Ordinance No. 78-09 2
CITY OF TIGARD, OREGON
ORDINANCE No. 78-_
i`
AN ORDINANCE ADOPTING NEIGHBORHOOD PLANNING ORGANIZATION PLAN NUMBER
FOUR TO THEREBY ATTAIN THE PURPOSES AND OBJECTIVES OF CHAPTERS 197 AND
227 ORS INSOFAR AS APPLICABLE WITH RESPECT TO THE NEIGHBORHOOD PLANNING
ORGANIZATION NUMBER FOUR PLANNING AREA THUS SUPERSEDING THAT PORTION
OF THE TIGARD COMMUNITY PLAN AS ADOPTED BY ORDINANCE NO. 73-6 HERETO-
FORE APPLICABLE TO THE SAME AREA,- AND FIXING AN EFFECTIVE DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS: F
�i
Section l: The City Council finds that the Tigard Planning Commission ,
with the assistance and guidance of Neighborhood Planning
Organization Number Four, the planning staff, and the response of citi-
zens given in public hearing, heretofore submitted to the City Council
documents comprising a plan map and text entitled "Preliminary Draft
of the Neighborhood Planning Organization Number Four Plan. "
Section 2: That the City Council further finds that said documentary
presentation has as its basis and background a thorough
study of the needs of the area for the relief of traffic congestion,
betterment of housing and sanitation conditions, establishment of land ;
use patterns with basic concepts for the future growth, development
and beautification of the neighborhood area, including a system of .
streets, parks, and transportation facilities, as well as plans for
the promotion, development, and regulation of industry and the economic £
needs of the community, and includes . study and proposal in general
terms of such media as may be advisable for promotion of the public
interest, health, morals, safety, comfort, convenience, and welfare of
the neighborhood planning area, and said document is attuned to comply
with the requirements of a comprehensive plan as contemplated by Chapters .
227 and 197, ORS, to the extent applicable.
Section 3: The Council further finds that after due and legal notice,
a public nearing was held in the Lecture Room of Fowler ;
Junior High School, Tigard, Oregon, on February 14, 1978, by the City
Council at which time an oral presentation and pictorial display of the
plan was given, and all interested persons were afforded an opportunity
to be heard with respect thereto and to comment thereon.
Section 4: In furtherance of the above findings, the City Council :ere-
by determines that the comprehensive land use plan denoted _
"Neighborhood Planning Organization Plan Number Four" constitutes an
appropriate and desirable guide for orderly development of the lands
thereby affected, including, as it does, a land use and traffic circu-
lation map, marked Exhibit "A", and an accompanying Plan Text , marked �
Exhibit "B", all of which is hereby adopted and promulgated as the com-
prehensive plan for the area involved to provide a basis for present
and future guidance in zoning, subdivision, partitioning, and regulatory
planning of the area.
W
Section 5 : This Ordinance shall be effective on and after the 31st
day after its passage by the Council and approval of the
Mayor.
PASSED: By ,Uhnhemvc{ s vote of all Council members present,
after being read two times by number and title only, this
!3 day of 1978.
Recorder - C t of gard
v
APPROVED: By the Mayor this day of � � 1978.
Mayor - City of Tigard
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OR INAk No; 78Aft
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NPO 44 PLAN TEXT
THE PLAN
Th ,,I °�W iia'' p a I xr , a' e dr ?')be �� , tl�vE' ,( `)n�•'y9z` ..tl etght)c,r-
�:
h4.�d P Anni rla 0r9 i, ar ,,:n nd hem t �, a>� ��� h 't C) j
h 1't'T � d �'• c' prli'-nr trt bhbYi`i' ZUd''; 1 L C.•' ��'� " les
pa � 1 d- rig je(^F ,qp, _[V I�� tt�� ���i of policy
cfd the t)lan g
Y J gra ./"t li:pment pro-
p )s < . `Phew z I: ':vl� ��)nN �::�r�h� c���c)��t7 subdivision
ha
, p la
1 } ~`] 11i),n f�K i �j ' Gr rFe i i Tl ']1 �,;`J'�f{!I\' p-r .`:posa. Y"t�(�1Airing !
P .h ageD ' 5'
V
Th . p an ri l= �:: �rr _4;p , n?. n o;der tt, ac hieve
E
wr
` f. Pb s n the t r; z� bag ns with
d e ,ed p u 1 . -- _ �r��- �' I
thr � rFiCiF'T �.- o' - a ����'� -d a ho 1+ v-w5 d-' iiaLijJC_onninunit4 i
P` a r;~ Trp e g p1 he r as .s a T 1 d des Y be the broad purpo_.e
I Inc N1'e'- h;.r'h -d i = :a 11 Ing et _�,r end h. e been n�liAded in th_ts
p lan n ' he. - = r.et y Phe Nt ohbt>I h�.c d s a pc rt i�-)n Of the larger 1
P d �, yr 7i3 T'' f V and Tt =. gt::a 4 L 2 re-1dte ill paYL L<} lhE? 4
wh,
i
GOA_' FROM ti` :6ARD i `.MMuN i "' P•_AN (A At p-ed in 97 i ) s
'hs °y nter:d ., tri m1 t t_h? lists (30j1uEdr. `on 4° the
�; rg 1° a _ F ari1pI-her:, �e pkan prow des fo a rnax; -
mumNp� u7° a* a)n ar ,';na 3 ,000 peon, C 'he •,e are I o u r
.,
Cd t.egr ;e:� > dE r, a ! den- t.y s aCi9 ; r?g I rom a subuP"bUn �
f- r
den� � Ty o` ? famY • Ne ; af .e to Q h q ' rl � f e ted areas
r
�;�, nor a ,e Th .. range of reskdential
i)i up tU' 40 E. P - s
den'= , t e = *erdnd tr; p ,,,,:., de a gra lett' of ; v, ng en-
v . ,ormer rs that V� a: ;-orr,rnodri t the hr,, ,;g n, e�'s 0 d-, f
fe- pnt fam` 's.y7-e a rd n •ort _ de ;:y of jiopulrfi , cr
es dent a a' eas and de`erm, nes
the demar+t1 t , puc. ; r "r " I es and seres, 7n d`, fferent
pats .'f : ti r t : rte t z ens cf the r ornmun', ty should
Knew the d,_n, ty a.r deve' ,,�pment. that planned for d-, ffer°-..
pnt paTc, t r,r= ,, ty a s a t F erts their own ne 4 ghborhoods ,
+'0 know `he dei
nandC r:r., d= fferent pub? i C �
e . 'r,e , r d ferenr part.s of the ty, ''
2 ,. The ompeehen- ' .e p 1 n [ i'ngr)'•. Zes th,e e s t a b i i shed Character
of ex= It' ng r,e grbo,, hood~ and seeks to preserve and enhance
e* sting ne ;ghborr• od i,a= ues . Future development proposals
should be seas ve tv the conce 'n of - : t zens for their own
mmFd` are Rn. ;nmenr, as well as to the wet being of the
C t.y as a wh r''e
3 . The comprer'ens _ e p =ar, takes adva.�)tage of the natural features
that give T :ga •'d a d ; t nc,tive character and qual -ity .. These
n; Jude tour;g? aph -, c. features such as Bull Mountain , Little
Mount.- , n and Fanno C ' eek , Fanno Creek and its tr1but.ary-
1 :
'
(
streams p, de na/ o` d'a , nuge ways and make po�s ,bie a
yysLem of grep»waioonec/ ' rig va` `ou�, pa/ts of the c ` ty
'he romp'ehens �e p`on /e o �
� g* � ce, rne pote*t ,u7 of yree�
*a�� � n enha"' . og rhe \ ` xu�� , ` ty of �he cum.ounit� Tne '
^mp ,emeo1a/ ` no of u gree»way rem 1s a major element of
the Tgard comprehen»ive plow
4 Heavy rruff` c � , no � � -Sme ' ly , and dangerous , lt cnnf\ 1cts
with ~esident ` � ! ^y ! u "
ps and with many of the the' artiv<t / s
w` tU- n the c , ty Therefore , major traffic routes need 10 e
be designed and \ocatpd ` n u manner that willminimice these
` «herent r�n/\ `rt� , at the same tw
`me o ) } oing motorists
e e
tu /eo'h rnp ' ~ des1 � not, ons quIck }y and +afe |y, The com
prehen� ^e p `o" prnv �des /o/ -mp,ovementn ' n the truffic
-
s �
yt*m It des ` goate,� street� and highways by category ,
and ` t sets s!a�durds for their des Tgn The major street
pattern � ndicoted / n the compreheos ` ve p )a* will give notice
os to �-o* the r ` ty ' ntends t
` n � e futurp to route major traffic vo ) ume�tile
5 Convenena mojar object ! ve � o locating shopping fa
-
J
"�d othe'� UusInesses At the same time , the- | -
� at un sho� d not �oofl , ct w^ th `e�� dent!ui a'e »-
»»necesa�} t'a++ / c conge� � ' on T,gard does not have
' 'cent^al bus ` ne� - � ' str` rt " .n the sense th t ` "« ^
p'uportrn of - t� - to,es and othe~ b"s . ne�sas ar»e'ynIarge
�rared ` " the ceot^� ) � ocat�oO The c � ^ e cu ce»-
s�ek� 8 ds ~ -- hv1 "on of ne' gkborhood u«mp�e�en� ive plan
/enters �» ` �`atnr� tkar a.e eos ` <y a«oec»mmu») ty shoPpi »g
they se'.e rhese �ho| p~ ng cente.� * c� ss � o �e to the areas
� a mao �� p ' � ' / »e �e� igned � n
� ne' .at w. � � m` nmz >and ond traffic :onfl ) cti .
6 - The�e ^ ahundanre of vocanL land in the T(gard
a,eu rl"ot A poten� ^ � ' fn, industrial deve7upment and th
� cumprehens ` �e p � ao ` s U�� gned to encourage its use fo p
c. this purpose- An �hj�cc^,e of the p ` un ' t r
� ment uppurtuo * t ' es * t»� � the commu 1t +s « create empl»y-
^
who > rve there The pla" also r » �y ' or those persons
~` »f » balanced there,
baso , " ec«go �es the importance
fac1l � t �es and ^s � n s»Pport -oy necessary cummunity
� dove]opmont w� � ` e/'s�es M Reg") a1 �ons set fo^ � ndvatria7
, ' " u/e � gh standards that are in the �
te/ est of ' ndust'y and the r� t} as a *hu | e . n-
7. The !ocatfon of srhoo,� and parks a| fects the livability
` of Tigards ^e� \ dent � a} ne `ghborhuods Youngsters `
e7ementa'y grades shro!d be able to walk to
»dthe
not have to crosc busy streets Where n » sc »» / «» should
sch»nls should be deve7 d ' ere Possible parks and
greenway system While the
o» adjacent sites tied to the
| ment and thet r»e p«t�er»s of exis � �ny develop-
ment
opogrnph� do not alwuys permit an ideal ar-
rangement
assheof sChoo) s and parks , the comprehensive plan w / 7
� � ^ t trommvn; tY to approachthis obJect, ve '
� ,
^ ^
. '
+
NPO #4 PLAN POLICIES
RUS=DEWIAi. DIEVF'1,0PiIMENT
This plan descr- bed tt gee rypas k::,f residential development_ . These
are single fame ,Y rn„ " : -tam:-iy and a m?xtii?,e )t multi-family and
c; mmereial-pr +e=sL.tn:,
URBAN LOW-DENSITY RESIDENTIAL DEVELOPMENT
The area, on the p l o ri tpap dt-s.gna-ted Urban I.uGv-Denstty Residential
�.s intended for s ng; e i ..tni f , residential development , This desig-
nat '_In 4ss used :n the T_ gard Community Plan and the first four poli-
les rei.ated tc th .s dr signal ion are Taken directly from this (,,,ity-
%-de p'.a.n These pei , ;.es establish density and improvement guide-
'- Ines icr the N�:.ghb,. ,no=_ d
t; Thr nr,-x.'"rr� r� y - rje n�,i -.� :f deve1 ,�� nt vhal Z b� four
pFr y '>r':,; q.'r.F_ . `Chs 3rizounts to
_'7 .;.aY f":?F 1 ,.y(d p r dwe 1K,g un'Lt a i l-•.w-
r:y Tr, r ravel r h Z r- n spy. _ .::Y>3as wilt' have a
a,er ZEA?. y -rq ,����ap?t�, xi:t�t-1;ng d _,e ?onme.nt pat-
teYr.g� rh X%c 7 Z vidual.s t,r own a lar-gs-,r ZOO',
T ;r ; Y«: dt( jJF d 1?2h d
rY�_ 2Ybc ,jr.d a �f.%'� Z ?C(ZItSa nd wal-kways., ac-
-w r71r' t -ij N j sfarzda?-ds Abtti.'Iit26`b 2JZZ1- be,
-Y 3 . �inc,'de t,�Wth the ppvisir_ of publ-t
..•r,r'EGi:'8a ?c 'l U. ,:1 ria x':,%Y a,-9e da',-'I,!,Lt,. .... . Theae fa.ct17ities
lar% r_> a<, i ay ;j' ad gr e. b art :ng zrs
�' int-
prr peri-ie z4e .*,, *-hc pr,.p,-s>d d�-w -,pr,,art and Cb) des'-fined
..
/ Z.^Y 4e D,:.tnn a u..r ?.. :: p7??Yrt 4�J l t ,be avec unaged on tracts
,Orgq en,o,, gh f ; a;: m ,�ttF'. "'en „icre dwe.'L�ngs: PZ tY2Yled
un2t dei,,ei prrenz a? mzt a degree of flexibi'lzty in design
`ha° 'JiZ (, nabyc a ",q qua 'ty ;:7f dc.'e r_'Jpment in accordance
etondas`ds _
PROBLEM: The neighborhood ' s location adjacent major
emp?o,yment and c.ommerr.:ia, areas and bordered, as well
as tran-sected by major highways , has resulted in con--
version of land to non-residential uses .:
The above stated prob'em is one of the primary issues that the NPO'
dealt with in dege_lupi:ng the plan, As Tigard has continued to
develop, :theI'loca.t cnal advantages assoc-Lated with the Salem Free-
way, Highway 21.7, Hall Boulevard and Pacifl<c Highway, Have resulted
in substantia]_ amounts of commercial and general office development .
n ar3d t.ien , tN, ma,) �� : ry l' and which s rl.rr..:t '.Y ac cEssi.ble
.r m 4r} majc:r highways be ng tie Id t in �sT..ment. purposes
ThP pi%In `.t)e ai lona! idz:ant.a,-e = for businesses and
mu , F.:.-}am: Y h. :as; nrtualiy- all the properties in the Tri angIf,
pc.ra 1(in f-,_ the nc- _ghb )rho(,:d a.nd c i these adta ;en t' arterial streets
An the ivatzaex p:rr` ,.gin ' n::;xrtl of Pay. ri« H.ighway) , Two methods
prc i-;,: r ng ex_st I r.g res_ dent is . ar,. s and areas properly located
e r;+ yc c �r��idE rr a7. de.. Qiopmerr- are pr-,)posed.
'n ! hF kl- zger part ion the mosic. vda.ble residential
r.reac h e befn decit, iird and slated for protection
t:h er .y - he per pheca areas being eA .igible for
n',' n c mpa± ibis- IlOn-resident. d uses,
2 r.. `h - Triang!,2 the mc;s?. viable residential areas have
bee n d=nf - ..ed and are sated for p.rote(ut:ion unr,il
75 c Ctit bhs -34VC)eC" Ci:: L:i7fln't.S elect to allow their "con-
e s -on 'gni t'! to be Y° dt ;'E-'.opcd ac C-ording to the Uses
pii e vii the plan map The c:c.iL°erson units are
a "so d- .+ :'�reaied :%n rhe plan map
in a ddit .�n c . h-, teaf� -n (-on.;eislon units to prevent the en--
�fbmen t>f n: ' .. Y: ng and uses i n t o <<zbie Iesident -al areas,
the foll..�.;v-L ig bufte.r pe_ y s prc aided to protect, their perimeter
G4'YE" t8: ✓i1 rr+:g ;-r �rz- cl�. < J)'6 Zd:�Lt.r :z
S0 ,�'. 'f (:C - - :. ., j'1;ff`=Y� c r .. .- �de sound at-
n% Y. %gl e7ja C a� E %r7?I^,,.dgd, In rC 5?v
rdec d e=rEe r "gh, ztay e,r°'sts whit
'11 K, . -_.:rtSt4 `}2 �;: r+.,'.s>/t� r; i` Ini:h.% t�j2.g
t:urfer _requ_zem,ert,
1(7: rhaT
rDe f n, r_ d 'a % 2a»d use by means
and p' ann'..y2,r �2ChYt? g2(.Fs.
A f r Y '%r. � r_ Y u.. d,a.e. 1 ;pm,-nt app'r',. aches fP.S2dA✓tt2r'L
d_; f,r a st.erpl-ng d.;�in =cf r-he intensity
B. rr._-i d,�- p=' .. .?cie buffrre for area,; by
uae f` ratz� u ;', f c+:uses su -rh as s t-reams and .heavy
yvi
d- zparat i,,:zn rise types etre _Z s.e y grouped
g
( j .T"� E"71 loy. 5tyz?(rt ?, 6ve'Gr' IipYGt% Standards
PROS!-EM:, Shou d duplexes be allowed to locate in
s a•eas planned for low density eesadential ure?
The 1..971` 'P.igard C(lmmunityPian allows a limited degree of mixing"
N of housing types in the low density residential areas. In this
d dup't=.,;.- i' a ,.w dens i t v areasa 1 1 n
u I t e d 111 r 'F e (7-- 111*1 i, S z` Ll,d b e a 1 1 o we d a.t' I n t e 1,--
00 t n ris R D d t. on b e t we(-_'r., Lj e I a m j 1.y a n(I V
dent _,al u.,4f The _irenj jn"t
I)Qt- nloce pe%,j!!.E 11 te ,s
desirable .Dra, than one ) , but to pl,oi-;ide
D :ef ho
.'Is 1 119 �%h !-0 11,1-h I ev I n_ t:he mos I de�.,-k Y-1-
ble dee1cprrjerr Thp suggesve(I for duplexes are 1,hose,
areas usua"
d f,r a to �.s-L h a n-in,_,d e ri a t e I y p
me-S When a dlq) es
located w 11 �j
thts typeC)f ar(-�a, the re-
a rD rable r The melte
T. 7
h t
c
,err[t r?X�; P V
J 17-1
?_rL�j jC
d
�7,
d,ia rn-.t v
e S i d e
y
PROBILFM., The de,e ',opment of resldential subdivs '- ons
Often e u r t,1, 0 S S of de� i r,ab I e natu r a I am' en
t e5
r) Olic-l' to ,,-o, ' dP the stand ,dazed plottny and stYeet
patTerpy yred by the
z 0 n Qg a n d subd S 'on codes
D I
)'C
dG
o
ni hz I be
ty ';,177M z 6 Y1 S 2t t,ki e b e a
URBAN MEDIUM-DENSITY RESIDENTTAL
This land use c 4 1. y pro des, T CIr mu I t.i--fam,I
t y resj-dential develop-
ment: It ,..orresp,-nd -ame -1 .
ategory j.)r,)-,Lded, in the Tigard
T,�La.Kj and six p-_,jjcjeS est:,q 1)1 -ish dens_i-, y and
T_
1 MPr")VeMe n T gu 1 de I i of -s f 2 fhe NP ighbo-chond
y
7
d �,ie n h, I b
9 K 8 4" 9 Y c 5 S 0 r 1 Th�'s
d p e 1-t g u yj-, t
4The T_' gard ZoongOd nance requires duplexes to be considered for
approval by the PIannng Commission n a PublIc hearing , Conditions
Can be placed upon the approval to ensure compatibility with the
Surrounding homes and, - n addition , the ordnance requires that
landscape and arch� tertu-a , plans be submItted and approved by the
Design Review Boa� d , These approvals ensure compatybiiity with
the Pyistno Nc—ghboehcod.,
----------
J0Irl e ur _.....
do. ;t.
Me
f rr .+ ,,•L. d,vi ! 1, roe r.
do trial L �bei!e t sho de✓ r
.. r c - an d y nf a? d.>
_ Page f .. i r es. The Be. f'C.Zh. 1vt?i- s .S` l z
Ir1 lF' fq to Ry 6 a 1 .-f'?g Z,' _ 1t., Y',f "t C/ 1�7";X�ot't Zc. ..
.. ,._ '.!i _.. r - r.-t772'v� `. , .. ':� i�; �r -./r(✓c"7 t.G7 117£?ra r
- . � i .- :r. -� !. � _ £77 > .�F7 T• �„�:.(2C[.i.F: �h!3Y? .Si-u: ,. G:.
p %parr._es, o6 ia- pp 4 de amp he y '
� . z IsHy spa _. I,, ycungsters.
.3f �yCYayda s'hu£- I he oe _.gib . isOd for signing
-, n ud"na the setb.,,t„k apeas
P P 0 B .E M : Uptn- tunate y , some apartments have had a
detf mental e# tee_ . on the Ne-v!borhood . Land not
cc oe,e,d W h; 'ding s s g i ,,en to the ;autt„nob a e as
Park ng , at .the expense of landscap ng and usable open.
space 10 yes d.enrs ,
As pr ided , n h+_ r y 0 ab ,eve _ the maximum permitted derisity is
12 dwW ?ng units per ann This density is well bei-ow the 19 to
28 units per acre allowed when the Neighborhood's existing apartments
were eonstr._;_ ted The reault of these higher densities was a site
With a twc nr hres n _ ,N building surrounded by a parking lot: with
1 ittle or an ucrn left on landscaping c;r rjn-si e recreation space .
To remedy t b_ y *0a t '„on . the Tigard Zon:,.ng Ordinance has been
amended t inform with the Tigard Community Plan , The A-2 apart-
ment zone n_>w rpstmets dens tyro a maximum elf. 7.2 units per gross
acre and requires .ands aping and on-sit.e recreation space .
PROBLEM, Some ex st, ng apartments are poorly situated
In r°elat� on<h - p to adjoin- ng , angle family development
w th no apparent concern for ach,ev ng a compatibility t
between the two type: of land use .
Multi-family de.eiopment is a living en,, rctnment and its "livability”
as a primary concern of this plan Apartment. projects offering a x
desirables 1 .ng environment have the lowest: vacancy rates, the
l�-,west turn cr-e., of tenants and are capable of higher rent schedules
for their owners This type of apartment is desirable to the com-
munity because they can be better maintained, the residents are ,
more permanent. members 3i the community and the structures maintain
a. higher taxable value -t%er thel.r life span . Therefore, each apart-
ment project must be evaluated according to the kind of living en-
r- ronment produced.
r
Tt)r' impar :s u,p(.tf1 ; And tl E t�`•,Fje _.t ly sing-' e famti.y
S tl)11S' 1)- r1dC.. t'fFCI I-: i E bd; rig-: shoo d not tower over
homes catis,,ag tv_nd,. ;vs b:t i tries and Da.Li3S Low 'til'"k int_-7 the window. -
,,-,f adia:eni_ hom: ; ;:r aparrmei)ts.
41 �r -:r m
d d� s-
p - ,._ ,,:.,, _' _, . : � � nruu : tr-•�,r'r°a% _ut <<-°res
xs u .0 e7, p. dq . Erian (and
t _ X XTZ Y J QYZCI .7Jtr'>3'f, c'YJ
j ,PP '9
THr T' rz. ding. ryd,. r,t: h isuac r'eat,a
. & :r:d f e_z the .zva !7 ab_ .1ty of
F 7v n 1
yy n AP_ 4 7Pnte ) Y) I'''' l t. nU?4 'g rhe: e,-zsf zd-
c �.`r 'f ?,P a "2 _. rar_ l� r [ r. ,d. ;pntent '�ri .,eY .,a
,d Hd
i<.".,tJ `- ;;-i �i�. 'R- _iYiB _� .� �L!:ZX ?, ,f.rYt%Z"•':.(�' anLr
Z?, r1pa dam . Lg ) . Z _. _F r r7?6 nf�.Z�]tS ..
FiJ i.i.;�'.i't. a anCd h
URBAN HIGH-DENSITY RESIDENTIAL
The p" an pray -(les to a -mired amount Gf high-density residential
de v e .opment : n the- Tr_ angrte portion of the NPO,
ti Z" l (X ti l n g7.?x.M i Md.1?'Z L J ")f d&)6
}'s P, Y r•- f N Y: , r,he t n _ f rnediz4m ? b u L Zdisn
1, 9z z:i i,Ppr e <> n t•h aT.r a deal-g:7ut d
ff :°Y F::rk •� ' h_ .Y d h,1 fstreets. A t•anta
t�z? t ; 68 b Yl she rf_st; F'rank2 n c.n
hF :4." 1 ; zld . .. ..s, :n he ties ; Each p <,,I,_,sed g der:s : c�
the ':j i;� ° Cru;; t'a ,nJl ) t? p :'Edz4� .1,e
It �s necessa ;.v, and des_.trable to provide some. housing oppor?.unities
n the Triangle wlese considerable employment opportunities will
exist, thereby .reduc':.tag r.ommuier traffte in add-tion, when an
area as large as the Tr- ang.ie is developed entirely into commercial
and industr' at ti_e-s It bec,�mes a no-man's land at night and on week-
ends. The a.d.d i t 4: n of hcu>>ng to an area gives t a 24-hour, i
day fe and mattes the =nstalration of the various public fat.il ties
mc"rp r_rst: ef.rec'tl. ae by ;tl l-zing there daring the off-peak periods.
1
f^
RLS I DENT r Ali-CONINWRC AL
W h " r? he ftI-7 zKr - r i rhe NPO 71. a.t-res z -,and adja etnt
P:, a r Ha B r a i d a ,d Oak S- r CeL are
g-. �.., the Resrdentia -
C g+z a t , con . These area` are e viewed a,
SUItable for
u ccmn .nat. oc n z .e .nd apartment: de,e,1opment .
f r 1e Gd m app r r
,1 •z _ t�z _ �. E ' pmnm„.ztu. _
f Hal 1 B u72?lard
� ,IYrt:mnnf Zia cc^s
ht X C p '' � '_ th'Yr a*eg• ' : ios cOmmerc.iaF de't-elopment fox'
rF n. :_ghk h+, ,d The e r„ ,_ ; hF nzghway Comma° .a categorS
„ ad T: s` ,.� :ng the Thi-,7,gh t. ra ff c on -Par i T,—c r to
r: ,R , ,a,�, Y , !Fghway ; Re a l
c a e mmncjating a range of re Cai.l anu service
r,rmE--7, a ?Isa and C rnrner^I Pr , '
egc ry, ding
gf.De r decomerit: and s _
"p =ts upporti+-e uses,
r •_ Z,th he p. io}z of pub%. .c
t r j t tjeS shat L
C J _ i a 7.
"'or r d `fin t. meat
THE PACIFIC HIGHWAY COMMERCIAL. AREA
R Trip Flan p*tFi cis #,wr r;egcx°:i es f
H ghvxy . The ma- ��f c 1 'and 53 ` 'mme tial development on Pacific
Corton .; r t J `- es: 1= proje.,ted for Highway
use and he, remaining 12 ary es 12.ot„ura.szng the Fred
RPyex Shopping Center .,;r'P d¢.,�; ;naiad t a Retail Commercial use.:
These two areas sex: e d Bering shoppin needs and are, therefore
pia^.ed in ate, rent
ur,e.gories on the plan map,
The Fr'ed Meyer d e!(�,p.mE-rs:; ,°r nc. sts of a community shopping center
meet..ng the basic, e< e. -,,?da,y shopping needs of the community for basic.
g=:°ods ,end Gex i e 3n -,_,ntrast businesses fronting Pacific High-
-
'end to e. .e the passing motorist and are character zed by high-
way cr..ented bus-'nesse- sup:,h as dPive-ins, service stations , motels
and ..e,=taurants
PROBLEM, the t aff?c cont; cts created by development
arong Pac;f ;c Highway result from the access points or
curb cuts onto the highway, Each access point has the
effect of creating an Intersection with resultant left
and raght hard turn ng movements onto and off of the
,a highway,
.I
Sc . '.ng the problem of xa 'itc <C'.crrgestion created by strip Com-
mc: a' development means ontroiling highway access,. This ;plan
l ra t . , n ado Noighbc Mod tram "
Mae uses in!_'.illQ
MOS, tVU S . ,Y' in bus
> l _s
. Q-1 a .Is r washes
❑, t _� r ,> _
,
:rid r
_ghr ltkt�.
P i "—p - Yho ob j
-
.. - :.7 r r, :,a d
Z�
I .,
l ,.r vi t h 1h. r wisicna of p Ll j, I
r _ : nano r r p,ece r l
*� Na .r , b. ze.. gned t-. mess*
COMMFRCIAl PARK
in he Tr :anfr p-.rt :;n nj thn `PO 108 acres vn�e indicated .for
C ommE r - .a N .-na 1 dy elopment The intent is t.o develop a
i_2eah .s ..n ban -e pork ,,.)mp 'eX featuring a spat i—o rs , 'campUR-
y . t. ' , g nt h 7 ' ra ! • }- 7 Ij �1 i r s The 1 t i ce park
k C _ e ten a n cJ
� ?mX ex �,c , l l .requ -zpp .rT ng rand uses such as rating and can-
x-n, nnn farI117jes T`h e aWil aryr is should be located on an
ad: ,dua pe m_ za�l � _ E, ba.
_
The l -n .nd; .a ,es a na
tn of '<<zper-b,cF-ks" that w� I_i be created
by ', a ar :.nt; ImneE-ded segments of exist _nf , ded_'_cated street right-
n,.'_-waS Th==e supey -bi o :ka Nal f perm,, 'he consolidation of :.and
holdings ; nta ria r r :s Mt w, 11 a .. ,mmodt-�e large, C,,ffice develop-
ments.
r-,r k, dv p:rt?n rt ngZ.e par
"ITO of
In many caves,, the presFn`: lotting pigtteln Consists of relatively
small lzts wh qh trustrare the p".an s ob,jectJve of
. providing an
fl i .,. .atnpus ant r. emeni Or uses such as
corporate headquarters
and generai :,.ease oi ` , _ e space Wary effort should be made to
4ac , rira7e the aggreg * I_:,n of :ty
�n tar L5 cfthan
lPSama.i : parcels into larger
m.
bolding Developm ni 1 l an an acre should only
be permitted undey pe--o a' r 0cumst.anc.:es . Primarily when it can be
shown rha r the Plan's objective to provide space for relatively targe f
scale dere?.opir_n :i riri , be impa., rerl �
i
Policy y ?r tt; r "n the fPark,k re,z4�Pr> to uses su -h a, mat-
AW
t,-
.7
t f z Nions are ^nditr na%
fu Manning t ommis&2on. that
mp F, 'Z ?L,, 7� X... Li per n S S yr CZ and here. Z
G by What Farr are.. f'o_r -hG pr'opr sed floe. .
dist' honyhr the Offtnie Park porr on c)f the T g
notr�2�d r't Z_e
t t .
,;
W b zoo T 68r h Avenue,
,r- I _ 1 sOced,
rt . a" r _. h P.
j' .'i1 h A ;nu .
r NDUS`fl "AL DEi FLOPNIENT
The 74 qcrp p . * . n On Tigard K ,.angle nest W 72nd Avenue is
slated u: h- gh ,I;: y nd asi r . al We .-pmentt as a research and
dev, e 7pment p- ;k The RN ,snA and DF elapmeni ri: stract is designed
io perm. T resy a h and mired produ, t i, n of pre;' tsion type products,
• n }n.- un-1 ;a tv TIS . '•npa - ib_ . f)T_ ine aat _ : ty rhe permitte=d tis'e�,
W .. d tM a: fn _'Ws
Of T , _P Bn I , x _ _.. t e uT . .w c r administ.rat }- n �ndustrlal
py ndwAs
� - and ;e and pr,_' less-oria i o tf ices .
Hes ar' 1. ,i(l Ii- - ES.Iz. S t L&born!ctries Includl.ng eXperi--
T,en' •.i t-�7 ..n'?, na precess iPg Ia ' �..tes
- 1ann,a tur ,,g. and Assembly - eleotrc:nics instruments, equip-
rt _. 2 ` es and Iarpr .si :n Itols or de i -es:
Trade Ski ndtt�', ria. S h,,,oIs
Pu,b, s n ; Pynt ng and Br. kbind.ng Fa; nitres
Manufdr uur ! n- m-d .�in-es. bnd pharma_.et<i i, als
_ . lg- f . - Th . _ � fao� ies ,h : c`
be _ -1- -'.-w re 7 y A w - v r g a . _ in. ens n9 proper '.es
-Z`= `;- -,kc' p, . d d_. . ._. ? p /'- r, ci i',- . C. d�s2gned �o meet
r.y .. y ti to f ds
Pb P9. 'y c j =y 1 :'I of:':'.';n to high 6!'a ldarde
f u Ming a d 1 . 1-F gn TO De,. _gn Re -:rpt Bow-rd j , ",
On p,,& each pp,jaaad de! e ; ;pmenn, as provided
- rd -rarie, _ n , a- < to e-:;a7.uate the w ,mpatiyiZ�i;u
_ r anoers, signs, ghring, bui�d',-ng p?acernent and
designE, nd lade rp ,ng with adjAzwng uses, both existing
u3�d e.-d Th_ "T4s :,f good deaign, ?ready present
Lr Or W ah�r h. . 4, lkn - ?d proc-Zde. -hF orri for the Des .gn
Review Roam when aw,endering new de ✓e-Zopments and the e,rpansion
F: 'tJ 30 f Cun'n d unit de e ;p`q n' Y. .,cG `durps S e-ne kragea
t r P . ! at •du tri .i de _ opme`t :r th adjAn
fng us e
F_ ` L. Y z_ Mus 'NO S Tent cn r'i,r,•gle pare -,,e ..?,f Zess than
;7'Yr y` }
f
NE;GFIBORHOOD TRFFTS '
The vrari o . vu aiiji R emecar of the Neighborhood Plan is intended
'-da- t.hF_ ne;'c " au _ obi it access tJ C.{�mmereial and lnd'us- �
r i a l p ope y-" , wh , - :.-,io d ng " agnsvi n and minimizing the impact
.:t rrRt'' fi burn the r'c-:s E:ienr iii area , The sysi,:,r,7 o; streets rep-
resented on `he Mo has fl.-en ana, yzed by a %orisulting traffic
e_ng' nsei Cat ' LIntike . t dersomine best method of minimi.zi.rng
t h 'jugh t aff i on issidenryal streets whi.le accommodating; the ' [
6h],
Wh n rn, NPO had complered a preliminary land use plan it was turned
r. , _ Mr Bgcike who tested alfernate street networks designed to
aer - rhe p posed land use pattefrl . The results of this study are
,a lode :_n spot a a .ab+ e at City Hall , The report analyzes
Fs � . al i.erna =_yney networks ks and recommends a system best
s a.i My i ig the g:a 1 _ :Tmmc dating Um Neighborhood-generated
71 < i'_ ., whi , o m.Vm z,.ng vhr ,ugh traitic ::n residential areas-
-, ar" we e�t -.:hz�. tested. The first is the "do
n, g" c3 E.r. y"n:d�; ` 4V k; `..h ;is the 2:K .St _Ii�T stT'eE't lie - o rl{S,
tb rt' i t.y to hand2e an _; pr.ned t ra* . i c ;(Dads and the second is the
by this plan, For purposes of brevity,
he her :E. t:e r are nod sauss,=rd. Anyone havz.ng a. more
j a.: , � ,m ato �r rra ��t % conditions ons •�n the Neighbor-
hood
hood w�. th the e _Mng c irrulat on system. Basically , it represents
g
a "do r,ei`Y: i�; " ucc s to fiegdutd to street modifications but aSSUrtIeS
than Wret,: and inLersections wi -i ' be 'improved to ac-
nommodate the. VojecQd traffic volumes
Ngure 1 Wnates tre rMat'+on system and the expected average
wee=d" YOU fumes when the Neighborhood is fully developed
according ._o the land uses des -. gnated on the plan snap . f;
f
The: future e r r: t,ed traff , c assignment for Alternative l is shown
on figure 1 . �
The existing street is inadequate to serve the future
r ;°a{tc needs of the neighborhood : The primary deficiencies occur
n the Trjang'e where the proposed business development creates i
the need for a continuous street system with high capacity connections
to the add ;cert ` ;eeway . and Pacific Highway,, E
Alternative 2
The second alternative proposes a street system designed to carry i
The phase "existing street mem" refers to the present street f
Lat �'�r-n and nom t: e phys•tca condition of those streets. c
E
t '
M N N
at , 04e ai, r• .
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Ply¢ sc $ ® •... � JJ
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OURNAM PM 13000 *D• MAswrGTO.a
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BATTLER 57. 4000 ROSS
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"THRov4H T&Ar.1:Ic NOT ILl 0t0 eaxe awrrr
17
{
pfojected futU(e t -aff _- Volumes and 'to provide adequate vehicular
access to alp properties iocated within the neighborhood The most
notable teatu�'es ar°e a connection of Pfaffle and Dartmouth to form
a major- east- wei; t i - nk between Pacific Highway and 1-5 and a loop
street which wou `:d pcov"ide access to the ' and west of 72nd.
PHASED DEVELOPMENT OE THE STREET PI.ANN
t:?nc r ruc ct11 Oi T.lrE= p£ posed --treet systern represents the most sub-
stantial. public fay _t- es costs which further development of the
neighborhood w_, I equire, The most; efficient: method of construct-
': ng this sys%em is n phases as development occurs, Therefore, de-
elopment will be permitted in those portions of the neighborhood
where the st.rir ; system has been improved to meet the increased
,raffle demands.. This phasing of development to coincide with the
provision of adequate streets will assure that the traffic demands
esulting from furilier development will not exceed the carryi.ng
capaci-ty of the street system i
P,.- i .. a �s2 .e< r z r ;:y of pr-aper ty to more intensive uses 'or ;
C;,ty design up�� zC ccf° pro,jeC.ts on previ_ us 7.y rezoned prrper- !�
ties) w?' only be p uni IFted cn pa2,cel.s served by a street 1117-
frcaed t: urban etdards_ The s*meet must be fuZly `mprooed
`r 'm .he ub],je ?t G' to the n�?a,-est freeway int..erchanre
r Fxf;-7.f L.. HLgh 4:. Y n?� L7 Vn c
The primary impl.ieat ;-on of Policy 32 is that the separate property I
owners wi_ 1 have to work cooperatively toward upgrading the streets
serving their propeit es. This can be accomplished by the local
improvemeni district process which qualifies the property owners
for low interject, long-term financing, In addition, retirement
of the bonds scald to .i.nance the sweet improvements could come
from the, proceeds of the tax increment financing method discussed C
on the followingpage ,
The phasing sequence is displayed on figures 3 and 4 . While the it
intent .is to match development to a street improvement sequence,
it does not forestal! the development occurring out of sequence
providing that the necessary street improvements are made. For
s.nstance; one or more property owners may choose to bear the costs
of thc,se street improvements which would qualify their property
.for immediate development . However, the phasing sequence will be
used as the basis for program capital. improvements which are public-
?y funded. #
The planned street system looks far into the future and proposes
a collector street network designed to serve the Triangle when all
.Land use has been converted to non-residential types. The industri-
al park area west of 72nd Street will not be effectively served by
the loop road proposed to pass through it until the school and ad-
iacent; residential subdivision are converged--arn event not likely
to occur for a considerable length of time. Therefore, a subsidiary
?oval street system, designed toeventuallylink up to the collector
w
•� so �� OAR ST s { I �O—Vt^�
1
so
'ice-•-�--,1!"��
7-1
Sr 1 5GRUfj`S� r
it -
Sr r
iworr's T. �_ : J
ST. 3 w
i sr. rA!
JJJ uEwra
T\'c\\`
_ Sr.LF t i� serLw T
i so {
MlvalL ST.
A
�te f 1 ' CIIr TOMI. s'
! NTiOY-[ T
-Ay
w l�sai�r 1Jr
s r_
ir.0
S
sr
I. r.wc
t •�' -•.•--•` OAR •-.ST—3 Slr 1 i L� Oall '! �:i ST.r 1 OaR STI TTN[w ST. -
_
s v.
JM • .. Vii! �! -' ;
---------- a ST
J CtA Sb �
Sr
TnOMM'i T. � f 'hl dl
IC"%TA _ `Sp. �..� Tw 4
SC
'R el I.MITA
DarOTAT _ST. 3T. i o p s
{--•-1 r 3 R �`
T1 4
� �n [s.1
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•! ! !// a(arTa
Step
s ;� i! CLIM10r �� ►�a
x
TrT
SO J
( � 9aM ' •
n
ft \i Sr.
•\ ( EL..
pqT 9{I rP 1
tr.
IT {
j{ it
-J!-
TO
IT
�I TT
a lr l v .rt
-STvmw
so aB.
Figure 3
rte`... < Sr L__•.-:1 JISfNi�>f�� iT
w Y•Y2.Nl T1 p
ST !!
•-•ii-•-t r 3 a ,ate•+ `.-.�-
a�I`aswu
•llY\•
Step
34.1� • I � 4T ,t ��±± r�,�
• .Sv. �L —`ria
11
\ � [l YY —T•�1 Isr
rp .�•F Ia
"o s.
1
ro
' �` t -----_:==r=----• �^-_ � ' ••• � x•11 ��
\
LOwG3,• �]Y g,.
� WND7•� ZT - wi w F ,I'
S r _
f S t ei../ J s v 11 Duv�Ll ST.
■
1�
• - .tUN•py0 Y•Y ff 11 _
• F� mss. - - -��-
t
5 s• �I
Figure 4
network , will be necessary to provide access to the individual, par-
cels in the industrial area. This .local system will be designed
in conjunction with private development proposals for this area
at the time they are put forward.
The three policies that follow were chosen by the NEO to minimize
the impacts of business-oriented traffic upon the residences in
the conversion units
Po%.7-�y 33, AZ - exi.sti:rg dead-end residential streets in the con-
version, units shxlj remain closed to through traffic until
u.�ht?.me 4s 'S per cent of the owner occupants have voted
r'o ront)?r' ih z_' ,,2ng a non-residentia? category.
P_" :,,2y 34, tmp vov,?d s tree is shat ? not be used as boundaries or
ee:par t icn be tw-,,gin t h. esdentiall conversion units and eom-
mercix7,UndJ,stria,' 1: rd use areas.
PoZioy 35., S. W, "047, Aaenue shall not be improved until, the ad-
J.^,ini-ng c�-nversion urzt hasvoted favorably to convert from
re idem ia7. , f fi c,a park. use. In order to provide access
t tY:e pr,_)pert .. 4 bet?,)e:en S. W. 70th and S. W. 68th, as they
are deFve7oz>ed irtc ommiercial-professionaZ. types of uses,
S, W. 65th Avg?Pue shal7 be improved.
Street Classification
Streets on the Plan are designated according to the following
classification system-.
ARTERIAL STREETS
Purposes to carry high volume traffic flow and to
connect major traffic generating areas such
as res dential neighborhoods, commercial
centers; industrial areas and nearby com-
munities .
Arterial. Standards:
Right-of-way width 80 feet - 120 feet
Pavement width 12 feet per lane
Moving lanes 2 - 4
Volume 6,000 - 20,000 vehicles
per day
Driving speed 25 - 45 miles per hour
Arterial. Streets Designated by the Plan;
Pacific Highway E
Hall Boulevard
I
...E
's
COL I ECTOR STREETS
Purwe and distribute trat,, jc between
arteria! and local streets or- directly to
� Yafli, destinations A secondary pjjrp0!z,,,
P i de access to abutting properties
Collector Standards *
Pay anent width 36 - 40 feet-,
RtgYrt-c> -way width 60 foot minimum
W-ving I'a.n es 2
V0 11 me
.13,000 vehicle.,-
Dr! < Jng speed per day
20 - 35 miles per hour
C017ecior Streets Des-_gnated by the Plan ,
Requiring a 36-foot pavement section :
Frank! in
70- I, (—see Policy 35)
Oak. west of Hall Boule�ard
At ',an'. a , west of 68th
Requir-- ng a 40-fc.o, pavement sc-ction -
68+1h
72nd
The HarflPtc)n to 69th westerly loop road
The Dartm,_-uth to Pfaffle connection (with
48 feet at the intersection of Pacific
Highway )
Pfaffle
Atlanta-Haines , east of 68th
LOCAL STREETS
All. remaining street.4 not specified for arterial
Or collector status
Purpose; to provide access to Properties abutting the
street
Local Standards--
New- Streets
Right-of-way 50 - 60 ft (50 foot
Pavement, width minimum)
32 - 36 feet
Moving lanes 2
Volume
0 1 ,500 veb1cles
per day
Driving speed 10 25 miles per hour
Cul-de-sacs
40 ft . radius turn around
ra
and 400 ft .
maximum ler g-th
i
IMPLEMENTATION PROGRAM E
This plan will be Implemented by means of guiding The continued
deve?opment of thc= ^e.zghhorh,.c,d, Rezoning will be initiated by t
The city Only where necessary to protest the integrity of the plan ;
in most cases when an area is zoned for a more intense use than
designated the pian Therefore , the majority of rezoning, will
c ..Jur at: The =-,equest t one or more property owners , primarily when
0. can be demonstra*ed tbaT adequate public facilities are. in place
to serve the proposed. ,ise and that a community need is present ,
(see P -1 i_cy 32 ) F
The city suf er,, trom a la: k of the financial resources required
T ,, supply the sers;ices which the land use system proposed by this
pian w;.' demand. Therefore , the emphasis is necessarily placed
upon dEv- •.:pment tc baa, a major-cy of the financial responsibility ,
A three-pronged metb,A for financing of the necessary public fa-
�_ilities .s proposed:
1 , The formation of a development district in the Tigard
Triangle and the use of tax, increment financing to fund i
Improvement projects sponsored by the district .
2� The use of aigard ' s system development charge funds (a
buijd ng perw t surcharge) in conjunction with State and
Federal grant mors-'es to finance certain street improve-
ment projects and open space acquisition and improvement.
3., Req, ,-e each new development project to participate in the
provision of necessary public facilities to and at their
s - te as a cond` t' on of zone change and development approval .
E.xamp'. es are the extension of necessary sewer and water
lines , _�:;zed to also serve intervening properties , and
the ded% cat - ori and imp ,ovement of adjacent street right-
of-way ,
The first method is to be used on-, y .n the Triangle portion of the
neighborhood,. In this area, extensive commercial and industrial
development is planned but available services are wholly inadequate ,
The tax increment financing system proposed is a method made possible
by Oregon law ORS 457) which is a system for financing :redevelop-
ment activities ., The con-version of the Triangle from residential
to office park and industrial usage would qualify this area as an
eligible redevelopment district : The technique uses the increase !`
in property tax revenue produced by a redevelopment project to
finance the necessary public investment in that project, It works
in the fallowing way:
When a redevelopment plan is adopted , the existing total
value of all the taxable property in the project area is
determined by the tax assessor, Once this baseline is
established , a`il future property tax revenues above the
base generated by the redevelopment effort which would be
collected by all tax=ng bodies having jurisdiction in the
project area are assigned to finance public improvements
(eg . , by retiring improvement bonds . ) The concept of
tax increment financing is thus , to pay for necessary
public facilities by rechanneling the money collected as
a result of the increased taxes on improved property
back into the project area . The intent of using this
method in the Triangle is not to assemble and clear
land, as in a traditional renewal project , but to create
the funds for needed capital outlays in the area.
The development of the Tigard Triangle should occur in phases as
each element of the street circulation system is constructed. The
street section of the plan, figures 3 and 4, recommends a sequence
for street improvements which should be used as a basis for guiding
the development of the Triangle .
4 _
(MINUTES
TIGARD PLANNING COMMISSION �
- PUBLIC HEARING E,
February 14, 1978
Page 2
i
5.2 Comprehensive Plan Revision CPR 1-78
A request by the City of Tigard and Neighborhood Planning
Organization 7#4 to amend the Tigard Community Plan, 1971,
for the area bounded by Interstate 5 on the east; State
Highway 217 on the west; and S.W. Oak Street on the north.
The revision requested would amend both map and text of
said community plan with respect to the above-described
area. }
E
A. Staff Report: Read by Bolen
B. Public Testimony:
.Terry Tolan, 3034 N.W. Thurman, Portland, asked to have
clarified what authority the NPO has and what (City
or County) jurisdiction will have responsibility for
planning this area.
3
.Joanne Nordling, S.W. Elmhurst, (NPO #4 member) testi-
fied in favor of the NPO plan and emphasized that the
residential areas designated as "conversion areas" would j
only convert to industrial uses when 750 of the residents
agreed to the conversion.
6
.Jack Miller, 2544 N.W. 25th, asked for a clarification
on implication of 751,o conversion unit formula. 3;
4
L. Allen, S.W. Hermosa Way, testified in favor of the
proposal.
.Maxine Summer, S.W. 70th, stated that staff and the
NPO listened to the concerns of the neighborhood and f
incorporated these concerns in the plan.
.Harlan Summer, S.W. 70th, stated he _liked the concept
of the conversion area, favored protection of homes
and the provision for a buffer.
F
.Chet Larter, S.W. Beveland, complimented staff and sup-
ported plan .
e
.Darrell Schubert, S.W. Spruce Street, stated develop-
ment in the area of the Fred Meyer complex should not
be residential, but commercial. The properties in the
vicinity of S.W. 72nd and Spruce are rentals or businesses.
.Terry Tolan asked if a more equitable solution could
be worked out in the conversion areas to allow higher
densities.
4
f
MINUTES
TIGARD PLANNING COMMISSION
PUBLIC HEARING
February 14, 1978
Page 3
.John Newman, S.W. 72nd, asked why his property had been
included in the industrial area and excluded from the
conversion units, and asked that his home be included
in the conversion units.
.Joanne Nordling stated the reasons why the NPO was recom-
mending the lower density in the conversion areas.
,Jack North asked how many new homes had been built in
the designated conversion areas.
i
.Staff stated approximately three or four in the last
i
10 years.
.Brad Spring, 7555 S.W. Spruce Street, supported the
750 occupancy approval for the conversion units proposal
and suggested absentee property owners might have a vote
determining how conversion area are to develop.
.Dennis Cramer, Lincoln Properties , recommended that
property be assessed to determine valuation and fair
market value.
.Terry Tolan asked if alternative language could be in-
cluded for the conversion units area to provide for a
an equitable situation for absentee owners.
1
.Henry White, 10995 S.W. 69th Street, asked for clarification
between retail-commercial and office park.
.Joanne Nordling stated that owner/occupants had not been
defined within the NFO text and should be done.
C. Commission Discussion and Action:
t
.Urban Low-Density Residential Development s
Policies 1-4
f
Motion to approve by Brian, seconded by Corliss. Unani-
mously approved.
j
Staff recommended that Mr. Newman 's property on S.W. f
72nd be included in conversion unit 6 .
Corliss stated equity of conversion unit proposal.
! Staff further recommended that within the designated
conversion areas normal consideration of permitted and
conditional uses allowed in a residential zone should
be continued, and that the draft text be further amended
_ _ t
MINUTES
TIGARD PLANNING COMMISSION
PUBLIC HEARING
February 14, 1978
Page 4
to read that six-month residency within a conversion
unit qualifies a resident as a owner/occupant.
Sakata motioned for approval of staff recommendations,
seconded by Brian. Unanimously approved.
Policies 5 & 6 A, B, & C. . . . . . . . . .
Popp recommended that the word "minimum" be added to
the phrase in Policy 5. . . . . . .a minimum 50 foot wide
vegetative buffer. . . . . . . . Brian moved, Sakata seconded.
Unanimously approved.
Policies 7, 8 & 9. . . . . . . . . .
Brian moved for approval, seconded by Sakata. Unani-
mously approved.
.Urban Medium-Density Residential
Policies 10-14. . . . . . . . . .
Brian moved for approval, seconded by Sakata. Unani-
mously approved.
Policies 15 & 16. . . . . . . .
Brian moved for approval, seconded by Corliss. Unani-
mously approved.
.Urban High-Density Residential
Policy 17. . . . . . .
Corliss moved for approval, seconded by Brian. Unani-
mously approved.
Residential-Commercial
Policy 18. . . . . . . . .
Brian moved for wpproval, seconded by Popp. Unanimously
approved.
.Commercial Development '
Policy 19. _
Corliss moved for approval, seconded by Brian. Unanimously
approved.
MINUTES
TIGARD PLANNING COMMISSION
f PUBLIC HEARING
February 14, 1978
Page 5
.The Pacific Highway Commercial Area
Policies 20 & 21 . . . . . . . . . .
Sakata moved for approval, seconded by Corliss. Unani-
mously approved.
Policies 22, 23, and 24. . . . . . . . . .
Popp recommended the word prohibited be changed to dis-
couraged for Policy 23.
Brian moved for approval, seconded by Sakata. Unani-
mously approved.
.Commercial Professional-Office Park
Policies 25, 26, and 27. . . . . . . . . .
Brian moved for approval , seconded by Popp. Unanimously
approved.
.Industrial Development
Policies 28, 29, 30, and 31. . . . . . . . . .
Sakata moved for approval, seconded by Brian. Unanimously
approved.
.Phased Development of the Street Plan
Policy 32. . . . . . . . . .
Popp asked if consideration had, been given to having
S.W. 72nd extend through to S.W. Pacific Highway creating
a 4-way intersection and ,closing off the north and south
ends of S.W. Villa Ridge.
Robert Burns, Chairman NPO #4, stated the NPO had not
considered extending S.W. 72nd.
Joanne Nordling stated the terrain in the vicinity of
S.W. 72nd and Villa Ridge was too steep to accommodate
the extension of S.W. 72nd to Pacific Highway,
L. Allen, NPO #3, stated that extension of S.W. Pfaffle
and 69th streets would help relieve the current problem
of traffic egressing and accessing S.W. Villa Ridge.
The Commission directed staff to include wording within
the text of the plan to provide for the consideration
f
MINUTES
TIGARD PLANNING COMMISSION
IL PUBLIC HEARING
February 14, 1978
Page 6
of extending S.W. 72nd to intersect with S.W. Pacific
Highway.
A review of this proposal would take place during design
considerations for the signalization program on S.W.
Pacific Highway.
Sakata moved for approval, seconded by Brian. Unani-
mously approved.
Policies 33, 34, and 35. . . . . . . . . .
Brian moved for approval, seconded by Sakata. Unani-
mously approved.
.Street Classification
Sakata moved for approval, seconded by Brian. Unani-
mously approved.
Implementation Program
Corliss moved for approval, seconded by Sakata. Unani-
mously approved.
.NPO #4 Map
Brian expressed concern that Policy 18 designates areas
Residential-Commercial, but specifically spells out the
location of apartment uses along Hall Blvd; recommended
changing map to designate: properties along either side
of Hall Blvd. as Urban-Medium Density.
Conversion area 6 be extended to include Freeman property.
Brian moved to adopt map.as. amended, seconded by Sakata.
Unanimously approved.
6. Other Business:
1. Staff requested the Planning Commission to determine if` a
minor land partitioning request by Paul Hoskinson for a par-
eel of land at the southern terminus of S.W. 113th Street
should be brought before the Commission as a public hearing
item or as an other business item.
Stuff requested this directive from the Planning Commission
because a portion of the property lies within the 100 year
flood plain and a proposal for a variance to the street stand- €
ards of the code for this parcel had previously been reviewed
by the Commission and was denied.
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