Planning Commission Packet - 02/28/1978 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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aG�r7D.A
'� TTGARD PI�LNNING COP1tNiISSION
Februa.r.,y 28, 1�78 -- 7:3� P.M.
1C�E355 SW Ul�.lnu� �tre�t � Tig�rd, Oregan �
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1 . C�11 t� Order; ;
2. Rn1.1 Call s �
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: �. Approval of �2�.2�.utes: f'
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4. Cotxtmux�ica-cions: �
�. Public Hearin�s: �''
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A. Staff Repori; i';.
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B. Applicant's Presentatioi� ".
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C. Fublic Testimo�.y ��'
a. Propanen�;'s ;i
b. Opponent'� ��
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c. �rass � am
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f' �. Sta.ff P�ecommendatian �:
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E. Commissa.on Discussian a�:d A.c��.an
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�, � SIGN CdD... AMENDMENT SCA 2-78
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A p .roposal t� amPnd �the �i�ard Sign Gode (Chapter 16, ;;�
�igard Municigal Code) to establi�h amortizatian. peri.od I;�
�'or non-conformin� si�ns an,d �to elim�.na�� c�utdoc�r ad�rer-� ��
tising sign�. ;i
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5.2 COMPREHFN,SIVE P'LAN RFV�STO�T CPR �-7B ��
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.� request by the City of T�-gard a�d Nexg�borhaod P1,an�in� ��
Organiza.tion {�6 to amend �he Tig�.rd Ca�m,jni�y Pl�.n,, �971 , �or F�,
the area bounc3:�d by SW I�lcDonald �n the narth, Paca.fic 43
Highway oz� th� w�s�t, H�11 Hlv�.. on �th� �as�, �nd the Tualatiz� i�
I�iver on the sout�i. The revision reques�ted would amend �`
both map and tex� o�£ said comzaunity plan with respect to '�
the above deserib�d area. �4
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7. Ad�ournment: � � ���'
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I1�i I NUTE S
TIGARD PLANNING COMI�IIISSION �:
February 28, 1978 �jI
Fowler Junior High School - Lecture Room 1
10865 S .W. `9alnut Street - Tigard, Oregon r�
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l . Call to Order : �';
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Th.e meeting was called to order at 7: 35 P.M. �!
2 . Roll Call :
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Pxesent : Popp, Rossman, Sakata, Wood, Corliss, Goldbach
Excused Absence: Quimby, Tepedino ;`!
Absent : Brian k'
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Staff: Bo1en, �,aws
3. Approval of Minutes :
The minut�s af February 1�, 1978 , were approved as written .
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4 . Comm ni ti
u ca ons:
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't None I'
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�. Public Hearin�s : �
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5 . 1 Sign Code Amendment SCA 2-78
A proposal to amend the Tigar.d Sign Code (Chapter �6, Ti-
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g d Mun cipal Code) t� establish amortization period for ,,
non-conf.ox�rnir.�g signs and to eliminate outdoor advertising �':
signs.
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A. Staff Report : Read by Bolen
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B. Public Testimony : Non� �
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C. Stafi' Recommendation : Approval �
D. Commissiora Disct�ssion and Action i''.
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.Wood asked i�f billboards are to be eliminated, then ��
why have a amartization period of 10 years? �
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.Staff stated that other jurisdictions have used 5 yea.rs, �
but the sign code committee was particularly sensitive �
to the economic and political implications oF phasing E
� out outdoor advertisin� signs . �,
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.Goldbch asked if signs annexed into th� city would be �
required to cornply with the code from date of adoption
of code amendment (Ten years afte�? Ox at time annex- i
ation occured?) ;
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MINUTES
E""' TIGARD PLANNING COMMISSION
�� February 28, 1978
Page 2
.Sta:ff stated that they be7:ieved the intent is to have
the amortization period begin at the tim� of adopti�n
of sign code amendment .
blotion by Goldbach to forward to City Council , seconc�ed
by Wood, and passed by unanimous vote.
5.2 Comtarehensive Plan Revision CP� 3-78
A request by the City of Tigard and Nei�hbc�rhood Planning
Organization #6 to amend the Tigarci Community Pl�.n, 1971 ,
for the area bauncled by S.W. r�IcDona.Id �n the north, Paci f ic �'
Highway on the west , Hall B].vd. on the ea.s�; , and ttie Tualatin ;
River on the south. The revision requested would amend �
both m�p and tex't c�f said �orruraunity plan with respeci: to
th� above described area. ;
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A. Sta.f� Repc�rt : Read by Bo].en
Staff stat�d that the area in the vicinity af 114cDonald/ 4
�; . 100th is being proposed to develop a� 8 units to i:h.e �
area, r
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Staff recommend:ed a lower densi�y of 4-6 units tc� the �
acre. Staff also recommended �that the shopping center
designated on the 1971 Comprehensive P1an at S:.W. Dur- �,,
ham and Ha]:1 b� retained on the NP0 #6 P1an .
B. Public Testimony:
.Dick Brown, NPO #6, stated the NPO chose not to designate t''
the Hall Blvd. / Durham �zte as shopping centex t� ava:id ��
strip comcnercial . ��
.Marge Davenport, resident of Litt�e Bul1 Mt . , c.ongratulated ;j
the NPO on their work; sup�orted suburban 1ow density on ' �;
, Little Bull Mt . „,�
,Mike Shepperd, repres�nting property ow�aers so'ui�h of '�
Durharn Rd. , asked for a legal �status o� land autside of �
city limits and who will havP ju�isdictions.- A.�
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.Staff stated that the city; has jurisdic�ion fo� areas ;:;j
within city limits and th,e; county for thos� areas that z�"
are within �he county.` E��
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�� .Barbara Kemp, S.W. Durham, NPO #6, stated that due to �i
the :pro�imity of the high school �o the shopping center, ' 4,a
the N�0 reco►nmended that this in`texs.ection �ot de;velo� �
as a shopping area. 4;
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MINUTES �1
TIGARD PLI�NNING COMMiSSION ,,
� February 28, 1978 �`
Page 3 ��'
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.Mr. Crawford, S .W. Pacilic Highway, thank�c� �h� NPO `'
and staff for their work on the NPO Plan. ���
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.T.J. White stated the southeast corner of Durham Rd. I
shou]_d be developed as rPtail commercial . ;'1
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.Clifford B. Dobson, Lake Oswego , representing Donald
E , Smith Company concerning property at Durham and Hall
(sho�ping center site on Comprehen.sive Plan , 1971)
stated there is becoming more and more a need to pro-
vide neighborhood shopping centers , Mr . Dobson re-
quested the Planning Commission delay acting on this
proposal until they have an opportunity to present a
proposal for developing the DurhamJHal]. site as a shop�
ping complex. ;�
.He�.en Caplar, S.W. 100th , opposed developing the area }i
in the vicinity of 100th and McDonald as multiple family
and read a statement in opposition to that proposal
signed by 30 personso
� .Bill Kuny, representing his parents who live on 100th,
stated his apposition to developing apartments on S .4V. '"
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100th at 8-12 units to the acre . �''
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.Claude Hampton, S .W . McDonald, asked why schools had �i
not been included on land use map .
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.Mr. Schultz, Little Bull Mt . , felt the density oi one
unit to the area was too law and should be i.ncreased. '
.Jay Castle asked what the height limitations would 'be
for the 8 unit area designation on the plan. �f
.S�af� explained that the height limitations in the R-?
: zone wa 1 a
u d pply .
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.Joan Higgins, S.W. 10'Qth , stated that she was opposed to
urban medium density designation in, vicinity of S .W.
100th and McDonald.
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.Don Feller, NPO #6, sta�:ed he felt the NPO plan was an ; `
excellent plan, but took iss:ue with urban medium den�ity t;''
designation in lODth/McDonald. Felt residents in the ! '
vicinity of this area were not advised at the NP0 meeting `,;i
as to the higher density pronosal . •'
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C. Commission Discussion and Action:
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Residential Development r�
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Palicy 1 . . . . ��.
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MINUTES
�"''` TIGARp PLANNING COMMISSION
'�- February 28, 1978
Page 4
,Wood a�ked if you applied �the clusterin;g concept and
save some of the timber if you could incr.ease the density
to two units per acre under a planned development in
the western area of Little 13u11 Mt , He suggested that
this area be incr�ased to two units per acre.
.Wood moved to amend Policy 1 to include tlie :following
language: "That overal7. densit,y will be two units per
- acre on th� south and west s1op� of I:,it�l.e �3ull Mt.
and development of greater than one unit per acre on
the west slope to be deve:loped as a p].anned aevelopment.
Motion seconded by Popp . Motiora denzed by a 4-2 vote.
� No ; Goldba�ch, Rossman, Corliss, Sakata; Yes : Popp,
Wood.
.Sakata moved �to add a �ourth Factor : "Impacts resulting
from draina�e run-off in this area. " Motion seconded
by Goldbach and approved by a. 5-�. vote. Yes : Popp, ;
Sakata, Rossman , Corliss, �oldbach. No : Wood.
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� Urban Low Density Residential Develp�ment �
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.Policies 2-5 . . . . . �
Goldbach moved for approval , seeonclec� by Saka�ta. Unani-
mously approved. �
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.Policies (�-8. . . . j
Sakata moved for a�proval, sc�cond�d by Waod. Unanimously ;
aPProved. ;
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Urban Medium Density Residentia]: ;
.Palici�s 9-14 . . .
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Wood sug�ested changing language in Policy .12 �rom en i
couraged to require tracts to develop as planned' develop-; �
meri�s i� `the Planning Cornmission determin��` this nec:essar,y. �
Staff recommended i;he languagc in Policy 8 be i.�ncluded
in �he urban rnedium density category. '
Wood moved to include a new policy 12A':
� When deveZopments are p,roposed in the urban medi`um dens2ty
area fo.r 'si�tes vahich ineZude vdenti fied natura2 features
zuonthy of p�eserva�io�z, the pZanned deve7.opmen�t coneept
shaZZ be utzZ�zed, if' �he PZanning Commission determines
it �he best metho;d fo� pre'se�uatic�n.
MINUTES � I
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TIGARD PLANNING COMMISSION
�..y February Z8, 1978
Page 5 �`'I,
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Motion seconded by Goldbach , approved by unanimous vote. ; I
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,Policies 15--18. . . . . ;`I
Goldbach mQVed for approva'l, seconded by Sakata. Unani-
mously approved. fII
Gommercial Development and the Pacific Highway Commercial
Area
.Policies 19-21 . . . . .
Sakata moved for approval , seconded by Corliss. Unani-
mously approved.
Institu�tional Development '!
Goldbach moved for approval, seconded by Sakata. Unani-
mously approved. ''
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Streets ��
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Staf.� xecommended including S .W. Naa�re Street b�tween �`;
S.W. l0�th and Paci�ic Highway and S .W. 92nd between t-
Durham Road and Cook Park be designated as collector "
streets .
Goldbach moved for approval, addixig 92nd and Naave as
collector streets; seconded by Rossman, app.roved by -:!
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unanimous vote .
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Laiid Use Map
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.Sakata stated the Commission should be sensitive to the !`
area in the vicinity of lOOth and McDonald �hat is being �'
proposed at B units to the acre (duplex) . `:
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.Wooci asked if area designated as r�sidential/commercial ;�
along the highway would permit development to occur as �'
apartments on the rear portion of the lot and commercial- �''
professior>al on the front portion . �i
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.Wood asked i� the area shown as retail-commercial at ;;
�, the northeast corner o� Durham and Pacific Highway should �,;
remain as commercial . ��
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MINUTES E
TIGARD PLANNING COMMISSION � .
February 28, 1978 f
Page 6
.Staff stated that this had been conceptuall,y approved under
Sum�erf ield pla.nned developm�nt ordinance . !�!
.Corliss asked if the NPO had looked at other sites for
a shopping center, and asked about the institutional
designation, and stated she was concerned about com-
patibility of uses to surrounding area.
.Wood asked if there were any other compatible sites within
the NPO to accommodate a shopping center.
.Staff stated tha� there was not .
.Goldbach moved that this area adjacent to 100th Street
have a densit,y of 4 units per acre; seconded by Sakata.
.Papp stated he felt there �rouldn ' t be a safety problem
with d.eveloping a shopping center adjacent to the Tigax•d
Senior High School , and i.t wa.s the school district 's
responsibilii:y to control the students.
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�,r .Goldbach and Wood concurred with Popp 's remarks.
.Goldbach amended his motion to include designating the `
northwest corner of Hall Blvd. and Durham Rd. as Community �
Shopping. Amendment was approved k�y a �-2 vote. Yes : '
Popp, Wood, Goldbach, Rossman. No : Sakata, Corliss . '
.Corliss requested that the following be included in Gold-
bach 's motion as it pertains to the Institutional Develop-
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ment portion of the plan : "The intent is that this area
be developed according to high design standards such as
cammonly seen in 'science park � . " ,
.Goldbach accepted th�e adaition. Motion was unanimousl.y
approved. a
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6 . O�her Business :
6 . 1 A request by Columbia Hardwood and Moulding Company to de-
termine the fe�.sibility of expanding on their present site.
Staff advised the Commi_ssion of the applicant 's intent and
it Was the Commission 's posi�;ion that they were opposed to
any additional expa�sion �f the site particularly as it ;
applied to encroachment wi�thin the flood plain .
The Commission directed staf� to draft a letter to Columbia
Hardwood stating the Cornmission '� position and advise them
that if they chose ta expand that a foarrnal application be ;;
submiti;ed.
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MINUTES
��` TIGARD PLANNING CUMMISSION'
February 2t3, 1978
Page 7
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6.2 Popp stated that he had received a camplaint that "fill.ing''
ha,d taken place witk�in the F�,00d P1ain of the Park 21.7 '
(Western Racquet Club) pxoposed, planned development and
requested sta�f to investigate this matter. '
7, Adjournment;
Meetzng adjourned at 11 ;00 P.M.
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AGENDA
TIGARD PLANNING COMMISSION
' February 2$, 1978 - 7:30 pm
y� 10$65 SW Walnut Street - Tigard, Oregon
4. PU'BLIC^_H�ARINGS
4�.1 SIGN CODE AMENDMENT SCA 2-78
A proposal to amend the Tigard Sign Code (Chapter 16, Tigard Municipal
Code) to establish an amortizati�n period far non-conforming signs and
to eliminate outdoor advertising signs,
4.2 COMPREHENSIVE PLAN REVISION (:PR 3-78
A request by the City of Tigard and Neighborhuod Planning Organization
��6 to amend the Tigard Community Plan, 19719 for the area hounded by
SW MeDonald on the north, Pacific Highway on the west, Ha11 Blvd. on
the east, and the Tualatin River on the south. The revision requested
woulcl amend both map and text of said community plan with respect to
the above-clescribed area.
Al1 persons having an interest in the hearing matter are invited to appear
and submit oxal and written testimony or submit written testimony in advance
of the meeting.
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Publish TT 2-�8�78 and 2-22-78
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CITY OF TIGARD, OR�GON
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��� OKDINANCE No. 78 -
AN ORDINANCE AMENDING TITLE 16, STGN REGULATIONS , OF THE TIGARD MUNICIPAL
CODE, AND DECLARING AN EMERGENCY.
THE CITY OF TIGARD OIi,DAINS AS I'OLLOWS:
m er of ineetin s in-
Section l : The Cit Council finds that after a nu b
�Y g III
volving representatives of the business commtxnity of Tigard and
representatives of tlle sign industry, as well as other affected and
interested citizens, the sign code committee recommended to the Planning
Commission of the City of Tigard certain changes in Title 16, Sign Regu-
lations, of the Municipal Code of the City of Tigard, and that after
considering the recommendations of that committee and delibera.ting upon
those recommendations ,the Planning Commissi_on has forwarded those
recommendatians with its amendments to the City Council. �
�ection 2 : Th� City Council finds that after proper le�al r�otice a public
� hearing was held by the City Council on the day of
1978, and at that meeting all interested pe.rsoz�s w�re �,f-
forded an opportunity to be heard and to present ancl rebut evidence with
respect to the proposed amendments to Tit1e 16.
�,, Section 3 ; Having considered the recommendations of the si�n code com-
mittee and the Planning Commission and having entertained testimony with
regard to the recommendations, the City Couircil has found that certain
changes should be made in Title 16, Sign Regulations, of the Municip�.l
Cade of the City of Tigard and hereb,y adopts the following substantive
findings :
1, The proposed amendment to delete ou�tdoor advertizing sign.s is
in compliance with the policies set by the Tigard �Community
Plan 1971 and NP0' s 1, 2 & 3 t;hat the city shoixld "EStabli�h
high design standard for signing and appearance" : and
2. That it is in accord wi'th Policy 8 of the Envixonmental Design and
Open Space Plan that " . . . The City should establish the major
Vehicular Transportat'ion routes as scenic or vi�u�,l corridors . 'T
an.d
3. That it is consisten�t with recent revisions of the Tigard
Municipal Sign Code.
Section 4: Ther�fore Title 16, Sign R�gulations, Municipal Code of the
City of Tigard is .amended in the following respects.
1. Section 16. 40. 090 Outdoor Advertizing Signs is deletEd fr,om
Title 16 .
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� , Section 16. 20. 015 is amended to include Ordinance #?�3-
�� under those signs which may be con�inued until
Date �
(�;en years after date of OrdinancP;� approval)
Sect,ion 5: It is hereby declared that an amergency exists and tha.t """"
it is necessary �or the immediate preservation of the peace,
health, and safety of the City of Tigard, Oregon, that the foregoing change
become a permanent part of the City ' � re�ords, and this orciinance shall be
effective upon its passage k�y the Cou.ncil, and approval by the Mayor.
PASSED: By vQte oF al1 Council members present, after being
read two times by number a.nd title only, this day of
, 1978.
Recorder - Gity of Tigarcl? Oregon
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APPROVED: By the Mayo� this ______ day of �, 19"T�, '
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M�yor - City of Tigard, Ox°'egc�n �
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, Page 2 - Ordinance No. 78- �
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NEIGHBORHOOD PLAN #,6
� F013 THE LITTLE BULL b10UNTAIN - TU�LATIN NEIGHBORHOOD
Thi.s s�ction describes the intentions of the Neighborhood Planning
Organiza.tion and the City of Tigard wi�h respect to the future de-
velopment of the Neighborhood. It is a "policies plan", prUViding ,
guidelines for develo.pment in the form of policy statements. These '
policies, �he accompanying text , and the plan map are to be consultec�
jointly rvhen evaluating development proposals. These proposals in-
clude zone change requests, subdivision proposals, changes in the
street system, or any proposal requiring public agency review.
This plan is a means of. guiding development in order to achieve de--
sired purposes or goals. This section therefore begins wi�h the
statement o� goals provided in the city-wide Ti�ard Community Plan.
The�e goals provide the basis and describe the broad purposes of the
Neighborhood planning effort and have beex� included in this plan in
their entirety. The neighborhood is a porti.on of t�e larger Tigard
Community and these gaals serve to relat� this par� to the whole.
GOALS FROM THE TIGARU CO^4MU NIT'Y PLAN
1 . The �ity intends to limit the ultirnate population of the �
planning area . The comprehensive plan provides for a maxi -
mum population of around 115 ,000 people . There are four �
categories of residential density, ranging from a surburban
� �,r. ,,. dens i ty of 2 fami 1 i es per acre to a hi gh i n sel ected areas . �,
of up to 40 families per acre. This range of residential
densities �is intendeci to provide a variety of living environ-
ments that wi ] l accommodate the housing needs of dif��erent
family size and income . The density of popula�i�n influences
the character of residentia1 areas and det�rm�nes the demand
for public facilities and ,ervices in different p�-�rts af the
city.
2. 7he comprehensive p'lan recpgnizes the established char•acter
of existing neighborh�ods ai7d seeks to preserve and �nhance
existing neighborhood� valu�so Future deve1opment proposals .
should be sensitive to the concern of citizens for their awn
' immediate environment as well as to the we11 -being �f the
city as a whole. I,
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3 . The comprehensive plan takes advantage of the natural features i
that give Tigard a distinctive character and quality. These ;
include topographic feai:ures such as 6u11 Mountain , Little i
Bu11 Mfluntain, and Fanno Creek . Fanno Creek and its tributary
streams provide natural drainage ways and make possible a j
system of greenways connect7ng various parts of the city. i
The om,_..p'1��ns�ve)irp"�a ,�i r�e�co�gniize �t�t� e greenways '
i n er1h�nc1 njg) �h��ryl i �a i i�t� ,o�F �he ��c� mu i t T e implemen-
tatidn ,� a_ �ree �a !� ' + � �� ' ern
9 g __!� , y y t��m i a ma�7m �1 � he Tigard �
� comp �e� en i!v�el Ip�a,�i• i_._ I`; li �' � � ('�1 I i � +
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�..�-,;,j':�) `�_-i-:� r�-., f i�'!��,r;,�� �;_i�,�,�;1,-- .1i ". �
G���+� � � ��� G-�����L�� ��;� :��� � , . .
u��� 06��(��
, ,
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4a Heavy traffic is noisy, smelly , and dangerous . It conf1icts
with residential values and. vrith many of the other activities
within the city. Therefore , major trafific routes need to �
be designed and located in a manner �hat will min�imize these
inherent conflicts , at the same time allowing motorists to
reach their destin��ions quickly and safely. The comprehensive
plan provides for improvements in the traffic system , it
designates streets and highwa,ys by category, and it sets
standards for their design . The rnajor street pattern indicated
in the comprehensive plan will give notice as to how the city
. intends to route major traffiic va1umes in the future.
5. Convenience is a major objective in locating shopping facilities
and other businesses . At the same time their location should
� not conflict with �residential areas or create unnecessary
traffic congestion. Tigard d�es not have a "central business '
district" in the sense that a very large proportion of its
�tores and other businesses are concentrated in the central
location . 7he comprehensive plan• seeks a distribution of «
neighborhood and community shopping centPrs in locations that
� are easily accessible to the areas they serve . Thes� shopping
centers W1 � � be designed in a manner that will m� nimiz� land
use and traffic conflicts . �
6 . There is still an abundance af vacant land in the Tigard
ar�a that has potential for industriaT development , and the
comprehensive plan is clesignec� to. encourage its use for this
� � purpose. An objective af the plan is to create emp1oyment
"' ,. opportunities within the community for those persoris who live
there . The plan also recognizes �rhe importance of a balanced
tax base in supporting necessary community faci1ities and
services . Regulations set far industrial , development will
�nsure high standards that are �n the �interest of industt^y
, and the city as a who1e .
7 . The location af schaols and parks affects the 1ivability of
Tigard ' , residgntial neighborhoods . Youngsters in the ele-
mentary grades should be able to a�alk to school and should
not have to cross busy streets . Where �,ossible , parks and
schools � should be developed on adjacent sites , tied to the
greenway system. While the patterns of existing development
and the topography do not always permit an ideal arrangement
of schoals and parks , the c�mprehensive plan will assist the
- community to approach this objective .
RESIDENTII�L, DEVELOPA�I�NT
The I�reighborhood Plan describes three types of residential develop-
ment. These are single family, multi-family and a mixtux�e of multi-
fami7.y and commercial .
Suburban Low-D�nsity Residential Developmen� �
. ,�,�;,.
f ;
Tli� sauth ai�d east slopes af Li�tle �uil ivic�iaizt�,i:�7 are cies:i.gi7�.�e�i '`'"`"�
. SuUurban Low-Density Residential . The sout}� �'acing slope having a.
2' • �
� �
„ ,
maxi.mum density of 2 dwelling units per gross acre and the west slope '
a maximum d�nsity of 1 dtvelling unit per gross . A lawer residential
density is r.�cessary in tliese areas due to the f�oll.o�ving faci:ors :
�.
A. Slope and soil conditions are not suited to higher d�nsity
development �vith resultant road cuts and building excavations.
� I
B. Substantial amounts of timber would be lost if developed at 'I
a higher density. �
C. These wooded slopes p.rovide an outstanding natural feature �
of cansidexab�.e scenic value to the residents of Tigard..
To d�nude and densely deve_lop them would be a considerabl�
loss to the community.
' PoZicy Z. The maximum overaZZ densitz� r�iZZ be 2 dzuelling units or
. 6 persons per gross aere on the south sZope of LittZe Bull Mountain �
and Z dweZ"Ling unit or 3 persons per gross, aere on the r�est sZope.
. This densitz� may appZz� to individuaZ singZe famiZz� Zots ranging
. from 20, 000 to 40, 000 square foot minimums o-r to eZustering of
units in a pZanned unit deveZopment.
t7xban Low-Density Resident3al D�v�lopm�nt
The area on the plan ma,p designated Urban Low-Density Residential
is inte�ided for single family r�sidential d�velopment . This designat�_on
is used in the Tigard Community Plan and the first four policies xe-
,,. � lated 1;o this desi.gnation are ta�Cen directlq from this ci�;y-wide plan.
These policiPS establish den�ity and improvemeni; gu�delines �or �:he
NeighborhQOd.
PoZicz� 2. The maxima�m overaZZ defasitz� of deveZopment zviZ,Z be four
dr�elling units ar Z2 persons per gross acre. This amounts to a
standard of 7500 square feet of Zand per draelling unit aZZowing '
! for s�reets and other open space. Some ar�eas �aiZZ have a Zower
density owing to topographz�, existing deveZopmen� patterns, or
the desire of individuals to own a Zarge.r Zot. �
PoZicy 3. ResidentiaZ subdivisions wzZl be deveZoped u�ith paved
streets, curbs and gutters, stree.t Zights, and, waZk�uays, ac- •
cording to city or countz� standards. All utilities r�iZZ be
,p.�aced underground.
PoZicy 4. DeveZopment wiZ2 eoincide with the provision o,f pubZic
streets, wc.rter arid seraerage fac�ilities. These faeilities �haZ2
be (a) crpable of adequateZz� serving aZZ intervening properties
as weZ?, as the proposed deveZopment, and (h) dQSigned to meet
cit� or co�nty standards.
PoZic� 5. PZanned unit deveZopment �viZZ be encouraged on trac�s
Zarge enough to accommodate ten or more du�ellings. PZannetl unit
deveZopment wiZZ pernzit a degree of fZexibility in design tha�
wiZl enable a higher quaZitz� of deveZopment in accordance with
� zoning standards.
. 3 . •
. . ... ... _.... ,.. �.
, .. . . . . ..._. _... ,
� , .
_ _
� .
PROBLEM : Should any mixiny of housin'g types occur to include �
� duplexes and apartments in the single family area ?
Tlie Tigard Cammunity Plan allo�vs limited mixing of housing types in �,
the urban lo�v-derisity residential areas. The committee concluded wy
that due to the existing p.redominate single family cha,racter of the
Neighborhood, the dispersed housing p.attern suggested in the Com-
munity� Plan would erode this established single family chara.ctex and
its desirability as a residenti.al area. The mixture o� housing types
is, therefore, to be limited to duplexes scattered among single family
, uni�ts. Tk�ese units �vould be allotved at intersections, adjacen� ma--
� jor thoroughfares, and as a transition bet�veen single and mul.ti-
family residential uses. The intent is not to put more peopl.e in
a. less dlesirable location (two families rather than one) but to pro�
vide a location �or tnis type of housing while achiev�.ng the most i
• desirable developm�nt. The locations suggested for duplexes are '
� those areas usually developing �vith mode.rate to less than modera,tely .
priced homes . 1Yhen a duplex is located within this type of area the
result is usually a mor.e desiraY�le use of the site.� �
PoZicz� 6. The singZe famiZy character vf the area designated on the
� pZan map as ur�ban Zoz�-density residen.tiaZ is viewed as a posit�ii�e
asset t.o be retaine�. .Pro�ects proposed for this area must be .
. audged according to affeets upon this character.
PoZicy 7. Within the urban Zo�-densitz� residentiaZ c�rea, aZZou� du--
plexes on Zots Zess appropriate for singZe famiZz� homes �o in-
cZud� Zoeations at street intersections, ad�jacent ma�or �horough- -
... fares, and as buffers between muZti-fami7,y a.nd singZe famzZy area::;,�
P ROBLEf�1 : The devel opment of resi denti al subdi vi si ans of�ten
result in the loss of desireable natural amenities in order
to provide the standardized plotting and street patterns re-
quired by the zoning and subdivision codes .
PoZic� 8. When deueZopments are proposed in the urban. Zow-densitJ
area for sites which ineZude identified naturaZ features worth,y .
o,�' preservation, the pZanned deveZopment concept shaZZ he uti�-
Zized if the PZanning Commission determines i� the best me•thod
. for preservution.
Th� planned unit development (P .U.D. ) allo�vs deviatioz� �xom the •
norma]. zoning standards, when it can be demonstrated a more desir-
ab7_e developm�ni; will result . An example is the reduction of in-
dividual lot size to enable the creation of park area. The P.U.D.
is often capable of producing a more desirable living �nvironment
�'The Tigard Zoning Ordinance requires duplexes to he considered for
approval by the Plannin� Commission in a public hearing. Conditions
can be pl�,c�ci upon the approval to insuxe con�patibility with the �
surrounding Ilomes and in addition, th� ordinance requires t�iat land-
,�-,,,.,
scat�e and archi�tectural plans be stzbmitted and approved by the Site ;;. �
Development Plan and Design Revie�v Board. These approvals insure ``"
compatibili�y Yvitt� the e�i�;tin� N�ighborhood.
4
,�,...�_....,.._..,.. . ._ . __ _ _ ��
, �
ana it is therefore recammended that i;he larger vacant parcels be
developed as P .U.D. `s. �
�_.
Orie P .U.D. me�:had emplays a clustering of houses into �roups of 3
to ?, with �Lhe land between the clusters devoted to public open spa�e.
This type o� development seems especia.11y appropria�e for t�Ze area
north o� O'lliara and south of Fanno Creek. This area contains �twa
ponds that form �he nucleus of a proposed park site. Developing
this lanc� with a P.U.D. concept is one method o.f acquiring a gark
site by allowing a higher density an the adjacent land. This method
af op�n-space acquisition is kz�o�vn as density trade-off and it is
used as an incentive �or developers to donate park space. The
trade-off involves allowing the number of dwelling units whicYa co�ild
be constructed on the park site to increase the derisity an the re-
� mainder of the parcel . As an exa.mple, if 20 acres are to be developed
in the urban low-density area the total number o� houses permitted
i.s 80. Xf the cieveloper is requested to donate 3 acres for a pa.rk,
� 80 houses would still be permitted, but on 17 acres. Although the
density has been increased, rec�eation space has been provided and
the publ�c benefited. � . .
It is impUrtant io note �this system works for proporti�na].Iy �ma�l
�trade-offs, but creates problems as the trade-offs get larger. r'or
�nstance, if the same 2� acres were divided in haif with ten acres
for park and ten acres �or housing, the development �vauld no longer
� be single �amily but multi-family . Therefore, while trade-of�s can
t�e used to b�nefit tYae IJeighborhood, the intent of the plan must not
� "` �w ., be viol.al;ed by permitting multi-family densities on parcels desigz�ated�`�
for single �family use in an effort to acquire public open space .
IJrban 111edium-Density Residential
Thi� land use cat�gory pro�ides for zmalti-fami�.y resiciential develop-
m�nt . It corr.esponds to the same categary provicleci in the Tigard
Community P1az� and the following six policies are taken directly
from the Cammuni.ty P1an. These policies establish dez�sity and im-
prUVement �uidelines for the Neighborhood.
P. oZ•icy 9. The ma�imum oueraZZ c�ensity of r�eveZopment �iZZ be Z2
dutelling units or 29 persons per gross czere. This amounts to
a standard of 2500 square feet of Zand per dr�elling unit aZlou�- '
ing for strePts and other open space. Some areas wil2 have a Zower �
densi�y owing to topogrczphy nr existing deveZopment pat,terns.
PoZiey 1.Oa Urban mec�iz.sm-densi�t� residentiaZ areas wiZl be deveZoped
wit'!z paved streets, eurbs and gutters, and z�aZkzuays, accordin,q
to city or county standards. All utilitv�s wiZZ be pZaced under--
ground.
�PoZicy 1,Z. DeveZopment u�iZl coincide �vith the provision o;,� publie
streetG, �vater and sewerage facili�ies. These farilitz.es sha7 Z
be (cz) capable of adequateZz� serving aZZ intervening p.�opert�.es �
� , , .� � (b1� a__� � �
as r�eZZ as the pr�o;�oseu �zeveZoprrr��a,,, �-r-��, u�� �yreu to itree�,
city or count� standards.
5
.......... � .. . . . �, . _, .
' , .
PoZicy Z2. PZanned uni-G deveZopment wiZZ be encouraged osa trczct's '
Zarge erzough to accommodate ten or more dwellings. PZar,ned
unit deveZopment u�iZZ permit a deg•ree of fZexibility in design
that wiZZ enable a higher quaZit� of deveZoprnent in accordance .
�� ,
with zoning standards. �
PoZicr� Z3. Site pZans rviZZ provide for adequate open sp�ce to (a)
protect a.d,jacent properties, und �b) provide ample yard space .
. for residents and pZay space for youngsters.
PoZicy Z4. High des•ign standards zui'lZ be estabZtished for signing
and appearance, incZuding the Zandscaping of setback areas and
the designation of access points.
PROBLEM : Unfortunately, some apartments have had a detrimental
.� affect on the Neighborhaod . Land not covered by building is
• arkin at the ex ense of land-
' e as
automobil , P
9
iven to the A 9
scaping and useahle open space for residents .
As provided in P�licy 8, the maximum permitted density is 12 dwe]_ling
uzxits per acre . This densii;y is we11 below th� 19 to 38 units p�r
acre allo�ved tvhen the Neighborhood's existing apartments �vere coz�- .
structed. 7.'he result nf these higher clensities was a site with a
two or• three story building surxounded by a. parking lot with little
or nu room left for landscaping or on-site recreation space . To
remedy this situal;ion, the Tigard Zoning Or.dinance has been amended
to conform Evith the Tigard Community Plan� The A-2 a�a.rtment zone
� no�v xestric�s density to a maxicnum of 12 units per gross acre and
.,- requires landscaping and on-site .recreation space.
� .. .
PROBLEM : Many existing apartments are poorly sited in re-
lation to adjoining develapment . In some cases apartments
' hav� been � ocated where th►t�.y conflict with single fami1y homes
or where they become part of a commercial development .
Mulii-famils� development zs a living environment and i.ts "liveability''
�s a primary concern o� this plan. Apartment projects offering a
desirable living environment have the lowest vacancy rates, the
loti�est turn-over of t�nants and ar.e capable of higher rent schedul�s .
for their owners. This type of apartment is desirable to the com-
munity bscause they can be better main�Lained, the residents are more ,
permanent members of the community and the structures maintain a �
hi�her taxable value over their lif.e span. Therefore, each apart- �
� ment project ,must be evaluai;ed according to the kind of living en- �
vironment produced. €
;
�
T17c :impacts up�n st�x�.rat�nding land us�, �special.�y single family h�mes, �
tnust be considered. Larg� buildin�s shou.ld not tower over• s�ngle �
family homes, causing tyindows, balcoizies and patios to laok into N
� the windows o� adjac�nt homes or apari:ments . f�
r,
PoZicy Z5. Apartmen�ls shouZd be Zoeated to produce an optimum Ziving �
environment for the occupan-ts. Development criteria sh.ouZd in- �
eZude: ti,�� �
A. Buffering �iy mea�as of Zandscaping, fencing and distance �
' � fz�om comrnereiaZ areas and major traffic carri�rs such • �
�� as P�zcific Highwar�. �:
� •G �
, . �
� . _
� > _ . _ . . ..
; .. _ .
� _ . . .�. . ._ : . _ . . : .
� _ �
, ,� .
� B. On site recreation space as weZZ as pedestrian and
� bicycZe access to parks, schooZs, and convenience
shopping.
C. The siting of butiZdi-rcgs to minimize �he visual eff'ects
c�f parking areas and to incr�ease the avazZability of
privacy.
PoZicy Z6. Apartments shouZd be Zocated to produee the Zeast adverse
affects upon singZe famiZy areas. DeveZopment criteria shouZd
ineZude:
� A, Bu f fering by means o f Zandscaping, fencing anc� dis tcznce.
B. Compatzbilitz� of design recogniaing �the confZicts of
mass and height betzveen apartment buiZdings and houses.
. PROBLEM : The higher density of multi -family land �ase gen-
erates � additional traffic . This places an additional load
on lacal residen�ial streets providing access to a multi -
family� area�
The ability of streets to move cars to and from multi-�amily develop-
ment is a major locational consideration for selecting a.par�trnent
sites. Sites were chosen which could be reached �vithaut us�ng local
residential streets.
�-- PoZicy Z7. Avnid Zocating apartments z�here access can he gained �-•
" onZy from ZocaZ res•id,entiaZ streets.
PoZic� Z8. The Design Review Board wiZZ soZicit the opinion of the
�leighborhood PZanning Organization before ap�rovinq deveZopmen�
pZans for apartments in this neighborhood. ,
. �
COMI4iERCIAL DEVELOPMENT
The Plan proposes two ca�k�go.ries of commercial d�velopment for the '''�
Neighborhood,.. all to be located alorig Paci�ic Higk�way. These are 'i
Retail-Commercial and Residen�t�.a.].-Comrnercial . The R�tail category '�
is iiatended to a.ccommodate a range of retail and serva.ce commercial I
us�s; and the �esidential--Commercial category provides a mi�tur� of
apartments and commercial pro�essional us�s.
PoZicy Z9. DeveZopment shaZZ coincide with the provision of pubZic
� ts water and sewera e acilities. J'Zae�e fac�.Zities s�caZZ
stree
� 9 �f
. .
be (a) capable of adequateZz� serving czZZ in�ervenzng propertxes
as weZZ as the propos�d deveZopment, and (b1 desi,gned to meet
city or countr� standards.
THE PACIFIC IiTGH�vAY COidIM��:CIAL AREA
� , . .
� As previously mEntioned, all commercial dev�7opment is planned t�
be located adjacent to Paci:fic High�vay. Ho�vever, the majority of
this development is planned ta be of �;h� less intensiv�, arzd ;potentially ',
, � .
, . _ . _ _ _
�, �.:�::.�k;.��... _ _ _ ' __....�__..,,..
l ..... / �
more aesthet9:c, Residenta.al-Commercial type. Tlaerefore, a principal
objective o� this p].an is to stop the continued spread of strip com- G��
n��rcial dEVelopment �o this portion o� the hi�hway .
Land� designated Residenta.al-CommPrcial shall. adh�re to the atandards
of the ci�y's �t7ulti-k�amily and Commercial-Pro�essional Loning dis-
tricts . The g�n�ral development scheme to be follo�ved when dev�lop-
, i.ng these properties sha.11 be to locate the conm�ercial-pro�essional
� uses along the highway frontage and tYie multi-family u�es beYiind
these. ,
PROBlEM : The traffic conflicts created by development
along Pacific Highw�y result from tFae access poin�s or
curb cuts onto the highway. Each access point t�as th�
effect of creating an intersection �i�th resultant left.
� and right hand turning movements onto and off of �he
' highway.
Solving the problem of �t;raffic congestion crea�ted by 5txip commercial�
development means controlling high�vay acc�ss. This pla.n ps�oposes
combini.ng of access poa.nts as a primary rnethod of cc�zxt.ral . 7:'his
method depEncls upon some d�gree o� cooperatioiz by the property o�vner
� becaus�: access is a property right unless purchased. The state present-
ly con�rols �the location of a�:�ess, points by requirir�g �e.rmi�t:s for
curb openings.
. Curb cuts which are close together can usually be combined without e.,,�,w
any adverse effects upon busines5 . As ne�v L�siti�ss�s �.re c;onstructed,
�' the acc�ss points should be the minimum required �or proper traffic
circulati�on and, where possibl�, �existi_ng curb cuts can be utilized.
PaZic� 20. Pacific Nig�2�vaz/ is deveZoping as a strip commereiaZ
highway. The f,raffic-carrying capacit� vf this highU�az� shouZd
h�ve the highest prioritz� and acl,jacent commei�ciuZ deveZopment.
shouZd be subordinated to tlais need. � �
. ;
PoZicy ZZ. In the 2nterest vf safet� and efficienc�, the numbez� '
of hig�Cwar� access points must be kept to a minimum. Wherever
possible, businesses on Pczcifi.c Highway shouZd be eZus�ered
and share commort parking facili�ies and drivewar�s . As new
developrnent oceurs, the number of aceess points shouZd not
exceed the number ne�essarz� for propertr� on-site traffic cir-
culation and_, mFaere possible, shouZd be combti.ned �aith access to
ad�jacent bus�nesses.
' SNSTITUTION�L DEVELOPP�4ENT
The area occu�ied by Tigard High School , Cook �ark and the ' lands
abuttin� the Durham `Vaste �V�,ter P1ant , are designatea for Instatut�.onal '
Develo�ment . The follo�vin� uses are deem�d appxopriate in the insti:-
tui;ional ca.tegory: ��'"�
� �.�
� 1 . Institutional zonet ��
�
8 ;
/ .
k •
� _.
Y. i .
� � PE�.r,1ITT�D US�S :
� .
Custom��.ry Agricult�ral Operations ir.icludin� general farmin�,
�,, truck farmin�, fruit orchards, nursery, greenhouses and usual.
� farm buildings .
;r
�� O.f.fic� Buil�dings for exeeutive or admin�.staca.tive uses a.nd
industrial .product sales and service, and prafessional o�f:ices
or simi_1ar uses .
Ke�ear.ch and Development Laboratories inc7.uding experimental ,
testin� and processing facil�.ta.e�.
ManuFacturing and Assembly of Electronic Instruments and Equip-
ment and Electrical Devices.
. Trade, Skills or Industrial Schools�
PublisYiing, Printing, and Bookbind�ng F'acilit;i.es.
D4anufacturing of Medicines an.d. Pharmaceuticals.
Manu�acturing an�l Assembly af Precision �nstruments , 'I'cao�.s or
� Devices.
CONDITIONAL USES :
xndoor and Outdoor Recreation Faca.lities includzng tennis; rac-
-- �,_ .�• quet and h�.ndball cou•rts, and swimming facilities . �' �
Institutional Uses including schaols, public utilities, such
a� waste �vatex• -t�•eatment facilities, lodges �for �raterna]. or-
�anizations, and churches.
2. Institutional land use be subject to the specifzc requirements
of the r;i-4 zo.ne wher� applicable.
'i'
i
�
,
STREETS . s
y
J
PROBLEM : The majority of Neiyhborhood streets are inadequate ;{
to serve the current traffic need for safety a��d efficiency. ;
The situation will become worse as development increases . ;
�
The traffic ci.rLulation element nf the Neighborhood Plan is intend'ed �
to �.rovide the z�ecess�arp automobi].e access to prc�perty while mi�imiz- 3
ing �;he a.m��act of tra�fa.c up�n tk�e residential� area, The :fol�.atvi.ng E
s�ree�: standards are designed to be o� sufficieni; capacity to acrom- s
l
modate future traffic volumes . �
. �
�
STREET STAND�PDS j
� I
. i
Arterial Streets . �
.� ; .
�`" Purpose: Ta carry h�.gh volurne traffic f7:o�v arad to cannect �
ma,jor traffi_u generating are�.s such as resxd�ntial i
n�ighl�orhooc�s, commercial centers, i.ndustrial. areas, �
and nearUy commixnit;ies. i
. . �
•g �
�
, . , �
•
--- - --- _ �
�: _ _
; -
.. . ...... _
r _... . . . _ . _ ._ .. .._ . _ _._._. ....... . . -
.� .. . ......,_ _.._., . _ .
�� ' . Arterial Standards: •
et - 120 f et ``.w•`
, Right-of-tvay width 80 .fe e
� Pavement �vidth 12 feet per lane � . ,
:tSoving lanes 2-4 �
Volume 6 ,000-20,000 vehicles per day
Driving speed 25-45 miles per hour
Residential Arterial Standards: (see figures 1 and 2)
Right-of-way cvidth 9fJ feet '
Pavement �vidth 24 feet with a landscaped median _
strip and 3� feet at intersections to
accommodate a left turn lane
�,Zoving lanes 2
Volume 6 ,000-12,000 vehi�;Ies per day •
Driving speed 25-35 miles per hour
�rterial streets designated by the. plan:
. Pacific Highway �
• Ha11 Boule��ard and Durham Foad: These two streets are to bs
developed according to the standard for resid�ntial a.rterials .
Collector Streets . �
_.__.
..
Purpose: To collect and distribute traffic between arterial and ;��;; '
local streets or directly to tra:f�ic destinations. A °
° secondary purpos� is to provide access to abutting proper-
ties. �
Collector Standarcis:
i
Right-of-way dvidth 60 foot minimum
Pavement width 36-44 feei;
Moving lanes 2
V.ol ume 1 ,5U0�-9 ,U00 vehicles per day
Driving Sp�ed 20-35 miles per Y�our
Collector streets d�signated by the plan:
R4cDonald Street
97th-98th Avenues �
Sattler Road
Summe�field Drive
• Local Streets � .
Purpose : To provide access to prnpei �;ies abutting the stre�t .
Local Standard� :
�3
i�_'�: ��
Netv Streets � • "'n
Ri�ht-of-way 50-60 fee�t (50 foot minimum)
Pavement �vidth 32-3G feet
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Volume 0 - 1500 v�hicles per day .
� Driving speed 10-25 miles per hour .
Cul-d�-sacs 40 foot radius tuxnaround and 400 �
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,� �1�T'Y OF' TIGAI�CJ
�. �.o. sox 23397
12420 S.W. Main
Tigard,Oregon 972�i
MEIZOI�tANDUr?
TQ: PT�P11�12NG C�P�L�ISSSON
FROM; DICY B0�'sN
�UBJECT: N.PO;�6 PT�AN
r710 1r6 has nade a change in their propcsal pl�n
since the ori�inal documen� t�ras distributec? to �he
Planning Comr�ission. This altera�ti.on i�s shov,m o�.
the at�ach�d �ap. mn� propc�sed reduced density
along �he Tus:l��tin River from four to tw� unitG ��r
acre tiva.s mad� f�r emrirozunental reasons. Th� r3U0 is
cancernPd that d.�velopmen.t of this ar�a be consist�r�t
" trith the na.tur�l amenities (tree�, v�ried slopes, and
river vie?�rs) . Tn addition, �this 1oTr�er dens3�y r.eflects
the development pa.t�ern (see lot�in� patt�r.n on th�
� attached map) that has occured in the western por-tion
�''`� �:' of t?�ie sut�ject az^ea. �
Uon4 t forget the hearz.ng is sched�led far ne:�t �
Tuesday, February 2�3th.
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'` HARRY RUSSELL ASSOC., INC.
0720 B.W. HOMEWOOD ST.
PORTLAND, OREGON fl7225
(503) 297-30i0
�+�,,r, BUILDING CONSTt2liGT1f7N GOhISULT'AN7'S � CON�s7'RUGTION VALUE ENGiN�EFtIMl.3
�anuary 30, 1978 � ����
I
�
:
Tigard Planning Gommissiox�
12420 S.W. Main Street
Tigard, Orpgon 97223 ����PV,�'�
Atta�: Ndr. Jahn Law�
r-�a z ���� I
a
Re s CoJ.unnk�ia .Fiardwood and Moulding Campany C��� �F r��'�� �
�
�
�
Gentlemenz ''
�
We have beea� zetain�d by Mro William Gazeley, Presi- �
dent of CaYumbia Eiardwood and Moulding Company t� �
develo� a study cc�ncerning the £easibility of expanding �
operations a�t the�x present site.
Enclosed please fir�d three (3) sketches entitled
( "Columbia Harc3�,rood, Site Plan" Sheets 1 through 3,
`� ' dated 1/27/�7�.
�
Sheet Nc�ml�er 1 of 3 shows current site improvements o �'�
The ex�tent of the flood plain, indi�cated in red, was ��
obtained from records in the Tigard City Hal1. ���
��
���
Sheet Number 2 of 3 shows current site improvements �,�
t;
including the actual flood plain area, indicated in !�
red� as of January 26, 1978. The brown area is apgrox-� 4
imately 12 to 15 feet higher t1Yan the pxesent flood glain. �
�
Sheet Number 3 of 3 shows the site as desired by Colum- �;
,
bia Hardwood and Moulding Compan;y fully utilizing their 5
property yvithin the confines limited by the flood plain, �
indicated in red. �'
We submit this information for your preliminary study
and response. Z'he infarznation shown on the sketches �
was obtained through a visual site investigation by me.
We do not wish to burden our clien� w.xth an expensive �
engineering survey i�' the project is not a gossib'ility� �
�
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HARRY RUSSELL ASSOC., 1 NC.
8720 S.W. HOMEWOOD ST.
. PORTLANU,OREGON G7225
� (S03) 2D7•3010
�` BUILDING COWSYRUCTION CONSULTANTS • GONSTRUCTION VALUE ENGINEERING
January 3a, 1978 (cont. )
If the Planning Commission feels there is merit in per°
mittin Columbia Hardwoo� and Moulding Company to fully
g
i' utilize their holdings, we wi.l]. submit to you fully doc-
umented engineering data �o what ever extent may be re-
qui,red by th� Commission for further evaluation.
We will greatly appreciate a reply at your eaxlies� con-
venience� ho�nr�ver, M�c. John La�,as nas explained the heavy
� Hrork _load faca.xzg tk�e Commi.ssior� and �.he possibilit�� of .
having to wai� until the Februaxy 28, 1�78 study �ession.
We hope that the Cammission will acknowrlec7ge this pre~
liminary request and gi.ve due ,consideration to this
proposa�. by Calumbia Har�wood and �iouldi.ng Company.
If we may be of any additional assistance, please ��el
�
fr�e tn contact us.
�.
Very truly yo�rs,
� �/� �, `✓,v!,�
�� ::.y.:�� ����'�
Lleane L. �mith
I�s/mj
Enclosure
cc: Columbia �iardwaod � Mouldix�g Com�any
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