Ordinance No. 73-06 CITY OF TIGARD, OREGON
ORDINANCE No. 73-,__�_
i
t
AN ORDINANCE AMENDING ^.OMPREHENSIVE PLAN TEXT (TIGARD COMMUNITY
\\ PLAN) WITH RESPECT TO LAND USE DENSITY IN THE SUBURBAN LOW DENSITY AREA
KNOWN AS BULL MOUNTAIN, READOPTING THE SAID COMPREHENSIVE PLAN TEXT, AS
AMENDED, AND DESIGNATED AS THE "TIGARD COMMUNITY PLAN" FOR THE ATTAIN-
I41ENT OF PLANNING OBJECTIVES AS SET FORTH IN ,5227.090 ORS, PRESCRIBING
AN EFFECTIVE DATE AND DECLARING AN EMERGENCY.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The City Council finds that the Tigard Planning Commission
- with the assistance and guidance of interested citizens,
members of governmental bodies and planning staff heretofore submitted
to the City Council a document entitled "(Re vised5 Preliminary Compre-
hensive Plan Text - City of Tigard, Oregon - May, 1971".
Section 2: The City Council finds that said documentary presentation
has as its base and background a thorough study of the
needs of t':e area for the relief of traffic congestion, betterment of
housing and ::znitation conditions, establishment of land-use patterns
with basic concepts for the future growth, development and beautifica-
tion of the Tigard area, including a system of streets, parks and trans-
portation facilities as well as plans for the promotion, development and
regulation of industry and the economic needs of the community, and
' includes a study and proposal in general terms of such media as may be
advisable for promotion of the public interest, health, morals, safety,
comfort, convenience and welfare of the Tigard planning area, and in
all respects said document fulfils the requirements of a comprehensive
plan as contemplated by §227.090 ORS.
Section 3 The City Council finds that after due and legal notice, a
public hearing was held at the Lecture Room of Tuality
Junior High School, Tigard, Oregon on Wednesday, May 19 1971 at 8:00
p.m, by the City Planning Commission and the City Council whereat an
oral presentation and pictorial display of the plan was given, and all
interested persons were afforded an opportunity to be heard with re-
spect thereto and to comment thereon.
Section 4: The City Council finds that a public hearing was duly and
regularly held by the Tigard Planning Commission on January
16, 1973, with respect to the proposal to decrease the maximum allowable
density by one-half dwelling unit per gross acre in the suburban tow
density residential section of the "Tigard Community Plan", and that
thereafter the Planning Commission by unanimous vote approved the said
amendment and recommended to the Council such revision of the "Tigard
Community Plan", and the Council does hereby approve and adopt such
revision and the
It Community Plan" be, and the same is hereby
amended accordingly.
Section 5: The Council does hereby reaffirm and readopt the "Tigard
Community Plan", as adopted by Resolution No. 71-15 and
as hereby amended, as the preliminary comprehensive plan text of the
w: City of Tigard, upon which shall be premised zoning, subdivision and
regulatory planning for present and future guidance in the orderly
development of the Tigard area, a copy of said plan text, as amended,
ORDINANCE No. 73-
V;
being hereto attached, marked Exhibit "A" and by this reference made a
part hereof.
Section 6: That the said "Tigard Community Plan", as thus documented,
shall be subject to revision from time to time only after
+ hearing by the Planning Commission and the City Coucil, in accordance
n
with the procedures prescribed in Chapter 18.88 of the Tigard Municipal
COQe.
Section 7: Inasmuch as it is necessary for the peace, health and safety
of the people of the City of Tigard and of the area encom-
passed by the said plan that the said plan currently reflect all text
changes and amendments to thereby provide an orderly manner and the
necessary guidelines consistent with Chapter 227 of the Oregon Revised
Statutes, an emergency is hereby declared to exist, and this ordinance
shall become effective upon its passage by the Council and approval by
the Mayor.
PASSED: By unanimous vote of all Council members present,
thiser
being read three times by number and title only,
i day of _ =��,.ys 1973.
ff order y o
ec Y i
APPROVED By the Mayor, this �i day of � _, 1973.
LKr7
ay - ity or 3�igar
1
i
ORDINANCE No. 73- ^
{,
h
c J
f
t.
C
B
F.
s. . t
♦ r s t ..
rMa
An Am a
i.
t;
+
i
1
k.
TIGARD UUMMUNIT Y wP%LAN
, fu
. f y
�f.
R
1
MIS
A .c
TITLE Tigard CommunitPlant
AUTHOR Tigard Citizens Planning Advisory Committee
Tigard Planning Commission
�1 Cornell,Howland,Hayes&Merryfield, e
J Planning Consultants
SUBJECT Comprehensive Plan
1 DATE October 1971
LOCAL PLANNING
AGENCY Tigard Planning Commission
7 SOURCE OF COPIES: City of Tigard 2.
City Hal!
13420 S.W.Main Street a t
Tigard.Oregon 97223 * ,$
t For Rafarenew- Tigard Public Library
Tigard.Oregon .,,.
.,
J` MUD PROJECT NO, Ore.P-154
SERIES NO. T-1
NO.OF PAGES 57 '* •.>a�
ABSTRACT The plans describe3 the intentions of Tigard's elected
and appointed ofielals with respect to future
development. It also indicates the plans and programs
of other public agencies.
,s a:
The plan is comprised of seven main
sections: planning area; assumptions;. community `
girais; land use;traffic circulation;schools.and parks.
The planning area section describes the physical
features and constraints that presentty exist. The
~ assumptions section describes the aanBrtions made
R
fe
1
�f
about the future as a basis for planning. The
community goals section indicates the broad purposes
of the comprehensive pian that will serve as basis for
evaluating development proposals.The land use section
describes objectives, policies, and standards for seven
general categories of land use and for special uses
ordinarily developed as planned units. The traffic
circulation section classifies streets by purpose and
indicates design standards. Policies and standards for
mass transit, pedestrianways, and bikeways are also
indicated. The schools section describes locational �'•
standards for schools. school expansion plans
programmed for the immediate future, and long-range !
needs. The seventh section describes park plans with
policies and standards stated for greenways, and for a
system of neighborhood, community, and regional
parks.
�t
Iff•
t
{
r
`d
F
r
F
TIGARD COMMUNITY PLAN!
i
l
F
t - The preparation of this material was financed in pa,'t through an urban planning
grant from the Department of Housing and Urban Development under provisions of
f Section 701 of the Housing Act of 1954,as amended.October 1971,Tigard,Oregon•
tL
t r
-j, rotikt s
� dtr.�L s � .. tl � � ..�.'e•x ewk"}r'. d.s � '�' �� .r t F:,, ;.� ` •,�• j � ��I �, IC� �
t,
1
tf CITY COUNCIL CITY PLANNING COMMISSION
1 Daniel L. Larsen, M;•!ot Allan Paterson,Chairman
Floyd Bergmann Robert L. Fletcher
1 Robert Moore Lewis H. Goslin
Charles L- Norton George Lewis
Carolyn Paisley Clarence Nicoll
James A. Peterson
ri Everett Severson
! Thomas 0. Whittaker
Charles Woodard
1
CITY STAFF
Stephen M. Teller,City Administrator
Raymond C, Rangila, Planning Director
Emily Wied,Planning Director
(until August 1970)
Keith Thompson,Director of Public Works
Faye Sundt,Planning Department Secretary
i
f
1
CITIZENS' PLANNING T "
s
ADVISORY COMMITTEE PLANNING CONSULTANTS
Lloyd Carroll CH2M/MILL
Fred Fields Dick Ivey, Prolecl Planner
John Forrest Roger Budbe,Project Planner
William F. Gilham P6(M.O
Bob Gray
Patricia Johnson
J
Virginia L.Johnson STATUS OF TIGARD
Bruce Morgan COMMUNITY PLAN
" r Allan Paterson
J Willia/n Paduhant (1{ Attopled by the
Don Rueppell Turd City Cnunr:J
Hobart Vermilye iuly 26. 1971
x..
Jack Young Rmoluuun No 71.15
1
S TABLE OF CONTENTS
PAGE
INTRODUCTION ... .........................
5
PLANNING AREA .............................
7
Physical Setting ........... .......... 7
Historical Perspective ...... 7
Existing Development Pattern 9
t Traffic Routes 9
iWater Service . 9
I Sewerage Service
ASSUMPTIONS ....... ....................:... 11
.... .......
13
Population 13
1 Residential Density .......... .. 13
The Economy ............. ..... 14
Identity ..:' .... 14
Basic Facilities and Services. .........
15
COMMUNITY GOALS.............
....
19 r
LANDUSE ....................... .
Land Use Citegorios...... .................
21
21
Residential Land Use ..... ....................
Suburban Low-Density Residential23
' Urban Low-DsnsitY Residential . 24
Urban Medium•Denstty Residential .......... 25
RAsideattial Commercial..... 26
General Commercial 28
Maior Intersections29
s j
Regional Shopping29
Community Shopping............... 30
Neighborhood Convenience Centers
....
31
Civic Center .... ... ... .
.:.:: 32 ,
r ':.... . . .. ..-
Commercial.Industna!....
33
General Industrial ..:.............:... .. . -
x •-
1 1 y
1 �
TABLE OF CONTENTS — Continued
x
PAGE I I
TRAFFIC CIRCULATION ... .......... 35
37
Need
38
Freeways and Expressways •••. ..'.•. ,•. ....... 39
Arterial Streets .....,, 40 ,
Collector Streets ..................
42
Local Streets ..........
43
Mass Transit
Pedestnanways 43
Bikeways ........ ...........
as
Bridle Paths .
........
45
SCHOOLS ............ .........
1
PARKS ... ..... ...............
.......
49
Greenways ................... ........
51 [
52
Neighborhood Parks ... .. 53
Community Parks
............. 54
Regional Park ............................
r
55
APPENDIX 1 I
57
Population Estimates ................ '
LIST OF ILLUSTRATIONS
TITLE t
Planning Implementation Process.. 6 t
Location Map..............
B
Physical Features
10
Water and Sewerage..................... ........ 20 1
Land Use...:..................... 36
Traffic Circulation............ ..... 46
Schools and Parks 50 i
Greenway.Pedestnanway,and Bikeway Opportunities ......... z
56
Demographic Areas .....................
4M1
71 7
f ,
{
�4
MIL UU , N M
lo uom'% N
RO
ti
.' $ .h
r 3
' k
i6
PLAN IMPLEMENTATION PROCESS
M r
. i
i
r
i
!
! I
C �
x
l
i
i
y£�
INTRODUCTION
• The comprehensive plan describes the intentions of the Tigard City Council with
respect to future development.
IThe comprehensive plan indicates desirable patterns of land use and traffic
circulation, and plans for the location and development of community facilities.
The plan describes the objective. that have been set by local officials and the
t policies and standards that have been adopted to reach the objectives.The plan
�• provides a framework for an ongoing program of detailed neighborhood Plans and
design studies,and will indicate priorities as they are agreed to with respect to the
allocation of public resources for public improvements.
Actions of local government officials influence the course of urban growth.Local
officials have an obligation to set down in a comprehensive plan their intentions
f con—ming.future action that will guide the course of public and private
development.
Citizens and developers can look to the comprehensive Plan as a statement of -
intent by public agencies with respect to the development of streets and utilities,
land use,and the provision of such public facilities as schools and parks.City and
Icounty officials will also look to the Plan in administering all applicable
ordinances,such as zoning and subdivision regulations.
Tigard is Part of the larger.Portland metropolitan o the and Pans and cannot be Alas odl
independently. Consideration has been 9 ,r
neighboring communities and to the general guidelines that are laid down from
time to time by regional planning agencies in the metropolitan area.At the same
time,there are many basic decisions that should be made by local citizens about
how the Tigard area ought to grow.These include, for example,the intensity of
land use in residential,commercial,and industrial areas.the amount and location
of open space to be retained in the community,the location of schools and other
public facilities,and standards for improvernimt of local streets.
The completion and adoption of the Tigard Community Plan marks the first step
in the planning Process in the Tigard area. It provides a generalized land use
pattern and much needed standards and Policies to guide the community's rapid
growth.
Further detailed studies and area plans will be carried out as supplements to the
adopted Community Plan.H ghest priority items include
L PI-.-o Supplements,which describe Precisely himionmg districts will tee
5 delineated with respecl to specific parcels of land and to the natural
3
}
a�
i
i
f
2. Zoning and subdivision ordinance revisions, which are necessary for
' plan implementation. '
Other detailed elements which will be carried out within the framework of the
Community Planning process include: t E
1. Housing Element t .
2. Open Space—Park Program { r
3. Design Concept Plans
It should be emphasized that the Tigard Community Plan is not static, but rather `
n ongoing process. To be effective, the planning process must be
part of a {
9 9
continuous and the Tigard Community Plan must be reviewed regularly. The plan
will bi completely reviewed every five years and revised to better reflect the
community's changing needs and desires. In addition, the preparation of a
county-wide comprehensive plan and metropolitan-wide comprehensive plan will
require the immediate review of the Tigard Community Plan to assure the
coordination of development in East-Washington County.
i
jr
I
r
4 f
t
s
7
77 TW
77 f
TIOMAS' 1 e"VoRum, .,.'
t
�s
.ay. ��t
rr, }
'.`y° ` *,of IRS
` ASS
ATWt6KTIP1 LI
7
lid
C 0--ME-NENMUMEMEMM
i
PLANNING AREA
r The comprehensive plan for Tigard takes in the present city and closely related
11 areas. The"planning area" is bounded by Scholls Ferry Road and Garden Home
Road on the north, the Tualatin River on the south,Interstate 5 on the east and
r Real Rant Rnad on rhe wast.
This is an area of 19.5 square miles. Present population, is estimated at
approximately 23.500 persons.
r PHYSICAL SETTING
1 Much of the area is gently rolling and hilly. Elevation varies from 110 feet along
the Tusiaiir; nivx a! !M+southern edge of the planning area, to 710 feet at the
( top of Bull Mountain. Many of the hilly areas provide excellent views of the
Tualatin Basin,Chehalem and Tualatin Mountains,and the Cascade Range.
The planning area is drained by the Tualatin River and Fanno Creek and their
tributary streams.These drainageways are lined with trees and provide a network
1( of open spaces.
HISTORICAL PERSPECTIVE T. looking north~from Hall Boulevard
reward Highvwy 99-W and beyond.
( The Tigard area,named after 19th century settlers,was a farming area until the
early 1950's.Even before incorporation in 1961.Tigard was developing as a sub-
urban community with scattered low-density residential developments.More inten-
sive land Ines were limited to Highway 99-W and,not surprisingly,concern for de-
velopment standards and density controls was practically nonexistent. .o. .'"•.. "
:•'�s
The asonna of adequate planning, combined with sudden growth during the
sixties, left the community unprepared. Tigard b„^garn to exhibit the effects of
inadequate planning—inefficient residential sprawl, unimaginative subdivision
i
design, land use conflicts,strip commercial development,traffic congestion,sign
clutter.and diminishing open space.
s
j
EXISTING tlEVELW'htEhT PATTERN
1 { The planning area encompasses the residential communities of Metzger,Durham,
and King City and parts of Garden Home and Progress.All of these communities
are geographically and economically related to Tigard,but each maintains its own
identity and uniqueness.
Approximately 21 percent of the planning area is presently developed for urban
f uses. Roughly 1,600 acres have been developed for residential subdivisions at
t
urban densities,220 acfes have been built UP for business use,and 130 acres are
daveloped for industrial Use,Public uses,mainly schools,account for 170 acres.
Most of the remaining area Is either in farms or undeveloped.
e
L 7
Y.
PHYSICAL FEATURESmiss
y S
i •�fe � a+., j
a
1 t
e..f h h,� � e 'g�2ti�r`yp��1 Y• /jl t1�. � t
! � t
r
OP
S e
rte, as � L
OR
t• j ek�'�e � pQ�Q
va oo C'
l
x93'.
t' : V Y��j9 1 •LS Y�.
3
Industrial development follows the railroad tracks to the east of Fenno Creek, " 1•'
wast of 1.5, and south of Highway 217—a natural oorridor of reasonably flat fe S
landwith excellent sooess to major transportation networks
Most of the existing commercial development can be described as "strip
commercial" along Highway 996W.This development pattern is characterized by a I
car
traffic congestion, land use conflicts with adjoining residential development,and
sign clutter. Ir
Mufti-family residential development is generally located adjacent to major
arterials such as Highway 99•W. Highway 217, Hall Boulevard,and Greenburg
y Road. Due to unimaginative site planning and design,apartment developments
JA often conflict with adjoining single-family dwellings. N
Single-famity, residential development is dispersed throughout the planning area. f t
Some Ivens contain unrelated subdivisions with a minimum of open space,white
others contain homes on large lots.
TRAFFIC RMTEf
Higimvay 9i9-Wand Sem Rana 217
'] The planning area is served by Ov"81 major transPMUtion routes that also divide
the are into sactiors. Highway 99-W WAS lacat traffic and links coastal and
Portland destinations. Interstate 5 serves as a rout to both Portland and s '
population canters in the Willamette Valley.State Highway 217,which runs amt
and wast,links Interstate 5 with the Beaverton area and the Sunset Highway. x
F ii
rf F
WATER SERVICE y.' }"•,�
Water service is provided by four separate water districts that encompass about fes . .
percent of the planning area.Water for the Garden Home,Progress,and Metzger t' a
water districts is supplied by the City of Portland.The Tigard Water District is
-� supplied primarily by walls. Durham contracts for w9ter with the lake Grove
Water District. , ,
A recent water study titled"Wotan Supply and Distribution Study for Turd
Watm District and City of TiWd,Orccsn," 1971,indicates several alternative
methods for meeting future water needs.The improved dig-ibution system for F t lei
the Tigard Wates District a tieing implemented.A decision regarding the future �us
xj a..r f kir YA;
source of water supply will heed n be made before 1975.
SEWERAGE SERVICE
The Unified Sewerage Agency of Washington County has responsibility for providing
' sanitary sewage service far the entire planning area.Aaordirg to the present Schad-
{ We,major trunk lines and treatmuant facilities to servo the Running area will be corn
plated between 1974 and 19%. 116
5
WATER E & SEWERAGE
exemwQ �vss la�x>ale L"-*=W#A:. f h -ro
4w, 040486GMS 0JG
M t
eaumm: (Ut AMM8"im vOkTM 4 csswxl" , s`
K*OnK nr+-QV"VAJ r wa► a
—MOM W "It DIerpNCY- s
�, StAtp tq r
r
00
on
go
;jj �a �-'� .�, rug'' ; �-g• � f- '
q
Y
;4
i
@..
{
u
5
Yid
i
r
i
k
f
1 {
ASSUMPTIONS .u,OCa , }
The following assumptions are made as a basis for planning. Or ...
s fs
�. POPULATION 30,000
1. 'Because of its favorable location with respect to major highways and the
availability of residential, commercial, and industrial land,Tigard will grow ;
at a more rapid rate than the Portland metropolitan area as a whole.
20,000
+.• The population of metropolitan Portland will Increase from one million in
1970 to 1.45 million in 1990, according to projections by CRAG. This j.
1 represents an annual growth rate of nearly 2 percent.
Washington County has grown at an annual rate of 4.8 percent over the past 10,000
20 years and 5.5 percent over the past 10 years.Assuming the growth rate
for the past 20 years continues,the population of Washington County will
increase from 158,000 in 1970 to 400,000 in 19%. This estimate is
considerably more than the most recent projection by CRAG of 261,000 by
1990. 0
Its0 1990 1970 1990 . . -
The population of the Tigard area will increase from 23.000 in 1970 to POPULATION TREND-TIGARDPLANNING AREA
74,000 in 1990. This represents an arnc-31 growth rate of 6 percent,
Adherence to land use and development policies described in the plan will
tend to retard this rapid growth rate.fRecent growth measurements indicate
{ that growth in the Tigard area may exceed this estimate.For the past throe
years,Tigard's population,assessed value,and utility franchise revenues have
all incremd at least 25 percent over each previous Yew.)
RESIDENTIAL DENSITY
1 2. The density of residential development will continue to increase.The popula-
tion density is projected to increase from 10 to 13 persons per gross residential
1 acre at ultimate development.Based on this increated density,the population
of the Tigard area will approach 115.1000 it the area beoomes fully developed at
the densities described in the plan. (See Appendix for an explanation of the
population estimates.)
THE ECONOMY
1 3. The metropolitan economy wilt become increasingly diversified as population
growth provides a regional make( for goods and services.The proportion of
1( ;..
persons employed in(he retail and sewce trades and other non-manufaclur"
irgiobs will continue to ux;reasr..
l
13
r
t
E
A It>FNTfYY
4. i(-VdruiB ui iu ibi2 Chawltp; :n my,wrnnvpnt:.1 ni.uo:..U..,. .
nv:nopol,tan area,"Tigard**will retain its identity.
uASIC FACW VES AND:egy!CES
5. The basic public utilities—sewers and water—that are necessary to support —
continuing development in the Tigard area will be completed by 1990.The
metropolitan area will be served by a system of public mass transportation
that will link Tigard with other employment centers. The basic freeway
system serving the Tigard area will be completed before 1990.
}
�� 1
nww S
i
t
Unified Stwerepe Agency of Washington County
fa77
t
--- - -
COMMUNITY GOALS
l
COMMUNITY GOALS
i
The goals listed below indicate the broad purposes or obiectives of the
comprehensive plan and serve as a"check list"in evaluating specific development
proposals-
I t. The city intends to limit the ultimate population of the planning area.The
comprehensive plan provides for a maximum population of around 115,000
t people. There are four categories of residential density, ranging from a
suburban density of 2 families per acre to a high in selected areas of up to
40 families per acre.This range of residential densities is intended to provide
a variety of living environments that will accommodate the housing needs of
1 different family size and income.The density of population influences the
character of residential areas and determines the demand for public facilities
and services in different parts of the city.The citizens of the community
j should know the density of development that is planned for different parts
of the city as it affects their own neighborhoods.City officials need to know
the demands for different public facilities and services in different parts of
the city.
slr'!+w4J
2. The comprehensive plan recognizes the established character of existing
neighborhoods and seeks to preserve and enhance existing neighborhood
values. Future development proposals should be sensitive to the concern of
citizens for their own immediate environment as well as to the well being of
the city as a whole.
3. The comprehensive re plan takes advantage of the natural features that give
Tigard a distinctive character and quality.These include topographic.features
such as Bull Mountain,Little Bull Mountain,and Fanno Creek.Fanno Creek
and its tributary streams provide natural drainage ways and make possible a
system.of greenways connecting various parts of the city.The comprehensive -
planrecognizesthe potential of greenways in enhancing the livability of the
community.The implementation of a greenway system is a major element of
the Tigard comprehensive plan.
i 4. Heavy traffic is noisy, smelly, and dangerous. It conflicts with residential
values and with many of the other activities within the city.Therelare major
traffic routes need to be designed and located in a manner that will
minimize these inherent conflicts,at the same time allowing motorists to
reach their destinations quickly and safely.The comprehensive plan provides
for improvements in the traffic system,it designates streets and highways by
j category, ;ilio it sets standards for their design..The major street pattern
mnccaled m nm.comprehensive plan will give notice as to how the city
llintends to none major tratlic voinmex in the fulure.
1
'�fy
t7
{
r
j
c
S
k
j
}
L
t
f
n
5. Convenience is a major objective in locating shopping facilities and other busi-
nesses. At the same time their location should not conflict with residential
areas or create unnecessary traffic congestion.Tigard does not have "central
business district"in the sense that a very large proportion of its stores and
other businesses are concentrated in one central location. The comprehen•
sive plan seeks a distribution of neighborhood and community shopping cen-
ters in locations that are easily accessible to the areas they serve.These shop- j
ping centers will be designed in a manner that will minimize land use and tral.
fie conflicts.
i
(� 6. There is still an abundance of vacant land in the Tigard area that has
• - potential for industrial development,and the comprehensive plan is designed
to encourage its use for this purpose.An objective of the plan is to create
employment opportunities within the community for those parsons who five
there. The plan also recognizes the.importance of a balanced tax base in
supporting necessary community facilities and services. Regulations set for
industrial development will insure high standards that are in the interest of
industry and the city as a whole.
7, The location of schools and parks affects the livability of Tigard's residential
neighborhoods.youngsters in the elementary grades should be able to walk
to school and should not have to cross busy streets.Where possible,parks
and schools should be developed on adjacent sites, tied to the greenway
system. While the patterns of existing development and the topography do
not always permit an ideal arrangement of schools and parks. the
comprehensive plan will assist the community to approach this objective. f
t
A,
ail
4
' Y
4
t
1 ,
e�
z
kFF
1
tpp
t
F.
l
i
F
..
M
t
y
x
_3 v
19
st
i
i
r
y lI /
_lam �T ii I i
LAND USE 4a
Q + a
00
QQ r =�
uu
77
20
k
�"e t
E �� � .gyp,Y! �+t�rrT ..�. {� � �•� � �c .
CC y
S Q q,�xUr C.. •rr�yrA•� �.l
s •.r.///i r ,.i//.. - "``iiia„�/
k
i
LANA USE
_
flus smiam desr.nbes Ore bend use plan The pattern of land use is shown in IN,
map ori the-opposite page
LAND USE CATEGORIES
The map indicates seven different general categories of land use,arranged on the
_ t basis of existing land use patterns, the physical characteristics of the land,
compatibility of different land uses, and such objectives as accessibility, view,
convenience,appearance, and "livability." The general categories of land use on
the map are listed below.
I. Suburban Law-density Residential
2. Urban Low-density Residential
f3. Urban Medium-density Residential
i 4. Residerrtiai-Commercial
5. General Commercial
6. Commercial-industrial
7. General Industrial
In addition, land uses ordinarily developed as a unit are shown with special
designations. The map shows various locations for "community stropping" and
..regional shopping"and a location for a"civic center."
Each of the land use categories are described separately below.
f Under the heading Objectives is a list of goals that describe the unique purposes
l for each land use category.
Under the heading Policia and Standards is an explanation of the course of
action and the standards the city intends to adopt in order to meet the objectives.
of the particular category.
The Objectives and Policia and Standards will be reflected in the city zc+ring and
subdivision regulations.
f RESIDENTIAL LAND USE
I
The map shows three residential categories distinguished by density. These
densities are described in terms of dwelling units per"gross residential acre."For
Planning purposes it is assumed that 30 percent of each gross residential acre will
be developed with streets, schools, parks, and other public uses and that 70
,latent will be developed with homes.
i 21
M
t
f
r
i
j
1
The three residential categunes are intended to ay.ommudale different iypes nl
residential development,altrxdog iarnilies a chmce of living accomnxxdanons.
t. tp
1 •�• �
Selected 'areas may be developed zs a "Planned inn;' with cluster housing or
"townhouse".units and ccimpensatnsg open space- The lor.�tjon and design of a
'+- "planned unit development" will be subject to the approval of the planning
CZInCpIr commission.
o _ � V
SUBURBAN LOWQENSITY RESIDENTIAL r
' The Bull Mountain area and the Durham area are designated for low-density
X== �' residential use. These are locations intended to have a permanently suburban
character,with an average density of two dwelling units per gross acre.Residents
Standard subdivision,•2 dwelling unit Per gross erre. may keep animals subject to standards in the zoning ordinance.Generally,streets
may be improved to a lower standard and the right-of-way not developed with
sidewalks. '
Objectives 1
t. To provide areas having a permanently suburban character for those families
i
who desire a single-family home on a larger lot and who are willing to
�`• 0 support the comparatively higher costs of public services associated with
low-density urban development. f
O q b i
� •�. 2. To retain in portions of Tigard the suburban quality that has characterized
the Tigard area in the past and that has made Tigard an attractive place to
live for families seeking an alternative to higher density urban living. (-
(� f
Policies and standards ! j
1. Protect areas which presently have a suburban, or large-lot, development
® pattern from encroachment by higher-density subdivisions. The maximum
f unit devatoprrrent• overall density of development will be two dwelling units or six persons per
Planned 2 dwelling units per grow
Wre gross acre.Actual density can be expected to remain lower as individual
owners retain or acquire larger lots for such uses as gardens,orchards,of
pasture. -
2. When larger tracts of land are in single ownership or control, they may be
developed as a "planned unit," permitting a degree of flexibility in design ;
- that wilt enable a higher quality of development in accordance with zoning !,
standards. i
3. Permit the k large ( k
keeping of horses arxf other compatible lar animals in
accordance with standards established by city and county zoning regulations.
22 t
j
`c z
t
r ,
-`
W7,7,r, .trx �` ,�,. t �* , -
i
4. Permit the design and construction of residential streets in 'suburban a9
1 low-density"areas to standards that reflect a suburban character,such as the
use of rolled curbs or thickened edged pavements, and the deletion of
sidewalks and street lights.
URBAN LOW-DENSITY RESIDENTIAL
There are four large areas designated for urban low-density housing—northwest
and southeast of Highway 990,south of Bull Mountain along the Tualatin River,
and in the Metzger area.The predominant use in these areas will be single-family �•�171 l0�a
` housing. Cy
Standard subdivision-4 dwelling units per gross acre.
1. To provide areas of the city having a predominately single-family residential ft
character, -
2. To permit densities that will economically s-tppart the cost of necessary
public services and facilities, such as paved streets,pedestrian ways, and
utilities. °
3. To permit a variety of housing types to meet the needs of different family
size and family income. Q
Poitam and standards
1. The maximum overall density of development will be lour dwelling units or )�6
12 persons per gross acre.This amounts to a standard of 7500 square feet of
land per dwelling unit allowing for streets and otter open Space.Some areas 6r e h A
will have a hover density owing to topography, existing development U
patterns,or the desire of individuals to own a farrier lot.
2. Residential subdivisions will be developed with paved streets, curbs and Planned unit devadoprrtent-4 dwelling units per gross
gutters, street lights,and walkways,according to city or county standards. acre, '
All utilities will be placed underground.
3. Development will coincide with the provision of public streets, water and
sewerage facilities.These facilities shall be(a)capable of adequately serving
all intervening properties as well as the proposed development, and (b)
designed to meet city or county standards.
4. Planned unit developmentwill be encowaged on tracts large enough to
t accommodate ten or more dwellings.Planned unit development will permit a
degree of flexibilityin design that will ermble a higher quality of
`�• development in accordance with coning st:md:ed%
23
3
f
° URBAN MEDIUM-DENSITY RESIDENTIAL r
•� - OltJO
The. map shuws smaller i.mas dustgnated fa "urban medium-ensity residential"
.1• �G dk.velopmenl. These are generally in built-up areas which already contain
d �• �+lYt1§ ''r•`+ - apamments.
' .
City officials and the public have shown concern over the number of"barracks"
apartrnenls that have been put up in parts of the city. The design and siting of
thesestructures often leaves little or no space for planting or play areas after the
mill
necessary paved parking space has been provided.The city intends to reduce the
density somewhat over past standards and to establish a review procedure with {'
> ryg�g respect to site plans for apartment developments.
Standard apartment davalnpment•12 dwafling units objective
t.
.
Per gross acre. .:
• '+ 1. To accommodate the demand for multi•lamily dwellings.
2. To provide for apartments in locations which are convenient and pleasant f
and which are served by adequate utilities,street capacity,and usable open I
°e ° space. t
�- 3. To assure a high degree of livability for those persons and families who 1
choose to live in apartments or other comparatively high-tensity housing• y
i
•�` POficiea and Standards
1. The maximum neral) density of development will be 12 dwelling units or
29 persons per gross acre.This amounts to a standard of 2500 square feet of
land per dwelling unit allowing for streets and other open space.Some areas
will have a lower density owing to topography or existing development
�1. patterns. i
2. Site plans will provide for adequate open space to (a) protect adjacent 1
Planned-tit devebpment•12 dwelling units per properties,and(b)provide ample yard space for residents and play space for
gross tae. t
youngsters.
_ - r
3. Zoning standards will provide enough off-street parking space to i
accommodate the total demand for parking generated by the apartment. '
Covered parking and landscaping are encouraged in oder to minimize the
negative visual aspects of large parking lotsin residential areas.
4. Urban medium-density residential areas will be developed with paved streets, r,
curbs and gutters,and walkways,according to city or county standards-All
utilities will be placed underground.
21
y,
i
t
r
j.
1
I
i
i
j
i
(
(L
`' h�p � �. ':tk .it• 't }�..1ii�'.frr�.--���:k: .. n ::a.. !`7' i
' r r
yz
5. Development will coincide with the provision of public streets,water and
sewerage facilities.These facilities shall be(a)capable of adequately serving
all intervening properties as well as the proposed development, and (b) 1
designed to meet city or county standards.
6. Planned unit development will be encouraged on tracts largo enough to �
accommodate ten or mere dwellings.Planned unit development will permit a
degree of flexibility in design that will enable a higher quality of
J / development in accordance with zoning standards. ti k
7. Establish high design standards for signing and appearance. including the `\
landscaping of setback areas and the designation of access points. E
(
RESIOENTIAL•OOMMEMIAL
r Three areas are designated"residential-commercial."This category is intended to
t) accommodate highetdensity dwelling structures, including high-rise apartments,
aaJJ cornbined with s rage of compatible office and business uses. An agreeable (l
arrangement of "mixed land use" in these areas can best be achieved if large €
tracts aro developed as"planned units. f
Proposed new office MvaloWshaht In Tigad'Triangle"
_ The'"Triangle" bounded by the Interstate 5, State Highway 217,and Highway
99-W is plannod as a "residential-commercial" area, as wall as a Inge section --
bordering on Highway, 99-W between Walnut and Beef Bend Road. An area
adjamnt to the planned regional shopping center is also in this category.These
"as are intended to have an"urban"quality not unlike the redeveloped sections
of downtown Portland. High-rise and low rise apartments and office buildings,
together with related shops,restaurants,and service establishments,will combine
to create an urban environment characterized by diversity,activity,and amenity. LA
1
Objecom
J 1. To aoommWste a compatible mixture of high-rise apartments, garden \�
apartments,retail shops,and offices.
2. To permit in selected parts of the Tigard area a o?.tern of development that \ I '
" is characterized by higher-intensity uses normally associated with a central
_J city. \
Policies ad Stando* i
I. Residentialcommarcial development shall have direct access to the major \ a
t strot system, the availability of adequate public utilities, and will be
J situated in locations that are suitable for high-intensity uses.
a�thc�w:�a.i
. t
2. High-rise apartments are encouraged in these.areas as well as compatible
office uses—firm headquarters, insurance, finance, rnd professional—
tecrealional uses—hotels, motels, restaurants, a'td theaters—and
commercial and service uses that relate to higher•4ansity residential
development. The overall density of residential developn,wtt will be 13
dwelling units per gross acre. Based on detailed design studias, demitias
between 30 and 40 dwelling units will be permitted in suitable areas.Until
these design studies are completed, each residential development will be
limited to the average density of 13 dwelling units per gross acre.
3. Zoning regulations in these areas will assure a compatible transition with
adjacent land uses. Each development will accommodate its own parking
demand.
4. Use of "planned unit development" techniques is encouraged in order to
,t k Pim Soudiwsst•Gntlon€dueWmn Association better relate residential and commercial uses and to permit flexibility in
design to enable a higher quality of development.Adjacent property owners
will be encouraged to cooperate in the assembly of land for development as
a"planted unit."
5. Development will coincide with the provision of public streets,water and
sewerage facilities,These facilities shall be(a)capable of adequately serving f
all intervening properties as well as the proposed development, and (b) 1_
designed to meet city of county sWxWds.
6. Establish high design standards for signing and appearance, including the
larxlscaping or setback areas and the designation of amass points. P
GENERAL COMMERCIAL y;
A "general commercial" land use category is indicated along parts of Highway
99-W and at interchange locations along Interstate 5.Them areas accommodate a L
range of retail and service commercial uses that benefit from a highway-oriented
location.The development of individual properties in theta areas should take into
account the traffic-safety and visual problems associated with"strip commercial
development." The present pattern of development along Highway 99-W is not
desirable.It is dangerous,inefficient,confusing,and unsightly.
The plan indicates definite limits to the present strip pattern in order to minimize
the impact of existing conditions. Future development along Highway 99-W will
be carefully reviewed in accordance with standards in the plan and in applicable L
zoning regulations.Deeper setbacks to afford space for landscaping,limits on the
size and number of signs and on their location, and strict regulation of the 6,
number and location of vehicle access points can help to minimize tM problem.
26
yry'Y"����. :l r e r Y p` -«.. f;lir,.o6,riSyp Y. :$i..a Of,T'� t 3 � •,H� ' - t r .�
�t C i?+r � C- `�-' # .,•'aY". . rf''�y.,�:,,f: '3 !!-HSS-N.t`����f..�4 '
J
i
f
t
i
f
i
i
4
�._
:��� .1 jTfL�s�_S. •-i.x�'a>�'_s z:i2'r�"7 "[f�f A f r fb _ f j �y.., :. A j
The land use map shows the dwolopnnent of new access streets to serve business 'i
uses along Highway 99•W,The community will be better served if orientation of
then businesses is away from the highway,while their location still affords them
a daWee of highway visibility.
Much of the disorganized appearance of the present development can be improved
by massed plantings of evergreens in selected locations along the right•of-way and
on adjacent properties.The repetition of the same kind of planting groups along
the entire stretch of Highway 99-W through the Tigard area, together with
measures to place utility lines underground and to improve the appearance of
signs and buildings,can eventually create a more pleasing highway environment.
Zoning regulations will limit the range of allowed uses in the "general
commercial- areas designated at freeway interchanges to those uses which are
dependent on these locations and that provide a convenience to motorists.
Businesses that do not most these criteria are expected to locate in
"residential-commercial"or"commercial-industrial"areas. M. ;
i
1. To provide accessible locations, visible from major streets, for uses that e
depend on highway traffic.
2. To minimize the inherent conflict between the safe, rapid movement of
through traffic and shopper traffic on major streets. Strip comma►dal-Hi¢tvwy 99 W and Walnut Street
Palos.and Standards
J Along Highway99-W limit further "strip commercial development' as
presently characterized by a disorganized pattern of unrelated business uses. ;
2. Permit additional business uses that seek highway locations to develop sites
oriented to adjacent access streets.
} 3. Establish high design standards for signing and appearance including the
j landscaping of setback areas and the designation of access points.
4. Encourage uniformity in the landscape treatment of land bordering the
highway,with particular attention to the scale(mass)of plantings in order
to establish a sense of continuity along the roadside.
5. Development will coincide with the provision of public streets, water and
sewerage facilities.Them facilities stall be la)capable of adequately serving
all intervening properties as well as the proposed development. and (b)
designed to meet city or county standards.
27 ,rJuctesittf� �..' :
n
f
t
1
1
.a .t
P
MAJOR INTERUCIIONS -
The intersections of motor streets and highways are prime locations for
high•internsilY types of land use,due to the visibility and accessibility of these
locations. The activity generated by these uses often complicates the traffic
pattern at these locations.Many of the major intersections in the Tigard area are
already built up with commercial uses that create traffic congestion and accident
hazards. These areas must be improved.At undeveloped locations,opportunities
exist to prevent these probes as development acatrs
�h
i
Objectives 1
i
1, To cluster high-intensity uses at intersection locations in order to minimize i
strip development.
Smea routs 217 and GrasnbteN Rand 2. To minimize the traffic congestion often associated with high-intensity uses
J at major intersections
3. To achieve a combination of higher-intensity land uses at major intersection F
locations that will generate peak traffic movements at different times during
the day. {
Policies snd Standuds `
1. Retail commercial development at the intersection of an arterial street with r- f
an expressway or another arterial will be limited to one quadrant. Where L tkkk
• more than one Quadrant is already developed with commercial uses 1
i
commercial development on the remaining undeveloped Quadrants will be �•' n
discouraged. The types of uses that will be encouraged on adjacent corners L
include medical clinics,other professional offices,churches,fraternal lodges,
} t community facilities,apartments,and other nonretail uses {
2. Development of corner sites at major intersections will be encouraged as `
"planned units."Planned unit development will permit the flexibility in site �.
design that is needed to achieve the objectives described for these locations k
3• Access points will be as far as possible from the intersection.A standard of
200 feet is desirable. t
4. Establish high design standards E for signing and appearance, including the
landscaping of setback areas and the designation of access points28
;
LI I
,(Fp�fe�^rki.� f.��RF n'y�l,� ! -:r• 1 ..�t Wl i':��-d � t{��i!'�'i +kw .: �` t f � 6
}
i
REGIONAL VA"NG
The map shows a single large"regional shopping center"at Progress.This center
is already wall into the planning stage. With commercial establishments ranging
_ f from maior department stores to specialty shops, this proposed facility is
{ expected to satisfy the demand for this type of major center in the foreseeable
future.No additional comparable facility is planned in the Tigard area.
i Objectival
S i. 1'0 provide the community and the surrounding region with a facility
enabling comparative shopping for a complete range of consumer goods and
ssrvicos.
Policies rind Standards
t. Regional shopping centers will he permitted only as "planned unit
developments."They will have direct access to the major street system,the
availability of adequate public utilities,and will be situated in locations that
are suitable for high intensity uses.
2. Zoning regulations in these areas will assure a compatible transition with
adjacent land uses. Each development will accommodate its own parking
demand.
3. Establish high design standards for signing and appearance, including the
landscaping of setback areas and the designation of access points.
4. 4. Development will coincide with the provision of public streets, water and
sewerage facilities.These facilities shall be{al capable of adequately serving
all intervening properties as well as the proposed development. and (b)
designed to meet city or county standards.
COMNKMITV MIMING
The map shows a scattered or decentralized pattern of "community shopping
( centers" This pattern reflects existing development and also the need for a
( distribution of shopping locations based on considerations of access and
comrenience.
F MOW,,
+ 1. To concentrate shopping facilities that provide a limited range of
e * ' l comparison"shopping goods(such as clothes,appliances,and furniture)and
sqp k a a broad range of"cortvenience goods and services"(suds as groceries.drugs.
",4fy
a ;� ft . .;�`�• 29
�?�C�1t+'� t i t��'x A/ ra}F.�.Y l.Mx:::� ♦ w..a �;C jL�' a�-�� � t. r y�
f .;�..,✓.� - �.{� s.: f< TY ,r ss ��{;y �y i mss. - �
St:�. -,•;,•x„•me . 't r.. r.. .r .._ �""✓.!`'i.'+{i+; 'R'♦'+{7'+lie�3+l.>�} t45 ';~�,z:,!t-r: r•
I
'
m .
a
a
hardware, shoe repair,and dry cleaning) in easily accessible locations. The
Primary tenant of a community shopping center is a supermarket or variety
store. The Tigard Plaza, Fred Meyer Shopping Center, and King City
Shopping Center aro examples of this type of facility.
Pdidas and Standards
1. Community shopping centers will be permitted only as "planned unit
developments." All commercial uses will be concentrated in a single
development. The planning commission will review the site plan of each
proposed development to evaluate the compatibility of vehicular and
pedestrian access, signs and lighting, building Placement and designs, and
landscaping with adjoining uses,both existing and proposed,
wt' .t. "ti 2. New community shopping centers will be located at 175-to 2-mile intervals•
in order to establish a reasonable primary trade area for each center,while
placing them in convenient locations for residents.
3. Sites will be situated along arterial streets in order to handle the traffic 1
generated and to provide the visibility and accessibility required for
successful operation. {
4. A standard of S aues is a desirable site size for a "community shopping i
anter.'
5. Development will coincide with the provision of public streets, water and `
sewerage facilities.These facilities shall be(a)capable of adequately serving r
'9it- :-r C(s!;;fi.ri.i :f7r all intervening properties as well as the proposed development, and (b) t.
designed to meet city or county standards
6. Establish high design standards for signing and appearance, including the
landscaping of setback areas and the designation of access points.
a
NEIGHIIOR"OOD CONVENIENCE CENTERS
The plan provides for small shopping centers that will provide a limited range of
goods and wivices to residential areas. Typical establishments might include a
small food market or delicatessen,a barber shop,a beauty salon,and a self-service
laundry.Potential locations for these centers are not shown on the plan map since
the planning commission intends to consider each proposal on its individual
merits.
a
30
't
y$ � i? � r yam,—,.•+ ___
�i-�rp�4}'q•x� •'S`x'�4� J :4^` A:y + � �lr� 6' (."/ �f i�'!x �'
r-r.wee,:.: ,..S,.Q,!3 z:-.> .•� - ?' ."�,'Zib •�:,r R+ w�•�t:fi Fs".._:S" Jr''lc
t
t fi
1 Objectives
1. To establish small, limited commercial centers in proximity to residential
Careas that will serve the immediate shopping needs of neighborhood
residents.
x: 2. To encourage pedestrial shopping and minimize vehicular traffic to
community shopping centers.
3. To protect adjoining lower-intensity uses from the adverse affects of noir,
bright signs,vehicular traffic,and viwaf blight that are often associated with
A,
commercial development.
ry. r
Policies and Standards
�. t. Neighborhood convenience centers will be permitted only as"planned unit
developments" All commercial uses will be concentrated in a single
development. The planning commission will review the site plan of each
proposed development to evaluate the compatibility of vehicular and
pedestrian accesx, signs and lighting; building placement and designs.and
f
landscaping with adjoining uses,both existing and proposed.
2. Neighborhood convanience centers will be located at feast one mite from a
commercial area providing similar goods and services.This interval establishes
an adequate trade area.
�x 3. It desirable site site for a neighborhood convenience center is 2.5 acres.
t 4. Dovefopment will coincide with the provision of public streets, water and
s
sewerage facilities. These facilities will be(a)capable of adequately serving
all intervening properties as well as the proposed development, and (b)
r designed to meet city or county standards, -
CIVIC CENTER
CAt the north end of Main Street,near Highway 99•W,the land use map stows a
"civic center."This is a preliminary proposal that would concentrate,in a highly
accessible location,a number of public uses—governmental offices,a community
library, the post office, and possibly a major terminal location for the planned
metropolitan public transit system. Development of such a center can be
VA-Vr , programmed over a period of time as community resources permit.
4.
r �Kti
31
f f v r j
✓ '�}�.t,.t�r!fCif!-ca+R:_p.a•t ,nr=t:. ..r ..+�.' #��ir�'��'-%y,i1"".+^y ..�M.f�. _ •!F
# i
.te ...a^:rev rv't+�1+$O►*l;�it7'B!rN+
s
Obiactiv"
1. To improve intergovernmental cooperation and coordination thereby i
providing more efficient and economical public services.
2. To provide more effective delivery of governmental and quasi-governmental
services at ane central location in the community.
3. To protect the community's investment in the Fowler Junior High School
site.
4. To meet the space demands imposed by continuing community growth in
the most economical way. {
Policies and Standards !
+ +
1. the Civic Center will be permitted only as a"planned unit development."
The planning commission will review the site plan to evaluate the
compatibility of vehicular and pedestrian access,signs and lighting,building
placement and design,and landscaping with adjoining us::a,both existing and
Proposed.
2. Establish high design standards for signing and appearance, including the
landscaping of setback areas and the designation of access points. r
3. Development will coincide with the provision of public streets, water and !
sewerage facilities. These facilities will be(a)capable of adequately serving 4
it intervening properties as wall as the proposed development, and (bi
designed to meet city or county standards.
COMMERCIAL4WOUSTRtA!
The present business district along Main Street,together with related properties
south and east,are classified as a"commercial-industrial"area.The purpose of
this classification is to'permit in this older part of the city a mixture of business
t and light or limited industrial uses that are compatible and that do not readily fit
into a planned Mopping center.
There will be some overlap of uses in this category, partly owing to existing
development patterns.The intention is that the area continue to serve its present 1
purpose as a retail commercial center for a diverse grouping of spec and t
service stores. it is expected to accommodate use: that might otherwi3e seek a
highway location if the present development pattern along Highway 99yy was
continued.
; �.
32
.r ..• v+.
ui
Ys -i•; s.ror4� '
z I
N
9
...._. ..........._. _ __
M` t t r , ler
��.4F A �Z;r�+t.Yi("ts.• rxy • t �t�' r ` J
11 . qw Ant dCAt S�: 41.
a To concentrate in a single location
businesses
that Provide I '
WOODS or require outdoor stor P spec'86zed goods and
automobile. � or display area. Typical establishments are '
boat.and mobilo home dealerships,farm and heavy equipment safes
and san ioe outlets,construction material outlets,and garden stores.
1`01103es and Sttedards
t
.. Designate for this purpose areas near higher-intensity uses such
commercial or industrial districts. as other
2. Encourage the location of new business in this cat
adioins Main Street. In addition,encouage certain r �ti in the area that
existing �
Presently located in other parts of Tigard to relocate in the Main area.
a 3. Establish high design standards for signing and
Ie"dwepk�of setback areas and the acappearance. including the
designation of cess points
"NERAL INOU"R1AL
b of"general industrial"laid use follows generally along the railroad north
A - south through the Pianni a ...
metropolitan fr nia• This area has good access to the
eaway system arx)especially to Interstate 5.Nearly all of the lard
in dtis classification already has an industrial cHwaeter, Fanno C Tipwd Do--"
area on the west and Provides a Protective buffer for reek borders the
non-industrial uses: rasidantial and otftar
13biaetires
1, To provide locations for a wide range
with one another. of industrial uses that are compatible a+,;
To protect land designated for industry from encroachment by uses which
are not compatible.
1 3. To encourage'he location of industry that will provide employment and that
J will broaden the tax bass of the community.
POlieies and SWdards
Use of Planned unit development Procedures
relate industrial is encouraged in order to better
/ industrial developrnehI with adjoining uses.
P-M
2. The planning commission will review the site plan of each proposed
development,as provided in the zoning ordinance,in order to evaluate the
compatibility of veh.cufar access, signs, fighting, building placement and
designs,and landscaping with adjoining uses,both existing and proposed.
3. Qc.elopment will coincide with the provision of public streets, water a,id i
sewerage facilities.These facilities shall be(a)capable of adequately serving
all intacvening properties as wall as the proposed development, and 1bl
designed to treat city or county standards.
I>xl.wtg tomM WAAtW
. i
YOP
• i
1`
l
alt
r. r
y
f
T A L.
Rr%F
*R% N
uo
clhuuLAT
4
'# 37
e
TRAFFIC CIRCULATION
��.w rRorosen�wnawaeo
'400,000410 '' 1
ppy
ou
36
Nipp.rr k & • n w � � •y
r •�F. t�✓. 'd.*'?'�. -e de'r`.. � - �1a i%.'Yiar.'ft+YO�•'.x'aetF3esvr3!sR,Y,,yu` •... �`
i
:s-}a rrry +? tr!"�t�►epr ' r _
f�-. �kn Y.e'.-l�r.>((!!t�' f, pc _ .� •�i'S,i' � i
5 '
TRAFFIC CIRCULATION t.
t,
This section describes the traffic circulation plan.The plan is shown on the map
on the opposite page.
Objectives are to(1) link Tigard with the metropoliten area, (2)provide internal
access. 131 separate residential, commercial, and industrial traffic, and (4) in
genal to move traffic quickly and safely.
general
Proposals made in the Portland-Vancouver Metropolitan Transportation Study
(PVMTS) 1990 Plan and the Tigard Traffic Safety Study have been considered in \
formulating the traffic circulation system shown on the map-The PVMTS plan
•l depicts a circulation system to serve the metropolitan area, with new routes
} indicated as broadly defined corridors.The Traffic Safety Study illustrates how
the.present street system functions and proposes improvements with regard to
safety and efficiency.Due to differences in time frame and degree of detail there
are necessarily differences between these plans. The city will work to reconcile
these differences as long-range transportation needs and solutions are identified in
more specific terms
The plan classifies streets in terms of purpose and relative need. Streets are
classified as freeways,expressways,arterials,collectors,and local streets.They are
indicated in the plan as "existing;' "proposed." and "anticipated." Thsse
classifications are described below.
NEED
e� Existing and proposed routes form the street system that can be expected in the x
future with reasonable certainty. "Existing" indicates an improved street that
serves the purpose shown and may require up-grading to meet design criteria.
"Proposed indicates a street that does not presently exist although plans
indicating an improrament or definite corridor have leen proposed."Anticipated"
indicates a very broad and generalized corridor that may require a major street in
the distant future. At present, however, ton little is known about the ruled,
location,and design standards of"anticipated"routes to directly relate them to
.� ..the circulation system.
O
1. To plan arid program future major streets based on a detailed evaluation of
3 f;•
need,design standards,impact on adjoining property and environment.
J 2. To minimize the pc,ertial negative impact that "proposed" and
"anticipated"routes may have on existing and future development.
37
111AWIf Y*
policies and Standards
1. Future arterials•expressways,and freeways will be located and designed on
the basis of detailed design studies.These design studies will not only show
the cost of alternative corridors, but also the need for the route based on
origin and destination studies,the design criteria to meat this need,and plans
md'cating the future development pattern on adjoining property in each t
corridor. t
2. In keeping with the National Environmental Policy Act of 1969, the 1
environmental impact of each naw, major transportation route will be
evaluated to assure that potential negative influences on adjoining areas are
minimized.
3. On land adjoining "proposed" arterials, expressways, and freeways, the r
intensity of development permitted in the existing Zoning ordinance will be ll
maintained until a detailed impact and design study for the proposed route is
Ore 4 completed.
•. �~ FnEEWAYt AND EXPRESSWAYS
Purpose t i
To carry traffic at high speeds between cities and to effectively Trove large r
volumes of traffic within the metropolitan area. t
police t ad Stwdads
1. Freeways or expressways will be designed according to standards established
by the Federal,State,and local agencies that are responsible for constructing
and maintaining these routes. Full access control will be provided. Grade g
separation will be provided for all streets intersecting freeways and for most
streets intersecting expressways. {
2. The planning commission will review the site plan for each new use that is
proposed at a limited access point in order to prevent unnecessary .�
' congestion.
3. The planning commission will cooperate in the location and design of new
rates in order to minimize disruption of land use.
4. The plan shows the following freeways and expressways:
Aloha Exproaway(1.205 extension,an anticipated need) r
+ S t Inwiltaea 6 Presway it
vip Muf400erab BouHvard Frearray Ian anticipated need)
a v r 4 d
Sun Retrte217(Beaverton-Tigazd Exprtssy)
C fa 39
'��{�;�r> ��� rr r� ::i ey sr t ,I '.1!"^•� i 1. T." ....~� .. s r�'. (,
Vis♦ y, t � v - S
as rQ.sr..: �i ^-fr.•r• ?aA.•c ._1 _:`+�^'3"diR,�lyll�VpBY� •efj.��i J f` 9,�.r.'-S"r.wfi'r .. }
a w+�Y�:n,� :',r�y .( 't . a.• 7 .
4+: `� a` r f+ s° • .�
14
ARTERIAL STREETS cau� l„
s I a
Ptapaaa
•.
To carry high volume traffic flow and to connect major traffic-generating areas z
such as residential neighborhoods,commercial centers,industrial areas,and nearby
communities.
°ol'leias and Standards ap.
1. Arterial streets will give limited access to adjoining property and have grade
~ separation with railroad tracks in order to avoid unnecessary conflicts.
1 Standard Arterial Street
2. Arterial streets in commercial and industrial areas will be designed to
accommodate larger traffic volumes than in residential areas.
3. Parking along arterial streets will be limited in order to maintain their traffic
handling capacity.
4, The following standards are recommended for arterial strmis:
M
Right-of-way width: 80 feet- 120 feet'
Pavement width: 12 feet per lane
Moving lanes: 2.4
Volume: 6.000.20.000 vehicles per day
Driving speed: 25.45 mites per hour
-Existing arterials with less than 80 feet of right-of-way will require stringent
•i .access controls.
JY
4.;
S. The plan designates the following as arterial streets:
Durham Reed between Highway gig-W and 72nd Avenue.
Gr"nbwV Rod from the intersection of Oleson Road and Hall Boulevard to
Higilvvay,99•W.
Hag Boulaverd from Schoils Ferry Road to Durham Road.
_ Highway WW between the Tualatin River and Interstate Highway 5. As
recommencied in the Traffic Safety Study,this route will be upgraded with
syncronized signals and a median strip. A system of frontage roads is
proposed to improve traffic flow by controlling direct access.
Loxlat c9oorm Ferry Pod from the Tualatin River,onto 72nd Avenue,up
to Upper Boones Ferry Road.
39
.r•'_ice.,♦'7'ii 4.s'l�AR¢f+SIy.O,.,
' sow Okson Road between Garden Home Road and Hall Boulevard.
_ q ®
3chdls ferry Road between Bell Mountain Road and Denny Road.
wwrrua �,
JJOIN Toybrs Feng Rona from Oleson Road to Capitol Highway,
COLLECTOR STREET$
Standard Collector Strwt Purpose
-06
To collect and distribute traffic between arterial and local streets or directly to
-M AA Am A traffic destinations. A secondary purpose is to provide access to abutting
ff
properties.
{ sn•�.rtr.w. Polidas and Standards +
}^ " 1. The following standards are recommended for collector streets:
Right-of-way width: 60 toot minimum
Pavement width: 44-foot (two 1&foot moving lanes and I
two 9-foot parking lanes. 26 feet of
pavement at intersections and
crosswalks.
J Moving lanes: 2
y Volume: 1,001}6,000 vehicles per day
Driving speed: 20 35 miles per hear
2. The standards described above are for collector streets in built-up areas
$ where on-street parking and direct access to property are permitted. In
special cases(such as large-scale subdivisions where oas:ss can be controlled,
x.�... parking space can be Provided in off-street perking bays,and walkways can
be provided along rear lot lines)other standards may be appropriate. I
A collector street without on-street parking and without curb-cuts to
individual properties can be developed with 24.26 feet of driving pavement. 9
Such a street serves one function—to move traffic.
3. The plat designates the following as collector streets:
3
Ash Avenue between Frcwing Street and McDonald Street.
Beat Band Road from Scholls Ferry Road to Highway 99 I
i,L Bonita Road from Hall Boulevard to Interstate Highway 5.
1 i rsu t�
,,r�`` t �'�'.`,•, �c Bub Mountain Road between Beef Bend Raid and Highway 99•W.
40
PON-
j.
• i
,� _4•
�'• �� 1�a�'9.�+Y r4 P+�Jt +�;+ -h7:i' f i*i.:':,�is
�r�ti� r.l.rr�.''t••4f. ?x'4R'.. "!r, .. ,� 1, i .�.. •� •'.r �.... ..��.;4� r' ,
"
e
(C
1p
t
s
is
(I
I
MIS-Me2uN
S"s1,.
Summon Sbwt from Main Street to Hall Boulevard.
Cutter Street from Greenburg Road to Walnut Street. �.
Commercial Street from Main Street to Hall Boulevard.
Ehrnw Road from Beef Bend Road to the Tualatin River.
Fkdxr Roel from 131st Avenue to Highway 99W.
y�\
F=wi4 gt::bGaeen Ash Street and Highway WW. \\
Geank Street from 121st Avenue to Highway 99W.
Garden h-irne Road from 92nd Avenue to Hume Street. (The anticipated
extension and upgrading of Multnomah Boulevard is expected to carry the
major traffic flow in the vicinity of Garden Home Road in the future.) e
Haines Road from Interstate Highway b to Highway 99-W at Pfaffle Street.
Hampton Stmt between 72nd Avenue and 68th Avenue.
Hunaiker Streit from Hall Boulevard to 72nd Avenue.
i Locust Street between Greenburg Road and Hall Boulevard.
t Mein Sweet from the right-angle intersection with Highway 99-W at
Greenburg Road extended to Walnut Street.
.ri
McDomM Street between Highway 99-W and Hall Boulevard.
t Nettle bakoss Start from 121st Avenue to Tiedeman Avenue.
j Oak Street between Hall Boulevard and 71st Avenue.
Pfeifle Street between Highway,99W and Hall Boulevard.
t Seeder Road from 100th Avenue to Hall Boulevard.
�! Tiadeom Avenue from Greenburg Road to Walnut Street.
// Tigard Streit between Highway%W and Tiedeman Avenue.
- W"t Streit from 135th Avenue to Highway 99-W.
88th Avw"between Hampton Street and Haines Road.
b �
i
I
' f
4
flit Avenue between Highway 99-W and Oak Street.
72nd Avwaa from Upper Boones Ferry to Hampton Street. i
80th Averwe between Oak Street and Oleson Road.
82nd Avanae from Garden Home Road to Scholls Ferry Road.
L 88th Aveaaa between Sattler Road and Durham Road.
r 100th Avenue between McDonald Street and Sattler Road.
121st Avenue between Scholls Ferry Road and Gaarde Street.
131st Avenue from Beef Bend Road to Fischer Road.
�. "•- ' '
135th Avenue from Scholls Ferry Road to Wainut Street.
150dt Avenue from Bull Mountain Road to Beef trend Road.
LOCAL STREETi -
ae n
Purpose
pD� r ® K•na.e noun
s p To provide access to properties abutting the street. :
Policies saw StuWards
aee�t 1. The design of local streets should discourage their use by through traffic.
I.oal Street streets.
streets ztould be relatively short and generally narrower than collector
Standard streets. loops, cul-desacs, and "T" intersections are favored to discourage t
unnecessary traffic. t
JW
' 2. The following standards are recommended for local streets: a
Right-of-way width: 50 feet•60 feet 150-foot minimum)
Pavement width: 32 feet-36 feet (24 feet at intersections)
Moving lanes: 2
Volume: Up to 1,000 vehicles per day
Driving speed: 10.20 miles per hour
Cul-desacs: 40-foot radius minimum turnaround
are 400 feet maximum length.
T a
42
! r�P. iL i ? i.p,i .N 4 :t ..r' �..A:eey' lM�t�ft t� '✓.,Y sweet 4:''a'�C�aF•r �I
i
Yeas: In °
3. The standards described above are for local streets if, W .p
d along rear-10t
large-scale subdivisions where pedestrianwaYs can etP
' lines and in low-density residential areas where curbs and gutters are not
ro
needed,other standards may be aPP priate.
4. A local street without on-street parking can be developed with 24.26 of
driving pavement,
i
C MASA TRANSIT t
E
Purpose
An objective of the comprehensive plan is to establish alternative transportation
linkages between Tigard and the rest of the metropolitan area.
Pofk•.isa and Standards '
r
1. The community will cooperate in metropolitan mass transit Planning to
insure that the mass transit plan and the canprnsrve plan are compatible,
r As mass transit plans aro prepared at the metropolitan level, Tigard's
` comprehensive Plan m3Y need to be re"imd.
KDESTRIANWAYS
Purpose
Val
To provide safe pedestrian access to neighborhood schools, parks, homes, and ® ® I
[ commercial areas
Pofkies and StandW&
1. Establish separate rights•of•waY for foot traffic in order to minimize conflicts
vehicles and pedestrians. Sidewalks will be Provided along
between motor
streets as described in the street Standards Where pedestrian routes can be
effectively located other than along streets different standards may be
't\ applied.
i
2. Walkways will be developed along the greertwraY system,wherever possible.
SIKEWAYS.
Pun*"
'+ To provide safe bicycle access to neighborhood schools parks, homes and
� L
P <' commercial areas
43
(il'14
J j •l .Jae J [^ �'- u t
ir
Ii:l Z.�'�J�Jf`t.(A!!z""��'�M`•' '�t�Y t.. F:.:Y:J a
i
,
Policies and Standards
A
I. Establish separate rights-of-way for bicycle traffic in order to minimize
conflicts between motor vehicles and cyclists.
2. Bikeways will be developed along the greenway system, wherever possible.
3. Utilize both planned unit development techniques and local, state, and
federal funds designated for bikeways to establish a continuous bikeway
system.
ti
4. Limit the use of bikeways to non-motorized vehicles, with pedestrian
movement as a secondary use. Horses will be prohibited and motorized
vehicles will be prohibited except for maintenance and patrol purposes.
BRIDLE PATHS
Purpose
To provide safe equestrian q n path systems within Suburban Low-density areas.
Policies and Standards
I
1. Establish separate rights-of-way for horseback riding in order to minimize
conflict; between motor vehicles and horses.
2. Bridle paths may be developed within the Suburban Low-density areas of the
planning area.
lj
I
Ma
R
i
i
r E
t
F
(F'
L
t{
1
t
A
t
l
SCHOOLS •& PARKS
WHOM sma
Awl,kR
•tQN=i.Arn*AV P,="R" i
�r aeras I i_-
1 t
i
o�
t
C
ere
C;
4
SCHOOLS
The map titled "Schools and Parks" indicates the location of existing schools and
parks and general locations for future school and park sites.
The planning area is served primarily by Tigard School District No. 23J, with the
following schools in the planning area: Metzger, Durham, Phil Lewis, Charles
Tigard, and Templeton Elementary Schools, Twality and Fowler Junior High
Schools, and Tigard Senior High School.
The planning area is also served by two other school systems. Beaverton School
District No. 48 serves a portion of the planning area along the western and
northern edges. St. Anthony's, a parochial school, is also located in Tigard. St.
Anthony's has a 280 student capacity and draws students from throughout the
planning area.
Portland Community College also serves the Tigard area. The main campus is
located one-half mile west of the Tigard area along S.W. 49th Avenue. This
present campus facility, plus future facilities planned for Washington County, will
adequately serve the community college requirements of Tigard.
Policies and Standards
An objective of ,he comprehensive plan is to develop a walking relationship
between schools and their service areas. General guidelines for service areas are
. indicated below:
(a) All schools: Provide safe, convenient access by walking. Service areas
�t should not cross arterial streets or other safety hazards. Select sites
l( along greenways.
-� (b) Elementary school: One-half mile radius. Collector streets should not
cross the service.area. Locate sites within residential areas to promote
neighborhood identity.
(c) Junior high school: One mile radius.
(d) Senior high school: One and one-half mile radius. Locate sites near
collector streets to handle vehicular traffic.
Site Standards
1. Joint School District No. 23J has adopted state standards for establishing
-new school sites. Specifically;
(a) Elementary school: Five usable acres plus one usable acre;for each 100
students. An optimum enrollment is 600 students on an 11-acre site.
e
i
F
(b) Junior high school: Ten usable acres plus one usable acre for each 100
students. An optimum enrollment is 1,000 students on a 20-acre site.
t
(c) Senior high school: Ten usable acres plus one usable acre for each 100
students. An optimum enrollment is 1,500 students on a 30-acre site.
1
2. It is in the public interest to: i
r �
(a) Locate more than one school on a single campus, and I
(b) Integrate parks with schools in order to reduce the overall site area
requirements, reduce maintenance costs, and maximize use of facilities.
,
Y
Present Plans
1. Tigard School District No. 23J indicates the following plans:
(a) The phasing out of Fowler Junior High School by 1973-74. i
(b) Anew junior high school on a site at Tiedeman-and Walnut Streets by
1973-74 to replace Fowler Junior High School. i
(c) A new elementary school on a site at 121st and Katherine Street by
1975-1976.
(d) Anew high school on a site adjoining the new junior high on Walnut ;
Street by 1976-77
(e) Partial utilization of Phil Lewis Elementary School for special education
purposes.
Future Needs
1. More schools than are presently planned will be needed as the area develops.
School needs at` ultimate development are projected as follows: 22 X
elementary, 6 junior high, and 4 senior high schools. These projections are
based on the "holding capacity" of residential land as established in the
comprehensive plan.
f
K
f
ij
� i
i
i
1
a
Z
>3
49
e
GREENWAY SYSTEM
Pedastrianway and Bikeway Opportunities
11�RPN MIIis
El
Ej
so
41
° M
F urs r_.
s f
°
_ 5
f '•.1MG81 1
E
r^
F
.....
�` ..�:. I .4 1 'tEB A- x i P tr iI YS�. Y;.i�.'�«i �'.L � ✓.'
i�Fdi�i.��PC.��+VYr `9.Y-- Y. .Y• t.�. N 'L �l.^.N���s �a
i •
w
X
:.1
PARKS
A park and open space system is described on the map "Schools and Parks."
Tigard has the opportunity now to develop a system of neighborhood and
community parks and public open spaces that will help perpetuate Tigard's
quality as a suburban residential community.
GREENWAYS
Objectives
1. To utilize the natural drainageways provided by the Tualatin River, Fanno
i Creek, and their tributaries as the basic element in a system of connecting
open spaces.
2. To integrate other linear open spaces, such as abandoned railroad grades and
major utility easements, into the "natural" greenway system, in order to
supplement the "natural" system.
3. To establish a greenway system that will (a) tie together recreation areas,
schools, and their service areas; (b) provide protective buffers between
incompatible land uses; (c) reduce flood hazard by restricting development
along natural drainageways; (d) provide opportunities for passive recreation
activities; (e) afford alternative pedestrian and bicycle circulation routes
separated from the street system and motorized vehicles; and (f) preserve the
amenity of the area.
Policies and Standards
1 1. Where possible, school sites and neighborhood and community parks and
playgrounds will be locwjj d along the greenways. Woodward, Bellwood, and
Cook parks already fit into this pattern.
2. Preserve natural drainageways by prohibiting development that would
obstruct the flood plain, as provided in the zoning regulations. The flood
plain of the Tualatin River and Fanno Creek has been delineated by the
U. S. Army Corps of Engineers.
J3. Encourage the conservation of natural tree cover and the provision of public
access along smaller drainageways with undef`ned flood plains, as well as the
J larger streams and creeks. Techniques such as planned unit development, the
granting of easements(visual, conservation, or access), and land donation to
the city, county, or quasi•public organizations may be used for this purpose.
.1
R4. Encourage developers on both sides of Fanno Creek to conserve all trees
within 50 feet of the adjoining bank. This will create a physical buffer over 1
100 feet wide (including the creek channel) to separate potentially t
conflicting land uses lying on opposite sides of the creek. Since the 100-year
flood plain ranges from 100 to 800 feet in width along the creek, the buffer
will not upsurp land that is suitable for development.
5. As circumstances permit, encourage the acquisition of public access
easements in addition to construction and maintenance easements, ::here
utility corridors fall within the greenway system. For example, the sewer
easements required for the Fanno Creek, King City, and Tualatin River
interceptor sewers and the power transmission easement across Bull Mountain
provide opportunities for joint use of utility easements for pedestrian ways r
and linear parks. I
NEIGHBORHOOD PARKS
Objectives
1. To provide small or medium-size neighborhood parks and playgrounds in
proximity to residential areas.
2. To develop elementary schools and parks together in order to integrate
complementary facilities, reduce maintenance costs, and achieve greater
utilization.
3. To provide additional open space adjacent to schools that will create a buffer
between school activity areas and adjoining homes.
Policies and Standards
1. In general, P
neighborhood arks will average 10 acres. On sites adjoining
9
elementary schools, open school playground areas will be included as part of
this average site requirement. These sites will serve a residential population of
3,000 to 7,000. Smaller sites may be obtainQw where the development
pattern or financial restraints prohibit this "optimum" size.
2. Initial em Phasis will be on a program of land acquisition rather tharsite
development in order to deve':rp an inventory of suitable sites while land
values are least expensive.
3. Each park will be individually designed and developed with playground
facilities, picnic areas, and other amenities based on the recommendations of
neighborhoodresidents and the city park department.
t
4. Site acquisition will be coordinated with school. officials in order to secure
.� integrated sites.
5. Clusters or groupings of residential structures, using "planned unit
'J development" techniques, will be permitted as compensation for providing
additional usable open space for neighborhood parks.
COMMUNITY PARKS
Objectives
1. To provide areas which are large enough to serve both outdoor and indoor
recreation needs of several residential neighborhoods. —
2. To develop park areas with junior and senior high schools in order to
integrate complementary fcciiiiies, reduce maintenance costs, and achieve
greater utilization.
3. To develop large open spaces along streams, such as Cook Park on the
Tualatin River, that will take advantage of natural features and provide
ropportunities for boat launching, fishing, day camps, picnicking, and large
group activities.
Policies and Standards
1. In general, community parks will average 20 to 30 acres. On sites adjoining
schools, school facilities available for public recreation will be included as
part of this average site requirement. Park sites of this size will serve two to
three residential neighborhoods.
2. _Community parks adjoining schools will be developed with recreation
J facilities, such as indoor or outdoor swimming pools, tennis courts, and
archery ranges, that will supplement the gym and playfield facilities normally
provided at junior and senior high schools.
3. initial emphasis will be on a program of land acquisition rather than site
development in order to develop an inventory of suitable sites while land
values are least expensive.
j4. Site acquisition will be coordinated with school officials in order to secure
integrated sites.
i
i
a
t:
REGIONAL PARK
ot'jective
a 1. To establish a « ark area that will rovrde fur the active and
�+ gr' F' 0. U•nswr
r' recreational net:ds of the TigarJ area,as wall as Beaverton and other pars w
southeastern Washngton County.A regional park is larger in both sr.onc,mil
• tale than a community park. Typical recreation facilities may mh.Lrde
swimming areas. a day camp, an athletic field with bleachers,picnic areas.
equestrian trails,an arboretum,a cultural center,a musaum and golf course
�10 Policiet and Standards
I. Cooperate with the City of Beaverton,the Tualatin Hills Park and Recreation
District,and Washington County in implementing the regional park proposed
j ;,,•,,,�.—,•� A. in the area along Highway 217 between Scholls Ferry Road and Hall
Boulevard.
�r
st• t,
Propostd Ragtonal Park
54.
,f
i
i
r
I
E
�r t
f
E
1
€
f
1
f
�wm ,
k
e
l
E
{
I
55
c
:qa
1„ v
y i
s
i
i
r,
k
� 1
r
DEMOGRAPHIC AREAS
Y � ;
A`` k� �
bf .tits- :S
k
e
i
POPULATiON ESTIMATES i
The population estimates for the Tigard planning area are based on the ultimate
population holding capacity of the residential. areas. The average density of
development for each residential land use category is indicated in the plan. The
method for arriving at the ultimate population figures is simply the arithmetic of
expanding the number of groes acres in each residential category to total dwelling
units (average density of the category times total gross acres in the category) and
multiplying dwelling units by the anticipated average number of persons per
X household. For this purpose, the planning area is divided into four demographic I
areas. F
I
Actual population of the Tigard planning area at "full" development is expected
to be somewhat less than the estimates due to the desire of some individuals to
own larger lots, topographic conditions, and existing development patterns. All
estimates reflect assumptions with respect to decreases in average family size and
smaller family size in multi-family dwellings.
i
TIGARD PLANNING AREA POPULATION HOLDING CAPACITY CALCULATIONS F
.AVERAGE r
AVERAGE NUMBER OF ESTIMATED
DEMOGRAPHIC RESIDENTIAL GROSS ACRES. DWELLING UNIT DENSITY PERSONS PER FWULAT101e
AREA CATEGORY PER CATEGORY Motu Pw Grow Aar)---DWELLING tnoundae Ir 1110'r) I
S .LAW 170 2 3.0 I=
~-Low tATO a 3A IMAM
SE udNn•Ltrdkd" 210 32 214 INKO €
------------------------------------------------------
WA6TOTAL tA2o 27AM
�a
Sulmbn-Lar 1.470 2 3.0 11,200 },'
Urbon-Lav 1.200 t 0.0 1eA00
SIN UdM-Medit" so 12 2.a
Rra'WW4W.•Coma. to 13
23 3110
--------- -- ------------------------
S11tTOTAL 100 ------------------------------------
UAn-Lar; 1.610 4 30
UOM•.mediwe 130 12 2A 0.700 j
Nty Rak%ndal.Came. 70 13 21 2Ap4 E
-------'-__----------------.------------------_----- --- `
WITOTAL 1A10
UrWn.:Law 1.460 a 20. 17AW
NE RaldanlW 600 t3 2.2 16.600 ;
------------- ---------- ------------------'-------
VATOTAL -?-- -'
TOTAL 6.010 TD0.T00
I ''