Ordinance No. 83-10 CITY OF TIGARD, OREGON
ORDINANCE NO. 83- JO
jo ORDINANCE ADOPTING THE FINDINGS, POLICI3S AND IMPLE11ENTATION STRATKGIES
EL== OF THE TIGARD CONPRENENSIVE PLAN: AND-DECLARING AN EMERGENCY.
WHEREAS, the City of Tigard finds it necessary to revise its Comprehensive
Plan periodically to improve the operation and implementation of that Plen;
and
WHEREAS, the Tigard Planning Commission has recommended the adoption of a
citywide Comprehensive Plan Element on Findings, Policies and Implementation
Strategies, after holding a public hearing regarding the same; and
wHEREA8, the proposed Findings, 'policies and Implementation Strategids Element
has been reviewed by the Committee for Citizar. Irvolv"aZ11t ^9 the City of
Tigard; and
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VHxRm& 0 the proposed Element has been the subvert of comments from the City's p ?
Neighborhood Planning Organizations (NPO'S) and individual citizens; and
WHEREAS, after considering the comments of the Planning Commiss=on, the
Casmittee for Citizen Involvement, Neighborhood Planning Organizations and
individual citizens, the Council believes that the Findings, Policies and
implementation Strategies Element of the Tigard Comprehensive Plan should be
adopted in the form set forth in Exhibit "A" attached hereto and, by this
reference, made a part hereof:
NOW, THEREFORE,
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
section 1: The Findings, policies and Implementation Strategies Element of
the Tigard Comprehensive Plan, as set forth in Exhibit "A", consisting of a
title page and ninety pages of teat be, and the same hereby is, adopted as a
part of the city-wide Comprehensive Plan of the City of Tigard.
Section ?: in revising and compiling the Tigard Comprehensive Plan, the
Planning 'Director is authorized and directed to edit the Plan as necessary to
provide a readable text; however, the Director shall not edit or change any
® policy or implementation strategy adopted in Exhibit "A" and shall present all
portions of the edited Comprehensive Plan to the City Council for its approval.
Section 3: In order to provide a uniform date for the effectiveness of this
series of Comprehensive Plan revisions to be adopted by the City Council in
1983, an emergency is declared and this portion of the Comprehensive Plan
_ shall become effective on N-! - [q 8
PASSED: irate of all Council embers prexont, after being
read by number and title only, this .z=day of 1983.
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Rec_rder - City of Tisa
APn„OV*�:
By the a-spe. this d_a; of Ra 0, L 1983,
Mayor City of Tigard
ORDINANCE N0. 83-_1LL_
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1FIGAR
MREHENSIVE
PLAN
Findings
Policies &
Implementation
Strategies
CInOF IFAS
WASHNG70N COWFY.Oma:
Adopted by Tigard City Council
March 2, 1983
Ordinance No. 83-10 — —
~ TIGARD
COMPREHENSIVE PLAN
FINDINGS, POLICIES AND IMPLEMENTATION
STRATEGIES
October 1982
Revised February 1983
CITY COUNCIL PLANNING COMMISSION
Wilbur Bishop - Mayor Frank Tepedino —President
John Cook Cliff Speaker
Tom Brian Donald Moen
Nancie Stimler - Former Member Richard Helmer - Former Member
Ken Scheckla Mark Christen
Ima Scott Roy Bonn
Bonnie Owens
Deane Leverett
Phil Edin
Ron Jordan
Committee for Citizen Involvement
w Wilbur Bishop Mayor
Frank Tepedino - Planning Commission President
Park Board Chairman
John Butler NPO #1
Bruce Clark - NPO #2
Lou Ane Mortensen NPO #3
Rich McMahon - NPO #4
Chris Vandenwood - NPO #5
Phillip Pasteris - NPO #6
Nancy Robbins - NPO #7
Project Staff
W&—iam A. Monahan - Director of Planning & Development
�. . Jeremy Coursolle - Associate Planner
` Lig Newton - tiaisoc.iate Manner
Ed Sgll.�va`f S3 �. tv Attorney
Adrianne Brockman City.Attorney.0ffice
Loreen Wilson Office Manager
Patt Martin - Word Processing
} Diane Jelderks Planning Secretary
TABLE OF CONTENTS
INTRODUCTION 1
1. Generai Policies 5
2. Citizen Involvement 8
3. Natural Features and Open Space it
3.1 Physical Limitations and Natural Hazards 11
3.2 Floodplains and Wetlands 13
3.3 Natural Resources 14
3.4 Natural Areas 15
3.5 Parks, Recreation and Open Space 16
3.6 Park Standards 18
3.7 Historical-Cultural Resources 20
4. Air, Water and Land Resources Quality 21
4.1 Air Quality 21
4.2 Water Quality 23
4.3 Noise Pollution 24
4.4 Land Resources 25
5. Economy 26
6. Housing 30
6.1 Housing Needs 31
6.2 Housing Costs 33
6.3 Established Residential Areas 34
6.4 Developing Residential Areas 35
6.5 Housing Conditions 36
6.6 All Areas 37
7. Public Facilities and Services 38
7.1 General 39
7.2 Storm Drainage and Wastewater Management 41
7.3 Water Service 42
7.4 Sewer Service 43
7.5 Police Protection 45
7.6 Fire Protection 46
7.7 Private Utilities 47
7.8 Schools 48
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7.9 Health Services 49
7.10 Local Government Facilities 50
7.11 Library Services 50
7.12 Solid Waste Disposal and Recycling 51
8. Transportation 52
8.1 Traffic Ways 53
® ...,..•• sort-scion 56
0.2 Public t•r�av�
8•3 YL dila kdst:aav• fcr the N a_n_d_-___..ta-d 57
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8.4 Pedestrian and Bicycle Pathways 58
P -'road 58
9. Energy 59
10. Urbanization 62
11. Special Areas of Concern 67
12. Locational Criteria 73
INTRODUCTION
PURPOSE
The Comprehensive Plan is the document through which the citizens of Tigard
have made the basic choices on how land development and redevelopment should
occur, and how it will be managed. After many years of segmented planning,
the seven separate Neighborhood Planning Organization plans comprised the
communities planning efforts, this Comprehensive Plan is intended to aggregate
the community's planning efforts into one "Community Wide Comprehensive Plan"
for the Tigard Urban Planning Area.
The purpose of the plan is to maintain and improve the existing quality of
life for the residents by:
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1. Prohibiting development which would cause a diminution in the
existing quality of life for the residents of Tigard;
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2. Protecting individuals from the negative impact of developing land
which have natural hazards and are subject to natural disasters;
3. Identifying and protecting resource lands from urban development F
encroachment;
4. Providing for the retention of natural and cultural resources which
contribute to the livability of the community;
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S. Providing adequate land to meet anticipated future demands for urban x
development in a logical and orderly manner;
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b. Encouraging flexibility and innovation in development techniques to
permit diversity within the community and to slow the increase in
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development costs;
7. Reducing the uncertainty of the development process;
8. Contributing to a healthy, stable and diversified economy within
Tigard;
9. Providing for an orderly and timely arrangement and provision of
public `facilities and services to function is the framework for
® ' urban development; and
10. Facilitating citizen participation in all phases of the planning
process.
® heas ve Plan �s the plan on which land use decisions will be
The Tigard VpmprCucuaaoc w. a p-
made for the area within the Tigard Urban Planning Area during the planning
l ' period (1980-2000). In _areas outside the Tigard city limits, Washington
® County retains legal jurisdiction over development proposn:.s and public
improvement projects. The City, however, reviews and makes recommendations on
proposals and projects inside the Urban Planning Area, and often coordinates
with the County on related projects.
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An Urban Planning Area Agreement between Tigard and Washington County
regarding planning in the Tigard Urban Planning Area has been adopted. This
agreement includes recognition of a Urban Planning Area boundary and related
policies which are intended to:
1. Identify planning efforts for the City of Tigard and Washington
County;
2. Provide for an orderly and efficient transition from urbanizable to
urban land; and
3. Provide a process by which the City may expand the Urban Planning
Area boundary when the City, County and affected property owners
find that such an extension is necessary.
PLAN FORMAT
Each of the first eleven Plan Sections are organized in the following manner:
1. An introductory statement including a discussion of the intent and
purpose, precedes each policy;
2. Brief statements of the findings which were developed for the factual
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material in the comprehensive plan resource reports;
3. The policy statements and directives to the City for making decisions
and preparing plans; and
4. Implementation strategies which are recommendations and set forth the
means for implementing the plan; i.e., the preparation of specific
plans, adopting of regulations, and special study commissions.
The twelfth chapter of the document contains location criteria policies which
establish standards for the resignation of land use areas on the plan map and
in making decisions on development proposals. These policies apply to the
location of housing, commercial, industrial and public utilities and
facilities.
The policies establish the limits within which land development will occur in
Tigard over the planning period (from 1980-2000). They also provide the
generalized framework upon which more detailed plans and implementation
mechanisms will be based. These may include:
i_ The annlirntion of the plan policies when reviewing development
requests subdivisions, planned developments, district changes, etc.
2. The formation of land development regulations into a unified Community
e Development Code;
3. The establishment of a growth management system which coordinates and
evaluates a wide variety of existing mechanisms for the purpose of
guiding the timing, type, and location of growth;
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4. The updating and yearly evaluation of the capital improvement program
for the acquisition and development of public facilities and services;
5. The coordination agreements between jurisdictions and other agencies;
6. The continued work on the Tigard downtown urban revitalization project;
7. The application of functional plans such as transportation, parks and
recreation, sanitary sewers, water, etc., to urban planning and
reviewing developments; and
8. The requirements of the City Charter, City ordinances, and City
Council policies.
Due to the nature of the planning process, the contents of many of the
chapters are interrelated with each other. No chapter is complete unto
itself. Each chapter represents an aspect, from a particular point of
reference, of a total system of policy direction. Thus the plan needs to be
viewed and used as a whole.
The legal effects of the policies and implementation strategies are twofold:
1. They set direction for the City during the planning period; and
2. They establish the basis for an ongoing work program for the City.
Another integral aspect of the comprehensive plan is the Comprehensive plan
Map, which is intended to be the visual representative of the policies and
adopted land uses. Where there may be apparent inconsistencies between the
policies and the map, the policies shall control.
GOVERNMENTAL COORDINATION
The City's planning efforts include not only the City's commitments to land
use planning, but also those planning and development commitments made by
other governmental jurisdictions and agencies.
1. Land Conservation and Development Commission (LCDC)
State law mandates that cities and counties prepare comprehensive
plans in accordance with applicable statewide land use planning
goals. LCDC's land use planning goals establish a planning process
and a ,policy framework to guide all decisions and actions related to
uC use VL iaua. The City's plan 1» to �i t. (;ORSI$LenL with
applicable iCDC goals_
2. Hetropoll Lan Service Dir,trict (coD)
�. Mau, the regional planning agency, has adopted regional policy
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guidelines for managing gro:th within the regional urban growth
boundary (UGB). Although these policy guidelines are not absolute
rferqu-- =u.�:...'•, `ley Eti:: �.�`.�bl;sh .r:.ljective s and targets 1c the
region. Major identified urban growth policies are:
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a. Urban Growth Boundary Findings;
b. Housing Goals and Objectives; and
c. The Regional Transportation Plan (RTP).
3. Washington County
The Urban Planning Area Agreements (UPAA), drawn between the cities
and the county, identify areas of planning interest together with
appropriate policy commitments (i.e. , growth management strategies,
annexation policies). The UPAA's provide an opportunity for the
cities and the county to comment on a variety of land use actions in
unincorporated Washington County.
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HOW TO USE THE PLAN FOR LAND USE ACTIONS
I. Functions of the Plan
The plan services an administrative as well as legislative function.
With respect to administrative or quasi—judicial matters, the plan
establishes a policy framework for decision making on such matters as:
a. Revisions to the Comprehensive Plan;
b. Zoning district changes;
c. Conditional developments; and
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d. Subdivisions.
2. Land Use Actions How to Use the Plan
In order to determine the effect of the plan on individual parcels of t
land, or on proposals for development, the following steps can be
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a. Determine the land use classification that applies to the parcel of
land and read the related plan text and policies;
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b. Call the City Planning and Development Department, and ask for the
zoning district designation on the property by providing them with ly
the legal description, i.e.: the Section, Township, Range and Lot
Number or Subdivision Name, Block and Lot Number-
C. If the plan and zoning accord with what you want to do, check with
the Planning and Development Department to determine if there are
any other applicable regulations: or
If the n1an o�
zcnire sem:. ract prohabits the proposed use
, request
of a preapplication conference with the Planning and Development
Department staff for assistance in determining all of the
alternative courses of action.
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1. GENERAL
The purpose of this section is to establish the relationship between the City
of Tigard's Comprehensive Plan and
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1. The Oregon Revised Statutes, Chapter 197 and the Statewide Planning
Goals and Guidelines of the Land Conservation and Development
Commission;
2. The Regional Plan set forth by the 2:etropolitart Service District;
3. The Comprehensive Framework Plan and policies of Washington County;
4. The requirement that plans be updated. The plan will be updated to
ensure that the plan as the land use policy for Tigard reflects the
changing needs and circumstances of the community.
FINDINGS
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o Each plan adopted under the Land Conservation and Development Commission's
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Statewide Planning Goals and Guidelines must:
1. Goal #1: Develop a citizen involvement program that ensures the
opportunity for citizens to get involved in all aspects of }
the planning process.
2. Goal #2: Establish a land use planning process and policy framework
as the basic of all land use decisions and actions, and
ensure an adequate factual data base to substantiate those E
decisions and actions;
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3. Goal #3: Preserve and maintain agricultural lands beyond the Urban
Growth Boundary of the community,
4. Goal #4: Conserve forest lands not committed for urban uses, for
strictly forest uses.
5. Goal #5: Conserve open space and protect natural and service
resources; f
6. Goal #6: Maintain and improve the quality of air, water and land r .
resources;
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7. Goal #7: Protect the community's life and property from natural '
disaster and hazard areas;
((_ Zf. Ci081 9f8: Meet the reC rCd61VllL't itccata. ata titc a';vuu iuititY, fta,c, �.,.
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visitors;
I9_ rout #9: Diversify and improve the economy of the community and the
State;
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10. Goal #10: Provide adequate housing for the needs of the community,
region and state;
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11. Goal #11: Plan and develop a timely, orderly and efficient arrangement
of public facilities and services to serve as the framework
for urban development.
12. Goal #12: Provide and encourage a safe, convenient and economic
transportation system;
13. Goal #13: Conserve energy; and
14. Goal #14: Provide for an orderly and efficient transition from
urbanizable to urban land uses.
o The Metropolitan Service District established a Regional Urban Growth
Boundary which includes enough land necessary to accommodate urban land
needs to the year 2000. This boundary includes all of Tigard.
o The City of Tigard's Comprehensive Plan includes basically three parts:
The first part includes the individual comprehensive plan reports
(Citizens Involvement; Natural Features and Open Space; Air, Water and
Land Resources; Economy; Housing; Public Facilities and Services; I
Transportation; Energy and Urbanization.), which constitute the findings;
the second part of the plan includes the summary and policy document for
the findings, polices and implementation strategies; and the third part of
the plan includes the Tigard Community Development Code, which set forth
the development standards and outlining the procedures for obtaining the t
necessary development approvals. r
o The ongoing planning program will include the preparation of a capital {'
improvements plan outlining the major capital investments needed to
realize full development of the planning area, finding sources and a
budget.
POLICIES
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1.1.1 THE CITY SHALL ENSURE THAT:
a. THIS COMPREHENSIVE PLAN AND ALL FUTURE LEGISLATIVE CHANGES SHALL s
BE CONSISTENT WITH THE STATEWIDE PLANNING GOALS ADOPTED BY THE
LAND CONSERVATION AND DEVELOPMENT COMMISSION," THE REGIONAL PLAN
ADOPTED BY THE METROPOLITAN SERVICE DISTRICT; f
b. ANY NEIGHBORHOOD PLANNING ORGANIZATION PLANS AND IMPLEMENTATION
MEASURES ADOPTED BY THE CITY OF T_IGARD AFTER THE EFFECTIVE DATE OF
THIS COMPREHENSIVE PLAN SHALL BE DESIGNED TO BE CONSISTENT WITH
THIS PLAN; AND
c. THE TIGARD COMPREHENSIVE PLAN AND COMMUNITY DEVELOPMENT CODE SHALL
BE KEPT CURRENT WITH THE NEEDS OF THE COMMUNITY. IN ORDER TO DO
THIS:
® I. THIS PLAN SHALL BE REVIEWED AND UPDATED AT LEAST EVERY FIVE
YEARS.
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1.1.2 THE COMPREHENSIVE PLAN AND EACH OF ITS ELEMENTS SHALL BE OPENED FOR
AMENDMENTS THAT CONSIDER COMPLIANCE WITH THE PLANS OF THE METROPOLITAN
SERVICE DISTRICT (MSD) OR ITS SUCCESSOR ON AN ANNUAL BASIS, AND MAY BE
SO AMENDED OR REVISED IF DEEMED NECESSARY BY THE CITY COUNCIL. ANNUAL
AMENDMENT AND REVISION FOR COMPLIANCE WITH THE ABOVE REGIONAL GOALS,
OBJECTIVES AND PLANS SHALL BE CONSISTENT WITH ANY SCHEDULE FOR
RE-OPENING OF LOCAL PLANS APPROVED BY THE LAND CONSERVATION AND
DEVELOPMENT COMMISSION (LCDC).
THIS PROVISION IS NOT TO BE CONSTRUED AS WAIVING ANY LEGAL RIGHTS
WHICH THE CITY MAY HAVE TO CHALLENGE THE LEGALITY OF A REGIONAL GOAL,
OBJECTIVE, OR PLAN PROVISION.
IMPLEMENTATION STRATEGIES
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1. The Comprehensive Plan Future Land Use Map and the Official
Development District map (Zoning) will reflect the plan policies and
apply land use categories in the following manners:
a. Low Density Residential - I to 5 units to the net acre. The
applicable development districts are all single family residential
(R-=1, R-2, R-3.5 and R-4.5)
Cb. Medium Density Residential - 5 to 12 units to the net acre. The
applicable development districts are single and multiple family
(R-7 and R-12).
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c. Medium - High Density Residential 12 to 20 units to the net -
acre. The applicable development district is R-20.
d. High Density Residential - 20 to 40+ units to the net acre. The
applicable development districts are R-20, and R-40.
e. Neighborhood Commercial - Areas of concentrations of small
commercial and personal service activities and related uses f
necessary to satisfy the daily shopping and related needs of
nearby residents. The applicable development district is
Neighborhood Commercial (C-N).
f. Linear Commercial - Refers to areas for auto-oriented and related
commercial uses located along major trafficways. The applicable
development districts are General Commercial (C-G) and Highway
Commercial (C-H).
g. Professional Office Commercial Areas deemed appropriate for
business and professional offices and related uses. The
applicable development district is Professional and Administrative
Office _(C-P).
` h. Central Business District - The area deemed e appropriate for high
intensity mixed use development allowing commercial, office, as
well as higher density residential uses of a minimum of 20 units
per acre or higher. The applicable development districts are, the
Central Business District (CBD) and the T.U.R.A. Special District
which limits residential uses to 12 units per acre.
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i. Light Industrial - Refers to areas dccmod appropriate for
industrial activities which include manufacturing, processing,
assembling, packaging or treatment of products from previously
prepared materials and which are devoid of nuisance factors that
would adversely affect other properties. The appropriate
development districts are Light Industrial (I-L) and Industrial
Pn=K (1—P); Wtt4G:u also permitted ottaa.co and rcan�cu uses.
j. Heavy Industrial - Those areas deemed appropriate for intensive
manufacturing, process, or assemble semi-finished or finished
products, including fabrication, and whose operating
characteristics are potentially incompatible with most other land
uses.
k. Public/Institutional - Refers to areas deemed for municipal uses,
school uses or other public uses, e.g. , Durham Treatment Plant.
1. Open Space - Areas designated for retention in a natural state and
for development for recreational uses, e.g., floodplain, parks,
etc.
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2. The Community Development Code (C.D.C.) shall provide quasi-judicial
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changes to the Comprehensive Plan Map which may be initiated by
affected parties on a semi-annual basis and approved if the City
�. Council finds:
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a. The change is consistent with applicable plan policies; or
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b. A change of physical circumstances has occurred since the original
designation; or
C. A mistake was made in the original land use designation.
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3. Functional master plans shall be prepared and implemented in
conformance to the Comprehensive Plan and the Tigard Community
Development Code.
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2. CITIZEN INVOLVEMENT
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This chapter addresses Statewide Planning Goal #1: "To develop a citizen
involvement program that ensures the opportunity for citizens to be involved t
in all phases of the plannir" process."
Tigard is now well known for its active citizen participation program;
primarily with the Neighborhood Planning Organizations. Through the drafting
and adoption of the Comprehensive Plan, these organizations contributed their
time and energy developing Tigard's plan. ''
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Plat-, policies have been prepared to preserve the continuity of Tigard's active
citizen involvement program dud to ensure that citizens will continue to have
access to information that enables them to identify, understand, and have
input in the planning issues related to implementation of the Comprehensive
Plan.
Additional information on this topic is available in the "Compreheusive Plan
Report: Citizens Involvement."
FINDINGS
o Throughout the development of the Tigard Comprehensive Plan, the City has
actively sought the participation of Neighborhood Planning Organization
and other citizens groups.
o The Neighborhood Planning Organizations and the Committee for Citizen
Involvement have met on a monthly basis throughout the Comprehensive Plan
revision process.
o Continued citizen participation in all aspects of land use planning helps
to ensure that City government meets the needs of Tigard's citizens.
o In order to participate in land use planning decisions, citizens need to
have access to information which enables them to become aware of and
i' informed about planning issues and City policies. It is essential that
this inf--rmation be made available to all citizens in an understandable
form.
o Land use , planning education is an important method to promote and
stimulate interest in the citizen participation process during all phases
of planning.
POLICY
2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT PROGRAM AND
SHALL ASSURE THAT CITIZENS WILL BE PROVIDED AN OPPORTUNITY TO BE
INVOLVED IN ALL PHASES OF THE PLANNING PROCESS.
IMPLEMENTATION STRATEGIES
1. The City shall periodically review notification requirements and methods
to determine if they adequately provide notice to affected citizens and
revise these requirements and methods as necessary.
i� in time manner, all of the
2. The City .shall continue to inform, a timely ,
Neighborhood Planning Organizations (NPO) and other citizens groups on all
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land use planning matters.
3. The City shall continue to assist and support any City Council recognized
citizen group in providing adequate meeting places, distribution of
materials_, policy direction and staff involvement.
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4. Additional citizen task forces shall be appointed by the City Council, as
the need arises, to advise the City with regard to Comprehensive Plan
issues.
POLICY
2.1.2 THE OPPORTUNIITES FOR CITIZEN INVOLVEMENT PROVIDED BY THE CITY SHALL
BE APPROPRIATE TO THE SCALE OF THE PLANNING EFFORT AND SHALL iNVOLVF: A
BROAD CROSS-SECTION OF THE COMMUNITY:
a. THE NEIGHBORHOOD PLANNING ORGANIZATIONS SHALL BE THE PRIMARY MEANS FOR
CARRYING OUT THE PROGRAM;
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b. WHERE APPROPRIATE OTHER INVOLVEMENT TECHNIQUES WILL BE USED; AND
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c. THE COMMITTEE FOR CITIZEN INVOLVEMENT SHALL BE RESPONSIBLE FOR
EVALUATING THE PROGRAM AND FOR WORKING WITH THE NEIGHBORHOOD PLANNING
ORGANIZATIONS IN RECOMMENDING CHANGES IN THE PROGRAM.
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IMPLEMENTATION STRATEGIES
I. The Committee for Citizen Involvement and the Neighborhood Planning
Organizations shall conduct their citizen involvement "programs in
accordance with the needs of the Tigard community and LCDC Goal 1
requirements. A review and evaluation of each group's programs and
processes shall be reported to the Planning Commission and City Council on
a yearly basis.
2. The City Council, the Planning Commission the Committee for Citizen
Involvement and the Neighborhood Planning Organization shall recommend, as
needed, additional methods for involving citizens in the planning process.
POLICY
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2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING ISSUES IS
AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS. F`
IMPLEMENTATION STRATEGIES
1. The City shall continue to publish information on land use planning issues
in a form accessible to all citizens and shall use the Committee for
Citizen Involvement and Neighborhood Planning Organizations as the
resources for performing such reviews.
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3. NATURAL FEATURES AND OPEN SPACE
This chapter addresses a broad range of topics all having to do with the
natural resources within the Tigard Urban Planning Area. This chapter
reflects the concerns expressed in several of the Statewide Planning Goals
including: Goal #3 - Agricultural Lands; Goal #4 - Forest Land; Coal #5 -
Open Spaces; Scenic and Historic Areas and Natural Resources; Goal #7 -
i Areas subject to Natural Disasters and Hazards; and C—c al #8 - Recreational
Needs.
The natural environments within the planning area offer many opportunities for
unique and healthy urban development. Those environments, when viewed as a
series of systems rather than isolated features, will provide Tigard with j
those elements necessary for a healthy place in which to live, work, and t
play. Floodplain greenways, for example, can provide the community with an
excellent system of open space links between neighborhoods and services, in
addition to providing a relatively inexpensive system for storm water runoff.
It is to the community's benefit that consideration be given to both the
Opportunities and the limitations of the various environments within the E
planning area.
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The natural environments included within the planning area all have their own
respective limitations with regard to urbanization. Development pressure upon
lands with such limitations can have profound effects on the environment.
Erosion of steep slopes caused by inappropriate development, for instance,
does not occur as an isolated incident. Soil type, permeability, vegetation,
and drainage all play major roles in and are effected by development.
Likewise, the effects of inappropriate development located within the
floodplain areas could have adverse effects on properties both up and down
stream from the development site. The social, cultural, and economic values
of such resource lands could be reduced by the effects of urban development j
nearby. The limitations of the various environments should be considered in
reviewing new development within the planning area.
The recognition of the natural environment in the planning area and the
development of findings and policies which address the characteristics of the
environment are extremely important elements in the Comprehensive Plan. The
purpose of this chapter is to define the parameters of the various natural
environments in the planning area and to identify the limitations and
opportunities inherent in those environments.
Additional information on this topic is available in the "Comprehensive Plan
Report: Natural Features and Open Spaces."
3.1 PHYSICAL LIMITATIONS AND NATURAL HAZARDS
FINDINGS
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o The physical features which form the make-up of any piece of land have a_. direct relationship to the tyrn And density of development which can be
accommodated on that property (carrying capacity). -Combinations such as
steep slopes and unstable soils create severe development constraints.
Excessive developmentin such physically limited areas greatly increases
the potential severity of landslide, earthquake damage, flooding, etc.
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o Many portions of the floodplain area contain natural aspects such as
significant vegetation, wildlife, scenic areas and are valuable for open
space and recreation.
o Vegetation serves an essential element in the process of runoff and
erosion control, as well as for the protection and natural habitation of
wildlife. Nonetheless, it is too often removed and replaced by buildings
and impervious surfaces.
o Due to the general nature of soils and geologic mapping, site specific
analysis is often necessary to determine the presence of geologic hazards
and the severity of soil problems which are constraints to development.
Such geologic hazards exist when certain combinations of slope, soil, and j
bedrock combinations, and moisture conditions render land unstable.
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o Earthflow and slump topography exist in hilly sections of the planning
area and are associated with poor drainage, shallow subsurface flow on
ground water and springs, and high susceptibility to erosion. Earthflow
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and slump occurrences can destroy roads and buildings, and adversely
affect water quality. Mass movement has not resulted in any major loss of
life or property thus far, because little in the way of urban development
exists on land with serious problems.
o Increased runoff and sedimentation from poorly developed hillsides can
require increased public expenditures for flood and erosion control and
storm water management.
o The City of Tigard had adopted a "Hillside Development Provision" within
the Sensitive Lands ordinance which requires additional review of those
developments.
o The City of Tigard requires new developments to have a storm water runoff f ,
plan to ensure against adverse effects such as erosion and sediment.
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POLICY 4
3.1.1 THE CITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING
DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED
AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE PLAN WILL
MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT:
a. AREAS HAVING A HIGH SEASONAL WATER TABLE WITHIN 0-24 INCHES OF THE f
SURFACE FOR THREE OR MORE WEEKS OF THE YEAR:
i
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b. AREAS HAVING A SEVERE SOIL EROSION POTENTIAL;
7
c. AREAS SUBJECT TO SLUMPING, EARTH SLIDES OR MOVEMENT;
d. AREAS HAVING SLOPES IN EXCESS OF 25%; OR
e. AREAS HAVING SEVERE WEAK FOUNDATION SOILS.
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IMPLEMENTATION STRATEGIES
1. The City shall designate on a map areas having physical limitation
(poorly drained, seasonally flooded, ground instability) and shall
incorporate these designations in the Tigard Community Development
Code and map, and shall develop graduated development restrictions
according to the distinct characteristics of the constraints and
anticipated limitations.
2. The City shall revise the sensitive lands section of the Tigard
Community Development Code to identify those areas that have distinct
constraints and limitations.
3. The City shall cooperate with other agencies to help identify these
areas.
4. The City of Tigard shall provide in the Community Development Code
that the City may require site specific soil surveys and geologic
studies where potential hazards are identified based upon available
geologic and soils evidence. When natural hazards are identified, the
City will require that special design considerations and construction
measures be taken to offset the soil and geologic constraints present
in order to protect life and property, and to protect environmentally
sensitive areas.
S. The Community Development Code shall not permit developments to be
planned or located in known areas of natural disasters and hazards
without appropriate safeguards.
3.2 IrLO(DPLAINS AND WET LANDS
FINDINGS
o The objective of the City is to use the detailed information gathered on
floodplains from the U.S. Army Corps of Engineers, and develop policies to:
1. Control development, as to not adversely affect the floodplain and
floodway areas,
2. Minimize the runoff-erosion impact of development on the ,surrounding
area and downstream properties, and
3. Emphasize the retention of a vegetation buffer along streams and
drainageways, to reduce runoff and flood damage and provide erosion
and siltation control.
1
o In addition, there is the issue of the cumulative effect of development
upstream of Tigard. Flood levels in Tigard will be substantially 4
determined by the controls exercised aver dcuclopment outside the pian
area, as well as inside Tigard's Planning Area.
o The _Fano Creek drainage system includes numerous small water courses.
The integrity of there natural drainageways is intrinsically connected to
the system's capacity to absorb excessive runoff and on subsequent flood
x'47.3--" _ a• ,-.-.- .a-. ._.�.;;,..n.,...,,....-«..-..
levels. Often, however, water courses are altered to provide more usable
land. The resultant adverse impacts are detrimental to the entire
drainage system. i.e. , the storage capacity at the water course is
lessened and flooding occurs.
o Besides the basic need to control development in flood prone areas, it was
found that public knowledge of floodplain hazards was lacking. Many of
the obstructions previously placed in the floodplain were the result of
either ignorance or overly optimistic attitudes about potential flooding
problems. These obstructions (e.g. Main Street Bridge) hinder the flow of
high water and tend to increase flood levels.
o Proper administration of the floodplain areas relies heavily upon the
availability of adequate information upon which to assess the
environmental impacts of a project. The development, which creates the
need, should be responsible for providing the City with the necessary data
for making sound decisions. The burden is on the applicant to prove that
a project will not adversely affect the environment or create undue future
liabilities for the City.
o The City of Tigard, with assistance from The U.S. Army Corps of Engineers,
has established an area designated within the 100-year floodplain.
o The City of Tigard has been accepted as an eligible area for the National
Flood Insurance Program, and as a result flood insurance will be available
to property owners in flood prone areas. The federal program, however,
requires the City to adept an ordinance which meets certain federal
standards.
o The City of Tigard currently has ordinances, policies and standards within
the Tigard Community Development Code which provide adequate controls for
development within floodplain areas.
o According to the 1981 Drainage Master Plan Study conducted by CH2H Hill
for the City, flood levels of two to four .feet higher than the existing
100-year flood plain may be expected if no corrective measures are taken.
(POLICIES AND IMPLEMENTATION STRATEGIES TO BE INSERTED)
3.3 NATURAL RESOURCES
FINDING
o Currently, there are extensive rock and gravel extraction areas located to
the north and west of Tigard's planning area within Beaverton and
Washington County.
0 here is one active mineral or aggregate resource within the Tigard
Planning Area, known as the Durham Pits, which is operated by Washington
County.
POLICY
3.3.1 THE CITY OF TIGARD SHALL SUPPORT THE EFFORTS OF WASHINGTON COUNTY,
BEAVERTON AND THE METROPOLITAN SERVICE DISTRICT TO ENSURING THE
.lir dlLAAILlIX OF THE AVVA 1111�G111lL lCi'SVi!RIiGD•
IMPLEMENTATION STRATEGY
1. The City shall encourage those jurisdictions regulating rock extraction to
closely monitor the relationship between the demand for the resource and
the amount of land planned for rock and gravel extraction and processing.
3.4 NATURAL AREAS
FINDINGS
o There are a variety of plants, animals and water fowl with the Tigard
planning area which greatly add to the quality of life within the
community.
o Each species requires a complex and often, a narrowly specific set of
conditions with respect to food, water, and vegetative cover or other
natural features necessary for escape and reproduction.
o The significant plant communities and animal habitat areas are the
riparian vegetation adjacent to the water resources in the community, and
various stands of timber and brush.
o Development adjacent to existing wildlife areas can adversely effect these
areas and in some instances can virtually eliminate these needed wildlife
habitat areas.
o Vegetation contributes to the aesthetic quality of the community.
Vegetation controls erosion, absorbs sound, and moderates temperatures.
It also affects the flow and moisture content of the air, reduction of air
pollution and glare, and softens the impact of the urban environment.
POLICIES
3.4.1 THE CITY SHALL DESIGNATE THE FOLLOWING AS AREAS OF SIGNIFICANT
ENVIRONMENTAL CONCERN.
a. SIGNIFICANT WETLANDS;
b. AREAS HAVING EDUCATIONAL RESEARCH VALUE, SUCH AS GEOLOGICALLY AND
SCIENTIFICALLY SIGNIFICANT LANDS; AND
_
C. ADL'AC TTATi1L'T 4AD THEIR FDA/'TT L' CTIAD Al�TD'�7 Av. i AB TTA TC FOR PT�h7TC
LLW AS •ALV ED VL\... lEIR RAPILE HMAR CTER ABI-P 1 S
ANIMAL OR AQUATIC LIFE, OR HAVING ENDANGERED PLANT OR ANIMAL
SPECIES, OR SPECIFIC NATURAL FEATURES, VALUED FOR THE NEED TO
PROTECT NATURAL AREAS.
3.4.2 THE CITY SHALL:
a. PROTECT FISH AND WILDLIFE® HABITAT ALONG STREAM CORRIDORS BY
.� tAMG _ 8 RIPARIAN
ini+ EROSION, AND BY
LfiE A.MmA
il+!'�. HABITAT INT CON.lLOLL
REQUIRING THAT AREAS OF STANDING TREES AND NATURAL VEGETATION
ALONG NATURAL DRAINAGE COURSES AND WATERWAYS BE MAINTAINED TO THE
LL MAXIMUM EXTENT POSSIBLE;
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THAT DEVELOPMENT PROPOSALS INDEBERED OR TREE
SIGNATED
PLANNED DEVELOPMENT
b. REQUIRE REQUIRED TO BE REVIEWED THROUGH
AREAS BE
PROCESS TO MINIMIZE THE NUMBER OF TREES REMOVED; AND
VING IMPORTANT
C.
TYPE
DEVELOPMENT IN AREAS
�� HA AND WILDLIFE
REQUIRE CLUSTER TrL ON THE FISH
WILDLIFE HAB ITAT ON FILELAT THE CITYUE AS NEATED
HABITAT MA?
IMPLEMENTATION STRATEGIES an adequate amount of land
inclusion of yes
1• The City shall consider the drainage for dedication to the Cit
adjacent to a floodplain or area to continue to support
system, which allows the
natural greenway y
existing habitats. ment Process,
encourage through the Planned Develop public
2• The City shall, on private and
the retention of large, variant and animal communities.
lands including inventoried p
s adjacent to wildlife
shall review all development proposal wildlife habitat 4
3. The City acts ct any federal, E
and if need be, request that other
habitat areas to ensure that adverse LtaP
areas are minimized, ment proposals.
state, and local agencies review the develop
ma or vegetation
4. Where there exist
large or unique stands of trees or the City shall
planning area on undeveloped land, alter the
areas within the P do not substantially
ensure that development proposals h the Plan
the vegetation areas through planned Development
velo ment
Character of section of the Community P
Process and the "Tree Cutting"
Code.
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3,5 PARKS RECREATION AND OPEN SPACE
FINDINGS la an important Lole in
In Tigard, public and private organizations can p Y
o and Opportunities and cultural activities.
providing leisure and recreational oPP rovide recreational needs not
o Man
Tigard School District sites P
y of the` Tig arks.
found within. many of Tigard's P
I o Small parcels of unbuildable land resulting from urbanization. can provide
or landscaped areas.
lin rl c
ed system of open space and recreat;.on
o A properly planned and manag 1'
reduce the nd aesthetic
impact of urbanization and serves the to recogni a uthere arelationship
can The system needs
y_ _oaidents.
�= needs n urban
use and the natural
character ai the land and drainageways.
between
y desire for open
�12e community space linkages which follow
has indicated a -
schools, playgrounds, shopping areas,
connec, rK ,
scenic routes and and residential areas.
other public sites,
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o The City needs to develop an adequate system of open space, recreation
lands, and facilities to retain and improve livability of the community.
o In the process of planning for a park and recreation system, it is
necessary to classify the individual components such as neighborhood parks
and the greenway which will or could comprise the park system. In
addition, the establishment of a reasonable acquisition and development
program requires a listing of priorities and minimum levels of service to i
be provided. The actual development of such a system requires relating
the provision of facilities and services to the particular needs and
recreation desires of the residents to be served. i
POLICIES
E
3.5.1 THE CITY SHALL ENCOURAGE PRIVATE ENTERPRISE AND INTERGOVERNMENTAL i
AGREEMENTS WHICH WILL PROVIDE FOR OPEN SPACE, RECREATION LANDS,
FACILITIES, AND PRESERVE NATURAL, SCENIC, AND HISTORIC AREAS IN A
MANNER CONSISTENT WITR THE AVAILABILITY OF RESOURCES.
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3.5.2 THE CITY SHALL COORDINATE WITH THE SCHOOL DISTRICTS 10 DEVELOP
RECREATIONAL FACILITIES.
3.5.3 THE CITY SHALL DESIGNATE THE 100-YEAR FLOODPLAIN OF FANNO CREEK, IT'S 6
TRIBUTARIES, AND THE TUALATIN RIVER AS GREENWAY, WHICH WILL BE THE
BACKBONE OF THE OPEN-SPACE SYSTEM.
3.5.4 THE CITY SHALL PROVIDE AN INTERCONNECTED PEDESTRIAK/BIKEPATH
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THROUGHOUT THE CITY.
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IMPLEMENTATION STRATEGIES i
1. The Tigard Community Development Code shall require lend divisions and
major developmeits to set aside, dedicate land, or pay a fee in lieu
of land aside based on standards, and the standards shall provide for:
a. An area composed of developable lands which may provide active
recreation space; and
b. Adequate passive open space to protect natural resources at the
site and protect development form hazard areas.
2. The City shall permit land which is set aside within developments to
remain in private ownership provided: !
a. Portions are sufficiently improved and maintained to offer active
recre.-tion opportunities;
b. They do not interfere with the continuity of or access to adjacent
greenway lands; and
c. Easements transferring development rights are dedicated to the
public.
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3. The Tigard Community Development Code shall indicate flexible design
options which mitigate the impacts of required open space and
recreation land dedication or reservation.
4. The City shall designate natural park areas within a Tigard Master
Parks Plan. The areas will have unique physical or aesthetic features
and pro not have to be developed to be of recreational use to the
community. Areas which have special physical features such as natural
watercourse, significant vegetation, scenic vistas, and that provide
habitat for wildlife will be considered.
5. Open space and greenways shall be used to enhance the accessibility to
schools and parks by establishing a safe and well-marked trail system
which will also connect with significant regional trail systems.
6. Park classifications and standards shall be adopted and a program
developed for acquisition and development of a park and open space
system to ensure an adequate supply of usable open space and
recreational facilities, directly related to the specific needs of the
local residents.
7. Streets and drainageways shall be combined with a parkway or greenway
concept to permit linkages between open spaces, residential areas,
recreation lands, and centers of economic activity.
8. The City shall continue to seek assistance of volunteer groups to
assist in developing and maintaining parks.
9. Master plans for each park shall be developed. These plans shall
identify park facilities for each park and ensure that parks are
developed so as to promote safe and aesthetically pleasing r
environments while minimizing the harmful effects of noise, air
pollution, vehicular traffic, and other negative aspects of urban life.
10. The City shall continue to implement the adopted bike plan by
requiring development adjacent to the Greenway to construct their-
portion
heirportion of the bikepath system.
11, To augment the scenic benefit of the greenway, the City shall
establish the major vehicular transportation routes as scenicor
visual corridors. The Park Hoard should plan and initiate a program
(through public and private cooperation) for corridor landscape
preservation and/or improvement.
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3.6 PARK STANDARDS
FINDINGS 6
o Currently, there are 128.80 acres of City park land in Tigard: and 37.70
acres of dedicated greenway.
o There are adopted plans for eight of the nine City;parks.
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o Although Scheckla Park has not been accepted by the Park Board, the land
was dedicated to the City for park purposes.
o Due to recent cut-backs in revenues to the City, the City has
substantially limited its park maintenance program.
o The City's Park System Development Charge is acquired through new
development and is used solely for park acquisition, develo --+ent or major
capital acquisition. Park maintenance is paid for through the City's
general fund.
POLICIES
3.6.1 INDIVIDUAL PARK SITES, AS DEFINED BY THE PARKS AND OPEN SPACE
STANDARDS AND CLASSIFICATION SYSTEM SHALL BE DEVELOPED ACCORDING TO
THE FOLLOWING PRIORITIES:
a. FACILITIES WITHIN A PARK WILL BE ADJUSTED TO MEET THE NEEDS AND
DESIRES OF THE PARK SYSTEM DEVELOPMENT CHARGE (SDC) DISTRICT
RESIDENTS AND THE CHARACTERISTICS OF THE SITE. PARK AND/OR
RECREATIONAL FACILITIES IN GREATEST DEMAND AND LEAST SUPPLY SHOULD
RECEIVE THE HIGHEST DEVELOPMENT PRIORITIES.
�- b. PARKS SHOULD BE PLANNED TO INSURE MAXIMUM BENEFIT TO THE GREATEST
NUMBER OF LOCAL RESIDENTS. FOR THIS REASON, ACQUISITION AND
DEVELOPMENT OF COMMUNITY LEVEL PARKS SHOULD BE GIVEN THE HIGHEST
PRIORITY.
c. DEVELOPMENT OF ADDITIONAL NEIGHBORHOOD PARKS WILL HAVE A LOWER
PRIORITY FOR PUBLIC FUNDING AND ARE ENCOURAGED TO BE PROVIDED BY
THE PRIVATE SECTOR WITHIN PLANNED UNIT DEVELOPMENTS AND MAINTAINED
BY HOMEOWNERS ASSOCIATIONS.
d. NEW MINI PARKS HAVE THE LOWEST DEVELOPMENT PRIORITY AND SHOULD BE
SUPPLIED AT THE DEVELOPER'S OR NEIGHBORHOOD'S EXPENSE AND
MAINTAINED BY A NEIGHBORHOOD ASSOCIATION CREATED AS PART OF THE
DEVELOPMENT PROCESS.
® e. PROVISION OF wsGIOciAL PARK rACILITIES WILL ONLY BE CONSIDERED
AN INTERJURISDICTIONAL PROJECT; AND SHOULD HAVE A LOW PRIORITY
UNLESS UNUSUAL CIRCUMSTANCES ARISE.
f. ACCEPTANCE OF ANY LAND DEDICATED FOR PARK PURPOSES SHALL BE BASED
UPON ITS USEFULNESS AND ADAPTABILITY TO THE ADOPTED PARK AND OPEN
SPACE SYSTEM.
®
3'642 THE CITY S12AI /''MD Ta/A TLi' r.tTTn nms.nn
+..:ra+ vvvawaaataaa, "'T" va" PUBLIC, PRIVATE 0RGANIzijTI()N8 AND
AFFEf'TFD PRIV-ATF PROPERTY OWNERS rN nvnFn Tn rAnrr
•T ft • DER O FACIL Tn1v
IMPLEMENTATION OF THE CITY'S ADOPTED PARK PLANS. .aaa.
IMPL .i,TrTs 03 STRATEGIES - n
1. The City shall continue to seek revenue sources to facilitate in the
implementation of the adopted park plans. The adopted park plans are:
Jim
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Fanno Creek Park, Cook Park, Woodard Park, Jack Park, Summerlake Park,
Englewood Park, Liberty Park, and Ye Old Windmill Park.
2. The City shall develop a "future park needs assessment" to determine the
number of acres needed for future park uses. The current park standards
shall be used as a basis for this assessment. The future park need
assessment will specifically address community park needs.
3. As a precondition to development, the City's Community Development Code
shall require the dedication of the greenway and park land, if not already
dedicated.
4. The City shall continue to implement the adopted pedestrian/bikepath
pathway plans.
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3.7 HISTORICAL-CULTURAL RESOURCES
Findings
o Historic features provide a link with the past and add character and I
variety to the community design. Unfortunately, much of Tigard's heritage
has already been lost to unmanaged development with only a few distinct
structures remaining.
o The design of developments within the community can be regarded from two
view points; the design of structures as they relate to site and function
(architectural design), and their relationship to the surrounding area
(community design). Both aspects are of equal importance.
o Good architectural design is necessary to provide visual variety and allow
for individual identity. At the same time, good community design provides k
a sense of unity with other development while eliminating conflicting
appearances.
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POLICIES
3.7.1 THE CITY SHALL IDENTIFY AND PROMOTE THE PRESERVATION AND PROTECTION OF
HISTORICALLY AND CULTURALLY SIGNIFICANT STRUCTURE, SITE, OBJECTS AND
DISTRICTS WITHIN TIGARD.
IMPLEMENTATION STRATEGIES
1. To preserve the community's history, an index of historic sites shall
be developed and made available to the general public.. A program ;
shall be developed to acquire and/or restore a number of historic,
structures identified as significant. The City should consider the
cultural
renovation of a historic structure as an historic museum 6r c:iiuuaa•
center and meeting hall such as Durham School, Ye Old Windmill and
s
John Tigard Home.
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4 AIR, WATER AND LAND RESOURCES QUALITY
This chapter addresses the concerns expressed by Statewide Planning Goal #6
which is "to maintain and improve the quality of the air, land and water
resources of the state."
Environmental issues, throughout our nation and region, have produced an
impressive list of agencies dealing with some aspect of our environment.
Nationally, there is a confusing array of agencies, groups and departments,
some working specifically in the realm of environment and many others who deal
with environmental aspects only inasmuch as their main concern impinges on
environmental areas of concern.
The National Environmental Protection Agency (EPA) and the State Environmental
Quality Commission (EQC) are two agencies devoted to measurement, control and
understanding of our environments. In addition, there are others that devote
only a portion of their efforts to environmental qualities, provide technical
assistance, grants and guidelines to local or regional agencies.
State and regional authority bring to bear more specific concerns and
regulations regarding their jurisdictions, again with an impressive array of
agencies and regulatory statements. Specifically impacting Tigard is the
Metropolitan Service District (MSD), which has responsibility for: air
C. quality, water and solid waste treatment, regional land use coordination,
transportation strategies and other areas of concern appropriate to an urban
region.
4.1 AIR QUALITY
FINDINGS
o Within the Tigard Planning Area there are no major point source air
polluters.
o The major source of air pollution in Tigard is automobile emissions.
o The City of Tigard lies within the Portland-Vancouver Interstate Air
Quality Maintenance Area (AQMA). This area is described in the draft
State Implementation Plan (SIP) for air quality, published jointly by the
Department of Environmental Quality and the Metropolitan Service District
in April, 1979. The ,draft State Implementation Plan (SIP) shows that the
entire AQMA is in nonattainment for meeting the recently revised federal
ambient air quality standards for ozone and is predicted to remain in
nonattainment to at least 1987 unless additional control measures are
undertaken. MSD and DEQ are developing a regional control strategy to
bring the metropolitan area into attainment by 1987.
r v In the Portland - Vancouver AQMA, air pollution is monitored by and
planning efforts coordinated through the Metropolitan Service District
(MSD)and the Department of Environment Quality (DEQ).
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o The draft SIP also projects nonattainment in 1982 for CO (near Highway
99W). The City of Tigard is aware of these potential problem areas and
will work with MSD to better quantify the extent of these problems.
POLICY
4.1.1 THE CITY SHALL:
a. MAINTAIN AND IMPROVE THE QUALITY OF TIGARD'S AIR QUALITY AND
COORDINATE WITH OTHER JURISDICTIONS AND AGENCIES TO REDUCE AIR
POLLUTIONS WITHIN THE PORTLAND-VANCOUVER AIR QUALITY MAINTENANCE
AREA. (AQMA).
b. WHERE APPLICABLE, REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY,
THAT ALL APPLICABLE STANDARDS CAN BE MET, PRIOR TO THE APPROVAL OF
A LAND USE PROPOSAL.
c. APPLY THE MEASURES DESCRIBED IN THE DEQ HANDBOOK FOR
"ENVIRONMENTAL QUALITY ELEMENTS OF OREGON LOCAL COMPREHENSIVE LAND
USE PLANS" TO LAND USE DECISIONS HAVING THE POTENTIAL TO AFFECT
AIR QUALITY.
LL ' IMPLEMENTATION STRATEGIES
1. The City shall coordinate with MSD and DEQ to attain and maintain the +
air quality goal described in the State Implementation Plan (SIP)•
2. The City shall continue to utilize expertise available at the
Department of Environmental Quality, the Metropolitan Service
District, and other relevant agencies, to coordinate efforts aimed at
reducing air pollution emission levels in the Tigard and entire
Portland Metropolitan Area.
3. Until such time as control strategies are realized, the City of Tigard
shall use measures described in the DEQ Handbook for "Environmental
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Quality Elements of Oregon Local Comprehensive Land Use Plans" when
planning any development activities having the potential to directly
(by direct emissions) or indirectly (by increasing vehicular travel)
affect air quality.
4. The City shall make every effort to design municipal streets and
roadways and to establish traffic flow patterns which minimize or
reduce vehicular emissions.
5. The City shall consult and coordinate with the Oregon Department of
Environmental Quality to ensure that land uses and activities in
Tigard comply with Federal and State air quality standards.
6. The City shall aim to reduce the quantity of vehicle emissions by
pursuing an energy-efficient urban form which reduces the number of
vehicle miles traveled, and by encouraging the use of alternate modes
of transportation, especially mass transit and pedestrian.
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4.2 WATER QUALITY
FINDINGS
o The quality of Tigard's surface waters are fair, inasmuch as the waters
are not used for drinking purposes.
o No major point source water polluters threaten local creeks.
o Some infiltration problems exist in the sewage systems.
o Reduction of open space, removal of vegetation cover, and development
which increases the amount of impervious surface contribute significantly
to increases in the peak flows of urban storm runoff entering storm
sewers, creeks and drainageways.
o Offsetting measures can reduce the negative effects of urban development
on water quality and quantity problems. Examples include on site
retention/ detention of storm water, inclusion of landscape buffer areas
adjacent to new development and conservation and improvement of streamside
vegetation along creeks and other water courses.
POLICIES
4.2.1 ALL DEVELOPMENT WITHIN THE TIGARD URBAN PLANNING AREA SHALL COMPLY
WITH APPLICABLE FEDERAL, STATE AND REGIONAL WATER QUALITY STANDARDS.
4.2.2 THE CITY SHALL RECOGNIZE AND ASSUME ITS RESPONSIBILITY FOR OPERATING,
PLANNING, AND REGULATING WASTEWATER SYSTEMS AS DESIGNATED IN MSD'S
WASTE TREATMENT MANAGEMENT COMPONENT AND 208 CRAG STUDY.
j
IMPLEMENTATION STRATEGIES
1. In order to improve the water quality and and quantity in the Tigard
Area, the City shall consider developing regulations in the Tigard
Community Development Code or instituting programs to:
a. Increase public awareness of techniques and practices private
individuals can employ to help correct water quality problems;
b. Improve the_management of industrial and commercial operations to
reduce negative water quality impacts;
c. Regulate site planning for new development and construction
through the Tigard Community Development, Code to better control
drainages and erosion and to manage storm runoff;
( d. Increase storage and retention of storm runoff to lower and delay
peak storm flows;
. ..a r al i tv and quantity
e. Reduce street related nater qua___, q__-- aty problems; and
f. Increase public awareness concerning the use and disposal of toxic
substances. f
2. The City shall not permit industrial or other uses which violate State t
of Oregon water quality discharge standards.
3, ?he City shall cooperate with the Metropolitan Service District and x
other appropriate agencies to establish practices which minimize the
introduction of pollutants into ground and surface waters.
4. The City shall require that new developments be connected to the
City's or the Unified Sewerage Agency sanitary sewerage systems.
4.3 NOISE POLLUTION
FINDINGS
o Noise is a recognized cause of physical and psychological stress which has
been directly related to various health problems.
4
o Motor vehicle traffic noise is the major contributor to the ambient noise
level in Tigard.
o Noise levels for almost all residential districts in Tigard appear to be
within acceptable levels.
appear to be found along Pacific Highway (990,
o The highest noise levels
Main Street, I-5, Hwy 217 and Hall Boulevard. ;
o Effective control of the undesirable effects of highway generated noise
levels requires a three part approach: 1) source emission reduction; 1
2) improved highway design and street design; and 3) land use controls.
The first two components are currently. being addressed by private industry
and by federal, state and regional agencies. The third area is
essentially a local government responsibility.
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POLICY
4.3.1 THE CITY SHALL:
a. REQUIRE DEVELOPMENT PROPOSALS LOCATED IN A NOISE CONGESTED AREA OR
A USE WHICH CREATES NOISE IN EXCESS OF THE APPLICABLE STANDARDS TO
INCORPORATE THE FOLLOWING INTO THE SITE PLAN:
1. BUILDING PLACEMENT ON THE SITE IN AN AREA WHERE THE NOISE
LEVELS WILL HAVE A MINIMAL IMPACT; OR
2 TeNmSCAPING AND OTHER TECHNIQUES TO LESSEN NOISE IMPACTS TO
LEVELS COMPATIBLE WITH THE SURROUNDING LAND USES.
b. COORDINATE WITH DEQ IN ITS NOOSE REGULATION PROGRAM AND APPLY THE
ME DEQ LAND USE CCOHPATiBl iT PRvr3:.11-M.
c. WHERE APPLICABLE REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY
(PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL) THAT ALL APPLICABLE
STANDARDS CAN BE MET.
IMPLEMENTATION STRATEGIES
I. The Tigard Community Development Code shall ensure that future "noise
sensitive" developments are designed and located so as to minimize the
intrusion of noise from motor vehicle traffic and/or neighboring noisy
uses.
2. The Tigard Community Development Code shall ensure that new
commercial, industrial and public developments are landscaped and
designed such that Department of Environmental Quality (DEQ) noise
standards are met and neighboring "noise sensitive" properties are not
negatively impacted by the new land use or associated activities.
This shall be accomplished through building setbacks, buffering
standards and use compatibility.
3. The City shall seek a response and/or assistance from the Department
of Environmental Quality (DEQ) when reviewing commercial or industrial
uses in or near residential areas to prevent degradation of previously
r quiet environments.
4.4 LAND RESOURCES
FINDINGS
o Solid waste disposal is a regional concern requiring regional solutions.
o Land quality in Tigard is not currently threatened by a large - scale
waste disposal site.
o Normal human activity and economic processes in Tigard contribute to the
quantity of regional waste disposal.
o The Metropolitan Service District (MSD) has the authority to provide solid
and liquid waste disposal it the metropolitan area.
o Although MSD has the authority over solid waste site location, local
governments will be involved in the selection process.
POLICY
4.4.1 THE CITY SHALL MAINTAIN AND IMPROVE, IF POSSIBLE, THE CURRENT QUALITY i>
OF TIGARD'S LAND RESOURCES.
4.4.2 THE CITY SHALL RECOGNIZE MSD'S RESPONSIBILITY AND AUTHORITY TO PREPARE
AND IMPLEMENT A SOLID WASTE MANAGEMENT PLAN.
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IMPLEMENTATION STRATEGIES
1. The City shall actively participate with the Metropolitan Service
District (MSD) and the Department of Environmental Quality (DEQ), in
the solid waste site selection process.
2. The City shall discourage solid waste sites which would adversely
affect neighboring land uses or which are unsuitable because of
natural conditions at the site, including but not limited to:
a) Depth to water table
b) Soil conditions
c) Impacts upon drainage
d) Water quality degradation or similar problems
3. The City shall ensure that future land use activities with significant
waste and process discharges conform to all State and Federal
environmental quality standards.
4. The City shall seek a response or assistance from the Department of
Environmental Quality or any other interested State or Federal agency
when reviewing proposed land uses with potential for significant waste
and process discharges.
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�. 5. The City shall continue to use local recycling services and shall
encourage and cooperate with all recycling agencies which conform to
all state and federal environmental quality standards.
6. The City shall recognize MSD's role in preparing and implementing a
solid waste management plan. The City shall support MSD's "Procedures
for Siting Sanitary Landfill," and will participate in these
procedures as appropriate.
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5. ECONOMY
a
This report addresses -LCDC Statewide Planning Goal #9 requirements titled
"Economy of the State." The recommended findings and policies have been
developed to blend Tigard's individual economic programs into those of the R
region and state to meet Goal #9 requirements. k
The Goal #9 statement reads: "to diversify and improve the economy of the
state."
"Both state and federal economic plans and policies shall be coordinated by
the state with local and regional needs. Plans' and policies shall contribute
to a stable and healthy economy in all regions of the state. Plans shall be
based on inventories of areas suitable for increased economic growth and
activity after taking into consideration the health of the current economic
a
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base; materials and energy availability; labor market factors; availability of
renewable and non-renewable resources; availability of land; and pollution
control requirements.
Economic growth and activity in accordance with such plans shall be encouraged
in areas that have underutilized human and natural resource capabilities and
want increased growth and activity. Alternative sites suitable for economic
growth and expansion shall be designated in such plans."
FINDINGS
Through analysis of the economic conditions which affect Tigard, the existing
make up of the community, the potential for growth, and the City's interest in
assisting existing and new businesses to expand in and relocate to Tigard, the
i`ollowing findings were identified.
o The City of Tigard is a sub-element of the Portland metropolitan economic
region.
o The economic climate of the City, in part, is subject to the influences of
external economic forces beyond the control of the City.
o The City continues to experience steady commercial and industrial growth
• despite the national and state economic situation.
o A significant amount of commercial and industrial buildable land is
available in areas where all services are provided making it suitable for
development.
o Manufacturing, wholesale and retail activities provide the majority of the
employment opportunities to area residents.
o An increasing regional dependence on electrical, electronic, and
*` instrument related manufacturing employment has occurred in recent years.
a There is a need for new and expanded public facilities to open areas for
industrial and commercial uses.
o Economic data, particularly that relating to sites available for
development purposes, is largely unavailable or not kept up to date.
o A need exists to promote the benefits of operating a business in Tigard.
o The Central Business District demands attention and community support in
order that improvement programs may be set in motion to make it a more
diversified and economically viable core area.
o The existing railroad facilities in Tigard are an asset to industrial and
commercial development on property adjacent to the rails.
o Ease of access to 1-5 and Highway 217 serve as incentives to economic
development in Tigard.
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o Tigard's proximity to Furtland Community College provides opportunity for
the creation of specialized job training programs to serve existing,
expanding, and new industries in the City.
o Complementary residential development in commercial districts can support
agglomerations, help to minimize crime within the commercial districts,
provide housing for senior citizens which is in close proximity to
shopping areas, and minimize vehicular travel which would reduce pollution
and conserve energy.
o A need exists for public facility development to make industrial and
commercial lands available for economic development purposes.
POLICIES
5.1.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF THE
ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR
EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
5.1.2 THE CITY SHALL WORK WITH WASHINGTON COUNTY AND ADJACENT JURISDICTIONS
TO DEVELOP AN ECONOMIC DEVELOPMENT PLAN INCORPORATING A LOCAL
ECONOMIC DEVELOPMENT PLAN.
5.1.3 THE CITY SHALL IMPROVE AND ENHANCE THE PORTIONS OF THE CENTRAL
BUSINESS DISTRICT AS THE FOCAL POINT FOR COMMERCIAL, HIGH DENSITY
RESIDENTIAL, BUSINESS, CIVIC, AND PROFESSIONAL ACTIVITY CREATING A
DIVERSIFIED AND ECONOMICALLY VIABLE CORE AREA.
5.1.4 THE CITY SHALL ENSURE THAT NEW COMMERCIAL AND INDUSTRIAL DEVELOPMENT
S&L'.LL NOT ENCROACH INTO RESIDENTIAL AREAS THAT HAVE NOT BEEN
DESIGNATED FOR COMMERCIAL OR INDUSTRIAL USES.
5.1.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS EXCEPT:
COMPLEMENTARY RESIDENTIAL DEVELOPMENT SHALL BE PERMITTED ABOVE THE
FIRST FLOOR IN NEIGHBORHOOD COMMERCIAL AND THE CENTRAL BUSINESS
DISTRICT, AND ABOVE THE SECOED FLOOR IN COMMERCIAL PROFESSIONAL
DISTRICTS. (THE DENSITY OF RESIDENTIAL DEVELOPMENT SHALL BE
DETERMINED IN ACCORDANCE WITH THE R-20 DISTRICTS.)
5.1.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
COORDINATION WITH AVAILABLE BONDING METHODS TO PROVIDE PUBLIC
FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE
COMPREHENSIVE PLAN MAP.
IMPLEMFNTATION STRATEGIES ■
■ 'r
1. The City's Community Development Code shall incorporate revisions needed
�. to remove unnecessary obstacles which may deter new economic activities.
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2. In the process of administering the City's Comprehensive Plan, careful
consideration shall be given to the economic implications of all proposed
policies, programs and regulations.
3. The City shall identify regional economic needs through interaction with
officials of other Washington County jurisdictions and take appropriate
action to adjust local policies to respond to their regional concerns and
needs.
4. The City, along with the business community, shall develop an economic
development program aimed at attracting new commercial and industrial
development to Tigard while also encouraging the expansion of existing
business concerns.
5. The City shall participate in the formulation and implementation of a
regional economic development program for the Washington County area.
6. The City shall work with the local business community to develop and
maintain an up-to-date economic data resource file which will be made
available to existing and potential Tigard business concerns.
7. The City shall work cooperatively with the business community seeking its
involvement and advice when working toward arriving at decisions having
economic implications for the business community.
8. The City Shall concentrate resources for the improvement and enhancement
of the T.U.R.A. program aimed at revitalizing the CBD utilizing public
funds and a program to encourage private investment.
9. The City shall establish a downtown revitalization plan which encourages
new development by allowing more flexible zoning standards than allowed
citywide while requiring review of all development proposals in the
T.U.R.A. area for compliance with a revitalization plan.
10. The City shall develop and implement an economic development program
compatible with the potentizls and constraints of the City and will:
a) Aid in the creation and maintenance of new and continuous employment
opportunities to afford City residents the choice of working within
the City.
b) Strive to improve, diversify and stabilize the economic base of the
community thus reducing the tax burden of the residential property
owner;
c) Aid in the effective utilization of the land, energy and human
resources; and
dj Provide for the timely development of all public facilities and
,e services and their delivery systems.
11. The City shall couragethe location and of economic
activities which meet the occupational and employment needs of all City
residents, particularly the unemployed and underemployed.
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12. The Community Development Code shall limit development on lands planned
for commercial use to commercial uses. Residential uses will be allowed
above the first floor.
i
13. The City shall compile a document which identifies all parcels of land
zoned for commercial or industrial purposes and which identifies:
a) The amount and type of development on the land, if any;
b) The name of the owner;
c) The public services which are available to the site;
d) The current zoning designation; and
e) The assessed value.
14. The City shall maintain development codes which describe standards for
landscaping and buffering where commercial and industrial uses abut
residential districts.
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15. The City shall work with Portland Community College to develop tr2.ning
programs as an incentive to new industries locating in Tigard needing a
trained labor force.
16. The City shall coordinate its planning efforts with the Metropolitan
Service District and Oregon Department of Transportation to ensure F
adequate access from major arterial routes to designated commercial and
industrial areas.
F
17. The Tigard Community Development Code shall designate types of permitted
residential development in C-N, C-P and CBD commercial districts. 1
i
18. The City shall encourage private landowners to consider utilizing
available bonding methods, in addition to private financing methods, to
provide public facilities to vacant buildable lands with the potential for
industrial or commercial development.
19. The City should not preclude any financing mechanism for the
implementation of, its economic development objectives.
20. The City Council, upon the recommendation of its Economic Development,
Committee, shall develop objectives, criteria, and standards for
determining its availability of bonding methods and use of bond proceeds
for private, commercial and industrial development.
6. HOUSING
x
This chapter considers the land and the dwelling units where Tigard residents
live. Residentialland uses occupy more land area than any other land use in
the City..
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This cbapter addresses the Statewide Planning Goal #10: "To provide for the
housing needs of the citizens of the state."
The plan policies focus on five basic areas; 1) Housing needy; 211 Housing
costs; 3) Established residential areas; 4) Housing condition; and 5) Urban
Expansion.
Detailed information concerning housing in Tigard is available in the
"Comprehensive Plan Report; Housing."
6.1 HOUSING NEEDS
FINDINGS
o The residential housing in Tigard has been developed as 55.6% single
family detached dwellings, 42.7% attached units, and 1.7% manufactured
homes.
o The Metropolitan Housing Rule adopted by the Land Conservation and
Development Commission states that Tigard must provide for 50 percent
single family and at least 50 percent single family attached or multiple
family units with a minimum of 10 units to the net acre. The Metro
Housing Rule applies to only vacant: buildable land within Tigard's Urban
L_�
« established and developed residential
Planning Area, and does not a�Lb�,.�
areas.
o The rapid increase in housing and land cost over the last several years
has excluded many households from obtaining suitable housing to meet their
needs.
o Many of the households that do not desire or are unable to afford
conventional single family detached dwellings rely on the rental market or
attached dwellings to meet their housing needs.
o The rapidly changing housing market will require the City to periodically
reevaluate its housing and land use objectives to provide for a variety of
housing types and densities to meet the needs of future residents.
o Approximately 19 percent of the households in Tigard are inhabitated by
senior citizens.
o Undue concentrations of public assisted or subsidized housing serves to
isolate the recipients of such housing from the mainstream of the
community, its full range of basic services and the diversity of its
neighborhoods. For this reason, the City should take steps to disperse
such housing within individual neighborhoods and throughout the City
"Self.
POLICIES
6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF HOUSING
DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICE AND RENT LEVELS.
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6.1.2 SUBSIDIZED HOUSING UNITS SHALL CONFORM TO ALL APPLICABLE DEVELOPMENT
STANDARDS. TO PREVENT THE GEOGRAPHIC CONCENTRATION OF PUBLIC HOUSING
AND INSURE n BALANCE IN THE DISTRIBUTION OF SUCH HOUSING, THE MINIMUM
I DISTANCE BETWEEN SUBSIDIZED HOUSING UNITS LOCATED WITHIN ANY SINGLE
n TARE. u7AIIMUM T40T WIDTH ON
FAMILY ZONING DISTRICT SHALL BE FIVE Ticic� ,�,i,.�„
ANY STREET IN THE DEVELOPMENT. FOR PURPOSES OF THIS POLICY, THE TERM
"SUBSIDIZED HOUSING" SHALL MEAN ANY HOUSING DEVELOPED OR CONSTRUCTED
BY THE WASHINGTON COUNTY HOUSING AUTHORITY WITH FINANCIAL ASSISTANCE
OF THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT.
IMPLEMENTATION STRATEGIES
1. The City shall monitor the rate of development through an annual "land
survey," which will function as an up-to-date inventory of land
available for future residential needs.
2. The Tigard Community Development Code shall list a broad range of
development districts which allows for a variety of housing types, and
complies with the adopted Metropolitan Housing Rule (50-50 mixture of
single family and attached or multiple family at 10 units to the net
acre on buildable vacant land).
j 3. The Tigard Community Development Code, through the Planned Development
\..:. process, shall establish a procedure to allow properties exhibiting
physical constraint characteristics, e.g., steep slopes or
floodplains, to develop with density transfers allowable on the site.
No more than 25% of the dwellings may be transferred.
In addition, the City shall encourage developers to use the planned
development process in all developing areas.
4. The Tigard Community Development Code shall allow for manufactured
homes in manufactured home parks and subdivisions, within specified
development districts.
5. The City shall encourage housing development to occur, to the greatest
extent possible, on designated buildable lands in areas where public
facilities and services can be readily extended to those lands.
6. The City shall provide for opportunities for proposals to develop
specialized housing for the area's senior citizens and handicapped
based on the needs of these groups by:
a. Making information available on subsiding programs;
b. Allowing special use housing for these groups in all development
districts: _
c. ' Requiring the needs of the handicapnPd to be considered as a part
' of the Site Design Review process.
7. The City shall coordinate with the Washington County Pausing
Authority, H.U.D. and other Federal, State and regional agencies for
the provision of subsidized housing programs in Tigard.
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6.2 HOUSING COSTS
FINDINGS
o The factors that have contributed to the increasing housing costs are
materials, labor, land costs, financing and regulation costs. (The
average sales price of a new single family home increased from $22,700 in
1970 to $45,000 in 1976, to over.,$76,000 in 1980.)
o Land and regulation costs have dramatically increased the cost of
development.
o Construction costs may be reduced by building smaller units and using
alternative construction techniques.
o Excessive regulation costs can be reduced by simplifying the application
process and reducing unnecessary development standards.
o Financing costs of residential units cannot be controlled by the City of
Tigard; however, the City can assist in public facilities and services
development through financing mechanisms.
POLICIES
6.2.1 THE CITY SHALL DEVELOP CLEAR AND CONCISE DEVELOPMENT REGULATIONS AND
STANDARDS TO FACILITATE THE STREAMLINING OF DEVELOPMENT PROPOSALS, AND
WILL ELIMINATE UNNECESSARY PROVISIONS WHICH COULD INCREASE HOUSING
COSTS WITHOUT CORRESPONDING BENEFIT.
IMPLEMENTATION STRATEGIES
f
1. The City shall review, revise and update the land division, zoning and c
sign codes. The corresponding document will be grouped in a single
code and identified as the Tigard Community Development Code.
2. The Tigard Community Development Code shall include clear and concise
processes for the review and approval of development proposals, to the
degree that the quality of the review process is not adversely F,
affected. This will be accomplished by, but not limited to:
a. Administrative Procedures; `
b. Application forms; and
c. Clear and concise standards for each development P process.
3 The 1tt.. _„
<< ._ ) OLstl Seek ways to minimize the cogt of housing by
encouraging a variety of home ownership alternatives, such as, but not
®
limited to t wnhou-ses and condominiums
4, The City ' L'.....F,.,, s
shall _fl?3tinlEp to support the development of tra`iitinnal
housing types such as single family detached dwellings, duplexes, and
apartments,
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5: The City shall encourage geographic flexibility in the choice of
housing.
6.3 ESTABLISHED RESIDENTIAL AREAS
FINDINGS
o A major concern of the community is the viability of their established
residential areas and the effect on these areas from change and growth.
o Most of the City's residential areas are rated high quality and are
expected to remain largely in their existing uses.
o There are many existing residential areas that border large tracts of
vacant, undeveloped land.
o In some instances, due to development changing economies of supply and
demand and subsequent changes in land use designations, some vacant areas
might not be developed in the same manner as the established residential
areas.
o In order to retain the character of these areas and minimize adverse
impacts of these areas, adequate standards need to be established for more
intensive residential uses that border established residential areas.
o As urbanization takes place, former vacant fields and hillsides are
developed. The result is a dense land use pattern and numbers of
unrelated types of adjoining land uses. Where these unrelated activities
come together, buffering, screening and transitional techniques can be
utilized to achieve a compatible relationship among uses.
o The intent of the plan is to use buffering, screening and transitional
techniques to:
1. Assure that private spaces are protected.
2. Assure that possible off site effects such as noise, glare lights and
dust do not adversely affect adjoining land uses.
3. Preserve the character of established areas. '
4. Lend visual interest and variety to the landscape.
S. Enhance community identity.
6. Provide a transition between unrelated Logs.
0 POLICY
6.3.1 fjlfl" CT-1 SMALL DIRECT ITS :„a�;D li_E ACT NS TOWARD THE MAINTENANCE AND
® Ir"'1cROVE.,:. 11T OF ESTAUTSHED RESIDENTIAL AREAS BY:
i
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a. DESIGNATING ON THE COMPREHENSIVE PLAN FUTURE LAND USE MAP THE
"ESTABLISHED AREAS" COMMITTED TO RESIDENTIAL DEVELOPMENT WITHIN
THE PLANNING AREA. WITHIN THE "ESTABLISHED AREAS" NEW DEVELOPMENT
WILL BE OF THE SAME TYPE AND DENSITY IN ORDER TO PROTECT THE
CHARACTER OF EXISTING NEIGHBORHOODS..
6.3.2 IN THE TIGARD COMMUNITY DEVELOPMENT CODE THE CITY SHALL REQUIRE A
DENSITY TRANSITION WHEREBY INCREASED RESIDENTIAL DENSITIES ARE
ADJACENT TO ESTABLISHED AREAS IN THE FOLLOWING MANNER:
a. THE DENSITY WITHIN 100 FEET OF EACH PROPERTY LINE SHALL NOT EXCEED
25% OVER THE DENSITY SHOWN ON THE COMPREHENSIVE PLAN FOR THE
ADJACENT LAND UNLESS THERE IS AN INTERVENING ROAD (MAJOR COLLECTOR
OR ARTERIAL) IN WHICH CASE THIS PROVISION SHALL NOT APPLY.
b. WHERE THE PROPOSED DEVELOPMENT ABUTS AN EXISTING HOUSING
DEVELOPMENT, THE HOUSING TYPES SHALL BE COMPATIBLE. FOR EXAMPLE:
1. TWO HOUSING UNITS WHICH ARE ATTACHED ARE CONSIDERED COMPATIBLE
WITH A DETACHED SINGLE FAMILY UNIT; BUT
2. MORE THAN TWO HOUSING UNITS WHICH ARE ATTACHED ARE NOT
CONSIDERED COMPATIBLE WITH A SINGLE FAMILY DETACHED UNIT.
6.3.3 IN ALL PHASES OF THE DEVELOP14ENT APPROVAL PROCESS IN A RESIDENTIAL
"ESTABLISHED AREA," A PRIMARY CONSIDERATION OF THE CITY SHALL BE TO
PRESERVE AND ENHANCE THE CHARACTER OF THE ADJACENT ESTABLISHED AREAS.
IMPLEMENTATION STRATEGIES
1. The Development District Map shall indicate those areas which are
already "Established Areas". Established areas are areas which have
t been determined to be developed and are as set forth on the
"Development Standards Map".
2. The Community Development Code shall include the above transitional,
buffering and screening requirements.
3. The transitional, buffering and screening requirements shall be
implemented through the design review process.
4. The City shall develop and adopt "locational criteria" for the
placement of higher intensive uses.
5. Upon periodic plan review, the City shall maintain an updated map
showing "established" and "developing" areas.
644a DEVELOPING RESIDENTIAL AREAS
FINDINGS
o There are numerous areas within the Tigard Urban Planning Area that are
abe developed f
mar n_t
largely vacant and will. eventually iCr various uses.
y
these'areas ATe along the outer edges of the City.
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o Development techniques and types have changed; and not all of these
changes can be adopted to the existing rigid zoning ordinance standards.
POLICY
6.4.1 THE CITY SHALL DESIGNATE RESIDENTIAL "DEVELOPING AREAS," (WHICH ARE
NOT DESIGNATED AS "ESTABLISHED AREAS") ON THE COMPREHENSIVE PLAN MAP,
AND ENCOURAGE FLEXIBLE AND EFFICIENT DEVELOPMENT WITHIN THESE AREAS.
IMPLEMENTATION STRATEGIES
1. The City shall establish locational criteria for higher intensity uses
which at a minimum addresses their proximity to collectors streets,
public transit, commercial areas and recreational facilities.
2. The Tigard Community Development Code shall include flexible
development standards for "developing areas."
3. Within the Planned Development section of the Tigard Community
Development Code:
a. Development will be prohibited on lands not classified as
developable as defined in OAR 660-07-140;
b. Twenty-five percent of the number of units which could be
accommodated on the undevelopable land may be transferred and
placed on the developable "and; however
c. The transfer of the density shall be limited by 125% of the top of
the range of the residential plan classification on the
developable portions of the site.
4. The Tigard Community Development Code shall also provide for a Planned
Development process which encourages innovative design, more efficient
use of laud, energy efficiency and more flexible development standards. 4 .
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6.5 HOUSING CONDITION
FINDINGS
o A majority of the City's existing units have been built since 1960; and in
general, these units are in good condition.
o Most of the upkeep on the -i structures involves minor mechanical problems,
weatherization and painting.
o 'The City currently does not have any rehabilitation programs for those
residential structures that need major repairs. The Washington County
Community Action Organization (WCCAO) does administer a weatherization
program funded by the federal government to assist low income residents.
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Other residents of Tigard may rely on federal and state tax incentives for
weatherization, as those incentives are available. As many of the
existing 20 year-old homes age, more repair and rehabilitation work may be
needed in order to maintain the high quality of residential structures
that now exist.
POLICY
6.5.1 THE CITY SHALL REQUIRE THAT ALL HOUSING UNITS BE:
a. CONSTRUCTED ACCORDING TO THE OREGON UNIFORM BUILDING CODE OR OTHER
APPLICABLE STATE OR FEDERAL STRUCTURAL CODES; AND
b. MAINTAINED IN A MANNER WHICH DOES NOT VIOLATE THE CITY'S NUISANCE
ORDINANCE.
IMPLEMENTATION STRATEGIES
I. The Tigard Community Development Code will establish a Site Design
Review, Conditional Development and Planned Development process in
which to review development proposals.
f 2. The City will continue to administer the Uniform Building Code on all
l- applicable types of construction in Tigard.
3. The City will enforce, where financially feasible, all nuisance
ordinances that relate to structure and site appearances. The City
will encourage private property owners to comply with all nuisance
ordinances which will alleviate the financial burden of the City, and
its tax payers to enforce these ordinances.
4. The City will set reasonable rules in the Tigard Community Development
Code for accessory buildings which will protect the character of
existing residential neighborhoods.
f
6.6 ALL AREAS
1`
POLICY
6.6.1 THE CITY SHALL REQUIRE:
a. BUFFERING BETWEEN DIFFERENT TYPES OF LAND USES (FOR EXAMPLE
BETWEEN SINGLE FAMILY RESIDENTIAL AND MULTIPLE FAMILY RESIDENTIAL
AND RESIDENTIAL AND COMMERCIAL USES AND RESIDENTIAL. AND INDUSTRIAL
USES) AND THE FOLLOWING FACTORS SHALL BE CONSIDERED IN DETERMINING
THE TYPE AND EXTENT OF THE REQUIRED BUFFER:
1. THE PURPOSE OF THE BUFFER, FOR EXAMPLE TO DECREASE NOISE
LEVELS, ABSORB AIR POLLUTION, FILTER DUST OR TO PROVIDE A
VISUAL B
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2. THE SIZE OF THE BUFFER NEEDED IN TERMS OF WIDTH AND HEIGHT TO
ACHIEVE THE PURPOSE.
3. THE DIRECTION(S) FROM WHICH BUFFERING IS NEEDED.
4. THE REQUIRED DENSITY OF THE BUFFERING.
5. WHETHER THE VIEWER IS STATIONARY OR MOBILE.
b. ON SITE SCREENING OF SUCH THINGS AS SERVICE AREAS AND FACILITIES,
STORAGE AREAS AND PARKING LOTS, AND THE FOLLOWING FACTORS SHALL BE
CONSIDERED IN DETERMINING THE TYPE AND EXTENT OF THE SCREENING:
1. WHAT NEEDS TO BE SCREENED.
2. THE DIRECTION FROM WHICH IT IS NEEDED.
3. HOW DENSE THE SCREEN NEEDS TO BE.
4. WHETHER THE VIEWER IS STATIONARY OR MOBILE.
5. WHETHER THE SCREENING NEEDS TO BE YEAR ROUND.
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7. PUBLIC FACILITIES AND SERVICES
The continued increased growth in population for the Tigard Planning area will
require a corresponding expansion of public facilities and services. Policies
concerning the manner in which public facilities are expanded can help direct
the location and intensity of future housing, commercial and industrial
development.
Statewide Planning Goal #11 specifically speaks to this concern. It directs
jurisdictions "to plan and develop a timely, orderly and efficient
arrangements of public facilities and services to serve as a framework for
urban development.
The findings, policies and implementation strategies of this chapter address
general issues related to public facilities and services as well as issues
concerning water, sewage disposal, police and fire protection, schools, health
services and local government facilities to name a few.
Detailed information related to public facilities and services is available in
the "Comprehensivc Plan Report: Public Facilities and Services," and a
bccL,,re-und reports developed by or for
/ variety of facilities master piriiia-a-... ,_e__�_.�
the City.
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c.
7.1 GENERAL
FINDINGS
o Community goals emphasize the desire to maintain the high quality of
facilities and services within the City.
o The community's facilities and services are an important management tool
in the conservation and development of land within the urban planning area.
o Plans and programs need to be developed for the Pxpansion of urban
services in a logical and orderly manner. This should include a funded
and effective capital improvement program.
o Phasing adequate public facilities and services to support residential
development is necessary to meet community needs.
o The City of Tigard and related service districts have the duty, within
their means, to provide adequate servicee to meet the demand for all
development within the planning area during the planning period.
o Phasing the facilities expansion is necessary for orderly growth.
o Formation of private utility districts (water, sewer) could create land
management problems within the Urban Planning Area.
o A capital improvements program would facilitate the coordination and
expansion for providing transportation utilities and other public
facilities.
POLICIES
7.1.1 THE CITY SHALL:
a. PREPARE AND IMPLEMENT A CAPITAL IMPROVEMENTS PROGRAM IN
CONJUNCTION WITH WASHINGTON COUNTY AND THE APPLICABLE SERVICE
DISTRICTS;
b. WORK WITH THE SERVICE DISTRICTS TO PROVIDE A COORDINATED SYSTEM
FOR PROVIDING SERVICES;
c. PROVIDE URBAN SERVICES IN ACCORDANCE WITH THE COMPREHENSIVE PLAN
TO THE EXTENT OF THE CITY'S FINANCIAL RESOURCES;
d. USE THE CAPITAL IMPROVEMENTS PROGRAM AS A MEANS FOR PROVIDING FOR
ORDERLY GROWTH AND THE EFFICIENT USE OF LAND:
e. DEVELOP A COMPREHENSIVE PLAN WITH CONSIDERATION BEING GIVEN TO THE
LEVEL AND CAPACITY OF THE EXISTING SERVICES; AND
f, ADOPT LOCATIONAL CRITERIA AS THE LASIS FOR MAKING DECISIONS ABOUT
THE PROPER LOCATION FOR PUBLIC FACILITIES.
7.1.2 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT APPROVAL THAT:
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{ a. DEVELOPMENT COINCIDE WITH THE AVAILABILITY OF ADEQUATE SERVICE
CAPACITY INCLUDING:
1. PUBLIC WATER;
2. PUBLIC SEWER (NEW DEVELOPMENT ON SEPTIC TANKS SHALL NOT BE
ALLOWED WITHIN THE CITY); AND
3. STORM DRAINAGE.
b. THE FACILITIES ARE:
1. CAPABLE OF ADEQUATELY SERVING ALL INTERVENING PROPERTIES AND
THE PROPOSED DEVELOPMENT; AND
2. DESIGNED TO CITY STANDARDS.
c. ALL NEW DEVELOPMENT UTILITIES TO BE PLACED UNDERGROUND.
IMPLEMENTATION STRATEGIES
1. As a part of the ongoing planning program, the City will prepare a
capital improvements program; and
a. The staging of facilities will be based on the availability of
financial resources;
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b. Priorities will be based on considerations of:
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1) Health and safety factors;
2) Cost-benefit factors; and
3) Social and economic needs.
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2. As a part of the Community Development Code, standards will be
included in: I
a. The Land Division Ordinance for the construction of services;
and
b. The Community Development Code which requires future
subdivision plans in areas where allowed densities due to a
Tack of services are less than the plan densities.
3. Where sewer is not available to site, the developer shall be
required to extend the services to the site at the developer's
cost. The City shall adopt an ordinance providing for partial
cost as intervening parcels are developed by the intervening
landowners.
4. The Tigard Community Development Code shall establish anordinance
which indicates:
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Ca. That services shall be extended from property line to property
line, including services located in adjacent rights-of-ways;
except
b. That the ordinance shall allow for the phasing of such
services if a development proposal indicates such phasing.
The intent of these policies is to develop a mechanism for an orderly and
logical development and expansion of services to promote an efficient use of
land and thus an efficient growth pattern. This mechanism will basically be
concerned with: Planning for public facilities in advance of need in a manner
which will implement lane. use pulicy. This shah help direct the urban —
expansion and growth.
7.2 STORM DRAINAGE AND WASTEWATER MANAGEMENT
FINDINGS 1
o The major drainage problem in Tigard is the storm-water runoff throughout
the area.
o The primary water quantity problem is overbank flooding that occurs when
storm-water quantity exceeds channel capacity.
�.. o CH2M Hill, Inc. developed a "Master Drainage Plan" for the City in 1981,
which incorporates existing storm-water detention and subdivision
procedures and standards with the recommended changes to the existing
floodplain management program.
o There is an emphasis on the retention of a vegetation buffer along streams
and drainageways to reduce runoffs and flood damage, and provide for
erosion control.
o Most of the following policies have been transformed into City regulations.
POLICIES
7.2.1 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT THAT:
a A SITE DEVELOPMENT STUDY BE SUBMITTED FOR DEVELOPMENT IN AREAS
SUBJECT TO POOR DRAINAGE, GROUND INSTABILITY OR FLOODING WHICH'
SHOWS THAT THE DEVELOPMENT IS SAFE AND WILL NOT CREATE ADVERSE
OFFSITE IMPACTS:
b. NATURAL DRAINAGE WAYS BE MAINTAINED UNLESS SUBMITTED STUDIES SHOW
THAT ALTERNATIVE DRAINAGE SOLUTIONS CAN SOLVE ON-SITE DRAINAGE
PROBLEMS AND WILL ASSURE NO ADVERSE OFFSITE IMPACTS;
( c. ALL DRAINAGE CAN BE HANDLED ON-SITE- OR THERE IS AN ALTERNATIVE
SOLUTION WHICH WILL NOT INCREASE THE OFFSITE IMPACT;
sum d. THE 100-YEP.R FLOODPLAIN ELEVATION AS ESTABLISHED BY THE 1981 FLOOD
1 INSURANCE STUDY CONDUCTED BY THE U.S. ARMY CORPS OF ENGINEERS BE
FROTECTED; AND
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\ e. EROSION CONTROL TECHNIQUES BE INCLUDED AS A PART OF THE SITE
DEVELOPMENT PLAN.
7.2.2 THE CITY SHALL:
a. INCLUDE IN ITS CAPITAL IMPROVEMENTS PROGRAM PLAN FOR SOLVING
DRAINAGE PROBLEMS IN THE EXISTING DEVELOPED AREAS;
b. RECOGNIZE AND ASSUME ITS RESPONSIBILITY FOR OPERATING, PLANNING AND
REGULATING WASTEWATER SYSTEMS AS DESIGNATED IN THE MSD WASTEWATER
TREATMENT MANAGEMENT "208" PLAN; AND
c. APPLY ALL APPLICABLE FEDERAL AND STATE LAWS AND REGULATIONS WITH
RESPECT TO WASTEWATER.
IMPLEMENTATION STRATEGIES
I. The City will include measures in this plan and in its implementation
ordinances to reduce soil erosion.
7.3 WATER SERVICE
FINDINGS
o Both Tigard and Metzger Water Districts have made substantial capital
improvements in recent years to provide the highest quality water at the
most reasonable rates.
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o Reliable and adequate water supply, storage, and delivery systems are i
presently available or planned to provide sufficient quantities of high
quality water to meet existing and future needs of the community.
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o " The Metzger Water District has signed a 25-year water purchase contract
for 100% of it's water. With the Tigard Water District entering into long
term contracts with the City of Portland and the City of Lake Oswego
citizens of Tigard can be assured of a long-term supply of high quality
water.
POLICIES
7.3.1THE CITY OF TIGARD SHALL COORDINATE WITH THE TIGARD WATER DISTRICT AND
THE METZGER WATER DISTRICT TO PROVIDE A HIGH STANDARD OF WATER SERVICE
TO MEET FUTURE DEMANDS AT ALL TIMES.
NOTE: For pre-conditions to development, see Policy 7.6.1.
IMPLEMENTATION STRATEGIES 1-The City of Tigard shall take an active role in participating with the
® Tigard and Metzger Water Districts in making its views known or.
matters pertaining to water rates, tax rates, annexations, capital
improvements, budgets, etc.
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2. When negotiating long-term water supply contracts, the City shall
coordinate with the water districts in seeking rates and schedules
that are equitable to all water users within the City.
3. If it appears in the best interests of the citizens to consolidate the
water district and City operations, it shall be accomplished in an
orderly manner with full and detailed consultation with the water
districts involved.
4. The City of. Tigard shall coordinate with the water districts, through
a capital improvements program, to assure adequate water service for
future urban development.
5. The Tigard Community Development Code shall require of developers the
burden of proof for providing adequate water service prior to the
approval and issuance of any development permits.
7.4 SEWER SERVICE
FINDINGS
o The availability of sewer lines is now the single most important public
service controlling the direction and pace of urban growth.
o In order to more efficiently use existing vacant land within the already
developed area, the network of trunk sewer lines should be completed
before there are any significant extensions to non-urbanized areas.
o There are residents within Tigard Urban Planning Area that have or have
had failing septic systems. The extent of the septic system failures and
concomitant health hazard may be greater than is indicated by county
records. As the area develops the problem is bound to become more
conspicuous. Local authorities (the City of Tigard, the Unified Sewerage
Agency, and the Washington County Health Department) may not have the
legal discretion to avoid this solution to the issue of 'failing septic
systems. On the other hand, the potential hardship of enforcing these
regulations on some, property owners cannot be ignored.
o The existing system by which septic tanks are monitored appears to have
serious defects that need to be remedied. According to Some soil p
scientists, for instance, the dye method of tracing septic tank
contamination is inadequate. g
o Washington County's existing and proposed large-lot zoning designations in
the Tigard Plan Area (and to the west on Bull Mountain) may permit septic
systems that may fail. Developm;.ats in these areas should either be r
required to have public sewer service or have larger lot sizes than now
allowed or Pt9Vininna_.i
POLICIES
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7.4.1 THE CITY SHALL:
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a. DEVELOP A COMPREHENSIVE SEWER PLAN THAT IDENTIFIES THE PRESENT
AND FUTURE CAPACITY NEEDS FOR A SEWAGE SYSTEM IN THE :LANNING
AREA, AND PROBABLE ROUTES OF FUTURE TRUNKLINES.
b. REQUIRE THAT FUTURE EXTENSIONS OF COLLECTOR SEWER LINES SHALL BE
CONSISTENT WITH ALL CITY ORDINANCES AND AGREEMENTS BETWEEN THE
CITY OF TIGARD, WASHINGTON COUNTY AND THE UNIFIED SEWERAGE
AGENCY (USA).
C. ADOPT A CLEAR AND CONCISE AGREEMENT WITH USA, IMPLEMENTING THE
CITY'S POLICIES FOR EXTENDING THE AVAILABILITY OF SEWER SERVICES
AND ENCOURAGING THE PHASING OUT OF SEPTIC TANKS.
7.4.2 THE CITY SHALL REQUIRE THAT AREAS DETERMINED BY THE WASHINGTON COUNTY
HEALTH DEPARTMENT OR THE STATE DEPARTMENT OF ENVIRONMENTAL QUALITY TO
HAVE FAILING SEPTIC SYSTEMS SHALL BE CONNECTED TO THE PUBLIC SEWER
SYSTEM.
7.4.3 IN THE DEVELOPMENT OF NEW SEWER SYSTEMS, PRIORITY SHALL:
a. FIRST, BE GIVEN TO AREAS HAVING HEALTH HAZARD PROBLEMS WHICH
WILL BE DETERMINED BY DEQ; AND
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b. SECOND, BE GIVEN TO AREAS WHERE THE COST-BENEFITS ARE THE
GREATEST IN TERMS OF NUMBER OF POTENTIAL CONNECTIONS.
7.4.4 THE CITY SHALL REQUIRE THAT ALL NEW DEVELOPMENT BE CONNECTED TO A
SANITARY SEWER SERVICE.
IMPLEMENTATION STRATEGIES
1. The Tigard Community Development Code will require that development
permit applications demonstrate that adequate sanitary sewer
collection and/or treatment capacity is available at the time the
application ; is being made. The City may have approved or given
previous commitments to development which effect the capacity of the
existing system. These previous commitments shall be reviewed prior
to additional hookups to that system.
2. The City will coordinate with the Unified Sewerage Agency (U.S.A.) in
the construction of new trunk and collector lines through both the
City's and U.S.A. 's capital improvement programs.
3. The City w:."•. work with the Metropolitan Service District (MSD), and
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® other affected agencies to formalize collections and treatment
service area boundaries and .....- ... -pore water treatment
rnc;Iitips. The City recognizes and assumes its responsibility for
k' operation, planning and regulating *waste water systems 89 designated
•:. ;n N:vD'z: lj.-ste Water Treatment.Management Component.
t 4. _ Where the system capacity is limited, the City will reserve its
remaining sanitary sewer system capacity to those areas within the
City.
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5. Where the system is not limited, the City through its own 1'
in cooperation with U.S.A. may arses and
Y provide collection and/or treatment
services to unincorporated Washington County if line or system
capacity exists in accordance with the City's annexation policies.
o. The City will coordinate closely with Washington County to
prevent
the installation of septic tank systems in areas where sanitary sewer
services should be and are being planned for as part of either the
City's proposed Comprehensive Sewer Plan u U.S.A. 's Capital
Improvement Programs.
7. The City will monitor the inflow of storm water into the sanitary
sewer system to ensure that unacceptable levels of infiltration are
reduced. If necessary, a program will be initiated, to reduce the
levels of infiltration.
8. The purpose of Policy 7.4.4 and related policies is
pre-existing development to permit
utilizing septic tanks or other landfill
sewage disposal methods to continue to use such methods, until a
charge of use occurs, a new main structure is erected, or until such
methods are declared unlawful or hazardous by the agency having
jurisdiction. For all development activity not utilizing sanitary
sewer, the City may require a waiver of remonstrance to the future
local improvement district for sewer facilities.
7.5 POLICE PROTECTION
FINDINGS
o As in other cities around the country, Tigard crime nates are increasing.
U As the City of Tigard continues to grow there will b�- a continued need to
increase police protection service.
POLICIES
7.5.1 THE CITY SHALL COORDINATE EXPANSION OF POLICE PROTECTION,
FACILITIES WITH THE ,� O�..CTION, SERVICE AND
OVERALL GROWTH OF THE COMEfUNITY.
7.5.2 AS A PART OF THE ONGOING DEVELOPMENT REVIEW, THE CITY SHALL;
a. REQUIRE VISIBLE IDENTIFICATION SIGNS TO ASSIST EMERGENCY VEHICLES
IN LOCATING THE AREA OF THE PROBLEM;
b. UTILIZE DEFENSIBLE SPACE CONCEPTS; AND
c. REQUIRE THE TIGARD POLICE DEPA-FITMENT v REVY [ DE CAti7NS.A-PLI .ELOPMENT I
PERMIT ��•
IMPLEMENTING STRATEGIES
1• As part of the Tigard Community Development Code, crime prevention
provisions will be included in;
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a. The Land Division section of the Tigard Community Development
Code; and
b. The Site Design Review, Planned Development and Conditional
Development sections of the Tigard Community Development Code to
include:
1) Requirements for visible identification signs to assist
emergency vehicles in locating the area of the problem;
2) Defensible space concepts; and
3) Provisions requiring the Tigard Police Department to review
development prrmit applications.
2. Prior to approving or supporting an annexation proposal, the City
Will make certain that the proposed area can be adequately served
with police protection.
If the area cannot be served, the City will coordinate with the
applicable police department to specify any corrective measures that
would have to be taken by the City, police department, or persons
proposing the annexation before the annexation takes place.
�._ 3. The nature and level of police services will be subject to
coordinated monitoring by the City police department for evaluation
and long-range planning.
4. The City will strive to reduce citizen fear of, and susceptibility to
crime through increasing awareness of crime prevention methods in
development, and involving the entire community in crime prevention
programs.
7.6 FIRE PROTECTION
FINDINGS
o Currently, the City of Tigard is serviced b
District and Washington County Fire District #ly the Tualatin Rural Fire
o Continued growth and urbanization places additional need for fire related
services.
o Congestion on some area streets slows the response me to fires. Among
locations where this has been noticed are:
Vicinity of Greenburg & Tiedeman
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Pacific Highway
Main Straar i
Hall Boulevard between Commercial and Pacific Highway
Walnut Street
Tiedeman
Railroad crossings at Half Boulevard and
Main .Street
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During flooding, some bridges may be closed (e.g. at Grant Street on Hall
Boulevard) necessitating the use of time consuming circuitous routes.
o Subdivision plats can create access problems when there are too feta
through streets and too many dead ends. There are numerous examples of
dead end streets throughout the City-
POLICY
7.6.1 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT THAT:
a. THE DEVELOPMENT BE SERVED BY A WATER SYSTEM HAVING ADEQUATE
WATER PRESSURE FOR FIRE PROTECTION PURPOSES;
b. THE DEVELOPMENT SHALL NOT REDUCE THE WATER PRESSURE IN THE AREA
BELOW A LEVEL ADEQUATE FOR FIRE PROTECTION PURPOSES; AND
C. THE APPLICABLE FIRE DISTRICT REVIEW ALL APPLICATIONS.
IMPLEMENTATION STRATEGIES
(. 1. The City and private developers will coordinate with the applicable
fire districts on all development proposals within the City.
2. Prior to approving or supporting an annexation proposal, the City
will make certain tha" the proposed area can bc� adequately served
with fire protection. If the area cannot be served, the City will
coordinate with the applicable fire district to specify any
corrective measures that would have to be taken by the City, fire
district, or persons proposing the annexation before the annexation
takes place.
3. The nature and level of fire services will be subject to coordinated
monitoring by the City and fire districts for evaluation and
long-range planning.
7.7 PRIVATE UTILITIES
FINDINGS
o Utilities such as natural gas, electric and telephone are provided by
private utility agencies.
o intra is a need for development of a capital improvement plan to
coordinate programs developed by public and private utilities.
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POLic;5t
7.7 USE DT A ny r•P�i.L� Taw �.trry PRIVATE i�mTT TTY
.1 COMMUNITY LAND USE .AWNING SHALL BE COO a__.__TED WITH I`A
AGENCIES TO ASSURE THE AVAILABILITY OF SERVICES WHEN NEEDED.
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IMPLEMENTATION STRATEGIES
1. The City shall work with all private utilities, public utilities, and
other public agencies which work in public rights-of-way (e.g. City
and County public works departments) to ensure that each utility is
provided with plans, programs, and schedules outlining any
anticipated construction/reconstruction of public streets.
2. The Community Development Code shall provide for the review of such
facilities (e.g. substations, receiving and transmitting towers, and
other uses listed under Major Impact Utilities and Services) through
the conditional development process.
7.8 SCHOOLS
FINDINGS
o The location and development of school facilities has a significant impact
on residential development, transportation system location and development
of public facilities and services.
o Although the boundaries of the Tigard 231 School District extend beyond
the Tigard Urban Planning Area, the location and function of district's
{ land uses has a major impact upon the Tigard Urban Planning Area.
o Students in the northwest corner of Tigard attend the Beaverton School
District #48. These irregular school district boundaries raise the
following problems:
1. Families living in Tigard with children attending Beaverton schools
must pay out-of-district fees for recreational services to either
{j Tigard or Beaverton, and
2. Many of these same families often subscriber to the Valley Times in
order to receive Beaverton School District news. The Valley Times
does not, however, cover Tigard news especially related to public
hearings and other related land use matters.
o Schools have a major impact on future land use decisions.
o Both existing and future schools can help define residential areas and
serve as activity centers.
o Historically, the school district and the City of Tigard have cooperated
in the use of facilities.
® 1- use goals and Rui.de"'neS icyuiic C p r t�.^.n onri coordination
v State
• • _ ._ thiz City and the hoe l d i c trl et
In lance ll8e a6C1S1Vl1 ti uca.accaa a.a.� a.a a.y o.... ...... .........,.
o Both of the school districts that serve Tigard are separate taxing
districts and are not the zesponsibilaty o` `she ^i4y of T'iwar4 government. _
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POLICY
7.8.1 THE CITY SHALL WORK CLOSELY WITH THE SCHOOL DISTRICTS TO ASSURE THE
MAXIMUM. COMMUNITY USE OF THE SCHOOL FACILITIES FOR TIGARD RESIDENTS
THROUGH LOCATION CRITERIA AND THE PROVISIONS OF URBAN SERVICES.
IMPLEMENTATION STRATEGIES
1. The City shall monitor school capacity by requiring requests for
development proposals and permits to be reviewed by applicable school
district for effects on school capacity as a pre-condition to
development.
2. The City shall coordinate with the school districts whereby each
party is regularly informed of the others activities on short and
long range planning; all issues of mutual interest, e.g., school/park
facilities; and the financing and managing of those facilities.
3. The City shall develop "Locational Criteria" and will cooperate with
the school districts in their efforts to select new school sites in
order to assure adequate facilities and minimize conflicts with the
Comprehensive Plan.
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4. The City shall support education and occupational training programs
and when appropriate make selective resources of the City available
to public agencies and private programs.
5. The City shall encourage the use of schools as an integral part of
the community by making joint agreements with the school district to
allow community uses of school facilities for recreation, open space,
and meeting rooms.
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7.9 HEALTH SERVICES
Findings i
o Although there are care facilities with the Tigard Urban Planning Area,
Tigard's primary health service needs are served by those facilities i
throughout the Portland Metropolitan area,
o There are two major hospitals in close proximity to the City, St.
Vincent's which is less than 15 minutes driving time and Meridian Park
which is less than 10 minutes driving time.
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POLICY
7.9.1 THE CITY SHALL:
a. ENCOURAGE COOPERATION BETWEEN LOCAL, STATE, FEDERAL AND PRIVATE
AGENCIES 7N PLANNING AND PROVIDING FOR HEALTH AND RELATED SOCIAL
SERVICES; AND
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b. PROVIDE THE OPPORTUNITY FOR THE NECESSARY HEALTH SERVICES TO BE
PROVIDED WITHIN THE CITY THROUGH THE PROVISION OF THE COMMUNITY
DEVELOPMENT CODE.
IMPLEMENTATION STRATEGIES
1. As part of the Community Development Code:
a. Hospitals will be permitted as conditional development in all
residential and commercial development districts.
b. Group care facilities will be permitted outright in medium,
medium-high and high density residential districts and permitted
as conditional development in low density residential districts.
c. Medical offices and clinics will be allowed at least in commercial
districts.
7.10 LOCAL GOVERNMENT FACILITIES
FINDINGS
l o The current space owned by the City for administrative offices does not
meet the space needs of the City. Therefore, the City currently rents the
needed space for administrative purposes.
o The City has rented space in a building which is geographically centered
in the community.
POLICY
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7.10.1 LOCAL GOVERNMENT ADMINISTRATION FACILITIES SHOULD REMAIN CENTRALIZED
IN THE CENTRAL BUSINESS DISTRICT.
IMPLEMENTATION STRATEGY
1. The City will continue to locate its facilities, when feasible, in a
location central to all residents of the City.
7.11 LIBRARY SERVICES
FINDINGS
o Current library facilities are inadequate.
o Increased demands will require an expansion of library facilities and
service.
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POLICY
7.11.1 THE CITY SHALL, WHERE ECONOMICALLY FEASIBLE, PROVIDE FOR LIBRARY
SERVICES WHICH MEET THE USER DEMAND OF ITS RESIDENTS.
IMPLEMENTATION STRATEGIES
1. The City shall continue to work with the Library to provide adequate
library services.
7.12 SOLID WASTE DISPOSAL AND RECYCLING
FINDINGS
Per c--pita generation of solid waste has been increasing. A considerable
reduction of the level of solid waste disposed of in landfills can be
effected by recycling, particularly through the use of source separation.
o The recycling of solid waste conserves limited natural resources and
energy.
o The storage and disposal of h :ardous substances are problems of
increasing public concern.
o The Metropolitan Service District (MSD) has been designated with the
primary responsibility of finding a solution to the disposal of solid
wastes, which is a regional problem. Metro maintains a regional solid
waste management plan which is used to guide activities such as the search
for new regional landfills and planning of solid waste transfer stations,
resource recovery plants, and recycling programs.
I
o Collection of solid wastes in the City is handled by private firms
operating under mutually exclusive franchise granted by the City Council.
o City policies and strategies regarding the solid waste management must
include recognition of Metro's primary role in planning and coordinating
solid waste disposal for the region and provisions which will help achieve
the regional objectives_ of reducing the amount of wastes that need to be
disposed of in sanitary landfills.
POLICIES
7.12.1 THE CITY SHALL RECOGNIZE METROPOLITAN SERVICE DISTRICT'S (MSD)
RESPONSIBILITY AND AUTHORITY TO PREPARE AND IMPLEMENT A-SOLID WASTE
MANAGEMENT PLAN, AND WILL PARTICIPATE IN THESE PROCEDURES AS
APPROPRIATE.
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7.12.2 THE CITY SHALL PROVIDE THE OPPORTUNITY TO ESTABLISH A PERMANENT,
FULL-LINE RECYCLING CENTER THROUGH THE PROVISIONS OF THE COMMUNITY
DEVELOPMENT CODE. THE LOCATION SHOULD BE NEAR THE CENTER OF THE
COMMUNITY AND SHOULD BE OPEN EVERY DAY.
IMPLEMENTATION STRATEGIES
1. Tha City will promote the recycling of solid waste. Such measures
may include giving financial incentive to solid waste collectors who
recycle, and the establishment of an internal paper recycling program
in City Hall and City Maintenance facilities.
2. The City will work with MSD and the State DEQ in adequately
identifying the future needs for solid waste disposal in Tigard and
Washington County.
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8. TRANSPORTATION
This chapter addresses Statewide Planning Goal #12: Transportaticn which
requires local jurisdictions "to provide and encourage a safe, convenient and
economic transportation system."
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Transportation planning has been defined as "...the process by which
transportation improvements or new facilities are systematically conceived,
tested as to present and future adequacy, and programmed for future
construction. Modern transportation planning emphasizes the total
transportation system. It considers all modes of transport which are
economically feasible to a state, region or urban area." (Goodman & Freund,
Principals and Practices of Urban Planning, "Transportation Planning")
The transportation plan for Tigard reaches beyond the Tigard Planning Area and
includes traffic and transportation impacts within other areas of the j
southwest subregion of the Portland Metropolitan Area. The Metropolitan j
ServiceDistrict (MSD) acts as the regional coordinator for transportation
planning throughout the Portland Metropolitan Area. The other major service
district impacting Tigard is Tri-Met which is charged with the responsibility
for providing public transportation throughout the metropolitan area. i
The Comprehensive Plan proposes a land use plan that encourages and j
facilitates balanced transportation development for the City. The plan
recognizes that land use and transportation investments are inter-connected
and that relationship should be reinforced to produce an acceptable urban
environment.
Detailed information concerning transportation in the Tigard Urban Planning
Area is .available in the "Comprehensive Plan Report: Transportation."
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8.1 TRAFFIC WAYS
FiaLngs
to place all of the existing public local and collector
o A need exists
streets in the Tigard City Limits under the City's jurisdiction.
o According to a Washington County computer
Washington County area.study 48-60% of Tigard residents
work outside of th
o Between 77-83% of Tigard residents commute to work by auto as single
occupants.
o Major congestion problems within the City have resulted from the rapid
population growth since 1970, creating a need for major street
improvements.
o A corridor study for Pacific Highway (99W) has not been prepared by MSD.
It is the only major trafficway within the region which has not been
studied. Pacific Highway, the major tra€ficway through the City, has the
highest traffic volumes, congestion and accidents rates within the City.
There is a need to prepare a corridor study for Pacific Highway. The
rict and the State should coordinate such a
City, Metropolitan Service Dist
study.
o Many of the streets in Tigard are dead-ended which adds to the congestion r
on existing completed streets. Therefore, a number of street connections
need to be constructed.
o A major concern of the community regarding transportation is the need to
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maintain and improve the livability of residential areas in the face of
increasing population and transportation requirements.
o The City needs to develop a strategy to coordinate public street
improvements with private sector improvements to achieve the most s
effective use of the limited dollars available for road development and
improvement.
od is expected to
o The major residential" growth during the plannia=d perBoth of these areas
occur in the westerly and southerly areas of Tig
lack adequate improved trafficways.
ng the planning period to complete a collector street
o A need exists durix
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system between Scholls Ferry Road, Walnut Street, Gaarde. Street, Bull k
Mountain Road and ¢ gic Highway. The location of these connections
needs to be coordinated between the City, County, State and the
Metropolitan Service District.
o A need exists Co complete the collector street system within the Tigard
® ! of this area accessible to developers,
Triangle area to make more
employers and employees.
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POLICIES
8.1.1 THE CITY SHALL PLAN FOR A SAFE AND EFFICIENT STREET AND ROADWAY SYSTEM
THAT MEETS CURRENT NEEDS AND ANTICIPATED FUTURE GROWTH AND DEVELOPMENT.
8.1.2. THE CITY SHALL PROVIDE FOR EFFICIENT MAMA l�CMENT
a� EFFICIENT aa,+.a rana.naur+aaa,t OF THE TRAivSPUNTATION
PLANNING PROCESS WITHIN THE CITY AND THE METROPOLITAN AREA THROUGH
COOPERATION WITH OTHER FEDERAL, STATE, REGIONAL AND LOCAL
JURISDICTIONS.
8.1.3 THE CITY SHALL REQUIRE AS A PRECONDITION TO DEVELOPMENT APPROVAL THAT:
a. DEVELOPMENT ABUT A PUBLICLY DEDICATED STREET OR HAVE ADEQUATE
ACCESS APPROVED BY THE APPROPRIATE APPROVAL AUTHORITY;
b. STREET RIGHT-OF-WAY BE DEDICATED WHERE THE STREET IS SUBSTANDARD
IN WIDTH:
c. THE DEVELOPER COMMIT TO THE CONSTRUCTION OF THE STREETS, CURBS AND
SIDEWALKS TO CITY STANDARDS WITHIN THE DEVELOPMENT;
d. INDIVIDUAL DEVELOPERS PARTICIPATE IN THE IMPROVEMENT OF EXISTING
STREETS, CURBS AND SIDEWALKS TO THE EXTENT OF THE DEVELOPMENT'S
IMPACTS;
e. STREET IMPROVEMENTS BE MADE AND STREET SIGNS OR SIGNALS BE
PROVIDED WHEN THE DEVELOPMENT IS FOUND TO CREATE OR INTENSIFY A
TRAFFIC HAZARD;
f. TRANSIT STOPS, BUS TURNOUT LANES AND SHELTERS BE PROVIDED WHEN THE
PROPOSED USE OF A TYPE WHICH GENERATES TRANSIT RIDERSHIP;
g. PARKING SPACES BE SET ASIDE AND MARKED FOR CARS OPERATED BY
DISABLED PERSONS AND THAT THE SPACES BE LOCATED AS CLOSE AS
POSSIBLE TO THE ENTRANCE DESIGNED FOR DISABLED PERSONS; AND
h. LAND BE DEDICATED TO IMPLEMENT THE BICYCLE/PEDESTRIAN CORRIDOR IIS'
ACCORDANCE WITH THE ADOPTED PLAN.
IMPLEMENTATION STRATEGIES
1. The City shall develop, adopt and implement a master street plan that
anticipates all needed trafficway improvements so as to plan for the
necessary available resources to develop these streets when they are
needed
2. The City shall develop, maintain and implement a capital improvements
(' program which
a. Is consistent with the land use policies of the Comprehensive Plan;
o. Encourages a safe, convenient and economical transportation system;
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C. Furthers the policies and implementation strategies of the
City's Comprehensive Plan;
d. Considers a variety of transit modes within the rights-of-way;
e. Meds 'Local needs for 11uproveUd transportation services;
f. Pursues and establishes other funding sources from the federal,
state, regional and/or local agencies; and
g, Designates the timing of such projects to ensure their
installation when those facilities are needed.
3. The City shall specify street design standards within the Tigard
Community Development Code.
4. The City shall maintain the carrying capacity of arterials and
collectors by reducing curb cuts and other means of direct access,
and requiring adequate right-of-way and setback lines as part of the
development process. The Community Development Code shall state the
access requirements on each street classification.
5. The City's Tigard Community Development Code shall require developers
of land to dedicate necessary rights-of-ways and install necessary
i street improvements to the City's standards when such improvements
have not been done prior to the developer's proposals. These
necessary dedications may be required upon approval of any
development proposal.
6. The City shall control and limit the number of access points and will
E
signalize trafficways in a manner that provides for a consistent flow
of traffic and therefore minimizes or reduces vehicular emissions.
7. The City shall include provisions in the Tigard Community Development
Code which addresses the aesthetic quality of the transportation
system to assure community livability and to minimize the effects on
abutting properties. This can be accomplished through:
e
a. Building setback requirements;
b. Requirements for landscaping and screening and through other
site design criteria for visual enhancement;
{
C. Limiting residential land uses along major arterial trafficways; `
and
}
d. Sign controls.
8. The City shall coordinate their planning efforts with adjacent cities _`
and other agencies e.g., Beaverton, Portland and Tualatin, Washington
County, the Metropolitan Service District, Tri-Met and ODOT.
rt. The airy shall work out reciprocal agreements with other agencies for
ion planning
exchanging information pertinent to local transportat
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8,2. PUBLIC TRANSPORTATION
FINDINGS
of motor fuels have
o Since the oil embargos of the 1970's, the cost
increased four fold.
District of
o The Tri-County Metris
op
olitan Transportation
transportation t Oregon
residents of
responsible for providing public P
Multnomah, Washington and Clackamas Counties. {
e four(4) bus lines that service the Tigard area.
o Presently, there ark
community eiency pity to reduce traffic an
O Public transit offers the
i
pollution as well as increase energyffic
O Work trips and shopping trips are most conducive to mass transportation.
O The proposed downtown Tri-Met Tigard transfer center will increase service
and lessen travel time for riders.
POLICIES
L COORDINATE WITH TRI-MET TO PROVIDE FOR A PUBLIC
g,2,1 THE CITY SHAL
TRANSIT SYSTEM WITHIN THE PLANNING AREA WHICH:
a• MEETS THE NEEDS OF BOTH THE CURRENT AND PROJECTED, FOR THE
TIGARD COMMUNITY:
b. ADDRESS THE SPECIAL NEEDS OF TRANSIT DEPENDENT POPULATION;
C. REDUCES POLLUTION AND TRAFFIC; AND
d. REDUCES ENERGY CONSUMPTION.
8.2.2 THE CITY SHALL ENCOURAGE THE EXPANSION AND USE OF PUBLIC TRANSIT BY:
a. LOCATING LAND INTENSIVE USES IN CLOSE PROXIMITY TO TRANSITWAYS;
b. INCORPORATING PROVISIONS INTO THE COMMUNITY DEVELOPMENT CODE
WHICH REQUIRE DEVELOPMENT PROPOSALS TO PROVIDE TRANSIT
FACILITIES; AND
C. SUPPORTING EFFORTS BY TRI MET AND OTHER GROUPS TO PROVIDE FOR
ITHE NEEDS OF THE TRANSPORTATION DISADVANTAGED.
i
IMPLEMENTATION STRATEGIES
` Tri-Met to extend service to areas within the
1. The City shall request
City that do not currently have service.
4.♦v Development Code, the City shall require
2. In the City's Comm2�- 6 J p pull-offs and
large developments t. provide transit facilitiesnt _t*e. t nsit routes.
shelters, if, such developments ars locsstau adJace••
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3. The City shall coordinate with Tri-Met in the development of the
proposed transfer center in downtown Tigard.
4. The City shall propose land use densities, within the Comprehensive
Plan, along transit oriented corridors that support public
transportation service.
5. The City shall work with Tri-Met and other transit providers to
encourage transit service for the transit dependant population e.g.
the poor and handicapped.
6. The City shall encourage its citizens tt; ::ae mass transit systems,
where possible, to make greater effectiveness of the transit system
while reducing automobile usage.
7. The City shall, coordinate with the transit providers to encourage
car-pooling and investigate if there is a local need for car-pooling
in the Tigard area.
8.3. TRANSPORTATION FOR THE DISADVANTAGED
FINDINGS
o Tri-Met is responsible for providing handicapped transit accessibility
including coordination of special transit services by social service
}
agencies.
o Tri-Met conducts the detailed special handicapped transit planning
necessary to identify required service improvements and adopt a plan for
meeting federal requirements for handicapped accessibility.
POLICY
8.3.1 THE CITY SHALL COORDINATE WITH WASHINGTON COUNTY, TRI-MET AND OTHER
REGIONAL AND STATE AGENCIES IN THE IDENTIFICATION AND ACCOMMODATION
OF INDIVIDUALS WITH SPECIAL TRANSPORTATION NEEDS.
IMPLEMENTATION STRATEGY
I. The City shall require, through the implementation process, that parking
spaces be set aside and marked for disabled persons parking, and that such
spaces be located in convenient locations.
2. The City shall continue to coordinate with the appropriate agencies in the
identification and accommodation of those individuals with special
transportation needs. -
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8.4. PEDESTRIAN AND BICYCLE WAYS
FINDINGS
o As the City of Tigard continues to grow, more people may rely on the
bicycle and pedestrian pathways for utilitarian, as well as for
recreational purposes.
o In 1974, the City Council adopted a Comprehensive Pedestrian/Bicycle
Pathway Plan.
o The City has required adjacent development to install that portion of the
bicycle/pedestrian pathways shown on the adopted plan which abuts the
development.
o The City has implemented portions of the adopted plan through the City's
overlay program.
o The adopted Bicycle/Pedestrian Plan provides for a dual function pathway
system; bicycles and pedestrian use the same system.
POLICY
1 8.4.1 THE CITY SHALL LOCATE BICYCLE/PEDESTRIAN CORRIDORS IN A MANNER WHICH
PROVIDES FOR PEDESTRIAN AND BICYCLE USERS SAFE AND CONVENIENT
MOVEMENT IN ALL PARTS OF THE CITY, BY DEVELOPING THE PATHWAY SYSTEM
SHOWN ON THE ADOPTED PEDESTRIAN/BIKEWAY PLAN.
IMPLEMENTATION STRATEGIES
1. The City shall review each development request adjacent to areas
proposed for pedestrian/bike pathways to ensure that the adopted plan
is properly implemented, and require the necessary easement or
dedications for the pedestrian/bicycle pathways.
The City shall review and update the adopted Pedestrian/Bikeway Plan
on a regular basis, to ensure all developing areas have accessibility
to the Pedestrian/Bikeway system.
3. The City shall coordinate with Washington County to connect the
City's Pedestrian/Bike Pathway system to the County's system.
4. The City codes include provisions which prohibit motor driven
vehicles on designated and maintained pedestrian/bicycle pathways.
FINDINGS
a
® o Tigard is serviced by Southern Pacific and Burlington Northern railroad
lines which carry strictly freight through the City Limits.
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o Within the downtown area each railroad company has its own trackage and
the usage of those lines is based on railroads$ needs.
o In the adopted Tigard Urban Revitalization Area Plan it is stated that
there should only be one set of railroad tracks traversing the downtown
area. The City is in the process of discussing this issue with both
railroads.
o Many of the commercial and industrial businesses within Tigard rely on the
railroads for the shipping and receiving of goods.
o The City is currently coordinating the upgrading of all the railroad
crossings within Tigard with the railroads.
POLICIES
8.5.1 THE CITY SHALL COOPERATE WITH THE RAILROADS IN FACILITATING RAIL
FREIGHT SERVICE TO THOSE COMMERCIAL AND INDUSTRIAL BUSINESSES WITHIN
THE CITY THAT DEPEND ON RAILROAD SERVICE. {
8.5.2 THE CITY SHALL COORDINATE WITH BOTH SERVICING RAILROADS TO IMPLEMENT
THE ADOPTED TIGARD URBAN RENEWAL AREA (T.U.R.A.) PLAN.
IMPLEMENTATING STRATEGIES
1. The City shall continue to coordinate with the Southern Pacific and
Burlington Northern railroads to provide adequate railroad service.
2. The City shall designate adequate commercial and industrial land
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within close proximity to Qxisting railroad servicelines to ease
railroad accessibility to those businesses that rely on the service. r
t
3. The City shall coordinate with the railroads to combine the trackage
within the downtown area and facilitate the implementation of the r
T.U.R.A. Plan.
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9. ENERGY j
f
Statewide Planning Goal #13, Energy Conservation, requires localities to
manage and control land uses and development "so as to maximize the
conservation of all forms of energy, based on sound economic principles." The
following policies accomplish the objectives of the goal but they are not
written at the level of detail necessary to provide the community with a -
comprehensive energy program. However, the potential need for such a program
is becoming increasingly evident as the cost of energy supplies increases and
the availability of nonrenewal energy sources decreases. The increasing cost
of energy compiled with the fact that most localities are importers of energy
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could potentially have a negative impact on local economies. The impacts
could range from work stoppages or slowdowns to reduced disposable incomes and
a disruption of monies within the local economy.
The energy findings, policies and implementation strategies identify
conservation as the initial energy source that the community should explore.
They do zo based on the fact that conservation is the cheapest energy source,
most readily available, least environmentally detrimental and most influenced
by local policy.
Additional information on this topic is available in the "Comprehensive Plan
Report: Energy."
FINDINGS
o Transportation and residential uses account for approximately half of the
total energy consumption in the Portland Metropolitan Area. Industrial
and commercial uses comprise the other half of energy consumption.
o The City of Tigard has no developed energy sources.
o Conservation of energy at the local level is best achieved through
programs aimed at energy efficient transportation modes and land use
patterns, reducing travel distances between residential and work areas,
infilling vacant land, increasing densities of land uses as a whole and
encouraging alternative energy uses.
k
o All forms of nonrenewable energy sources used today are finite and the f
cost of these sources have increased as the supply has decreased.
o A reduction in the community-wide use of nonrenewable energy sources and
the development of renewable energy resources would have beneficial
impacts on both local and national economy.
o Mass transit systems can have a positive influence upon energy consumption
but require higher_ density corridors and activity areas to be effective.
o The availability of cheap energy in the past has resulted in the ;
construction of residential and commercial buildings that are energy
inefficient. Weatherization and insulation of existing and new structures ,
would substantially reduce energy consumption for heating and cooling
these structures. i
o Although it is a widely used substitute for traditional energy sources,
woodburning stoves can have adverse effects on air quality if improperly
used. r
o Alternative architecture and site design considerations can affect energy
consumption; such as structure orientation to the sun, landscaping;
rw topography and adjacent structures.
0 Small scale wind generating devices may be a viable alternative energy
source for Tigard residences.
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o The private automobile consumes about 75% of all petroleum used in
transportation in the Portland Area.
POLICIES
;.1.1 THE CITY SHALL EuCO11PAvE A REDUCTIOi� IN ENERGY CONSUMPTION BY INCREASE
OPPORTUNITIES FOR ENERGY CONSERVATION AND THE PRODUCTION OF ENERGY
FROM ALTERNATIVE SOURCES.
9.1.2 THE CITY SHALL ESTABLISH A BALANCED AND EFFICIENT TRANSPORTATION
SYSTEM WHICH COMPLEMENTS THE LAND USE PLAN AND IS DESIGNED TO MINIMIZE
ENERGY IMPACTS.
9.1.3 THE CITY SHALL ENCOURAGE LAND USE DEVELOPMENT WHICH EMPHASIZES SOUND
ENERGY CONSERVATION, DESIGN AND CONSTRUCTION.
IMPLEMENTATION STRATEGIES
1. The City shall encourage public and private programs that offer
weatherization and energy conservation programs, e.g. tax credits,
low-interest weatherization loans, etc.
2. The Tigard Community Development Code shall allow for a variety of
housing unit types in most residential development districts which
have proven to be energy efficient, e.g., common-wall or clustering of
dwelling units.
3. The City shall locate higher densities and intensities of land use in
proximity to existing and potential transit routes specifically with
convenient access to federal and state highways, arterials and major
collector streets.
4. The City shall, in the Tigard Community Development Code, allow for
more flexibility in structure siting to provide for maximum solar
exposure.
5. The City shall review the feasibility of implementing a solar access
ordinance and wind generation provisions.
6. The City shall cooperate with both public and private agencies that
make use of site development and architectural techniques using
natural elements for heating and cooling in all developments. r'
7. The Tigard Community Development Code shall allow for mixed use
I
developments which will support a reduction in traffic trip generation.
S. The City shall coordinate with and support public and private planning
efforts that advocate alternative forms of transportation such as mass
transit carpooling,s p g, ride share, .bicycling and yatirin�o. for .commuter
purposes.
9. Locational criteria shall be established to minimize vehicular travel
in order to conserve energy.
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10. URBANIZATION
This chapter addresses the concerns expressed by Statewide Planning Goal
# 14: Urbanization, which is "to provide for an orderly and efficient
Lransitiu:, from rural to urban land use."
The Urbanization goal is important because it develops a framework within
which all development activities have to be coordinated, and it integrates and
balances all of the other available land resources in terms of the needs
expressed by other goals; namely Housing, Economy, Public Facilities and
Services, Natural Features and Open Space and Transportation.
The urbanization goal also requires an allocation of land for accommodation of
urban expansion during the planning period (1980 - 2000), and development of
plans to arrange the orderly and efficient transition from urbanizable load,
in Tigard use, to urban land.
The findings, policies and implementation strategies address a variety of
topics related to urbanization. Policies describe the process which satisfy
the need for efficient, orderly and logical urbanization within the
geographical limits of Tigard's Urban Planning Area.
Additional information on this topic is available in the "Comprehensive Plan
Report": Urbanization.
FINDINGS
o The City of Tigard has grown from 5,302 people in 1970 to 14,286 people in
1980 (Census 1970 & 1980) and the City predicts that Tigard will continue
to grow to more than double its current size by the year 2000. The f
current 1982 population is 17,444. A portion of this increase is due to
annexations.
o The City limits have expanded by approximately 4.4 square miles since r
1970, to its present size of approximately 8 square miles.
o All lands within the Tigard Urban Planning Area as well as the City Limits
have been designated for urban land uses, and are wholly within the {
Portland Metropolitan Area Urban Growth Boundary.
o The Tigard Comprehensive Plan is an active plan, meaning the City plans
and designates land uses within the Tigard Urban Planning Area
(T.U.P.A.). Washington County retains legal jurisdiction over development a
proposals, zoning and public improvement projects outside the City limits
but within the T.U.P.A. Tigard does have right of review and comment on
proposals and projects within the T.U.P.A.
p
o The area within the Tigard Urban Planning Area, but outside the current
icit,y Limits, -_ not already developed to urban intensities will be
Fmad_ available for urban uses via an Urban Planning Area Agreement
I the City of Tigard and Washington County, annexation to the City and
f subsequent development proposals by the property owners.`
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o The City is committed to providing urban level services, or the
coordination of providing these services with the appropriate service
districts, to all areas within the city limits boundaries.
o The intent of the City is to provide for an orderly and efficient land use
pattern and urban services which must be available at the time of
development.
o The timing, location, and expansion of the transportation systems are
important factors affecting future urbanization.
o The desired development and growth pattern for the Tigard Urban Planning
Area is to be defined by a growth management system, e.g. extension of
services, streets and land use, which will guide the timing, type, and
location of growth.
o To assist in the financing of street facilities and improvements, Tigard
has imposed a Systems Development Charge (SDC) on new housing development.
o Major trunk line sewer service in the Tigard Urban Planning Area is
provided by the Unified Sewer Agency (USA) of Washington County which has
assumed this responsibility for the City's, as well as eastern Washington
County, major sewage system since 1970.
(` o Water in the Tigard area is provided by the Metzger and Tigard Water
Districts. These districts purchase their water from Portland, Lake
Oswego and other sources.
o An Urban Planning Area Agreement (UPAA) between Tigard and Washington
County regarding landuseplanning and annexation has been adopted since
1980. The City and the County are now in the process of renegotiating
this UPAA. The intent of this agreement is to:
a. Identify the urbanizable land within each jurisdiction surrounding
Tigard;
b. Provide for orderly and efficient transition from urbanizable land
to urban land;
c. Provide a process for reviewing the land use designations between
the City and County;
d. Provide for a process to extend existing services; and
e. Provide a process for annexations to the City.
o The City does not have an UPAA with the school districts (Tigard and
Beaverton), but the districts do work with the City's Planning and
Development Department to estimate the enrollment impact of new
r residential development in the City.
o The City has made a significant effort in the past to manage the location
and type of growth, and to coordinate this growth with the extension of
and expansion of facilities.
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o The City is currently is the process of including all of the
"unincorporated islands" within the city limits.
10.1 ANNEXATION OF LAND
POLICIES
10.1.1 PRIOR TO THE ANNEXATION OF LAND TO THE CITY OF TIGARD:
a. THE CITY SHALL REVIEW EACH OF THE FOLLOWING SERVICES AS TO
ADEQUATE CAPACITY, OR SUCH SERVICES TO BE MADE AVAILABLE, TO SERVE
THE PARCEL IF DEVELOPED TO THE MOST INTENSE USE ALLOWED*, AND WILL
NOT SIGNIFICANTLY REDUCE THE LEVEL OF SERVICES AVAILABLE TO
DEVELOPED AND UNDEVELOPED LAND WITHIN THE CITY OF TIGARD. THE
SERVICES ARE:
1. WATER;
2. SEWER;
3. DRAINAGE;
4. STREETS;
5. POLICE; AND
6. FIRE PROTECTION
* Most intense use allowed by the conditions of approval, the zone or the
N Comprehensive Plan.
b. IF REQUIRED BY AN ADOPTED CAPITAL IMPROVEMENTS PROGRAM ORDINANCE,
THE APPLICANT SHALL SIGN AND RECORD WITH WASHINGTON COUNTY A
NONREMONSTRANCE AGREEMENT REGARDING THE FOLLOWING:
1. THE FORMATION OF A LOCAL IMPROVEMENT DISTRICT (L.I.D.) FOR ANY
OF THE FOLLOWING SERVICES THAT COULD BE PROVIDED THROUGH SUCH
A DISTRICT. THE EXTENSION OR IMPROVEMENT OF THE FOLLOWING:
a) WATER;
b) SEWER;
c) DRAINAGE; AND
d) STREETS;
2. THE FORMATION OF A SPECIAL DISTRICT FOR ANY OF THE ABOVE
t' SERVICES OR THE INCLUSION OF THE PROPERTY INTO A SPECIAL
SERVICE DISTRICT FOR AN OF THE ABOVE SERVICES.
' c. TYE CITY SHALL PROVIDE URBAN SERVICES TO AREAS WITHIN THE TIGPu D
URBAN PLANNING AREA OR WITH THE URBAN GROWTH BOUNDARY UPON
'3 ANNEXATION.
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��. 10.1.2 APPROVAL OF PROPOSED LAND ANNEXATIONS BY THE CITY SHALL BE BASED ON
FINDINGS WITH RESPECT TO THE FOLLOWING:
a. THE ANNEXATION ELIMINATES AN EXISTING "POCKET" OR "ISLAND" OF
UNINCORPORATED TERRITORY; OR
b. THE ANNEXATION WILL NOT CREATE AN IRREGULAR BOUNDARY THAT MAKES IT
DIFFICULT FOR THE POLICE IN AN EMERGENCY SITUATION TO DETERMINE
WHETHER THE PARCEL 1S WITHIN OR OUTSIDE THE CITY;
C. THE POLICE DEPARTMENT HAS COMMENTED UPON THE ANNEXATION;
d. THE LAND IS LOCATED WITHIN THE TIGARD URBAN PLANNING AREA AND IS
CON"iIGUOUS TO THE CITY BOUNDARY.
e. THE ANNEXATION CAN BE ACCOMMODATED BY THE SERVICES LISTED IN
10.1.1(b)(2).
10.2 EXTENSION OF SERVICES OUTSIDE THE CITY LIMITS
POLICIES
. %
10.2.1 THE CITY SHALL NOT APPROVE THE EXTENSION OF CITY OR UNIFIED SEWERAGE
AGENCY (USA) LINES EXCEPT:
a. WHERE APPLICATIONS FOR ANNEXATION FOR THOSE PROPERTIES HAVE BEEN
SUBMITTED TO THE CITY; OR
b. WHERE A NONREMONSTRANCE AGREEMENT TO ANNEX THOSE PROPERTIES HAS
BEEN SIGNED AND RECORDED WITH WASHINGTON COUNTY AND SUBMITTED TO
THE CITY; OR
c. WHERE THE APPLICABLE STATE OR COUNTY HEALTH AGENCY HAS DECLARED
THAT THERE IS A POTENTIAL OR IMMINENT HEALTH HAZARD.
10.2.2 IN ADDITION TO THE REQUIREMENTS OF POLICY 10.2.1, THE EXTENSION OF
SEWER LINES OUTSIDE OF THE CITY UNITS SHALL NOT REDUCE THE CAPACITY
BELOW THE REQUIRED LEVEL FOR AREAS WITHIN THE CITY.
10.2.3 AS A PRECONDITION TO THE APPROVAL OF THE EXTENSION OF SERVICES OUTSIDE
THE CITYLIMITS, THE CITY SHALL HAVE THE RIGHT OF REVIEW FOR ALL
DEVELOPMENT PROPOSALS OUTSIDE THE TIGARD CITY LIMITS BUT WITHIN THE
TIGARD URBAN PLANNING AREA (REFERENCE TIGARD'S URBAN PLANNING AREA
AGREEMENTS WITH WASHINGTON COUNTY). THE CITY SHALL REQUIRE THAT
DEVELOPMENT WILL NOT:
a. PRECLUDE THE FURTHER DEVELOPMENT OF THE PROPERTIES TO URBAN
DENSITIES AND STANDARDS; OR
b. PRECLUDE THE SUBSEQUENT DEVELOPMENT OF SURROUNDING PROPERTIES-
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THIS REVIEW SHALL INCLUDE THE FOLLOWING FACTORS AS SET FORTH IN THE
TIGARD COMPREHENSIVE PLAN AND APPROPRIATE IMPLEMENTATING ORDINANCES:
a. LAND USE;
b. DENSITY;
C. PLACEMENT OF STRUCTURES ON THE SITE;
d. STREET ALIGNMENT; AND
e. DRAINAGE.
IMPLEMENTATION STRATEGIES
1. The City shall encourage all of the urbanizable land within Tigard's
Urban Planning Area to be within the City Limits.
2. The City shall direct its annexation policies to conform with and
support the City's Comprehensive Plan.
3. The City shall phase annexations to allow for the incorporation of
urbanizable land in a manner that is consistent with the Comprehensive
Plan, and the Urban Planning Area Agreement, and to provide for
�.._. orderly transition in urban services.
4. The City shall work toward establishing a workable, jointly approved
growth management agreement with the Washington County. The agreement
shall assure that:
a. Urban development inside Tigard Urban Planning Area (T.U.P.A.)
will be encouraged to annex to the City of Tigard.
b. Significant differences between City/County Comprehensive Plan
policies are reconciled for the unincorporated areas within the
Urban Planning Area (T.IT.P.A.).
5. Land use designations, if not already designated, shall be assigned to
purposed annexation areas only after a thorough study addressing
statewide Planning Goals, City and neighborhood needs have been
completed and adopted by the City.
6. The City shall accept, encourage, and assist in the preparation of
annexation proposals of all levels with its Urban Planning Area (UPA)•
7. The City shall actively seek to include all "unincorporated island"
areas into the city.
8. The City shall provide a capital improvement plan (CIP) that will
promote the development of services and facilities in those areas
which are most productive in the ability to provide needed housing,
jobs and commercial service opportunities in conformance with the
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policies of the Comprehensive Plan. The CIP shall emphasize the
provision of needed services in established districts and those areas
passed over by urban development.
4. The City shall cooperate with Washington County and all special
districts share in the exchange of information on planning actions
which have interjurisdictional impacts. Ample opportunity for review
and comment shall be given prior to final action by a city, county or
special district policy making body on a matter of mutual concern.
10. The City and County will negotiate the existing Urban Planning Area
agreement which responds to the needs of both the City and County.
POLICY
10.3.1 THE CITY SHALL CONSIDER ANNEXATION REQUESTS OUTSIDE THE TIGARD URBAN
PLANNING AREA AND WITHIN THE URBAN GROWTH BOUNDARY CONSISTENT WITH
POLICIES 10.1 AND 10.2 AND AMENDMENT OF THE AGREEMENT BETWEEN THE CITY
AND THE COUNTY.
10.3.2 THE CITY SHALL DISCOURAGE EXPANSION OF THE TIGARD URBAN PLANNING AREA
IN A MANNER WHICH WOULD RESULT IN AN IRREGULAR PLANNING AREA AND [
INEFFICIENT PROVISION OF PUBLIC FACILITIES AND SERVICES. i
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11. SPECIAL AREAS OF CONCERN
G
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The purpose of this chapter is to address those areas within each Neighborhood
Planning Organization that are of special concern to each particular area.
This chapter is divided by Neighborhood Planning Organization. The subsequent
policies address a broad range of issues and relate directly to the main
City-wide policies in Chapters 1-10. The larger, bold number adjacent to each
policy refers to the City-wide policy of Chapters 1-10.
11.1 Neighborhood Planning Organization #1
A. CENTRAL BUSINESS DISTRICT
FINDINGS
j
o The downtown area contains a 'broad mix of land uses, meeting the needs of
many people within the planning area.
i
` - o A major concern of the Comprehensive Plan is to maintain existing business
in the downtown area, and expand the economic potential of the downtown
re,*
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f o The Central Business District is the major commercial
financ financial) and Cultural
area, and it provides professional, governmental,
services. It also provides entertainment and open space-
0 The City of Tigard has an adopted Tigard Urban Revitalization Area
(T.U.R.A.) plan for the downtown area.
o To successfully operate as a unified area, a Central Business District
needs to:
a. Be compact;
b. Have ease of access to all facilities;
C. Have a broad cross section of appropriate commercial uses;
d. Have adequate free parking in proximity to shopping; and
o The Tigard downtown area is effectively served by mass transit facilities.
POLICY
KE
11.1.1 THE REDEVELOPMENT OF DOWNTOWN SHaI.L BEE A000ONVENIENCE,� AppEEARANCEMAND
r IT COMPLEMENTARY TO NEWER SHOPPING
THE NEEDS OF THE SHOPPING PUBLIC SHOULD BE PRIMARY CONSIDERATIONS.
IMPLEMENTATION STRATEGIES
1. The City shall continue to implement the adapted Tigard Urban
Revitalization Area (T•U•R.A. Plan in accordance with the City's
)
economical capabilities.
the private
ector
2• The City shall coordinate aimplementationith of the T.U.R.A.splan. to
promote their participation in the
B. AS11 AVENUE
FINDINGS
o The extension of Ash Avenue is iood o thusincrease
traffic
from the
potentiallyincreasing
downtown area to the adjacent ne gghborhthe adjacent neighborhood.
#-he adverse impacts upon
o Improvements to adjacent street, e.g. Hill, O'Mara, etc. can alleviate
traffic impacts on Ash Avenue.
ff POLICY
11.2.1 ASH AVENUE SHALL BE EXTENDED ACROSS WITHOUT R ANNO USINGENPACIFIC ALINGCCESS BIGH'�AY.
THE NEIGHBORHOO
HALL BE USED TO SLOW TRAFFIC AND MAKE
DS COMMERCIAL ARE
DESIGN FEATURES STHE STREET AS
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SAFE AS POSSIBLE. ASH AVENUE SHALL BE DESIGNATED A MINOR COLLECTOR IN
CONFORMANCE WITH THE MASTER STREET PLAN. DESIGN FEATURES AND
MITIGATION MEASURES SHALL HOLD TRAFFIC VOLUMES TO THE MIDDLE LIMITS OF
A M114OR COLLECTOR.
11.2.2 IMPROVEMENTS TO S.W. ASH AVENUE FROM S.W. HILL TO FANNO CREEK SHALL BE
CONSTRUCTED AS CONDITION OF DEVELOPMENT OF ADJACENT PROPERTIES. THE
STREET IMPROVEMENTS ALONG WITH THE DEVELOPMENT OF A MAJOR COMMERCIAL
SITE WILL INCREASE TRAFFIC ON ASH. A BARRICADE SHALL BE PLACED AT
HILL STREET APPROXIMATELY AT THE END OF EXISTING PAVEMENT TO PROTECT
THE NEIGHBORHOOD RESIDENTS FROM THE COMMERCIAL TRAFFIC.
11.2.3 METHODS OF MITIGATING THE TRAFFIC IMPACT ON THE NEIGHBORHOOD SHALL
INCLUDE IN THE FOLLOWING ORDER OF IMPROVEMENT CONSTRUCTION:
a. IMPROVING S.W. MCDONALD STREET TO INTERIM MAINTENANCE STANDARDS TO
"ENCOURAGE TRAFFIC FROM SOUTH OF MCDONALD TO USE MCDONALD TO EXIT
TO HALL AND/OR PACIFIC HIGHWAY.
b. IMPROVEMENTS TO THE RESIDENTIAL PORTION OF ASH FROM HILL TO
FREWING. THESE IMPROVEMENTS COULD INCLUDE LIMITED PARKING,
DELINEATION OF TRAFFIC LANES AND SIDEWALKS ON ONE OR BOTH SIDES OF
THE STREET.
c. THE EXTENSION OF S.W. HILL TO S.W. O'MARA AND/OR THE IMPROVEMENT
- OF S.W. ASH FROM FREWING TO GARRETT.
d. THE EXTENSION OF S.W. O'MARA TO S.W. HILL PARALLEL TO S.W. ASH.
e. REMOVAL OF THE BARRICADE IN PLACE ON ASH AVENUE AT S.W. HILL.
f. IMPROVEMENT OF S.W. O'MARA STREET TO INTERIM MAINTENANCE STANDARDS
TO ENCOURAGE AN ALTERNATE ROUTE.
g. INSTALLATION OF TRAFFIC INHIBITORS TO THE RESIDENTIAL PORTION OF
ASH IF AND WHEN TRAFFIC VOLUMES EXCEED THE MIDDLE RANGE FOR A
MINOR COLLECTOR. TRAFFIC INHIBITORS INCLUDE BUT ARE NOT LIMITED
TO PLANTING ISLANDS, SPEED BUMPS, BUTTONS, TURNING RESTRICTIONS,
LOAD LIMITS AND ENFORCEMENT.
11.3 NEIGHBORHOOD PLANNING ORGANIZATION #3
Many of the older residential neighborhoods in NPO #3 were developed along
country roads that were lightly traveled, but which are now more heavily
traveled. Some of this increased traffic results from local development, and
some of it is through traffic which must use these roads since no arterial
route has been built. Further increased in traffic, and consequent widening
of these roads, may adversely impact the quality of the residences along these
` .. roads. This is particularly the case with 121st Avenue and Gsarde Street,
which have right-oil-ways of 40 to 50 feet that are offset in some placesa
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The comprehensive plan for NPO #3, adopted by the City of Tigard in 1975,
supported and implemented the conclusions of Carl Buttke, the consulting
engineer who performed the traffic studies for the various NPOs. These
conclusions were that 121st Avenue and Gaarde Street should be developed as
two lane roads limited to a total of 30 feet "to avoid motorists from forming
a third land, but providing sufficient roadway width for turning vehicles."
The 1975 plan included provisions for these roads to have pedestrian-bicycle
paths, and to have restrictions on parking. Also, low densities were planned
for the neighborhoods serviced by these streets; one reason was to avoid
further overloading of these streets with additional traffic resulting from
higher densities.
The City of Tigard, in the 1975 plan for NPO #3, opposed a proposed Murray
Boulevard Extension through NPO #3. It has been the opinion of both the City
and the local residents that the Murray Boulevard Extension to Pacific Highway
should be located to the west of Bull Mountain. Completion of this arterial
linkage could remove much of the through traffic from what should be
neighborhood collector streets.
FINDINGS
o The development along most of the collector streets in NPO #3 is
predominantly low density residences which are in good condition.
o The present right-of-way along much of S.W. 121st Avenue and S.W. Gaarde
street is 40 to 45 feet wide, with offsets in some places. Widening these
streets to major collector standards would impact some of the existing
homes on these streets.
o Some of the traffic now using S.W. 121st Avenue and Caarde Street is not
local, but rather through traffic, which could be better provided for by a
properly located arterial connection between Murray Boulevard and Pacific
Highway.
o Future development on the land along 121st and Gaarde will add to the
traffic volumes on those streets.
o S.W. Gaarde Street and S.W. 121st Avenue south of Walnut both have many
uncontrolled access pointe; this condition will require special design
attention when street improvements are made.
o A direct connection between Murray Boulevard, or Scholls Ferry Road, and
Gaarde Street and/or 121st Avenue has been proposed many times in the
past. A direct arterial connection proposal 'wasyonsidered In dct;ll iu
the 1975 NPO #3 Plan and was emphatically rejected by the City of Tigard.
It has also been rejected by the current NPO #3.
POLICY
� . 11.3.1 THE CITY SHALL CONSIDER THE FOLLOWING WHEN PREPARING STREET
IMPIROVEMENT PLANS THAT AFFECT S.W. 121ST AVENUE OR GAARDE STREET.
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a. THE IMPACT ON THE EXISTING RESIDENTIAL STRUCTURES AND THE
ALTERNATIVES WHICH HAVE THE MINIMUM ADVERSE EFFECT IN TERMS OF:
1. REDUCING THE DISTANCE BETWEEN THE DWELLING AND THE STREET; AND
2. NOISE IMPACTS.
b. THE EFFECT THE IMPROVEMENT WILL HAVE ON THE TRAFFIC FLOW AND THE
POSSIBLE NEGATIVE EFFECTS ON OTHER STREET INTERSECTIONS.
c. MINIMIZING THE USE OF THESE STREET AS PART OF THE ARTERIAL SYSTEM
FOR THROUGH TRAFFIC.
11.3.2 THE CITY OF TIGARD SHALL WORK WITH OTHER GOVERNMENTAL BODIES FOR THE
DEVELOPMENT OF AN ARTERIAL ROUTE CONNECTION FROM MURRAY BOULEVARD OR
SCHOLLS FERRY ROAD TO PACIFIC HIGHWAY. THIS ARTERIAL ROUTE SHOULD BE
LOCATED WEST OF BULL MOUNTAIN, AND SHOULD NOT UTILIZE ROADS WHICH PASS
THROUGH EXISTING RESIDENTIAL AREAS WITHIN TIGARD.
IMPLEMENTATION STRATEGIES
1. S.W. Gaarde Street and S.W. 121st Avenue (between Gasrde and Walnut) shall
be developed as two-lane roads with pedestrian-bicycle paths, restricted
parking and left turning lanes as needed at congested intersections.
2. The undeveloped land along S.W. 121st Avenue (south of Walnut) shall be
planned for development in accordance with the locational criteria
policies that apply - to locating medium and higher densities close to
arterials and in accordance with the policies for "Established" and
"Developing" areas.
3. The Tigard Community Development Code shall require site design review for
any development other than a single or two family structure. The site
design review shall include review of street right-of-way and pavement
location.
11.5 NEIGHBORHOOD PLANNING ORGANIZATION 45
FINDINGS
® o As Tigard has continued to develop the locational advantages associated
with the the I-5 freeway, Highway 217 and the two railroad lines
traversing the area have led to a considerable amount of office and
industrial development along 72nd Avenue, south of Highway 217.
o The established residential area abutting the industrial area in NPO #5
has been adversely affected by the individual use, due to increased smoke,
(" noise, odor or visual pollution.
o The polution of existing vegetation and trees, and the planting of trees,
provide an excellent means to both separate and buffer residential areas
from industrial areas. These vegetative buffers exist along the western
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` slopes bordering the Rolling Hills Subdivision and along Fanno Creek. The
Rolling Hills Subdivision abuts industrially planned land on two sides and
is within approximately 600 feet of land planned for heavy industrial use.
POLICY
11.5.1 THE CITY SHALL REQUIRE BUFFERING AND SCREENING BETWEEN RESIDENTIAL
AREAS AND ADJOINING INDUSTRIAL AREAS AS A PRECONDITION TO DEVELOPMENT
APPROVAL AS FOLLOWS:
a. ALL BUILDINGS ON INDUSTRIAL LAND SHALL BE SET BACK A DISTANCE OF
50 FEET FROM ANY PROPERTY LINE WHICH ABUTS A RESIDENTIALLY PLANNED
AREA;
b. THE SITE PLAN SHALL PROVIDE FOR THE LEAST INTENSIVE PROPOSED USES
ON THE SITE IN THE AREAS WHICH ABUT AN ADJOINING RESIDENTIAL
PLANNED AREA; AND
c. BUFFERING AND SCREENING SHALL BE PROVIDED WITHIN THE 50-FOOT
SETBACK AREA AS PROVIDED BY THE STANDARDS CONTAINED IN POLICY
6.3.3. IT IS NOT THE INTENT OF THIS SUBSECTION TO REQUIRE THE
ENTIRE FIFTY FEET TO BE LANDSCAPED PROVIDED THE STANDARDS IN 6.3.3
ARE MET IN WHICH CASE A PORTION OF THE BUFFER AREA MAY BE USED FOR
PARKING; EXCEPT
1. NO STRUCTURE, PAVEMENT OR DEVELOPMENT MAY BE LOCATED WITHIN
THE 50-FOOT SETBACK AREA SURROUNDING THE ROLLING HILLS
SUBDIVISION; AND
2. ALL EXISTING VEGETATION SHALL BE RETAINED AND MAINTAINED
WITHIN THE 50-FOOT SETBACK AREA SURROUNDING THE ROLLING HILLS
SUBDIVISION.
IMPLEMENTATION STRATEGIES
1. The City shall work with the Neighborhood Planning Organizations and the
affected property owners (both residential and industrial) in developing a
design plan for the buffer areas between industrial and residential areas.
2. The Tigard Community Development Code shall include a tree cutting section
which will minimize the cutting of trees on undeveloped land, and prohibit
the cutting of trees within the designated Fanno Creek Greenway area.
3. The Community Development Code shall include standards for industrial
developments that abut residential districts. At a minimum these
standards shall include height, noise, and lighting requirements.
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12, LOCATIONAL CRITERIA
INTRODUCTION
This section contains locational criteria policies with respect to:
o Housing
o Commercial uses
o Offices
o Industry
o Public utilities and facilities
The policies and locational criteria apply to both legislative and
quasi-judicial land use actions.
Conformance of quasi-judicial land use actions with this section of the
Comprehensive Plan shall be determined by evaluation of the relationships
between the proposed action (e.g., zone change, conditional development) and
the applicable locational criteria. The applicable criteria are determined by
kJ the scale of the proposal, measured according to the scale standards found in
the charts which follow.
It is intended that these locational criteria be construed in a flexible
manner, in the interest of accommodating proposals which, though not strictly
in conformance with the applicable criteria, are found to be in the public
interest and capable of harmonious integration into the community. The burden
of proving conformance of the proposal to the Comprehensive Plan should vary
with the degree of change and impact on the community: the more drastic the
change and the greater the impact, the more strictly the criteria should be
construed.
12.1 RESIDENTIAL
The allowed housing types will be determined by the locational criterias,
allowed densities and Community Development Code provisions related to each
zoning district.
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POLICY
12.1.1 THE CITY SHALL PROVIDE FOR HOUSING DENSITIES IN ACCORDANCE WITH: s
a. THE APPLICABLE PLAN POLICIES.
b. rRE APPLICABLE LOCATIONAL CRITERIA.
c. THE APPLICALLE Ct, TMUNITY DEVELOPMENT CODE PROVISIONS.
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The following criteria will apply to the four residential densities.
1. Low Density Residential.
A. The following areas designated low density residential on the plan
map.
(1) Areas which are committed to low density development and not
shown on the "buildable lands inventory" as vacant land.
(2) Areas where street facilities are limited to collectors and local
streets.
(3) Areas having development limitations due to the topography, soil
characteristics, drainage, high water table or flooding.
(4) Areas with limited capacity for development in terms of
facilities and services such as:
(a) Facilities:
i Sewer
ii Water
iii Drainage
iv Schools
(b) Services:
i Police
ii Fire
iii Health
B. The following factors will be determinants of the density ranges
allowed through zoning in the low density residential.
(1) Areas which have been historically developed with large lots and
which are determined to be committed land "on the buildable lands
inventory" will remain zoned consistent with the existing
development pattern.
; - (2) The capacity of facilities and services.
(3) Areas within walking distance of transit should be zoned for
smaller lots.
(4) Areas within close proximity to jobs, commercial areas and public
facilities and services should be zoned for smaller lots.
2. Medium Density Residential
A. The following factors will be the determinants of the areas
designated for medium density on the plan map:
® ; (1) Areas Which are not committed to low"density development.
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(2) Areas which have direct access from collector or arterial streets.
(3) Areas which are not subject to development limitations such as
topography, flooding, poor drainage.
(4) Areas where the existing facilities have the capacity for
additional development.
(5) Areas within one half of a mile of public transportation.
(6) Areas which can be buffered from low density residential areas in
0 order to maximize the privacy of established low density t
residential areas.
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B. The following factors will be determinants of density ranges allowed
through zoning in the medium density planned area:
(1) The density of development in areas historically zoned for medium j
density development.
(2) The topography and natural features of the area and the degree of
possible buffering from established low density residential areas.
(3) The capacity of the services.
(4) The distance to the public transit.
(5) The distance to neighborhood or general commercial centers and
office business centers.
(6) The distance from public open space.
3. Medium-High and High Density Residential
A. The following factors will be the determinants of the areas
designated for high density on the plan map
(1) Areas which are not committed to low density development.
(2) Areas which can be buffered from low density residential areas in
order to maximize the privacy of established low density
residential areas.
(3) Areas which have direct access from a major collector or arterial
street.
(4) Areas which are not subject to development limitations.
(5) Areas where the existing facilities have the capacity for
t`. additional development.
(6) Areas within one quarter mile of public transit.
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(7) Areas within one quarter mile from neighborhood and general
commercial shopping centers or business and office centers.
(8) Areas adjacent to either private or public permanent open space.
B. The following factors will be determinants of the density ranges
allowed in the medium-high and high density planned areas should the
city adopt more than one high density zone.
(1) The topography and natural features of the area and the degree of
possible buffering from established low density residential areas.
(2) The capacity of the services.
(3) The distance from public transit.
(4) The relationship of the site to existing neighborhood and general
commercial centers and office and business centers.
IMPLEMENTATION STRATEGIES
1. The Community Development Code shall:
a. Include a broad range of residential districts.
b. Provide for schools, churches, ?arks and other quasi public and
public uses as conditional development in the residential districts.
c. Require medium density, medium-high density, and high density
residential uses to be subject to the design review process, unless
those developments have received detailed planned development or
conditional development approvals.
d. Require medium density and high density residential developments to
provide a minimum of 20% of the gross area to be landscaped. The
landscaping requirement may be reduced during the review process
where it can be demonstrated that exceptional design will achieve:
(1) An equally desirable development.
(2) An uncluttered appearance and openness intended by the
landscaping requirement.
e. Require the dedication of land or monetary contribution to the public
for parks or recreation facilities.
12.2 COMMERCIAL
The Comprehensive Plan provides for four types of commercial development:
neighborhood, linear (general) commercial areas, professional commercial and
the central business district. It is the intent of plan that;
1. Cov mercial areas be planned at a scale which relates its location, site
and type of stores to the trade area to be served.
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2. Surrounding residential areas be protected from any possible adverse
affects in terms of loss of privacy, noise, lights and glare.
3. Commercial centers and uses be aesthetically attractive and landscaped.
4. Ingress and egress points not create traffic congestion or hazards.
5. Vehicle trips be reduced both in terms of the length of vehicle trip and
total number of trips.
6. The central business district is not included in the locational criteria
because there is only one designated areas.
POLICY
12.2.1 THE CITY SHALL:
a. PROVIDE FOR COMMERCIAL DEVELOPMENT BASED ON THE TYPE OF USE, ITS
SIZE AND REQUIRED TRADE AREA.
b. APPLY ALL APPLICABLE PLAN POLICIES.
c. APPLY THE APPROPRIATE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE
OF THE PROJECT.
1. Neighborhood Commercial
Neighborhood commercial centers are intended to , provide convenience'
goods and services within a cluster of stores. Convenience goods are
goods which are brought frequently, at least weekly, and for which
people do not engage in comparison shopping. The uses permitted in
the neighborhood center included convenience markets, beauty shops,
barber shops and repair shops. The range of uses is limited to those
uses which can be sustained by a limited trade area.
A. Scale
(1) Trade Area. Up to 5000 people.
(2) Site Size. Two acre maximum.
(3) Gross Leasable Area. Varies.
B. Locational Criteria
(1) Spacing and Location
._ _ +-t__t.00d c crc;Al na.lhPr
C (a) The service area radius for a neiguu�cu.,.,.. ......�.......___
shall be at least one half of a ;Wile.
(b) wmmerc-Aial development shall be limited to one quadrant of a
street intersection or where there is no street intersection,
to one side of the street.
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(2) Access
(a) The proposed center or expansion of an existing center shall
not create traffic congestion or a traffic safety problem.
Such a determination shall be based on the street capacity,
existing and projected traffic volumes, the speed limit,
number of turning movements and the traffic generating
characteristics of the most intensive use allowed in the zone.
(b) The site shall have direct access from one of the following:
(i) An arterial.
(ii) A collector street which will not direct traffic through
local neighborhood streets.
(3) site characteristics. The site shall be of a size which can
accommodate the present and future uses, but shall not exceed two
acres.
(4) Impact Assessment
(a) The scale of the project shall be compatible with the
surrounding uses.
CY. '
(b) The site configuration and characteristics and relationship
to the street system shall be such that privacy of adjacent
a,
nom-commercial uses can be'maintained.
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(c) It shall be possible to incorporate the unique features into
the site design and development plan.
(d) The associated lights, noise and activitiesshall not
interfere with adjoining non-residential uses.
2. Linear Commercial
g Linear commercial areas are intended to provide for major retail goods and
services. The uses classified as linear commercial may involve drive-in
services, large space users, a "combination of retail, service, wholesale and
repair services or provide services to the traveling public. The uses range
from automobile repair and services, supply and equipment stores, vehicle
sales, drive-in restaurants to laundry establishments. It is intended that
these uses be adjacent to an arterial or major collector street.
s,
A. Scale
(1) Trade Area. Varies
sem'
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(2) Site Size. Depends on development.
(3) Cross Leasable Area. Varies.
B. Locational Criteria
(I) Jpac ing and Location
(a) The commercial area is not surrounded by residential --
districts on more than two sides.
(2) [access
(a) The proposed area or expansion of an existing area shall not
create traffic congestion or a traffic safety problem. Such
a determination shall be based on the street capacity
existing and projected traffic volumes, the speed limit,
number of turning movements and the traffic generating
characteristics of the various types of uses.
(b) The site shall have direct access from a major collector or
arterial street.
(c) Public transportation shall be available to the site or
general area.
(3) Site Characteristics
(a) The site shall be of a size which can accommodate present and
projected uses.
(b) The site shall have high visibility.
(4) Impact Assessment
(a) The scale of the project shall be compatible with the
surrounding uses.
(b) The site configuration and characteristics shall be such that
the privacy of adjacent non-commercial uses can be maintained.
(c) It shall be possible to incorporate the unique site features
into the site design and development plan.
(d) The associated 1igh_ts, a:oise and activities shall not
interfere with adjoining non-residential uses.
3. Professional Office Commercial
Professional Office Commercial areas are intended for a diverse range of
office uses and supportive uses; and t:o pro-mote user convenience thrcuShout
the City.
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A. Scale
(1) Trade area. Varies
(2) Site size. Varies
(3) Gross leasable area. Varies
B. Locational Criteria
(1) Spacing and Location
(a) The Comprehensive Plan map fixes exact boundaries of the
professional office commercial area.
(b) The professional office commercial area is not surrounded by
residential districts on more than two sides.
(2) Access
(a) The proposed use or expansion of an existing area shall not
create traffic congestion or a traffic safety problem. Such
a determination shall be based on the street capacity,
existing and projected traffic volumes, the speed limit,
number of turning movements and the traffic generating
characteristics of the various types of uses.
(3) Site Characteristics
(a) The site shall be of a size which can accommodate present and
projected needs.
(b) The site shall have high visibility.
(4) Impact Assessment
(a) The site configuration and characteristics shall be such that
the privacy of adjacent non-commercial uses can be maintained.
(b) It shall be possible to incorporate the unique site features
into the site design and development plan.
(c) The associated lights, noise and activities shall not
interfere with ad oJrdnon-residentL L
nl uses.
IMPLEMENTATION STRATEGIES
1. The Community Development Ordinance shall;
a. Include a neighborhood commercial district, a general commercial
district, A highway commercial district, and a professional office
commercial district area.
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b. Require that:
(1) The areas be subject to site design review.
(2) A minimum of 15% landscaping be provided.
(3) Necessary street improvements be made prior to development.
c. Prohibit single family residential uses in the neighhorhood
commercial and general commercial centers.
d. Allow for residential uses above the first story of commercial uses
except professional office commercial districts. Residential uses
would be permitted above second story in professional office
commercial districts.
2. As a part of the corridor study proposed for Pacific Highway (99W) by the
Oregon Department of Transporation and the Metropolitan Service District,
the City shall:
a. Review the commercial development patterns that have occurred along
Pacific Highway and look at ways to reduce access points along
Pacific Highway; and
b. Develop ways to consolidate new commercial development into
commercial centers rather than strip commercial areas.
12.4 INDUSTRIAL
The intent of the Industrial land use designation is to:
1. Provide for the designation of suitable lands for industrial use.
2. Provide for economic growth and development.
3. Protect existing and potential lands suitable for industrial development
from encroachment by non-industrial or incompatible uses.
4. Provide land for industrial use by type to minimize the impact on
surrounding development.
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5. Take 'advantage of existing transportation facilities.
Industrial lands are classified as:
}
1. Heavy Industrial Lands which are areas intended to provide for
i
manufacturing, processing and assembling activities. Uses within this
classification are characterized by large buildings and large storage
( areas and as having associated external effects such as smoke, noise,
odor, or visual pollution.
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2. Light Industrial Lands are areas intended to provide for manufacturing,
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processing, assembling and related office activities. Uses within this
classification are of a size and scale which makes them generally
compatible with other non-industrial uses and which have no off-site
effects.
The land use map designates specific areas of the city for industrial
development. Over time, however, there may be a demand for new sites.
Therefore, the following policy will apply in making such decisions.
POLICY
12.4.1 THE CITY SHALL REQUIRE THAT:
a. SITES FOR HEAVY INDUSTRIAL DEVELOPMENT SHALL BE:
`1) SEPARATED BY TOPOGRAPHY
NON-RESIDENTIAL ESTABLISHED
LAND
OROTHER SES BUFFERS
TRANSPORTATIONRESIDENTIALLY
DEVELOPED AREAS.
(2) LOCATED IN AREAS HAVING RAIL SERVICE, ARTERIAL OR MAJOR
COLLECTOR ACCESS.
b. SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE:
(1) BUFFERESIDENTIAL
IDFROM F,NT ALRCHARACTERLO AREAS
AREA ASSURE
ARE PRE ERPRIVACY AND
THE VED
(2) LOCATED ON AN ARTERIAL OR COLLECTOR STREET AND THAT
INDUSTRIAL TRAFFIC SHALL NOT BE CHANNELED THROUGH RESIDENTIAL
AREAS-
c. THE SITE SHALL BE OF A SIZE AND SHAPE WHICH WILL PROVIDE FOR THE
SHORT AND LONG RANGE NEEDS OF THE USE.
d. THE LAND INTENDED FOR DEVELOPMENT SHALL HAVE AN AVERAGE SITE
TOPOGRAPHY OF LESS THAN 6% GRADE, OR THAT IT CAN BE DEMONSTRATED
THAT THROUGH ENGINEERING TECHNIQUES ALL LIMITATIONS TO
DEVELOPMENT AND THE PROVISION OF SERVICES CAN BE MITIGATED.
e. IT BE DEMONSTRATED THAT ASSOCIATED LIGHTS, NOISE AN OTHER
^ HE WITH THE ACTIVITIES AND USES
EXTERNAL EFFECTS WILL NOT !NTERFE+
ON SURROUNDING PROPERTIES.
f. ALL OTHER APPLICABLE PLAN POLICIES CAN BE MET.
IMPLEMENTATION STRATEGIES
1. Industrial development adjacent to existing or _planned residential areas
shall be conditionedtoensure that:
proposed use will be compatible with adjacent uses.
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b. The design the facility and its site will not place visual or
physical buraens on the surrounding areas.
c. The operational characteristics of the facility will be compatible
with surrounding uses and includes consideration of:
(1) Hours of operation;
(2) Delivery and shipping characteristics;
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(3) Noise; j
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(4) Lighting; and
(5) Other use characteristics.
2. The Community Development Code shall include the following provisions:
a. A planned industrial park zoning district which will include
development provisions which provide for:
(1) A basic street and utility pattern which will permit flexibility
in the size of industrial sites.
(2) A circulation system that provides direct access to arterials or
collectors that will not channel traffic through residential
areas.
(3) An internal circulation system which connects to adjoining sites.
(4) A complete set of pre-imposed restrictions (e.g. deed
restrictions, restriction covenants, etc.) that are enforceable
upon all occupants of the industrial park including provisions
for site improvement, building design, landscaping, sign control,
off-street parking and site maintenance.
(5) Evidence of continuing management responsibility to enforce
restrictions established under the original development pian.
(6) Recognition of the differing transportation requirements of
® employees and service vehicles with adequate provision for public
transit access.
(7) A minimum of 25% of landscaping.
b. Design review provisions which apply to industrial development.
c. Use classifications which exclude residential uses from industrial
areas as primary uses.
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12.5 COMMUNITY UTILITIES AND FACILITIES
Public utilities and facilities include public and private activities which
are owned and operated for the benefit of the public. These include, for
example, schools, libraries, hospitals, parks, golf courses, police and fire
stations, water service, sewerage facilities and other operations performed as
a public service. These facilities and uses have a direct effect on the
public health, safety and welfare. They must be located in a manner which
maximizes the net gains to the public and relates to the service area.
The purposes of this plan section are to:
1. Provide services where and when appropriate;
2. Locate community utilities and facilities where appropriate access and
required services can be achieved;
3. Support community identity and development of community centers;
4. Reduce auto trips by clustering public services with other related
commercial, office and industrial uses;
5. Minimize adverse impacts on adjacent development through site location
and design guidelines; and
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b. Promote reduced crime potential through design and location based on the
principles of defensible space.
POLICY
L :
s; 12.5.1 THE CITY SHALL PROVIDE FOR THE LOCATION OF COMMUNITY FACILITIES IN A
MANNER WHICH ACCORDS WITH:
a. THE APPLICABLE POLICIES IN THIS PLAN;
b. THE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE AND STANDARDS OF
THE USE.
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The following list of uses are examples for each category defined under this
section,
Minor Impact Utilities & Facilities Medium Fact Utilities Facilities
o Minor Impact Utilities o Admin. Service Use
o Tax Lots & Neighborhood Parks (Gov't Services)
o Utility Poles & Lines, Fire o Community Parks
Hydrants, Bus Shelters o Golf Courses
o Cultural Exhibit
o Grade Schools o Library Services
o Water Storage o Lodges, Fraternal & Civic Assembly
o Telephone Go. Switching Station o Middle Schools
o Power Substation o H gh Schools
o Trade Schools
o Religious Assembly
High Impact Utilities & Facilities o Transit Station
(within CBD)
o Postal Services o Community Clinic Facilities
o Fire Station o Cemetery
o Ambulance Services o Recycle Center
o Transit Station
{ (outside CBD) Major_ Impact Utilities & Facilties
o Community Recreation
o Hospitals
o Major Impact Services & Utilities
o Land Fi11
1. Minor Impact Utilities and Facilities
A. Locational Criteria
(1) Access
(a) Access to a (minor impact, utility or facility) may be from a
local street provided:
(i) Site access will not cause dangerous intersections or
traffic congestion, considering th- roadway capacity,
existing and projected traffic counts, speed limits and
number of turning movements.
(2) Impact of the Proposed Change on Adjacent Lands
(a) The use shall be allowed provided:
i
' (i) Associated lights and noise will not interfere with the
activities and uses on surrounding properties;
¢i¢
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Large scale construction and parking lots can be buffered
from the adjacent uses;
Privacy of adjacent residential developments can be
maintained;
(iv) Comuwuity identity can be maintained through design and
site layout which blends the structure into the
residential character of the area; and
(v) Buffering can be used to screen the project from adjacent
uses.
(3) Site Characteristics
(a) The use shall be allowed provided: I
(i) The unique natural features, if any, can be incorporated ((
into the design of the facilities or arrangement of land j
uses;
i
(ii) The land intended for development- has an average site
topography of less than 25% grade, or it can be {
demonstrated that through engineering techniques, all
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limitations to development and the provision of services
can be mitigated. (NOTE: This does not apply to parks.) I
i
(iii) The site is of a size which can accommodate the present
s
and future uses and is of a shape which allows for a site
layout in a manner which maximizes user convenience and
energy conservation.
2. Medium _impact Utilities and Facilities
A. Locational Criteria
(1) Access
(a) There is direct access from the site to a collector street and
traffic will not be routed through local neighborhood streets.
(b) Site access will not cause dangerous intersections or traffic
congestion considering the roadway capacity, existing and
projected traffic counts, speed limits and number of turning
movements.
(c) There is public transit within one-quarter mile of the site.
(2) Impact of the Proposed Change on Adjacent Lands
.` (a) It is compatible with surrounding uses, considering scale,
character and use.
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(b) It will reinforce orderly and timely development.
(c) Associated lights and noise will not interfere with the
activities and uses on surrounding properties.
(d) Large scale construction and parking lots can be buffered from
the adjacent uses.
(e) Privacy of adjacent residential developments can be maintained.
(f) The site layout can respond to existing community identity and
street patterns.
(g) Buffering can screen the project from adjacent uses.
(h) There is adequate area landscaping to filter the dust from the
site area.
(3) Site characteristics
(a) The land intended for development has an average site
topography of less than a 10% grade, or it can be demonstrated
that through engineering techniques, all limitations to
development sad the provision of services can be mitigated.
(Note: This does not apply to parks.)
(b) The site is of a size which can accommodate the present and
future uses and is of a shape which allows for a site layout
in a manner which maximizes user convenience and energy
conservation.
(c) The unique natural features, if any, can be incorporated into
the design of the facilities or arrangement of land uses.
3. High Impact Utilities and Facilities
A. Scale
(1) Access
(a) There is direct access from the site to a major collector
street and traffic will not be routed through local
neighborhood streets.
(b) Site access will not cause dangerous intersections or traffic
congestion, considering the roadway capacity, existing and
projected traffic counts, speed limits and number of turning
movements.
rr" (c) There is public transit to the site.
to
of the Proposed Change on Adjacent Lands
.
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(a) It is compatible with surrounding uses, considering scale,
character and use.
(b) It will reinforce orderly and timely development.
(c) Associated lights and noise wilt not interfere with the
activities and uses on surrounding properties.
(d) Large scale construction and parking lots can be buffered from
the adjacent uses.
(e) Privacy of adjacent residential developments can be maintained.
(f) Community identity can be maintained through design and site
layout which blends the structure into the residential
character of the area.
(g) Buffering can screen the project from adjacent uses.
(h) There is adequate landscaping to filter the dust from the site
area.
(3) Site Characteristics
® (a) The land intended for development has an average site
topography of less than a 10% grade, or it can be demonstrated
that through engineering techniques, all limitations to
development and the provision of services can be mitigated.
(b) The site is of a size which can accommodate the present and
future uses and is of a shape which allows for a site layout
in a manner which maximizes user convenience and energy
conservation.
(c) The unique natural features, if any, can be incorporated into
the design of the facilities or arrangement of land uses.
4. Major Impact Utilities and Facilities
A. Locational Criteria
(1) Access
(a) There is direct access from the site to an arterial or freeway
traffic will not be routed 'through local neighborhood streets.
(b) Site access will not cause dangerous intersections or traffic
congestion, considering the roadway capacity, existing and
projected traffic counts, speed limits ^.d number of to Ing
movements.
(c) There is public transit to the site.
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(2) Impact of the Proposed Change on Adjacent Lands
(a) It is compatible with surrounding uses, considering scale,
character and use.
(b) It 01 reinforce orderly and timely development_.
(c) Associated lights and noise will not interfere with the
activities and uses on surrounding properties.
(d) Large scale construction and parking lots can be buffered from
the adjacent uses.
(e) Privacy of adjacent residential developments can be maintained.
(f) Community identity can be maintained through design and site
layout which blends the structure into the residential
character of the area.
(g) Buffering can screen the project from adjacent uses.
(h) There is adequate landscaping to filter the dust from the site
area.
(i) Development can support and/or be compatible with the
surrounding developments.
(3) Site Characteristics
(a) The land intended for development has an average site
topography of less than a 10% grade, or it can be demonstrated
that through engineering techniques, all limitations to
development and the provision of services can be mitigated.
(b) The unique natural features, if any, can be incorporated into
the design of the facilities or arrangement of land uses.
(c) The site if of a size which can accommodate the present and
future uses and is of a shape which allows for a site layout
in a manner which maximizes user convenience and energy
conservation.
IMPLEMENTATION STRATEGIES
1. As a part of the ongoing planning program, the City shall:
a. Prepare and maintain a data base inventory of existing public
utilities and facilities.
® b. Maintain community planning programs to determine community facility
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v �, z. _ _.
2. The following strategies should be addressed as a part of the Community
Development Code:
public utilities and facilities as conditional
a. Provide for
developments.
b. Require design review approval for all facilities and uses.
C. Include standards related to access, circulation, parking, loading,
storage, landscaping, and signs.
3. The City shall develop a capital improvements program which programs
public utility and facility needs provided by the County.
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