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Planning Commission Packet - 10/03/1984
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. TIGARD PLANNING COMMISSION OCTOBER 3, 1984 - 7:30 P.M. FOWLER JUNIOR HIGH SCHOOL - CONFERENCE ROOM 10865 SW WALNUT ST. TIGARD, OREGON 97223 1. Call to Order 2. Roll Call 3. No minutes to approve 4. Planning Commission Communication 5. PUBLIC HEARINGS 5.1 - (5.12) REVIEW OF WEST TIGARD PLAN - By Washington County 5.2 - (5.5) ZONE CHANGE ZC 15-84 CITY OF TIGARD - HISTORIC DISTRICT OVERLAY • 5.3 - (5.8) COMPREHENSIVE PLAN AMENDMENT CPA 25-84 ESEE DOCUMENT 5.4 - (5.9) ZONE ORDINANCE AMENDMENT ZOA 6-84 CITY OF TIGARD 5.5 - (5.10) APPEAL OF SITE DEVELOPMENT REVIEW SDR 20-84 RICHARD SMITH NPO 4 5 5.6 - (5.11) SIGN CODE EXCEPTION SCE 3-84 OAK HILL DEVELOPMENT CORP. NPO 4 4 • 6. Other Business o Final Orders - Puget Corporation, Western International, TDC, Cecil Boone Park. o Need to discuss potential for second meeting - 3rd Tuesday each month. o Need to appoint a representative to City Transportation Committee o Discuss Final Order notice process. 7. Adjournment 0288P - - . � _ ____ TIGARD PLANNING COMMISSION SPECIAL MEETING - OCTOBER 3, 1984 1. President Moen called the meeting to order at 7:35 P.M. The meeting was held at the Fowler Junior High - LGI Room - 10865 SW Walnut. 2. ROLL CALL: PRESENT: President Moen, Commissioners Owens, Fyre, Leverett, Campbell, and Butler (arriving 8: 15 P.M.) ABSENT: Commissioner Peterson, Vanderwood, and Bergmann. STAFF: Director of Planning and Development William A. Monahan (arriving at (8:10 P.M.); Associate Planner Newton; Associate Planner Liden (arriving at 8:20 P.M.); and Secretary Diane M. Jeldwrko. 3 . APPROVAL OF MINUTES: • There were no minutes available. 4. PLANNING COMMISSION COMMUNICATION • There was no communication. 5. PUBLIC HEARINGS 5,1 REVIEW OF WEST TIGARD PLAN - BY WASHINGTON COUNTY • Associate Planner Newton introduced Kevin Martin from Washington County explaining that there was no action necessary, • Kevin Martin reviewed the West Tigard Plan being proposed for properties within Tigard's Urban Planning Area, but outside the City limits. 5.2 ZONE CHANGE ZC 15-84 CITY OF TIGARD HISTORIC DISTRICT OVERLAY A request to assign the Historic District Overlay on the Zoning District Map to the following properties: joy Theatre (WCTM 181 350D 2708) Tigard Grange (WCTM 2S1 3DQ lot 600); Tigard Street Farmhouse and Windmill (WCTM 1S1 34DD lot 100); and Tigard Feed and Seed (WCTM 281 2A8 lot 5400} . • Associate Planner Newton reviewed the status and conflicts she had discovered between the Code and City Council directive. PUBLIC TESTIMONY • No one appeared to speak PUBLIC HEARING CLOSED ' ^ . ^ � PLANNING COMMISSION MINUTES October 3, 1914 Page 1 ' � . / . . � _^� _' _ ,' ` COMMISSION DISCUSSION AND ACTION e Consensus of the Commission was not to require the Historic District Overlay if the property owner opposed. • Discussion followed on how to handle, whether to apply or not to apply Historic District designations or to recommend a policy change to City Council. • Commissioner Moen moved and Commissioner Fyre seconded to deny ZC 15-84 for Historic District designation per City Councils position. Also, to direct staff to change language to reflect Councils position to recognize as historic site and continue to encourage owners to participate, Motion carried unanimously by Commissioners present. 5.3 COMPREHENSIVE PLAN AMENDMENT CPA 25-84 ESEE DOCUMENT A request by the City of Tigard to review and amend the ESEE document of Volume I -- Comprehensive Plan to revise sections on the Upshaw House/Seven Gables, Joy Theatre, Tigard Feed and Seed, Tigard Grange, Tigard Street Farmhouse, and Windmill. s Associate Planner Newton reviewed the language being proposed for Joy Threatre, Upshaw House/Seven Gables, and Tigard Farmhouse and Windmill. PUBLIC TESTIMONY e No one appeared to speak PUBLIC HEARING CLOSED COMMISSION DISCUSSION AND ACTION • Commissioner Fyre moved and Commission Leverett seconded to forward language that has been written and will be written to City Council with a recommendation of approval. Motion carried unanimously by Commissioners present. Commissioner Butler arrived 8;15 P.M. 5,4 ZONE ORDINANCE AMENDMENT ZOA 6-84 CITY OF TIGARD A request by the City of Tigard to review amendments to the following sections of the Community Development Code. 18.32.120 Notice of Decision by the Director 18.26 Definitions -- "Wetlands". 18.100 Landscaping and Screening -, spacing of tree buffer 18.42 Use Classifications 18.132 Non Conforming Uses PLANNING COMMISSION MINUTES October 3, 1984 Page 2 1.1.1111.1117 18.44 R-1 Single Family Residential - Livestock 18.46 R-2 Single Family Residential - Livestock 18.49 R-3.5 Single Family Residential - Livestock 18.50 R-4.5 Single Family Residential - Livestock 18.52 R-7 Single Family Residential - Livestock • Associate Planner Newton reviewed 18.32.120 Notice of Decision by the Director. Requesting that the Director's Decisions not be advertised in the newspaper. • Director Monahan explained the difficulties that had been encountered with the publishing time frame and the reduction in staff. Discussion followed regarding the affects and alternatives. PUBLIC HEARING CLOSED COMMISSION DISCUSSION AND ACTION • Commissioner Owens moved and Commissioner Leverett seconded to foward recommendation of adoption to City Council. Motion carried by majority vote of Commissioner present, Commissioner Moen and Campbell voting no and Commissioner Butler abstained. Definition of "Wetlands" • Associate Planner Newton reviewed two definitions for "Wetlands". Staff recommended the first definition. PUBLIC TESTIMONY • Mrs. Geraldine Ball questioned if this definition referred to natural soils or soil that are brought onto the property. Discussion followed. Consensus was for natural soils. PUBLIC HEARING CLOSED • COMMISSION DISCUSSION AND ACTION • Commissioners favored definition number two with modifications and definitions for specific terms. • Commissioner Owens moved and Commissioner Butler seconded to recommend the second definition (following) for Wetlands and add definitions for hyrdophytes, hydric soil, and non soil. Wetlands: Lands transitional between terrestrial and aquatic systems where the water table is usually at or near (within 24" of) the surface or the land is covered by shallow water. For purposes of this classification, wetlands must have one or more of the following 3 attributes: (1) The land supports aquatic life or predominatly hyrdophytes; (2) the substrate is predominatly hydric soil; (3) the substrate is non-soil and is saturated with water or covered by shallow water at some time during the growing season of each year. PLANNING COMMISSION MINUTES October 3, 1984 Page 3 , - Motion carried unanimously by Commissioners present. 18. 100 Landscaping_And....Screeninspacira of tree buffer • Commissioner Owens supported b. and c. , however, felt a, should be change to 15 feet apart. Discussion followed. • President Moen moved and Commissioner Fyre seconded to forward recommendation to City Council to add the following and requested staff to research to see if better language was available. "1. At least one row of trees with a combination of deciduous and evergreen trees not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting, and spaced as follows by size of tree: a. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 15 feet apart. b. Medium size (25 to 40 feet tall, 16 to 35 feet wide branching) shall be spaced no greater than 30 feet apart. c. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 30 feet." Motion carried unanimously by Commissioners present. 18,42.020 (B) Ca Public Administrative Ari • Director Monahan stated he had been requested to hold this item until the end of the meeting so that representatives from the Water District would be available to testify, 18.44 R• 1 Single Family Residential — Livestock 18.46 R-2 Single Family Residential Livestock 18.48 R-3 ,S Single Family Residential — Livestock 18.50 R-4.5 Single Family Residential — Livestock 18,52 R-7 Single Family Residential — Livestock • Director Monahan asked the Commission to set this item over to November 13, 1984 Planning Commission meeting. Commission Fyre moved and Commissioner Campbell seconded to review Public Administrative Agency Later in the hearing and to set Farming/Livestock issue over to November 13, 1914. Motion carried unanimously by Commissioners present. .„ PLANNING COMMISSION MINUTES October 3, 1984 Page 4 . _ 5.5 APPEAL OF SITE DEVELOPMENT REVIEW SDR 20-84 RICHARD SMITH NPO # 5 An appeal by John and Beth Bishop of the Planning Director's approval on the above application. The Property is zoned C-P and is located on the southwest corner of SW Hunziker Street and 72nd Ave, (WCTM 281 1DB lot 100). • Associate Planner Liden reviewed the appeal indicating which items were valid items for an appeal. Dicussion followed regarding procedure. Staff read a letter from an . abutting property owner expressing concern for the height of the proposed development. APPLICANT'S PRESENTATION • John Greiner, Architect for the applicant, reviewed the proposed project and how they had designed the project to Code. He explained how they had met with the NPO, changes they had considered, and changes they had incorporated into the project. NPO COMMENTS • Debra Naubert, Chairperson for NPO # 5, felt policy 11.5.1 needed some clarification. She stated that the intent of the policy was to protect the Rolling Hills Subdivision. She continued that a three story office building is not compatible with abutting residential. The NPO was concerned about the access, traffic congestion, size and construction (stucco and glass). They did not feel the project conformed to the surrounding properties. She asked that conditions be put into writing and that the developer be required to install the buffering prior to construction. PUBLIC TESTIMONY • John & Beth Bishop, 7375 SW Varnes, adjacent property owners who had filed the appeal, commented that they would like to have been notified sooner in the process. They submitted pictures of the surrounding area. Beth reviewed the sections of the Development Code which protected their privacy. They requested that the applicant use Western Red Cedar as trees for their buffering. They were concerned when construction hours would be and that bulldozers where already working and causing damage to their property. • Beth Peters, 7325 SW Varns, supported the Bishop's and felt a need for quality control. • Craig Hopkins, 7430 SW Varns, NPO # 5 member, added that the Rolling Hills is a quality, stable neighborhood and should be protected. • Sharion Takahashi concurred with NPO # 5's findings. • Dorothy Miller, 7475 SW Varns, supported the previous public testimony. PLANNING COMMISSION MINUTES October 3, 1984 Page 5 . • Roy Pirkl, 7745 SW Varns, stated he had been a resident for 17 years and realized that Rolling Hills should never had been allowed to exist. However, it does exist and should be protected. REBUTTAL • Mr. John Greiner, agreed with the neigbhors and stated they had tried to mitigate their concerns. He reviewed changes which they were willing to make. • Lary Moomaw, Attorney for the applicant, stated that the developer has agreed to provide more than is required by the Community Development Code. • Bob Bauman, 1300 SW 5th, Real Estate Agent for the Applicant, stated that the developer was Lee Robinson and was well known for his quality work. He requested that the project be approved. • Discussion followed regarding the buffering, landscaping, and time frame which these should be put in. PUBLIC HEARING CLOSED • Lengthy discussion followed regarding the buffering. Consensus of the Commission is that the berm should be constructed immediately and that th� l�nducapinQ ohmul� 6e required durin� th� �irnt ph�ne. * ��mmiw�ioner Fyre moow� an6 Cmmmin�ioner Ow�nn umom�de� to approved SDR 20-84 with staff's conditions including changes agreed to by the developer as shown on drawings P5 and P6, dated Oct. 1, 1984, Robinson Development/Hilltop Business Center. That the distance to the south and west be minimum distance and maximum height. That the dumpster be moved to the north side, A chain link fence be a part of the landscaping. The trees be 10 feet center distance, 7-10 feet high, and the berm be 15 feet wide with a minimum height of 5 feet. Also, that the trees planted should be Western Red Cedar. Based on Finding, policy 12.2 # 2. Motion carried by majority vote of Commissioners present, Commissioner Butler voting no. ] 5.6 SIGN CODE EXCEPTION SCE 3-84 OAK HILL/WE8TWCOD CORPORATION NPO # 4 A request for approval of a Sign Code Exception to allow a free standing sign with approximately 155 wq, ft. per face where a maximum of 70 sq. ft. is required. Property is zoned C-G (Commercial General). Located: NW corner of SW 79th Ave. and SW Pacific Hwy. (WCTM 191 36CD, lots 100, 200^ 300, 1100, 1200 and 1300) . w Associate Planner Liden reviewed the application and made staff's recommendation for denial as submitted, however, staff would recommend aproval of a sign that does not exceed 135 sq. ft. per face. Discussion followed on how sign was calculated. PLANNING COMMISSION MINUTES October 3, 1984 Page 6 - - APPLICANT'S PRESENTATION • Gerald M. Foy, Westwood Corporation, 8001 SE Yohnson Creek Blvd. , reviewed the method they had used to calculate the sign and felt they had a sign with a 132 sq, ft. face each side and that it should be allowed. NPO COMMENTS • Geraldine Ball, NPO # 4 Chairperson, stated that the NPO had unanimously approved the proposed sign as submitted, PUBLIC TESTIMONY • Linda Peplinski, CMR Signs, 8305 N. Borthwick, reviewed the Community Development Code,. indicating how they conformed to the Code. She contended that how to do the calculation is the issue. PUBLIC HEARING CLOSED • Commissioners Campbell, Fyre, and Leverett supported approving the sign code exception as submitted. • Lengthy discussion regarding method of calculation. • Commissioner Fyre moved and Commissioner Leverett Seconded to approve SCE 3-84 as submitted, Motion failed three to three. Commissioners Moen, Butler and Owens voting no. • Commissioner Butler moved and Commissioner Owens seconded to approve SCE 3-84 with the condition that the sign not be over 135 sq. ft, per side or total of 270 sq, ft. per findings 18.114,050 C. ; 18.114.130 C. 1. c. ; and 18.114.130 G. 3. b. . Motion failed three to three Commissioners Leverett, Fyre, and Campbell voting no. • Discussion followed regarding calculation of the sign. • Commissioner Eyre moved. and Commissioner Leverett seconded to approve SCE 3• 84 as submitted based on Finding 18, 114.145 2, of the Community Development Code and general comments made regarding the method of calculation. Motion carried by majority vote of Commissioner present, Commmissioners Owens and Butler voting no. 5.7 PUBLIC ADMINISTRATIVE AGENCY - (continued from item 5.4) • Director Monahan reviewed why this was being brought before the Commission. NPO COMMENTS • JB Bishop, representing NPO # 1, recommended tabling this item to give the CCI and all the NPOs an opportunity to review. Staff stated PLANNING COMMISSION MINUTES October 3, 1984 Page 7 _ _ this had already been through CCI and had been given to all NPO Chairpersons. PUBLIC TESTIMONY • Bob Bledsoe, representing the Water District, asked that this item be postponed until. the April hearing, • He introduced Bob Santee, Administrator of the Tigard Water District to review their proposed plan. • Bob Santee, showed plans of the project being proposed, Discussion followed. • Commissioner Fyre moved and Commissioner Campbell seconded to foward to City Council with a recommendation to include language for "incidental" as proposed by staff. Motion carried unanimously. Language: "use of the premises which is dependent on or affliated with the principal use of such premises." 6. OTHER BUSINESS • Review of final orders. Lenghty discussion on how to appropriately handle these in a timely manner. • Commissioner Fyre moved and Commissioner Owens seconded to have the President of the Planning Commission sign all final orders based on the approval of the minutes for each final order, Motion carried unanimously by Commissioners present. • Milt Fyre was appointed to the City Transportation Committee, 7. Adjourment 11:55 P.M. it/ - ,/ ./ A:4 Diane M. Jelder.if Secretary ATTEST: A. Donald Moen, President 0700P dmj PLANNING COMMISSION MINUTES October 3, 1984 Page 8 18.44 R-1 Single Family Residential - Livestock 18.46 R-2 Single Family Residential - Livestock 18.48 R-3.5 Single Family Residential - Livestock 18.50 R-4.5 Single Family Residential - Livestock 18.52 R-7 Single Family Residential - Livestock • Associate Planner Newton reviewed 18.32,120 Notice of Decision b the Director. Requesting that the Director's Decisions not be advertised in the newspaper. • Director Monahan explained the difficulties that had been encountered with the publishing time frame and the reduction in staff. Discussion followed regarding the affects and alternatives. I,I PUBLIC WEARING CLOSED COMMISSION DISCUSSION AND ACTION * Commissioner Owens moved and Commissioner Leverett seconded to foward recommendation of adoption to City Council. Motion carried by majority vote of Commissioner present, Commissioner Moen and Campbell voting no and Commissioner Butler abstained. Definition of "Wetlands" • Associate Planner Newton reviewed two definitions for "Wetlands". Staff recommended the first definition. PUBLIC TESTIMONY • Mrs. Geraldine Ball questioned if this definition referred to natural soils or soil that are brought onto the property. Discussion followed. Consensus was for natural soils. PUBLIC HEARING CLOSED • COMMISSIONN DISCUSSION AND ACTION • Commissioners favored definition number two with modifications' and definitions for specific terms. * Commissioner Owens moved and Commissioner Butler seconded to recommend the second definition (following) for, Wetlands and add definitions for hyrdophytes, hydric soil, and non soil. Wetlands: Lands transitional between terrestrial and aquatic systems where the water table is usually at or near (within 24" of) the surface or the land is covered by shallow water. For purposes of this classification, wetlands must have one or more of the following 3 attributes: . (1) The land supports< aquatic life or predominatly hyrdophytes; (2) the substrate is predominatly hydric soil; (3) the substrate is non-soil and is saturated,. with water or covered by shallow water at some time during the growing season. of each year. PLANNING .COMMISSION MINUTES October 3, 1984 Page 3 "Wetlands Lands transitional between terrestrial and aquatic systems where the water table is usually at or near within 24" of the surface or the land is covered by shallow water. For purposes of this classification, wetlands must have one or more of the following 3 attributes: (1) at least periodically, the land supports predominantly drophytes*; (2) the substrate is predominantly hydric soil; (3) the substrate is non-soil* and is saturated with water or covered by shallow water at some time during the growing of each year. *Hydrophytes A plant growing in water or in soil too water logged for most plants to survive. A list of hydrophytes is maintained in the, Planning Department files. * Hydric Containing acid hydrogen. ***Non-soil Lacking the qualities of soil - not firm, unable to sustain plant life." 18.72.050 C 1 Delete ["Except 50 feet shall be required where the I-H zone abuts a residential zoning district.") 18.70.050 C 1 Delete [Except 50 feet shall be required where the I-H zone abuts a residential zoning district.) 18.68.050 C 1 Delete [Except 50 feet shall be required where the I-P zone abuts a residential zoning district.] 18.40.040 C Add "actual existing" before the word "abutting" in the last sentence. 18.100.080A Delete entirely Add: "1. At least one row of trees with a combination of deciduous and evergreen trees not less than 10 feet hi.h for deciduous trees and 5 feet hi•h for evergreen trees at the time of planting, and spaced as follows by size of tree: a. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching. shall be spaced no greater than 15 feet apart. b. Medium sized (25 to 40 feet tall, 16 to 35 feet wide branching) shall be spaced no greater than 30 feet apart c. Large trees (over 40 feet tall and more than 35 feet wide branchin• shall be s..ced no greater than 30 feet_" ORDINANCE NO. 84- 6 (,_ Page 3 PLANNING COMMISSION DATE Ww Don Moen 1 '' Bonnie Owens ty/u/ ti t�R-� Milt Fyre _ Ci L.) John Butler 01,4!) P644/.1 ta Dean Leverett 44-/ Dave Peterson , Chris Vand:erwood tom' Floyd Bergmann ( 0 1 YILD fr, EF tf ;. • TIGARD PLANNING COMMISSION SIGN UP SHEET '/a-r ` NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEW NAME i and note their addres n this sheet. (Please Print your name) . ITEM/bESCRIPTION: 6 . i , . • : 4 e 4,"..10 1 /411 PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name, Address and Affiliation NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please 'tint your name) 6: 42, ITEM/bESCRIT ON: . ,lo II tO --Milqinir • - d 0 ' PROPONENT (For) ti OPPONENT (against) Name, Address and Affiliation ' I Name, Address and Affiliation I -° I 1,`7,',-:-I i' DATE TIGARD PLANNING COMMISSION SIGN UP SHEET NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print your name) .I ITEM/DESCRIPTION: EsEE. L - 6 . ...) eiN gs-bq PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name, Address and Affiliation NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAMF and note their address on this sheet. (Please Print your name) I 6(4 ITEM/bESCRIPTION: .20/42 � - 551 _dal! m: '• 1 •_ t .. Al.!11. PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name, Address and Affiliation - , 1 DATE tO IGARD PLANNING COMMISSION. NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print your name) ITEM/DESCRIPTION: (:; * -......,... - Are A ..... , '"IfW 0 1 131 Ili ti PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name, Address and Affiliation •,, , i--1 K...) 4, -,t,-.4 --11, ce_. : ry ) Lc, do — • A,w. t....4 c.,e,..N ) II )i E Q'fh 8 oat R Q6 doA/ PC) oc. c2. 1 .,,, 3 , e / z..... :P__/-)_, A-c-,--zc., . eczte,,74- \ 0..) - oc=1, .... n. ) 1 Vck,V 1 I mulimenu ...------ _,41 1 / , / s A Q._ , * ■..A.) ..1/ I k A iiA . A : 4 4 r deibLi bt. e 'a . e, A-....) Pr-, ".-. I- ... A■ i rC)a 7•S ., -JJ C) .-S Pg kir v n 14'/ ek9--)JeR\-2) a i. i'Ciz, S 4. " — -■ ' 4I N 0 IF . -2 .169_6:yreq-c_ 0-e_ P.yepLictz.IN-- , SRILTLAND 6-V___ 9 -2-2,9 , _ 1 , 1, .................,, t r ) F ) ) . , , i ) ) ,■ 1 - - - ] PlANNING COMMISSION OCTOBER 3, 1984 Agenda Item # 5.10 CITY OF TIGARD' OREGON TO: Planning Commission September 28, 1984 FROM: Keith Liden, Associate Planner SUBJECT: SDR 20-84 SMITH The Planning Director granted Site Development Review (SDR 20-84) approval subject to conditions. This decision was appealed on September 10, 1984. A second letter was received nine days after the appeal period ended. Attached is a copy of the appeal, a letter from the Planning Director to the appellant, the second letter from an adjoining neighbor, the minutes from NPO # 5 meeting held on September 26, 1984, and a copy of the Director's decision. 0657P ' ' ^ - ~ ' RECEIVED SEP U 198 3','�5 September 10, 1984 4 CITY OF TIGARD RE: Request by Richard Smith for Site Development Reveiw to establish for commercial buildings and related facilities on property zoned C-P (Commercial Professional) located on the southwest corner of SW Hunziker Street and 72nd Avenue, Tigard (Wash. Co. Tax Map 2S1-1DB, Tax Lot 1001. Gentlemen: We address you as a party of interest since our resi- dential property abuts the above development on its south boundury for 125 lineal feet. The purpose of this letter is to adivise you of our concern about the development as communicated to us by no- tice in the mail and by subsequent discussions with the City Planning Department specifically, we request your considera- tion of the following amendments to the project: 1 . Reduction of the height of all of the buildings to no more than two stories. 2. Repositioning of the buildings so that the tallest, largest building is the furthest away from the sur- rounding residences. 3. To require that all the construction be conducted after .8: 00 am and cease at 6: 00 fin. 4. A study be conducted as to the proposed develop- ment's impact on the septic systems of the sur- rounding properties. 5. A wider landscaped buffer zone to be required adjacent to residential properties, utelizing; more trees especially, evergreen trees for year round screening. 6. All boundries with residential properties be fenced. ' p8p 7. Exteriors of the buildings not be all glass but, employ materials more harmonious with the other office developments in the area. 8. All service areas, such as, garbage dumpsters and pick up areas be as far away from residences as possible . r ti -2- We voice these concerns to protect the livability of our neighborhood. Tall buildings close to our .boun- dries will invade our privacy and destroy the view we presently enjoy. Unless the project is fenced we run the risk of persons entering or crossing our property without our permission. The all-glass exterior and three story building is a departure from the develop- ment abuting the project to the north and other office buildings off SW 72nd Avenue. Two story non-glass buil- dings would be more in keeping with surrounding properties. We ask your favorable consideration of our requests and express our willingness to work with the developers in reaching mutually agreeable solutions. Yours truly, air Oohn C. and Beth H. Bishop ' 375 SW Varns Tigard, Oregon 97223 I/6 JCB:mab 4 , s I: � ! September 14, 1984 CITY OF TIGARD WASHINGTON COUNTY,OREGON Mr. and Mrs. John Bishop 7375 SW Varns Tigard, Oregon 97223 RE: Appeal of SDR 20-84 Dear Mr. and Mrs. Bishop: Keith Liden of my office has not been able to reach you by telephone. As a result, this letter is to advise you that your appeal has been accepted. A hearing before the Planning Commission will be held on October 2, 1984. Please note that of the 8 items which you have appealed,; only items 5, 6, and 8 are valid appeals for consideration by the Commission. The other items are not subject to review. In your letter you expressed your willingness to work with the developer to reach a solution. I encourage you to do that prior to the hearing as that would certainly help to expedite the hearing. Sincerely, AOr William A. Monahan Director of Planning and Development (WAM:cz/0819P) it. 1G(t` 12755 S.W.ASH P.O. BOX 23397 TIGARD,OREGON 97223 PH:639-4171 -- 1€, II BETH PETERS 7325 SW Varns r> Tigard, Oregon 9k September? 1, ` i0 67 j��V ; 1 `Y Richard Smith for Site Develo ment eview - 7 1 s g..li '.' •� � •'.sh for commercial buildings and related ilities It ���o pro. ) y zoned C-P (Commercial Professional) 1 eQFoIilGARD the u hwest corner of SW Hunziker Street and 72 i_, !`., d ; Washington Co. Tax Map 2S1-1DB, Tax Lot 10) ®Ef �°°"�', I O, #d • \ lliam A. Monahan, Director of Planning & Development: 3Lt ` t� V Q ' My interest is as a home and property owner with land adjacent % to the south boundry of the proposed development on 72nd & Hunziker st. , Tigard, Oregon. This letter is to communicate concerns and request consideration • of ammendments as follows: 1 No building over two stories in height shall be built on said property. 2 Largest building be situated the greatest distance from residential areas. 3 Building exteriors be non-reflective and/or compatible with surrounding area development. 4 Construction activities be conducted between the hours • of 8 am and 6 pm Mondays through Fridays only. 5 Fencing should be required to insure security and privacy of all adjaeent residences. 6 Landscaped burros be developed as an integral part of the screen of automobiles from residential areas. 7 Exterior night lights be moderate and time controled to minimize impact on home dwellers. • 8 All maintenance facilities ie: Dumpsters and pick-up a+ ' areas be screened and away from private dwelling property. Ours is a neighborhood of professional & semi-professional families. Our quality of living has been seriously impacted by the noise and dirt of facilities and freeway development in the past; yet, we have valued and maintained a high degree of liveablility and pleasure from our residences and neighborhood. The proposed development without ammendment seriously threatener the stability of Rolling Hills Subdivision. Your positive response to our concerns will be appreciated. . Elsbeth J. Peters 35/141, /V�'72�4,0 William C. Peters v 7325 SW Varns OCI-- 10 Tigard, Oregon 97223 _ Special Neighborhood Meeting N.P.O. #5 • A special meeting of NPO #5 took grace on September 26, 1984 at 7:00 p.m. in the home of John and Beth Bishop, appellants of record in the Richard Smith development on Hunziker and 72nd Avenue. After participants walked the property to familiarize themselves with the setting, Naubert filled the neighborhood in on the stage we were in. This item will be heard on the October 3 Planning Commission session: Wednesday. Please note the special date. Discussion was opened and various issues surfaced. Residents were aghast at the notification process and its lack of success. 1. Parties in attendance agreed that repositioning the buildings in the cluster of trimming the three-story building to two was a desirable option. 2. The buffering strip needs to be increased with conifers rather than de- ciduous plantings. If the three story building is kept in its proposed location, 20' plantings of cedar would be appropriate. If the buildings are repositioned so the two story abuts the residences, 14' plantings of evergreens would suffice. It is understood that trees which do not survive would be replanted. An ancillary suggestion is a cyclone fence or something similar to protect the residential property from undesirable foot traffic. The planting would be on the outside so that property owners would have easy access for mainte- nance. 3. Parties in attendance also suggested that materials blend in this area. Surrounding commercial buildings have used cedar siding and brick as facades. Stucco and glass does not seem as congruous. Side facing residences coulddiffer. 4. We would suggest that dumpsters be placed in the interior perimeter or on the 217/Hunziker egress. This would help immensely. 5. Night lighting: Best suggesting is that it be time-controlled and directed toward buildings and :away from residences. 6. Participants noted that in constructing the overpass,. the city was able to impose stringent work stoppage hours. We would like to see an 8 to 6 day enacted. After much discussion, the meeting was closed. Naubert suggested that residents keep tuned to the citizen planning process and stay involved, urging their atten- dance at the upcoming Planning Commission meeting, October 3, 1984, at 7:30 p.m. at Fowler Junior High. R spectfullyr)eco ed Sharon Takahashi IT 17 IIV SEP 28 1984 C/Ty PLAN NIN T l $RD G D,EP?t. CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW APPLICATION: Request by Richard Smith for Site Development Review approval to establish for commercial buildings and related facilities on property zoned C-P (Commercial Professional) located on the southwest corner of SW Hunziker Street and 72nd Avenue, Tigard (Wash. Co. Tax Map 251-IDS, Tax Lot 100). DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above described applications subject to certain conditions. The findings and conclusions on which the Director based his decision are as noted below. A. FINDING OF FACT 1. Background No previous land use cases have been reviewed by the City on this property. 2. Vicinity Information Single family residential development zoned R-3.5 (Res, ential, 3.5 units/acre) abuts the property to the south andA Plaza 217 which is also zoned C-P lies to the north. Hunziker Street, Highway 217, and 72nd Avenue are northeast and east of the property. 3. Site Information and Proposal Description The property is undeveloped and it contains a combination of brush, grass, and trees. The applicant is proposing a commercial office complex consisting of four buildings totaling 85,000 square feet. Parking areas surround the buildings, except along the Hunziker Street frontage. Two driveways onto Hunziker Street are proposed. The project is contemplated to be completed in phases with one building being constructed every nine months. The applicant intends to finish the development with three years limitation imposed by the Code (Section 18.120.050). Full Street improvements are installed along the 72nd Avenue frontage. Hunziker Street does not presently have curbs or sidewalks. NOTICE OF DECISION - SDR 20-84 - PAGE 1 4n 4. Agency and NPO Comments The Engineering Division has the following comments: a. Both Hunziker Street and 72nd Avenue are major collector streets which require 60 foot wide rights-of-way, 44 foot pavement widths, and 5 foot sidewalks. The appropriate half street improvements should be installed along the Hunziker Street frontage. b. The northwest driveway location should be modified due to its close proximity to the Plaza 217 access and limited site distance along Hunziker Street. A joint entrance with Plaza 217 should be established or the driveway should be moved to the southeast so that sufficient site distance is established. The Tualatin Rural Fire Protection District notes that fire hydrants must be available within 250 feet of all portions of the buildings. The Building Inspection Office has no objection. NPO #5 notes that it appears that the plan does not meet Code requirements for landscaping or setback form residential development. Concern was also expressed regarding the amount of glass on the buildings and the glare and reflection that may result. B. ANALYSIS AND CONCLUSION The proposed development conforms with the provisions of the C-P zone and is basically consistent with other relevant portions of the Code. Noted below are items that require further discussion or require modification to comply with the Code. 1. Setbacks No setback requirements apply in the C-P zone except when adjacent to residential development. Building setbacks of 65 to 80 feet are shown from the western and southern property lines and a 20 foot setback is required. 2. Landscaping The landscaping plan conforms with the minimum area requirement of 15% of the total lot area as well as the street tree standards. A 10 foot wide landscaped buffer, as required by Code, is also provided. Screening with a 5 foot fence or hedge is also necessary. A 4 to 5 foot tall broadleaf evergreen hedge is shown along the perimeter of the project. The hedge will grow to a height of at least 5 feet within two years as required by Code. NOTICE OF DECISION - SDR 20-84 - PAGE 2 fi The landscaped buffer should also contain evergreen or deciduous trees. Trees have been provided along the perimeter of the project however, additional trees should be planted in the southwest corner of the development to screen the proposed 42 foot high building. The landscaping plan as amended should adequately handle any potential problems with window reflection. 3. Driveways The northwestern driveway is in a poor location because of the close proximity to the Plaza 217 driveway and a curve to the northwest on Hunziker Street. This driveway should be relocated minimize traffic conflicts with the Plaza 217 driveway. The preferred option would be to arrange a common driveway with Plaza 217. 4. Parking The applicant is proposing 271 parking spaces including 59 compact spaces and 8 handicapped spaces. This exceeds the Code requirements of 243 spaces. The location of the handicapped spaces is not clear on the site plan and should be identified in the final version. The Code requires one secure bicycle rack space for every is required car spaces. Therefore, a total of 16 bicycle spaces should be provided within the project. C. DECISION The Planning Director approves SDR 2-84 subject to the following conditions: 1. UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS. 2. Standard half-street improvement to 'major collector' standards including sidewalks, curbs, bikepath, street light:', and driveway aprons shall be provided along the SW Hunziker Street frontage prior to occupancy. 3. Seven (7) sets of plan-profile public improvement construction plans and one (1) itemized construction cost estimate, stamped by a registered civil engineer, detailing all proposed public improvements shall be submitted to the City's Engineering Division for approval. 4. Storm and sanitary sewer details shall be provided as part of the public improvement plans. NOTICE OF DECISION - SDR 20-84 - PAGE 3 5. Construction of proposed public improvements shall not commence until after the Engineering Division has issued approved public improvement plans (the Division will require posting of a 100% performance bond), the payment of a permit fee and a sign installation/streetlight deposit. Also, the execution of a street opening permit or construction compliance agreement shall occur prior to, or concurrently with the issuance of approved public improvement plans. 6. A revised site plan shall be submitted for Planning Director approval with the following changes: a. The northwestern driveway location shall be combined with the Plaza 217 driveway or the proposed driveway shall be moved to the southeast. The applicant shall submit engineering calculations to verify adequate sight and stopping distance for the driveway location. b. Parking spaces for handicapped persons shall be located with unobstructed access to building entrances. c. A minimum of 16 secure bicycle rack spaces shall be located near building entrances. Bicycle rack design shall also be submitted for approval. 7. If a common driveway is established with Plaza 217, a joint use and maintenance agreement shall be recorded for driveway and copies of the recorded document(s) shall be submitted to the Planning Director. 8. A revised landscaping plan shall be submitted for Planning Director approval showing additional trees along the southwest periphery of the project. Trees shall have an average spacing of not more than 40 feet. The attached site plan indicates the area affected by this condition. 9. Landscaping improvements shown on the approved plan shall be installed prior to occupancy. The approval is valid for a period of one year from the final decision date noted below. Once the project is initiated, it may be developed in phases not to exceed 3 years. A new application will be required for any phases remaining after the 3 year time limit. D. PROCEDURE 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant & owners XX Owners of record within the required distance XX The affected Neighborhood Planning Organization XX Affected governmental agencies NOTICE OF DECISION - SDR 20-84 - PAGE 4 2 2. Final Decision: THE DECISION SHALL BE FINAL ON September 10, 1984 UNLESS AN APPEAL IS FILED. 3. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal. must be filed with the CITY RECORDER within 10 days after notice is given and sent. The deadline for filing of an appeal is 4:30 P.K. 9-10-84 . 4. Questions: If you have any questions, please call the City of Tigard Planning Department, Tigard City Hall, 12755 SW Ash, PO Box 23397, Tigard, Oregon 97223, 639-4171. is }.. .yi yy 0 • William A. Monahan, Director of Planning & De lopment -ATE 'PROVED (KSL:cz/0609P) ? L_ r'\ a,.7 1W VA Mt //� T L. t 1 1 I l I ',i'' �l NOTICE OF DECISION - SDR 20-84 - PAGE 5 R..4., .-..' t -4,-+.'' ,..4.,V,•+L n, &44 1 (A ,.1 4, t 1•, ■■++r , • 1 1 i n gr li'/' ‘e bt,i:fel;no j 0 / ° 71j ' 1; _he- • ■?el 6_rta/fed _al" _ _the- t- _ ii.:-.-:ea27-7e,,,--n.,42-1 _ • d - 4%'r■e--e--, _44:-.e:21'.. 6_,,,..-.e!-,c .__ez,ed 1- 41.,-e-/z- „7--,,,,e-4-2r _. ,,,ez . 2 &O2 -4 -4 , 4, --perinTerter4 ---- - I-, 6 1 C ha i r;Ptk 5e Ace fosig. 7the cillt• _ __, , .10- ifr, 17...411._e thPe e - 510, fi ha' Id,,-v C;-r 9- yeci es -a'i(.0 149. ilf. o r e r ha(n , -re e 7- ulher (../- gel' - hac k 5?, '. 45 .. ptv- .re_k Lye,/ __JiYe i<ibpii_ • 5:_v ti-..4 4 c k _ e_f__ __. ._. '7 4/2 ,Il ,pe.),.. kv-3,1-;. '.? „1-/ie_ tk 40_xd__ 1A7.1!..1.7_>i-___ he9401dry ex/.er 10,5 , gc. • ..„. 6-ta-95 -WJ:61d-e-W W-4(/.5 VV:i tit_ ' S'i ti.ec b•• d A ' _ 4 1.e. g Y Lidefie5___Lii:74e d.__ 6„. - _ ' - - _ ~__- . . _ _ _ _ - '--------------- i ____________it-ei_ __ko_______2o_e_e__-f__e_. _r_g___a_ievicy___r4:.&___eatL_t-_k.eji__4_.___ _ _ ( _ilea r _tile ha) i I ol;;i7y h e e-5-74a h J.'1-* rf,._ .„__ ......._____ _______.,,,_-,-- ___IL ..„,,,e. .-V-;'e-''r-e--r e-e-1-4c- .. _„....,7,-,,,,-e'-i'r--- - /O D D LILK ID - 3 - 1 E!yei A9eaDA #5.10 ---~-~-- ' ' I_ CITY OF TIGARD `^ FINAL ORDER NO. 84- 08 PC ~ A FINAL ORDER IN THE MATTER OF THE APPLICATION FOR A SIGN CODE EXCEPTION REQUESTED BY WE8TWC«}D CONSTRUCTION CO„ FILE NUMBER SCE 3-84, APPROVING THE REQUEST, ENTERING FINDINGS AND CONCLUSIONS, _ ~ ��-_�__ - _ __ The Tigard Planning Commission heard the above application at the hearing held on October 3, 1984. Gerald Foy appeared on behalf of the applicant and no one appeared in opposition to the proposal, The Commission finds the following FACTS in this matter: 1, The property is zoned CG (Commercial General) and located on the northwest corner of 78th Avenue and Pacific Highway (Wash. Co. Tax Map 151 36 CD, Tax Lots 100, 200, 300, 1100, 1200, and 1300). 2. The applicant's justification is presented in the minutes of the October 3, 1984 Commission hearing. Information supporting the request is found in Planning File Na. SCE 3-84. Based upon the record in this case, the Commission makes the following FINDINGS: 1. The relevant approval criteria in this case are Statewide Planning Goals 1 and 2, and Section 18, 114,145 2. of the Community Development Coda. 2. Statewide Planning Goal #1 is met because the City has adopted a Citizens Involvement Program including review of all development applications by the Neighborhood Planning Organization (NP0) . In addition, all notice requirements were met. 3. Statewide Planning Goal #2 is met because the City applied all applicable Statewide Planning Goals, City Comprehensive Plan Policies, and Development Code requirements to the application, 4. Section 18.114. 145 2. of the Community Development Code is met because the additional size of the sign is necessary to be seen from Pacific Highway and to adequately advertize the tenants in the shopping centmr. The method for calculating sign area is somewhat unclear, but it appears that the sign will exceed the maximum allowable area for each side by no more than 30 square fee. Based upon the above findings and conclusions, the Commission approves SCE 3-84 as submitted. It is further ordered that the applicant be notified of the entry of this order. PASSED: This /8 day of , 1984, by the Planning Commission of the City of Tigard A. Donald Moen, President Tigard Planning Commission FINAL ORDER NO 84-1222C WESTWOOD CONSTRUCTION CO. , PAGE 1 ` * 'c�Z��_ STAFF REPORT AGENDA ITEM 5.11 October 3, 1984 — 7:30 P.M. TIGARD PLANNING COMMISSION FOWLER JUNIOR HIGH SCHOOL — LGI 10885 S.W. WALNUT TIGARD, OREGON 97223 A. FINDING OF FACT 1. General Information CASE: Sign Code Exception SCE 3-84 REQUEST: For approval to allow a free standing sign with approximately 165 square feet per face where a maximum of 70 square feet is allowed, | COMPREHENSIVE PLAN DESIGNATION: Commercial General ZONING DESIGNATION: C—G (Commercial General) APPLICANT: Westwood Corp. " OWNER: same 8001 SE Johnson Creek Blvd. Portland, OR 97206 LOCATION: 11705 SW Pacific Hwy. (Wash. Co. Tax Map 1S1 36CD, Tax Lots 100, 200, 300, 1100, 1200, 1300) 2. Background A Sign Code Exception (SCE 1-84) was granted by the Planning Commission on April 4, 1984 to allow two free atan6i/.g signs for the Pacific Crossroads Shopping Center where only one is permitted. 3. Properties to the east and south are zoned C—G and the land to the west is zoned C—P (Commercial Professional) . Residential uses zoned R-7 (Residential, 7 units/acre) within the City and others within Washington County are on the north side of Pfaffle Street. 4. Site Information and Proposal Description • The Pacific Crossroads Shopping Center received. Site Development Review approval (3D8 7-84) and is currently under construction. It will contain approximately 16 tenants. The Code provides that free standing signs in the C—G zone may not exceed 70 square feet per face or 150 square feet for all faces. The proposed sign devotes approximately 45 square feet for identifying the | center (Pacific Crossroads), 80 square feet for the tenants, and 40 square feet of area in addition to the space devoted to uignmge. STAFF REPORT — SCE 3-84 — PAGE 1 ' --- 1 .. . . . • The applicant contends that the 70 square foot limitation is unreasonable due to the size of the shopping center and the number of businesses. The sign face of approximately 165 square feet is considered to be necessary to provide adequate visibility for motorists on Pacific Highway. 5. Agency & NPO Comments The Engineering Division and NP0 #4 have no objection to the proposal. The Building Inspection Office is opposed to the proposal. B. ANALYSIS AND CONCLUSION Section 18. 114.130 C. 1, c states the following: c. Area Limit Increases. The sign area may be increaed one square foot for each lineal foot the sign is moved back from the front property line the sign is adjacent to. If the street is curbed and paved the measurement may be taken from a point which is 15 feet from the paxemwnt. This increase in sign area is limited to a maximum of 00 square feet per face or a total of 180 square feet for all faces. The applicant' s site plan indicates that the sign will be approximately 40 feet from the curb. This would allow a maximum sign area of 90 square feet. Section 18.114.130 G. 3 . b of the Codes states the following: Up to an additional 50% of sign copy area may be permitted under the design review process so as to adequately identify the separate tenants when determined that the increased sign area will not deter from the purpose of this Chapter. Due to the number of tenants and the size of the center, an increase in the size of the sign up to an additional 50 percent appears to be justified. This would allow for a maximum face size of 135 square feet and total sign area of 270 square feet. The applicant is proposing a sign that is approximately 165 square feet in size or 83 percent over the 90 square foot otandard. Section 18.114.145 of the Community Development Code contains the following approval criteria for Sign Code Exceptions: "The Planning Commission shall approve, approve with conditions or deny a request for an exception to the sign code based on finding that at least one of the following criteria are satisfied: ° 1 STAFF REPORT — SCE 3-84 — PAGE 2 __ '. . 1. The proposed sign code exception is necessary because a conforming !� building or sign on an adjacent property would limit the view of a sign erected on the site in conformance with the sign code `^ standards, 2. The proposed exception to the height limits in the sign code is necessary to make the sign visible from the street because of the topography of the oite . �^ 3. There is an access drive which services the business or service from a street other than the street the business or service is lmcmtudwn.,' 'l The sign will be located near the center of the project' s �0o+ foot - frontagu on Pacific Highway. A restaurant is situated on the opposite corner of Pacific Highway and 78th Avenue, and a gas station is located to the west. The signs and buildings on these two properties do not interfere with the visibility of this site. The second two criteria do .' not apply in this instance. An exception to allow a sign that is significantly larger than the maximum size permitted by the Code should not be approved, An increase up to 50 percent as permitted in Section ' ! 18.114.130 G. 3 , b. of the Code appears to be the maximum increase in size that can be justified. C. RECOMMENDATION The Planning staff recommends denial of SCE 3-84 as submitted, however would recommend approval of a sign that does not exceed 135 square feet per face. / ~' / PREPARES BY Keith Liden APPROVED BY William A. Monahan Associate Planner Director of Planning & Development (KL�pm/��57P� _ . � ^ , � STAFF REPORT ~ SCE 3_84 - PAGE 3 ' ` ^ E /s-' I . ,, //T__ � !(p(3 e ,pAciFic , _L PQ 0e ' SSA- ch OA , ., . , . . , , .. 1 _ _ • , . . . ...,_ . . , , ' . CJ w i _. i ' anusamel IMINIIIIIIIMII 111111111® p1•1111111111111 1111111111111111111 - ausionommuninnueninumi 1111111111....-1111111111...- 111111111111111111111 11111".1.11 - .o,, /0 ......... ----d . • I THE RELATIONSHIP OF TH WEST TIGARD PLAN ) 1 TO THE CITY OF D COMPREHENSIVE PLAN The West Tigard Planning Area has been (�l�,t �` ,Z identified as part of the City of Tigard /', P" 'Active Planning Area.' Under the active planning concept, a City accepts planning 6P responsibilities for areas outside of its m 1 corporate limits because the City feels ? ,f•)G'/�e the area will ultimately have to annex in f1 order to receive urban se rvices for devel- opment. Although most of the West Tigard in-- Planning Area will have to rely on the City for urban services, some portions may be able to obtain the services for urban development required by the County urban growth management policies through service districts other than the City. Because of this possibility for development in both the City and the County, Washington County has agreed to adopt a plan for the area which is consistent with the comprehensive plan developed and adopted by the City of 11 Tigard. D hu,iff The location of the West Tigard Area within the Tiga rd Urban Growth Bounda ry reflects the close social and economic interrela- tionship between this Area and the City, and also recognizes the City's role and responsibility as the employment and housing focus for the surrounding area. For these reasons, Tigard's planning efforts have traditionally included the West Tigard Area. Development of properties within the West Tigard Planning Area that are annexed to the City will be regulated by the Tigard Comprehensive Plan and its implementing ordinances: The Tigard Comprehensive Plan, Volume 2: Findings, Policies and Implementation Strategies addresses the fourteen appli- cable goals of the Land Conse rvation and Development Commission. All land use actions in the City must conform to the Tigard Comprehensive Plan. -1- • The Tigard Comprehensive Plan, Volume 3: Community Development Code provides stan- dards for development, procedures for land use applications, and sections regulating the floodplain and significant natural resources. The Development Code also regu- lates the division of land and sets stan- dards for the construction of public facilities such as roads and sidewalks. The adoption of this plan means that there are two comprehensive plans for the West Tigard Planning Area--one by the City of Tigard and one by Washington County. Since the City and the County do not use the same land use districts, the two Plan Maps are not identical. However the Plan Maps are consistent with one another. For example, if the City of Tigard Plan Map designates a property Medium Density Residential (6-12 units/acre) the Washington County Plan Map designates the same property Residential 9 (R-9, up to 9 units per net acre). The type of development allowed on any specific parcel of land is nearly identical under both plan maps. The West Tigard Planning Area remains under the jurisdiction of the Washington County Plan until it is annexed to the City. As • long as property remains un inco rpo rated, existing and proposed development will be subject to the provisions of the Washington County Comprehensive Plan elements, including the Comprehensive Framework Plan and the Community Development Code. Coordination between the City and the County on such matters as planning, urban service provision and annexation is addressed in the Washington County - Tigard Urban Planning Area Agreement. • s -2- -„ 3 • THE RELATIONSHIP OF COMPREHENSIVE PLAN ELEMENTS The West Tigard Plan is one of a number of planning elements which in total comprise the Washington County Comprehensive Plan. The intent of this section is to provide the reader of the West Tigard Plan with a basic understanding of its relationship to the various other Comprehensive Plan ele- ments. In general, the West Tigard Plan is an area and site specific application of County Comprehensive Planning policy and a description of community development acti- vities envisioned for the Planning Area. Implementation of the West Tigard Plan is guided primarily by other plan elements such as the Community Development Code, the Transportation Plan, the Unified Capital Improvement Plan, and the Urban Planning Area Agreement. Planning Context The prepa ration of the West Tiga rd Plan represents a continuation of the County's longstanding involvement in comprehensive planning. In fact, the West Tigard Plan represents an update of the Washington County plan for the area. This updating ensures that the various plans respond to the current and anticipated circumstances of the area and the region. In addition to responding to local concerns, these plans respond to the planning concerns and • requirements of the region and the state. Elements of the West Tigard Plan have been created through a public planning process which provides ample opportunity for citi- zen participation.. Such a public planning process utilizes factual information and consideration of alternative courses of action which take into account social, eco- nomic, energy and environmental concerns. In the case of the West Tigard Plan, this process was conducted by the City of Tiga Tigard. -3- is it kf The following are elements of the Washington County Comprehensive Plan: Comprehensive Framework Plan County Resource Document Community Plans Community Plan Background Documents Community Development Code Transportation Plan Urban Planning Area Agreements Subsequent to the adoption of these plan elements, the County will begin work on the Unified Capital Improvement Plan. Comprehensive Framework Plan The Comprehensive Framework Plan is a policy document. Its function is to articulate the County's policy regarding the broad range of comprehensive planning and community development matters. Additionally, the Comprehensive Framework Plan contains strategies which are intended to guide the implementation of each policy directive. A major function of the Comprehensive Framework Plan policies is to provide specific direct ion and pa ramete rs for the preparation of community plans, functional plans and implementing mechanisms. Two central provisions of the Comprehensive Framework Plan have particular importance in guiding the prepa ration of community or a rea plans and implementing the community or area plans, respectively. These provi- sions are a county-wide development concept and the urban growth management policies. The county-wide development concept prescribes the creation of a series of distinct, balanced, relatively self-sufficient and diverse communities throughout the urban portion of Washington County. It is this concept which is the beginning point for organizing land uses at the community level. -4- The County's urban growth management policies require urban development to be accompanied by adequate urban services. The growth management policies define both urban development and necessary urban services. Public sewer, public water and a balanced urban-level transportation system a re the primary urban services conside red. Community or Area Plans The un into apo rated portion of the County within the metropolitan area regional Urban Growth Boundary and outside of city cor- porate boundaries is divided for planning purposes into a number of Planning Areas. The West Tigard Planning Area is one such planning area, unique in that it also lies within a city planning area. The policies and plan designations of the Comprehensive Framework Plan are applied in a site specific manner to each Planning Area. The result of this application is a unique Plan document, composed of a Plan Map and Plan Text. The Plan Map portrays a land us.: designation for each parcel of land in the planning area. The Plan Text provides a written desc rip- tion of the Plan Map in order to specify the intent of the mapped designations. Additionally, the Plan Text includes Design Elements, which are written prescriptions for particular areas or sites which shall be adhered to as the plan is implemented within the County. The prescriptions of the Plan are augmented and implemented by the Community Development Code, the Transportation Plan and the Unified Capital Improvement Plan. Community Development Code The chief function of the Code is to assist in the, implementation of the various plans and the Comprehensive Framework Plan. The Code is intended to achieve ce rtain streamlining objectives necessary to ensure ease of operation, certainty, flexibility when conditions warrant and responsiveness to public concern. -5- The Code contains specific procedures and development standards necessary to assist in the implementation of the plans in inco ipo rated areas. The Code addresses issues such as allowed uses, density, dimensional requirements, public facility requirements, land division requirements, changes in use and aesthetic concerns. The Code also sets forth processes and proce- dures for review of specific development proposals, including public notice require- ments. Transportation Plan The West Tigard Plan includes functional roadway classifications from the County Transportation Plan and the Tigard Comprehensive Plan. The Transportation Plan is a comprehensive analysis and iden- tification of transportation needs asso- ciated with the implementation of the development patte m desc ribed in the com- munity or area plans. Prepared from both the county-wide and planning area perspectives, the County's Transportation Plan addresses roadway, transit, pedestrian and bicycle transportation issues and focuses on specific and system requirements. Each major street is provided a classification indicative of Its existing or planned function, right-of-way, alignment and structural dimensional standards. Unified Capital Improvement Plan Following the adoption of the Washington County Comprehensive Plan, the County will embark on a second phase of planning which will include the preparation of a Unified Capital Improvement Plan. The Unified Capital Improvement Plan will be • coordinated with all urban service providers and will be the mechanism which the County will rely upon to direct future urban investments in public facilities and services in the urban portion of the County. -6- • WEST TIGARD PLANNING AREA BACKGROUND SUMMARY Planning Area The planning area consists of the remaining unincorporated lands in the City of Tigard 'Active Planning Area.• These lands lie generally west of the corporate limits of Tigard, the majority within a wedge roughly bounded by S.W. Walnut Street to the north, S.W. Beef Bend Road to the south, and the • Tigard Urban Growth Boundary to the west. Other smaller areas are located east of King City and north of the Tualatin River; along S.W. Scholls Ferry Road; west of the Durham city limits; and adjacent to Highway 217. Land Use As of March, 1984 the planning area totaled approximately 775 acres (not including street rights-of-way) of which 381 acres were vacant and undeveloped. Existing land use in the planning area is primarily single-family residential and agricultural. Lands south of Walnut Street and generally east of S.W. 121st Avenue are developed as single-family subdivisions with most lots ranging between 10,000 and 20,000 square feet in size. Other areas are developed as large-lot single-family with lot sizes ranging between .5 and 5.0 acres in size. There are 17 lots over 5.0 acres, the largest being 30.0 acres. Most of these larger bts are in agricultural or forest use. Natural Resources Five different geological formations and deposits can be found in the West Tigard Planning Area. Columbia River Basalt underlies the entire area but is exposed only on the slopes of Bull Mountain. This basalt formation is overlain by the Helvetia Formation, a wind deposited, unconsolidated soil; and the Willamette Silt, Lacustrine Sand and Young Alluvium, all water depo- sited, unconsolidated soil formations. Slopes exceeding 20 percent occur on the north and east slopes of Bull Mountain adjacent to seasonal streams. -7- Portions of the planning area are subject to periodic flooding between mid-November and mid-March, particularly along the • Tualatin River, Summer Creek and its tribu- taries. The intermittent streams which drain mainly south and north from the sum- mit of Bull Mountain are also subject to localized flooding along their courses during winter storms. • Abundant rainfall and a mild climate sup- port a va riety of trees and othe r vegeta- tion in the planning area. Most of the vegetation is located in scattered wood lots and along streams. Of special impor- tance are two wooded sites totaling approximately 35 acres located south of Walnut Street and west of 135th avenue. The planning area presently harbors a variety of fish and wildlife species, espe- cially in the riparian areas along streams and the Tualatin River. Many of the area's soils are characterized by a high water table, which lies within a few feet of the surface during winter months. Other area soils have low bea ring strength and/or potential for shrinking and swelling. These conditions may limit development potential in some areas. Transportation Pacific Highway 99W is the only Principal Arterial in the Planning Area. Scholls Ferry Road and Durham Road are classified as Major Arterials. Major Collectors include S.W. Beef Bend Road, Bull Mountain Road, 135th Avenue, Walnut Street, Gaarde Street, and 121st Avenue. A potential new road connect ion between Murray Boulevard and Pacific Highway has been identified, as has a bypass west of the Bull Mountain Planning Area connecting S.W. 185th north of Aloha to Six Corners in Sherwood, and ending at Interstate 5 north of Wilsonville. The Murray Boulevard to Pacific Highway connection has been under discussion for a numbe r of yea rs. Both routes are presently under study. -8- • Although no mad within the Planning Area are now congested, Pacific Highway north of Beef Bend Road and Beef Bend Road south of Scholls Ferry Road are expected to be defi- cient, even after presently proposed Regional Transportation Plan improvements a re completed. Congestion is expected to increase on State Highway 217 and in neigh- borhoods in the planning area as traffic attempts to access Interstate 5, Highway 217 and the employment and commercial cen- te rs of Tiga rd, Beaverton and Washington Square. Transit service is provided along a radial route from downtown Portland on Highway 99W, as well as from Washington Square, with connections north to Beaverton's tran- sit center. Tri-Met bus line #44- (Sherwood) operates along Pacific Highway and through adjacent King City. Line #45 (Greenberg) operates along 121st Avenue and Gaarde Street. Public Facilities and Services The lannin area lies within the boun- P g da ries of the Unified Sewe rage Agency (USA). Most of the planning area is not se rued with san i to ry sewer lines. However, much of the a rea can be se rued in the future by extending existing USA and City of Tiga rd trunk and collector lines. Much of the planning area is se rved by the Tigard Water District at this time. Areas that are not presently receiving direct service are located adjacent to or in close proximity to water lines six inches or greater in diameter. The Tiga rd Wate r District anticipates no problems serving the undeveloped parcels in the future. The majority of the planning area lies within the Tualatin Rural Fire Protection District. The exceptions are properties in the north and northwest portions of the planning area which are se rved by Washington County Fire District #1 . Fire stations are located on Pacific Highway south of Fisher Road, in downtown Tigard on Comme rcial Street, on Ruesser Road nea r Wier Road on Cooper Mountain, and in Metzger cn Scholls Ferry Road near Hall Boulevard. -9- There are no existing public park/ recreation sites within the planning area. The closest facilities are located inside the Tigard city limits. Within the incor- porated boundaries of Tigard, the City currently owns 92.72 ac res of pa rk land. Residents of the community also have access to the Tualatin Hills Park and Recreation District (THPRD) sites to the north and other regional facilities. The residents of the planning area are served by Tigard School District 231 and Beaverton School District 48. The Tiga rd school system, which serves most of the planning lannin area, is composed of nine elemen- tary tary schools, two intermediate schools, and one high school. Residents in the extreme northern portion of the planning area reside in Beaverton School District 48 and are within the attendance boundaries of two elementary schools, one intermediate school, and one high school. Natural gas, electricity, telephone, cable television and solid waste disposal are • provided by private companies. • _'p- • PLAN OVERVI EW The West Tigard Plan has the following features: 1 The land uses in the West Tigard Plan are a direct translation of the designations contained in the City of Tigard Comprehensive Plan. • As a result, the overall housing density allowed under both plans are nearly identical (9.70 units/acre in the County Plan, 9.69 units/acre in the City Plan). • 2 The plan recognizes and sometimes uses streams, flood-prone areas, and major streets as buffers between different land • uses and residential densities. 3 Implicit throughout the plan is the assumption that the policies in the Washington County Comprehensive Plan or the Tigard Comprehensive Plan will be is rticularl. impor- tant This spa y � to policies lo both taut wi� regard po p plans which mandate the provision of ade- liquate urban services prior to urban level development. Adherence to these policies is essential to creating the desired development pattern intended by the Plan IF and to preserving the livability of the planning area over time. 4 The application of the Plan designations to the West Tigard Plan Map conforms to the locational criteria in the Washington County Comprehensive Framework Plan. These criteria essentially say that the appropriate use for property is deter- mined by (1) its proximity to major traf- fic routes, street intersections and transit service; and (2) compatibility with adjacent land uses. • -11- • • 5 The County and City Plan designations cor respond in the following manner: County City Designation Designation R-5 Low Density (1-5 units/acre) R-9 Medium Density (6-12 units/acre) R-24 Medium-High Density (13-25 units/acre) R-25+ High Density (20-40+ units/acre) OC Professional Office (C-P) IND Light Industrial (1-14 • Yf 2i is rt • 4,a -12_ 11i GPI;. COMMUNITY DESIGN This section addresses concerns relating to the design of development in the West Tigard Planning Area. General Design Elements 1 In the design of new development, flood plains, drainage hazard areas, streams and their tributaries, riparian and wooded areas, steep slopes, scenic features, and powerline easements and rights-of-way shall be: a used to accent, define, or separate areas of differing residential densities and di f fe ring planned land uses; b preserved and protected to enhance the economic, social, wildlife, open space, scenic, and recreation qualities of the community; and c where appropriate, interconnected as part of a park and open space system. 2 Master Planning-Primary Use or Planned Development procedures and standa rds shall be requi red for development on land which includes a Significant Natural Resource as a means of protecting the resource while accomodating new development. •A density' transfer from the resource area to the buildable portion shall be allowed for any Significant Natural Resource site as specified in the Community Development Code. 3 Open space shall be utilized for pa rk and recreation facilities or passive recreation and dedicated to the appropriate recreation service provide r whenever feasible. 4 Trees located within a Significant Natural Resource area shall not be removed without a development permit for tree removal having first been obtained, as provided for within the Community n, Development Code. A permit shall not, however, be requi red for tree removal from powerline rights-of°way, public parks and playgrounds, or mineral and aggregate sites. -13- • 5 All new subdivisions, attached unit residential developments, and commercial developments shall provide for pedestrian/bicycle pathways which allow public access through or along the development and connect adjacent developments and/or shopping areas, schools, public transit, and park and recreation sites. 6 In the design of road improvements that are required of new developments to meet the County 's growth management policies, pedestrian/bicycle pathways identified in the County's Transportation Plan shall be included. 7 T;...' County shall emphasize non-auto (transit, bicycle, and pedestrian) measures as an interim solution to cir- culation issues. These measures shall be used to facilitate access to transit centers. • B Bicycle parking facilities shall be required as a part of all commercial, industrial and institutional develop- ments. Residential developments which have parking lots of 20 or more spaces shall provide bicycle parking facilities. 9 Noise reduction measures shall be incorporated into all new developments located adjacent to arterial or major collector streets. Noise reduction alternatives will include vegetative buffers, berms, walls. and other design techniques such as insulation, set backs, and orientation of windows away from the road. 10Where the impact of noise and lighting associated with comme trial development does not meet the standards in the Community Development Code, the comme rcial development shall be subject to limited hours of operation. 11New development within the Planning Area shall be connected to public water and sewer service, except as specified in the Community Development Code. -14- t • N 12New development shall, when determined appropriate through the development review process, dedicate right-of-way for road extensions and alignments indicated on Washington County's Transportation Plan or the Tigard Transportation Plan. New development shall also be subject to conditions set forth in the County's growth management policies during the development review process. 13New access onto arterial and major collector streets shall be limited. Shared or consolidated access shall be required prior to the issuance of a development permit for land divisions or structures located adjacent to these facilities, unless demonstrated to be unfeasible. 14Review of land partitioning and struc- tural development proposals for areas within one half mile of rock quarries (existing and proposed) shall include 1) measurements of noise anticipated from I such development and 2) appropriate miti- gation measures which ensure that the future land uses meet Oregon Department • of Environmental Quality noise standards. • Conditions to deveijabment, such as requ i rement s for be rms, walls and othe r noise buffers shall be applied to the approval of new development when appropriate. i. p`_ r". ti t7 „' !'r 15 y.l rA -15- TRANSPORTATION Roads The land use designations and design ele- ments prescribed by this plan are con- sistent with road system improvements planned by Washington County and the City of Tigard. These improvements include widening and rebuilding roads to the stan- dard specified by the designated functional classification, and connecting, extending or realigning certain roads. These impro- vements and changes respond to existing deficiencies in the road system, and change in traffic flows that are projected to occur. Major changes are briefly described below. Additional information is included in the Washington County Transportation Plan and the Tigard Comprehensive Plan. Major Planned Road System Improvements 1 Widen, improve and realign Schools Ferry Road and the intersection of Scholls Ferry and Old Scho lis Ferry Roads. 2 Widen and improve .S.W. 135th Avenue and S.W. Walnut Street from Scholls Ferry Road to Pacific Highway 99W. 3 Widen and improve S.W. 121st Avenue from Scholls Ferry Road to S.W. Gaarde Street. 4 Widen and improve S.W. Durham Road from Highway 99W to Boones Ferry Road. 5 Existing as well as proposed development within the Cities of Beaverton and Tigard will increase the need for improved access between these municipalities. Lacking this interconnection, local, short distance trips will plague and congest travel on Highway 217 and Scholls Ferry Road. County analyses indicate that a two to three lane major collector extension of Murray Boulevard south of Old Scholls Ferry Road, preferably to Gaa rde Street which connects to 99W (Pacific Highway), wi 11 accommodate Yea r 2000 travel projections. -16- T Y • In addition to this Murray Boulevard extension, major emphasis should be placed on the construction of a westem bypass. A connection to 1-5 from south and east of the City of Sherwood, generally along a Tonquin Road alignment, to Beef Bend Road and eventually Scholls Ferry Road (with connections from this point north) will greatly improve north- south circulation in the County and reduce congestion on other existing and proposed roadways. The precise road width, alignment and the number of lanes for future transportation improvements will be determined at the time of construction based on the road's func- tional classification and engineering con- siderations. The timing of the improvements desc ribed above is not ce rta in at this time, but improvements will be prioritized by the Washington County Capital Improvements Plan. Transit Transit service must become an important part of the planning area's transportation system. Improvements to the road system will be insufficient to accornodate s' anticipated employment and population growth unless transit service is expanded and ridership increases. The plan assumes that public transit (bus) service to the a rea will be improved generally, with greater frequency of service and better int ra-community and inter-community access. The plan assumes that bus service will be provided to properties along arterials and major collectors that are planned for higher intensity uses when or soon after they are developed. l'I rr -17- fi 4i Bicycle and Pedestrian Pathways The plan assumes eventual development of all pedestrian and bicycle paths planned for the area by the Washington County Transportation Plan and/or the Tigard Comprehensive Plan. Bikeways are planned along arterial and major ool lector roads in the area, as well as along major streams and in power line easements. The timing of pathway development will be determined by the County Capital Improvements Program or the Tigard Comprehensive Plan. r t i. -18- oi I. 1, H?,i r • WEST TIGARD PLANNING AREA • BACKGROUND DOCUMENT . i . 'I i not , R „ ,. ii. „,, ., :.,, ,,. SEPTEMBER 1984 { . , • I. 1l A . WASHINGTON COUNTY COMPREHENSIVE PLAN DEPARTMENT OF LAND USE AND TRANSPORTATION L PLANNING DIVISION !; F{ rt i Al TABLE OF CONTENTS Page INTRODUCTION 1 PLANNING CONTEXT 2 • Land Conservation and Development Commission 2 Metropolitan Service District ,. • • . • • 3 Washington County 3 PLANNING AREA OVERVIEW 4 Relation to the City of Tigard ' 4 NATURAL SETTING 5 Introduction 5 Physical Limitations 5 Natural Resources 6 Environmental Quality 8 LAND USE INVENTORY 11 COMMUNITY FACILITIES & SERVICES 12 Water Supply and Distribution 12 Sewer Service . . . M . . . • . . • . . • . • . . • . . B • . 12 Drainage Management 13 Solid Waste Management 13 Fire Protection 14 P. Police Protection 14 Health Care 15 Parks and Recreation 15 Schools. 15 Private Utilities . . 16 TRANSPORTATION . • 17 A Streets and Roads 17 Functional Classification System . . . . . . .. . . . . . 17 Future Road Needs. . . . . . . . . . • . • • . • • • 18 1 'e �` — LIST OF FIGURES Follows Page Figure 1. Vicinity Map 4 Figure 2. Physical Limitations 5 Figure 3. • Significant Natural Resources 7 Figure 4. Existing Urban Functional Classification 18 Transportation System Figure 5. Projected Road Lane Needs 19 { 1 • INTRODUCTION The purpose of this Background Document is to describe the various elements and circumstances which together influence the future of the West Tigard Planning Area. The document includes: 1) a description of the community's physical , environmental •and social features, 2) identification of major land use issues facing the area, and 3) a discussion of the opportunities and constraints to land development in the West Tigard Area. This document is one of several companion documents prepared for use in Washington County's community planning program. Information presented here is taken from the Washington County Comprehensive Plan Resource Document and the City of Tigard Comprehensive Plan Resource Document. More in depth discussion and analysis of the topics addressed in this Background Document can be obtained by consulting these two publications. • 2 PLANNING CONTEXT Due to its location relative to Tigard and the metropolitan area, development in the West Tigard area will be greatly affected by the planning goals and policies of several agencies and jurisdictions: the Land Conservation and Development Commission (LCDC); the Metropolitan Service District (METRO); Washington County, and the City of Tigard. The planning policies of each which affect the West Tigard area are briefly summarized in this section. Land Conservation and Development Commission LCDC LCDC and its staff administer the statewide planning goals and guidelines adopted by the state. All city and county comprehensive plans are directed toward meeting fourteen statewide goals, and are judged as valid (acknowledged) based on their compliance with these goals: 1. Citizen Involvement 2. Land Use Planning 3. Agricultural Lands 4. Forest Lands 5. Open Spaces, Scenic and Historic Areas, and Natural Resources 6. Air, Land and Water Resources Quality 7. Areas Subject to Natural Disasters & Hazards 8. Recreation 9. Economy of the State 10. Housing 11. Public Facilities & Services 12. Transportation 13. Energy Conservation 14. Urbanization Many of these goals have been clarified through adoption of Oregon Administrative Rules (OAR) . Two of these guidelines are of particular importance to the West Tigard planning area: OAR 660-07, pertaining to Goal 10 - Housing; and OAR 660-16', pertaining to Goal 5 - Open Space, Scenic and Historic Areas, and Natural Resources. The Metro Housing Rule, OAR 660-07, requires jurisdictions inside the Urban Growth Boundary (other than small developed cities) to designate sufficient buildable land to provide an opportunity for at least 50% of all new residential units to be attached single family or multiple family housing. The rule also requires planning areas with projected year 2000 populations of 50,000+ (such as Tigard) to provide for an overall housing density of at least 10 units per net buildable acre. The Goal 5 rule, OAR 660-16, requires jurisdictions to complete detailed inven- tories of open spaces, scenic and historic areas and natural resources.; identify any potential conflicting uses for these sites; determine the economic, social , environmental , and energy consequences of allowing the conflicting uses; and specify how the adopted plan resolves these conflicts on identified sites. 3 Metropolitan Service District METR01 METRO is a regional government with jurisdiction in the urban portion of Washington, Multnomah, and Clackamas counties. According to state law, METRO'S duties include establishment of regional planning goals, development of selected functional plans (housing, transportation, solid waste disposal , etc.), and delineating the Regional Urban Growth Boundary (UGB). The UGB is designed to differentiate between lands which will or will not be needed for urban-level development by the year 2000. To comply with state Goal 14 (Urbanization) all cities and counties within METRO's designated jurisdiction must recognize and support the UGB in their comprehensive plans. Washington County The Urban Element of the Washington County Comprehensive Framework Plan (CFP) covers unincorporated land within the UGB. As its name implies, the CFP pro- vides a framework of broad policies and strategies which coordinate and guide the more localized community plans. The CFP also contains the County's com- munity development concept and land use allocation. This concept directs local neighborhoods to provide a balance of land uses, thus fulfilling as much as possible the needs of present and future residents for local housing and employment. The Washington County Transportation Plan prescribes a system of roadways necessary to accomodate travel anticipated to occur between present and future (year 2000) land uses. The plan also considers public transit, bicycles, pedestrians, trucks and bridges. EE • 4 PLANNING AREA OVERVIEW The planning area on which this document is focused consists of the remaining unincorporated lands in the City of Tigard "Active Planning Area" (Figure 1). These lands lie generally west of the corporate limits of Tigard, the majority within a wedge roughly bounded by S.W. Walnut Street to the north, S.W. Beef Bend Road to the south, and the Tigard Urban Growth Boundary to the west. Other smaller areas are located east of King City and north of the Tualatin River; along S.W. Scholls Ferry Road; west of the Durham city limits; and adjacent to Highway 217. These areas total approximately 775 acres (not including street rights-of-way), of which 375 acres are vacant and undeveloped. Existing land use in the planning area is primarily single-family residential and agricultural . Lands south of Walnut Street and generally east of S.W. 121st Avenue are developed as single-family subdivisions with most lots ranging bet- ween 10,000 and 20,000 square feet in size. Other areas are developed as large- lot single-family with lot sizes ranging between .5 and 5.0 acres in size. There are 17 lots over 5.0 acres, the largest being 30.0 acres. Most of these larger lots are in agricultural or forest use. Since land use and development in the West Tigard area is closely interrelated to development in adjacent areas of Washington County and to the City of Tigard, the County and the City have entered into an Urban Planning Area Agreement (UPAA). Because the West Tigard planning area is much more closely inter- related, both socially and economically, to an incorporated area (Tigard) than are other unincorporated planning areas, the Washington County/Tigard UPAA recognizes the concerns of both in this area and requires close planning and development coordination. Relation to the Citx of Tigard In addition to its inclusion in the regional UGB, the West Tigard planning area is also within the Tigard UGB and has been identified as part of the City of Tigard "Active- Planning Area". Under the active planning concept, a city accepts planning responsibility for areas outside of its corporate limits because the city feels that most of the area will ultimately have to annex in order to receive urban services. The City of Tigard has completed a plan for the West Tigard area. The plan that Washington County adopts for this area must be consistent with that of the City. The plan developed by Washington County for the West Tigard Area will , in a translation that is consistent with the City essence, be Y P lan for the area, and will be based, to a great extent, on much of the work already completed by the City. I WEST .1 IGARD PLANNING AREA WASHINGTON COUNTY ('CM IPRI I 11 NSIVI 1)1 AN VICINITY MAP FIGURE 1 SOURCE: WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION. 1984 WASI IIN(,1()N COON I 1. 1)1 PARTMI N1 01 IAN!) ()SI ANO 1RANSP0R1AlION • .. 1'1 ANNINC DIVISION • SEPTEMBER, 1984 .. ., .. . . PLANNING AREA BOUNDARY — — TIGARD CITY LIMIT ----- ,./.&....ie( Ai WASH. SQ. ..., BEAVERTON >- • 0> \.., .. 12,0 .....**°.. OAK De ,i ...•°*" • oc D F-ik ,•■••°".. , • 2 , \ .• .......... • • I ‘C, :P:.:■.:::::::::1.4 .1.:'N'.''''''' ri d c)'" ° , ,ON- .::•:::;:.:iii:::M Cr • :Ii'M ;...., N. DAKOTA lirt::Atiiil., ill ..i 1 ...J ..:•:•:.:•:4 '•''''''' 8() ;;;:,;;;;;;;;„ •-• k c . cc /1 5 cNi ifk:a.:4. 2: VT:.Sil ---.. ... r) ...) I _ ....), L. ,,*::::::::::,::::,••• '7....'"":•''''"":::::::il !'7: .„ „t\i"\\4. I _ .... Fzi :::i:iiiiiii.::: :liiiii::::::::::::iiii -liiiiifr .." ' -: :noliiiiiiiiiiii ... 0„-- „\ I 0 ,:::.:.::::::::::::::::::::::::::::.::::::::.::::::::.:::::::::::::..::::,::::::::,..4.4 , .ill (9 ....,„.,............................,,,•••••••••••%,,.'"• ',.. \ .................• ..'•••• X. ....1 A. I X W .....OA•:•:•:•:•:•:•:•:•::•:•X':%.:.:.:.::•:•:•:•:•.:.:.:.:.:.::.. " LISgmiggiwv v iniPg'4:: „c-, . i Ell:Williii, CJ ••■:‘ Mc1)ow \ I ■-• 17,::7::1 tiliiiiii717:i? ..::::•:•:•::::::•:•:•::::':':•:':4'j ':ii.ii2 ii:4:::::;::::::;::::!iii,g• _:-.. . ':::::.,..;, r■ 7: _ 130NI1A\\ , . I / t■I) • .2iiii; .4*.!i;i:I.:7:-.7.7:"Ia;:ii . I I •',1:. :..:J•--7 _ , !.i... 1 .:-.. ---: V. )I■ I 1 i .. - I. '1-- ... Ii ....... : ; /7/ • 1 . ..\.-`,-,--'.." ; -.;.:*.:::;•:.:;:0:;:.:I::i::.:i:I:::.i::i:i:.::it:.:l:i::.:i:i:.::::;:1:.:ir:;::::.:••:x::.$•":.0:•.:.::.1:•4;:4:.:,.,;:4 ::.ixi:d.i:.*i:ii:.i*::i:.m:i=:;::.::;::::.::;:.*:::::..:::::v.:::fi4,i•,l:;::h,K:.:.:.•:.:x:.:•:.::..:4::.:.*.*•.0•.:e:.*•:.::..•':.:..::::::.:.:::..: :.::4*.:•3 *1 i ,'•• k k, DURHA,M KING . SC/\11 c j y , Feet ••1•t •l::••:r:•:a•:••: :•::•1 1i• ( .■, . •7 i?i 1) 0 1000 2000 4000 I a00 \ ./.. /0 1/2 1 DURHAM/ TUALATIN N•• .,\..........„ Miles .• .■..I Via:::: i •:. . :... ..... .) 1 ,-) 1 ' aprox. 3200' ••4- TUALATIN 0 1 1 - 1 I • , - WEST TIC;ARD PLANNING AREA WASHINGTON COUNTY PHYSICAL LIMITATIONS (:C)NtPRIIII ' 'SIVI PI AN SOURCE: WASHINGTON COUNTY FLOODFLAIN s[w21 iw T4 MIu 4�rOo OOoY FIGURE 2 FLOOD NISUSANC w01K MAPS 1.0111. U/O. 1.!4000 rOORAMIIO YAFD: WASIIINC1 ON LOON 11' •' •' I)LPAR1 MI N1 ()I LANI) USI AND -1 RANSPOk1 A I ION I'I ANNIN(; DIVISION • SEPTEMBER, 1984 wASH. /1 \�� ,� 5 Q BEAVERTON �, ' /• \ 0 cz �.RR�.._.--.� SC /'' N. DAKOTA , 1-, L-LJ • /1--; _ < _J \C fi)1-. .,:AillUifec I > �� y -t Lrl L. . r-t 1 ~ w n l7 ! -rt �� ■ 1.� 1. , '40its ler NORTH �` r�_ �,\ r J \lV I —j GAARUl `�C McDONALD - SCALE / ,,... "' \__ Feet 11/i,, � 1-•`==.� . N. 0 1000 2000 4000 0 1 /2 1 \�\\ Miles = •`� ! / PLANNING AREA ���'�/ �.� / I BOUNDARY ��' KING / _ I DuRtiAm TIGARD -__--- G ° r —' CITY LIMIT /1.-' ' _ 1 CITY i I 100 YEAR FLOODPLAIN ( i k/��/!.' . [�[[�� DRAINAGE HAZARD AREA �20 ` i f r• t I mm SLOPES 30% OR GREATER `, TUALATIN e s f 5 NATURAL. SETTING Introducti on The natural environment provides both opportunities and limitations for future growth and development. A community's natural resource quality helps determine which areas are suitable for urban development and which areas should be pro- tected because of their natural resource value or because of a hazard to the public. For example, soil and flood plain data can aid in identifying safe buildable lands and hazardous conditions. This information can then be used to determine the appropriate use of a site. In this section, the planning area's natural features (e.g. soils, topography, flood plains, vegetation, air/water quality) are evaluated as to how they affect and limit development opportunities. The material presented in this section is organized under the following major headings: physical limitations, natural resources, and environmental quality. physical Limitations Geology and Soils Five different geological formations and deposits can be found in the West Tigard planning area. Columbia River Basalt underlies the entire area but is exposed only on the slopes of Bull Mountain. It is usually weathered to depths of up to 200 feet, with the upper layer decomposed is to a clayey soil with generally moderate limitations for structures. The Helvetia Formation, a wind-deposited unconsolidated loess, also occurs on Bull Mountain. These soils are generally unstable when wet and are generally poor for foundations. Lowland deposits and associated soils in the planning area include the Willamette Silt, Lacustrine Sand, and Young Alluvium, all water-deposited, unconsolidated formations. These formations, especially the Young Alluvium; are generally poor for foundations. However, their location in flat lowland areas makes them less susceptible to sliding and slumping than the upland soils. Most of the geologic formations and associated soils are poorly suited for sep- tic systems. Slope' Slope, the steepness of surface topography, is yet another characteristic of land which may constrain development or increase the earth movement and erosion potential . Slopes exceeding 20 percent are shown in Figure 2: Physical Limitations. They occur on the north and east sides of Bull Mountain and percent to seasonal streams. Generally, the steeper the slope of land, the greater the cost involved in constructing and maintaining public urban services. Structures on steep slopes must be specially designed and engineered, thereby making private construction costs higher too. kk4 6 Field investigations in Washington County have revealed the existence of soil creep (very gradual downslope movement) on undisturbed sites where the slope exceeds 25 percent. The steepness of the slopes, in combination with certain geologic formations and soils on parts of Bull Mountain, may significantly impact the potential for development and constrain or add to its cost. Flood Plain The effects of flooding range from inconvenience to threat of life and property damage. Predicting the probability of flooding to certain elevations can reduce its impact on development. However, these probabilities can change with the development of land. As an increasing proportion of watersheds are stripped of vegetative cover and converted into buildings, roads and parking lots, future flood elevations may be higher and may rise more quickly than historic floods. Currently, portions of the planning area are subject to periodic flooding bet- ween mid-November and mid-March, particularly along the Tualatin River, Summer Creek and its tributaries. The intermittent streams which drain mainly south and north from the summit of Bull Mountain are also subject to localized flooding along their courses during winter storms. These are referred to as Drainage Hazard Areas in the Flood Plain Ordinance. Washington County has a Flood Plain Ordinance which regulates uses of the 100 year flood plain and 25 year drainage hazard areas. A 100 year flood is one which will occur, on the average, once every 100 years. Such a flood has a 1 percent probability of occurring in any .one year. The 25 year drainage hazard area has a 4 percent chance of flooding in any one year. The intent of the ordinance is to preserve the natural character and capacity of flood water storage areas, protecting them from incompatible uses. Drainage hazard and floodplain areas are shown in Figure 2, Physical Limitations. Natural Resources Vegetation Native vegetation in the area adds natural beauty and distinctive character to the community. It also serves important functions in reducing erosion and excessive water runoff, stabilizing slopes, and providing open space and wildlife habitat. Abundant rainfall and a mild climate support a variety of vegetation in the planning area. Dominant tree species include: • • Douglas Fir - Very widespread, moist, well-drained sites and moderately dry sites Ponderosa Pine - drier sites, largely in the north central area Western Red Cedar - moist sites, near watercourses, northern exposure Oregon White Oak - generally drier sites Oregon Ash - moist sites, especially along watercourses Red Alder •- very moist sites, especially along watercourses Cottonwood - along watercourses Willow - along watercourses Big Leaf Maple - moist sites Most of these trees are located in scattered woodlots and along streams in the area. Of special importance are two wooded sites, totaling approximately 35 acres, located south of Walnut Street and west of 135th Avenue (see Figure 3). Less common plants, and those less conspicuous or part of the unde rsto ry include: Madrone Sword Fern Dogwood Red Huckleberry Wild Rose Sal al Poison Oak Oregon Grape Blue Elderberry Vine Maple Agricultural Lands Portions of the planning area are currently in farm use. The soils are generally Class I - IV. Agriculture consists mainly of orchards, pastures and non-irrigated crops such as wheat. Wildlife and Fish Fish and wildlife populations are dependent on the quantity and quality of their habitats. Thus urbanization of the planning area is bound to diminish the variety and abundance of fish and wildlife as much of their natural habitat is developed. The planning area presently harbors a variety of fish and especially wildlife species. The continued presence of many animals after urbanization will be a function of development density and the extent to which small tracts of undisturbed natural vegetation and streams are retained and interconnected. A critical component of the planning area' s terrestrial ecosystem is the riparian habitats adjacent to the Tualatin River and Summer Creek. Beaver, muskrat and great blue heron are residents there. Blacktail deer, fox, skunk , raccoon , opossum and numerous species of birds use these and other portions of the planning area. There are resident trout and migrating salmon in the Tualatin River, but warm water fish such as bass and crappie are more abundant. Crayfish are common in Summer Creek and the Tualatin River. Significant natural resource areas which support fish and wildlife are shown in Figure 3. { ffff WEST 1ICARD PLANNING AREA WASHINGTON COUNTY • ( (),\1PRI I II N' I\'i Pi ,AN SIGNIFICANT NATURAL RESOURCES SOURCE: CITY OF TIGARD COMPREHENSIVE FIGURE 3 PLAN VOLUME 1: RESOURCE DOCUMENT, 1.84 WASI ZINC,I ON COIN I 1 111 PAk1 MI N1 01 I.ANI> LJSI ANI 1 1 kANS1'Uk1 A I ION " PI ANNIN(, I)IVISION • SEPTEMBER, 1984 WASII. f, BEAVERTON .- / ac 1 i R oc tt \ / pV I / of �.�, __:\SL j� >\1 N. [)nKOl n i Ir°` L 1 -J e' r \t — .-'- \ \ 1v80, , /I CV N1 L. M w Y '�� I I '. i \��� ter' `�� `\ NORTH \ /..� �, ti "/ NIC 1)0 N A I I.) 1 �f�// F,-,_ r: • , 0 1 000 2000 Feet 4000 - . . • I) ! I --'=--`? vJ 1�— 0 1 /2 1 1 /'• Miles , /// I i PLANNING AREA \'\ BOUNDARY �, I >UkliAm 1 TIGARD ____ KING - r----, , CITY LIMIT j i 1 I - _' y CITY i 1 1 ;� 4• �r;;y,' ' `,etz, { WILDLIFE HABITAT I, aJ� 1 v. ` I .. I WATER AREAS /WETLANDS . -.,' \ i. i FISH AND WILDLIFE HABITAT 7�l. TUALATIN `- 1� 8 Mineral/Aggregate Resources With exception of aggregate resources, there are no known mineral or energy resources in the planning area. Columbia River Basalt and Boring Lava, commonly quarried for crushed rock, can be found in the area but are poorly situated for mining. A belt of potential fill sand is found in the terraces above the Tualatin River south of Durham Road in a broadening band extending from S.W. 92nd Avenue west to Pacific Highway and beyond. This area is moderately deve- loped, making future extraction difficult if not impossible. Washington County has not been blessed with abundant developable energy sources. Development of solar energy at a small scale (individual systems) is the only feasible source of generating power locally. Groundwater Groundwater is water which has filtered through the ground surface to imper- meable rock layers and collects there between rocks, gravel , sand and other particles. Within Washington County, groundwater is highly variable in its availability for use. Generally a large amount can be found only by drilling relatively deep wells into the Columbia River Basalt. In the foothills and mountain areas, dependable groundwater supplies can be difficult to locate. Groundwater quality is generally good, but there are notable exceptions. Shallow wells in the lowland may be susceptible to septic system contamination. Groundwater is tapped by several hundred wells in the Cooper Mountain-Bull Mountain area. These wells generally contributed to the critical decline of groundwater levels in this area during the late 1960's and early 1970's. Wells serving municipal , industrial and irrigation water uses had the greatest effect on this lowering of the water table. The state engineer restricted the pumping of groundwater in this area in the early 1970's. Recently, most of the water used in Washington County's urban areas has been brought into the county from Portland's Bull Run reservoir, lessening pressure on groundwater supplies. However three wells located in the Bull Mountain area are still used by the Tigard Water District during peak summer periods. Environmental Quality Air Quality The Oregon Department of Environmental Quality (DEQ) and the Metropolitan Service District (METRO) are responsible for the development of strategies to bring air quality in the Portland area into compliance with federal and state s from standards. DEQ has primary responsibility for the con trol of pollutants stationary sources, e.g., industries, while METRO is responsible for the control of pollutants produced by mobile sources, e.g., motor vehicles. • The quality of the air in the West Tigard Planning Area is difficult to quan- tify due to the absence of any monitoring station nearby. The two locations that measure air pollution in Washington County (Beaverton and Hillsboro) do not provide an accurate measure of the level of pollutants in the planning area. 9 General increases of pollution have been measured for the region. Standards for TSP (total suspended particulates) which are pollutants caused by backyard burning, fireplaces, wood stoves, road dust, etc., are exceeded on a few days every year, as measured in Beaverton. Since the mid-1970s these particulate levels have gradually increased. State and federal standards for maximum ozone concentrations have been exceeded occasionally. Ozone is produced by a complex series of chemical reactions which take place when hydrocarbons and carbon monoxide emissions from automobiles and industry are exposed to sunlight. Carbon monoxide levels frequently exceed federal standards east of the plan area, along Pacific Highway north of Walnut Street. Water Quality Water of good quality is critical for maintenance of healthful domestic water supplies, water-oriented recreation opportunities, fish and wildlife, as well as scenic values. Urban development can threaten this valuable resource. Stormwater runoff flows are greater in the urban environment than in natural areas. Impervious surfaces such as parking lots prevent rainfall from soaking into the ground or being stored in natural depressions. A large volume of runoff at high velocity flushes sediments and other pollutants into storm sewers and receiving streams during the winter, while during the dry summer less water is available to maintain flows„ Surface runoff in the planning area generally flows north into Summer Creek and thence to Fanno Creek or it flows south directly into the Tualatin River. Generally, surface runoff in the area is carried in natural waterways rather than storm sewers. Water quality in the lower Tualatin River has improved appreciably since the early 1970s. -Much of the improvement is due to the creation of the Unified Sewerage Agency in 1969 and the resulting construction of the modern, efficient Rock Creek and Durham sewage treatment plants. Tualatin River water quality is also enhanced during summer low flow periods by releases of water from Hagg Lake (Scoggin reservoir) in western Washington County. However, there still are frequent violations of turbidity (cloudiness) and dissolved oxygen standards (the: amount of oxygen in water needed to sustain aquatic life) during summer months. And even though the average levels of bac- teria potentially harmful to human health are below those set by the Oregon Department of Environmental Quality as the upper threshold for water contact recreation, the Washington County Department of Health recommends against water contact recreation in the lower Tualatin. River. Water quality in the section of the Tualatin River in and adjacent to the planning area is forecast to gradually deteriorate as the area's increasing human population results in increased treated sewage waste entering the river. Ammoommilm 10 Noise Noise is defined as unwanted sound and is measured in terms of decibels (dB). As demonstrated in numerous medical and psychological studies, exposure to noisy situations can result in pronounced physical and/or emotional problems e.g., stress, increased blood pressure, and deafness. ?+ Certain types of land uses, e.g., residences, hospitals and libraries are noise }I sensitive. This means that the operation of these uses conflict with the existence or introduction of another use which creates noise above certain levels. For example, in residential areas, federal government standards recom- mend that daytime noise levels not exceed 50 dB. Land use regulation can be used to help separate noise sensitive uses from noise sources. Traffic on major transportation routes and the operations of the Progress Quarry just north of Scholls Ferry Road are the primary sources of noise in the planning area. The Department of Environmental Quality (DEQ) and the Environmental Quality Commission (EQC) are authorized to adopt and enforce statewide standards for noise control . State law permits local jurisdictions to adopt and enforce noise reduction programs. Washington County has a noise control ordinance. As growth continues and population densities increase, it is inevitable that noise levels will also increase unless regulatory measures are followed. 11 LAND USE INVENTORY Low density single-family detached dwellings are the predominant urban land use in the West Tigard Urban Planning Area. Residential development has occurred both in the form of subdivisions as well as individual large lots. A number of large lots have been partitioned creating flag lots. A mobile home park is situated in the southern portion of the planning area along Pacific Highway 99W adjacent to King City. There are no multiple-family developments in the planning area. In addition, there are no industrial or commercial uses in the planning area, although there is some land designated for these uses which is being used for other purposes. There are a total of 775 acres (not including street right-of-way) in the planning area. Of the total acreage, over 381 acres are vacant and buildable. The remainder is either developed or constrained by natural hazards such as steep slopes or floodplain. Land use designations have been assigned by the City of Tigard as follows: Total Vacant Designation Acres Acres Low Density 1-5 units/acre 560.68 255.88 Medium Density 6-12 units/acre 94.32 40.41 Medium-High Density 13-25 units/acre 92.62 79.13 High Density 20-40+ units/acre 9.11 3.30 Professional Office 3.19 2.69 Light Industrial 15.10 -- '-7T5.02 381.41 12 COMMUNITY FACILITIES & SERVICES The provision of public facilities and services plays a key role in urban development and implementation of community plans. The adequacy of a community's infrastructure is critical in determining how much, where and when development takes place. Ideally, the type and location of facilities and services should be appropriate to the land use designations in the community plans. In addition, they should be provided as development takes place and subsequently financed, operated and maintained equitably and efficiently. The purpose of this section is to describe the ability of various facilities and services, e.g., sewer, water, drainage, solid waste, schools, fire, and police, to meet existing and future consumer demand in the Planning Area. Private utilities; including natural gas, electricity, and telephone, are also examined in terms of their ability to service existing and future development in the Planning Area. Water Supply and Distribution Most of the planning area is within the Tigard Water District. The exceptions are a small group of lots on Highway 217 which are located in the Metzger Water District, and the parcels on Scholls Ferry Road in the vicinity of 135th Avenue which are not in a water district at this time. For many years, well water was Tigard Water District's primary source of supply. During the past decade, the district has connected to surface sources of water; namely, the Clackamas River via the City of Lake Oswego and Bull Run via the City of Portland. Ground water is used only in cases of emergency and during peak demand periods. Lake Oswego provides 85 percent of the district's require- ments while Portland supplies about 10 percent. In accordance with State Health Division requirements, a water purveyor should have on hand three days average consumption. In the year 2000 the average daily demand is projected to be 4.2-MGD. Therefore, 12.6-MG (3 x 4.2) of storage should be available. With the recent completion of a 2.5-MG reservoir located at S.W. 135th and Fern Street the district has 20-MG's of storage on hand, well above the requirements of the health division. Much of the planning area is served by the Tigard Water District at this time. Areas that are not presently receiving direct service are located adjacent to or in close proximity to water lines six inches or greater in diameter. The Tigard Water District anticipates no problems serving the undeveloped parcels in the future. Sewer Service Sewage treatment and collection in the urban unincorporated areas of Washington County, including the planning area, is the sole responsibility of the Unified Sewerage Agency (USA). Since the availability and capacity of sanitary sewer 13 facilities has a strong influence on urban development and the quality of the urban environment, coordination of land use planning activities and the designing of sewage facilities is vital . The Planning Area lies within the service area of USA's Durham treatment plant, which is located in Tigard near the Tualatin River. Providing primary, secon- dary and, in summer, tertiary sewage treatment, the Durham facility is designed to handle sewage flows of 20 million gallons per day. Treated sewage from the plant is discharged into the Tualatin River near the city of Durham. Most of the Planning Area is not now served with sanitary sewer lines. At this tim e the only exceptions are the mo bile home park on Highway 99W adjacent to King City, and the small cluster of lots on Highway 217. . At present, sewage disposal in the planning area is primarily accomplished through individual on-site septic systems. The soils in the planning area are, in general , poorly suited for septic tank use, especially on smaller lots. In order to develop to urban densities, future development in the planning area will have to rely on sanitary sewer lines. Drainage Management Drainage problems become increasingly evident as vacant land is developed with urban uses. Urbanization results in a reduction of the amount of land available in a natural state to absorb excess water and to slow water run-off. Development increases the amount of impervious surface, which accelerates the rate of stormwater runoff. Unauthorized filling within flood plain areas also causes restrictions to flow and reduces available flood storage volume. As is the case with many other areas, runoff from the planning area affects land uses,in neighboring cities and unincorporated communities. Because of this, the managment of drainage before, during, and after development needs to be a joint effort between the county and cities. The County currently does not have a comprehensive drainage management program. Management of drainage and storm water runoff is accomplished through several measures, e.g., flood plain ordinance, design review ordinance, and management of drainage in public rights-of-way. Solid Waste Management • The Metropolitan Service District (METRO) is jointly responsible with local governments for the siting and management of solid waste disposal sites within its jurisdictional boundaries. At the present time only one landfill , St. Johns, is operational . The District is currently seeking permits to open a new landfill in Multnomah County. Due to the distant location of the St. Johns Landfill , solid waste from southern Washington County is frequently transported to a landfill near Newberg. Future plans call for the establishment of transfer sites in Washington County to make the transport of wastes to METRO landfills in Multnomah County more economical . 14 Solid waste collection in the unincorporated area of Washington County is handled by 23 private firms granted franchises by the County Board of Commissioners; in return the County receives 3% of each collector's gross reve- nue. The collection franchises are awarded for mutually exclusive service areas and are revoked if the collector fails to meet requirements of the County's solid waste ordinance and State Department of Environmental Quality solid waste regulations. A County Board-appointed Solid Waste Advisory Committee makes recommendations to the Board on franchises and reviews METRO plans and proposals regarding landfill sites, transfer stations and recycling programs. The County Health Department administers the franchise system on a daily basis and enforces the portions of the County nuisance ordinance pertaining to solid waste and other sanitation problems. Fire Protection The majority of the planning area lies within the Tualatin Rural Fire Protection District (RFPD). The exceptions are properties in the north and northwest por- tions of the planning area which are served by Washington County Fire District #1. The Tualatin RFPD has a station near King City on Pacific Highway south of Fisher Road. This station houses an engine and rescue vehicle and emergency medical technicians. The second station that serves the area is located in the City of Tigard on Commercial Street. The station has two engines and a truck, with one of the engines manned by volunteers. Washington County Fire District 11 has a station on Reusser Road at Wier Road. This station houses an engine/tanker combination. Fire District 11 also par- ticipates in a mutual aid program with the Tualatin RFPD District. The engine from the Reusser Road station is used as a third engine for the Rural District if a fire occurs in the Bull Mountain community. The second WCFD station that serves the area is located 'cm Scholls Ferry Road east of Hall Boulevard. This station houses a truck, engine and rescue unit with paramedics and a tanker. Police Protection The Washington County Department of Public Safety has primary responsibility for protection in the community. Oregon State Police patrol state highways in the area and will respond if called upon for assistance by the County Sheriff or citizens. Beaverton and Tigard police do not patrol the area but will respond if their help is requested specifically by the County Sheriff. The Department of Public Safety offices and the Washington County jail are located in Hillsboro, several miles from the Planning Area. Because of popula- tion increases in eastern Washington County, that department believes that an east precinct is definitely needed. 15 The County is divided into eight patrol districts with one car patrolling each district. Although generally eight cars are available, there is an alternative (six car) patrol district breakdown. The planning area is served by patrol district #3. One deputy sheriff is assigned to each car although an officer in training may ride along. Lack of funding for deputy sheriffs and patrol cars limits the amount of protection available. Health Care Health services planning in the Tigard area is primarily the responsibility of Northwest Oregon Health Systems. However, existing services are very generally summa ri zed here. There are 35 physicians and surgeons and 26 dentists currently practicing medi- cine within the Tigard area as well as a Washington County Health Department Clinic. There are no hospitals in the plan area; the nearest are Meridian Park in Tualatin, St. Vincent north of Beaverton and other hospitals in Portland. Parks and Recreation There are no existing public park/recreation sites within the planning area. The closest facilities are located inside the Tigard city limits. Within the incorporated boundaries of Tigard, the City currently owns 92.72 acres of park land. Residents of the community also have access to the Tualatin Hills Park and Recreation District (THPRD) sites to the north and other regional facili- ties. In addition to the recreation space provided by the City parks, there are several acres of recreational space provided by local schools. There are also 201 acres of floodplain and wetlands classified by the City's Comprehensive PLan as "Greenway" or non-buildable for urban development. They are, however, suitable for pathways and non-intensive recreational uses. The City has acquired, through dedication and purchase, 37.90 acres of greenway property. Within the City, the combination of City park land, school recreational space and greenway provides a ratio of recreation and open space in excess of the National Recreation and Parks Association standard of 10 acres of park land per 1000 people. Schools The residents of the planning area are served by Tigard School District 23J and Beaverton School District 48. The Tigard school system, which serves most of the planning area, is composed of nine elementary schools, two intermediate . schools, and one high school . Residents in the extreme northern portion of the planning area reside in Beaverton School District 48 and are within the atten- dance boundaries of two elementary schools, one intermediate school , and one high school . • .4graimmo7 16 Private Utilities Natural gas is provided to the planning area by Northwest Natural Gas Company, a private utility. Gas line extensions to and within new developments are the financial responsibility of the gas company. According to company personnel , there are no foreseeable difficulties in providing service for future develop- ment in the area. Electrical service is provided by Portland General Electric Company (PGE) which is a private utility. The cost to extend power lines, underground or overhead, is shared by PGE and the customer/developer. According to PGE personnel there should be no problems in servicing future growth in the planning area. The community is served by General Telephone Company of the Northwest, Inc. (GTE). According to GTE personnel , at this time there are no apparent problems in • servicing future growth in the undeveloped portions of the West Tigard Planning Area. 17 TRANSPORTATION Streets and Roads The current street and road system is constructed primarily for the movement of people, goods and services by the private automobile. The existing road network in the planning area is an outgrowth of the original rural road system. The general orientation of the principal roads in the planning area is east to- west, except for Pacific Highway (99W). Although east-west movement is well established, a lack of north-south connector streets in the planning area restricts efficient regional circulation. In addition to serving the planning area, the street and road system in this area must also accommodate-•heavy traffic flow between Portland and Beaverton, and points to the south and west. Highway 99W is a primary route from the Portland area to the Oregon Coast and Scholls Ferry Road accommodates a growing share of rush hour traffic. Durham Road carries significant traffic between I-5 and Highway 99W. Transportation planning in the area is a shared responsibility of the State Highway Department (ODOT) � the Metropolitan Service District (METRO), and Washington County and the cites in the area. Functional Classification System Functional classifications define the basic operations and standards for the road system. The Washington County Transportation Plan has an existing classi- fication system which defines roads according to existing or projected travel characteristics: URBAN ROAD STANDARDS ape Right-of-way No. of Lanes Major Arterial 90' right-of-way 5 56'-72' improvement Minor Arterial 8O'-90' right-of-way 3-5 50'-72' improvement Major Collector 70' right-of-way 2-3 40'-46' improvement Minor Collector 50'-60' right-of-way 2 28°-36' improvement Local Street 50' right-of-way 2 24'-36' improvement 18 The traffic capacity for Washington County roads is based on a level of service "D" which reflects stable flow with minor periods of congestion during peak hours. Level of service "D" is considered an acceptable urban level service. Functional classifications are a critical element of community plans because, in addition to describing the expected performance of a road, they also guide future transportation investments on individual roads. Functional classifica- tions for roads within the West Tigard Planning Area are listed below and displayed in Figure 4. EXISTING FUNCTIONAL CLASSIFICATION FOR ROADS IN THE WEST TIGARD PLANNING AREA Regional Trafficway/Principal Arterial Pacific Highway (99W) Highway 217 Other Arterials Scholls Ferry S y Road S.W. Durham Road Major Collectors S.W. Beef Bend Road S.W. Bull Mountain Road 135th Avenue - from Scholls Ferry Road to S.W. Walnut Street S.W. 13 Y S.W. Walnut Street S.W. Gaarde Street S.W. 121st Avenue from Walnut to Gaarde Future Road Needs Development in and around the West Tigard Planning A rea will increasingly Y affect traffic volumes on its roads. Substandard roads in combination with increasing traffic volumes could create unacceptable service levels in the future. The most recent transportation analysis of County urban road needs was completed in the fall of 1982. It entailed a computer projection of road improvements necessary to meet the expected population and employment increases for the Bull Mountain - Tigard area. Projections consistent with METRO's RTP show that by the year 2000 there will be an approximate doubling of 1980 traffic throughout the Bull Mountain - Tigard area. The effects of this doubling of traffic in the Bull Mountain - Tigard area, if left unattended, will include added major congestion along Pacific Highway, Highway 217 and Interstate 5 and diversion of traffic to internal "neighborhood" WEST TIGARD PLANNING AREA WASHINGTON COUNTY • (•O,\II'RI I II NSIVI M AN EXISTING URBAN FUNCTIONAL CLASSIFICATION TRANSPORTATION SYSTEM FIGURE 4 SOURCE: WASHINGTON COUNTY TRANSPORTATION PLAN, DECEMBER, 155$ WASI IIN(.1 ON COON I Y •• I)1 PARTMI N1 01 !AND LIST AND 1k;1N'I'OR'I A HON VI ANNINI. DIVISION • SEPTEMBER, 1984 1 . REGIONAL TRAFFICWAY/PRINCIPAL ARTERIAL PLANNING AREA BOUNDARY OTHER ARTERIAL TIGARD CITY LIMIT __®__ vor MAJOR COLLECTOR //,1 fie! , SQ. BEAVERTON `L c r OR ® °° i oc RO ./' O, OAK oc 2 �N.0O ®I SC I 66i N. DAKOTA L ` ' ! y g 2 a ._6 _ d I O� a r" Per WALr1UT r� �>>r N •"dam 1 la �, tee. ��1 r , ..a i®Is sr L. ,PJ ��V J Y W 1 _r Cr • O a j iCAAR iE `Q� McDONALD L__.7.1 v 111/4e L_.i Lb___t- n BONITA • N 411. Ru71 1-17"1--":="1-- °_ •4fitibn � NORTH �N4 / s S`Q ® 0�Q I DURHAM KING I 1 . SCALE cirY ` 1—J I.Feet 1 RoVR 1' O 1000 2000 40100 �P��a°..�,•� '��'` ;.I /�. �..�. f---•--' , 1 J 1% , I . l O 1/2 1 DURNA TUALATIN 0) TUALATIN 1 ' aorox. 3200' oQ, • 19 streets such as Durham road, SW 121st and 135th Avenues, Walnut Street, Bull Mountain Road and Beef Bend Road. To relieve this projected congestion, the analysis suggests improvement of major collectors to better organize traffic and the construction of two major new facilities. The first major new facility recommended is the extension of Murray Boulevard as a collector facility from Scholls Ferry Road east to Pacific Highway. It is expected to relieve congestion caused by through traffic on such roads as Highways 217 and 99W, Scholls Ferry Road, SW 121st and 135th Avenues and Walnut Street.• In addition to the Murray Boulevard extension, the transportation analysis concluded that there is a regional demand for a major arterial west of Bull Mountain. The arterial , called the Ale" Bypass would run generally south from Tualatin Valley Highway, west of Bull Mountain, south to the Sherwood area, then east to Interstate 5. With regional north-south traffic thus re-routed, a sizable reduction in year 2000 traffic, estimated at 10 percent or greater, would be realized along Highway 217 and Pacific Highway north of King City. The added accessibility of the core of Washington County to other parts of the County, the region and down-state traffic would enhance development signifi- cantly. Metro, ODOT, Washington County and the cities of Tigard, Tualatin and Sherwood will be cooperating in a joint 1984 study of the southeast County transportation corridor, mainly Pacific Highway. This effort will result in more detailed information for transportation planning in the area. • Projected year 2000 road lane needs for the West Tigard Planning Area, as deter- mined by the 1982 County transportation analysis, is compared to the existing number of road lanes in Figure 5: Projected Road Lane Needs. • i WEST TIGARD PLANNING AREA WASHINGTON COUNTY ( ( ),\%I'RI III Ni.;I1'i pi ,\N PROJECTED ROAD LANE NEEDS FI(.;URL 5 SOURCE: WASHINGTON COUNTY TRANSPORTATION PLAN, DECEMBER, 10t! tvAJ11iN(.I t)\ ( t)t N I 1 III1' K1,MINI 01 !AND l',1 AND Ih,\N',I'OkI,1IION I'I AN\IN(, 1)I\ ItiK)\ • SEPTEMBER, 1984 REGIONAL TRAFFICWAY/PRINCIPAL ARTERIAL PLANNING AREA BOUNDARY --- -- i , OTHER ARTERIAL TIGARD CITY LIMIT °_° ° MAJOR COLLECTOR PROPOSED FACILITY 2/3 EXISTING LANES/PROPOSED LANE WASH. f✓�I/1 N\ SQ. y 4: BEAVERTON '1. ,� - �� c° x .0 / \ \, OAK x \ '• 1• - �C I ' 0) ; • y GA. ' d ..J O .• ' — ,n r rn `` a• > em N �� \ O ■ d G O; . . •- ,P - 31 • L t r • -ja .o f O V rJ W x W ,� * e y y .4 i r I; `Q` McOONALU� 1 2/3 r' 2/3 /iL [ 1 Li--_J- -i N. BONI1 A 2/3 ' r r' � \�4. NORTH �I y o`'i11$ • _Ij� I DURHAM • _ KING . I ''a 1 1 2/5 . 1_r Li I • I SC/1LE C TY I I ' Feet kivrk j-�. /� 0 1000 2000 4000 .4 *I I 0 1 F2 1 )./ `. I . DURHA TUALATIN• Miles . c).' TUALATIN • • 1 ' aP r o x. 3200' ©Q- . .. . . . . ... ,, . .. . . - • . , . • . . . . . ' IL--:Cc7Weez 1 •KC- •514( IC 4x7z..,(../E Ar 4,6(s • -- . t . 1 . . c.riei<fit• `el /c 7/ye • •46.ON 444 , . at./•""Ne*d . . E v,E tC" ., Ce-N * ' .1 -„,, .. ,,-.., • • — • ••••'. • v .` .. ' . i s ''' ; t '? - •• - ' • , . ' ' •'; ...•••- t el, />/(7,•.4 4,1/41.'1 t•I'.‘r'L-e . „ ,.• . , ,,, ,Y, . e ,. e ' ,,, . . . • , , 1 - . .., '`','" ..:' ' , ' " - ' . ' '' • „ :.„„... i•-,s ••,••,„ • ,•,,•-•••T •r•--..., -.,,,,,L, -1 --..• s, - „ .,,p, ,,.. • -'‘ •.,...-..- .. - ..,. -- ,,...,,•.-: ':. ' ..- _•!'.'1.,. 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