CPR 1-78 POOR QUALITY RECORD
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400 NPO #4
. n i i ,' :`..�.. Comprehensive Plan Revisions —�;
(CPR 1-78) '
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CITY OF .TI OREGON
E GON M
ORDINANCE No. 78'_
AN
NEIGHBORHOOD PLANNING ORGANIZATION PLAN `NUMBER
DOUR RTONTHEREBY ATTAIN THE PURPOSES AND OBJECTIVES OF CHAPTERS 197 AND
227 ORS INSOFAR AS APPLICABLE WITH RESPECT TO THE NEIGHBORHOOD PLANNING
THUS SUPERSEDING THAT PORTION
ORGANIZATION NUMBER FOUR PLANNING AREA
OF THE TIGARD COMMUNITY PLAN AS ADOPTED BY ORDINANCE NO. 73-6 HERETO-
' FORE APPLICABLE TO THE SAME AREA, AND FIXING NG AN EFFECTIVE DATE .
q,
THE CITY OF T I GARD ORDAINS AS FOLLOWS:
Section 1 : The City Council finds that the Tigard. Planning Commission,
with the assistancen and' guidance of ;.,Neighborh000
d. Planning
Organization Number Four, the planning staff, and the respo4e of citi-
zens given in public hearing, heretofore submitted to the City Council
documents comprising a plan map and text entitled "Preliminary Draft
of the Neighborhood Planning Organization Number Four Plan. "
Section 2: That the City Council r:'u.rther finds that said documentary
presentation has as its basis and background a thorough
study of the needs of the area for the relief of traffic congestion,
betterment of housing and sanitation conditions, 'establishment of land
use patterns with basic concepts for the, future growth, development ;
and beautification of the neighborhood area, including a system of
streets, parks, and transportation facilities as plans for
, as well l
the promotion, development, and regulation of industry and, the economic.
needs of the community, and includes a study and proposal in general
terms of such media as inay be advisable for promotion of the public
interest, health, morals, safety, comfort, convenience, and welfare of
com �
the neighborhood planning area, and "said , , nt is attuned 'ta p �y
c�ocume tt
with, the requirements of a comprehensive P' ;a.n, as contemplated by Chapters
227 and 197, ORS, to the extent applicable:
Section 3: The Couucilfurther finds that after due and legal notice,
a public hearing wa held in the Lecture Room of Fowler
Junior High School , Tigard, Oregon, on February 14, ';1978, by the City
Council at which time at: oral presentation and pictorial display of the
Plan given, interestedopportunity
lan vas �»ven,, and all persons were afforded an .
to be heard with respect thereto and to comment thereon.
Section 4 M
In furtherance of the above a findings thety Co11?�Cor-11 here-
by
�
by determines that the comprehensive land use plan ''',enoted
iza.,ion Plan Number ,^ ,
"Neighborhood Planning Organ Four constitutes an
appropriate and desirable guide for orderly development of the lands'
thereby affected, including, ,as 'it does, a land use and traffic circu-
lation marked Exhibit " A"► and an accompanying Plan Text , marked
�,��t�on m P� , � P �' �
Exhibit 8" . all of which is hereby adopted arid promulgated as the com-
Prehensive plan for the ares involvedto provide a basis for Present
and futureguidance in zoning, subdivision, partitioning, and regulatory
axon.
of
planningthe area
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Section 5: This Ordinance shall be effective on and after the 31st
day after its passage by the, Council and approval of the •
Mayor. ,
PASSED; By „Q. '0 °. vote of all Council rrlembers present,
after being road two times 1oy number and. title only, this .
13 day of /1.-i/x. . , 1978.
gg '
r City of_
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R co /1gard
1
AP: ROVEi7 i B the Ma. or t
Y ' �' his' f� � d�.y o:� ��� 1978.
t �
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Mayor City of Tigard
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PUBLLIc HEARINGS 8..1'; P M k, µ..,:
PITELIC HEARING .. COMPREHENSIVE PLAN REVISION
Request by City of Tigard and Neighborhood Planning Organization #4 to amend the. 1
'
Tigard Community Plan, 1971, for the area bounded by Interstate 5 on the east;
State Highway #247 on the West; and SW Oak Street on the north. The revision 4
requested would amend both. map and text of said community plan with respect to the
above described area 4
(a) Public l earI ng Opened
(b) ?lar ging `DIre+.c.t+or presented summation of Planning Commission and NPO #4
r J ei4+(..,:ri.rLeL'tda,tion,W tl
' (k, ) Public `testimony
t
'ger Martin, 12105 SW 72nd Avenue w questioned the recommendation of (;
Yaddition Planning Commission of two homes (Mr, Newman s i
property) into conversion unit 6.
Fred Cooper, 1,5165 SW Sunrise Lane - representing a yompany which '
leases office property in area, spoke to concern of property
located on the south border of conversion upit #5 and
questioned the plan as it related to the small parcel owners
1,4e Roberts, 12465 SW 72nd Avenue NPO #4 Chairman, expressed
appreciation of NPO's,work and recommended adoption
Councilman Cook questioned the rezoning which has recently taken place
in conersion unit #5 on the southerly boundary.
?ta lnai-g Director stated that this was approved by the Planning Commission '
since NF'u #4 plan teas t adopted at that 't mei
' (d) .Pl : R,lr'g Director recommended approval of the N1'a9 #4 plan with the
.t oll cow tig changes which were recommended by Planning Cot: .issi one
. *` 'Onvursl n Unit #6 be enlarged to include the two houses on 72nd Avenue
1(sated directly north of the original boundary.,
4
' � buffer
�,; footwide vegetative t�"V
�, Pol.lcw; t�� be re�ro�.ded to state that the 50 v ge
ls a ttzirliriutr, requirements
P4 l ick #23 should be reworded to state that ''convenience or neighbolrhood
. .otos should, therefore, be di raved,'' rather than prohibited
Policy ''#27, ectiorL .1, the reference to 70th Avenue is incorrect,. and
41�. old read 69th Avenue
. i',',..44 Fig re 3, Step 1, the proposed development of 70th and Franklin
iiih uid be deleted
t., Wording be included in the Plan ' ext, Street Section, stating that
..-
cor.videration will be given to extend.ang 7itnd Avenue from
om .♦ii i
ge ,
Drive P ci., is Highway in conjun ion with the improvements arming ,,
now beitig conducted for Pao, Id Highway,
1PA(4,1 .t^ '4;t1UNC1 r 1.1INUTES i MX 13, 1978
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,�') ORDINANCE �-;, 75,,,OP ANANORDINANCE ,ADOPTING NEIGHBORHOOD PLANNING ORGANIZATION
PLN NUMBER FOUR TO THEREBY ATTAIN THE PURPOSES AND i+
OBJECTIVES OF Cw-APfER .,9 7 AND 227 ORS INSOFAR AS APPLICABLE
STI R RESPECT TO THE NEIGHBORHOODPLANNING ORGANIZATION
,
N:tJ:76,ER FOUR PLANNING AREA.. 4'.',S SUPERSEDING
THAT PORTION I;
OF TOE TIG .D CO H NITY PLAN AS ADOPTED BY ORDINANCE No.
" . ",,',,I5-,6 F;L, REI'CIE' RE ,APPI,:tCA.EILE 7'C THE SAME AREA, AND FIXING N.
o ,
AN EFFECTIVE DATE
by C
.. +;g. M. E ?:,M Cr .•�',..7.t."../'-," .e., ,
C: , *r,dhw�t r„{y 4_*.i.v,ar' Mickei
i. ,sr r tel, adopt. 1I+
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10. / "wCI H N” ., ZONTNG ORDINANCE.C 1 NTA }
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" f .��fiuN ,!'w ya ��x a w sy 0 'k�µ I rw 'N't t,, i'''1:A A'"µ WD w N,Y;e .74 Ra u..yr. w O THE TXTAtID MUNICIPAL i
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E1.APS PI,EliattEt TO IN E DEFXNIT!ON
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�EMORANDuM / .4 ..'1,01 .
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TO: City Council "',
-
FROM: Dick Bolen r c
/ ''‘-''''.,S . '
S J JECT.
T. N'PO 4'*'',
4 Plan /
.,
DATE: March 1; , 1978 / �Y /. ��++
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The NPO #4 Plan has been forwarded to the City Council from t Q ',, 7,.
Planning Commission with a recommendation for approval subject to
a. the following modifications:
5
1. Conversion Unit #6 be enlarged to include the two houses
on 72nd Avenue located directly north of the original boundary.
2. Policy #5 be reworded to state that the 50 foot wide vege-
tative buffer is a minimum requirement.
3. "'Policy #23 should be reworded to state that "convenience o. '
neighborhood centers should, therefore, be discouraged, "
rather than prohibited.
d 4. Policy #��', section
B, the reference to 70th Avenue is in-.
correct, and should read 69th Avenue.
5. On Figure 3, Step 1, the proposed development of 70th and
Franklin should be deleted i
6includeda
' Wordingbe
Plan Text, Street Section, stating
in tn.,.
that consideration will be given to extending 72nd Avenue
°' from om Villa Ridge Br ve to Pacific Highway in conjunction
with the improvement planning now being conducted fox' Pacific
Highway,
T 7. :the inap be mended to designate urban medium density N�.djacent
to liall Blvd. where e identi.ai-wCommercj,al'' is n#.,7= shawww:t.
The attached Figure 4 shows the projected traffic volumes for the 1
street system with 72nd Avenue remaining open as proposed by the
NPO. This is needed because Alternative 2 in the Plan Textdoes f
not shoe 72nd connected between Pac fie Highway and Highway 217,
The WIPO #4 Plan Text, Map, and Planning Commission minutes were
w
distributed In last week's a packet, If anyone has misplaced their
copies, contact me .arid I will provide more
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PA T RICK N. MANE1; Deputy Executive Secretary
Oregon Education Association 6900 S:W. Haines Road Tigard, OR 97223 Phone.*639-7651
February 15, 1978 I,
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FEB
Planning Department
City of Tigard and CITY OF `@
12420 Sou hwest 1,'1ain
Tigard, Oregon 97223
Gentlemen:
Recently I had an opportunity to discuss the placement cif city streets in
the property d rLignated as NP04. One particular street planned causes me
a great deal of alarm. I wish to protest the placement of a street as
indicated on the plat entitled NP04, Preliminary for Study Purposes Only.
This document was furnished to me by an employee of the City of Tigard;
The street I wish to protest would enter the Oregon Education Association
itwproperty
Averiue
panorth porti
our
property.o '
oudmkethatproperty less attractive and the highest and best
the property would not be made.
an appointment with the ro riate officials I would like to make pp N ff�tcials to
discuss this matter at the earliest possible time. Please advise.
Sincerelyy
{ P. trick H. Marley
0-puty Executive Secretary
0
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MINUTES
TIGARD PLANNING COMMISSION
PUBLIC HEARING
`.,
I`ebruary 14, i�7�
Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street. - Tigard) Oregon
• 1. Call to order
The meeting was called to order at 7'-'2-5 P.m.
2. Roll Call :
Present ' Rossman, Sakata , Goldbach, Popp, Brian, Corliss '.
Absence !
Excusede Te
Excused ped.ino, Wood, Quimby-'
Staff: Bolen, Laws, •
3. Approval of Minutes:� I
L ; The mj,nutes. of January '10, 1978 were 0.pproved as written.
4- Communications:
Letter from Ethics Commission •
5. Public Hearings: M
a
(** 5. 1 Sign Code Amendment SCA 1-78
A. proposal to amend the Tigard Sign Code (Chapter' 16, Ti-
*
gard Municipal Code) to establish new standards for wall
' signs, supplemental design features, painted signs, multi-
tenant. signing, bench signs and freestanding signs per_
mitted for conditional Ilse in residential and multi-family
zones.
A. Staff Report: Read by Bolen
Staff presented proposed amendments to �,
sign code incor-
porating
n o
c
g r
porating Planning Commission recommended changes as
suggested at Planning Commission Study Session January
24, l978 ;
B. Public Testimony',
Suedene Hoffman. lean. •( g
ex Metro-Southwest Chamber of
Commerce) complimented star! on their work on, the sign
code and felt the Sign Code Committee hadre., ared
P P
very. workable �rod�,i.
ct.
C. staff` gecommendatio1'
Staff recommended approval
(1/4 * D, Commission Discussion & Action
I akata (motion for approval) , Brian (seconded) to for
ward the reeomMended sign code revision to the City
Council for their action, t animously appru ed, '
/ 0r • . Q
2
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. MINUTES
TIGARD PLANNING COMMISSION
PUBLIC HEARING
T'eb ruary 14, 1978 �y
Page 2
5.2 Comprehensive Plan Reviion CPR 1-78
A request by the City of Tigard and Neighborhood Planning
Organization #4 to amend the Tigard Community Plan, 1971., ,.
for the area bounded by Interstate 5 on the east; State, hx, :,:
Highway 217 on the west; and S.W. Oak Street on the north. c.
The revision
'' both map. and text of . .
said communityplan with respect
requested Would
-pect to the above-described
area.
Staff Sff Re CRead
Report: by Bolen
B. Public Testimony: •
.Terry Tolan, 3034 N. Y.
z,nat authorityNPO Portland; asked to have
Thurman,' Por
hasd what (City
clarifiedthe an
or County) Jurisdiction will havrr responsibility for
planning this area.
1
Joanne
a neNng
• m�urst t Np� �4 member)
) ..
testi-
fied
esti
-
finfavor the NPO plan and emphasized that the
ro idential areas designated as "conversion areas" would wx .
only convert to industrial aluses when 75% of the residents
agreed to the conversion .
.Jack Miller, 2544 N.W. 25th, asked for a clarification
on implication of 75% conversion unit formula.
L. Allen
S.W. Hermosa `Yay, testified in favor of the
proposal.
.Maxine Summer S.W.
7a ` � 70th, stated that staff and the
NPO listened
to the concerns of the ne ehbc,rhood and
incorporated these concerns in the plan
lIarian summer, SW, 70th, stated he liked iked tne concept
of the conversion area, favored
protection of home -
andthe provision for a buffer.
r 5 ' S Revel andcomplimented staff and sup-
Chet hart P
ported plan
Darrell Schubert, S.W. Spruce Street, .Itated develop-
meat in the area of the rred Meyer comPlex shduld not
be r4es . :�ec�en�.�,a:l, but commercial 4 Thproperties in the
v±cin Ity of S.W 72nd and Spruce aro. rentals' or =at�isi .eyes.,
*Terry Tolan asked if a more equitable solutioncoulc;
be worked out in the conversion areas to allow higher
densities..
I 1
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,
MINUTES.
TIGARD PLANNING COMMISSION
C PUBLIC HEARING • `
February .14, 1978 •
• s Page 3
.John awman S.W. 72nd, asked
� T � ,, d whyProperty pxnert had,� been
rinclud�,d in the industrial area and excluded f arom the .
that ry. � ro
conversion units, and asked gat his home be '.includes,
in the conversion units.
Joanne Nordl in stated they reasons whythe e NPO was recom-
mending
Ia cam
mending the lower density in tixe conversion areas• d
,Jack North asked how :many new homes had been built in
the designated conversion areas.
.Staff stated approximately three or four in the last
10 years.
.Brad Spring, 7555 S.W. Spruce Street, supported the
75% occupancy approval for the conversion units proposal
and suggested absentee property owners might have a vote
determining how conversion area are to develop.
.Dennis Cramer, Lincoln Properties, recommended that
property be assessed tc determine va-cation and fair
r, market value
.Terry Tolan askr;c'�
' h r if alternative language could. be 'in-
eluded for the conversion units area to provide for
anequitable�tz�ta.bl e situation for absentee owners.
,
Street,.Henry White, 10995 S.W. '69th treet; asked for clarification
between retail-commercial and office park.
•
Joanne Nordling stated gnat owner occupants had not beer,
C,
defined within the NPO text: and should be donne*.. ... .. .�,.
C. CoMmission 1)iscussion and Action:
n I
Urban Low-DensityResidential alDevelo me
tit
Policies 1-4
4
M t, .on to approve by :Briant seconded by Corliss Vna�ni
mously approved.
Staff recommnded that ,Tr Newma4 s property on S.W.
/2nd be included in conversion unit G. .
Corli..vs stated equity of conversion unit proposal.
Staff further recommended th.o t within the designated
conversion areas normal cons�.aqiration of permitted p d aid
conditional uses allowed in a r.-sidenta al zone should C
be con ttnu.ed i and that the draft text be further amended
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MINUTES
TIGARD PLANNING COMMISSION ' \
r 0
PUBLIC ��EARTNG���,
February 14, 1078
Pagie 4
to read that six-mo'/Ith residency ,within a conversion
unit Qualifies a resident ..as a owner/occupant.
Sakata motioned for Approval of staff, recommendations,
seconded by Brian Unanimously /approved. w Y"
Policies 5 & 6 A, B
Popp recommended that the Word "minimum" be added to
the phrase in Policy 5 r . . .a minimum 50 foot wide
vegetative 'bLtffer. . r . . . . . Brian moved, Sakata seconded.
.l
Unanimously approved.
Policies 7, 8 & 9 r .. r . .
Brian movod for approval , seconded by Sakata. Unani-
mously approved.
„ 5
.Urban Aledium-Density Kesden��ia
Policies 10-14 r . C r<.
Brian movedfor ap roval, seconded by ,Sakata. Chani.-=
mously approved,
T i es
Po
�. c 15 & 't
6 rr r
. r w r r .
,� 1,
Brian
moved for approval, seconded by Corliss. n ni
mously apapA,.oved.
.Urban High Density. 'Residential
Policy 17. .
Corliss moved for approval, seconded by Brian, Unani-
mously approved.
r.��s.�C:�e�2 W1a.1�'CtICr�► .. �.. `
v
1 *-
k
Policy .Gl. . « r i, r r p:.. 1
I ,
$ria•n raved for approval, seconded by Popp r tnn,,nimotts1 '
opproved
rComy�y y �y
m " L.
e. of r
� �.l �3e'c++;.�l+ej7t11ent
Corliss moved for
�s ro' t i � se bndedBr±aL , y
1a���i�tottslyapproved
°
er 3 • .t�
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/
r ,t e 5
MINUTES
� — • TIGARD PLANNING COMMI ,SIO '
• .
a}' PUBLIC ,,{FARING
February 14, 11'178
Page
The Pacif1.9__Elghway Commercial Area. •
Policies 2r° & 2 . . . » . . w . .
Sakata•moved ''for approval, seconded .by Corliss. . Unani-
mously approved.'
Policies 22, 23, and 24. . . . . . . . . .
Popp recommended the word prohibited be changed to dis-
couraged for Policy 23.
Brian moved for approval, second8 d by Sakata. Unani -
mous ay approved.
.Commercial Professional-Office Park
Policies 25, 26, and 27. . . . . . . . . .
Brian moved for appro°cal, seconded by Popp_. Unanimously
approved.
r
.Industrial Development
Policies 28, 29,- 30, and 31. . . . . . . . . .
Sakata pp ,
moved for a approval, seconded by Brian. Unanimously
approved
Y
•
Phased D y.2,2, ient of the Street plan*,
Policy 3 2. . Yr ,. « .r L. . . .
Poppbeen given to having s1�ed.
if consideration had
'5',,,,v1. 72nd extend through to S. V'« Pacific Highway creating
in,
a '4 way interseetinand closing off the north and south
o .ds of S„W. '` Villa .idge
Robert Burns Chairman NPO #4
had
� . the ��P��
oi sidered extending S .W, 72nd.
c stated
Joanne Nordling stated the terrain in the. vicinity of
s,"4. 72nd; and illaidge was too st.eep to accommodate
the .: to siot of S.111.. 72nd to Pacific I ighwa .
14,: Allen, NPO #3) stated that extension of S, , Pfaffle
Ar and G9th tre�ete would help relieve reli
este the current problem
of traffic egressing and acce�ss 'ng S.A1" Villa dge
The Commission directed, staff to include wordinte within
the text of the plan to provide for the oon.sidei, do
W _M
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1
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MINUTES ,
TIGARD PLANNING COMMISSION `� ?N
PUBLIC HEARING1 ,
February 14, 1976...
• Page 6
I
of extending S.1V. 72tid to intersect with S.W. Pacif?ew ?.`x,,,
Highway y , e ,
of this proposal would take place during design ,a'"MFY
• A review
considerations_ for.the signalizabion program on S.ti`.° , ..',..-5 ;..-,,,,i,":.
'' Pacific Highway. I=± • r:,
Sakata moved for approval, seconded by Brian. U:naili,- * " ...
mously approved. F
Policies 333, 34, and 35,Y . . . . . . . . .
,,.
Brian moved for app o y a1, seconded by Sakata. Unani--
rnovsly approved.
,_
.Street Classification
Sakata moved for auproval, seconded, by Brian.. Unar.i-•
mously approved
Implementation Program
Corliss moven for approval, seconded by Sakata. Unani ,,
mously approved.
n
.N1;10 #4 Map
Brian expressed concern that Policy 18 designates areas
Residential-Commercial, but specifically spells out the
changing of apartment uses along Rall Blvd; recommended
� g np .
y
location ing map to designate.` properties along neitherside
of Hall Blvd. as Urban-Medium Density.
Cenveroion area 6 be extended to include. �'reera
n property. *
Brian
� 3� Sakat,a.
moved
' co adopt mapas amended seconded b
Un
animousl y` approved
6. Other Business:'
II
1 : : . . y
�.y Staff req�.lrfsted. the PlanningGon�mssion to determine it a
minor 7 �,1i.rF, par t.Ioning request by Paul Hoskinson for a par-
cel of lr.hd El,t the southern terminus of S.W. 18th Street
should be brought before the Commission as" a public hearing
item ox as another business item.
staff ee.sted this 'directive from the Planning Commission yeo1' ( '
because{ a portion of the property lies within the 106year
flood plattt and a proposal for, a variance to the street stattd,
ard„► of the code Tor this parcel had previously been, r eviewi d
b'4 the Con n1MY cion and was denied.
it
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MINUTES
TIGARD PLANNING COMMISSION . t�
c } PUBLIC HEARIxv .
February 14, 1 ;178 1
Page 7
,;' It •„ras the positionilof the majority of the commissioners
'
that the Minor band;' Partition shouldbe heard as a public
hearing item.
'' h . , 2. . Staff asked the -commissioners if the NPO #6 could c9me, before
them as a public hearing on February 28, 197;1, providing
the NPO #6 Draft Plan were made available to them immediately,
.,,. giving them an opportunity, `to .review the plan well in advance
of the public hearing
hear'-
ic) '
The Planning Comms4; on,.,,, directed. staff to set a public
itig for the NPO #6 Plan for February 28, 1978
i r'I.
,
by
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ri‘_$,--tA. f' k. , ,,,...... (-_,'" 17,
/ . 0"- r ‘..-(2.4t-rj7
, A . fi's'ti* '''/ i
),,,,,,,,„(,,,,A,i...t., - 1,--------\v,—,,,,,es"' .(-.t
. .
., t . jim io -'-' \ , ..,,
t ,,. •i i .r7 ,,, ,e?
-cis
' 4 1 i , t . # V � r t
r �' , µ1 Y�` MSM M+
w, ,
\1(zri
The foll �e a, Y. ?i L.4-.". 4 :I: 54 ^`,wl,1 .i.ntj n.s' of theNeighbor
heed Fi nn ' . . '� .z i 4nd the Cat.y of Tigard with respect to
. the ur'eddeve'lpment t` this Neighborhood. It is a "policies
plan pb� ted:n
�t �- � � g ,gu opd,e lnes for development in the form of policy
statements, Thesee: I., ie,w. the accompany' n:g text , and the plan
' map;.are *, , be onsulted jo°:nt ly when evaluating development pro-
,
o-, p• s a s These Proposals inc lu e zone change ;requests„ subuivisian
pri po sa;,1s changes I P the street systems or any prequiring
g"• pub", . agency re' s tir
,. Thl,s pian s . means 2f gu t d n g development in order to achieve
des:, red Purposes :,r a Ls Ti .s se rrion , therefore, begins with
;4 t.hc s t to en,t of gc av s Provided i1: the city-wide Tigard Community
Pin These g a .� rc : de the basis and describe the broad purposes
o f ''he e' .ghburhood p l ,tta rig, effort and have been includea in this
plan n `he y r err/ i rely, The Neighborhood is a portion of the larger
Tigard Community and these goals serve to relate this part to the
wbu,.C, ►
GOALS FROM° YHE T GARD COMMUNilY PLAN (A, adopted l n jg71 )
The r ; 'ty1 ' nte,nd,.' to ;, a,mI t the (,. !'it mate popul at an of the
irrni tog 6. eaThe c', ;yen n 1 14, plan proloides for a maxi
rum pipuilt on ot around 73 ,000 people , The°e are four ',
atego ° ' e ., of ,es , dent a den: 7 ty , ng ng from a suburban
dens ' y of 2 .gar/ 'e, pet, acre to a h' gh ' n selected areas
ofup to 40 tam ' e,.,, pee' acre Ths range, of residential
dentek ' , ntended to p ,o de a i tlety of livingen-
v nnmer i. that 18 ' accommodate the h(%us'ng needs f di f-
fe . int -dam., t ; , ze and ` t; ome The deny'.ty of Population
Inc uencec he ha r;ac to r of 'es' dent a'r areas and determines
the demand 40t ,quo c' *a(; ' t es and er ' ces in different
pat5 D'4 HI , c ;. t y The c .i t ens of' the community should
<now the d ;n', ity: f de e.",c,pment that planned for, differ' ;.
ent pat, r4' Toe r , ty as ' t affects their Owf neighborhoods
,. C ty nit * a s need to know the demands j''Cle di 7 fer o,nt public
+` , J' It t; an ;e '',;i' ce 0 d;. e 'erw'ent parts of the city,
2
The �nsl n to r.nl the } stablished ha actera
,yyj�h e »»[}��� � h R� `'� g4yj '��i�iyit qqq „and
, seeks
]4�� yy tp {�..yi lj+��¢WW t(y�'Sj�� and enhance
• ^Y f : e g'', r '..n g nF '"h h 't h 1M s a n d s WM k s p IV es'4N N R•e and
rr a% ' st , ng . e*ghbo' hod va; ues Future development proposali
should be sens - t ve to the concern f ciltIzens for their OW11
mmed ate en ,nment ase tl 1 as tothe well being the
r ty 0, w , L
t n natural u e`
that ' ve ga.' d a d $t n t° ve Lhatacter and gualttY These
nn ud ' tOt:Ht4,g apt .is tea fur e:s such as Buil Mountain Little
to '" Moun n and anno Creek , Farm() Creek and its tributary , ,
' t
.0 f1 , i.... .w (4\.:Xti.Lor+,Jw:,r,s.,...�..,.�w.,. ..Ly.�,u,....m;�,��Jm.,.m
...t::...;.n'—.iw.. i .✓_4..+-..,,i., ,w,«.. ,T .�,. ,:a, „w �� �. ,...�w....-.mk.A^-,fn.~�M.,;rb.M4t ,.M. . ...,...In.«.«.,4.xh.. ,r r v.-w,. .. �,.Kw..,.+,c, n.w �mN�'M.. .r
r ,
streams proio �
Te natural tural drainage ways and make possible a
system of greeriways connecting various parts of the city„
The comprehensive plan recognizes the potential of green W
way4 entiarieing the 1 ivabiIity of the comniuni ty n : The
mpi enrentat on of a grreenway system is a major e1i enrent of
the Tigard comprehensive plan
4, Heavy traffic is. nois ° sniel ly, and dangerous . It conflicts
with resident o all,, values and witn many of the other activities
within the c lty, Therefore , major traffic routes need' to
be designed and located in manner that will minimize ehese I.
e llherent e,enflicts , at the same time allowing motorists
to reach troeie dest nat ons quickly and safely. The corn-
prehens , irie plan provides for improvements in the traffic
system It desigrnates streets and highways by category,
and it sets standards •d"or thea e design The major street
�
pattern indicated in the comprehensive plan will give notice 1
as to how the city intends to route major traffic volumes
n thefuture ,
5 Con,i en o ence major objective on locating shopping fa-
r i 4,ites o,nd other businesses At the same time their lo-
cation
ocation st oor. %d not conflict with residential areas or create
, nneces;sa i:y t a conger t ' on gard does not have a 1
' central bus nes .. os;trict' ;, n, the sense that a very large
prropo, t en of 1 ,tones and other tius o nesses are concen
t't at.ed in the ceriteia i location: The comprehensive plan
seeks a d , st e ' h.ut . on of roeghborhood arid community shopping
(, ,inters in 1 oii.. att µ ons that are eas ry accessible to the areas
they
heY s e" v e. 'hese , .�µ,11.)4 � n4 gert +uAs w I e designed
esigned in
a manne that w, ' 1 nen}in - aeland and traffic conflicts .
t
6, rhe, e etio r an atiundanee of vacant land in the Tigard
area that hay potent - a for t ndust r' al devei oprrrent and the
comprehens i ioe p 'an is dei grred to encourage its use for
this purpose An prjer, :ve of the plan to create employ-
merit
mploymerit opportun t s wi t.h ui n the community for those persons
who IIve there The plan also e'eto,,,igleizes the importance
of a balanced tax base en suppo,, t , ng necessary community I.
faci d rtices and ger ,, wayRegulators set fu indu trial
dev"e ' opmerrt wi insure high standards that ' ar�e in the 'ins
ter est of indus.,,, y and the r t' as whole ,
7i� it
.c
��� w, � o e t� o n o w .��r �x�r o .� a n rttido-1�� � t�t e t s t;h e� `�i i v a b�� l i�.
(it r i ga rd s, „. ee ,den ti a o neighborhoods , our g stets in the �!
e errren a grades, ',0) .ui 1 be able to walk to school and should �'
not have to crMos uut,y streets Where i) ssible parks and
oohs should be dei, e"`uf;red on adjacent sites tiedto the�
c seaway system Wh k ie the patternof ev >r t"f"ng develop
merit and the to.rpc gio aptly do not aiwe� s pe 'rrrtt an ideal ar
y�y 7y �,y�,"r �y (] �"�q� +rye �[ry1�� y {�'a�,} lye g tyfi y� µg J(
♦ r�a n e m e! T� o ff s c(boo , wn., r parks ,
r , c�14i.i m p rF h e t l N e �i,;i (a wi.
ass , s't the eutiftriuro ty to approach this, eejet.tive,
•
• � I`> it �' II
.,,�...,.�.1l.1:... „....„«.„,.w..«„I,�«.,.rM+«.H»,a«N.� ......«.,,.1.ti,+.,��.o-,L.w�„iu...n,....,..-ah„+,::.,..�J,.:r.,,�i:cw.,...,E......A+'»;i;.,�+a.x,........�J,�,.....�......✓.�....:.�Aa....k .......,.:�.�«d�...,..i,lw..:,a:«d„W:.,..«�,,,.'...,!4 ' `;o-.wla.i,..-«-„:.......wi.µl.n+�«...J...-....w.,,,:1`4..,.....w..J,v+«:..ia�......,.«.cu�:....J+�n,.w..�.'F4: t.au.4r»
1.1
NPO #4 PLAN POLICIES
for
RESIDENTIAL DEVELOPMENT
Thisp .an described three
-family
of res�.dent�.�c�. d.e�re.in�a�cnen�r, , These
are single family , mu J J - ,mi.ly and a mixture of rnul i,1 family)' ,rnd
ccmmerci al-professi nt r
r
URBAN LOW-DENSITY RESIDENTIAL DEVELOPMENT
The area on the ' 'w map de ,,igrat&d Urban Low-Density Residential
s intended for s ngle family. residential level me This
y s s.
nay. inn is used in the T*kgard Community Plan and the first four poli-
related to this designation are taken directly from this city-
%tide plan These po t a,:.rtes establish density and improvement guide-
lines for the Neighborhood
The max r,m ,; ., a ad n:s'i `i.y of leve'Z,”prem ahall, be f 'zr
ne e i os amounto
st dar -f ' FOC ?,orae ,'cet ,��” n:a tper dwe 1 'trg n ? :
an W 4-,pen sp +y w eSome
hyi`x V Lr as h
a,;.,} a
y�s Wei n 4 ' ,why"l„aphy, r".' ,x. ,qc d►�� 'Larger
e 7opme j t j pat'
f Y'',C Iv s M., '.4 ' 'h d.3<.,r'` '. dt '.f '.F w6 6f"W tv�L:�G' i •f+? o ILIA n a :Lp a r e r i z. G,r p
Wy yy paved
[a° .�F,'�,i a�' P,A t�?'�''t ,;� � �^"�,�,p�'�,"��"+ar,i ,,�`, 'I>E 11.E �~'ht�t��I .>��"=I dC�f�l , �A�i"�w d w'? !,�P� � )
..i'nf" e t rNr a 'u+ /'I 4 a and wa l.kw ye. +”
t
w/ slanda2d8 A41. uu `4 ?i t z 6 is W i 4 i be
the
r^ t ,u of
,[�I, �y
6).1'70, dv h e )f....; a W o n 4+.A'Y yFif'u b b.(ar 7
Iva T 's
. w 7 4 wt n g .>,
a �yry��"" +nh�.'y �� ,°�4�r'7 � y v ra,, w,��'" i�I ����'�� �`+�i �:.E;;,a" 4. _ i;, all U d"G�r;'��'�EAS��'�`��'`�,�"
?SY'' 1hw�G'+,Y!' t I"yJ w'" t,� " I yY,y_. x '.�,r}r.<,p�'+<p, r ., z '4.'pr , zt and (b) d€aimed.
.Lf r I�'�. a, r t , LJ' «,)';`h�,nl 4ea�.G de+.:
�r
„ " w G� - 4 , '"s;:Yx " s ' , be ,, , pa "Ie n t r ',. "s
.4a-t4g X p �Y:i t ease - dwe,l1Ings Planned
xw. �,ly .4' w'Ai�• u}W i r l" P T -' !a �""� a4�`r',.1"�" 'k«r� i ,. Mr 4:Ar al;.r 4•. V .',/y�"j�� 'joy'µp y'„o z Alf n
4 ,� 'W^1� '�'AM G.. i�1
r u
nab M y a d ba w `Y fi N in r'W coz c
? t ”' "g 4ta $ f' 18
PROBLEM. The neighbo h od ' s tocation adjacent major
employmentand t nmer is areas and bordered ; as well
t ensected b. major hl ,hw , has resulted in con-
ve r� _ ,Ion of land to non -eesdentlal
The Sabo e stated probetIS oneprimary ues �',� the N��� the Vi. :µ, .a
dealtu.. t b in dvellIping
the plan As T ig a/d has n t t a n d to
d,eN iop the „atren .l advantages .a.sso ,;i .te . with the balem Frioe
wag , lilghway 217 Hall Bou/evard and Pa,Af,ic l L hwa , ha e re8ultodn substantial amol,, n. �a: t commercial ial and general fii e development
r`� ..•« /fig '
r,
j
-+,. .,... ,mT.., .» i,.ra,,,.A4.....+..... ..',..„. ...,*,.,, .+, ,,.,w«44,...:... » ,+,...,. ,....i.....A-.n—J11....,.«,44.,.{...1.7., ... ..,.4.4,.4-441,4.4..,4,.444.»..,.4 ;.,4-44o-......,. .44 44,4
In addition, the major':,ty of land which is directly acc•essx is
from the major highways is` being held for investment purr',6,,,�s a
t
The ple recognizes theoc;0At ona1 advantages for businesses and f,, ,
mutti-iam iy housing of virtua .,�.y all the properties in the Triangle
portio a. of the neighborhood an ofthose ad, a/ ent arterial streets
i n the Metzger portion (north or Pacific Highway) . Two thud
of prote a i ng' existing residential areas and areas properly located
io future reside.! e''-eiopment arep pods
1 r I n the;. M'eet�.ger portion the most viable residentialI
4,re`.s have been identified and slated for protection
with ren y the Peripheral areas being eligible for
o nve rs*.en t,...., compatible non-residential uses. ) //
2, 10 e Triangle,. the most viable res. dent. al areas have //()
,. «een , dentif d and are slated for protection n until b
'75%.0 the owner ocotipants elect to allow their neon-
s .,{n unit" to 1«3; redeveloped according to the Uses
specified on the plan map The conversio •r nits are t,.
also del wne2ted fin t ;e elan map. a' ,� -r .� -
in addition to the r"r'eation of conversion units to prevent the en-
,roarhment of .-,fin 's e'ting 1.and uses into viable residential areas,
the following b f rer pe'. .y is provided to protect their pevimetf'Jr "
, I py 5, WbeY ,aYd ..6 - - .i od abuttingconvere7,onit, . _ ..----
I , , 7 f t , - wide ',•+ '' -G. :. buffer, d Ga Gn gy d t-v p.,r,:,t d e sound at
-
l+- t "n7MX; 'n and 4i^gyif * t* .ngo shall be pr4wdarn it-tsk?,s
� w (-re .11, 41 ;, O 4 -d o et," right-of-way exists which
1-
;" ' h'- '"''...1-'' '!" wf '` , u'':)11' ��x'w eillz s` s an Portions cf 70th),, this
` #) icy,, +', h t,J h�'.�' ,r 6„d' i.'.e�..4 ..""M o ruy ,A',+'M 'i''he buffe r .S"eq '4 i G Sk i e n t o 1 u'
,
p:7n,G' .;_,'A r/A`.L'3 °.` that ,s C'. ,5 wd- ` 4 ✓a 1 d7 e t r^' R m e✓t.C.
.1.s pr,t,telted f rof t c
',,t t' ir„,t„ i ').Li?n l` t g,`. f-+, A .- .22'1.; "z . C.S , E':'ci r.`,,•;»i-^4°'! n
' ' approachesdesiY - l
'F Pr A�W� '�d�.` .v'�i ,•-4 e 15� r��PL�Ay,. 4. µN/A W'N, a1 P'R W Y r 4 F M M�^' 1 I�'
t, .. : toa71' . d µ f4:1.- a; psis4 ^�, zn • t dw • of the in` e7z� ?" i,
JA 71,7d .{y . , .(
UG�4'�G",
'
.
,p..._ P . i i.i w,-v tt *t Ue ��,, 'f �° ,n r r ,ec•d nti areas b," 7j
1d
6 -t ,t.2 t ',4,;, ft, r' s su?h as streame and h e a o
b, clt1
w
1. h;l 4,w d: " , µ t u'uz ' 4.43.1e t yp s ,rt : e y . r ,upp Q, �y 1,
- .-re^ r p,•6 w,^'4 n7 ':1 A t kpt: d'A.lV' BMs f
t Af A lL ,,I$1,`1'4,. +.`t:np cad.! ;', 1 � y,
x
PROI.E M, Shoo g d duplexes be allowed' to l orate n
. areas plarrIed for low deris tit resIdeptiztl used
Tb
µ 1971 Tiirmid Cr)mmutitty Plan allows a iimited degree of mi ng 1,
Kit housing types in the low density residential: �e,as; In this lk
,. r • � i / f M r n15 q
4,
,,
regard duplexes could be allotped in the low density area at locations i,
beet suited for their use Theseunits could be allowed at inter-
sections
nter-
section and as a transition between single family and multi-family v
residential uses, The .intent is not to put more people in a less . ,
desirable location (two families rather than one) , but to provide
a location for this type of housing while` achieving the most desira-
b e development . The l oat 1Qns suggested for duplexes are those
�
areas Ltclly 4re> Jp: dg with
na'o rye 3ate to leri�s-than-moderately priced
himes h When a duplex is located within this ty'pe,of area, the „ , ,
cult is usually a more desirable use of the site
�-,? i is 7 , c. `n 1e f: n u :H y ha. "a,,,,i4er of th . area dssi,gnated .rn
C >
" n Map a `. it e t`'at ie Ga`z.ewed as os'7.tc• ? j,.
y&sg� t /pry y 4 i z= r P o ,,r" e p,ropr',4i' d for this area must be ,
art�4� ! M N� �G f .N..+�(r� u Y� 'q: w� '4. .u" b
ji dgPd f, .,71,dina t f,,f cts u .'.n th-1,.s character. 1•
,'a21 R Wi, th.f n *he urban t. is dene iI th ' 's denvial area a i low
r l*x ,
s n ?q:Fta less appropriate fr-r single family hart s to 1 yam:ude ?I'?<�a n5 at street i,ntevisecti,ons, adjacent major k
r ,I., k"fw ^ A and aP buffers between non-re$identiaZ and
t l ; i;,. a and sz `e 'amw.4 areas,
PROBLEM: The de‘e1eprent, of residential subdivisions
often re u 't ' n the floss of desirable natural amenties
'lin odder 'to peov ' de the L and v°d zero plotting and street
patterns e t, ,, red by the zoning and subdivision codes ,,
rr
P'' 1 , ',,,2.119 rr r ,�p'„ .,r,6.� r t r��: t 6,.'4,,',,d , t qy r i r i
w , z t ' ,' d ,;,,,4 ok . ' t.y,`. ?lrq'ddf ,, fOafied natItrat features wog.th7
`f` r �, ,,'^,„v ;.`, , " "I,. 1, h p lane 'd de 1 pmP qt; r;?,fn'r pt eha� bo * '''
,.:, 4' '' , 1'' 4 , r, w,1', , l 0' 1'4 mrrt Lk;; ? ,+t ,-..1,',,,, t, zprrri n..,„...,6 1.,,t the b e I
111,;: a, d 1 p k`,. w r;v ,," t , 'k,
URBAN MEDIUM-DENSITY RESIDENT4 AISP '
1,
w,1,.•wx�ynr•Vww.r.r ,.wnrr V.rw+M+lrw-1 dfrt,. d'w+XW.+wYt i+ +`. +4
This land. use W..a t gL,,Y pro,-,des ±or multi- ily residential develop-
'
ment• It ' crr�ercypy�V••�nd��.�»gt&� the same c' *. oyyprovided
�In tie
yTigard ,
Community Plan and tbe 1 �1 u,, lig six piilic.F..etil establish density and
www +.nr.u. ..+a��w�+�,+re.�..
improvement guide .,..w i t h ' Neighborhood
7
,
fi ' '',.,'.-*Is t 'r,, ,..1-,./,,,,', / ofx bei'
w4+• T ^L' ..p, 1. .�,' i 'U':.. 9 iN��"°t, (�: �"Y , 1`1 s�yL, ,.1,:. 1,V am«� n s '',,
: 1''''
iX�r*ey�t f_t M1. � .. L �."4: ��t,a V��.G�� M+4"w�l't".«
a .
/ t•
1the T,,,ga.d Zona, rig O? d ` nanc,e requires duPlexes duplexesto be considered for I
approval by the Planni, ni Commission in a public hearing Condtions
ensure t
ti bi i with the
41 be placed Npon the appa�ru to
u,� round ng homes end , in addition the ordinance requires that f
landscape and ar( h't ?ctuYa l p'uns be submitted and approved by the #
Design Review Board�q yTyhe e approvals ensure Temp t';b i i°ty with
• the. • x i t * ►gig Vt,`r 11 ghbor hond'
I.
I I,
aZ�c°:. wing r reg;.s and Lther open space„ Some areas wiz ,,
hare 0..... -.'c;w4!rden6w %a' owing td,,,! /,,1,19.e' ruph or existing deveZop-
me7t pa i-«`er o b
I' « , rr.r medium density ?•
I ��s�de���i�cc� areas shy 4 be dev��1a°pd
paved E tregt.s, curbs and guttera, and walkways, accard-�
.I^ city ,7".p ,:,rW .' standards, l 'i t i 4i e s will ;b e 0.y a 3 e d
r ,r, :° l:peves ,„„„pmen s?i ;« z nc' de wi ,h the prowse on of pub lY ,,,
t 4., ,u* 7 'rd 4 ewer°7:,ge facititiest ,These faciiitie-4s shall
.
be a.` capable �:, adequately erring rx interv;;;,i' ng proper r.,',6
'the development, and (b) de$.,s .,ned to
2. ty e"rF., ndr7rds 0
•
? �', I.; p,7a ,eh.;Z.1. provide f"' '. adequate open &Pace to
7� pry ; . d; : e properties, and (b) prov'.6.de ample ' .
space f r.e °Ar r 2nd play spare for youngsters.
� � gh design s.. /, n 2 rw s shall bee'i.s oblished o ,rr
r
W
appear2r1e, nn,,, „' .ding the V�� docrprq aj- setback areas
PROB SEM: U' foo to ate fly , some apartments have had a
det r , mental effect on the Neighborhood „ Land not
cove 'ed h bti i ' di ng is given to the automobile as
parking , at the expense of landscaping and usable open 0
space for res 'dents ,
As jai is,,4 i ded a r Pc C,rc y LO above, the maximum permitted density .s
12 dw+ E; l r,.n g units per a-re This density is well below the 19 to
38 units per aY:re allowed when the Neighborhood's existing apartments
were cons °r'u ted The result of these, higher densities was a site
,to a two ,r three s.tory building s crr7ounded bY a parking lot with
little or zoom lett for landscaping or on-bite recreation space
To remPdy r h\6 situation , the Tigard Zonr n ; Ordinance has been
amended :nform with the
. T+F+.=r ;,..lMaM�rcccmnuuVwuCxuWiiwwut plan,
,
The A-2 art
ment zone now restrrrts den i » to a maxlmum 01 t.
unitPer gross
c're and requires lands, ap]ng and on-site recreation sp .ce 7
PROBLEM. Some ex , sting apartments are poorly situated
in resat n h- p to adjoin rig single f m ly development
iiv* th no apparent concern for achieving a compatibiiits
between the two types of land use
Multi-fa.m.a,ly df: e;i,ciprnent is a living env i ronment and its '� .° � . ° '
Is s a primaly primalconcern of tills plan Apartment Projects offering a
desirable environment have the lowest vacancy rates, t: '
,gyres t turn of tenants an , are capable of higher rent schedules
lot their owners This tvpe oi apartment is desirable to the
mvn t t , because ttt y can be better , ai.nta i.n d the °r4 s;rdent7 e
miore permanent memberx..WTt 'the community and the stiuctures maintain
a higher taxable va ue c a,ertheir life span , Th r c, or e each part
ment must be er iu t ed a coridinng to the kind o' liringrr
J1 I
Il� i
1I
. ,.i«--:.».. ....w...r.l.....r..Y.w.......,., ..... .,._,..aw..M��«.�a..N..... .. r.y...a.K!«. .aY,...........:Y l;.�,.m. M:l,�a, ..T, «...,-.mw.:a�. ,....r,,....a. ,.,.._,r,..,«�.u.,.,..,-..;1....., +, .a1t�n.'....r�1,��..W.,�.,..,!,«i.n.,«..�k..«.n.�w..«.,..r'.:-',.�.w.w.....+-.k.•JS.»w.,......1.,,-.,n«
•
•
The impacts open surrounding Land use, especially single family
homes, mils, be considered ,. Large buildings should not tower over
homes causing windirws balconies and pat. os to look into the windows .
yry y1 y���y/ (y' r
��� adjacent.. ��.���'ar.�•� or KM� ,+� �/1 �mV ats
, 5 Apartments shY*u Zd be 1. oa ted to produL.e an optimum
p'�„�'��R 7d���,�"�fie..'�'�x�, "��'�''�� �`��" �J�G'?.� a n r e Y Development !,r~,r/.t 6.Ya�/...C:
A Bu -era' n by melns of landscaping, fencing and die-
'''.
c Prr e r ia'Z areas and major traffic c arr i4 r
o u a'fid'-` r2 lox'l 7
B, 01 ,' , r6eatie n space as we Z 2 as pedestrian and
a-oe s s! tA.; parks, sol oo is and convenience
^' eb pP n
The ss-.i'°! i :' - b Ld n e .rr r,ne.rnize the visual effects
and t o ,,n,?rea e the availabizity of
1 p r nhme +e be to produce the e sf ad
; .' fam& lY ,rer D vetopmR,n.t crt teri.a
'Gt d "' n` L .de,"
Ar
Buffer:*g by r„1+.,4 n{u'P' .d rfin a n d
P . °'s g n r ;' nruzin th c't,n, -"`lids of
mlse. r; w, � �`' between arartment b t ?,dril; s and hou
URBAN HIGH-DENSITY RESIDE TTA
i .,......,q..+1.W,.lM+-'YM.Yqw+MiJ�JL..�wm�.dW'i�wy4MrN,'.+�q«.,f.'NWrMk,/•v "•. ✓w.rYwrNp � �
The p' ,n pro, des bmite .¢ amount of high-density, residential
d v'e!opmen, ;I it aang IP.' portion of the NPO ,
i, .i ass l .o� t rt I. �"` ��� r if 'n 6. t u� ✓ d ,� ,��
o'' �' I:P n` r t the
e ' " I k G' iu.' „kd4 w1 t wdt "
ryry «• �" P!,, a t v ,rr a-'x st w n t h 6 w'Z 2 " } ,,,}y^n a' e
,+e "«+�„ 1�,.5 „'�"" P.,�'� 4,d,°.Cr.d Wn y p h i."y 'A:'Y k a� f A a SIV'8',4 streets:
1 , "*.}" ,,e Y' ,,Cd� 4 t. '.+. r '.h * 88th'1`R t� `1`.�' t:• �` w'` r.�`s t1' .G` ''' fik b 9°�.Cr on-0 F'
'!;:v"'4 ''
�i +M Y N� y d A 1 z' yp�,_��„ y� 1
,14,'211"
, ''''71"41
1'1'4
�. � Y w `� A!C �wrz,�'r r �.... r 1„',M,'�
'Y••11t A H�.'� Y rN �1 �+'�y T +y•*,� �-Y
"$ Ira [ t Yp ' '.P. K �.'k, ,�
W+u W 107,
a Ifw 4 e� L4wG4 W nt
s nel!(4Asss ' ;Y arid desirable tf.,) pr op ide some hous n r►p .'"t nn t t . k ,
n the Tri ngt,e ivfieze
. exist , e eb;57 trEtlfic In addition;, When an
Rs large ssped entirely
and itieliistr:a! uses te(,f �ro m . .� d and ckri,
end "s h add1 t I n � n to ., �a e ive it X24 -hour
(lay :es �i net a. !at ion of the val." t,.u.s "�v. µ�. .,!
iitii i , h, themduring the. of f p e ak periods
a ;
_ �+r
....__.,+-,...,�t_.,+.........,........i w-,«.M,�..,..,...,..„a�::~J{„ .+�...,..,�..s.M,ham...-.-.,on+.....» ,.N.,....r.......w»«�. ... w...,,..,,.».1...,.,. mom.✓+-m, 'k.arw....~rka'-+..rd...,.b.r,..3pgC...-,.
Nair
sr
r
RESIDENTIAL -COMMERCIAL
k,.
With-v the Metzger Portion of the NPO , 71 acres of land adjatent
Pra ie, Hall Boulevard and Oak Street are gen the Residential-
Commerfz.ial ., fi These areasare viewed as suitable 'e
c,�onah;,nat e`n f ,i 1 ic°,e ��nd apartment ce °elopment ,
. 1 )j
... .y .3, �r ,j,,: ..�y r y*• con
eidered \ r 'V'. t yv dnb'
tand a r* either s de �o* a _4. ;ou evari
to bP p., em z"°Z 8 apar men uses.
COMMERCIAL DEVELOPMENT L'
' .The . proposes thr e :categories of commercial development for
he nea, h' orh od„ These are the Highway Commercial category '
. n d toiserving the through traffic on Pacific Highway; Retail
C:..rnmer' ai category , ac cmmoda` ing a range of retail ara service
useS; and Commercta7 commPcote si. nal category n+m W1 ,i.ng
general o± tic development and lts suppor t tI e uses,
with WtNLM 'gG WR i of
Myp+iypVTM7i' w
L SYY" •
4t ," -t7Ts
XM FW W V V`
Mo .W 4 � .M�7.4 ` al 1,
s
r yf l. Cwe " d- and ( V ) dGsi..ned 4t
ry ,. «
THE PAC T F I C HIGHWAY' COMMERCIAL SRA.
t.
The Plan p cposes two ' ategories of .comm :4 a1 dei elo1Dment on Pacific r .
Highway The majority o t land 53 acres, i.s projected for H1 ghwa�
Commercial us and the i,,ma!n i ng 12 ares„{ re, comp i i n '
, the Fred
Meyer Shopping Center . e des4gnatee. for RSI pommercial use
These two areas sere d4 J er i ng shopping needs and ars, therefore
r # ., ... ...
, ; �.a#;�„d indifferent; u »»�t».e g �.e *� on t h e plan map y 14
Meyer dee: °pn . consists 47f a community si,iopp rg center
meelllng the bas t o e‘ e qday sooppf.ng needs of the commun.aty for basic
atd ser , „ . in o t r ast. businesses fronti4g Pacific High- ''
na +end to serce the pa M tn , motorist and are characterized by high-h-
.
way o r ent ed bus. .4e s , such as drive n 4> service stations, motels
and restaurants
P`ROELEM he teaffic con , ts created by development
ai'ong ParltYc Highway result from the access po7 or
` hghway Each access ,point has the ,
I , effect o ,A.re t Ian "' ntersectidn wIth resultant left ;'
and t hand t 6F *,ng m, i ement onto and off ofthe' 1,
h ghw r .
Sc _ °>;.tg the pxobi;` rr 01 tl4itle c, ',;tge ti n created by strip ;' r
„ . x. ” eve,',e .xln nt means ntr °:t . i,n . h . hwa accests This plan
rs ,
i . '.) ', K.
..1. 1 A–.,.P.........,.,_.,.,.,.,„,.,....,.......,_',,,,i.,._ ,. .–_,. ..L,,..,....w...+.... .u.,.l,.• +n,A.n..� w..,.. .,---t...-,...----.,–,2—,7'—',..4-,,-,.,—,„
11
1
proposes .ombining cr access points as a primary method of control.
This method depends upon some degree of cooperation by the property
owner becausb a.wcess is a property right unless purchased. The c
sl,ate presently ,:Y ntro1s the location of access points by requiring 1
permi.is for curb op n,ings
Curb guts which are close together can usually be oomb,ned without
any
ad ,er..,,se effects upon business
s s , nbusinesses
constructed, I
the access Points should then�n�munrequired for roper traffic 1
oTculaton andwhoe posy b,Pe
existing curb cuts can be utilized,, 1
wy $' i 1•'ve;.v,wN t« moi+` as a e�'S
', hii ', 17,_ rM ,,f,. ' *-r,lri,ry'ng -ap tg of t7xis highway should
hw+ • P_ ,.� MY 4." and adjaMenr co r?r :rcia development 1
Pt 7 'j'' ,. 9, ,h. ;. - ,,.. ,,,1f , a,i r �'Y. nd of fiote ncyo th number
c
v
` p ,40 ,b- ,-,, tb;N .� .r ,,„P e,�0.,k r po,,,i J! Highway ahul'd be' c lvs er'ed
ve44.
1 ,
filtZst,,es and drsoeways. As new
I.,
d,..< . e'�.,p rn e P� - ,- ,„�,. � ""fir;P t ?'?u rrb e r° 1)f ��"`� G�s s" Points �'�'G C�u l G� 7�'Z t��: .
.,);;/ ,,'' t, �. ,. , _,,u4n ,, . , 4„ . , r .49., : -s .,t tra i c .r I
e ,a
'ti'\''' 6X/VVt
� ',.�* „ „� �. ,,. »�a �'`��'`arc �' ���: �.A• '�,�!',�►"�Yl�t'� .��+� A �c "s”
f-"," �° . �: : m+1n u " t O ' and now planned and zoned
p m
/J141('''' ti al � t�i;"� 'C"I t„� of T`1;P I��'`(.�' `� on j
,. �' it ) N i It . ' I ret " */ in corgPc,,tion on the
� �N . . r d , w to mr e�rkty,.' ,a`d pattern regia r ng
l
', , .`, ,: • *i' ,~e h' i automonl ' e when moving from
,, s,,,. t '" w PGs
A.nc the r;, V, 1 �' 4 ` mp 4"r 'p �yc.,►nmer•r ia,i development is the
ti� 9 X, �)a�lll) tw"�4e i... r.. ,,�' t the
type ot „,u,.mm:-r .1,,,A :1 1* , :� produced With bus n.esses strun. aloag
r �r ,N,,, e�hshopping4 � r �,, •„ �,
the highway. one st p for a variety of goods and ser"ices a
becomes impossible The shopping trip becomes a series of short
x('-urs ions on and oft the h t ghway r, Shopping becomes an unpleasan 1`
exper .en e because h; ghw .y congest i.on is increased by intermingling 1'
sh: pping and thrcugh t raf'I , , Such an unpleasant shopping climate
u 1 t im.atei y res a,.�, n shoppers patronizing communities having 1'
mare Tonven i 4wiJrt shopping fi."w,w.la Lk«^,A,a
4, 1.s gei)er , t t 6e that bus°Anes s located on a.. strip high. ;y can r,
b separated 1nt,t, -W, , basic gr>~ 4m as, those oriented to the passing 1.
**ta ,fw is and hhose seg , .ng the lac ger I mmunity 4, The l attar type 1
o_k business I's poory o:ated cn the strip because it i8 a goner-
tc 1 of traf t , ,a drawing n ,p":.e' to t :m the surrounding community
i,,.r, their et,ierydaY sht.rpang needs, Th e commecial facilities
sP.*N 1.ng t,he 'arger r ,mmlnxtY are most appropriately located in a
s.h`ppi,ng r enacil 1`
he h. gbr4a, .„,, '. priority ,
'`her�� re � 1 �en��ed businesses sho ��,+� have use �;
i t ho: '`ugh are f „ nt,age beea��se they rely on the passing motorist d
and M t�i r r%i,.es forthrough traffic While °minimi.ting the at- 1,
• \\ '' r , - , (,, ''''' '1
(1
11 , \.,,-, \A
tr ,c . .c n "_: i aria r : , n a Ne rg'hborhh ,,o'd. traffic, These uses itol.ade
most types , : n bu-messes„ service stations, car wishes
rrrotells r,,,,,..ztallelint,z and night clubs
8 w,. ' toy :+'i' !Y y ll-{7,. a+ rid r•. . rty ✓�`',w1`yo S 7` b u iC t e is e i should
ha?)e - '
y d'°L t«a' "�r' .1,,,,.6.,..:, �' P:i '�r :.4',a q1 h a y f t"'ian.. ;g 6 because they a r e
' deC" `*;a; ' "r° up ' 17,,°, .c7ume _f flzr., r,',,jh traffic for the't r b24a" iness
n
r u ,y P F k?elli'- , Fq ?c�r c fir ' Highway she u, d be o:rM. ented tc
*h ,,:,.T, ',,, *d4 , Iff and I t draw add ~ax*,na`', traffic rr rn thk,
L.t Ava ! ' t , ,;,.'.,y Yo y''t >? -«'"r netghbrhood centers
+,h �f !'- r, f z ,rw a 1,r 1 i �' . n Pacific`ifi i Ri ghwa y a
• ',' 4 4 I y .. .4ir, ,,,,t 6 r t i7,,...-e..1,?,,,,,,,) h 'he }}L;rovisic nofs 74 i a,,,,.1
,
II
�.+/" r ', ~'4' °.,'.. G: s`Fw4,,r,;g f'.'?s" u't7 Th;'se facU Z.i» es h`rhaZZ
) ,'', -:r' 9 s� ,- J" 'n,'it°,,'ux,„, t e,,r r1 s'e.r'�4 v.'n g a t,?, i.,:n”' e 've n i n r zD w'.p ;:�' t.?.e f
ticpr,,r ' °p ., '. ..Speeyy ^q, '.ddy cd ,e1t. .1 4•;1.1)71 -4,,'t and , lb " des "ned i- rriee
.j�
3
v
COMMERCIAL PROS !S811 0NAL-OFFICE PARK
III the Tr,,ani, 1,--, p_'' "1 �n , t h,. NPO; 108 acres are indicated for
ocomer . i.a .1 P- ress,, nal dgz elopment The intent ts to develop v .M
\Bp ;', eab'�; s:ell",*" , . ' .4: -e ri r k omp1e: , featuring a spacious, campus
u , 'k1 e
e 3.'' ,.,ng f h a. , �tf * �r,� 1r,,e �o of w "1r tenants
e n Gy¢ Th
ua office park
ark
c "4µ paCw will xe�q� �w1 `"°�'JaL0Jryry land uses such as eating and con-
1
on :n; fatesTh e a aw t n ary uses should be located on an
un6 1x ,dua: e:tm'.t req e ,t h si:
Thi. p r n n.d,: ,..,ares a pattern f "super r -. b1 o : ythat r : 2 1 be created
b uuatang 411need dseamen1sof xi 1 ,trg 'edaoaret street right-
"1.:; -wa� ThyepehLonks *111 permit conofation / land
ho ,tiling int;, par'!el that will a'. c'�' ra�rnoda°te large if'ie develop-
,
meri'ts
I mansawes tho pr'r e n' loft ;ung ap t, t ern consists 'of relatively
:;),q,1 t a t,s win11 x rust rat,., 'th c p :an s objective of provrding an
a*. t n i c "-. ;mPu s D�� r _n rnM f.'1,+ u kx ssuch as corporate he + uartarr I
aindenc wt ' eae ., '"''m - spaceR ery' effort should be mads
i a, ' ,i ,'. the' aggreg4tin of e i 't n.g small parcels t larger
' Vii' h d:x r gs i . h o x m n* 'n pals of 1ess than an acre h of d i di only
1 e perms ' t uncle" spe -a x k rcumst ,n,k'res Primarily when it can h
1' shown thahe a, h" 1, ,a,n *1� #.,bje. ,�," o.
rtpros id isPace for resatIveh large 1
'.,'fi 1e deve l' 'pm 'n w ' '''' n-'i be i spa 4 red
rr ��yy
" - �" �r ' 'l 6',r''� ,d^ e., 1v' t 4,.y '1!� w `"',A d'7a y. +a p 4 ,: 7� +e y,
1# 4 de V a � °1� ��! ° J Gb dam' W�I' .W 4 tib° °r 1 a ri
',4" „ , IFY' i,'d" h I r. fir;": 7 �.f4 i '*til, '1 d q ., w, u �.'W 'r j G
A. N e fid. '+ .�,w" � i k,A:
r t.,,- '4` * ,, 4 4,,4 �iJ p iv"A ;.I•. * ,'0. .x. 4 M. r x'4+,a •: i, n '
r11 ,« i I,+{,A ��, ,� Q,��" fd�a"� �l q.�'° �.tai ,�4�'t �u Ea°��'4��.',Iii,�S""�i'._,,,:)7';"Y,� ,F��b f,
'r}'','`ti ". ?.1 , -04'41 A l';; a td^,, µ4, �'
d+ e k4'' u°. :, "I Lt r!n'' '','(''6, ,r,+.' ;14'4'1,f"N"�t'...4" a l" afi t4.',,.1'.,k',4"., ,.*,rir
t" ,,,*4:'
N A.
r w'''.w �,• %' `,,t,:'
4 '1• 1 '''' ;, .1 '* i' r'ft:
r..�:,� Z ., ^.',7 l ;�` R'• "t s,7 'k n �,. I
1
' 4y 4p�wi t.� 4-I .aV ae �.� w 'k.k�4� rA �.3i �A,�F v,Jt �" ' 'a�d�W. ��/� ��r
y i ,' 4i ,7.''..,,.., p* t ;, r ry4 i.`;',1,. P �y ''i,. 3,7` ,`n, .,. 1 , ' • 1" x
4 �'. � ,M 4� �d tp i, F " �� Y „ R"i+ ,�, '�u d"'+ y 2,,,,..:,1,,,,- !.+-l.�' �. a,4�} 41 F A+T« �.� � � '",N'�f�C� ,`
I', i ' y
I .R � � I - ,r '"'"'� f�" � �� �' 'ry 1' �E,...;1wt�,.1 d R' l ;i'' :
i_. , :
ii , , 2
J•
ti
d 9
D.
tf o-- °IL ,a Y r' ri n t 4,i, y,t, ,'d t.,- n , e.e.rya r.n 1 a.�"r'._68 h 44 t o n u b,.., 33'
P 9 e7" }y/✓ `p,.,' t 79'*' ,it 1/: t,'f � R b Y.r'.-;y., '.t.' i'� e P.,�,l14.� 4,, ted d ,
.t...5.2„,-,,: ✓... C � l�'. +' �r4 .-5-•'.---:1', M.r rr' Qs t/' �t5 � r`.1. Lr u. q
is r�r,r' '"""�"'^`•..'"p....,,.�-s�.—�
13+' ,F4, t e,,,,,,. 'n 6 '.r.h i,J.4 d'' (�3y'fi'yt,:h t :' nu'eryu,, bT, "y 7dyi ng}he'4, }'h s uyp� ti:z, q,
' 3,t'!! «w.'p, 4,.',,',,,• b,;,,,, C,r r 7, teed h..»'w,',4,4,„',re&` 4✓n fl h e area"e`�rW' b e" w ;r, 'd n
i
heights ��
n' a„,t e'r ,,� u"(rp ,,, ?- ..,,eu w rude. nw xe' * n7., ,) s tor.2-e,,..'
.74 ?1,g aa,,5 't . I.,and ai, ei Z•LI west �)f 70th Avenue ,:
fl” ,np ,s4iea ' " ),dean ,?.0 '1 , . ns` e.r8r,,.on unit tLhfch has nt..di, 4
ry'- ', ; ',7,`,',,,,,'"1 f- .,,,' .*, re ;n t'J m vi..a2.:'esiden 21a1 zon7rng. i
is
INDUSTRIAL DEVELOPMENT
The 74 acre pc,r"t N,on M*: the Tigard T i angio' west of 72nd Avenue is
a kedor high qua1 l-t: ' 't,ndustrial development as a research and s,
I dei e H Amen} pa k , The Research and Development: district is designed '1:,
to peri. t nese r'.'h and 1. united production o .' precision type products, i`
'n , n1131.1r1ct ''''` with r`°;
, ...�,i... i.„a„e.,». ,..r.>.,.i,....»�, ..�..w. .,✓E... ,.v»,a.«.....wa,iL.,,>...,..,r ,.«..�..,ti. .."MMi`,�,._r..,..3i«r+.w�...,+. ..,,�:..,a., r,.�.7.,,....,r:rp.. ».uµu.,,a.,»�. ^'.,-�..u...u.» ,1,1„ •.�+w..x..wr:;>� I.�....,n,..,-:u,..> ,�. .,.»m,i....,,. X,..M•+...,.rh.w,:.w.«,
N: '4nORHoOD STREETS
e ,
The ir4if.'K;u . µ., Ui,at IQn e C of the Neighborholod Plan is intended
to pro 4 de° tte r e.c essary automobile access to ComMercial atd In u -
t.r al rop r °� ' whlie avoiding conges•ti> , and minimizing the impact
of raft°. :. upon the ves Ld ri i :1 ardea The system of streets rep-
resented on the k"an has been analyzed by a consulting traffic
engtneeP, Carl 1€ J.e to determine the best method of minlnizing
t°b 'ou h traffi on residential streets while accommodating ''he
e ghhr:,.v od gen.ir�ated traffic,
When the NPO had completed a preliminary land use plan it was turned
ov°e., :, Mx`, ButTke who tested alternate street networks designed to
ser the proposed land use pattern„, The results of this study are
n+.. vded _. n 5, rePort a?4ailab`te at City Hall . The "e e t .na . r,les
•
'l tern,t,,1r street net wL rks and recommends a system best
f",,.at t c 'y lg the *L.11 of ta,:hcommodating the Neighborhood-generated
i! f f is „ while munimiztng through trai±ie An residential ar asM
't. t. :,-w ng are twotwe of the networks tested. The first is the °do
nclhfng" which tests the 'existing street networks t
i
,�1 k ly � handle ndl ant!c;l pa ted traitlc loads and the '$econd is the
al' ternativ,ie this plan For purposes of brevi 4.,y
the: rther alt'.Hatnati.r:es arenot discussed,. An one having a mole
detk-i I Led u+r the .p i e yy e repo MM
f ! P w" �.M k; W' x i.+�v. 2 5+' lU
,. �.:»e•« ». ..
01.0.4...16..4
��" Altet n t ften exam to tIen of t rafhhe conditions in the Neighbor-
'
heed with the e$* ' nc c „ c.0 ,tion system, Basically, it represents
{ a do t ng , , t .y' ) h ega i d to street modifications but assumes
that ex ' stia eet 4nd ntersectlenF will be improved oved to a ;-
c„ommodate the, pi,ojected tra h c volumes ,
d " ethe h „P.l `° em and the e .�.e tea ave ge
yFy'� p ��� �:+� � g��+ when
y�� ,�,y, `{�.��y�q ��y�ry y�ry �+��y/«� � � ��'
Y'PaA .d teaft
f''": e :';,i, uma 1 .�'Yhen h N.eilhboR i.o'o6A, is fv'tlY developed
(e,',.(i y. 71 n to t be hand r :e de ,tgnaten on the plan nap .
The t . t, a fT c assignment for Alternative 1 is shown
'a on f g r're `
f. ThP eg ', St' ng t ee . s.Y tem is inadequate to serve the future
t'"uf ? t; needs of the ne- ghbD'r hoed' The primary deficiencies occur
' r the Telatgle where thv p'' oposed buz. tness development . reates
the need a cert I nco°l,#4.' streetsyste with high capacityconnection',
to ane ad t, e" q ,t: td Pacific Highway'
t fie r r" t P v +p
yypp ib� Gi
4 �k�i„. r '�4 ?n l v C rt street carry
n ' ' S�
{ it
b h w
ph f' q,•�.,,.y,i AY�,.;•i ft r e e l� �yr��!., m t r e f'�s�d the e p e e n street
�" �.w.al.�w.mwl�*+Wwuw.-r'>•w,nw+mcY+{w.unw.� �
and 'h j'�,hh a dco iTt onn ofthhosa streets.
11•- :' f^• ry r.,...,..4«..rr-r+m ,r..,H...:...•,,,...«.kr.:��..4„rtiaa,.,...ti::{rn.J«t.rw�.l..ana4a."•..'�.:A„:« .�i....w��. .4,,,,,:•:',•,,,,,•;,•••••,,,,,,A.
r'� ...'�ll”�13i?�4�i4a�R'�fi�i�-.�4,:R.a`�Ta^Mr_wv a:4.ir>Cln,ila ',Y R`�Nn mry .A.4uwxW�44...Aw.-il. 4ki.+.7N' z{x-d..,�.wk.naN'+N+• 'bt'l
1
0
' s, ry
'a4' r+wnsrrrr,_ ��1 SPR u6! 61, ` 1A N ( a
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projected future trafftc volumes and to provide ;'adequate vehicular I,.
access to all properties located within the neighborhood . The most
notable features are a connection of Pfaffie and Dartmouth to form
a major east-west link between Pacific Highway and I-5 and a loop
street which would provide access to the land west of 72nd.
PHASED DEVELOPMENT OF`TH STREET PLAN i r
• C nstrt ction of the
proposed
�ro osedstreet
treet system reppresents the most sub
- L
publicstantial � facilities
acal "iC costs which further development of the [
ne3 hborhood wall
The most efficient method cf construct- t''
' ing this system is in phases as development occurs. Therefore, de- 1,,
velopment
;-
velopment will be permitted in those portions of the neighborhood r,
where the street s stem has beento meet the increased i .
� improved6
traffic demands. This phasing, of development to coincide with the
provision of adequate streets will assure that the traffic demands
resulting from fur .her development will not exceed the carrying
capacity of the street system
P l.czj 32 The rezoning of pr=opgrty to more intensive uses (or i`
City des,tgn approval of projects on previously rezoned proper-
x.es) will only be permitted on parcels served by a street im-
proved tr, urban standards. The street must he ful i j imp2,oved a('
from the subject par el to the nearest freeway 'interychange '',
or •2 ac fi c highway connect� one
r
The primary implication of Piek 32 is that the separate property $,,
' e ties toward upQradi%��; the
streets t
,
owners will have�"�'.'C7 work cooperatively can be ac ct7 CYLp 11.e I:i. P.M y t h e .1.o c a l 1
improvement district process which qua Z aes p WFC rs-
fj1 long-term fin ,,�
� sold �n n addition, retirement
forlow
bondsrto w::anance t en street improvements
fromcould the proceeds of the 'tax increment financing method discussed �.
on thi.: following pag i
1 .
the phasing; sequence is displayed on figures 8 and 4, While the i;'
intent is to match development to a street improvement sequence,
.t does not forestall 4 he development occurring out of sequence
instance one or m�"�„"epropertyo��e improvements are' made. .�.or k
Providing' that theneessarystreet
' ' ' a
owners rs may choose to bear the costs
111
rt those street� imp «ements which would qualify their 'property 1.
for immediate level. liens ” However, the phasing sequence will be i.
used as the basis for program capital improvements which areubli,c-'
l y funded,, ,
ar,.r4d future and.. .,r �•
�.o.�..A�.o.., W .s ,r ': ,ilwar .7 s .g n6 �`" 6 eti-,-e--. rr i a n ; e whenall 1
land use bas ybeen n or°t'ed,.. 't ��ti, :res ent a. t ees« e ndus a i- ,
will not e.ffe e ve.y served byi.
a . l .�t� area wet of 72nd Street ;be
the 1c6p road x:oposed to pass through it until the school and atw
,'w .1 1 resident.3 al subdivision are converted--an event not likely y i
t4,b. c,c f. ter ,.!or a 'cconsiderable length of timr . Therefore , a subs c ary ,
!oval & rrti'Ie system, designed to eventualAy llnk up to the collector
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11l7R"I14- 4 4 C i
i
t
', network, will be necessary to provide access to the:. indivjd l par-`
.els in the indu$tri:al area. This local s *stem will IrD aesigned
in conjunction with private development proposals for this area
at the time they are put forward.
The three policies that follow; were chosen b � the NPO to minimize [,
the impacts of business-oriented traffic upon the residences in
the conversion units.
of cy 33. All ex ,st'ng dead-end s dent• at strjests in t i,e _coni°
version units shall remain closed to through traffic tint
such time as 75 per cent of the owner occupants have dated
, on-,r�esiden al category. ,
to convert the zoning to a �
Policy 34. Improved streets shall not be used as boundaries or
t//
sepa.ratioN between the reaidentiat conversion u.A1,ts and corn-
.. merciat/industrial land use areas.
. p7iely 35. S.W. 70th Avvenue shall no 17e improved until the ad- 1
,, joining e'nversion of it has voted favorably io convert r>r 1 /1
residential, to office Park use. In order -, provide access I,
4 the properties.p ” , ,between S. W. 70th and S. W. . 8th as they to pr pe t et '
are developed into c,mrtercial.-professio nal types of uses, 1
S. W. 69th, Avenue shall be improved
l'
Street° C1a sificat±on
Streets on the Plan are designated according to the following
„ classification system:
ARTERIAL STREETS
Purpose: to carry high volume traffic flow and to
connect major traffic' generating areas such
as residential neighborhoods, commerc al
centers, industrial areas and nearby uom 1;
munit ies ,
Arterial Standard :,.
`�
o 1
Right-of-way width 80 feet` - 1 )0 feet 1';,
Pavement width 12 feet pe,r' lane
IVIcvirig lanes 2 - 4 1
volume 6,000 _ 20,000 vehicles !,
per day
Driving speed 25 , 45 miles per hour
Arr,.erial Streets Designated by the Plan: ,I
.7
if
Paeific B1, hwa
gall 13o .l zt ,r ,,
I `
..,. ”,.� _ .�....., . ,, ri,. �i
p • r . ak. .. y R. ,
, 4— (-
COLLECTORSTREETS
Purpose' to collect and distribute traffic between
arterial and local strets or directly to
traffic destinations, A secondary purpose
is to provide access to abutting properties
Collector Standards:
Pavement width 36 - 40 feet
Right-of-way width 60 foot minimaz, •
Moving lanes
Volume 1,500 - 13,000 vehicles rs„
per day
Driving speed 20 - 35 miles Per hour
Colletor Streets Designated by the Plan:
Requiring a 36-foot pavement section:
j 'rank i n
70th (see Policy 35)
Oak, west of Hall Boulevard
Atlanta, west of 68th
Requiring a 40-foot pavement section
a 68th
72nd
The Hampton to 6th westerly loop
road
W
�
04
The Dartmouth- to Pfaffle connection (with
4fentat the intersection of Pacific n,
Highway)
Pfaffie
Atlanta-Taines, east of 68tf, 5 4 a
LOCAL STTR E7'S
All remaining streets not specified for arterial
or collector status
Purpose: to, provide access to, properties abutting th ,
street
Local Standards:
ew Streets
Right-of-way 50 - 60 f t.# (50 foot
3t"iinimi i)
Pavement wit H l 32 - 86 feet
Moving lanes
Volume0 l CC �e� '
les d�
,
P
Driving speed 10 - 25 th,-..xlee Pe ,
hour
til e s 40 ft radius turn around
and 400 ft, maximum length
1ty
J
kC4
« IMPLEMENTATION PROGRAM /)
This plan will be i t • ..,. , -. __6 8-, , e =- g ding the continued
development of the neighborhood. Rezoning will be initiated by'
the city only where necessary to protect the integre 'y of the plan;
` in most cases, when an area ... zoned for a more intense use than
designated by, the plane Therefore, the majority of rezoning will
occur at the request of one or more property owners, primarily when
it can be demonstrated that adequate public facilities are in place
to serve the proposed use and that a community need is present, r.
(see Policy 32. )
The city suffers from a lack of the financial resources requires
to supply the services which the land use system propose: by this
plan will demand*p Therefore, the em;�hasis is necessarily placed
,
upon development to bear a majority of the financial, responsibility;
A three-pronged method for financing of the necessary public fay-
ca uities ,s proposed:
1 .
h
.. e1optdistrict
i`
n he Tigard
Triangle and the usetaxof increment financing to fond
improvement projects sponsored bY the district ,
The use of Tigard' s system development charge funds (a
building perms t surcharge '.n con j tinct oh With State and
III
J//2
Federal grant monies to finance certain street improve
rent projects and open space acquisition and improvement.
3, require each_.. ..w deve1 . *H. , . , ' .. , ,
na.t...e �� the ,7
provision of necessary Public facilities to and at their
si e as a cont on of zone change and development approval .
Examples are the extension of necessary sewer and water
lines , sized to also serve itoterveni ng properties. , and
the dedication and improvement of adjacent street right
of-way,
The first method is to be used onlyin the Triangle portion of the
g �`
neighborhood. In this area, extensive commercial and industrial
developnnt is Planned but available services are wholly inadequate,
, ,
The tax iacrement financing system, proposed is a methoci made possible
by Oregon law (ORS 457) which is a system for financing redevelop
men.t activities. The conversion of the Triangle from residential
�yguali, y this
fy. . an 1
�p i�J office industrial �l h»L s area as r
park and usa e would �
elgible redevelopment _district , The technique uses the increase
in property tax revenue produced by a redevelopment project to
finance the necessary public inM, estment in that project. It 'wort' s
in the following way ;
When a redevelopment� � t pl an'' is adopted , the existing total
value of all the taxable property in the project area is �'
determined by the tax asessor Once this baseline is ti��
established , all future property tax revenuesabot e� the � i
base generated by the redevelopment effort which would+ be '' `
collected by all taxing bodies having jurisdiction in the
,N,
, , * R ,,.1
ok It ,
.. _ i. .. ..1.:':t' kK44.+' :k.r:;.t,Prb,..,.M+W«CL:.:-M4.."Y4„%•` ' ,+
project area are assigned to finance public improvements
(ego , by retiring TmOrovement bondsb ) The concept of
tax increment financing is thus , to pay for necessary .
public fac il ties by rechannel li ng the money col l ectec as
a result of the increased taxes on improved property
back into the project areae The intent of using this
method in the Triangle is not to assemble and clear
land , as in a tradtional renewal project , but to `create
a �
the funds for needed capital outlays lire the., area ,,
The development of the Tigard Triangle should occur in phases as I'
each element of the street circulation system is constructed, The
street section of the plan, figures 3 and 4 recommends a seg,uertee
4 for street . 7,taprovements which should be used as a basis for guiding ?
the development of the Tria:ogle u
,\
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...,._..,-..7n.i. �»._ ,......,t. ed�, ....'.�..n-Mi..» n«Iw.w„Mx. .�t"1.... ,,.I_.F�lll A'Vw�`iww� w«m+.'m'»w1.:,.....�-4«r+«. .�0.1r.Arl.rn„„ ckm'r..'!✓,.. ... .'L ..I.,:,\ .P..,.m»
�Y
2-10-28
MEMORANDUM
TO: Plannin ,.Commirasion
►' R0M: Planning Dept'v ri en ,' 14 .
1
SUBJECT:. NPfl #4 Plan Public Hearing , F eb,l4th, 7:30 P.M
iJ Fow'1er Jr. H19h
_ The NPO has held one more meeting since te Planning Commission
stud,; session and essentially endorsed the° document prevou; ly
' distributed to you. They Pointed out a few tyg,o. ra hical errors 1
• nd amended Policy 05 to state that the 50 foo=t wide vegetative
buffor is a minimum standard. In Policy #271 ''ection O the
reference to 70th Avenue in the first senten'he';should be chan,g9d
to 6gth Avenpe and on figure 3 step 1 the prrbpo ped develo �
ment of 70h Avenue should he deleted.
If any Com,miisioners have misplaced, their copy since the last
meeting additional copies of the Plan text and map are available ,:
at City Hall
•
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AFF IDA 'IT be PUBLICATION ---T #
STATE OF OIi,FGON � �� 't , f '',,t;1
COUNTY OF WASHINGTON', ss. �, "',e° ua wPi
Rs 1 " a� �+fit : r,
��• �r r {
i 7 �k W .,,.d,l '
,,
A I, . ,ww . rYFw.w. N 4+. ..wv. V' 3 .. ...ii.. ,.,.. .w. ai.. i..,. '''''6,� +t R ^ t�,/1 ':, ';',:,*r( � *rt ,br ` f
wItii
being fast duly sc orn, depose and saythat I amthe publisher Y.._...Y. ..�._ ..,. ��1 , 1 eR* -s;t ►), x,1 i,1�
�. ............: of The Tigard Times, a newspaper of general circulation, as,defined,
' n �°, 9r l d »4r f"PV”i.:',..;,«,;117.1,154:3,1r j.,„,7:,,,,,,,
i
by ORS 193.010 and 103.620, pubo hed at Tigard, in the aforesaid county and f, U i :, ,ii( r+ l, `' k ° , t,
state, that the legal notice, a prizited copy of which is hereto annexed, was n . jL,r��fP ,,_� "} •y ., q {, 14
yi
p p i t* i'' ',..,,,#.1$44W,11:114011,° ''i`t ,',cos;G�
published in the entire issue of said ne 's a er for ._.. .....«.... ssi ccessive and + :11 r , 4 "' .4..., r
.rci
cc�nsecutive weeks_in the folloWarig issues :,.w._........Y.,.:YY....Y.. .. ,..,.Y.... YYY.Y.._......YYY. J.i t� ., x 1 ,_� 4:.
February 1 & 8, 1978 ' iiii
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`,,,vv ukisex,ibgd'+a iasworn to before me this d ..--. y
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,44.'''''' '''''.**!,.. 'r^M 1$' 'Li +W $4 7L .lrM.*,^'..,'�'^"^ } 1•t�.�'`t "^'^ f'n^+�+i
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TIGAR •0,I
..- .,., ,, iii. ,...' CITY OF TIGARD
I
P.Q. Box 23397 I
12420 S.W.:'Main, Tigard, Oregon 97223
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0 NPo w
FROM Dick B.4. «enPlanning Director
19•T. CT Draft of NPO #4 Plan Texb and Map I
DATB July 15, 1977
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The attached
material
re
P �ox�•�s the� h
.e firs t draft on the
NPO. plan for your rev r'w. This work does not include the
inven- ory section of the plan which is being completed.
free to mark up your draft and bring i
Please feel e t
tothe July uly, meeting-7:30 21
�-� Cl oy Halle
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NPO #4 PLAN TEXT
THE PIAN
The following plan narrative describes the anentions of the Neighbor-
hood Planning Organization and the City of Tigard with respect to
the future development of this Neighborhood. It is a "prolicies
Plan", Providing guidelines for development in the form of policy
statements. These policies, the accompanying text, and the plan
map are to be consulted jointly when, evaluating de've lopmeh-
prcposals. These proposals include zone change requests, subdivision
proposals, chanes
p �► g in the street system, or any proposal requiring
public agency review'.
This plan is a means of guiding development in order to achieve
. desired purposes or goals. This section, therefore, begins with
the statement of goals provided in the city-wide and Communi
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Pte. These goals provide the basis and
describe the broad Purposes
of the, Neighborhood planning effort tnd have been included in this
plan in their tyntirety. T e Neighborhood is a portion of the
larger Tigard Community and these goals serve to relate this part
to the whole.
GOLLS FROM TPX TIGARD C0 UNIT! PLAN (As adopted
j l '1"he city intends to limit the ultimate population of the
pl.ai niz.g area. The comprehensive plan pr vides for a
imum population of around 73 O00' peep .•,. There are
four categories of res`,dential density,_ ranging from
suburban density of 2 families per acre to a high in
wareas
of upto 40 families per acre. This range
selected
of residential densities is irate ided to provide a variety
of living environments that will accommodate the housing
needs of different family size and income. The density of
' population influncs the character of residential areas
and determines the demand for public facilities and servicesin different parts of the ,
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city. s of h+,roommunitY
should know the density of development that is planned for
n,
different parts of the cityas ita:�i"emits their own
• neighborhoods. City oi`ficials need to know the ' ands for
diy�y��y)y�♦/ ��y�y+y+��.� rrhh' +�'aµy�� yservices
�}�;�c,�W.w f{W�}{Lvr�y�A WyMr fj��
different
p ��1FM' facilities and a�a+.'N.+6�1%YL iu4l u`W � in different
Parts _
��'e rent MM
of the o its`�,
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2. The comprehensive plan recognizes the established character
of existing neighborhoods and seeks to preserve and enhance
existing neighborhood values. Future development proposals
should he sensitive to the concern of citizens for their owu
iwmediat.' environment as well as to the well being of = he city
as a whoa,.'a;
3. The comprehensive p :.an takes advantage of th. natural feature
that give Tigard: a distinctive character and. quality. Ti'l.e e
include _topographic features such as Bull Mbuntain. Little
Bull Mountain and ?anho creek. Fanno Creek and its tributary
streams provide natural drainage ways and make possible a
system of g.reenwa� s connectingparts. - i The
�n various of the city.
comprehensive plan recognizes th,e potential of greenways in
enhancing the livability; of the community. The implementation
of a greenway system is a major element of the Tigard comms
` rehensive plan.
4. Heavy traffic is noisy, smelly, and dangerous. It conflicts
with residential values and with many of the other activities
within .city. Therefore, majorroutes need to
Therefore
be designedtraffic end located in a manner that will minimize these
inherent conflicts. at the same time allowing s
motoris`
to reach their destinations, quickly and safely. The coma
9 prehensive plan provides for improvements in the traffic 3
system. It designates streets and highways )y category, and ,
it sets standards for their design. The major street
• pattern indicated in the comprehensive plan will give notice
as to how the city intends to route major traffic volumes in
the
future-
, . Convenience is a major objectiveshoppinginlocating
facilities
and other businesses. At the same time, their location should
not conflict with residential areas or create unnecessary
traffic 'con estis3
Tigard does not have, a "central business
district" in tfe sense that a very large proportio:a of its
stores and other businesses are concentrated in the central
location. The comprehen.sivifi Plarl seeks a distribution n
,nit shopping centers in locations that are
neighborhood and �...,�� �'" pin p
y _ These shc.. rng
easilyAccessi1� to the a ear they serve �
centers will be designed in a manner that will minimize land i
use and traffic conflicts a.
6. There is still an abundance abundano,,4 of vacant land in the TIgard area
that has potential for industrial developme.,,,nt and the
comprehensive plan is designed to encourage ivs use' for this
purpose An objective of the plan is to create employment
opportunities within the co u: ity for +t-a0 persons who live
there. The plan also recognises the im)otance or ,a balanced 04,
tax base, in supporting necessa '' community faoil ties and services.
Reg l t l0 k i set for industrial development w' :ll ilsure high
standards ' z t are in the interest of industry and the city as
a whole'
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is' The l ,,'8tion of school and parks "affects the livability of
Tigard' s, residential neighbofhoods. `Youngsters in the
elementary grades should be able to walk to school and should
Where risible parks and
not have to cross b�.5y s�cre�.ts. �,
schools should be developed on adacent Sites tied to the
t � in" development
greenway system. While the patterns of exist �,:
and the topography ra do not a%wa s permit an ideal arrangement
of schools and parks, the comPrehensiva Plan will assist the
tv
community to approach this objective
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NPO #4 PLAN POLICIES
fon
RT 3IDENTIAL DEVELOPMENT
Thil plan describes three types `'of residential development. These
are single family,, multi-family and a mixture of multi-family
and commercial-professiOnal
R AN LOW-DENSITY 'RESIDENTIAL DEVELOPMENT
The areaon the plan map designated toEe... s, tResidential i5
is intended for single family residential development. This
design.atio ;L used in the Tip-hard, Commu,.Plan and the first
, four pal .cies related to this designation. are taken`directly from
this city-wide 1'11E se poolio ies stabiish density and
improvement guidelines for the Neighborhood.
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POLICY 1. Tbe maximum o`�era� . densityof development P be fou'.:'
dwelling u ?is or 12 persons per gross acre. This amounts
to a standard of 750 ► square feet of land per dwelling unit
a allowing for atrciets and other open spate. Some areas will
have a lover ovensit y owing to topography, existing devel+ pmeht
pat 4erL s, or the desire of individuals to own a larger lot.
PC C ` 2. fl,eai.dential subdiv .sio*.s will be developed with paved
streets, curbs and gutters, street lights, and ufa:L'irvipay.s,
accordin.g to city or cou:tystandards All utilities it be
placed underground.
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, POLICY 3. IDeve .opment will with th Provision of public
• streets, water and sewerageacili`ties d Vase facilities
shall be
(a) capable of adequat6ly serving all intervening ,;
.,.
' properties as well a,s the proposed development and. (b)
designed to meet city or county standards j
•, , POKY 4. *Planned �.n:�.t development wiZZ be encouraged on tracts �•
large enough to accomodate ten or more dwellings. Planned 1-
tinit development will Permit a degree of flexibility in
design that will enable a higher quality of development in ;;
,accordance with zoning .standards.
PROBLEM: The neighborhoods location adjacent major
employment and commercial areas end bordered, as well
as transected b. major highways, has resulted in 'conte
version of land to non-residetial uses.
The above strted problem is one of the primary issues that the
NPO i`dealt with in developing the plan. As Tigard has continued
to dA;:velop, the locationaladvantages assc sated with the Salem
.
;„ FIreewaY, Highway 217) Hall Boulevard and Pacific Highway, have
resulted in substantial amounts of commercial and. general 'office
development. In e diti ono the majority of land which is d'irectZ
accessible from the major highways is being held for investment
purposes,
he
This plan recognizes the locational advantages cf virtually all the
b properties in the Triangle portion of the neighborhood and of those
• adjacent arterial streets in the Metzger Portion (north of Pacific
ighw y). Two methods of Protecting ex .stin residential areas
and areas properly located for future ;residtial development are
,roposd
121 1. In the portion,' the msst 'viable residential
areas have been identified and slated for protection
with only the peripheral areas being eligible for
-oversion to cc pa ib e non-residential uses.,
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✓ 2. In the Triangle, the most viable residential areas have
I.: been identified and are slated for protection until
75 of the owner occupants elect to allow their
"conversion unit" to be redeveloped accordingto the
, a
the uses pecified on the plan map. The conversion
units are also delineated on the planap
s .
POLICY 5. Insure that residential development is protected' fr'c "
the incompatible features of non-residential land use by means
employing
of � the following land planning techniques:
A. As non-residential development approaches residential
areas, provide for a stepping down of the intensity of
land use.
, B. Provide protective buffers for residential areas `by use <. }
of natural features' such
as streams and, heavy vegefation.
C. Where disparate land use types are closely grouped
together, eraploy strict site development standards
that insure compatibility.
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PROBIE : Should duplexes be allowed to locate in ares
planned for low density residential use?11
The 1971 o urI ,t plan allows P limited degree of' mixing of
housing types in the low density residential areas'* In this regards
duplexes could be allowed in tbs low density area at locations, best
suited for their use. These units could be allowed at intersections
and as a transition between single family and multi-family 4
residential uses. The intc,nt is not to put more people in a less"
desirable location (two families rather than one), but to provide
a location for this type of housing while achieving the most desirable
d ve1opm nts" The locations suggested or duplexes ere those areas
u
tial .y developing with moderate to less-than-meraytel priced
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homes. 'Chen. a 4 duplex is located'within this type of area, the result
.s usually a more desirable use of the site. k
POLIO 6. The single family character of the area designated on
the Plan Map as low density residentia. , is viewed as
pretained. Prof
positive asset to
� Projects proposed for this area
be
must be judged according to effects upon this character.
POLICY 7. Within the urban-lou. densityallow
residential area
ppsinglehomes
duplexes on lots less appropriate rate for' family to
include locations at street intersections? adjacent major
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thoroughfares? and as buffers between non-residetial and
multi-family and single familyareas
P .O I M: The development of residential sil*bdi•ti. ,siotis
often result in the loss of desirable natural amenties
in order to provide the standardized plotting and
street patterns reque d by the zoning rl,masubdivision
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POLICY 8. When developments are proposed in the urban low density f
area for sites which include identified natural features
worthy of preservation, the planned development concept shall
be utilized if the Planning Commission determines it the best
method for preservation.
URBAN tKI"M-D T '. RESIDENTIAL
Use category provides for multi-family residential
1"h.�. land � �
development. It corresponds to the same category provided in the
Ti yard Coon" t an and the followingsix of .cie'�'k establish
+r�u��+f�iw+++u�w�+w�«rw.w.wiw.;uar ...�w.u+,.... � � ,
density and improvement guideli:n.es for the Neighborelood.
` ZiY 5. The maximum overall density of development will be
12 dwelling units or 9 persons per gross core This
.mounts to a standard of 25 square feet cf land Per dwelling 1
The Tigard Zoning c inancerequires duplexes to be, eon-
x
sidredforapproval by the Planning Commission in a
Public hearing. Conditions can bo placed upon the approval
to ensure compatibility with*the sourroudin homes and* in
dditl n, the ord. ne ce requiresthat landscape and
arehito tura , p „ ns be submitted .nd aPproved bY theesi�n
`
Reviewnh Then approvals ex sure eompa bi it with the"
exit, ;i11 ; r igh o„ h°44'd 4
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unit allowing for streets and other open space Some areas
will have a lower density owing to topography or existing '
development pattern.
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?OLICY 10 Urban medium densityresidential areas will be develop 1
M: ed with paved streets, curbo and gutters, and walkways,
according t0 City or court sq andards. A .1 utilities will be
placed undergroune a
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POLIO" 11. De relopmer.t. well. d s :nwide 'with .the provision of
public streets., wa Quer:and se rerage fa ilitie•s. These
facilities shall be (a) caps h e of adequately serving all
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intervening properties as well 'Is the proposed development,
and (b) designed to meat city or county standards.
POLIC ' .12. Site plans will provide fcr adequate open space to
(a) pr
Iotect adjacent properties, and(b) provide ample
yard space for residents and play space for youngsters,
pOIICY 13. High design standards will be established for signing
and appearance: including the landscaping of setback areas
and the designation of access points.
PROBLEM: Unfcrtunatelyt,' some apartments have had a
not
•, detrimentall effect on the Neighborhood. land land
covered by building is given to the automobile as
pang,., aI , at the expense of landscaping and usable open
space for residents*
is provided in policy 9 above, the maximum permitted density is
12 dwel` irg per acre This density is well below the l ,.
to 38unitsper
acre allowed when thdeig
Neighborhood's existing
apartments were eo ' tru ted, The' result of these higher densities'
was a sitewith a two or three .tory building w ur. oun:ded by a '
,,p parking lot with little or no room left for la, dscaping or on-site
recreation space. To t'emedY this situation, the Tigard Zoning -
w.rr. .wYi sfC.<1N '^x'i�...•�it:T
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Ordinapce has been amended 1 •
t o conform with the
The A-2 apartmentzone now restricts density to a maximum of 12
units per gross acre and requires landscaping and on-site recreation ,
space.
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P .®: I : Oome existing apartj :en s are poorly situated i
re1aticnsh,rp to adjoining single family development with
no apparent concern for achieving a compatibility between
'r,
the two types o land
aId used I'
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Multi-family development is a living envirqnment and its oliVabilitYK _..
is a primary concern of this plane Apartment j ojects offering
desirable living environment have the lowest vacancy rates, the
lowest vacancy rates, the lowest turn-over of tenants and are capable
of higher rent schedules for tw.tieir o raers. This type of apartment i8
desirable to the, commUnity because they can be better maintained,
the residents are more permanent members of the community and the
strut ur,ls maintain a higher taxable value over their life span.
Therefore, each apartment project must be evaluated according to the
kind 01 .ivin environment produced., , b
The im cts a on eespecially. sing le fa ..l
�+, AJ .4 JIRl+6�I.i'4���A4ib i,� land use,� �.. tl
homed, must be considered. Large buildings should not tower
over homes causing windows, balconies and patios to look .0
into the windows of adjacent homes or apartments.
POLICY 14. Apartrilc,:ir),'t,s should Z located to produce an optimum
environment for the occupants. lie''relc)pment criteria
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should include:It
A, suffering by means of .andscaping, fencing and dis-
tance from commercial areas and major traffic carriers
such as Hall Bc*ulever L. },
B. On site recreation space as ell ss pedestrian and.
bicycle access to parks, schools and convenience
shopping.
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tidy 1I
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C. The siting of buildings to minimize the v sual effects
;.. of parking areas and to increase the avai1abilit " o
.ti
. privacy,
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be located to produce the 'least�����Y �. � Apartments should �
adverse effects upon single family areas. Developmint
ror
criteria should include:
A. 73,offering by means of landscaping, .fencing and
( distance.
B. Compatibility of design recognizing the conflicts of
mass and height between apartment buildings and houses
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CURIAL DETELOPMFMT
P. The plan propt,ses four date;;ries of commercial develop ;e2.t for the a.
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neighborhood. These are the i en 4ai-Commercial categorY, comhi --
ng commercial uses such as offices with multiiati .
less intensive � ,
developments xD'i, hwa 2a!meEc , oriented to serving the through
traffic on, Pacific Highway; RetailCom e , 1, accomodating a range
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and Cummer :� al rofessiona.l, ,
ofretail andandservice r,omm.erc�.a�. uses;
providing for general office development and its supportive uses.
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POLICY 16. Development will coincide, with the provision o public ,
streets s water and sewerage facilities. These facilities shall
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be (a) capable of adequately serving all intervening properties
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,., well proposed' d.e� and (b) designed to meet
....: a� ��ol�. as the �
melt
cit ' itt,r county standards.
'' • IE PACIFIC A GI fA` ' CODDIC11.CIAli
• The plan propses twocategories of commercial development on `.r.
Pacific Highway. The ma,jority of "land, 53 acres, is projected for
Highway ommercial use and the remaining. 12 4ucres4 comprising the
red Meyer hop i .g Center, are designated for Retail Commercial
d use. These two areas serve differing
shoeing needy and are,
therefore, placed in different categories on the plan map,
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CONTROL STRIP SECT O
Margin Control St
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Tk,e FredMeyerl deveioj;meat consists of a community shopping center
meeting the basic evi ry°day shopping needs of the community for basic
gods and services,
In contrast, businesseS fronting pacific Highway tend to serve the
passing motorist and aro characterized by highway oriented
businesses such as dri e-ins, se g°5. ce stations), motels,a d .
restaurants. °
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PRoD K: The 'traffic conflicts created by development along +-.
Pe i.f Highway K )suit from the access poi rs or curb
cuts onto the highway. Each access point has the effect
f=' creatingl an. intersection with resultant left and right ›
hand turning mo' em,e ts onto and off el the highway.
tt)Oly
`ng the problem of traffic conctestion created by strip cam
mercial development means contro ling highway access. This
plan proposes mb, n::'i . of access points as a primarymethod o
control. This method dependsp
upon on
some degree of cooperation
by the property owner because access is a property right unless
• purchased. The state presently controls the vocation off" access
points by requiring permits for curb openings.
Curb w ts which are close oeher can usually ✓; combined
nibn5d wi &
oany adT, � effects uponnes18. As new businesses are
contruoted, the access points.t should be the minimum required for ,
proper traffic circulation aid, where pot s filet existing curb
cuts can be utili2ed. An adds ti .n1 feature can be added t render
occess control more . ecti , and M''')re attractive. A device known
s i can be
�� �� ��� `fie`
along the hi�h�ra; edge.
consists of a concrete divider contr icing landacaping and street'
graphics The effect J.s to define tao highway edge, clearly
d(?siignsting acooss points while imProving the appearance of the
i,
highway by p oviding a unified design a d lining the highway with
4 ee and other .a dscap .ng,
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POLIO' 17. Pacific Highway is developing as a strip commercial
highway. The traffic-carrying capacity of this highway should
have the highest priority and adjacent comnieroial development
should be subordinated t0 this need.
POlICY 18In the interest of safety and efficiency, the number
of highway access points must be k pt to a minimum. Wherever 1 ;
possible, businesses on Pacific Highway should be clustered '
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and share common parking ' faci it es and driveways. As new
development occurs, the number of access points should riot exceed
the number ne oe ssar . for propertr p p on-site traffic circulation and,
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where possible, should be ccmbint d with access to adjacent businesses.
PROBLEM: The majority of lard now planned and zoned for .r
retail commercial in the City of Tigard is on Pacific
Highway. This results in congestion on the highway and I I
creates'a commercial pattern requiring he shopper to use
his automobile when moving from business to business.
m�
' Another problem resulting from strip commercial development is the
typeof ommercial community Produced. ' With businesses strung along
the highway, one--stop shopping for a variety of oo ,s and services
becomes impossible. The shopping trip becomes a series of short .
..,,Xcursions on andiShopping off the highway. Sh Aping b comes en unp :e s .nt
w�
e
xp rience because highway congestion is increased by intermingling .I
,.,
shopping andthroughunpleasant shopping pig clima e
will ultimately result in shoppers patronizing communities having;
more convenient shopping fil it .es
Businesses located on a ., strip ghadcahbe separated into � `�
y
basic groups, tore or .0 rn ed to tho passing traffic and
swing the larger COMMilnitY, The latter type of business is poorly
located on the strip because it is a, generator of traffic, drawing'
people t it from the surrounding community for their everyday
shopping needs. Those conmle):"'cial facilities serving the larger ,'
community are most approtlr.iately' located in a shopping center and
Hall : ou e via d area meets this purpose
77 :
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7111- 3
Therefore, the highway-oriented businesses should have priority use r:-
of thoroughfare frontage because they rely on the passing #r\ctcrist
and offer services for through traffic while minimizing the at-
% tractionof additional Neighborhood traffic. These uses :include
most types of drive-inservice businesses, stations, .'cti,r washes,
• motels restaurants, night clubs, and gift and ant quo, shops
POLICY 19. i hw -orient
Y ed commercial businesses shc7uld have i •
e i
prorit use of Pacific Hi hwa
g frontage because they are
dependent upon the volume of through traffic for their business.
POLIO! 20. BusinessesPacific Highway should be orientedorientedtoo
onPacific
the existing traffic and not drew additional traffic from: the
imunit
adjacent co
� Y. Co nvenlene or neighborhocd, canters
should, therefore,be prohibited from locating on Pacific Highway q
POLICY 21. Development will coincide with the provisions of public , /
streets, water and sewerage facilities. These facilities shall
(a) capable' ofadequately erving all Intervening p
"k�ie �r��.niz� properties
as well as the proposed development, ,and, (b) designed to meet
City or County standards.
0rFIcE PAS
TRIANGIE
1r the Triangle portion of the NPO, 108 acres are indicated for
c,mmorcial professional development. The intent is to develop a
0:,t',.'icnble suburban office park complex, featuring a spacious,
cam us, i�.: e setting that is attractiv;. to office tenants. The office
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pare complex lex ill require su' portin•g land uses such as eating and p
convention facilities. These e a,ncala1 uses should
be Wa on
,`
an individual permit request basis
The plan indicates a pattern of "super-blocks"
that will created
by aca.tin unneeded segments or existing.ng, dedicated street right-of-
way• Those auger blocks, will Permit the consolidation of land, hold
in.gc into parcels that vill accomodato 18rgo ogfice developments
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POLICY„, '/
22 In the Triangle Office Park, dev �o ,mets o single Parcels, ', . :',.,..',:4,
'F of less thein 'ane acre- will be discouraged* : "..."-....X. ..
X.
In many oases, the present lotting pattern, consists of relatively ,,
small lots whi, h frustrate the plants objective cf pro riding at, a ,4'r .:
office-campus environment for uses such as corporate headquarters , .
and general lease office ice space. Every effort should ie made to ,
facilitate the aggreg'ation of existing small Parcels into larger it
)m holdings. Development on parcels of less than an acre should cnl , ,
be permitted, under special circumstances. rimarily 't Ile'n it ca . b('
4 shown that the P�« �hobjective�� N � ye rt y provide sace for' relatively
large i •''ti!: / °
scale development will. not be impaired. ,-
, ,,
POLICY 23. Within -tile Office Park area supportive 1;.sr:s such as eat ng '
entertainments, motel and convention facilities are a;ond.itional ,,
uses) subject to the finding of the Planning Commission that
compatibility ori • adjacent development is assured and there is .
a need ithin the Office r ea. for the proposed use.
,
, L
°^,i° hin the Metzger portion of the NPO, 71 acres of land adjacent . • .. ,�
1M
2BoulevardStreetre ” .,
�l� are given �a•�.�. �"S. 'w «.� �a�"� ,�i���t..�. ', .n,
"
Commcrcial d.enignation. These areas are viewed as sui ab for a „,, ,r,4 a��1 .
'; � °
t`
�� f,i �a� ,t o� � aoffice and apartment development.m nt '.Ii� � e
uj� f
PL""`'`/ 24,E h land d.esignatedesident= al-Commercial adjacentto , riii,:i;t:f.',tit'il.', ,
..{.' , r,,:4
Oak tr et and south of Pa fle ara'a intended to accomodate .
primarily professional ional office development. The land on. either _ ti
side of Hall Btulever6 is intended to be developed primarily
into P ra.,ont Uses. . y ' •
II
INDUSTRIA/ DEVtIOPMENT'
The 74 rr portion
of the Tigard
R s e utst of 72r)d Avenue is
i
l d for high quality ” nd s ..ia"L development Ads a re, each and 1,\ 1,
I
•
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a
a
f
I 1
deve1cpm¢ rnt park. The ewe s. - and D elopi.erit z rni. g district is
designed to permit res tArch and limited production of precision i - ,'
#i prodlots, in conjunct:gin itit compatible ora fice activity., The iii .,. "
jxi' P
I' ^mi tId uses would, as f<l . ws
I ,I
��. - Office .fluildii1:s - executiire or administration, industrial ,
� produ.e�ts se es and service r'acid professional of`f'ices.
Research and Develosme t Laborato
ie includi exper mental, I
' 4 tes ing and processing facili i s�
..
3
r le .ufacturixn andAss ,,,)...2 - electronios instruments, equip-/
1I me ,t e ec r cal deices and precision tools or devices.
Trade Skills orxi"dustr,t Schools
,
�` - Pu . in ;' Prin• in t axed Bo akb �nd.%r : "ao l t e s.
. - Ma . `ad- ur ; - medicines and pharmaceuticals ,
• POLICY 25. Development will coincide with the provision of public
. streets t 'water
and sewerage facilities, These facilities shall
be a) capable of adequately. serving all intervening propertee
'� as well as the ; ropc��ed development, arra (b) designed to wee
city or count :arc. rds
POLICY 26. Industrial development should conform to high standards i
for building and site design. The Design evie will
ll
review the site plan of each proposed derelomet, as provided
in the zoning ordinz4nce, in order to evaluate the compatibi.lity
4 of vehicular access) signs, light; I:a. , building placement and
designs, end landscaping with adjoining.ng uses, both existing arid
prc,rosed. The examples of good design, already present in the
Te gh orhood, should provide the norm for the Design review Board
when considering A developments and the
h xpansyo of existing
Msti '
POLICY . tite of planned unit development procedures is ncoura ed
Kiri order to better relate industrial development with adjoining
1 use's.
G i h
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y a
I r
v r;;
a
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II
1 w,
NEIGHBORHOOD STREETS
The traffic ciroulation element of the Neighborhood Plan is intended
to provide the n;ceeesary automob4le aceeA s to Commercial and
Industrial J4,: perty while a avo din; (congestion and, minimizing the impact
of traffic upon the residential area. The system of streets
represented on the Plan has been analyzed h7 a r.resulting traffic
engineer# Carl Bunke, to determine the best method of minimizing
through traffic on residential tial st eets while of oommedatin the Ne,kghber
hood.-generated traffic 41
�eland use e bythe NPO,
. ; �,��c�v�i�ng development of a. preliminary a plan ,.
r 'Bunke set out to test alternate street networks to b s
serve the Proposed land use pattern. The results of this study are
•
includedin� a r o ' a��ilab�e atCityHall. The report analyzes
several alternate street networks and recommends a system best sati fy
ing thegoal of . traffic.
accommodating the Neighborhood-generated
•. while minimizing through traffic in residential
denti
al areas
wallowing are two of the networks tested. The first is the tide
nothing" a yt rn tive which tests the existing street networks :.�
ability to handle anticipatedtraffic loads and the second is the
alternative reoonlmendad bY this Plan. ror Purposes of br'vvitYl, the
other alternatives aro
n.o discussed.
ssed. Anyone' s n, a more detailed
interest � theecmplete
re ort
ler ,5,t vAe "
t'a 1 * ` of "°fit T
.n the
ler �.` i. `+a 1 isan e�a..��nai.e��. �r �N �e conditions
Le h
• 'rhoo with
i h the existing
xis .ng ircul tion sys emw asical
l
represents a uY AoG« nU ,oltcy in regard to steeyoai-.
fiat ,ens butassumes hat• existing streets and in, ersnien .��.
be improved to accomodate the projected fraffic fray: vol es
Figure indicates the it la. en system arid the ex eo ed average
weekday traffic volumes when the t e ghb rhecd is fully developed
according to the lend uses, designated on the planmap.
The future esti4atod traffic assignment for Alternative e i shownola
figure :a
5
y ,
I
• t
� 1! i o
tI"' / ,A ' ^it ti
,
?'V trRX
1 1 ;' "try i
,r
r'
The existing street system is inadequate to serve the future ,r.,,
traffic needs ofhhe neighborhood. The primary deficiencies occur ,c
it business development creates 'Ile
�.�� the �ria�g�� where the proposed
need for .a continuous street system with hi h capacity connectior:8 ,
to the adjaoent freeways and Pacific Highway. ;„,,f
Alternative
The second alternative proposes a street system designed to oar \; i
proe(,ted future traffic volumes an d to provide adequate
dwq y a vehiH4ar
access to all properties located within the neighborhood. The
mcst notable f a tures are a connection -I Pfaffie and Dartmouth to
form a major east-west link between Pacx io 9igkiwa and 1-5 and a loop ..
street which would provide access to the land west of 72nd.
-liA ED D VELOP ENT . F THE STR8ET PLAN
'
Construction ofthe proposed street system represents the most subs '-,4
Construction
-
stantial Public facilities :osts whish f wther development of the
ne ghborhooc will require. The *most cost effective method of constru► t�-
in this system is in phases as d vel pil nt occurs.rsTherefore: deve o - y
merit will be. mi- ted i.,t o portion of ' ,,e neighborhood
the s+ree t system'. has been improved to .meet the increased traffic . -
demands. This plias ,n- :r)f development to coincide with the provision �;
of adequate streets ii;. L assure that ' hQ traffic demands resulting '
li it
from furth .r develoPmcnt will not exceed the ob"ring capacity of ,
A W°' s F+.'rM..w e system.
ys irxria m1{ v 'i
Phasing � no is di p]aged on figure . while e�y
tr w w 1��+4»h"v`�.. vfie
4 tent is to match development to a street imPrevemett improvements ruenoe
it does not foreetaf: x the e e o ,en occurring out of
Providing that the necessary street improvements are made. For -*
instance, one or more property owners may choose to bear the costs
of
those street which wou l,,x, qualify their her p` ope K
for immediate level pm t >a
,
' Tt "t da refers to the present street 0
"Attern and not the Phys z'.I ' those streets • ,h
,_ kl
,
..e
yya
yq 4 1 __:_
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•
Street Classif;ication
Streets 'on the Plan are designated a.coording to t;re 'o�,�cx
�.: assaftcn systems
l I4
ART RIAL STFEETS
Purpose: to carry high volume traffic flow and to f'
con .ec major traffic generating areas ,
such as residential neighborhoods, com-
merca,al centers, industrial areas ,and nearby,
'coun ,t :es ;
Arterial : andara,
Right-of-way width 80 feet 120 fec;t
Pavement 12 feet per l
I Moving lanes 2
Volume 61()00 2000b vehicles
per day .
Driving speed 25 45 miles'\per, hour
Arterial Streets I esignated by the raan.
• Pacific Highway
Hall Boulevard J1 A
00 C 0R fETS
Purpose: to c';ol ect and distribute tra `fic between
arterial and local streets or directly to
traffic destination7,. A secondary purpose
is to provide acce .. to abutting properties
Collector standards: . .
Pavement width 36 e- 40, deet'
Right-of-way width 60 foot 'mini u
Moving lanes 2
7-)Mame �� 500 '{13,000 vehicles
(
Drivingspeed 20 per day
5 miles per hour
Collector tree ts Designated by. the Plan
Requirin . a lL 'oot pavement section eWtioF
Da'n ,:in
70th
Oa ) west of Hall toulevard
Atlantat west 68th
a �
Requiring a 40 foot pavement s eOtionl;
?2nd
The Hampton to 69th westerJ. ° loop road
he ':iartmouth to Pfaffle connection <with
48 feet at the intersection of Pacific
Highway)
Pfaffle
Atlanta-Haines, east of 68th
LOCAL STREETS
All remaining streets not specified for arterial
or 00i t+ r status
Purpose: to provide access to properties abutting� the
street
Local Standards
��►< 8tr�eet
eight-of-way 50 - 60 ft. (50 foot
minim
Pavement width 32 - 36 feet
movinglanes
A Volume 0 - 1500 vehicles per
da .
Driving speed 10-25` miles per hour
Ce-sacs 40 ft. radius turn-
around and 400 ft.
maximum length
IMSIENENTATION PROGRgVI
phis plan will be implemented by means 01 guiding the continued
development of the neighborhood. Rezoning will be initiated by
the city only where necessary to protect the integrity of the
plan. In most cases, when an area ls toned for a more intense
use than designated by the plan, Therefore) the majority of re-
soninn will occur at the request of one or more property owners, '
r4mar when it on be demonstrated that adequate public facilities
ars place to serve tho proposed use and that a community need is
prosen .
yY
tin
111
111 ILL
\ ‘
it
1
The city suffers from a lac: f the financial resources required
to supply the services which the land use system proposed by this
plan will demand. Therefore, this emphasis is necessarily placed
upon development to bear a majority of the financial responsibility. ,'
A three -pronged method for financing of the necessary public
facilities is proposed; s`
1. The formation of a development district in the Tigard
Triangle and the use of tax increment financing to fund
improvement projects sponsored by the district {
2. The use of 'Tigard's system d+t'veiopm.ent charge funds
building permit surcharge) in conjunction with State and
Pderalrant ies � finance
e � �
p�oremen projects ani open space acu�s�t�o� and-
im_
pro/em,ent
ct o
1. RequireRequiree each new r�o�re�.oprne�.t project to pd rticu pato inthe
provision of necessary public facilities, to and at their
site as a condition of zone change and development approval.
Examples are the extension of necessary sewer and water
sized �a a... .w
lines, to also serve intervening properties, and the
dedication and improvement of adjacent street right of way,
The. firstl�od, is to be used only
i. of the
�tin I�h�, .�.,��a�� `�.c portion n_
neighborhood. In this area, e to ,sive com aeroial 'and industrial
development i.s planned but available er io s are wholly in
edequate. The tax increment financing system proposed is a method,
made possible by Oregon law (ORS 457) which is system fo
9 ,. opme n
activities. The conversion of the ' r�.anl.o
�. t°.�deer� �,
II
from residential to office park and industrial usage would qualify
this area as n elig 'Ile redevelopment district. The technique uses
the increase in property tax revenue produce,d by a redevelopment
• project to finance the necessary public investment in, that project.
It works in the following way:
o When a redevelopment plan lis adopted, the existing total
value of all the taxable property inthe prb je> t area is
I
determined by .the tax as assort Once this baseline is
established, (all future � pert a� revenues above
base `
effort generated by the redevelopment "� vi ,� h old be collectedL
�.lectd
' all taxing bodies having jurisdictionthe pro ect �.
•
4 m
1
n r
area aleassigned' t finance public i ►, o`remen s (eg.
by retiring improvement bonds.. ) The ce5iic ept, of tax in-
crernent financing is, thus,,, to pay for raec Is .ry public
facilities by rechannelin�t, the money collected as a
result ttf the increased taxes on improved property back
into the project area. The intent of using this method
in the Triangle is not to aw,4sem'fale and clear .ar d# as in
a traditional renewal project, but to create the funds for
needed capital outlays in the area.
The ,ftevelopment of the Tigard Triangle; should occur in phases as
each element of the street c'Irc lat `oi system is constructed.
The street section of the plan, figure 1 Z recommends a sequence
for street improvements which should be Used s a basis for guiding
the development of the Triangle.
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