighborhoods east of SW Greenburg Road were evaluated. Potential routes were considered along SW Locust Street and SW Oak Street. The SW Oak Street intersection with SW Greenburg Road is4ocated approximately 150 feet from the Highway 217 northbound ramps. Therefore, designation of SW Oak Street as a pedestrian/bicycle .route would introduce a high potential for conflicts between motor vehicle and pedestriantbicycle traffic. Oak Street could be realigned to provide adequate distance from the freeway ramps, but would result in considerable expense and disruption to adjacent properties.SW Locust Street is more centrally located than SW Oak Street relative to the residential neighborhoods, and offers a natural transition area between the residential neighborhood to the north and business developments to the south.For these reasons,SW Locust Street is proposed for a designated pedestrian/bicycle route. SW Locust Street should be designated as a Community Street. The following site-specific improvements were developed as supplemental pedestrian/bicycle improvements to the SW Locust Street pedestrian/bicycle route. However, they would also provide effective improvements as individual treatments: • Provide a raised pedestrian refuge on SW Greenburg Road at the north edge of the cemetery, providing a safe mid-block crossing opportunity and access from the Metzger neighborhood. • Provide a raised pedestrian refuge on SW Hall Boulevard at SW Spruce Street, reducing the distance between pedestrian crossing treatments. • Realign SW 90`'Avenue for amore continuous north/south route and easier crossing of Locust Street. Traffic calming treatments on SW Locust Street should be considered fr improve this location for neighbors, including children accessing the elementary school. Washington Square Internal Access Improvements Several gaps were identified between Washington Square Mall and other commercial establishments bounded by the major study roadways. For instance, there is no direct connection between the Target Kitteison&Assoclatos,Inc. Portland, Oregon .Washington Square Regional Center -Ptn/ect 2879 ThAnAPortadon item rMatrrnentA1ftTia&ms Pie. Y7 June 25 1999 and the mall, so that any access between the two properties requires significant out-of-direction' travel.Also,several locations within the Washington Square Mall show pedestrian paths worn in the landscaped areas. Specific connectivity improvements were identified within the commercial core: • Improve SW Eliander Lane, SW Washington Square Road, SW Palm Boulevard and the roadway bounding the Cemetery to full street standards, including sidewalks and bicycle lanes. This will enhance pedestrian/bicycle circulation among the key activities in the area.Pedestrian treatments,such as raised pedestrian refuges and designated walkways,should also be provided to create safe crossing opportunities from the roadways to the mall. • Improve amenities at the Washington Square Mall Transit Center,including a covered pedestrian path to the Mall,consistent with Tri-Met's Transit Choices for Livability plan. • Currently,all motor vehicle access to the Target/Good-Guys development north of Washington Square Mall must be made via Hall Boulevard. New driveways with sidewalks should be provided on Eliander Street and Palm Boulevard, providing multi-modal.connections between the two retail locations. • If redevelopment of the Target store takes place in future, a secondary store-front orientation should be encouraged facing the south and a pedestrian stairwell or pedestrian/bicycle path should be provided to access Washington Square Mall. Westside Boulevard Classification SW Cascade Avenue between SW Hall. Boulevard and SW Greenburg Road should receive the Boulevard classification, providing continuity of design and accessibility throughout the regional center. Significant portions of SW Hall Boulevard and SW Greenburg Road are dlassified as Regional Boulevards, which are designated to provide special amenities that promote pedestrian, bicycle,and public transportation travel.However,without this classification change on SW Cascade Avenue,there is not a comparable connecting facility designation west of Highway 217. Bicycle/Pedestrian Crossings over Highway 217 As previously noted, bicycle and pedestrian opportunities to cross over Highway 217 are limited in the study area. Considerable distance separates the pedestrian/bicycle facilities, and high-speed, high-volume motor vehicle traffic hinders safety and comfort. New crossing locations for bicycle and pedestrian access over Highway 217 were identified. • Provide a new bicycle/pedestrian connection over Highway 217 between SW Hall Boulevard and SW Scholls.Ferry Road, which will provide an alternative connection between the Nimbus Avenue developments and Washington Square Mall for both pedestrians and bicycles. Also, providing the parallel bicycle path would be consistent with Metro's street design guidelines for high volume roads when roadway widths are insufficient to provide striped bicycle lanes. This improvement would be incorporated as part of the roadway improvements identified in the Future Transportation Alternatives Evaluations memorandum. Provide a bicycle/pedestrian connection over Highway 217 from SW Cascade Boulevard southeast of Washington Square, which will provide an alternative to existing Highway 217 crossing opportunities, and would be consistent with Metro's street design guidelines for high volume roads when roadway widths are insufficient to provide striped bicycle lanes. This Kittelson A rissoclates,Inc. Portland,Oregon Washingtan Sq mro Regional Center rfanSPoMadon System rinabnent wwMatives Ptoieot=267.9 June 2579 Page:r6 ' improvement would be incorporated as part'of the roadway imprpvements identified in the Future Transportation Alternatives Evaluations memorandum • Provide a bicyclelpedestrian connection over Highway 217 along the SW 95"Avenue alignment south of Washington Square, providing access from the residential neighborhood south of the study area to Washington Square.This connection would provide a bicycle route parallel to SW Greenburg Road and SW Hall Boulevard at SW Pfaffle Street where insufficient bridge width precludes striping of bicycle lanes on the roadway. SUMMARY OF FINDINGS Motor Vehicle System A number of conclusions can be drawn from the evaluation of the alternative system treatments reported in this memorandum.The key findings derived from this analysis are as follows; • The modified Highway 217/Hall Boulevard interchange form tested in Alternative A does not improve the operation of the Scholls Ferry Road/Hall Boulevard intersection. • An alternative connection between areas to the west and areas to the southeast such as the tested Greenburg Road—Hall Boulevard connection assists in reducing congestion on Hall Boulevard. Latent demand in the system quickly absorbs the resulting release in capacity at the Hall Boulevard/Scholls Ferry Road intersection. • Variations in the connectivity of the Locust Street over-crossing (i.e. local vs. regional level connection)do not significantly impact on the traffic volumes in Locust Street. • The proposed southern connection between the Washington Square Mall and Hall Boulevard tested in Alternative C diverts significant traffic volumes from Hall Boulevard and reduces the need for widening Hall Boulevard to five lanes between the connection and Oleson Road. A local level over-crossing connection between Washington Square and Cascade Avenue/Nimbus Avenue has the ability to divert traffic from the Hall Boulevard/Scholls Ferry Road intersection. Alternative Mode Transportation System Many opportunities exist to improve multi-modal access to/from and within the Washington Square Regional Center.The improvements identified in this memorandum fill gaps in the existing networks systems and provide new connections within the study area. The implementation of a series of improvements to the area's transit, pedestrian, and bicycle connections is critical to the continued development of the study area consistent with it's designation as a Regional Center. •. Existing transit.service.provides connections to the Washington Square Regional Center study. area from downtown and from Beaverton. However, no service is provided along Nimbus. Transit connections to/from Nimbus Avenue must be made at SW Hall Boulevard or SW Scholls Ferry Road,which are spaced at approximately 6,000 feet(1.14 miles). • The pedestrian path provided from the Washington Square Transit Center to the mall is poorly delineated and has no rain shelter. The only designated bicycle crossing over Highway 217 within the study area is via SW Scholls Ferry Road,where high-volume and high-speed motor vehicle traffic hinders bicyclist safety and comfort. Kltte/son&Associates,Inc. Pr.rrtland,'Ore_gon WasMngtoa Square Regtone/Omtor PIfeo.-M79 Transp*ttaffin system rmoft entAttenufrw Awe:19 June 25, 1999 • No bicycle lanes are provided on SW Oleson Road, SW Greenburg Road north of Highway 217, and SW Hall Boulevard east of Scholls Ferry Road.Bicycle lanes are provided along SW Seholls Ferry Road and part of SW Hall Boulevard, and provide connections to most study area transit routes.No bike lanes are within the Washington Square Mall. • The existing sidewalk network has frequent gaps, including along Hall Boulevard between SW Oleson Road-Greenburg Road and SW Pfaffle Street; on SW Greenburg Road; and accessing Washington Square Mall, • Sidewalks are provided on Highway 217 over-crossings on SW Hall Boulevard near Cascade and near SW Pfaflle Street.However,sidewalks leading to these crossings have significant gaps. • Protected pedestrian crossing opportunities are limited on SW Greenburg Road adjacent to the Map,and on Hall Boulevard south of Oak Street. • Pedestrian and bicycle facilities within Washington Square Mall are minimal and require pedestrians and bicyclists to navigate through parking lots and landscaped areas to gain access between shopping areas, • Lack of a direct link from Nimbus business developments to the Mall requires all modes to use SW Hall Boulevard or SW Scholls Ferry Road.Also,gaps in connectivity lead to out-of- direction travel for residents of Progress neighborhood,residential streets-off of SW Pfaffle Street. Conclusion The analysis of the motor vehicle and alternative mode transportation systems revealed many of the trade-offs inherent in developing a transportation system to serve competing demand.As the analysis showed, each concept plan would have varying degrees of impact on local and/or regional traffic conditions.In order to develop a system integrating regional and local travel needs, the elements of each system concept were evaluated individually, along with the potential improvements for pedestrian, bicycle, and transit modes. The evaluation results and the recommended transportation plan will be provided in a subsequent technical memorandum. x7tte/son d Assoetates,tnc. Portland,Oregon Appendix A Regional Transportation Plan Project List Appendix B Baseline Select Link Analyses Appendix C Alternative A Select Link Analyses Appendix D . Alternative B Select,Link Analyses Appendix E Altemative C Select Link Analyses Appendix F Inventory of Alternative Travel Mode Systems (NOT TOS LE) M(' 17 y� 4 h� 210 S m c3 4 s c7 /: W J / cF� z as 5 - y WASHINGTON a 3 /: > / z O� cli SQUARE o SW 80 ER ST MALL SW LEHMAN 1 o ST i i� rn SW COR i y N ST i SW L/WOAM ST SQUARE R0 SW LOCUST ST < / SW LOCUST ST SW OAK ST SW OAK ST �0 A / SW PINE ST �..� SH.�..CR�fK. � 3 � \ SW K SW SPRUCE ST iy o . � 3 Go ��.. 217 ¢ m / J URC RO SW PFAFFLE ST LEGEND -�- - STOP SIGN TRAFFIC SIGNAL EXIS71NG ROADWAY LANES ® WASHINGTON SQUARE REGIONAL CENTER FIGURE 7 IJUNE NUMBER OF MIDBLOCK LANES TIGARD, OREGON -199n. QWCS FfNAt. 2879F2Jt f Connecting to Denney (NOT TO SCALE] �a A 13 4� 'tel v h 210 g0 O c� a S , 6 3 3 c i' WASHINGTON N SQUARE o SW BO DER STZE °D MALL z f j c a SW LEHMAN ps S Cl ST i g0 J 'v of SW COR SW tANOAM ST 0- ST S SQUARE RD SW LOCUST ST Proposed a SW LOCUST ST `•� y` ercrossing x i o 0 ` Sr SW OAK ST c�� �' '1 > SW OAK ST SW PINE ST lj� �. Scum ASH CREEK N SW SPRUCE ST �i♦-, s01 7 21N ¢ in 5 > > < Z ti eVRC RD SW RAFFLE ST., k S 1 NOTE: HWY 99W UPGRADED TO 7 LANES BETWEEN HWY 217 AND 1-5 LEGEND �-- - STOP SIGN - TRAFFIC SIGNAL. 2020 FUTURE ROADWAY LANES NUMBER OF MIDBLOCK LANES WASHINGTON SQUARE REGIONAL CENTER FIGURE , lK NUMBER OF WIOENED MIDBLOCK LANES TIGARD, OREGONJUNE 1999 UWGS FINAL 2dTyFZ02 c g � aro w `�l' t 217 � NCMTK (NOT TA 5 00 00 7700 z 6400lb 9 k� 0 h za �4QO v a,`o 0 9��d0��fty Tp- LOCUST ST 400 SW' Ogg100 SW LOCUST ST SG� 100 ' 8 0 500 SW PINE ST 300 500 / m Js�tioti ry 9j�O � _ ti 217 o0 c� FF He�RC RO SW PFAFFLE ST P �p s� sf�yG� 99W 1994 2-HOUR PM PEAK TRAFFIC VOLUMES WASHINGTON SQUARE REGIONAL CENTER'STUDY Fl E TIGARD, OREGON ZIZA JUNE 1999 ,JIN 0Wcs FlNA( is79Faoa � r f[q 217 (NOT TO s� t� o_C3 10400 Ln o a~$ 1100 8000 1��7 V7 Jto e` n "CA m h m ro �o. ry 800 SW LOCUST ST 6 1100 300 SW LOCUST ST L _s�3 sOo ry o 900 SW PINE ST 0 soo co 217cp ro O O SW PFAFFLE ST P .t 99W 2020 2-HOUR PM PEAK TRAFFIC VOLUMES WASHINGTON SQUARE REGIONAL,CENTER STUDY FIGUREFA TIGARD OREGON 4 K JUNE 1999 OK�5 FINAi_ 20➢%Fiui NORTH (NOT TO SCALE) sQ J I 17 SW �� V� y O 210 4 0 0 A s ' WASHINGTON SQUARE oa SW SO Ek-ST j we MALI. N a j rn . a SW LEHMAN N Z 4? vii ST jl SW CORRAL % SW LANOAM.ST SQUARE RO SW LOCUST ST ST SL's a SW LOCUST ST ..1 -Orn a SW OAK ST ' SW OAK ST SW PINE ST �L sw sem " SW SPRUCE ST co nom..•, � � cm co 217 ..i`i g m a J �RC RQ SW PFAFFLE ST P NOTE: METRO DEFINES GROSSLY UNACCEPTABLE OPERATING CONDITIONS AS THOSE CONDITIONS WHERE THE 2-HOUR LINK VOLUME TO CAPACITY RATIOS EXCEED 1.10. 1 LEGEND wuulo GROSSLY UNACCEPTABLE 1994 2-"HOAR PM PEAK OPERATING CONDITIONS OPERATING CONDITIONS r SHINGTON SQUARE REGIONAL CENTER FIGURE K ARO OREGON ,-E 1999 ? . OWGS FINAL 2079F205 a 0 . RTH (NOT TO $CAW W •�e 210 L s W a gn WASHINGTON O� f.n SQUARE ¢ o SPI 80 ER ST °0 MALL. a Z -- „ rn a SW LEHMAN 1 n � ST i o, SW STOR SW LANOAM ST �• O��S �j� SQUARE RD SW LOCUST ST SW LOCUST ST 000 o i> tr o SW OAK ST SW OAK ST to coSW PINE ST $y `. sw s"wor SW SPRUCE ST C�..� co 217 ��„ ¢ m > 1 < < -C > ViJ K Y a CLQ 3 O Q n '•� ��N V) �ii �ri � l;ii BURG R� SW PFAFFLE ST 1 (� NOTE: METRO DEFINES UNACCEPTABLE OPERATING CONDITIONS AS THOSE CONDITIONS WHERE THE 2-HOUR LINK VOLUME TO CAPACITY RATIOS ARE BETWEEN 1.01 & 1.10. METRO DEFINES GROSSLY UNACCEPTABLE OPERATING CONDITIONS AS THOSE CONDITIONS WHERE THE 2-HOUR LINK VOLUME TO CAPACITY RATIOS EXCEED 1.10. 4LEfGEND 2020 2—HOUR PM PEAK CCEPTABLE OPERATING CONDITIONSSSLY UNACCEPTABLE OPERATING OPERATING CONDITIONS DITIONS WASHINGTON SQUARE REGIONAL CENTER FIKi GURE TIGARD OREGON JUNE 1999 UWCS FIW1t. 1679F206 (NOT TO SCALE) NORTH SIP 17 rvv hV 210 O� o: W cc a Z i' O � ca 8 ON N QUA < SW 80 ER—ST co At9ALL N y �a ar- c,# LE i 0 LANOAM STSWR � ST S i. S RO SW LOCU %- i S�SCS 9G ¢ SW LOCUST ST I SW OAK ST / SW OAK ST -0 SW PINE ST �y �sw Sir SW SPRUCE ST O . �P 217 ¢ co CA >< N c a ANALYSIS OF TRAVEL DESIRES �! ' NERC RO SW PFAFFLE ST SHOWS CONGESTION AT: • OLESON/HALL i o�"�P WALL/SCHOLLS • SCHOLLS/CASCADE ci THIS IS CAUSED BY HIGH TRAFFIC VOLUME TO AND THROUGH THE AREA. WHICH HAVE FEW ROADWAY CHOICES OTHER THAN GREENSURG. HALL, SCHOLLS. AND HWY 217. l EGE ND �•�••� LOCAL TRAVEL DESIRE LANE GENERALIZED TRAVEL -DEMANDS. REGIONAL TRAVEL DESIRE LANE WASHINGTON SQUARE REGIONAL CENTER FIGURE TIGAROOREGONWA (JUNE 1999` 7 Iml OWGS FINAL• 2879F207 f Nm (NOT TO SCALE) C 17 y� �o 210 , W W I J i �• I Q � J SW i. > < i -wWASHINGTON i SQUARE sw BOSOFRST03 MALL Ek m >< SW LEHMAN j N i % y R �p�G v rn SW COR ! SW LANDAM ST ST i t? Sw Rp LOCUST ST a ° SW LOCUST ST _.., co 4C SWOAK g � a � � SW OAK ST rq ASHi SW PINE ST CREEK yy �. sw s11Aor — , SW SPRUCE ST yo w _ o m �c 217Q i 0 IMPROVEMENTS INCLUDE: • IMPROVED ACCESSs' SRC Rp SW PFAFFLE ST i• TO F1WY 217- • NIMBUS AVE. EXTENSION TO GREENBURG RD. • LOCAL. LEVEL CONNECTIONS. FROM IJALL TO CASCADE AVE, �. AND NIMBUS AVE. • GEMIN RD. EXTENSION TO MLL BLVD. LEGEND PROPOSED Ntr! ROAuS ALTERNATIVE SOLUTION CONCEPT A WASHINGTON SQUARE REGIONAL CENTER FIGURE �(�� TIGARD, OREGON 'IC� JUNE 1999 8 1 6WCS FINAL 2879F208 O Q xas• `' �_� � v s� Q. Of srs� z m> — Z LLI e„:• ter. c� a40 e u77•.� � o J ' '�► p ® z 1°ss N -`� W LLI CYZ O trc '3Ad �'aN ►ur , �) 8 k ~ cn O ��Q rhr free Dort c eru 5727 %tt % ttt tzf Q Z W fit' ae!!' SCM'• r[Se Le7t .�Ne .1olC .ata! •GC?d ri. Q O� rn llz� CL Allkh �• f f � Y y' `� • le .592{ Pd59 Llr '� ��8 �� •�' ' rls• � •ts��e � �1 :.fid• w" '3AV ' SnOVEN s Pp~ a anrs• ter• �. ACV* IIx+ za �t w � �a N .a✓z `�a .errs ssx ii�r' iur ` ' xlr' all ® P MW w a w W NO O z o sa ut�"r r17f art »ir N O a F � U • W on •� x m UNzqCYZ „ cn 0 $ r>rt a Q ,[ O trer '�.• o„ 2 Isis" e vtz tar ZZ Q O� iu ac aLc V35 � ma its sc. o , UAl9 I�iJH s - otmi` im LLJCD Q: z p rn TZ �pp p NCL Q Z r � ig— cn tiff x�r d„Ca tt 934 ,t act 3AV sneNIN V _ rif z� a � �� tK Locf Loof r,c 0 tf01 i OG, Oct~ lStf fU 841 ,U m ,r, t6 SLC WS N W J rt rs, q7 br �� tA7S r9f Pl/ NORTH (NOT TO SCALE) 17 210 O� Q W {al J � z m CE y Z ASHINGTONA %' z p SQUAREaI sw BO DER si in MALL v z N y a SW LEH" SW COR ! SW LANDAM ST v' SQUARE ST i RD LOCUST ST < / SW LOCUST ST 1cn 1 Sn SW OAK ST' / SW OAK ST < ASH CREEK �' SW PINE ST �.._.._.._.... �y`i sv�� -..- SW SPRUCE ST o . c rn � J 217 IA IMPROVEMENTS INCLUDE: • IMPROVED ACCESSJ SRC RD SW PFAFFLE S7 TO WN 217 .�•' • NIMBUS AVE. EXTENSION i TO GREENBURG RD. • LOCAL-LEVEL CONNECTIONS h� FROM MALL TO CASCADE AVE. >.._ AND NIMBUS AVE. • GEMIN RD, EXTENSION TO HALL BLVD. LEGEND. PROPOSED NEW ROADS ALTERNATIVE SOLUTION CONCEPT B WASHINGTON SOUARE REGIONAL CENTER FIGURE TIGARD OREGON JUNE 1999 z OMiCS ANAL T879P211 V) N � oV � a as roar• 2rt• In N : W (7 lite— Ca w Od isC-3AY nitcNzg LU �h OZ yp ~ N O .,�. "gyp •' ten* muy sqy. ar ' .ssu sou cm cry' sou: cac 7czt etsr eW .cur sr at '�. � Zc 'QA18 lldH 4 ' Taos sirr � 7c::( �� �• �1 J�a moi. � d w�:�•' �`��� moi. a� •� res►.� �: . r� `�d'7&,y�����_ ` •aztr• a,z- ��' ICE Cl- crw• •3A SnarvVN vV 1 Q Mes v czn• zms• au• ts4z, esu' rrz-V eras' ai �2v• J o�v .orrz ar;•r• rczr rear• ` mar arsr W IC3 LGr y tY ► 1 ! � W W � >a "% _ N e w y =as se J Q Irt ® Q Oa y 01►! fff a t.w` CNZ�-- Q .rW K.► y Illt a ►� C%4 LL- V 'ONZBcy cn Z yn,� tJf 41lI OIl f.� N txrz roofPin "I70 trif Q Z N Ow zms rcm f;'!Sd W Q a- Z p rn Ed CL N nr 7g41 KIt DGf• I) • - til $ 3AVcl�?I SnSMIN Cu c � $ v 1>r r - zcf gni Ito f 1801 lIll GC mg CCS JIf JIf lY' _ I°et ar n! n! sm an j (NOT�TORSCALE) O 17 210 Off' W � ZZ O j I U,WASHINGTON SQUARE Q o SW Bo ER 1'IT MALL > = m a SW LEHMAN i c- ST i SQUARE SW LANOAM ST •.: �d,W` SW LOCUST ST ¢ i SW LOCUST ST 47 SW OAK ST " SW OAK ST rn SW PINE ST �• 1' < ASN_ CREEK ;�. '�fy �• s+cw SW SPRUCE 5T yo` �� cn F<n� _ 217 ^ > N m ¢ c Zp t' C q i eUR(; RU SW PFAFFLE ST IMPROVEMENTS INCLUDE: • NIM8US AVE. EXTENSION TO TIEDEMAN AVE. Qv • REGIONAL CONNECTION FROM `-,.. LOCUST ST. TO NIMBUS AVE. • MALL CONNECTION TO NIMBUS AVE. do CASCADE AVE. • LOCAL CIRCULATION IMPROVEMENTS LEGEND PROPOSED NEW ROADS ALTERNATIVE SOLUTION CONCEPT C WASHINGTON SQUARE RE=CENT—ERFIGURE ®a TIGARD, OREGON JUNE 1999 14 NEW, OWGS FY{4L 209F214 EL— olid W s26s sl�`c z SZ9 �s Z iKfr' LLJ 4.9#1 ® U to Scat N Q 19#° z W Sol&* cm* 910f' W. 1651 ujV p 1 c 3AV 'ONZ9 ISft' a#ec•. 931 1 d. r� r LAJ Q y0 ` OZ N O �`�)o dlff rfri't p Q9t8v59S8 SN/° 6569 'Q Z W yo o OAIa 1lVF1 'o� rsn ck� L!Lw 0f W O Z t� h s7s1 �� •re' ��+ off' �a�� �5L09' 5850' #c2z •3Av w2'snatviN - N^ W� ', Ze 1517 16 : �N s moi. •1177 19179' ��- !�� .2616 �'•� .. C2b8 L91 rl�/• Z S56'S' WC, CWZ d 9tr!' Slit' S91f' S•.. 6Y15' ma U = 1f5t' tfst' All a Ct o �o � tKlt I i SLI to Y w 1101 1` 1 0 j H z � •`gym 1 ~fast a1 N N d o cgs tcct ss9 Q z N (.) V, W '3AVn ur(NZ8 rrt as == 1 ,\bd LU j ho. ` A i' a 1n V y`��j�i AfY 9A4fflt\ p` �! SMI ~1CJo 1395 1aT8 tt9t` Q Z w o ,or cot [ss \� �� rma t42g1( csAl dol( ts6o o95z B f� Z Q O OE N 'UAI 11VF1\b\'p _ "" '^✓�, 09f1 167( W 1--0 i 210(' 0 CR rn Zo g � (n Q W Q OL31= (oft l2tY � \E♦10 \\`'�,b t�sf go ` twli ANIL N 16 oso<tte9: o t osel� tis ceoe:!AV sneMN sol ¢ V N �Q �N w N SLS Sr`g 118 1601 fail MC 0� i a(al [Ls azs aa5 a o bsal ost os! osr ess sis .oma n oZ9 2 m3o 57 % b7 (Z 991 f1C tic 9G1. 911 Ila (NOT TO • 4 y 17 BCI.tj % c� f ` 210 � TEMPORARY PARK AND RICE LOT lz 19 mLJRANS c��y z �n • CENTER a e<V9- l WASHINGTON > . z SQUARE o SW 80 DER Go MALL N 3 e N (' a SW LEHMAN N e� s N a: ST 3 SWSCO R SW LANDAM ST SQUARE p SW LOCUST ST cn pc♦ i O� ¢ SW LOCUST ST co SW OAK ST Z� > SW OAK ST 1— SW PINE ST 3 HAO cn SW 'SPRUCE ST C3 Q = 217 U7 ¢ m < i 171 B.- V) m eo ® n SW PFAFFLE ST a ' a �P� N, Roc4oee4L cewfft cruor CITI*OF TICARO LEGEND. -.•�- BUS 43 ........ BUS 62 - - - - BUS 45 BUS 76 EXISTING TRANSIT SERVICE _.._.._.._ BUS 56 - — — - BUS 78 TRANSIT CENTER/PARK do RIDE LOT WASHINGTON SQUARE REGIONAL CENTER FIGURE • BUS STOP TIGARD, OREGON JUNE 1999 _Lj.l 4 4 "on,." I i (NOT TO SCALE) 17 t 494 210 ° (�a d W J m caca `' z WASHINGTON a Q i SQUARE G SW so 0ER o MALL a SW Lm" S w Lei ST 11, yp� v SW COR . p SIN LANOAM ST ti SQUARE RD S, LQCUb ST ST SID � > SNL.LOCUST ST S SCO � � > S� SW OAK ST. SW OAK ST . ASID CQ SW PINE ST s RffK LN SW SPRUCE ST s rn a V- 217 3 !:/ SW PFAFFLE ST Q2 R[CIOIML C[Rf[R CTOOY CITY Of TICARO LEGEN© BIKE LANES EXISTING BIKE LANES WASHINGTON SQUARE REGIONAL rCENTER FIGURE; KC] TIGARD, OREGON Q JUNE 1999 NORTH 411 (NOT TO ssa sill 17 210 o 4 p . m ® ! m Sjy Z nQJ. � e<tv q <" WASHINGTON ME SQUARE a SW 80 ER co MALL N SWEHMAN S C)SWSCOR ��, SW lANOAM ST SQUARE LOCUST ST �Q SW LOCUST ST SW OAK ST S� � SW OAK ST ASH C Go SW PINE ST SkA RffK N LN z SW SPRUCE ST rn > co 217 Q F, � > < < J QNj QJ Ix 2 r 2 4 a u' w SW PFAfF'LE ST A f o 11lCIOMI CTRfIA CTU OT CITT o1 TICA110 LEGEND SIDEWALK EXISTING SIDEWALKS DISCONTINUOUS SIDEWALK WASHINGTON SQUARE REGIONAL CENTER FIGURE TIGARD, OREGON 9 JUNE 1999 4979WA4X Mar 24 99 04; 14p Jahn G. Spencer 1 (5031 282-2723 p,2 jEKHMIT..L �u ..e e : REGIONAL CENTER STUDY CITY OF TIGARO 13125 SW Hell OW. Tigard,Oregon 07223 Phom 503.839.4171 Fax 503.664.7297 T A E K. F O R C E Hindlal�14n�er9d'°d TamA h% chulaWASIMNGTON SQUARE REG10NA11.CEPUER ��� DEVELOPMENT and � UDEVELOPNEENT OPPORTUNITIES DAWDMxhec F3e0fFff=c,6& - rs„bu:11"Or rs Final Task Force Development Allocations U„" Task Force Meeting of Febmary 17, 1999 odor P&S` March 24, 1999 �xwaa, nneeo omwadrg, A-,6—ofM endTratcitAdwoiUc Igrdon SLnoIC fyn NkanC&A4a�iets �aMcn�Wvs�� FMPCA TVd Mayor NwMdoyw% PmAJetdOTAK Sieg" f,*Nmidon "WA Ga4Md�ae Famftsadi Bm.eenCiryCawd TedSpercc TgadC, CpafsforSrm3Ae - T—"-trim PatMre g cwR .P Lm ria V4 % TgsdpVnrgGnn�n ,ttar 24 99 04: 14p John C, Spencer 1 (5031 282-2723 p-,3 RMODUCf3ON This summary report contains the results of data collection and.analysis of land uses and vacant lands within the Washington Square Regional Center study area,an assessment of development potential within the area,.and a development allocation scatado which describes the year 2020 condition. Mapping of a variety of features within the study area was undertaken by the City of Tigard. Data from Metro,Washington County,City of Beaverton and the City of Tigard was utilized,and field surveys and aerial photo checking was undertaken to verify information. Specific information on vacant land and redevelopment potential was verified with property owners,residents and business interests in the study area. EXISTING CONDMONS The Washington Square Regional Center study area includes lands within the City of Tigard,City of Beaverton and in unincorporated Washington County. Approximately 1,074 acres exclusive of public rights-of-way are included within the study area. The area is shown on the attached figure. Table 1 summarizes land area including vacant lands within each of five sub-areas established for study purposes. Table I WASHINGTON SQUARE REGIONAL CENTER STUDY Existing Conditions Sub-Area A Sub-Area B Sub-Area C Sub-Area D Sub-Area E Total(Acres) E217-Green. N.Locust S.Locust W217-S.Scholis W217-N.Scholls (Acres (Acres) {Acres) Acres) (Acres) Gross Area 895.4 153.0 216.0 168.7 351.0 1784.1 Net Area 537.2 91.8 129.6 101.2 210.6 1070.5 Public 186.2 0.0 6.5 0.0 0.0 642.3 Vacant 4. 4.3 8.9 20.2 7.3 4.3 44.9 Source:City of'rigard and Spenser dt Kupper Sub-Area A is bound by Hwy.217 on the west,SW Greenburg Road to the east and includes the Progress Downs Golf Course to the north. Area B lies east of SW Greenburg Road to SW Ball Boulevard and SW Locust Street. Area C is south of SW Locust Street berween SW Greenburg Road and SW HAtl Boulevard to Hwy.217. Areas D and E lic west of Hwy.2 t7 to Fanno Creek. Area D is south of SW Scholls Ferry Road,area E north. Approximately 4.2%of the act land area within the study area is vacant. Devetcpment and Redevelopment Opportunities Page 2 March 24,1999 1. ♦• r JV1111 4. d(+R114@1 _. t 1.7J.7! G;tlC"C It.] �e4 x110 sow (NOT TO SCALE) g � Zoo �lop ell IA in 1 WASHINGTON c> sw eo T : r c� SQUARE sm z £ MALL 04 >sw tEHMAr+ ST l oISW COR i SW LANOAM ST ST i �� oy SQUARE RD f SW ILOCUST ST SW OAK ST SW OAK ST ~ SW PINE ST �F ASH ST hyo WCh � rn 217n ® < J ` Y � m o SW PFAFFLE ST i ■6fO1MlCt1117�RY0'f ~ � I C/Tf O/ TIE ARO � SITE VICINITY MAP WASHINGTON SQUARE REGIONAL CENTER FIGU9REWA TICARQ OREGON 1 ■L�'� OCTOBER 1998 liar z4 so o4; 1sp John C. Spencer 1 (5031 282-2723 DEVELOPMENT AND REDEVEIAPMENT OPI'OR'6°I1Pi1TM All lands within the study area were evaluated as to their future development or redevelopment capacity over a twenty year time frame(2020). Table 2 sumairims the analysis for each sub- district. Lands idendtiad as having future development or redevelopment Capacityare currently vacant,have hO opportrmity,have redevelopment opportunity,or are currently used as large (greater than one acre)surface parking lot. Each of these categories is defined in the table. The vast majority of Ind available to accommodate future growth within the study area will be in the form of redevelopment of existing structures,and infill on sites currently utilized for surface parking lots. The'assumptions used to determine land available is these two categories were developed with property owners and development interests knowledgeable of the study area. Over the next twenty years,approximately 192 acres of land area will be available to accommodate employment and residential growth within the study area. Dmlopeneat and Re*w1opmat Oppwurd ies Page 3 March 24,1999 •,Mar 24 99 04: 15p Jahn C. Spencer 1 (503) 262-2723 p.6 Table 2 WASHINGTON SQUARE REGIONAL CENTER STUDY Development and Rttlevelopment Opportunity Sub-Area A Sub-Arca B Sub-Area C Sub-Area D Sub-Area B Total(Acres) E217-Green. N.I=ust S.Loma W217-S.Scholls W217-N Scholls (Acres)- (Acres) Acres Acres (Acres) Vacant' 4.3 8.9 20.2 7.3 4.3 44.9 Wilt 1.0 9.9 5.7 16.6 opportuniti Redevelopment 11.4 2.2 20.6 14.9 20.1 69.2 Opportunity" narking Lot 22,2 :t445.8 6.4 38.7 R�ede-velopmene Potential 14.7 29.3 44.0 commercial Redevclopmeats Gross Totals 38,9 20.9 42.7 60.2 213.5 oglsv — �50 X118_::' Source:City of Tigard and Spencer&Kupper 'Parcel is completely vacant or contains a small shed or similar small structure. 2Parcel appears large enough to ammmodate additional duelling units or businesses 'Value of improvements is generally less than value of parcel,and/or a large portion of the parcel is used for outdoor storage or parking `Assumes for surface parking lots in the vicir+ty of Washington Square Mall(A):50%of existing area to remain surface panting;half of the remaining area(25%of total)available for redevelopment,the remaining area used for stntctured parking Total existing surface parking lots=88.75 acres. For surface parking lots west of I- 217(D and E)assume that 500/6 are available for redevelopment. For surface parking lots in the vicinity of Lincoln Center(C),assume 75%am available for redevelopment SFor existing light industriallcommereW area west of 1-217(D and E),25%of the total dcvelcped area available for redevelopment. Total existing area is 175.99 acres. 6Net total=900/6 of Gross Total Development and Redevelopment Opportunities Page 4 March 24,1999 •114r 24 99 04: 16p John C. Spencer 1 (503) 262-2723 p:'7 TARGET GROWTH FOR THE REGIONAL CENTER The M Urbmr Growth Man Z=ept Functional Plan, 1996 establishes target growth capacity for each jurisdiction in the region. City of Tigard Wrm Mixed-Use Areas Dwelling Unit Capacity 6,073 Units 981 Units Job Increase 14,901 Jobs 8,026 Jobs 'Riese growth targets for mixed-use areas were used for planning purposes to develop figure growth scenatius for the Washington Square Regional Center study area. The Regional Center Task Force has had several work sessions evaluating options and refining a desired development scenario. Both the target employment and dwelling unit assumptions for the most recent scenarios are higher than the figures noted above for mixed-use areas to reflect that the study area includes areas within the City of Beaverton and unincorporated Washington County as well as the City of Tigard. Table 3 curnrnarizes a development scenario for the Washington Square Regional Center. The scenario is based on accommodating the following job and housing targets: Growth Scenario Summary:1998-2020 Employment: 9,804 jobs Retail: 1,188 jobs Office: 8,436 jobs Lodging: 180jobs Housing: 1,500 units Residents: 2530 people Estimates were made of needed building area to accommodate both employment types and housing,and land needed for parking at target parking ratios. Two scenarios were then identified, which represent"bookends"as to the amount of land needed within the study area to accommodate the growth targets. The High Density Scenario assumed high floor area ratios(FAR:ratio of building area to site area)and residential densities,mixed-use buildings,and also assumed that new parking would be predominantly constructed in parking structures. Approximately 120 acres would be needed. The Moderate Density Scenario assumed floor area ratios and housing densities within the range that exists in the study area today,and also assumed that most new parking would be constructed on surface parking lots. Approximately 220 acres would be needed. ?Table 1-Target Capacity for Housing and Employment Units-Year 1994-2017,Urban Groxth Management Functional Plan,Metro,1996. Development and Redevelopment Opportunities Page 5 March 24,1999 .star 24 99 04: 16p John C. Spencer 1 (503) 282-2723 P.8 a o z `Sj o o •" q 6 <JF� a o � o o WN � o � o F�i7` n i e°Ov a p u I 0 a � i+ d tz 2t. 04 „as Q C4 Ol 00 00 00 0D b U .G+ C Q Q 8Ca 14 E" f•Z i� H f•7 d N N !+ �D �I 1 (') 4 W[tl W W N N+ n o (U h0w� r C C Q G v w oen o h Cu to eo C4 'b w M N 00 00 3 wry^ .�-.0000 N m 00 N �! ptiq p�10 yGq ai " N N It H H H F4 H a < wwz�ax:x Mar 24 as 04: 17p John C. Spencer Y (SO3) 262-2723 Table 4 shoves a refined development pro,Sratc for the study area by sub-area. This program Provides for the same target enuploymont tend housing as do the scenarios described in Table 3. Sub-Areas A and C are assumed to develop at higher demsiti"- than the rest of the study area. Then sub-areas include the areas around the Washington Square Mall and the Lincoln Center office complex. Sub-Areas B,D and E are assutt-d to dwelop at intensities more moderate,but generally greater than existing intensity in these areas. Density assumptions are sutu®arized below. land Use: High Density: Moderate Density: office @ FAR 1.25 @ FAR 0.6 Rdail @ FAR 0.6 @ FAR 0.3 Lodging @ FAR 1.0 @ FAR 1.0 Housing @ 50 DU/Acre @ 25 DU/Acre This refined development program will require approximately 170 acres over the next 20 years. Table 4 shows the amount of net land available for development within each sub-area. Adequate development and redevelopment capacity exists within the study area as a whole to accommodate development at densities assumed it Table 4. Sub-Area B is shown to need approximately two additional acres to accommodate the growth allocated to this area. it is anticipated that that growth will lilcely occur in adjacent sub-areas. The analysis shown in Table 4 is for general Planning purposes only. More detailed analysis of zoning capacity will be required to refine ultimate development allocations Development and Redevelopment Opportunities Page 7 March 24,1999 Mar 24 99 04: 18p John C. Spencer 1 (5031 282-2723 p, 10 S lei e a q b Cl Oz iiTiT�NpNp//yy��1 4a w� n ~' A a o � F o C, PCi g o Cy IZ r.c m Lam. A ti '00� ® Q 22.2 at < v, w at � 5222r r c en a o 0a o •� Q1 ^ O 8 N H FIIj w•,•,•�° A ns o rr t C _ (NOT TORO SCALE) ' 17 [D s� h 210 �O SO a O ■ Sy1 paW v Co > _ z SW BOF DER ST �/ Go ¢ SW LEHMAN c. � N F ST � 4 0 i CORRAL i SW LANDAM ST SW LOCUST ST ST SW LOCUST ST CO S p - SW OAKeSaT +e = SW OAK ST ?� /* ao SW PINE ST QL,y 1 v SW SPRUCE ST 0LN x C' �.. cn FF00 > 217 N ¢ m ^, y� U*) J < < ./ _ Lnn SW PFAFFLE ST RlCN7MLLtl1(rtR tYYOf `� EITf Or YItARD • In addition to the improvements shown above. sidewalks and bicycle tones should be provided on SW Scholls Ferry Rd.. SW Hall Blvd„ SW Creenburq Rd.. and SW Oleson Rd. as development and/or other roadway improvements occur. LEGEN .�Q■$jp- FUTURE PEDESTRvw/01MLE CONNECT*NS ■vrltruwn■ NEW BUS SERVICE PEDESTRIAN, BICYCLE, AND TRANSIT Raoswr Mx 4"—+ PCSTRWACCESS IMP ROEUNTS TREATMENT ALTERNATIVES NIPROVED ALX:NIAEM WASHINGTON SQUARE REGIONAL. CENTER FIGURE TRANSIT(IMER IWt-AMEMENTS TIGAR�, WEMW PEDESTRIAN CROSSING REi'11GE OREGON M D*VS o PCOEStRM/D+cra.E IRFATMENt!s JUN£ 1999 ?0 K 28�e owes r.NnE ae�eF2zo ExHm rr_ic.,. Washinoton Square Regional tenter Studer CITY OF DGARD, OREGON THIRD ®RAFT COMPREHENSIVE PLAN AMENDMENTS August 19, 1999 Add the fozlowiag to in(plemenlalion s*wtq es, under polite 1,1.1 and 1.1.2.- 1. ;1. The Comprehensive Plan Future Land Use Map and the OfTrc W Zoning District map will reflect the plan policies and apply land use categories in the following r-neer: n. Mixed Use Currx uiervial Dist rict- P&cipal development in these areas,,,M be high density office buildings,retail and service uses. A zoning des*ignation of MUC well also allow mixed-use development and housing at densities of 50 units an acre. MUC districts will encourage larger buildings with parking under,behind or alongside the stuctures. The Regional Center Framework Plan recommends that land around the Washington Square Mall and land immediately west of sway 217 be designated a mixed use commercial district. o. Mixed Use Residential District- The•MUR designation-is appropriate for Predominantly residential areas where mixed uses are permitted when compatible with the residential use.Areas will be designated high density(MUR 1)or moderate density(MUR-2). Locations within the Washington Square Regional Center are appropriate for this mixed use designation. Add a new section IL 8 with the following: 11.8 6VASIUNGTON SQUARE REGIONAL CENTER In 1996,Metro adopted a visionary plan for regional development. The Metro Urban Growth Management Functional Plan described strategies to make the most efficient use of urban land in the face of dramatic population growth,to create and preserve livable neighborhoods,and to promote a useful, accessible transportation system. One of the key elements of the functional plan,often called the 2040 plan,was the designation of regional centers. These are areas of concentrated commerce,local government services and housing served by high-quality transit.Washington Square is one of three regional centers in Washington County and one of nixie in the region. The 2040 plan resulted from extensive regional discussion about the future of the Portland metropolitan area. Once the plan was adopted,Metro instructed local citizens and governments to determine the best way to create regional centers given the values,interests and needs of residents and businesses. The following findings and policies suninurize the results ora thorough public discussion about the future of the Washington Square Itegional Center area. It demonstrates the way the people of Tigard and Washington County incorporated their expectations for the future into (fie repiona! 2 Washin ton S uare Regional g 4 8 a!Cen(er ,.r onrpre/rensrmr Plan Anrendnren(s: ,f)rafe 8/19/99 framework pias►. • As a reailt of work completed on the 2040 Growth Concept,local governments, business, residents and,nro y in Washington County began a study of land use,transportation and other fiunctioas around Washington Square. • In 1958,the Tigard City Council appointed 23 people to serve on the Washington,quare Regional Center Task Force. Task Force members represent neighborhoods,schools, business and property owners,state and local governments and public interest groups. The task force's charge was to identify issues and set general policy for recommendations about land use,transportation,open space,aesthetics and other issues relevant to development around Washington Square. The Task Force also oversaw a public involvement process. • The Task Force agreed on a study area that includes 1250 acres,with Washington Square Mall approximately in the center. The area is bounded by Fanno Creek on the west, SW Greenburg Road and Hall Blvd. on the east,Progress Downs Golf Course to the north, and Highway 217 and Ash Creek on the south. • The Task Force members agreed on a set of principles that would guide development of all recommendation. These principles are as follows: _ CreationlP-eservation ofArea Identity • Reinforce a distinctive Regional Center while recogniZmg and respecting the character of the nearby residential community. • Retain and develop quality housing,including affordable housing,for all income levels. • Facilitate transitions from one use to another;for example,single to multifamily residential uses. • Preserve and enhance Metzger Park and consider additional parks ° Encourage environmentally-friendly development. • Try to keep historic trees. • Build for our children:Have a sense of stewardship. • Think creatively and be innovative in improvhWmaintaining quality of life. Consider market forces and development patterns. • Maintain and preserve floodplain and wetlands. GoverninentlInstitutioual Issues • Consider all political boundaries and facilitate cooperation among jurisdictions. • Maintain neighborhood schools. • Identify and reinforce what makes the learning(educational)environtnent viable. 3 Washington Square Regional Center Comprehensive Flare Amendments:Drat 8119199 Draft Trcr�esportution • Strive for a self-sugxcient,connected trauspotUtion system. • Consider transportation needs for the whole study area. • Plan for a multi-modal traa>sporUti.on system that accommodates itt ceased auto and non- auto travel needs. • Repeot and enhance local street networks and neighbodrood wabiit y. Maitctaia an acceptable level of service and safety on regional roads,minimizing the effect rn regional roads outside the study area. Provide good transportation access to the rest of the region. Make the commru&y able for all people and modes with connections for cars,bikes, pedestrians and transit. • Maioutak a high level of accessibility within and to the regional center. ° Use appropriate street and streetscape design. • Encourage;attractive,high quality development. Promote long-term viability for the area.Assure infrastructure is available prior to or with development. The Regional Center Phar Should • Be understandable to lay people • Be implementable within a reasonable,staged period of time • Help develop a sense ofcommunity with a common vision,hope and optimism Be based on statistics and a"acts for population,employment and other factors • Use existing resources as much as possible • Encourage compatible and complementary uses • COntak solutions to common problems • Avoid conflict with other regional centers. • The Washington.Square Regional Center study area includes land withna the City of Tigard,the City of Beaverton and in unincorporated Washington County. The study covers approximately 1,074 acres exclusive of public rights-of-way and 1,250 total acres. About 4.2 percent of the net land area within the study area is vacant. • The Task Force evaluated all lands within the study area for future development or redevelopment capacity through 2020.Land identified as having development or redevelopment potential if it is currently vacant,has infill capacity,holds an opportunity for redevelopment or currently is used as a large(greater than Otte acre)surface parldng lot. The vast majority of growth potential will come from redevelopment of existing structures and infill oa sites currently used for surface parking. Over the next 20 years, appruxirnately 192 acres of land will become available to accommodate employment and residential growth within the study area. • Metr'o's Regional Urban Growth Management 1:unctional flan established"target growth capacity"for each jurisdiction in the region. 71c goal of setting these target numbers is for t8/ ,94 Washington Square Re1tonalCenterComlreEenslve Han Amendments..Draf r each part of the region to be prepared to accominodate housing sad job growth, the target growth capacity for the Washington Square Regional Center is based on accommodating the following neve jobs and housing units between 1998 and 2020: IEugioyrnent: 9,804 jobs Retal. 1,188 jobs Office: 8,436 jobs Lodging: 180jobs Housing: 1,500 units Residents: 2530 people • A development program for the Washington Square Regional Center provides for the target employment and housing growth capacity- Area.,including the districts around the Washington Square Mall, the Lincoln Center office complex,and an.emerging mixed-use district south of Locust will develop at relatively high densities. Areas north of Locust and west of Highway 217 will develop at more moderate intensUes,buy generally greater than existing ateashy in these areas. Dens-uy assumptions are summarized below: Land Use: High Density: Moderate Density: Office @ FAR 1.25 @ FAR 0.6 Retail @ FAR 0.6 @ FAR 0.3 Lodging @ FAR 1.0 @ FAR 1.0 Housing @ 50 DU/Acre @ 25 DU/Acre • This development program will require approximately 170-200 acres over the next 20 years. Adequate development and redevelopment capacity exists within the study area as a whole to accommodate development as long as densities assumed above are achieved. • The Regional Center Task Force reached agreements on basic elements of urban development,environmental protection,and transportation facilities. An overall framework plan describes the vision for the regional center. • The Task Force demonstrated an impressive amount of interest in mixed-use neighborhoods and developments. Increasing land value and transportation costs will contribute to the desire of workers and employers for proximity of housing and work sites. The regional center's urban design concept incorporates the need for improved transportation links,higher density,variety of land uses and services and a quality of environmedt necessary to create a desirable,livable community in the face ofdrarnatic population growth. • Major roadways in(lie study area experience significant traffic congestion during weekday peak periods. Highway 217, Greenburg Road, Hall Boulevard and Scholls Ferry Road 5 Washington Square Regional Center Comprehensive Plan Amendments: Draft 8/19/99 g 0 The majority of the arterial and collmtor streets in the study area have sidewalks, Schalk Fenny Road and 1<iall Boulevard have bice lanes within the study area. 111A�y 217 Presents a major barrier for pedestrians and b` east and west sides of the las* The O01Y connecdo s b the highway in tho study area are overmssiags on Hail Boulevard, Scholls Fera,Road and Greenburg Road. Of these three crossings,sidewalks ue found only on Hall Boulevard and Greeaburg Road,with bicycle lanes only on Scholls Ferry Road. The only bike lanes on the east side of the%shington Square Mall are on Hal! Boulevard. • The Washington Square Transit Center is located in the northeast Parkitig Washington Square Mall. This transit center serves as a bus stop for routes 43,45,,56, 62,76 and 78. These routes connect Washington Square to transit centers in downtown Portland,Beaverton,Tigard and Lake Oswego,as Nell as providing service to the Tualatin area. A wider selection Of transit tools could create a less congested, * , dependent transportation system within and connecting to the study area. aut 0- • In the future,those areas already identified as experiencing traffic congestion,a to be clogged. In addition,other sections of Hall Boulevard,Greenburg Roadand ntmue Cascade Avenue and Oleson Road will also experience congestion. Traffic estimates do not predict congestion on local Metzger area streets directly east of Washington Square Mall. LI IES 11.8.1 THE CONCEPTS AND PRINCIPLES CONTAINED IN THE WASHINGTON SQUARE REGIONAL CENTER FRAMEWORK PLAN SHALL PROVIDE THE OVERALL GUIDING FRAMEWORK FOR MORE DETAILED IMPLEMENTING ACTIONSFOR THE AREA THE IMPLEMENTING ACTIONS INCLUDE AT A MINIMUM: a. Comprehensive plan map and zoning map amendments including transportation plan. b. A public facilities plan for the area including a financing plan. C. A transportation improvement plait for the area including a financing plan. d. A parks and'open space plan for the area including a financing plan. c. A recognition ,nsUn _ fe3Qr the na��.ns ,.r M r 1L�Y�cr --`-- 4� . rm •cal regional and�tatc ndm n t too r to �ccc�mnii�h }ic principles of(Le plan. an 6 Washington,Square Regiona!Center Contprellensile plan Antendittenls:Draf 8/19/99 11.8.2 SEE DISTINCT TYPES OF ASD USE DISTRICTS SHALL BE ESTABLISHED I=4R Tim WASIBNGTON SQUARE RE(oNAL CEN'T'ER. T=SE DISTRICTS ARE, a. MMD USE COMMMCAL DISTRICT'S(AIDC). THE FRAMEWORK ' PLAN REWMMENDS THAT LAND AROUND THE WASHINGTON SQUARE MALL AND LAND IMMEDIATELY WEST OF MGHWAY 217 BE DESIGNATED A MDCED USE COMMERCIAL DISTRICT. PRINCIPAL DEVELOPMENT IN THESE AREAS WOY—BE OFFICE BUILDINGS, RETAIL,AND SERVICE USES. A ZONING DESIGNATION OF MUC WOULD ALSO ALLOW bEDMD-USE DEVELOPMENT AND HOUSING AT DENSITIES OF 50 UNITS AN ACRE. MUC DISTRICTS WOULD ENCOURAGE LARGER BUILDINGS WITH PARKING UNDER,BEHIND OR ALONGSIDE THE STRUCTURES. b. MIXED USE EMPLOYMENT DISTRICT(MUE). MDMD USE EMPLOYMENT DISTRICTS REFER TO AREAS WITH CONCENTRATIONS OF OFFICE,RESEARCH AND DEVELOPMENT,AND LIGfIT MANUFACTURING INDUSTRIAL USES. COMMERCIAL AND RETAIL SUPPORT USES ARE ALLOWED,BUT ARE LIMILED. TBE ZONING WOULD PERMIT RESIDENTIAL,DEVELOPMENT COMPATIBLE WITH THE DISTRICT'S EMPLOYMENT CHARACTER. LINCOLN CENTER IS AN EXAMPLE OF AN AREA DESIGNATED MUIM,TITS HIGH DENSITY PAMD-USE EMPLOYMENT DISTRICT.THE NIMBUS AREA IS DESIGNATED MUE-2,REQUIRING MORE MODERATE DENSITIES, c. MIXED USE RESIDENTIAL DIS'ITdIGTS(MU11). THE MUR DESIGNATION IS APPROPRIATE FOR PREDOMINANTLY RESIDENTIAL AREAS WHERE MIXED USES ARE PERMITTED WHEN COMPATIBLE WITH THE RESIDENTIAL USE.AREAS WILL BE DESIGNATED HIGH DENSITY(MUR-1)OR MODERATE DENSITY(MUR`2), Proposed Amendment to Chapter 8. Transporfation. Add a new Pol!W. 8.1.9 THE CITY SMALL ADOPT THE FOLLOWING TRANSPORTATION IMPROVEMENT STRATEGY IN ORDER TO ACCOMMODATE PLANNED LAND USES IN TffE WASHINGTON SQUARE REGIONAL CENTER: a. Addition of bus service for employees in the Nimbus office development. This service has been identified as a priority in Tri-Met's Transit Choices for Livability study.Tri-Met expects to begin service within one to five years. b. Improvements to the Transit Center Amenities in Sub-Area A, including a covered 7 Washingtoir Sq«are RegioHal Center Comprehensive Plan Anrendirtents. Draft 8i79194 pedestrian path ofthe mall and improved connections to other retail and commercial establishments would create a signttrcant differenoe in this arras pedestrian environment. .s, C. InrVM ion m th the(fit,of Beavecton ri- dceq fi aoa or'a new 'ark&Ride site to replace the existing site that.wus idteaded'to be temporary, ILL Sidewalksda.Grembut°g Road and Completion of sidewalk system on Hall `Boulevard wull improve connectivity and access,plus constructioia of pedestrian �aossings on Greenburg and Hall e. A pedestrian trail within and/or around the Progress bowels Public Golf Course presents an opportunity to provide a safe neighborhood waiidWexercise area and to serve more of the population using existing resources. f Recommended mall area street improvements include bringing SW]Eliander Lane, SW Washington Square Road,SW Palm Boulevard and the roadway around the cemetery to full street standards.This includes building sidewalks and bicycle lanes. g. Within the mall area parking area,the task force recommends raised pedestrian' refuges and designated walkways to connect bicyclists and pedestrians to.the mall and adjacent retail establishments. h. Improve multi-modal aecessabil bt safe and neighborhood traffic management on Locust Street between Lincoln Street and Ball Boulevard,Lincoln Street Between Locust and Oak Streets,and Oak Street between Lincoln Street and Hall Boulevard.The goal is to improve safety bicycle accessibility,pedestrian crossing, control traffic speed and improve pedestrian connections. i Develop Oak,Lincoln and Locust as collectors. and-widen Improve Hall Boulevard as.a tb= a vial withqu udin h ti 1 to five lanes.(Task force Option) 1eve6p Oak,.Lmeola and.Locust as collectors t--a widen Hall Boulevard to anis.(Technical Advisory Committee Reo�mn�endatio ;- - j. Provide pedestriariAicycle connections between SW Borders Street and Greenburg Road. k. Provide pedestrian/bicycle connections on local streets t4_from and tvitltin new developments and rcdeyclopnIcnts. 8 Washington Square Regional�ctrlcr Coni r Q pore!ensec a Man Arnetarnenls. Draft 811999 L Oreato a two-lane,local level over-(xossing of tfi&way 217,from Waddington Square to MOW$Avenue;including pedest ian and Me fac Mes extending to Fanno Greek Bikeway. M. Extend Nunbus Avenue to Gremburg Road,including bike and pe+de ciao .facilities.'leis includes realignment of Grcxaiturg Road and related improvements. n. Construct a regional level aver-cxossing of Highway 217 connecting Locust S6e0 to Nimbus Avenue. o. Reinforce,geed for interchange capacity improvements at Half Boulevard and Scholls Ferry Road in the upcoming IFghway 217 Major Investment Study. p. Design a frontage road to improve access to Washington Square Mall. q. Add bike and pedestrian facilities on Cascade Avenue. r. Identify potential bicycle network alignments with connections to existing bikeways,neighborhoods and activity centers,with particularly emphasis on extending the Fanno Creek Bikeway along Ash Creek s• mantter raff. Stronlypport comcnut T*�i1 ServiaP A;, S�mmuter rail on within the Regional CCUM Connect th_P cram with other y i centers by an efficient people m_ Qy4g cystgm t. Adopt the functional classification plan for streets internal to the Washington Square Regional Center as shown on Figure 1. The following policies apply to local streets within the regional Center. , 1. Local street spacing shall be a maximum of 530 feet. 2. Access way spacing shall be a maximum of 330 feet. 3. Spacing of signalized intersections on Major Arterials shall be a minimum of 500 feet. 4. Existing rights of way will,to the greatest extent possible,be utilized for a local street system Right of way vacations will considered only when all other policies in this subsection are met. U. The transportation projects described in this section should be added to the City of Ti gard's Transportation System Plan- e City,OW T and Metro should work to include these improvements in regional and state implementation programs. 9 Washington Square Regional Center Comprehensive Plan Antendnrrents:Draft 8/19/99 11.8.3 NECESSARY PUBLIC FACILMES INCLUDING SEINER,WATER AND DRAINAGE FACILMFS,SHOULD BE IN PLACE OR PL6NNED TO BE CONSTRUCTED IN TRWE TO SUPPORT NEVE(DEVELGPMENIS. 11.8.4 NECESSARY II AMPtlu�r'kT!Ou E��,CIi.a'arc.,Etj DE'IERM NED BY A TRAF1 C DeAC,'T ASSESSMENT,SHOULD BE IN PLACE OR PLANNED TO BE CONSTRUCTED IN TDrf E TO.SUPPORT NEW DEVELOPMEIns. Proposed Amendment to Chapter 12.Locational Cniterla. Add anew Section 12.5.. 12.5 MIXED USE DISTRICTS 12.5.1 TIE CITY SHALL PROVIDED FOR MIXED USEDEVELOPMENTS IN ACCORDANCE WTTH: a. APPLICABLE PLAN POLICIES; AML b. APPLICABLE PURPOSE STATEMENTS;AND c. APPLICABLE COMMUNH Y DEVELOPMENT CODE PROVISIONS. L MAA Use Cr mercial A The purpose of the Mixed Use Commercial(MUC)land use designation is: 1. To create a dense mixed use commercial district that forms the commercial core of the Washington Square Regional Center; 2. To provide opportunities for major retail goods and services,office employment,and housing inclose proximity,and with good access to transportation services; 3. To icnplemeat the Metro 2040 Growth Concert and Ur'van Growth Management Functional Plan for areas designated Regional Center within the Cy of Tigard. 10 !!'as/lin.loa • Square Regional Center Comprehensive Plan Anrendntenrs Draft 8119/99 laxed Use Panlo=ent A. The purpose of the Mixed Use Employment(MUL)land use de dgaation is: 1. To creato a mixed use employment district that is coenpiemeutaey to the rest of the communityand Inc region; 2. To provide opportunities for employment wind for new business and professional services in dese proximity to retail centers and major transportation facilities; 3. To provide for major retail goods aad services aeoessible to the ge aml public,and minor retail goods and,sexvices'accessible to the public which works and lives wWm the MUE district; 4. To provide for groups and businesses in eters; 5. To provide for residential uses which are compatible with and supportive of retail and employment uses. 6. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center and Employment within the City of Tigard Mixed Use Residential A. The purpose of the Mixed Use Residential(MUR)land use designation is: 1. To create moderate and high density mixed use residential districts in close proximity to other mixed use districts; 2. To provide opportunities for a variety of housing types and densities,and to produce that housing in ways that residents have high degree of pedestrian amenities,recreation opportunities and access to transit; 3. To incorporate limited commercial and service uses within mixed use projects that provide benefits and amenities to residents,but are compatible with residential uses. 4. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center within (lie City of Tigard. l l Washington Square Regional Center Comprehensim Plan Amendments. Draft 8/19.99 12.5.2 THE CTfY SHALL APPLY A&IIID USE COMMERCIAL LAND USB DESIGNATION FOR AREAS SHOWN AS REGIONAL cENTER THE ME'1� 700 GK0 O-11 00NCEPT. 12.5.9 THE CITY SHALL APPLY A MIXED USE EMPLOYMENT LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER AND EMPLOYMENT IN THE METRO 2040 GROWTH CONCEPT. t�uHo�ation£or , �glo; dcs�n-order-to . , riodvfthe-dap- ' 8 ate futuro �tctna�-u -�tects'to-�hc-city*tiyido-sps�� Tiraugie- e�vdei ±*,!�„�: :�;-- d�vit�in tke �----{�scstncct�capcas�iccy-cdcmcnt-tQ-create-a-(u a and toTstablish-people-friend"ar..es; ,4u age fnrfhe�riangie I2 Washington Square Regional Center Comprehensive Platt an Amendments: Draft 8/19, 9 M11 ways LL411t XoV- areas: 12.5.5 THE MY SHALL APPLY A MIXED USE RESIDENTJAL LAND USE DESIGMA71ON FOR AREAS SHOWN AS REGIONAL CENTER 1N THE MEMO 2040 GROWTH CONCEPT. RMLEMENTATION STRATEGIES 1. The Community Development Code shalt a. Include a Mixed Use Commercial District; b. Include high density and moderate density hfixed Use Employment Districts, C. Include high density and moderate density!Mixed Use Residential Districts. d. Require that: 1. Minimum residential densities and floor area ratios(FAR)be achieved; 2. Certain commercial uses be limited so that a pedestrian-oriented development pattern is achieved; 3. Design standards for pubic improvements,site design building design,signs and landscaping are achieved in order to create high quality,pedestrian_ oriented developments; 4. All areas be subject to Site Development Revie-,v. C. Provide for. 1. Limited adjustments,and phasing so that development standards can be achieved over time; 2. Improvements to pre-existing uses and developments so that existing residents and businesses may continue to thrive. 13 Washington Square Regional Center Comptrehensive Plan Amendments. Draft 8/!9/99 WASHMG'TON SQUARE REGIONAL CENTER STUDY Draft Mixed-Use Zoning Districts August 19, 1999 Chapter M630 WASM NGTON SQUARE REGIONAL CENTER ' 18.630.010 Purpose A, This Chanter will imWerneatyis;exr non a an i pr;., t.,Q.,,,,,ra•'-A ffie iPachin on S ugiure Regional Center Study Plan p=arby a Task Force W269& hype n.. of Metro's Rcdorw Urban Growth Management Ep16M9MwAarnet Qrnc j ranacit y Washington Sauare Rerdonal Carte•miff-be met by •,�- Regional Center at densities afmoprfate fur an,tuber center e C A mixed use Regional Center will contain a varia!2f 'moi s that vary in scale nredcm,;nant d character. Distinct districts-mooded to each other and to+hP rpt ofLhP region by a rrnriti tmawnrfation s5ilm will provide a range ofwo limon and shop&►ing4pporiifies �rproved multi-modal trancnottation ;mks hirrher densities variety of land uses anA Mhanoed environmental QMlnties All all contribute to create a desirabl livable ogmmurhity ing&face n£ Maack,pMulation and emnloytrx g growth. B- New mixed-use znniim dstricts alarm with existing residential zonin�}istricts in establisfied areas.are aWMriate for the Rettronal Center. 18.630.020 List of Washington Square Regional Center hfixed Use,Zoning Districts A. LIVIUC): Mxed Use This designation incudes land around the Washington Square Mata and land immediately west of ffighway 21.7. Primary uses permitted include office buildings,retail,and service uses. Also permitted are mixed-use developmals and housing at densities. of 50 units per acre. Larger buildings are encouraged in this area with paridog under,behind or to the sides of buildings. F. QMUE)• Mixed Use Employment Districts.This designation applies to arras where employment uses such as office,research and development,and light manufacturing are conomtrat(d. Commercial and tasca___--are pitted whidi are compatible Tuan auy���u�are au(/ww inn aiv-wiuuu,aur iwewiu:fi with employment character of the area. Lincoln Center is an example of an area designated MUE-I, the high density mixod use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. G. MR): ;.4ixed Use Residrntial Districts. line MUR designation is appropriate for prodonninantly residential areas where mixed-uses are permitted when con>j►atibhe with tine residential use. A high density(MUR-1)and moderate density(MUR-2)designation is available. rmafi 7anino ni.drrote 4 Imocion tandanit-"Rr IR K.Ta-1 .t riaucl IO D000 18.6iQ.030 uses (rrisett Socmims A,B and C&u>at use sectica(18.520.030). Tx1e 18.630.1 USE TARLEt MIXED-USE ZONES Use Categories 14UC 1KQE I and 2 M[pR 1 and 2 Restdcudal Household Living P P P Gcoup Living Royc R(lyc Lt(1YC Transitional Housing c C C Rome OOMP4 tion ) ) -- R(2) H Sind*Units.Attached ) R(3) P Single Units,Detached R(3) Accessory Units R(4) R(4) 1")Duplauos R(3) R(3) P Muhl-Faanay Units p P P Manufactured Units N N N Moble Home Padm'Subdivisions N N N (Svic ftsdiutiouan l;asic Utilities as) C(5) C(5) colleges c c - C Community Recreation P C c Cultural Institutions P P N Day caro p p P/C(6) E—Bcacy Sor.no% P P N Madiee!centers _ C —C e Postal Servioo p p - N Public Support Facilities p p P Rc icious institutions p P c schools C c c S0c6tT-rat0msUqubs4-,odgos p p --- c . /).-af7 yeanl::o.D%.dricfc.L lL!cion.\'Mat`/arrle-W.SR!' lR F?O_2 Aaio�cd 70 J000 use Cs ftwics KUC Km 1wd� =Imd Commecdd CammatdA Lod&g p p N 'fig mrd d"cimg°°tsW&nm°ts P p RCW) . FntaA�mmt-Odcntod Mm*Rved 6mhodzmmc3t C N N -OutdrwrBmtactammuamt C N N IradoorBmtartarommomt p p N Adak Bntedimmomt C N N Cseaeral FAW saliaaoaemted p R(9) R(W) -ParsoaA varvioes p FO) �Xg) Reliair-0riented R(9) Bulk Sales R(9) R(9) N Outdoor&las N N N - Aoimal-RalAod N N N Motor Wide Rented -Motor VaNde Sgw Rmta1 R(10) R(10)- N -Motor vehide Servicing/Rapair N N N -Motor Vduda Fuel Sales C C N office p P RC7X$) Self-Servioe Storage N N N Noa-Acoassory Putong p p N Iadust ial ladustrisl Senioas N N N Mmufsdudn and Production Light iadustaal N R(11) N -General iadustdal N N N - Heavy Industrial N N N Railroad Yards N N _ N Research amd Developm ed N R(11) N Wsmho,.hsowmx&t Movemmt N R(IOXI l) N Wasta-Raktod N N N Wholesale Sales N R(lOXll) N P=Pemritted R=Restricted C—Conditional N=Not Permitted ...o:.t,uvuhgr vvruh five or fewer residents pernuuod by right;group living With six or more residents permitted as conditional use. 2. Permitted subject to requirements Chapter 18.742. 3. Pre-existing housi%twits permitted. Conycfs on of pre-cNstir•.b ho: ci„- rills io otiher u�ts it 4ui�i= h LQQtdrer>nwrtts of this C�aotcr. su}hj on-16 30:450: nraR�nrrino nlairicLc R naciarr X m 44?rdc-W.VRe7 IR 6.441-.4 Asm umf 10 YOAA 4. Permitted aubjuct to to*em M#S Chapter.18.710. 5. Except water,storm and sanitary servers,wj dh are allowed by 6. k-hoahe day care which meets all state requiremethts p bY meet all state requirements permitted conditionally. `ay care centers which 7. This use is allowed only in mixed-use developments. Commercial uses sha11 ocoVy no more dun Ile total floor area within the mixeda development,and shall be permitted onlywhen 5mt of densities are met. residential 8. The maximum budding footprint size permitted for any building occupiede.6rrdy by. uses shall be 7,500 square feet. OO al use cr 9. New retail and sales uses larger than 60,000 square feet ofgross leasable area per building®r business constructed ager this secdoa is effective shall be probibited. 10. Permitted as an accessoryto a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. 11.All activities associated with this use,except employee and customer parking,shall be contained within building(s). 18.630.040 IDeveloprnent Standards A fiance Reouired. All development must counply with: 1. All applicable development standards contained m the underlying zoning district,except where the applicant has obtained variances or adjushnents in accordance with 18.320,and Sub-Sections C and D ofthis Section; Chapters 18.310 and 2. All other applicable standards and requirements contained in this title. B. AMM Qpm t Standards. Development standards which apply within mixed-use zMes in the Washington Square Regional Center are contained in Table 18.630.2 below. $xisting developments which do not meet the standards specified for a particular district may continue in existence and be altered subject to the provisions of Section 18.630.050. I).n1J 7.w..nkyrirLr R l)ncion.Gnrodinrlc-K CR(' !R IL?.�-! .(nov.N 10 l09Q' TAb[o 18.630.2 DEVELOPMENT STANDARDS IN 14 DMI)-USE ZONES MUC etvE i . 1F1Qi~z !mac i MtJlt 2 • DBM)L�N9lONAL �i REd�.N°l� . Manimam I.a6 Area Nene None Nose NOW None Minimum BsaYdmg a a a a rn►m;10' la&out and 4' rant;0' iatadot ado; knWor si-sn; S streatado 10'dMoW& MwdMum&acting Satbndts CommatvaL•to, 20'Stunt,a 20'Rant;a 20'front;a 20-fi,,,4 0• . find&sttmoude; rM and roar end =wand rear and 0'w1wor ado& i (mm ado; interior ado; i t"W dde; "Wor ad®; torr. 20' dre mio 20' strootsido 2a stroatsida. 2a dmotade Residential (1)(2) (1)(2) (1)(2) (1X2) 20'float;(Y rear and intoaor ada; - • 20'ctraotsido (1)C2) — Miaimum Budd Height 2 stories 2 dodos None 2 dories None Maximum Building Height 200' 200' 60' 75' 45' DENS V REQUIREMEN'1s(3 6 Miauaum Floor Area Ratio(FAR)(4) 1.25 1.25 0.5 0.6 03 Minimum Resideatial Dansity(5) 50 waitdam 50 miWacre 25 units/acro 50 unitdacre 25 uniWacre Mmdmum Residential Deasity(5) None None 50 tMadsc re None 50 units/acre 1. Side and rear yard setbacks shall be 20 feet when the zone abuts a residential district; 2. The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in ffe calculating widths of buring/screening and required improvement s to be installed between proposed uses in the Washington Square Regional Center(WSRQ and abuttingrsamdi�Ct�s not included within the WSRC, or zoamg districts which are not mixed-use.. For MUC and MUE zones,the requirements for Commercial Tones apply. For MUR zones,the requiremeats for the Neighborhood Commercial Zone apply. 3. For purposes of determining flgQr a sea ratioand and residential densities,the net development area shall be used to establish the lot area,determined per Section 18.715.020 A. 4. The minimum and maximum floor arca ratios shown in Table 18.630.2 apply to all non-residential building development and mixed-use development which includes a residential ootnponent. in nuxod-use developments, residential floor area is included in the calculations'of floor area ratio to domino omformamce with mrnmnn n and maximum FAR. S. Notwithstanding the requirements of 18.715.020,minimum and maximum density shall be determined for residential e-dy projects using the number of residential units per net acre as shown in Table 18.630.2. The provisions for density transfer described in 18.715.030 apply,using the minimum and maximum density shown .n Table 18.630.2. /arnA 7.nn/ma Diveriek A I"Mvian Canada.do--..CRr IN Ifla_5 IQ rcoo 310 ma C. RQd=WItL 11w 10�pl�eot the Boats and policies ofthe density ememts shown m table 18.63ti-2 am Com_prdrmsivePlan Vie;�;;,r- awy wed the tc ianat C enter renins duds,but the Qih'reaoBoi=that some�&M compliance with these tea &mneats.The aeijustneat process provides a� or if the r which tM&v`eI4OP inY req r�nents may be adjusted up to two my five percent(25%)ofthe original P development continues to meet the inteadeclpuqxw ofthe required and fiddings made that all approval criteria are met. Aeljustmmt reviews provide Sexibili for are and allow for altema�ve ways to meet the purpose ofthe code. �' trausual situations I. Approval Criteria. Adjustrnent r,equests will be approved if the review body finds that the applicant has shown that approval criteria I through 4 below;are mel. a. Granting the adjustment will equally or better meet the modified;- Purpose ofthe regulation to be b. The proposal will be consistent with the desired character of the area;and C. If more than one adjustment is being requested,the cumulative effect ofthe adjustments results in a project which is still consistent with the overall purpose ofthe zone; d Any impacts resultiug from the adjustment are mitigated to the maximum extent possible. 2. Procedure. Requests for an adjustment are processed along with the which the application has been filed development Proposal for 3. Ineligible regulations. Adjustments are probibited for the following items: a. To allow a primary or accessory use that is not allowed by the regulations; b. As an exception to any restrictions on uses or development which contain the words "prohibited"or`dot allowed'; C. As an exception to a qualifying situation for a regulation,such as zones allowed or items bang limited to new development. d. As an exception to a definition or classification e As an exception to the procedural steps of a procedure or to dhange assigned procedures. D. Ebasina of y oehmcnt Srand��.�� --�..� ��. ['rejects nhay use flit Site Development Review process(Clhaptcr 18.360)to develop a site by phasing compliance with die development standards established in this Chapter. Such projects must dernonstote how future developme ht of the site,to die Minhminimum development standards established in this Chapter or greater,can be achieved at ultimatc'build oihtof the site. The Planning Director may waive or modify die approval period(Sia, 18.360.030 C)and phased develolmicrht time schedide(Section 18.360,010 F.r)for 1,:0,;x;ai-,j,tovvd unser this section. 1)r r�$7nnlno ni.NricLc.0 nneion.C/`rnd�wLc_W(RC. JR 6.4l1� Avaq.N/0 /000 E. ItY lteetri�te�tlenlc r _4(�!l�dil;±1 Or Ab�rf ino 1�'parign� {�� deestty rhgtnrrmai mTable 18.6302_tthe erea,anewn_rp�r qty a a lbatiadu&or 01 L $Ands within the devdotnnant am apavded a - l2i jdc,an of Stateo" WAIands Restore fi aq(9 Fnh =w,-@,dPro m- en,� State lands Fel,habitat Enhanoemeot Pro¢ra a �n if ppltp�� �. The oveall•flood storaste capacity ofthe 100-mar flq�l�in�,+itlin tfie d��iocrn,e„r,� Ifthe enbmu ments Win+-bed above are acmnoml or if mh LOME nm residential d=ft standards shh:u in Table 18 � standards shall arVIy_ , 0.2 and no maxi„r+m,#Dior area ratio 18.630.050 rm-Effistiug Uses and DevrlVm=ts wider the WuswVou Squam Itegiotud Center Afted Use Di 'cis A- Applicability. Notwithstanding the provisions of Section 18.760.040,uses prohibited and structures that would be nonconforming in any of the Regional Canter MMd-M�zoning districts that were — lawfully in existence at the time of adoption of the Regional Center MixW-Uk districts are considered to be approved uses and structures.However,future additions,expansions,or enlargements to such uses or structures,shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance(date). 1. An addition,expansion,or enlargement of such lawfully preexisting uses and structures up to twenty(20%)of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition,expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this Code,or that the applicant demonstrates that the purposes of applicable,development standards are addressed to the extent that the proposed addition,expansion or enlargement allows. 2. All additions,expansions,or enlargements cif aadsting uses or structures that take place after using the 20 percent addition,expansion,or enlargement exoeptiovn shall be in conformance with the development standards of this Code.Projects may nese the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established i n this Chapter per Section 18.360.040.D. 3. If a pre-existing use is destroyed by fire,earthquake or other Actof God,then the use will retain its pre-existing status under this provision so long as it is substantially reestablished within three(3)years of the date of the loss. The rccstablished use shall be in confOrmance with the development standards of this Code. Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter per Section 18.360.040.D. rh-ne9 7nninv mvtrieiv A i)ocivn Cinndn►rric-ii Cl7(' OR 6.4/1-7 Ausiief/�i i�3. t OLUTM WASEMNO ON SQUARR RMONAD R DESIGN STAND ARDS . ><tiM00.110 llN4-poft and Applics ity A. Ayk=rte►` aeles. Design standards for public greet indproveaueats and for new renovation projects 7 raw beo-d fur the W �oP t and &surds address s 'Wal'Mortal g'ul�8 PmW1PQls aadopted for the WW Calter� demaft nail `y ufigg a�tir�g a lvgh-quality vjw use�oy�area,providing and ooavpui eat area. aad t#drwgg to create a high qua&y image for the B. V0dooefnrma r . All new developumts,incl resulting in non single f rady residential uses,are and t�vacter aad the area. In addition to the to to the character sail quality of required by the Devel design staadards described below and o�devdopmed standards opmevt and Budding Codes,developments will be wqtired to dedicate and improve public streets,conned to public facilities such as sanitary sem, and drainage, and participate in fwxUDS future transportation and public improvement- Washington mrprov rt p Washington Square Regional Center. Projects, necessai within the R C. `—nE 'nn` aU "r . 1he following design standards apply to all devil Washington Square Regional Center within the MUC MUE and MUR wes. fa located thin the flus secioa conflicts with another standard m the Devel meat zees. if a standard found in govern oP Cade,standards in this section shalt 18.630.120 Street Connectivity A. pf d_ 'on�of tri - Ali'development must danonstrate how one Of the fullawing standard Options will be met. Variance of these standards maybe approved per the requirements of Chapter 18.370.010 where topography,barriers such as railroads or freeways,or eaviroameatal constraints such as major streams and rivers prevent street extensions and connections. 1. Desigm option a• local street spacing shall provide public street connections at feet. intervals ofno more than 530 b. Bike and pedestrian connections on public easements or intervals ofno more that 330 fe . - =way provided at fed. P-1bramce Opt;on a• local street spacing shall occur at intervals ofno less than ci ght street intersections per mile. b. The shortest vehicle trip over public strocts frons a local origin to a colixtor or greater facility is no more tuner twice file straight-line distance. C. Tlrc shortest pedestrian trip on public riglu-of--way from a local ori8m to a collector or greater facility is no more than one and ono-half the straiglrt-lino distance. IN-470 7Aroino nidrirtc.0/)melon Clmrdrnv/a.ir CR(• IR�.?I1�Q Ancona! r0 I000 1&6XUO Site Design Standards A. Com. All devdopmmt must med the following site design OmWards, Ifa pare is one acre or Larger a phased devdopsneat plan must be approved how theme standards for the overall parod can'be md. Variance to these standards tmY begraated ifdw c dtaia fotmd is Section 18.370.010 C2,govemiag criteria for gaming a variance is satisfied. 1. Building placerna t on Major and Minor Artedals-Buildings shaft occupy a Minimum of 50% of all street froatages along Major and V"r Acteoial Streets. Buildings shall be located at public street i►.ceasecdoas on Major and Maar Arterial Streets. 2. Building setback-The minimum buildiag setback from public street ' _ofwa3^ordcatod shall be 0 feet,the maldmrm building setback shall be�0 fad. 3. Front yard setback design-For setbacks=ater than 0' laadscVing,an arcade,or a hard- surfaced expansion of the pedestrian path must be provided between a structure and a public street or aocessway. If a building abuts more than and street,the required improveaheats shall be provided on all streets. Landscaping shall be developed to an 1,1 standard on public streets and an L-2 standard on accessways. Hard-suniaeed.areas shall be construe with scored concrete or modular paving materials. Benches and other street fiunishiags are encouraged These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. 4. Walkway eoa section to building Batt ees-A walkway eonnectiOrI is required between a building's entrance and a-public street or accessway. This walkway must beat least six feet wide and be paved with scored concrete or modular paving materials. 'Building entrances at a coarser near a public street intersection are encouragc& These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. 5. Parking location and landscape design-Paring for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When bWdhzs or phases are a djarnnt tO more than one public street prima str .1 1 - --- identified where this regLdrement app&s. Lflocated on the side,parking is limited to 5001a of the street frontage and must be behind a landscaped area constructed u'ted to an 1,I Landscape Standard. The minimum depth of the L-I landscaped area is five feet or is equal to the building setback,whichever is greater. Interior side and rear yards shall be landscaped to a G2 Landscape Standard,except where a side yard abuts a public street,where it shall be landscaped to an L•I Landscape Standard. 18.630.140 Building Design Standards A. Noa residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance,is satisfied. I . Ground floor windows-All street-facing elevations widen the Building Setback(0 to 10;cd) along public streets shall include;a minimum of 50'/0 of the ground floor wail area %vid► windows,display areas or doorway openings. Tl:c grow,d floor wall area shall tat;mcasuroci from three feet above grade to nine feet,above gradk:the entire width of the stred,facing /k-aR 7nn/no Mxfricic.4 nocio�t Clandnerlc-WCRr IR&W-9 Avoud IO 1000 1 deVation, The ground floor window requirement"be met Wi0tin&0 vall and for glass doorway openings to ground le,AJ U$to W/,of dM ground floor a� y be met oa as adjoining devotion as long as aft of&0 re(bg corner. q ;s located at 2. Building facades-Facades that face a public sheer t;taan evAad no providing at'least one of the follmore than SO feet whthocrt °�lures:f a)a va�riatioa in building off-set of at least 1 buildingmaterials;�)a foot;(c)a wall area Haat is aubrdy sepaeatccl from other wan areas by a projection,such as an arcade;or(d)by another Mures that reflect the buldines structural system. No building facade shall extend for more than 300 feet without a connection betvxert or through the building. 3• Weather protection-Weather protection for arcades,shall be provided at buil �'sum as awnings,canopies,had ung entrances. Weather protection is eaeouraged along building frontages abutting a public sidewalk ora hard-sa,rrtaeed eaoa of a sidewalk,and along buiildi%&'outages bdvmm a bundling entrance and a public street or accessway. Awnings and canopies shall not be back lit. 4. Building Materials-Plain concrete block,plain concrete,cone zeal,plywood,sheet press board or vinyl siding may not be used as ertedor finish materials. Foundation material may be plain concrete or plain concrete block where the foundafioa material more than 2 feet. is not revealed for 5. Roofs and roof lines-Except in the case of a building eatranee fen as an extension of the primary materials used for e.buil ' ,roofs shall a designed � ding and should respect the building's structural system and ar&tectural style. False fronts and false roofs are not permitted. 6. Roof-mounted equipment-All-roof-mounted equipment must be screened from view from . adjacent public streets. Satellite dishes and other urication eT*xuentmust be back or positioned on a roof so that exposure from adjacent public streets is minimized• Solar heating panels are exempt from this standard B. Residential=M and I IxQd-�buildings. Eor residMtial=Qnly buildings'nd dxed-use,bni kisxs M h=- Le predominant use is Mident ai tile redmr - �IIdards sha of a;'t�'r 18��Ql Couma ll avoly, 18.630.150 Sim A. Sign gandar s. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1• Zoning district regulations-Residential only developments within the MUC,MUE and MUR zones shall meet the sign requirements for the RAO zone 18.780.13OB;non-residential developments widen die MUC zone shall meet the sign requirements for dine eo nir -rcial zones, 18.780.13OC; non-residential development widen tine MUE zone shall meet the sign' requirements of the C-P zone, 18.780.130D and non-residential development within dnc MUR zornes sliall meet die sign requirements ofdne C-N zone, 18.780.130E. Affik 2. Sign area limits-'[he maximunn sign area limits found in 18.780.130 shall not be c-meded- /)rnA 2nnino f/i,Nricls.4 nocion filnnAnrv/c-W.Vr .4voeicll0 /.000 x: No area limit increases will be permitted. 3. Height limits-The maximum he&limit fur all signs VWgA wall signs shall be 10 feet. Wall signs$halt ant aLead above the roof rM of the wall oa which thisign is located. No her& uses vA be permitted.. 4. S%a locatioa-Freestanding signs within the Washington Square Regional COtershall not be pern i ted within required L-i landscape areas. 18.630.160 Entry Portals A ons. (Rwerved) 18.630.170 Landscaping and Screening A Applicable levels. \w levels oflandscaping and screening standards are applieableto-th�d Triangle. The locations where the landscaping or screening is rewired and the depth of the' landscaping or screening are defined is other sub-sections of this section These standards are minimum requiiemeuts. Mgber standards may be substituted as long a&all height limitations are met. 1 . L-1 Low.Screen-For general landscaping oflandscaped and scweaed areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening,shall apply. In addition the L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between,the parldng lot and a major or minor arterial,trees shall be planted at 3-V2 inch caliper,at a maximum of 28 fed on center. Shrubs shall beof a variety that will provided a 3 foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping-For general landscaping of landscaped and screened areas witbin parting lots,and along local collectors and local streets,planting standards of Chapter 18.745, Landscaping and Screening,shall apply. In addition_trees shall be provided at a minimum 2-% inch caliper,at a maximum spacing of 28 fed. Shrubs shall be of a.size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. 18.630.180 Street and Accessway Standards L Functional Classifications and Street Sections Do iz000mmodod Roaduav Functional Claacifi non Mao and Stroll(Cross Sections attached dial(govern the improvemcat and onstm of major streets within the Washingtgri Sruare Regional Center, 18.630.190 Design Evaluation Re provisions of Section 18.620.090-Design Evaluation ao lY Midlin Ole Witfing-tonSs&ir RWonal t eYitcr. A. 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GO dbaA 7.nniro Mvfrictc R l}veion Cterndnrn!c-WCRC' /R 6.70-/.3 Arroud 10 1090 N 0(or To SAP 17 erg o •� � 210 - ¢© a9 a SQUARE MALL N - 104d v t' sr sW COR o �6tr«Arrerr rKr[ 0 ST SW IANOAM Sr SQUARE r� ( #14�t ILII 1 " i 11�c KIAtIJK& i . fta qLw Ow ST flow ow ��i '� `4♦� _.BASK _ f SW PINE ST yo` R ♦�"1_r tx—Ic SW SPRUCE ST : C,pe� 4� A 217 « < Z S1i' PfgE'ST v y ' CtTt G► LlCwap � ` '�` G SND - --- ARTERIAL RECOMMENDED ROADWAY a1•r."'°°a" MAJOR COLLCCTOR FUNCTIONAL CLASSIFICA TION MINOR I WASHINGTON SQUARE REGIONAL CENTER rlcvaE .. �, ._ .. CouECTon TIGARO, ORCGON Z7 JUNE 1999 7 h!v:UirJyee not\Zts!e�t�e.:: tr fru• sr u• r r !r ssr 3 iP�w(hAc ltadc wbil potlic��* 1sws.lWn6w aoae.aAot.�hlri.�«�.{,e.P „' r �r,� u• w• �r � � ' K U tr4.CA—.0 � ii jigi or r or or s is d w iA !�lyrrGpazac•drid�c do par4ier6 AM.Hwbw ud[oalR • m r u• Ir Ir r n. n• .a m pill r'JH. • y...� 'yfl. ta• 18 idI%or co6caor wiA%'wn6 •/V4 Nfnbrn end l.acva 13• t' 11• If• IS' to•.,,,,,,. cr.ce. all ' i [nc E wiA Pa�E^6 Eland<r Inc.Hap Btvd..Wsshi on ^BI Sq.Paad a — --.•=.{--� { S Sf�;rl r„E tll„<\.:.1>r^ry•4 nw.er SI t P EXHIBIT C — FINAL ORDER (WASHINGTON SQUARE REGIONAL CENTER) — AS ATTACHED TO ORDINANCE NO. 00-18 WASHINGTON SQUARE REGIONAL CENTER STUDY Final Draft Task Force Recommendations for Mixed-Use Zoning Districts and Design Standards August 25, 1999 Chapter 18.630 WASHINGTON SQUARE REGIONAL CENTER 18.630.010 Purpose A. This Chapter will implement the vision,concepts and principles contained in the Washington Square Regional Center Plan,prepared by a Task Force appointed by the City of Tigard. B. Metros Regional Urban Growth Management Functional Plan target growth capacity for the Washington Square Regional Center will be met by permitting mixed use development within the Regional Center at densities appropriate for an urban center. C. A mixed use Regional Center will contain a variety of districts that vary in scale,predominant use,and character. Distinct districts,connected to each other and to the rest of the region by a multi-modal transportation system,will provide a range of working,living and shopping opportunities. D. Improved multi-modal transportation links,higher densities,variety of land uses,and enhanced environmental qualities will all contribute to create a desirable, livable community in the face of dramatic population and employment growth. E. New mixed-use zoning districts,along with existing residential zoning districts in established areas,are appropriate for the Regional Center. 18.630.020 List of Washington Square Regional Center Mixed Use Zoning Districts A (MITC=Mixcd I lee Cnmmrrcial Dietrir1 This designation includes land around the Washington Square Mail and land immediately west of Highway 217. Primary uses permitted include office buildings,retail,and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under,behind or to the sides of buildings. B. (MI IF)-Mixed I kr Fmn(oym ent Ilistdets.This designation applies to areas where employanent uses such as office,research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but arc limited,and residential uses are permitted which are compatible with employment character of the arca. Lincoln Center is an example of an area designated MUG 1, the high density mixed use employment district. The Nimbus arca is an example of an area designated MUE-2 requiring more moderate densities. C (M-UR)2ytixed-UsL-Rcsiden iaLDist6ds. Tile MUR designation is appropriate for predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high 40 density(MUR-1)and modetate density(MUR-2)designation is available. Zoning Districts&Design Standards-IUSRC 18.630-1 Nowemher 22, 1999 18,630.030 Uses (Insert Sections A, 0 and.0 f:"otn commercial use section(18.520,030). Table 18.630.1. USE TABLE;MIXED-USE ZONES Use Categories NUC NUE 1 and NTJR 1 and 2 Residential _._ Household Living Group Living P P P Transitional Housing R(IYC R(IYC R(lpC C C Homc Occupation C R(2) R(2) R(2) Housing Types Single Units,Attached R(3) R(3) P Single Units,Detached Accessory Units R(3) R(3) R(3) Duplexes R(4) R(4) R(4) R(3) R(3) P Multi-Parnily Units P p P Manufactured Units N N N Mobile Home Parks/Subdivisions N N N Civic(Institutional) Basic Utilities Colleges C(5) C(5) C(5) C C C Conununily Recreation P C Cultural Institutions C P p Day Care N Emcrgettcy Services P P P/C(6) P I' N Medical Centers C C _ C Postal Service P ' Public Support facilities P IJ P 1, Religious Institutions P P 1, Schools C C' C c Socia l/I'r:dcina l/C l ub4Lodges 1 l'. C 761ring I)is/riCLc cf Desii,rr S/nrrdnrdc-!l;S%2(' 1&630-2 November>? 1999 Use Cat ones MUC WE I and 2 _ _MU I and 2 Commercial Commercial Lodging - - P _-P N Eating and drinking establishments P P R(7XS) Entertainment-Oriented - Major Event Entertainment C N N - Outdoor Entertainment C N N - Indoor Entertainment P P N - Adult Entertainment C N N General Retail - Sales-Oriented P R(9) R(7X8) - Personal services P R(9) R(7X8) - Repair-Oriented R(9) R(9) N - Bulk Sales R(9) R(9) N - Outdoor Sales N N N - Animal-Related N N N Motor Vehicle Related - Motor VehicleSales/Rental R(10) R(10) N - Motor vehicle Servicing/Repair N N - •N - Motor Vehicle Fuel Sales C C N O[rce P P R(7)(8) Self-Service Storage N N N Non-Accessory Parking P P N Industrial Industrial Services N N N Manufacturing and Production Light Industrial N R(l 1) N General Industrial N N N - Heavy Industrial N N N Railroad Yards N N N Research and Development N R(l 1) N WarehouseIrreight Movement N R(t OX 11) N Waste-Related N N N Wholesale Sales N R(l OX 11) N P=Permitted R=Restricted C=Conditional N=Not Permitted 1. Group living with five or fewer residents permitted by right;group living With six or more residents permitted as conditional use. 2. Permitted subject to requirements Chapter 18.742. 3. Pre-existing housing units permitted. Conversion of pre-existing housing units to other uses is subject to the requirements of this Chapter. 4. Permitted subject to requirements Chapter 18.710. 5. Except water,storm and sanitary sewers,which are allowed by right. G. In-home day care which nneets all stoic requirements permitted by right; freestanding day care centers enrich Zoning Districts& Uesis;n.Slnnclnr&-li,SPIC 18.630-3 November 77. 1999 meet all state requirements permitted conditionally. 7. 'Ibis use is allowed only in atixed-use developments. ercial uses shall OCCUPY no more thari 5 %o the total floor area within the mixed-use development,andhal(be Permitted only when minimum residontialf densities are met. 8. The maximum building footprint size per*ritted for any building occupied entirely by a C�nunercial use or u=shall be 7,500 square feet. 9. New retail and sales uses larger than 60,000 square feet of gross leasable area per building or business constructed after this section is effective shall be prohibited. 10, Permitted as an accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. 11.All activities associated with this use,except employee and customer parking,shall be contained within building(s). 18.630.040 Development Standards A. Co pliancF Required. All development must comply with: 1• All applicable development standards contained in the underlying zoning district,except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320,and Sub-Sections C and D of this Section; 2• All other applicable standards and requirements contained in this title. D. Df-wlopment'Sia--��dards Development standards which apply within mixed-use zones in the Washington Square Regional Center are contained in Table 18.630.2 below. Existing developments which do not meet the standards specified for a particular district may continue in existence and be altered subject to tine provisions of Section 18.630.050. .—.... ---_ %ring Districts(V Deng,11.Sabo irds-IPS/W 18.630-4 November Z?, 1999 i n Table 18,630.2 DEVELOPMENT STANDARDS IN MINCED-USE ZONES MUc bm I MUE 2 MUR I MUR 2 DIMENSIONAL REQUUMMENTS Minimum Lot Area None None None None None Minimum Building Setbacks 0' 0' 0' 0'front;l0' 10'front and rear;0' rear,0' interior side; interior side; 5'streetside 10'streetside Maximum Building Setbacks Commercial:l0' 20'front;0' 20 front;0' 20'front;0' 20'front;& front& rear and rear and rear and rear and streetside,0' interior side; interior side; interior side; interior side; interior side& 20' streetside 20' streetside 20' 20'streetside rear. (I X2) (1x7) streetside (1x2) Residential: (1x2) 20'front;0'rear and interior side; 20'strectsidc (1X2) Minimum Building Height 2 stories 2 stories None 2 stories None Maximum Building Height 200' 200' 60' 75' 45' DENSITY REQUIREMENTS(3)(6) Minimum Floor Area Ratio(FARx4) 1.25 1.25 0.6 0.6 0.3 Mininmm Residential Density(5) 50 units/acre 50 units/acre 25 units/acre 50 25 units/acre units/acre Maximum Residential Density(5) None None 50 units/acre None 50 units/acre 1. Side and rear yard setbacks shall be 20 feet when the zone abuts a residential district. 2. The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to be installed between proposed uses in the Washington Square Regional Center(WSRC)and abutting znni g districts not included within the WSRC, or zoning districts which are not mixed-use. For MUC and MUE zones,the requirements for Commercial Zones apply. For MUR zones,the requirements for the Neighborhood Commercial Zone apply. 3. For purposes of determining floor area ratio and residential densities;the net development area shall be Used to establish the lot area,determined per Section 18.715.020 A. 4. The minimum and maximum floor area ratios shown in Table 18.630.2 apply to all non-residential building development and mixed-use development which includes a residential component. In mixed-use developments, 7.oning Districts 18.4630-5 November 22. 1999 residential floor area is included in the calculations of floor area ratio to determine conformance with minimuh� and maximum FAR. 5. Notwithstanding the requirements of 18,715.020,minimum and maximum density shall be,determined for residential only projecis using the number of residential units per net acre as shown in Table 18.630.2. The Provisions for density transfer described in 18,715.030 apply,using the minimum and maximum density shown in Table 18.630.2, 6. The maximum density requirements for developments that include or abut designated.Water Resources Overlay District Riparian Setbacks per Chapter 18.797 are described in Section 18.630.040(E). C. The density requirements shown in table 18.630-2 are designed to implement the goals and policies of the Comprehensive Plan.These requirements apply throughout the Regional Center zoning districts,but the City recognizes that some sites are difficult b develop or redevelop in compliance with these requirements.The adjustment process provides a mechanism by which density requirements may be adjusted up to twenty five percent(25%)of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met. Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. 1• Approval Criteria. Adjustment requests will be approved if the review body finds that the applicant has shown that approval criteria I through 4 below,are met. a• Granting die adjustment will equally or better meet the purpose of the regulation to be modified;and b. The proposal will be consistent with the desired character of the area;and C. If more than one adjustment is being requested,the cumulative effect of the adjustments results in a project which is still consist-11t with tie overall purpose of the zone; d. Any impacts resulting from the adjustment are mitigated to the maximum extent possible. 2. Procedure. Requests for an adjustment are processed along with the development proposal for which the application has been fled. 3. Ineligible regulations. Adjustments are prohibited for the following items: a. To allow a primary or accessory use that isnot allowed by the regulations, b. As an exception to any restrictions on uses or development which contain tlhe words "prohibited"or "not allowed"; C. As an exception to a qualifying situation for a regulation,such as zones allowed or %ning Uistricis a /)eci n.S7nndnnlc-tV,S%l(° 18.630-6 November ll, 1999. items being limited to new development. d. As an exception to a definition or clas;ification C. As an exception to the procedural steps of a procedure or to change assigned procedures. D. Phacing of netuctonment'Standards.Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site,to the minimum development standards established in this Chapter or greater,can be achieved at ultimate build out of the site. The Planning Director may waive or modify the approval period(Section 18.360.030 C)and phased development time schedule(Section 18.360.030 E.1)for projects approved under this section. E. DencitV Regitircmentzfnr Deveinnrmantc Including nr Ahute'ng Riparian Sdhark Notwithstanding the density requirements in Table 18.630.2,the maximum residential density and mixed-use and non- residential floor area ratio for developments that include or abut Riparian Setbacks shall be no greater than 110 percent of the minimum residential density and floor area ratios in all Mixed Use Zones, except when the following are met: 1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division of State Lands Wetlands Restoration and Enhancement Program,and if applicable 2. Fish Habitat within the development is enhanced in conformance with the Oregon Division of State Lands Fish Habitat Enhancement Program,and if applicable 3. The overall flood storage capacity of the 100-year floodplain within the development is increased by 10 percent. If the enhancements described above are approved,or if enhancements are already in existence,the maximum residential density standards shown in Table 18.630.2 and no maximum floor area ratio standards for mixed use and non-residential developments shall apply. 18.630.+050 Pre-Existing Uses and Developments within the Washington Square Regional Center Mixed Use Districts A. Applicahilitw. Pre-existing housing units in mixed use districts are permitted. Conversion of pre- existing housing units to other uses is subject to the requirements of this Chapter.)`Notwithstanding the provisions of Section 18.760.040,uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However,future additions,expansions,or enlargements to such uses or structures,shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance(date). I. An addition,expansion,or enlargement of such lawfully preexisting uses and structures up to twenty(20%)of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition,expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this Code,or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition,expansion or enlargement 7.oning Districts&Design,Standards-IVSRC 18.630-7 November 22. 1999 allows. 2. All additions,expansions,or cnlargcaients of existing uses or structures that take place after using the 20 percent addition,expansion,or enlargement exception shall be ir.conformance with the development standards of this Code. Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter per Section 18.360.040.D, 3. If a pre-existing use is destroyed by,fire,earthquake or other Act of God,then the use will retain its pre-existing status under this provision so long as it is substantially reestablished within three(3)years of the date of the loss. The'reestablished use shall be in conformance with the development standards of this Code. Projects may use the Site Development Review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this Chapter per Section 18.360.040.D. CHAPTER 18.630.100 WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS 18.630.110 Purpose and Applicability A. Design rinniples. Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center,including creating a high-quality mixed use area,providing a convenient pedestrian and bikeway system,and utilizing streetscape to create a high quality image for the area. B. Development conformance. All new developments,including remodeling and renovation projects resulting in non single family residential uses,are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes,developments will be required to dedicate and improve public streets,connect to public facilities such as sanitary sewer,water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. C. f"nnflirtingstandards. The following design standards apply to all development located within the Washington Square Regional Center within the MUC,MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code,standards in this section shall govern. 18.630.120 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard Options will be mct. Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography,barriers such as railroads or freeways,or environmental constraints such as major streams and rivers prevent street extensions and 'connections. Design Option a. Local street spacing shall provide public street connections at intervals of no more Zoning Districts&Design Standards-tE RC 18.630-8 a November 22, 1999 than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. 18.630.130 Site Design Standards A. Chmpliauce. All development must meet the following site design standards. if a parcel is one acre or larger a phased development plan must be approved demonstrating how-these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2,governing criteria for granting a variance,is satisfied. 1. Building placement on Major and Minor Arterials-Buildings shall occupy a minimum of 50% of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets, 2. Building setback-The minimum building setback from public street rights-of-way shall be 0 feet;the maximum building setback shall be 10 feet. 3. Front yard setback design-For setbacks greater than 0',landscaping,an arcade,or a hard- surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. if a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on acccssways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. 4. Walkway connection to building entrances-A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a comer near a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. 5. Parking location and landscape design- Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street,primary strect(s)shall be identified where this requirement applies" If located on the side,parking is limited to 50%of the street frontage and must be behind a landscaped area constructed to an L-I Landscape Zoning Districts&Design Standards-1EXRC 18.630-9 November 22, 1999 Standard. The minimum depth of the L-I landscaped area is five feet or is equal to the building setback,whichever is greater. Interior side and rear yards shall be landscaped to a L- 2 Landscape Standard,except where a side yard abuts a public street,where it shall be landscaped to an L-I Landscape Standard. 18.630.140 Building Design Standards A.- Non-residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance,is satisfied. I . Ground floor windows-All street-facing elevations within the Building Setback(0 to 10 feet) along public streets shall include a minimum of 50%of the ground floor wall area with windows,display areas or doorway openings. The ground floor wall arda shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50%of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building comer. 2. Building facades-Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features:(a)a variation in building materials;(b)a building off-set of at least 1 foot;(c)a wall area that is entirely separated from other wall areas by a projection,such as an arcade; or(d)by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. 3. Weather protection-Weather protection for pedestrians,such as awnings,canopies,and arcades,shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk,and along building frontages between a building entrance and a public street oraccessway. Awnings and canopies shall not be back lit. 4. Building Materials-Plain concrete block,plain concrete,corrugated metal,plywood,sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. 5. Roofs and roof lines-Except in the case of a building entrance feature,roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. 6. Roof-mounted equipment-All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. B. RecidcntiaLou4,and Mixed,y,-buildings. For residential-only buildings and mixed-use buildings where the predominant use is residential,the requirements of Chapter 18.720-Design Compatibility Standards shall apply. ~ Zoning Districts&Design Standards-MVIK' 18.630-10 Mwenrher 22, 1999 18,630,150 Signs ® A. Sign standards, 1n addition to the requirements of Chapter 18.780 of the-Development Code the following standards shall be met: 1,. Zoning district regulations-Residential only developments within the MUC,MUE and MUR zones shall meet the sign requirements for the R40 zone 18.780.i30B;non-residential developments within the MUC zone shall meet the sign requirements for the commercial zones, 18.780.13OC; non-residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D and non-residential development within the MUR zones shall meet the sign requirements of the C-N zone, 18.780.130E. 2. Sign area limits-The maximum sign area limits found in 18.780,130 shall not be exceeded. No area limit increases will be permitted. 3. Height limits-The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted. 4. Sign location-Freestanding signs within the Washington Square Regional Center shall not be permitted within required L-I landscape areas. 18.630,160 Entry Portals A. Required locations, (Reserved) •18.630.170 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable. The locations were the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-I Low Screen=For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening,shall apply. In addition the L-I standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial,trees shall be planted at 3-2 inch caliper,at a maximu,T of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping-For general landscaping of landscaped and screened areas within parking lots,and along local collectors and local streets,planting standards of Chapter 18.745,�� Landscaping and Screening,shall apply. In addition, trees shall be provided at a minimum 2-2- inch caliper,at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Zoning Districts&Design Stondards-W RC 18.630-11 November 22, 1999 ay . 18.630,180 Street and Accessway Standards A. Functional Classifications and Street Sections. The Recommended Roadway Functional Classification Map and Street Cross Sections attached shall govern the improvement and construction of major streets within the Washington Square Regional Center. 18.630.190 Design Evaluation The provisions of Section 18.620.090-Design Evaluation apply within the Washington Square Regional Center. Zoning Districts&Design Standards-U RC- 18.630-12 November 22. 1999 WASHINGTON SQUARE REGIONAL CENTER STUDY Final Draft Task Force Recommendations for Comprehensive Plan Amendments to Implement the Washington Square Regional Center Plan August 25, 1999 Add the following to implementation strategies,under policies l.l.l and 1.1.2: Implementation strategies 1. The Comprehensive Plan Future Land Use Map and the Official Zoning District map will reflect the plan policies and apply land use categories in the following manner: n. Mixed Use Commercial District-Principle development in these areas will be high density office buildings,retail and service uses. A zoning designation of MUC will also allow mixed-use development and housing at densities of 50 units an acre. MUC districts will encourage larger buildings with parking under, behind or alongside the structures. The Regional Center Plan recommends that land around the Washington Square Mall and land immediately west of Highway 217 be designated a mixed-use commercial district. o. Mixed Use Residential District-The MUR designation is appropriate for predominantly residential areas where mixed uses are permitted when compatible with the residential use.Areas will be designated high density(MUR-1)or moderate density(MUR-2). Locations within the Washington Square Regional Center are appropriate for this mixed-use designation. Add a new section 11.8 with the following: 11.8 WASHINGTON SQUARE REGIONAL CENTER In 1995,Metro Council adopted a visionary plan for regional development.The 2040 Growth Concept described strategies to make the most efficient use of urban land in the face of dramatic population growth,to create and preserve livable neighborhoods,and to promote a useful, accessible transportation system. One of the key elements of the 2040 Growth Concept,was the designation of regional centers. These are areas of concentrated commerce, local government services and housing served by high-quality transit. Washington Square is one of three regional centers in Washington County and one of nine in the region. The 2040 Growth Concept resulted from extensive regional discussion about the future of the 1 Washington Square Regional Center Comprehensive Plan Amenchaents 8/2 Portland metropolitan area. Metro,working with local jurisdictions,then developed the Urban Growth Management Functional Plan in 1996 to implement the Growth Concept. Local citizens and governments were then to determine the best way to create regional centers given the values, interests and needs of residents and businesses of that community. The following findings and policies summarize the results of a thorough public discussion about the future of the Washington Square Regional Center area. It demonstrates the way the people of Tigard and Washington County incorporated their expectations for the future into the Regional Center Plan. Findings • With the adoption of the Urban Growth Management Functional Plan,local governments, businesses,residents and property owners in Washington County began a study of land use,transportation and other functions around Washington Square. • In 1998,the Tigard City Council appointed 23 people to serve on the Washington Square Regional Center Task Force. Task Force members represent neighborhoods,schools, business and property owners,state and local governments and public interest groups. The task force=s charge was to identify issues and set general policy for recommendations about land use,transportation,open space,aesthetics and other issues relevant to development around Washington Square. The Task Force also oversaw a public involvement process. • The Task Force agreed on a study area that includes 1250 acres,with Washington Square Mall approximately in the center. The area is bounded by Fanno Creek on the west, SW Greenburg Road and Hall Blvd.on the east,Progress Downs Golf Course to the north, and Highway 217 and Ash Creek on the south. • The Task Force members agreed on a set of principles that would guide development of all recommendations. These principles are as follows: Creation/Preservation of Area Identity • Reinforce a distinctive Regional Center while recognizing and respecting the character of the nearby residential community. • Retain and develop quality housing,including affordable housing,for all income levels. • Facilitate transitions from ona!use to another;for example,single to multifamily residential uses. • Preserve and enhance Metzger Park and consider additional parks. • Encourage environmentally friendly development. • Try to keep historic trees. • Build for our children:Have a sense of stewardship. • Think creatively and be innovative in improving/maintaining quality of life. • Consider market forces and development patterns. 2 Washington Rquare Regional Center Comprehensive Flan Amendments 8/2 • Maintain and preserve floodplains and wetlands. GovernmenOnstitutional Issues • Consider all political boundaries and facilitate cooperation among jurisdictions. • Maintain neighborhood schools. • Identify and reinforce what makes the learning(educational)environment viable. Transportation • Strive for a self-sufficient,connected transportation system. • Consider transportation needs for the whole study area. • Plan for a multi-modal transportation system that accommodates increased auto and non- auto travel needs. • Respect and enhance local street networks and neighborhood livability. • Maintain an acceptable level of service and safety on regional roads,minimizing the effect on regional roads outside the study area. • Provide good transportation access to the rest of the region. • Make the community accessible for all people and modes with connections for cars, bikes,pedestrians and transit. • Maintain a high level of accessibility within and to the regional center. • Use appropriate street and streetscape design. • Encourage attractive,high quality development. • Promote long-term viability for the area.Assure infrastructure is available prior to or with development. The Regional Center Plan Should • Be understandable to lay people • Be implementable within a reasonable,staged period of time • Help develop a sense of community with a common vision,hope and optimism • Be based on statistics and facts for population,employment and other factors • Use existing resources as much as possible • Encourage compatible and complementary uses • Contain solutions to common problems • Avoid conflict with other regional centers. • The Washington Square Regional Center study area includes land within the City of Tigard,the City of Beaverton and in unincorporated Washington County. The study covers approximately 1,074 acres exclusive of public rights-of-way and 1,250 total acres. About 4.2 percent of the net land area within the study area is vacant. • The Task Force evaluated all lands within the study area for future development or redevelopment capacity through 2020. Land identified as having development or redevelopment potential if it is currently vacant,has infill capacity,holds an opportunity for redevelopment or currently is used as a large(greater than one acre)surface parking 3 Washington Square Regional Center Comprehensive Plan Amendments 8/2 lot. The vast majority of growth potential will come from redevelopment of existing structures and infill on sites currently used for surface parking. Over the next 20 years, approximately 192 acres of land will become available to accommodate employment and residential growth within the study area. o Metro,s Regional Urban Growth Management Functional Plan established 11 target growth capacity" for each jurisdiction in the region.The goal of setting these target numbers is for each part of the region to be prepared to accommodate housing and job growth. The target growth capacity for the Washington Square Regional Center is based on accommodating the following new jobs and housing units between 1998 and 2020: Employment: 9,804 jobs Retail: 1,188 jobs Office: 8,436 jabs Lodging: 180 jobs Housing: 1,500 units Residelts: 2530 people • A development program for the Washington Square Regional Center provides for the target employment and housing growth capacity. Areas including the districts around the Washington Square Mall, the Lincoln Center office complex,and an emerging mixed- use district south of Locust will develop at relatively high densities. Areas north of Locust and west of Highway 217 will develop at more moderate intensities,but generally greater than existing intensity in these areas. Density assumptions are summarized below: Land Use: High Density: Moderate Density: Office @ FAR 1.25 @ FAR 0.6 Retail @ FAR 0.6 @ FAR 0.3 Lodging @ FAR 1.0 @ FAR 1.0 Housing @ 50 DU/Acre @ 25 DU/Acre • This development program will require approximately 170-200 acres over the next 20 years. Adequate development and redevelopment capacity exists within the study area as a whole to accommodate development as long as densities assumed above are achieved. I e The Regional Center Task Force reached agreements on basic elements of urban development,environmental protection,and transportation facilities. The Washington Square Regional Center Plan describes the vision for the regional center. The Task Force demonstrated an impressive amount of interest in mixed-use neighborhoods and developments. Increasing land value and transportation costs will 4 Washington Square Regional Center Comprehensive Plan Amendments $/2 contribute to the desire of workers and employers for proximity of housing and work sites. The regional center,s urban design concept incorporates the need for improved transportation links,higher density,variety of land uses and services and a quality of environment necessary to create a desirable,livable community in the face of dramatic population growth. • Major roadways in the study area experience significant traffic congestion during weekday peak periods. Highway 217,Greenburg Road,Hall Boulevard and Scholls Ferry Road are subject to traffic delays.The major capacity constraints occur at the Hall Boulevard/Scholls Ferry Road intersection,the Scholls Ferry Road/Nimbus Avenue intersection,wid the Greenburg Road/Highway 217 ramp interz.tetions. In addition, Highway 217 itself is highly congested. • The majority of the arterial and collector streets in the study area have sidewalks. Scholls Ferry Road and Hall Boulevard have bike lanes within the study area. Highway 217 presents a major barrier for pedestrians and bicyclists. The only connections between the east and west sides of the highway in the study area are overcrossings on Hall Boulevard, Scholls Ferry Road and Greenburg Road. Of these three crossings, sidewalks are found only on Hall Boulevard and Greenburg Road,with bicycle lanes only on Scholls Ferry Road. The only bike lanes on the east side of the Washington Square Mall are on Hall Boulevard. • The Washington Square Transit Center is located in the northeast parking area of the Washington Square Mall. This transit center serves as a bus stop for routes 43,45, 56, 62, 76 and 78. These routes connect Washington Square to transit centers in downtown Portland,Beaverton,Tigard and Lake Oswego,as well as providing service to the Tualatin area. A wider selection of transit tools could create a less congested,auto- dependent transportation system within and connecting to the study area. • In the future,those areas already identified as experiencing traffic congestion will continue to be clogged. In addition,other sections of Hall Boulevard,Greenburg Road, and Cascade Avenue and Oleson Road will also experience congestion. Traffic estimates do not predict congestion on local Metzger area streets directly east of Washington Square Mail POLICIES 11.8.1 THE CONCEPTS AND PRINCIPLES CONTAINED IN THE WASHINGTON SQUARE REGIONAL CENTER PLAN SHALL PROVIDE THE OVERALL GUIDING FRAMEWORK FOR MORE DETAILED IMPLEMENTING ACTIONS FOR THE AREA. THE IMPLEMENTING ACTIONS INCLUDE AT A MINIMUM: a. Comprehensive plan map and zoning map amendments including transportation plan. 5 Washington Square Regional Center Comprehensive Plan Amendments 8/2 b. A public facilities plan for the area including a financing plan. C. A transportation improvement plan for the area including a financing plan. d. A parks and open space plan for the area including a financing plan. e. A recognition of the Regional Center Boundary for the purpose of establishing local,regional and state funding priority in order to accomplish the concepts and principles of the plan. 11.8.2 THREE DISTINCT TYPES OF MIXED USE DISTRICTS SHALL BE ESTABLISHED FOR THE WASHINGTON SQUARE REGIONAL CENTER. THESE DISTRICTS ARE: a. MIXED USE COMMERCIAL DISTRICTS(MUC). THE REGIONAL CENTER PLAN RECOMMENDS THAT LAND AROUND THE WASHINGTON SQUARE MALL AND LAND IMMEDIATELY WEST OF HIGHWAY 217 BE DESIGNATED A MIXED USE COMMERCIAL DISTRICT. PRINCIPAL DEVELOPMENT IN THESE AREAS WILL BE OFFICE BUILDINGS,RETAIL AND SERVICE USES. A ZONING DESIGNATION OF MUC WILL ALSO ALLOW MIXED-USE DE V ELOPMLNT AND HOUSING AT DENSITIES OF 50 UNITS AN ACRE. MUC DISTRICTS WILL ENCOURAGE LARGER BUILDINGS WITH PARItING UNDER,BEHIND OR ALONGSIDE THE STRUCTURES. b. MIXED USE EMPLOYMENT DISTRICT(MUE). MIXED USE EMPLOYMENT DISTRICTS REFER TO AREAS WITH CONCENTRATIONS OF OFFICE,RESEARCH AND DEVELOPMENT,AND LIGHT MANUFACTURING INDUSTRIAL USES. COMMERCIAL AND RETAIL SUPPORT USES ARE ALLOWED,BUT ARE LIMITED. THE ZONING WILL PERMIT RESIDENTIAL DEVELOPMENT COMPATIBLE WITH THE DISTRICT=S EMPLOYMENT CHARACTER. LINCOLN CENTER IS AN EXAMPLE OF AN AREA DESIGNATED MUE-1,THE HIGH DENSITY MIXED-USE EMPLOYMENT DISTRICT.THE NIMBUS AREA IS DESIGNATED MUE-2, REQUIRING MORE MODERATE DENSITIES. C. MIXED USE RESIDENTIAL DISTRICTS(MUR). THE MUR DESIGNATION IS APPROPRIATE FOR PREDOMINANTLY RESIDENTIAL AREAS WHERE MIXED USES ARE PERMITTED WHEN COMPATIBLE WITH THE RESIDENTIAL USE.AREAS WILL BE DESIGNATED HIGH DENSITY(MUR-1)OR MODERATE DENSITY(MUR-2). Proposed Amendment to Chapter 8. Transportation. Add a new Policy: 6 Washington Square Regional Center Comprehensive Plan Amendments e/2 8.1.9 THE CITY SHALL ADOPT THE FOLLOWING TRANSPORTATION IMPROVEMENT STRATEGY IN ORDER TO ACCOMMODATE PLANNED LAND USES IN THE WASHINGTON SQUARE REGIONAL CENTER: a. Addition of bus service for employees in the Nimbus office development. This service has been identified as a priority in Tri-Met=s Transit Choices for Livability study.Tri-Met expects to begin service within one to five years. b. Improvements to the Transit Center Amenities in Sub-Area A,including a covered pedestrian path of the mall and improved connections to other retail and commercial establishments would create a significant difference in this area=s pedestrian environment. C. In cooperation with the City of Beaverton and Tri-Met,identification of a new Park&Ride site to replace the existing site that was intended to be temporary. d. Sidewalks on Greenburg Road and completion of sidewalk system on Hall Boulevard will improve connectivity and access,plus construction of pedestrian crossings on Greenburg and Hall. e. A pedestrian trail within and/or around the Progress Downs Public Golf Course presents an opportunity to provide a safe neighborhood walking/exercise area and to serve more of the population using existing resources. f. Recommended mall area street improvements include bringing SW Eliander Lane, SW Washington Square Road,SW Palm Boulevard and the roadway around the cemetery to full street standards.This includes building sidewalks and bicycle lanes. g. Within the mall area parking area,recommend raised pedestrian refuges and designated walkways to connect bicyclists and pedestrians to the mall and adjacent retail establishments. h. Improve multi-modal accessibility,safety and neighborhood traffic management on Locust Street between Lincoln Street and Hall Boulevard,Lincoln Street Between Locust and Oak Streets,Oak Street between Lincoln Street and Hall Boulevard,and on other streets as the need arises.The goal is to improve safety, bicycle accessibility,pedestrian crossing,control traffic speed and improve pedestrian connections. i. Develop Oak,Lincoln and Locust as collectors. Acquire right-of-way to allow a five-lane roadway,and develop Hall Boulevard to a three-lane facility as an initial phase. Washington Square Regional Center Comprehensive Plan Amendments 812 j. Provide pedestrian/bicycle connections between SW Borders Street and Greenburg Road. k. Provide pedestrian/bicycle connections on local streets to,from and within new developments and redevelopments. 1. Create a two-lane,local level over-crossing of Highway 217,from Washington Square to Nimbus Avenue,including pedestrian and bike facilities and people mover extending to Fanno Creek Bikeway. M. Extend Nimbus Avenue to Greenburg Road,including bike and pedestrian facilities.This includes realignment of Greenburg Road and related improvements. n. Construct a regional level over-crossing of Highway 217 connecting Locust Street to Nimbus Avenue and providing for a people mover. o. Reinforce need for interchange capacity improvements af Hall Boulevard and Scholls Ferry Road in the upcoming Highway 217 Major Investment Study. P. Design a frontage road to improve access to Washington Square Mall. q. Add bike and pedestrian facilities on Cascade Avenue. r. Identify potential bicycle network alignments with connections to existing bikeways,neighborhoods and activity centers,with particularly emphasis on extending the Fanno Creek Bikeway along Ash Creek. S. Strongly support commuter rail service and a commuter rail station within the Regional Center. Connect the station with other activity centers by an efficient people mover system t. Adopt the functional classification plan for streets internal to the Washington Square Regional Center as shown on Figure 1. The following policies apply to local streets within the regional center: 1. Local street spacing shall be a maximum of 530 feet. 2. Access way spacing shall be a maximum of 330 feet. 3. Spacing of signalized intersections on Major Arterials shall be a minimum of 600 feet. 4. Existing rights of way will,to the greatest extent possible,be utilized for a local street system. Right of way vacations will be considered only when all other policies in this subsection are met. g Washington Square Regional Center Comprehensive Plan Amendments 8/c U. TFi transportation projects descri in this section should e added_ to _ eity 76 Tigard,s Transportation System Plan. The City,ODOT and Metro should work to include these improvements in regional and state implementation programs. 11.8.3 NECESSARY PUBLIC FACILITIES INCLUDING SEWER,WATER AND DRAINAGE FACILITIES, SHOULD BE IN PLACE OR PLANNED TO BE CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENTS. 11.8.4 NECESSARY TRANSPORTATION FACILITIES,AS DETERMINED BY A TRAFFIC IMPACT ASSESSMENT,SHOULD BE IN PLACE OR PLANNED TO BE CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENTS, Proposed Amendment to Chapter 12.Locational Criteria. Add a new Section 12.5: 12.5 MIXED USE DISTRICTS POLICY 12.5.1 THE CITY SI-I"LI,PRO♦,IDED FOR MIXED USE DEVELOPMENTS IN ACCORDANCE WITH: a. APPLICABLE PLAN POLICIES; b. APPLICABLE PURPOSE STATEMENTS;AND C. APPLICABLE COMMUNITY DEVELOPMENT CODE PROVISIONS. 1. Mixed Use Commercial A. The purpose of the Mixed Use Commercial(MUC)land use designation is: 1, To create a dense mixed-use commercial district that forms the commercial core of the Washington Square Regional Center; 2. To provide opportunities for major retail goods and services,office employment,and housing in close proximity,and with good access to transportation services; 3. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center within 9 Washington Square Regional Cents-r Comprehensive Plan 4mendments 8/2 e the City of Tigard. 2. Mixed Use Employment A. The purpose of the Mixed Use Employment(MUE)land use designation is: 1. To create a mixed-use employment district that is complementary to the rest of the community and the region; 2. To provide opportunities for employment and for new business and professional services in close proximity to retail centers and major transportation facilities; 3. To provide for major retail goods and services accessible to the general public,and minor retail goods and services accessible to the public which works and lives within the MUE district; 4. To provide for groups and businesses in centers; 5. To provide for residential uses which are compatible with and supportive of retail and employment uses. 6. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center and Employment within the City of Tigard. 3. Mixed Use Residential A. The purpose of the Mixed Use Residential(MUR)land use designation is: 1. To create moderate and high density mixed use residential districts in close proximity to other mixed-use districts; 2. To provide.opportunities for a variety of housing types and densities,and to produce that housing in ways that residents have a high degree of pedestrian amenities,recreation opportunities and access to transit; 3. To incorporate limited commercial and service uses within mixed-use projects that provide benefits and amenities to residefits,but are compatible with residential uses. 4. To implement the Metro 2040 Growth Concept and Urban Growth Management Functional Plan for areas designated Regional Center within 10 Washington Square Regional Center Comprehensive Plan Amenchnents 8/2 the City of Tigard. Policies 12.5.2 THE CITY SHALL APPLY A MIXED USE COMMERCIAL LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER IN THE METRO 2040 GROWTH CONCEPT. 12.5.3 THE CITY SHALL APPLY A MIXED USE EMPLOYMENT LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER AND EMPLOYMENT IN THE METRO 2040 GROWTH CONCEPT. 12.5.4 THE CITY SHALL APPLY A MIXED USE RESIDENTIAL LAND USE DESIGNATION FOR AREAS SHOWN AS REGIONAL CENTER IN THE METRO 2040 GROWTH CONCEPT. IMPLEMENTATION STRATEGIES 1. The Community Development Code shall: a. Include a Mixed Use Commercial District; AMOL b. Include high density and moderate density Mixed Use Employment Districts; C. Include high density and moderate density Mixed Use Residential Districts. d. Require that: 1. Minimum residential densities and floor area ratios(FAR)be achieved; 2. Certain commercial uses be limited so that a pedestrian-oriented development pattern is achieved; 3. Design standards for pubic improvements,site design,building design, signs and landscaping are achieved in order to create high quality, pedestrian-oriented developments; 4. All areas be subject to Site Development Review. e. Provide for: 1. Limited adjustments,and phasing so that development standards can be achieved over time; 2. Improvements to pre-existing uses and developments so that existing residents and businesses may continue to thrive; 3. Incentives to preserve and enhance significant wetlands,streams and _ 11 Washington Square Regional Center Co mprehensive Plan Amendments 8/2 floodptains, I 12 Washington Square Regional Center Comprehensive Plan Amendments 8/�